1993-45723-Ordinance No. 93-058 Recorded 12/17/199393-45'723
BEFORE THE BOARD OF COUNTY COMMISSIONERS OF
An Ordinance Amending PL -18, the
Redmond Urban Area Comprehensive Plan
Map, to Reconfigure a Portion of the
Redmond Urban Growth Boundary, to Change
Plan Designations on Certain Adjacent
Lands and Declaring an Emergency
ORDINANCE NO. 93-058
REVIEWED
9W (,J
LEGAL COUNSEL
DESCHUTES COUNTY, OREUDIT—
WHEREAS, the Deschutes County Fair Board and Fair Association
proposes to site a County fairgrounds on certain real property
located southeast of the City of Redmond (as more fully described in
Exhibits "C" and "D" and hereinafter referred to as "subject
property");
WHEREAS, the Deschutes County Fair Board and Fair Association has
proposed a plan map amendment to the Redmond Urban Area Comprehensive
Plan to reconfigure the Redmond Urban Growth Boundary so as to bring
the subject property in its entirety within the Redmond Urban Growth
Boundary and to change the plan designations of the subject property
from Light Industrial and Agriculture to Fairgrounds; and
WHEREAS, public hearings have been held on the request consistent
with state and county law; and
WHEREAS, the Redmond Urban Area Planning Commission recommended
adoption of the amendments as proposed; now therefore,
THE BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTY ORDAINS as
follows:
Section 1. ADOPTION OF CHANGES TO MAPPED URBAN GROWTH BOUNDARY.
That PL -18, the Redmond Urban Area Comprehensive Plan Map, as amended,
is further amended to reconfigure a portion of the Redmond Urban Area
Urban Growth Boundary from its current configuration, as depicted on
Exhibit "A," to a configuration shown on Exhibit "B," attached hereto
and by this reference incorporated herein, so as to bring entirely
within the Redmond Urban Growth Boundary certain property located in
Section 28 of Township 15 S., Range 13 E. W. M., as described in the
legal description attached hereto as Exhibit "C" and by this reference
incorporated herein and the map attached hereto as Exhibit "D" and by
this reference incorporated herein (hereinafter referred to as the
"subject property").
Section 2. ADOPTION OF CHANGES TO MAPPED PLAN DESIGNATIONS.
That PL -18, the Redmond Urban Area Comprehensive Plan Map, as amended,
is further amended to change the plan designations of the subject
property from Light Industrial (under the Redmond Urban Area
Comprehensive Plan) and Agriculture (under the Deschutes County
1 - ORDINANCE NO. 93-058
�' 19, 3
0A A.08— l�Y6
Comprehensive Plan), as shown on Exhibit "A," to Fairgrounds (under the
Redmond Urban Area Comprehensive Plan).
Section 3. FINDINGS. In support of its decision, the Board
adopts the findings and recommendations of the Redmond Urban Area
Planning Commission, attached hereto as Exhibit "E" and incorporated
herein by reference.
Section 4. REPEAL OF ORDINANCES AS AFFECTING EXISTING
LIABILITIES. The repeal, express or implied, of any ordinance,
ordinance provision, code section, or any map or any line on a map
incorporated therein by reference, by this amending ordinance shall not
release or extinguish any duty, condition, penalty, forfeiture, or
liability previously incurred under such ordinance, unless a provision
of this amending ordinance shall so expressly provide, and such
ordinance repealed shall be treated as still remaining in force for the
purpose of sustaining any proper action or prosecution for the
enforcement of such duty, condition, penalty, forfeiture, or liability,
and for the purpose of authorizing the prosecution, conviction and
punishment of the person or persons who previously violated the
repealed ordinance.
Section 5. SEVERABILITY. The provisions of this ordinance are
severable. If any section, sentence, clause, or phrase of this
ordinance or any exhibit thereto is adjudged to be invalid by a court
of competent jurisdiction that decision shall not affect the validity
of the remaining portions of this ordinance or exhibit thereto.
Section 6. CORRECTIONS. This ordinance may be corrected by order
of the Board of County Commissioners to cure editorial and clerical
errors and to insert appropriate legislative history references.
Section 7. EMERGENCY. 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.
DATED this 1 day of December, 1993.
BOARD OF1 COUNTY COMMISSIONERS
OF DESS TES COUNTY, OREGON
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Recording Secretary BARRY H. SLAUGHTE , Commissioner
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EXHIBIT C:
EXHIBIT D
PROPERTY DESCRIPTION
DESCHUTES COUNTY FAIR GROUNDS
Parcel 1 of Partition No. 1992 PP -92-32, A tract of land
located in the South one-half of Section 28, Township 15
South, Range 13 East, Willamette Meridian, Deschutes County,
Oregon.
Sun Country Engineering & Surveying, Inc.
Legal Description
for
City of Redmond
A parcel of land located in the South one-half of Section
28, Township 15 South, Range 13 East of the Willamette
Meridian, in Deschutes County, Oregon, being more
particularly described as follow:
Commencing at the West one-quarter corner of said
Section 28; thence along the East-West Center
Section line North 89058152" East 1,348.20 feet to
a point on the Southwest boundary line of that
tract of land described in Volume 310, Page 87,
Deschutes County Deed Records, and further being
the true point of beginning; thence along said
boundary South 29033'20 East 1,195.00 feet; thence
leaving said Southwest line North 60026138" East
1,720.00 feet to a point on the boundary of that
tract of land described in Volume 264, Page 338,
Deschutes County Deed Records; thence along said
boundary North 60026'38" East 388.98 feet to a
point on the said East-West Center Section line;
thence leaving said boundary line and along the
East-West Center Section Line South 89058152" West
2,424.00 feet to the true point of beginning.
Containing 28.93 acres, more or less.
Sun Country Engineering & Surveying, Inc.
01"8-1112 S..1
EXHIBIT F
BEFORE THE REDMOND URBAN AREA PLANNING COMMISSION
FINDINGS AND RECOMMENDATION
FILE NUMBER: PA -93-6 and ZC-93-6
gECEIVEL)
q 0 V 1 Q 1993
DATE:
October 18, 1993
TIME:
7:00 p.m.
PLACE:
Redmond Senior Center
325 N. W. Dogwood
Redmond, OR 97756
APPLICANT:
Deschutes County Fair Board and Fair
Association
918 S. W. Highland
Redmond, OR 97756
PROPERTY OWNER:
Deschutes County
ATTORNEY: Edward P. Fitch
Bryant, Emerson, Fitch & McCord
P. O. Box 457
Redmond, OR 97756
REQUEST: The applicant is requesting comprehensive plan
map amendments to extend the City of Redmond's
Urban Growth Boundary (UGB) to include the
subject property, and to amend the plan
designation on the property from Agriculture
and Light Industrial to Fairgrounds/UGB. The
applicant is also requesting a zone change
from Exclusive Farm Use (EFU-AL) and Light
Industrial (M-1) to Fairgrounds (F -G). The
request encompasses approximately 300 acres
and involves an exception to Statewide
Planning Goals 3, Agricultural Lands, and 14,
Urbanization. The purpose of the request is
to allow for the siting of a new county
fairgrounds.
LEGAL CRITERIA:
1. Oregon Administrative Rules, Chapter 660, Division 4,
Interpretation of Goal 2 Exception Process:
660-40-010, Application of the Goal 2 Exception Process
to Certain Goals.
660-04-018, Planning and Zoning for Exception Areas.
PAGE 1 - FINDINGS AND RECOMMENDATION
660-04-020 through 660-04-022, Reasons Necessary to
Justify an Exception under Goal 2, Part II(c).
2. Oregon Administrative Rules, Chapter 660, Division 12,
Transportation Planning Rule.
3. Statewide Planning Goals 2, Land Use Planning, 3, Agricultural
Lands, 12, Transportation, and 14, Urbanization.
4. Deschutes County Year 2000 Comprehensive Plan.
5. The Redmond Urban Area Comprehensive Plan.
6. Ord. No. 80-201, The Redmond Urban Area Zoning Ordinance:
Section 3.110, Light Industrial Zone - M-1.
Article X, Amendments.
7. Title 22 of the Deschutes County Code, Uniform Procedures
Ordinance.
BASIC FINDINGS:
1. The subject property is located at 3893 North Highway 97,
Redmond, and is identified on Deschutes County Assessor's Map
#15-13-28 as Tax Lots 100, 101 (portion) and 1000.
2. Tax Lot 100, and the portion of 101 subject to this request,
is zoned EFU-AL, Exclusive Farm Use - Alfalfa Subzone, and is
designated Agriculture on the Deschutes County Comprehensive
Plan. The parcels are also within the A -H, Airport Height,
Combining Zone. Tax Lot 1000 is zoned M-1, Light Industrial,
and is designated Light Industrial on the Redmond Urban Area
Comprehensive Plan.
3. Site Description. The property contains approximately 300
acres of relatively level (0-8% slope) juniper forest land.
Vegetation on the property includes juniper and grasses. The
property is vacant and is accessed via Mountain Park Way, a
gravel road.
4. Surrounding Land Uses. Properties to the north and west are
inside the UGB and are zoned for light industrial use. The
Redmond Municipal Airport is located directly to the north.
Properties to the south and east are zoned for exclusive farm
use. Most of the properties in the area are undeveloped.
5. Soils. According to mapping done by the Soil Conservation
Service, the subject property contains soils of two groups:
PAGE 2 - FINDINGS AND RECOMMENDATION
0128-1114-14
A. Stukel-Rock Outcrop -Deschutes Complex (0-8% slopes) is
the predominant soil group in the area, encompassing
approximately 80% of the property. This soil is found on
lava plains at elevations between 2500 and 3500 feet.
Native plants include western juniper, sagebrush and
grasses. Major use of this soil is for livestock
grazing. The soil capability classification is 6E and 8S
where not irrigated.
B. Deschutes-Houstake Complex (0-8% slopes) covers the
remainder of the property, and is located in the south
central and southeast portions of the property. The soil
is found on lava plains at elevations between 2500 and
4000 feet. Native plants include juniper, sagebrush and
grasses. Major uses on these soils include irrigated
cropland and livestock grazing. The soil capability
classification is 6E and 4E where not irrigated.
6. Utilities. The City of Redmond plans to extend water and
sewer lines to the western edge of the property with the
construction of the Concourse 97 project. The site is within
the service territory of US West Communications Inc. Cascade
Natural Gas Corporation will provide service pursuant to their
rules.
7. The subject property shall obtain access from Airport Way
through a road extension to the proposed fairgrounds. All
urban services necessary for the proposed use will be provided
as part of the construction of the fairgrounds.
8. The applicant is proposing plan and zone map amendments in
order to site a new county fairgrounds. The proposal is
contingent upon adoption of new plan and zone designations
specifically designed for the fairgrounds (see: TA -93-14).
Ultimately, the Fair Board anticipates developing an exhibits
compound, livestock compound, rodeo arena, carnival grounds,
center plaza, campground, expo center, riding area and
amphitheater on the site. The applicant has submitted a
report and proposed findings of fact in support of his
application.
9. Concurrent with this application, the applicant has filed for
a text amendment to the Comprehensive Plan and Zoning
Ordinance to create a new plan and zone designations solely
for fairgrounds use (see: TA -93-14).
10. The comments from affected agencies and departments are as
follows:
PAGE 3 - FINDINGS AND RECOMMENDATION
A. County Public Works Department: The department
recommends the following conditions of approval:
1. Mountain Park Way is to be widened to three lanes
for 200 feet plus a 20 to 1 taper back from the
intersection with Airport Way to allow a left turn
lane for traffic exiting the fairgrounds.
2. A portion of the parking lot(s) is to have a paved
dust free hard surface. This paved portion of the
parking lot is to be adequate for the smaller
events to be held at the fairgrounds.
3. The unpaved portion of the parking lot that is only
used for the larger events, such as the annual
Deschutes County Fair, is to have a graveled
surface so that vehicles do not become mired in
snow or mud.
4. The Fair Board is to request and obtain written
approval from the Redmond Airport and the FAA for
this proposed use in terms of not interfering with
airport operations or causing any undue safety
problems for either the airport or people using the
fairgrounds.
5. The County Sheriff, Redmond Fire Department and 911
are to all sign off on this request as meeting
minimum requirements as to safety for emergency
access of their vehicles and equipment.
B. City of Redmond: No comment submitted.
C. Redmond Fire Department: No comment submitted.
D. County Legal Counsel: No comment submitted.
E. Department of. Land Conservation and Development: No
comment submitted.
F. Oregon Aeronautics Division: See letter from Teresa
Penninger dated 31 August, 1993.
G. County Watermaster: Our records show COI water rights in
this area. They will need to go through the irrigation
district to take care of the water rights before final
approval.
H. Bureau of Land Management: No comment submitted.
I. Department of Fish and Wildlife: No comment submitted.
PAGE 4 - FINDINGS AND RECOMMENDATION
two
J. Redmond Airport: No comment submitted.
K. County Assessor: No comment submitted.
L. Central Electric Co-op: No comment submitted.
M. Oregon Department of Transportation: Submitted two
letters dated August 30, 1993 and October 18, 1993. The
Department, in their second transmittal, recommended
approval subject to a revision in the zoning provisions.
APPLICABLE CRITERIA:
1. 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 state policy embodied in the
applicable goals should not apply (this factor can be
satisfied by compliance with the seven 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.
D. The proposed uses are compatible with other adjacent uses
or will be so rendered through measures designed to
reduce adverse impacts.
2. Goal 14, Urbanization, states that urban growth boundaries
shall be established to identify and separate urbanizable land
from rural land. Establishment and change of the boundaries
shall be based upon considerations of the following factors:
A. Demonstrated need to accommodate long-range population
growth requirements consistent with the LCDC goals.
B. Need for housing, employment opportunities and
livability.
PAGE 5 - FINDINGS AND RECOMMENDATION
C. Orderly and economic provision for public facilities and
services.
D. Maximum efficiency of land uses within and on the fringe
of the existing urban area.
E. Environmental, energy, economic and social consequences.
F. Retention of agricultural land as defined, with Class I
being the highest priority for retention and Class VI the
lowest priority.
G. Compatibility of the proposed urban uses with nearby
agricultural activities.
3. Amendments to functional plans, acknowledged comprehensive
plans and land use regulations which significantly affect a
transportation facility shall assure that allowed land uses
are consistent with the identified function, capacity and
level of service of the facility. This shall be accomplished
by either:
A. Limiting allowed land uses to be consistent with the
planned function, capacity and level of service of the
transportation facility;
B. Amending the Transportation Service Plan (TSP) to provide
transportation facilities adequate to support the
proposed land uses consistent with the requirements of
this division; or
C. Altering land use designations, densities or design
requirements to reduce demand for automobile travel and
meet travel needs through other modes (OAR 660-12-
060[1]).
4. A plan or land use regulation amendment significantly affects
a transportation facility if it:
A. Changes the functional classification of an existing or
planned transportation facility;
B. Changes standards implementing a functional
classification system;
C. Allows types or levels of land uses which would result in
levels of travel or access which are inconsistent with
the functional classification of a transportation
facility; or
PAGE 6 - FINDINGS AND RECOMMENDATION
C �8� 1`13
D. Would reduce the level of services of the facility below
the minimum acceptable level identified in the TSP (OAR
660-12-060[2]).
5. Section 10.030 of Ord. No. 80-201: This section describes
criteria for map amendments. The applicant shall show the
proposed change is:
A. In conformity with all applicable state statutes;
B. In conformity with the statewide planning goals whenever
they are determined to be applicable;
C. In conformity with the Redmond Comprehensive Plan, land
use ordinances and policies; and
D. That there is a change of circumstances or further
studies justifying the amendment or a mistake in the
original zoning.
6. Relevant Policies and Goals from the Deschutes County Year
2000 Comprehensive Plan:
A. Urbanization Goal #1: To provide for an orderly and
efficient transition from rural to urban lands.
B. Urbanization Policy #1: Urbanization policies refer to
urban areas and are intended to assist in the decision
making about the conversion of rural to urban uses, and
to help in. the development -of consistent urban, area
plans. More detailed policies for the urban areas of
Bend, Redmond and Sisters are specified in the urban area
plans for they shall be the primary documents for
coordination and land use decisions in their respective
areas.
C. Urbanization Policy #3: Urban growth boundaries shall be
established or expanded based upon findings which address
the seven factors of Goal 14.
D. Public Facilities Policy #2: While clear distinctions
are not always possible between urban and rural services,
those facilities such as sewage treatment plants, water
systems, schools and fire stations, which are necessary
to serve concentrations of people, shall be known as key
facilities and shall be located in urban areas...
PAGE 7 - FINDINGS AND RECOMMENDATION
7. Relevant Goals and Policies from the Redmond Urban Area
Comprehensive Plan.
A. Urban Growth Boundary - Policy #2 (page 47): The
planning area, and "area of influence", shall be
preserved for future urban expansion needs beyond the
planning period or during the planning period depending
on unforeseen conditions resulting primarily from future
development of the regional airport and environs and
other growth factors. The Urban Growth Boundary (UGB)
shall not be changed unless it is first determined that
there is an identifiable need for expansion consistent
with applicable LCDC goals, and that there are adequate
public facilities and services available without
increased cost to residents within the existing UGB.
B. Urban Development - Policy #7G (page 49): It is
imperative that developments have access to an existing
improved arterial or collector street, or in the absence
thereof, that such access be to a projected facility and
that such facility be provided at the time of
development.
C. Public Service Facilities - Policy #2 (page 88):
Relocation, reconstruction and expansion of the
fairgrounds to the area north of the airport identified
in the 1974 Plan should be implemented as soon as
possible, including an outdoor arena as a major
consideration.
8. Statewide Planning Goal 3, Agricultural Lands. The purpose.of
the goal is to preserve and maintain agricultural lands for
farm use. Agricultural lands in Eastern Oregon are defined as
those lands of predominantly Class I through VI soils as
identified in the Soil Capability Classification System of the
United States Soil Conservation Service, and other lands which
are suitable for farm use *taking into consideration soil
fertility, suitability for grazing, climatic conditions,
existing and future availability of water for farm irrigation
purpose, existing land use patterns, technological and energy
inputs required, or accepted farming practices.
9. Statewide Planning Goal 12, Transportation. The purpose of
the goal is to provide and encourage a safe, convenient and
economic transportation system.
10. Statewide Planning Goal 14, Urbanization. The purpose of the
goal is to provide for an orderly and efficient transition
from rural to urban land use.
PAGE 8 - FINDINGS AND RECOMMENDATION
FINDINGS OF FACT
1. The Deschutes County Fairgrounds is presently located in the
center of the City of Redmond. The Fairgrounds is bounded on
the north by Highland Avenue, on the South by the extension of
Newberry Avenue, on the East by Canal Blvd., and on the West
by 11th Avenue. The Fairgrounds has been located at this site
since the early 19201s. At that time, the Fairgrounds was on
the "outskirts" of Redmond. In the intervening years, the
City of Redmond has grown around the Fairgrounds. On the west
and south sides, there is residential development and the
Obsidian Junior High School. The property is bounded on the
east and north by Canal Blvd. and Highland Avenue where
commercial uses are now prevalent.
2. The land at the current Fairgrounds location is owned by
Deschutes County. The Deschutes County Fair Board, an entity
appoint -ed by the Deschutes County Commissioners, operates the
Deschutes County Fair through the auspices of the Deschutes
County Fair Association, which is a non-profit corporation.
Besides conducting the annual Deschutes County Fair, the
Association conducts and coordinates many community activities
as well as special events at the Fairgrounds. These events
include automobile shows, concerts, high school rodeo, and
other events of interest to the community or special interest
groups.
3. The site improvements at the present Fairgrounds include the
grandstand and rodeo arena, special use buildings for
livestock, exhibit halls, meetings, banquets, reception
facilities, and open space areas for food and beverage groups,
outdoor displays, carnivals, parking, and picnic areas.
4. In 1979, the City of Redmond and Deschutes County adopted the
Redmond Urban Area Comprehensive Plan and implementing land
use regulations. At that time, it was anticipated that the
Fairgrounds would relocate from the present site because of
increased use at the Fairgrounds and the inability to expand
the Fairgrounds at its present location. The City and County
also determined at that time that alternative uses of the
Fairgrounds for residential and commercial development would
be a better utilization of that property for the Redmond
Community. The property was therefore zoned for both
commercial and residential development in anticipation that
the Fairgrounds would be relocated.
5. Fourteen years has now lapsed since that time. In that
interim, the use of the Fairgrounds has grown significantly.
That increased use is reflected in the number of attendees at
the annual Deschutes County Fair. In 1980, the fair recorded
an attendance of 57,864 people. By 1992, the attendance at
the fair reached 146,189 people. In that brief time span, the
PAGE 9 - FINDINGS AND RECOMMENDATION
attendance nearly tripled. The Fairgrounds at this time has
inadequate parking. During the fair week, there are
significant conflicts with nearby residences and businesses
because of parking problems and the use of streets, commercial
parking lots and even driveways for parking by Fairgrounds'
patrons. There has also been a significant increase in usage
at the Fairgrounds for other events. Some of these have
conflicted with the existing residential development near the
Fairgrounds. These uses include: concerts, shows, tractor
pulling contests, auto displays and some limited automobile
racing. Conflicts over noise, parking, traffic congestion,
lighting, etc. have limited utilization of the Fairgrounds.
6. There is also a need to increase the space for Fairgrounds
exhibits and structures for not only the annual fair, but
these other uses as well. Over the past few years, the Fair
Association has had to refuse requests for use of the
Fairgrounds for annual conventions, major trade shows, major
entertainment in the fall, winter, and early spring, major
horse shows, and major festivals. The Association is also
aware of organizations that have not requested use of the
Fairgrounds because of its present limitations. The reason
for that is because of the limited -size of the facilities and
the possibility of conflicts with the adjoining neighborhoods.
7. Not only is the Fairgrounds inadequate in .light of its current
usage, it can be reasonably anticipated that over the next
fifteen years the use of the Fairgrounds will increase
dramatically. While there is not the anticipation that the
use of the Fairgrounds will increase by 300% over that time
frame, population growth and a diversification of uses at the
Fairgrounds will lead to an annual 3-5% increase (minimum) of
usage at the Fair. If that growth was applied just to the
annual fair itself, it could be reasonably anticipated that
early in the next decade the attendance at the fair will
exceed 200,000 people. Simply put, there is no way the
present location or any location of comparable size could
handle the annual fair and a variety of other uses.
8. Attached as EXHIBIT "A" is the list of proposed uses of the
relocated Fairgrounds. Many of these uses could not occur at
the present site because of conflicts with the adjacent
neighborhood. The new Fairgrounds would be a multi -use
development providing facilities for community sponsored
events. The master plan for the Fairgrounds includes several
components addressing a wide -range of facilities not only
needed for the Deschutes County Fair, but also off-season
events that are traditionally held at fairgrounds.
Additionally, the Fairgrounds plans to add an exposition
center, amphitheater, and indoor arena, which will make the
fair and other events more enjoyable and provide additional
benefits to not only the Redmond community, but all of
PAGE 10 - FINDINGS AND RECOMMENDATION
Deschutes County.
9. The time table for the Fairgrounds relocation is phased over
the next three or four years. It is anticipated that
infrastructure to the Fairgrounds' site will be completed in
the 1993-94 time frame. Site preparation for the new
Fairgrounds is anticipated to begin in 1994 with building
construction in either 1994 or 1995.
10. The Fair Board and the Fair Association in assessing both
present and future needs of the Fairgrounds considered the
following criteria in determining an appropriate location for
the future Fairgrounds:
A. The site must be of sufficient size (300 acres more or
less) to accommodate the number of visitors to the fair
at peak periods (e.g. the county fair). Last year, the
county fair had a record 50,000 visitors on Saturday of
fair week. It is anticipated that similar large numbers
may be present for high profile shows, music festivals,
and conventions. To accommodate these visitors, over 100
acres of parking will be necessary. In addition to the
parking area, the facilities' plan itself anticipates
buildings, picnic areas, landscaping, RV areas, and other
areas reserved for expansion to cover the remaining
acreage.
B. The site must be located adjacent to or with good access
to arterial and collector streets and preferably with
good access to Highway 97 since many of the visitors and
other county residents will be accessing the Fairgrounds
from Highway 97 and particularly from the south of
Redmond.
C. The site must be accessible (easy to find) for the county
residents and visitors to the area.
D. The site must be of sufficient size to accommodate all
the uses anticipated at the Fairgrounds including the
annual fair, shows, concerts, and conventions, etc.
E. The uses on the fair which generate noise, dust, or odors
(animal waste) , must be of sufficient distance from other
uses and in particular, residential uses, to avoid
conflicts. Conflicts with industrial and some commercial
uses may be less severe because many of the uses
generating noise will occur at night.
F. The land must be fully serviced or have services
sufficiently close so that the extension thereof will be
economically feasible.
PAGE 11 - FINDINGS AND RECOMMENDATION
G. The land must be available to the Fair Board and
Association at no cost, or at minimal cost, because
neither the Fair Board or 'Association have capital
reserves to fund land acquisitions for this public use.
The Planning Commission finds that these criteria are
appropriate to help determine the most appropriate location
for the Fairgrounds.
11. In light of the criteria set forth in OAR 660-04-010, OAR 660-
04-020, and the factors set forth in Goal 14 of the
Urbanization of the State of Oregon Statewide Land Use
Planning Goals, and the criteria established by the Fair Board
and Association, the proposed site for the Fairgrounds is the
most appropriate site in or near the Redmond urban area, for
the following reasons:
A. This property has sufficient acreage (approximately 300
acres) for the Fairgrounds to be relocated and upon which
the Fairgrounds can expand in the future.
B. This property is owned by the City of Redmond and
Deschutes County. Both agencies have agreed to
facilitate the relocation of the fair to this property.
There will be no land cost to the Fairgrounds, making
this location economically feasible for the project to go
forward.
C. There will be urban services to this site in the very
near future. The realignment of Airport Way and
construction of the Highway 97 interchange to the west of
this property was completed in 1992. Water and sewer
services should be available to this site by November 1,
1993. The Fair Association has been able to verify that
other urban services are also available to this site.
These services include telephone, gas, and electricity.
D. This site has an excellent proximity to collectors and
arterials and to Highway 97. The proximity of this site
to these arterials, Airport Way, and collectors, Yew
Avenue and Highway 97, will relieve the downtown area of
Redmond from significant traffic congestion during
Fairgrounds' events and the annual fair. The location
here will also provide easier access to the Fairgrounds
for other residents of Deschutes County, most of whom
live south of Redmond.
E. The topography of this site is slightly superior to the
site designated as the alternate site in 1979 (BLM site)
(see Carnahan letter dated September 3, 1992).
PAGE 12 - FINDINGS AND RECOMMENDATION
l
12. There are no reasonable alternative locations within the
present boundaries of the Redmond Urban Growth Boundary to
accommodate the Fairgrounds. The following facts would
pertain to the land within the present boundary of the Urban
Growth Boundary:
A. Residential Lands: There are no residential properties
of sufficient size near collectors or arterials to
accommodate the Fairgrounds. Further, removal of
approximately 300 acres of residential property from the
inventory for residential property in the Redmond Urban
Area may have a detrimental impact on the ability of the
present urban growth boundary to accommodate future
residential growth. Third, locating the Fairgrounds in
a residential area will again create future conflicts
between uses at the Fairgrounds and adjacent residential
use. Finally the property in the residential areas would
be cost prohibitive for the Fair Board and Fair
Association and would frustrate any ability by the
Association and Board to relocate this public use so that
it could reasonably accommodate the needs of the county
and avoid conflicts with nearby residential and
commercial uses.
B. Commercial Lands: There are no commercial parcels large
enough to accommodate the Fairgrounds in the Redmond
Urban Area. Similarly, the commercial property which is
generally running approximately $2.00 per square foot, or
higher, would be cost prohibitive for this public use.
C. Industrial Lands: There are industrial lands in public
ownership which in theory could accommodate this use.
However, there are no parcels of sufficient size with any
proximity to urban services. The extension of those
urban services to those parcels would be cost
prohibitive. Further, the use of a substantial amount of
the industrial land inventory for Fairground would
eventually have a detrimental effect on the economic
health of the Redmond community and would further require
extensions of the Urban Growth Boundary to accommodate
future industrial uses.
D. OSPR Site: Finally, the proposed site is a more
appropriate site than the 1979 site selected for a
Fairground relocation. That site is north of Highway 126
and the Redmond Municipal Airport, on property presently
owned by the Bureau of Land Management. That property is
not feasible for the relocation of the Fairgrounds as the
proposed site for the following reasons:
PAGE 13 - FINDINGS AND RECOMMENDATION
(i) The property is presently owned by the Bureau
of Land Management and is not available for
use by the Fairgrounds in its present
ownership structure. It would take
considerable time and effort to have the
property transferred and there is no guarantee
that the property could be transferred to the
County and made available for Fairgrounds use.
(ii) There is no infrastructure to or near that
site at the present time. Water and sewer
services are unavailable. The roads adjacent
to the property are presently inadequate for
handling the amount of traffic the Fairgrounds
would generate.
The physical characteristics of this site are
not as amenable to the use for fair facilities
as the proposed site (see David Evans & Assoc.
letter).
For the reasons stated above, the proposed site is the most
appropriate location for the relocation of the Fairgrounds.
There is no alternate site within the present boundaries of
the Redmond urban area boundary to accommodate the relocation
of the Fairgrounds either physically, economically, or in a
manner which would be compatible with adjacent uses now
existing or planned for the future.
13. The relocation of the Fairgrounds should not have any effect
on the long-range population growth requirements for the
Redmond urban area if the Fairgrounds is relocated to the
proposed site. If the Fairgrounds was located in a
residential area, however, such relocation could have a
negative effect on the ability of the present urban growth
boundary to handle the residential growth projections during
the planning period. The relocation of the Fairgrounds in a
residential area would take away from the housing inventory
approximately 300 acres of land. Furthermore, the location of
the Fairgrounds in a residential area would create conflicts
with residential development on adjoining lands.
14. The relocation of the Fairgrounds will not have any effect on
the need for housing opportunity other than what is stated
above. The Fairgrounds will have a positive impact on
employment opportunities in the Redmond urban area, because it
will facilitate growth in the tourism sector for the north
Deschutes County area because of the ability of the
Fairgrounds to handle conventions, shows, rodeos, and other
special events, which could attract visitors to the area.
PAGE 14 - FINDINGS AND RECOMMENDATION
The relocation of the Fairgrounds will also add to the
livability of the Redmond urban area. The Fairgrounds is
presently located adjacent to Redmond's downtown. The
relocation of the Fairgrounds -will allow the downtown
commercial area to expand to the south and allow that core
area of the Redmond commercial center to grow in a natural
manner, rather than to spread linearly along Highway 97, both
north and south. Further, the relocation of the Fairgrounds
from its present location will relieve the downtown area from
significant traffic congestion during fair events. It will
also provide more opportunity for a higher density residential
development near the Redmond core area and will have a
positive effect on the growth and economic liability of
Redmond's commercial and residential center.
15. As the relocation of Airport Way has already been completed
and the extension of water and sewer services to the proposed
site will be completed within the ne-t 12 months, this site is
ready for the Fairgrounds from a public facilities standpoint.
16. Because services are available to this area and the land is
already in public ownership, relocation of the Fairgrounds to
this site will result in a maximum efficiency of land uses
within or on the fringe of the urban area. The Fairgrounds
needs to be within or adjacent to the urban area of Redmond.
As noted above, historically it was on the fringes of the
Redmond urban area until Redmond grew around it. The
relocation of the fair to this site will bring back that
correct relationship with the Fairgrounds to the Redmond urban
area. That is, the fair will again be on the fringe of the
Redmond Urban Area and thus insure close proximity but avoid
the conflicts with both residential, commercial, and
industrial uses on adjoining lands.
17. There are no other developed uses adjacent to the proposed
Fairgrounds' site. The lands around the Fairgrounds to the
west, and north are zoned industrial. To the south and east
the property is zoned EFU with a. urban industrial reserve
overlay on the properties east of the proposed Fairgrounds'
site. Those uses will be compatible with the Fairgrounds.
This will be particularly true since the Fairgrounds will, in
all likelihood, be constructed prior to the development of any
uses on these adjacent lands. The proposed uses of the fair
have been reviewed by the city airport manager and by REDAP,
the joint economic development body of the Chamber of Commerce
and the City of Redmond, which pays particular interest to
industrial development. The City, Chamber, and REDAP all
agree that the uses at the Fairgrounds will not have any
negative impact on either industrial growth nearby or upon
operations at the Redmond Municipal Airport.
PAGE 15 - FINDINGS AND RECOMMENDATION
.� Tr
As indicated above, the relocation of the Fairgrounds will
provide significant benefits for the residential and
commercial areas adjacent to the present location of the
Fairgrounds. It will allow an orderly expansion of
residential and commercial development into the present
Fairgrounds' site.
18. The Department of Fish & Wildlife has reviewed the proposed
relocation (see Norm Behrens' letter dated July 12, 1992).
The proposed site has been identified as a year-round habitat
for some raptors. The Fair Board and Association have agreed
to conduct the survey requested by the Department of Fish &
Wildlife and if necessary to implement any protective or
mitigative measures necessary.
19. The fair relocation will allow the community to have
conventions, special events, and fair -related events in an
axpanded and better facility thus making more opportunities
for the citizens of the Redmond urban area and all of
Deschutes County to enjoy these types of events in a more
appropriate and better suited facility.
20. There are no agricultural uses being conducted on adjacent
properties because of the topography, soil conditions, and
lack of irrigation water. The applicant proposes a special
use zone for this land to allow the Fairground uses and
related events.
21. The relocation of the Fairgrounds to this site will also be
consistent with the Redmond Facilities Plan and the Redmond
Urban Renewal Plan which was adopted by the Redmond City
Council on November 28, 1989. The City, with the assistance
of Deschutes County, has over the past five years reassessed
the importance of the South Highway 97 Airport Way area and
has concluded that an infusion of public capital through the
vehicle of an urban renewal agency would be in the long-range
best interest of the City and County. That action was taken
partially in light of the conclusion of the Fair Association
and Fair Board that the relocation of the Fairgrounds to this
site would be more appropriate than the site north of Highway
126. The Urban Renewal Agency and Plan were formulated with
this location of the Fairgrounds in mind.
22. The Redmond Urban Area Plan was adopted by the City of Redmond
and Deschutes County in late 1979. Since then, the City and
County have taken a number of measures to implement the Plan
and address growth issues in the Redmond community. In 1987,
the City adopted a Public Facilities Plan. In 1989, the City
adopted an Urban Renewal Plan for the south airport industrial
area. The proposed site of the Fairgrounds is consistent and
in fact furthers the goals and objectives set forth in both of
these Plans. The City and County have already taken steps to
PAGE 16 - FINDINGS AND RECOMMENDATION
implement the Plan in this area. Airport Way was realigned.
An interchange was constructed at Highway 97 and the realigned
Airport Way. Sewer and water services were extended from the
interchange along the realigned Airport Way to the
intersection for the Fairgrounds. The adjustment to the Urban
Growth Boundary to allow the Fairgrounds to relocate in this
particular area is merely another step in a long-term process
of extending urban services to this area as has been
previously implemented by both the City of Redmond and
Deschutes County.
23. The applicant has provided substantial evidence to satisfy the
requirements of Goals 2, 3 and 14, including the exception
criteria contained in OAR 660-04.
24. The Oregon Department of Transportation has submitted a letter
the date of the hearing indicating that it has received
sufficient information from the applicant to warrant a finding
that the proposed Fairgrounds, to be developed in accordance
with the zoning provisions of the Fairgrounds Zone, will not
have a negative impact on the transportation facilities of the
Department. The Planning Commission, therefore, finds that
the applicant has met the requirements of Oregon
Administrative Rule 660-12-060.
25. Regarding the agricultural use of the property, the Planning
Commission finds that the subject property is currently
unproductive and does not have any allocated irrigation water
rights. The land has not been farmed previously. Further,
there are significant rock outcroppings on the subject
property. The poor soil and lack of irrigation water limit
the agricultural capabilities of the subject property to
sparse cattle grazing. Further, there is no agricultural
activities on adjacent lands to the subject property. The
construction of the Fairgrounds will require the removal of
several juniper trees and the grading of the subject property.
These activities and the construction of the Fairgrounds will
not represent any endangerment to wildlife habitat, productive
agricultural land within the area, or impose a burden on
adjoining residential areas. The property is so located, and
of sufficient size, that impact from noise and lighting should
be contained on the subject property.
26. When a -local government takes an exception under the "Reasons"
section of ORS 197`.732(1)(c) and OAR 660-04-020 through 660-
04-022, plan and zone designations must limit the uses and
activities to only those uses and activities which are
justified in the exception (OAR 660-04-018[3][a]).
This requirement is satisfied by adoption of the Fairgrounds
Zone.
PAGE 17 - FINDINGS AND RECOMMENDATION
27. There was concern raised at the hearing about the proximity of
the Fairgrounds to the Redmond Municipal Airport. In light of
those concerns, the Planning Commission makes the following
findings:
A. The proposed site for the Fairgrounds is actually farther
from the Airport than the present Fairgrounds site.
B. There have been no complaints from the Fairgrounds or
fair goers as to the use of the Redmond Airport vis a vis
activities at the present Fairgrounds. The Planning
Commission finds that because of the greater distance
from the Airport at the proposed Fairgrounds, there
should not be any substantial conflict between the use of
the Airport and the Fairgrounds.
C. Except for parking areas, the Fairgrounds site shall not
utilize any of.the approach zone or clear zone required
by the Airport in its present configuration or even with
the extension of Runway 422.
D. Based upon the testimony of Carrie Novick, the Airport
Manager, in the event another parallel runway is required
to be built at the Airport ( and one is not anticipated in
the near or even foreseeable future) , that runway and the
required clear zone for that parallel runway will not
conflict with the use of Fairgrounds site.
TEXT CHANGES:
1. The applicant requests that Deschutes County and the City of
Redmond amend the Redmond Urban Area Plan to delete
inconsistent language in the Plan with the proposed amendment
to the Urban Growth Boundary and the relocation of the
Fairgrounds to this site. The Plan, on page 4-10 and 4-11,
references the development of a tourist transportation center
along Highway 126 with the anticipation of a relocation of the
Fairgrounds on the County land north of the tourist
transportation center. This language should be deleted from
the plan since the County does not own the land north of
Highway 126 and it would be inconsistent with the relocation
of the Fairgrounds to this site.
2. Finally, on page 7-18, the Plan speaks of the public ownership
of acreage north of the Airport and the opportunity to reserve
120 - 160 acres for tri -county fair activities. Again, this
language would be inconsistent with the proposed relocation
and should be deleted. New language should be added to
reflect the relocation of the Fairgrounds to this site.
PAGE 18 - FINDINGS AND RECOMMENDATION
ZONE FOR THE FAIRGROUNDS' SITE:
The applicant proposes that the City of Redmond and Deschutes
County adopt a new zone for the Fairgrounds' site. The
applicant proposes that the zone be a special use zone for the
Fairgrounds and uses associated with the Fairgrounds. The
applicant proposes that the annual fair, shows (displays),
conferences, conventions, rodeos, auto, motorcycle, and horse
racing, and other similar uses be permitted as outright uses.
The Planning Commission recommends the Fairgrounds Zone as set
forth in EXHIBIT "B" be adpted by the City and County.
SUMMARY
BASED UPON the foregoing Findings of Fact, the Planning Commission
hereby finds as follows:
1. The applicant has demonstrated that there are no other areas
within the Redmond Urban Growth Boundary which can accommodate
the new Fairgrounds as a site.
2. The proposed site is the best available site for the
Fairgrounds.
3. The Fairground's site use will be a compatible use with
adjacent uses.
4. The long term environmental, economic, social, and energy
consequences resulting from the use at this proposed site will
have less adverse impacts than if the Fairgrounds was located
in an area not requiring an expansion of the Urban Growth
Boundary.
5. The Applicant has satisfied the seven requirements of Goal 14
as described on page 5 and 6 of this document.
6. The Applicant has satisfied the requirements of the
transportation facility requirements as set forth in OAR 660-
12-060.
7. The proposal conforms with the requirements of the Deschutes
County Plan and the Redmond Urban Area Plan as amended, taking
into consideration the amendments recommended by the Planning
Commission.
PAGE 19 - FINDINGS AND RECOMMENDATION
BASED UPON the foregoing Findings of Fact and Conclusions, the
Planning Commission hereby recommends approval of the amendments to
the Redmond Urban Area Plan, the Deschutes County Plan providing
for expansion of the Urban Growth Boundary to accommodate the new
Fairgrounds site, together with implementation of the textual
changes to the Redmond Urban Area Plan, and adoption of a new
Fairground Zone for the Redmond Urban Area.
DATED this ( � day of 419tag2et, 1993.
BODE CA O, Chairman
*\fair\find.rec
PAGE 20 - FINDINGS AND RECOMMENDATION
DESCHUTES COUNTY FAIRGROUNDS
Urban Growth Boundary Amendment
July 14, 1992
NATURE OF USE
The new Deschutes County Fairgrounds will be a multi -use development providing
facilities for a multitude of community sponsored events throughout the year. The master
plan calls for several components to be developed addressing a wide range of facilities
needed for our growing Deschutes County Fair and other events that are traditionally held
at the fairgrounds. In addition, the plan provides for new and expanded facilities such as
theExpo Center and Amphitheater which will further diversify the potential uses of the
fairground's site. Below is a summary of the components planned for the new Deschutes
County Fairgrounds along with the projected uses of each facility.
EXHIBITS COMPOUND
Fair Use
Baked Goods Exhibits
Floral Exhibits
Land Products Exhibits
Arts Exhibits
Commercial Exhibits
Educational Displays
Venders Booths
LIVESTOCK COMPOUND
Fair Uses
Exhibit and House Animals
RODEO ARENA
Fair Use
Rodeo's
Horse Shows
Entertainment
Other Use
Community Festivals
Music and Entertainment
Seasonal Fairs
Auctions
Trade Shows
Animal Shows
Banquets
Receptions
Other Uses
Open Show Animal Housing
Overflow Horse Stables
Fair Storage
Staging for Other Events
RV Storage
Other Uses
Rodeo/Roping Events
Circus
Auctions
Sports Events
Rally's
Entertainment Events
CARNIVAL GROUNDS
Fair Use
Carnival
CENTER PLAZA
Fair Use
Food and Beverage Booths
Restrooms
Information
First Aid
Circulation and Open Space
Admin. Fair Activities
CAMPGOUND
Other Uses
Overflow Parking
Pasture
Other Uses
Support for Other Events
Outdoor Display for:
Car Shows
Boat Shows
Trade Shows
Club Exhibits
D�as�II��A
Provides camping and RV facilities for participants in the fair and other events. Where
participants need to be adjacent to the fairgrounds for the duration of the event, i.e., during
fair time many 4 -H's camp on the fairgrounds site to care for their animals. .
EXPO CENTER
Fair Uses
Expanded Exhibits
Indoor Food Service & Dining
RIDING ARENA
Fair. Uses
Horse Shows
Entertainment
Judging
Arena
,Other Uses
Community Festivals
Music and Entertainment
Seasonal Fairs
Auctions
Trade Shows
Conventions
RV Shows
Other Uses
Rodeo/Roping Events
Horse Shows
RV Shows
Auctions
Sporting Events
u
AMPHI'T'HEATER
Fair Use
Stage Entertainment
MANAGER'S RESIDENCE
0
Other Uses .
Stage Entertainment
Outdoor Theater
Concerts
Political Speeches
Large Group Lectures
Living quarters for full time caretaker to allow 24 hour fairground security.
PARKING
1 -11.S3
Parking facilities to compliment the activities and designed to meet the parking needs
during Deschutes County Fair time.
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