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1995-22950-Ordinance No. 95-048 Recorded 6/29/199595-22950 BEFORE THE BOARD OF COUNTY OREGON An Ordinance Amending Title 19 of the Deschutes County Code, the Bend Urban Growth Boundary Zoning Ordinance, As Amended, Changing the Zoning from UAR-10, Urban Area Reserve to CH, Highway Commercial on a Parcel of Real Property Located in Section 16, Township 17 South, Range 12 E.W.M., Deschutes County, Oregon, and Declaring an Emergency. 95-048 REUIEVIIED ] OF OU 0141-0306 WHEREAS, Norma Ploen has requested that certain property, identified herein be rezoned from UAR-10 to CH; 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 zone change; WHEREAS, the decision of the Hearings Officer has not been appealed; now, therefore, THE BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTY, OREGON, ORDAINS, as follows: Section 1. Title 19 of the Deschutes County Code, the Bend Urban Growth Boundary Zoning Ordinance, as amended, is further amended to change the zone designation of the property described on the attached Exhibit A, and as depicted on Exhibit B, attached hereto and by this reference incorporated herein, from UAR-10, Urban Area Reserve to CH, Highway Commercial. Section 2. To adopt as its decision and findings the Findings and Decision of the County Hearings Officer dated June 9, 1995, relating to Zone Change Application ZC-95-4, 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. ORDINANCE NO. 95-048 1 KEY (;,! HIED JU 31995 DATED this day of ATTEST: ;�TZ416�x� Recording Secre ary ORDINANCE NO. 95-048 2 1995. 0147-0307 BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTY, OREGON ROB L. NIPPER, C issioner 014'7-0308 EXHIBIT "A" Lot 21 of Norwood, Section No. 2 Located in the northwest quarter of section 16, township 17, south, range 12 east of Willamette Meridian, Deschutes Co., Oregon. According to property records of Deschutes Co. Volume 21, page 633. EXHIBIT "B" See Map 17 12 17 0147-03Q9 CD to 'A11r S*s Mop 17 12 16t. 0 0 .rwr-I 7 L lit am N3 0) CO. :C - 70 (A C) 0 A0 z cf) N� MELS r Ato /,9-C), > 'J's k low 0 m z TID m m m OM 0 I qIV -jn-' m -1 h .0 C-2 0 C) 'A11r S*s Mop 17 12 16t. 0 0 .rwr-I 7 L lit am N3 0) CO. 7 N� MELS ON Ato /,9-C), 'J's k low 'A11r S*s Mop 17 12 16t. 0 0 .rwr-I 7 L lit am N3 0) CO. €XHIBIT "C" 014'7-0310 DECISION OF DESCHUTES COUNTY HEARINGS OFFICER FILE NUMBER: ZC-95-4 HEARING DATE: June 6, 1995 APPLICANT: Norma Ploen OWNER: Robert Schiewek AGENT: Jeff Brock REQUEST: The applicant is requesting a Zone Change from UAR-10, Urban Area Reserve, to CH, Highway Commercial, for a 20.31 -acre parcel in the Bend Urban Area. STAFF: Paul Blikstad, Associate Planner Based upon the findings set forth in the Staff Report, the Hearings Officer hereby adopts the Staff Report in whole, modified only so as to reflect that the applicant has provided a legal description of the subject property. The Hearings Officer recommends that the Board of Commissioners approve the zone change from UAR-10 to CH. Dated this day of June, 1995. Christo C. Eck, Hearings Officer 1 - ZC-95-4 ,Z'l g 910 777, � �JUANM 1995 °� J 77,' OMH - �- FILE NUMBER: HEARING DATE: TIME: PLACE: APPLICANT: 0147-0311 DESCHUTES COUNTY PLANNING DIVISION STAFF REPORT ZC-95-4 Tuesday, June 6, 1995 7:00 p.m. Juvenile Justice Center, Room A 1128 Harriman Avenue Bend, Oregon 97701 Norma Ploen 1052 NE 3rd Street Bend, Oregon 97701 PROPERTY OWNER: Robert Schiewek MAY1995 MAILED DESCHUTES COUNTY REQUEST: An application for a Zone Change from UAR-10, Urban Area Reserve to CH, Highway Commercial for a 20.31 -acre parcel in the Bend urban area. AGENT: Jeff Brock RE/MAX Manzanita Properties 230 SE Third Street Bend, Oregon 97702 STAFF CONTACT: Paul Blikstad, Associate Planner APPLICABLE CRITERIA: A. Sections 19.12 and 19.52 of Title 19 of the Deschutes County Code establishes uses and standards for the Urban Area Reserve and Highway Commercial zones, respectively. B. Chapter 19.116 of Title 19 establishes standards and criteria for zone changes in the Bend urban area. C. The Bend Area General Plan establishes an overall planning and development framework for the Bend urban area. ZC-95-4 Page 1 014'7-0312 D. Title 22 of the Deschutes County Code establishes procedures for all land use applications in the County. E. Oregon Administrative Rules 660-12-060 establishes standards for reviewing affects on transportation facilities from amendments to existing land use plans. FINDINGS OF FACT: 1. LOCATION: The subject property is located at 63425 N. Highway 97, Bend and is identified on County Assessor's map 17-12-16B, as tax lot 400. 2. ZONING: The subject property is currently zoned UAR-10, Urban Area Reserve, and is designated Highway Commercial and area of Special Interest on the Bend Area General Plan. 3. SITE DESCRIPTION: The subject property is 20.31 acres and has a varied topography of somewhat level areas and higher rock outcrops, with an elevation difference of 15-20 feet from highest to lowest points. The property has a cover of juniper trees and scrub brush typical of the high desert. 4. SURROUNDING LAND USE: Land use in the vicinity of the subject property includes some commercial development with the Mountain View Mall to the south, recreational vehicle sales and service facility, manufactured home sales lot, lumber business and tavern to the east, KOA campground and mobile home park to the northeast, and some widely scattered dwellings to the north and west. Zoning in the vicinity of the property is Highway Commercial to the south, east, north and northeast, and UAR-10 to the west and further north across Cooley Road. Light Industrial (IL) zoning exists on the east side of Highway 97. 5. The applicant is requesting approval of a zone change. on the subject property from UAR-10 to CH. The applicant has submitted a burden of proof statement addressing the zone change standards of Section 19.116.030 of Title 19. 6. The Planning Division sent notice of the proposed zone change application to several public agencies and received the following comments: A. The County Public Works Department states the following: BACKGROUND: The applicant's material submitted for the zone change ZC-95-4 Page 2 014"7-0313 appears quite complete with the various appropriate chapter of the Deschutes County Code addressed by the applicant in her submittal. Under section E of the applicant's standards for zone change, the applicant states: "There appears to be a change of circumstance, as much of the existing Highway Commercial land is being developed, such as for large commercial users such as ShopKo, Fred Meyer, Wal-Mart, Costco and Ernst, and now the proposed Target development." The applicant's submittal goes on to note: "The subject property is within the IUGB and is designated for commercial use on the Plan." PUBLIC WORKS CONCERNS: County Public Works does not have any great concern with the proposed zone change. In fact, the proposed zone change and land use appear to be logical based on the plan designation for the area, the pattern of develop- ment in the area and the need for such a particular land use within the Bend area. Rather, this Department's concern is with insuring an adequate transportation system will be available to serve this parcel and adjoining parcels. A number of transportation conditions were applied to the adjoining Target Store development (MP -95-10, CII -95-18, SP -95-15) which will impact this parcel of land at a future time when conditioning is set for the site plan. In the meantime, Public Works recommends the applicant meet the following conditions if this land use request is approved: 1. Dedication of 80 feet of land is to be made along the length of the south boundary of the property for right of way for the future extension of Robal Lane across this property to eventually Highway 97 and Highway 20. 2. Robal Lane is to be improved to urban arterial standards with the pavement width to be determined by the City and County Engineers. This improvement is to be done before the opening of the proposed golf school. 3. Dedication of land varying from just a few feet to as much as 80 feet at the north end of the applicant's property for right of way for the future extension generally along the east property line of the applicant's property for a future arterial connection of Robal Lane with Cooley Road. 4. This north -south running arterial is not to be developed until the second stage of development of the Target Store project is begun. The golf teaching school is only responsible for the improvement of this urban arterial for the area ZC-95-4 Page 3 0147-0314 where the arterial actually crosses her property, roughly the northern third of her property. The Target development folks are fully responsible for construction of the arterial up to that point. In any event, the applicant will not have to construct this north -south arterial until the northern part of her property lying to the east of the arterial is developed. Note: The applicant's standards for zone change, section D states: "Applicant is also prepared to improve or bond for improvement the subject property's frontage on both Robal Lane and the Robal Lane - Cooley Connector. It is also likely that the applicant will be involved in the actual construction of one or both of these roads." Also note that the State Department of Transportation, in their agreement with the County on the Parkway, makes note of the State's interest in getting Robal Lane pushed through from Highway 97 westward to make the connection with Highway 20. Thus some help might be forthcoming from ODOT to get Robal Lane constructed as a connector between the two state highways and to eliminate the existing Mt. View Mall connection to Highway 20. CONCLUSION: This zone change would appear to make sense based on the Plan designation of commercial on this property. The zoning wouldn't appear to be the problem. The problem will be to get the needed transportation improvements made to properly serve this property and adjoining properties located within the "Golden Triangle" bound by Highways 97, 20 and Cooley Road. The actual trans- portation conditioning requirements set forth in this memo could be placed on the development at the time the site plan is submitted. The conditions do give the applicant and planning staff an idea of the kind of transportation conditions Public Works is looking at to serve this development. B. The Oregon Department of Transportation submitted the following comments: The Oregon Department of Transportation (ODOT) has no objection to this proposed zone change, given its apparent consistency with the Bend Area General Plan designation. However, we believe it is critical that the planned Robal Lane extension to Highway 20 and the Robal - Cooley Road connection be completed prior to, or in conjuction with, development of this site. The applicant recognizes this responsibility in their Burden of Proof ZC-95-4 Page 4 014'7-0315 statement and the zone change should be conditioned accordingly. C. US West Communications states that the developer is to provide conduit, backboard, pull rope and grounds to extend phone service. D. The County Property Address Coordinator states that the address of record for this parcel is 63425 N. Highway 97. E. The Bend Fire Department submitted the following comments: 1. A clear address sign, visible day or night from the street or road fronting the property is required. 2. A fire apparatus access road shall be provided to within 150 feet of all exterior walls of the first floor of the buildings. The route of the fire apparatus access road shall be approved by the Fire Department. The access road shall have a minimum unobstructed width of 20 feet and a minimum vertical clearance of 1316". The grade of the road shall not exceed 12 percent and shall be capable of supporting 25 tons and shall be of an all-weather design. 3. Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved means of turning around the apparatus. A 45 -foot radius cul de sac or hammerhead turnaround would suffice. 4. All portions of buildings and facilities shall be within 150 feet of an approved water supply on a public street, or on-site fire hydrants shall be provided in approved locations. A minimum of 3 foot clearance shall be main- tained around circumference of hydrants. If hydrants are exposed to vehicular damage they shall be suitably protected. 5. The required fire flow for the site is 1,500 gallons per minute measured at 20 P.S.I. residual pressure. This is based on Type V -N building. 6. An approved fire apparatus access road, street signs and water supply capable of delivering the required fire flow shall be installed and made serviceable before and during construction. ZC-95-4 Page 5 014'7-0316 F. The Deschutes County Environmental Health Division states that a septic site evaluation is required. G. The Watermaster's Office states that their records show Swalley water rights. The applicant will need to contact this office to clear any water rights. H. Avion Water Company and the Bend-LaPine School District had no comments. I. No response was received from Arnold Irrigation District, the City of Bend, the County Trans- portation Planner and Pacific Power and Light. 7. The public notice for the zone change application has not been sent out at the time of writing of the staff report, so any comments that might be received have not been incorporated into the report. CONCLUSIONS OF LAW: 1. Conformance with Section 19.116.030 of Title 19 of the County Code. 19.116.030 Standards for Zone Change. The burden of proof is upon the one seeking change. The degree of that burden increases proportionately with the degree of impact of the change which is sought. The applicant shall in all cases establish: A. That the change conforms with the Comprehensive Plan. Specifically the change is consistent with the plan's intent to promote an orderly pattern and sequence of growth. Staff findings: The following sections and policies of the Bend Area General Plan are applicable to the proposed zone change: Under the general policies and recommendations section, (page 4 of the Plan) the following apply: 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. The subject property is located in an urban area adjacent to both the Mountain View Mall and the site of the proposed new Target Store. The Target Store ZC-95-4 Page 6 0147-031"t development will be widening Robal Lane to the east boundary of the subject property and providing an urban arterial to the this boundary. The development of the subject property into a commercial use will have little if any impact on schools, parks and garbage disposal facilities. The development of this property will have an impact on the highways in the area, both Highways 20 and 97. However, this impact will not be significant enough to require widening of either highway. The development of this property for commercial use will require that Robal Lane be extended to the west boundary of the subject property. Police services in the area will be handled by the County Sheriff initially, and by the City Police Department after annexation. Libraries are also not affected by the development of this property for commercial use. The school district had no comments on the proposed zone change. Avion Water serves this area and staff believes there is adequate capacity for urban development, specifically fire flows. 3. Future development and local development standards shall recognize and respect the character of existing areas. Naximum flexibility in development should be encouraged in undeveloped areas. The development of this property for commercial use will require any development proposal to meet the site plan standards of Title 19 of the County Code. The area is currently undeveloped, except for areas such as the Mountain View Mall to the south and the recently started construction for the Target Store directly east. The proposed zone change will allow commercial development of this 20.31 -acre parcel, which will be consistent with the development that has occurred and is occurring in the area. The following policies of the urbanization section (page 13 of the Plan) are applicable to the proposed zone change: Assumptions• I. New development should bear the burden of paying for costs of the development. Staff findings: If development of this property proceeds, an extension of Robal Lane will be required along the subject property. Any connections to and construction of the public or private utilities would be completed by the developer of the property, and the costs associated with these connections would be borne by the developer. 2. New development should locate in areas where ZC-95-4 Page 7 0147-0318 facilities are available or can be provided at least cost. Staff findings: The development of this property will require the necessary road, water, electric, phone, sewer and other services be provided by the developer. 3. New development can occur anywhere in the IIIGB, provided that it pays for necessary facilities. Staff findings: Any development of the subject property will require all necessary improvements established by the County and City of Bend. 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. Staff findings: As indicated in a foregoing finding, the development of this property will require the extension of all necessary services, the cost of which must be borne by the developer. Timing• 1. Within the IIIGB, vacant lands passed over by development shall be encouraged to develop prior to other lands within the boundary. Staff findings: The subject property is immediately adjacent to the Mountain View Mall to the south, and will also be adjacent to the new Target Store facility directly east. This property will be developed for commercial use with the zone change proposed and will be a continuing of infill of the vacant land in the Bend urban area. 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. Staff findings: If development of the subject property proceeds, the County and City will have joint respons- ibility for overseeing that development. All standards and requirements of the County and City must be met by a developer. The City has had the opportunity to review this zone change proposal, consistent with the terms of the joint management agreement for the Bend urban area. Any subsequent development of the property would similarly be subject to City review. ZC-95-4 Page 8 014'7-0319 3. Future urban development shall be contained within the geographic limits of the IIIGB. Staff findings: The subject property is within the IUGB. The boundary of the IUGB runs along the west property line of the subject property in this area. 5. The plan shall encourage the development of vacant lands that have urban services before the extension of services beyond presently served areas. Staff findings: The subject property will have urban services available, including sewer, water, roads, as well as police and fire protection, when the Target Store project is completed. 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. Staff findings: No new service districts are proposed as part of the zone change. No service district would be allowed as part of the development of the property. In the Commercial Areas - Statements of Intent of the Plan section of the Bend Area General Plan are the following applicable policies: 1. Outlying commercial areas must provide for uses that do not generally locate in retail centers. Such may be auto dealers and repair shops; extensive recreational uses, such as bowling alley or driving range; building materials; sign shops; electrical supplies; motels; restaurants; and facilities serving tourists. 2. Some of these uses will have to locate on major highways, some will locate in areas with access to the urban arterials. However, access control, frontage roads, landscaping, and good design can minimize the physical and visual impact. 3. It is the intent of the Plan to avoid problems associated with strip development, i.e. congestion caused by turning movements, too much access to the arterial street or highway. 4. It is the intent of the Plan to allow commercial development adjacent to arterials and highways, provided that the developments access onto frontage roads or interior roads, and that access onto the highway or arterial will be limited. Points of access will be encouraged that provide for adequate and safe entrances and exits and that favor right turns and merging over the use of signalization. ZC-95-4 Page 9 014'7-0020 Staff findings: The proposed rezone of the subject property from UAR-10, Urban Area Reserve, to CH, Highway Commercial will be consistent with the existing Plan designation of Highway Commercial for this property. The property will be an outlying commercial area which may be suitable for the recreational golf use envisioned by the applicant. The access for this use will have to be from Robal Lane and the subsequent development of the connector road between Robal and Cooley Road, which is shown on the transportation plan map as running adjacent to the subject property. The proposed rezone will not cause strip commercial development, as this area will develop as a center rather than as a strip. B. That the change will not interfere with existing development, development potential or value of other land in the vicinity of the proposed action. Staff findings: Property directly north, east and west of the subject property is currently undeveloped land. Directly south of the subject property is the Mountain View Mall, which is a large commercial development. The proposed change will not interfere with existing development in the area. Staff finds that the proposed change will not interfere with the development potential of other land in the vicinity of the property. The vacant land that is available for development will be developed at some point in the future, depending on who owns it and what the market conditions are at the time of development, as well as the zoning and subdivision regulations in effect. The commercial zoning of this area will direct the development to commercial use. To the west is land designated for industrial park development; this designation may be changed through the Plan update process now in progress. Staff finds that the proposed zone change will not have a negative impact on property values in the area. If, any change is forthcoming from this zone change, it would be the increase of property value in the area by having land zoned for commercial use rather than for 10 -acre minimum lot size with one dwelling per 10 acres all that would be allowed. when the property is developed for a commercial use, the property value of other parcels in the area will increase. C. That the change in classification for the subject property is consistent with the purpose and intent of the proposed zone classification. Staff findings: The purpose of the CH zone is as follows: "This zone is intended to provide for those uses which have large site requirements, or are oriented ZC-95-4 Page 10 014'7-0321 to highway access, or provide service to the traveling public or are dependent on thoroughfare travel. In addition, highway commercial zones can include limited commercial uses and commercial recreation facilities." The applicant's proposal to develop a relatively large golf resource facility (golf learning center) will be consistent with the above purpose, as it requires a large site and is oriented toward highway access. A use of this type will be used primarily by the local residents, with some use coming from outside the region. As correctly stated by the applicant, the CH zone is the only zone where this type of use is possible. D. That the change will result in the orderly and efficient extension or provision of public services. Also, that the change is consistent with the County's policy for provision of public facilities. Staff findings: Public services in the area currently include water from Avion, sewer from the City of Bend, which serves the Mountain View Mall, fire protection from the City Fire Department, police service from the County Sheriff, phone service from US West Commun- ications and roads from the County/urban area roadway network. The applicant will be responsible for the extension of Robal Lane as part of the development of the subject property. The extension of water service at the subject property will need to insure that the fire flow requirements of the City of Bend Fire Department can be met. E. That there is proof of a change of circumstance or a mistake in the original zoning. Staff findings: Staff finds that there has been a change of circumstance since the original zoning was established. The absorption of the Highway Commercial zoned areas has included such large developments as ShopKo, Fred Meyer, Wal-Mart, Quality Centers Outlet Mall, Scandia Plaza, Wagners (now Albertsons) South Mall with a Shari's restaurant, and the recently approved Target Store site immediately adjacent to the subject property. Additionally, the City of Bend has approved other large retail stores such as Costco and Ernst, as well as smaller retail uses in the CL, Limited Commercial zone, and the number of acres of commercially zoned property in the urban area has been reduced dramatically in the last 5-6 years. The City of Bend Planning Department completed an inventory and study of commercial lands in 1992. This study was printed in a October 1992 pamphlet. According to this information, approximately seventy (70) percent ZC-95-4 Page 11 014'7-0322 of all the vacant parcels available for development are less than one acre in size. Also, the study calculated the parcels such as the subject property, which was already designated Highway Commercial on the Plan map, as part of the available commercial land. Consequently, this 20.31 -acre parcel is part of the available commercial lands listed in the 1992 study. In order for the Bend area to have enough commercial land available over the 10-20 year planning period, the rezoning of the subject property is required. 2. Conformance with Oregon Administrative Rules 660-12-060. 660-12-060 Plan and Land Use Regulation Amendments (1) Amendments to functional plans, a0mowledged 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 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. Staff findings: The proposed zone change for the subject property will allow the existing roads that will be used for accessing the development to continue to function at an acceptable level of service. Extension of Robal Lane'to the west across the subject property will be required as part of any development of this property. The extension of this urban arterial will allow adequate access to the property from an improved county road. The Robal Lane connection to Highway 20 will also be completed within the next 2-4 years as part of the Bend Parkway construction. With this connection to Highway 20 there will be a continuous route between the two state highways near the commercial core in this area. Staff finds the impact on existing and future transportation facilities will not exceed the carrying capacities of these roads. (2) A plan or land use regulation amendment ZC-95-4 Page 12 0147-©323 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 (d) Would reduce the level of service of the facility below the minimum acceptable level identified in the TSP. (3) Determinations under subsections (1) and (2) of this section shall be coordinated with affected transportation facility and service providers and other affected local governments. Staff findings: The County and City do not yet have a transportation system plan in effect that complies with the new transportation planning rule for the Bend urban area. The functional classification for Robal Lane is an urban arterial; the change of zoning on the subject property will not affect that designation or reduce the level of service for Robal Lane below its arterial status. The commercial zoning will create additional traffic on this road. However, the road will be constructed to handle over 10,000 vehicle trips per day and the development of the subject property, combined with the development of commercial land to the east and the Mountain View Mall traffic will not cause the carrying capacity to be exceeded. Staff has coordinated the proposed plan amendment/zone change review with the County Public Works Department and the City Planning and Public Works Departments. None of these agencies expressed concern with the impacts of the proposed change on the transportation system of the Bend urban area, specifically the northeast quadrant of the urban area. 3. Conformance with the Statewide Planning Goals. Goal 1. Citizen Involvement: The notice requirements of Title 22 of the Deschutes County Code are in compliance with ORS 215 and 97 for notice, which provides for public input to the proposed change. ZC-95-4 Page 13 Goal 2. Land Use Plannin Title 19 of the Deschutes County Code is acknowledged by the Land Conservation and Development Commission, which provides the necessary framework for land use planning in the portions of the Bend urban area under the County's jurisdiction. Goal 5, Open Spaces Scenic and Historic Areas and Natural Resources. The subject property has an "Area of Special Interest" designation on the Bend Area General Plan map. Staff believes that this designation is due to the large rock outcrops in the immediate area. The applicant will need to incorporate the natural topography into the design of the use proposed for the site. The applicant will also need to address the topography as part of any site plan application for the site, as it relates to the special designation given the site on the Plan map. Goal 6. Air. Water and Land Resources Ouality. The land will be developed into an urban commercial use. Any solid waste (non -hazardous) will have to be disposed of at the County landfill. Surface water drainage must be handled through either catch basins and drywells, or drainage into soil or gravel areas. Septic waste must be handled through either the City of Bend sewer system or an on-site system. Goal 7, Areas Subject to Natural Disasters and Hazards. The Bend area has no known natural disasters or hazards problems. The area does have faults and dormant volcanic areas, which do not create any natural hazards. Goal 8, Recreational Needs. The proposed use of the site is for a golf learning center, which will fill a recreational need for the area. Goal 9. Economic Development. The proposed use of this site for commercial use will enhance the economic development of the Bend urban area. Goal 10, Housing. The proposed zone change will not hinder any housing, as it is already designated for commercial use on the Plan. ZC-95-4 Page 14 0147-0025 Goal 11, Public Facilities and Services. All the required public facilities and services will be in place prior to the commencement of any commercial use on the subject property. Goal 12, Transportation. The necessary roads in the area are either in place or need to be extended. The applicant will be required to extend Robal Lane for any commercial use on the subject property. Goal 13, Energy Conservation. The commercial zoning on this property will provide a close -in location for commercial use. If a golf learning center is developed, it will be in a convenient location for access for local golfers and patrons. Goal 14, Urbanization. The subject property is located within the acknowledged urban growth boundary for Bend. It is determined to be suitable for an urban level of development. CONCLUSIONS AND RECOMUKNDATION: Based upon the above findings, Staff finds that the proposed zone change application meets the standards and criteria of the Bend Area General Plan and Title 19 of the Deschutes County Code, as well as the criteria of OAR 660-12-060 and the Statewide Planning Goals. The Planning Staff finds the proposed change to be consistent with the Plan. Staff recommends approval of the proposed zone change for the subject property. If this zone change is approved by the Hearings Officer, the applicant will need to provide a legal description for the subject property for adoption of the change by the Board of County Commissioners. No road improvements or right of way dedications will be required as part of the zone change. PEB/mjz ZC-95-4 Page 15