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2003-1065-Ordinance No. 2003-027 Recorded 7/10/2003REVIEWED 4�� LEGAL COUNSEL REVIEWED CODE REVIEW COMMITTEE I DESCHUTES COUNTY OFFICIAL RECORDS 0J 2003-1065 NANCY BLANKENSHIP, COUNTY CLERK COMMISSIONERS' JOURNAL 0711012003 02;56;14 PM 1111111111111111111111111 2003-1055 For Recording Stamp Only BEFORE THE BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTY, OREGON An Ordinance Amending Title 23 of the Deschutes County Code, the Deschutes County Comprehensive Plan, to Remove the Multi -family use limitation within the Sunriver Urban Unincorporated Community Commercial Area, Eliminate a Related Plan Policy, and Declaring an Emergency. * * ORDINANCE NO. 2003-027 * * * * * WHEREAS, on March 17, 2003, Herb Hoffart submitted to Deschutes County an application for a Comprehensive Plan and Zoning Ordinance Amendment to remove the multi -family limitation within the Commercial area of the Sunriver Urban Unincorporated Community; and WHEREAS, on May 22, 2003, the Planning Commission held a duly noticed public hearing on the application and voted to recommend to the Board of County Commissioners ("Board") approval of the amendments; and WHEREAS, on July 2, 2003, the Board held a duly noticed public hearing on the proposed amendments; and WHEREAS, the applicant has demonstrated how the proposed amendments will be consistent with the County Comprehensive Plan and Zoning Code and that the amendments will be in the best interest of the County to provide additional housing options with the removal of the limitations; now, therefore, THE BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTY, OREGON, ORDAINS as follows: Section 1. AMENDMENT. DCC 23.40.020, Sunriver Urban Unincorporated Community, is amended to read as described in Exhibit "A," attached hereto and by this reference incorporated herein, with new language underlined and language to be deleted in Hugh. PAGE 1 OF 2 - ORDINANCE NO. 2003-027 (07/09/03) Section 2. 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 day of 12003. BOARD OF COUNTY COMMISSIONERS OF DESCHU S COUNTY, OREGON DR,NIS R. LUKE, Chair TOM DEWOLF, Commissioner -AA MICHAEL M. DALY, Gm issioner Date of 1" Reading: q day of ' , 2003. Date of 2nd Reading: - I -:�- day of Q�' 2003. Record of Adoption Vote Commissioner Yes No Abstained Excused Dennis R. Luke Tom DeWolf 6Q_, Michael M. Daly Effective date:day of, 2003. ATTEST: Recording Secretary PAGE 2 OF 2 - ORDINANCE NO. 2003-027(07/09/03) EXHIBIT "A" 23.40. UNINCORPORATED COMMUNITIES. *** 23.40.020. Urban Unincorporated Communitiesy — La Pine and -Sean=ive-. *** (Ord. 2003-027 § 1, 2003; Ord. 2002-005 § 1, 2002; Ord. 2001-046 §§ 1 & 2, 2001; Ord. 2001- 036 § 1, 2001; Ord. 2000-017 § 1, 2000) *** (*** Notes code text unchanged in this ordinance.) 23.40.0205 Snn- Urban Unincorporated Community - Sunriver. Under OAR 660, Division 22, Unincorporated Communities, Sunriver meets the definition for both an "Urban Unincorporated Community" and a "Resort Community." With the help of a stakeholder advisory committee comprised of key members of the community who represent a multitude of property owners and development interests, the decision was made to proceed with the planning process for Sunriver as an Urban Unincorporated Community. It was the consensus of the committee that the provisions allotted for Urban Unincorporated Communities under the rule offered the greatest practical degree of flexibility for future growth and development in Sunriver. Subsection OAR 660.22.010(8) defines "Urban Unincorporated Community" as; "[a]n unincorporated community which has the following characteristics: 1. Includes at least 150 Permanent dwelling units including manufactured homes; 2. Contains a mixture of land uses, including three or more public, commercial or industrial land uses; 3. Includes areas served by a community sewer system; and, 4. Includes areas served by a community water system. A. Comprehensive Plan Findings and Policies - General. 1. Background. a. Historical background. Sunriver is located in the central portion of Deschutes County, approximately 15 miles south of the city limits of Bend. Sunriver lies in the Upper Deschutes River Basin, with the Deschutes River generally forming the western boundary- of the community. Sunriver includes approximately 3,374 acres which are bounded by the Deschutes National Forest on the east, west and north sides. Small lot residential subdivision development is the predominant land use to the south of the community boundary. However, Crosswater, a private residential/resort community has also recently been developed in the area immediately south of Sunriver. Development of Sunriver began in 1967 and the first subdivision plat within Sunriver was filed in 1968. Development in Sunriver began during a period of time when the unincorporated areas of Deschutes County were not zoned. In 1972, when the County first adopted a zoning ordinance (PL -5) and Comprehensive Plan, the area identified as Sunriver was zoned A- 1 -T and designated "planned development" on the Comprehensive Plan map. In 1973, a zone change to planned development (PD) was applied for and granted. As part of the zone change application, a "Master Plan" was developed. The Master Plan consisted of a map showing the proposed development of Sunriver. The original area of Sunriver encompassed approximately 5,500 acres. Development occurred in accordance with the PD Zone of PL -5 and the density of development was determined to be 1.5 units per acre overall. PAGE 1 of 11 - EXHIBIT "A" TO ORDINANCE NO. 2003-027 (07/09/03) EXHIBIT "A" In 1977, approximately 2,200 acres of property originally contemplated Approximately 80 percent of the area for development as part of Sunriver within the Sunriver community were sold to the U.S. Forest Service. boundary has already been Following the sale, a revised Master developed under the past zoning Plan for Sunriver Phase II was ordinances and Master Plans. Past prepared for the undeveloped portion development has included a mixture of Sunriver. In October 1978, the of single family and multi -family County approved the revised residences, commercial businesses, Sunriver Phase II Master Plan with resort and recreational amenities and the same PD Zoning designation. public service buildings. In 1980, after a controversy over a b. Population and growth. land use application submitted for The current population of Sunriver is development within Sunriver, the difficult to ascertain. This is due to viability of the Sunriver Master Plan the large number of vacation and was called into question. This was second homes within the community compounded by the fact that PL -15, that are occupied for only part of the the County Zoning Ordinance year. According to statistics adopted in 1979 to replace PL -5, did compiled by the Sunriver Owners not include any provisions for Association, the number of full time, "planned communities." As a result, year round residents of Sunriver is the developer of Sunriver agreed to estimated to be 1,654 persons. develop a Planned Community (PC) During the peak tourist season, the zoning ordinance text and new population of Sunriver, including Master Plan for Sunriver subject to guests who do not own property but County review and approval. In are renting residences within the November 1982, the County adopted community, is estimated to be 12,664 an ordinance amending PL -15 to add persons. a section providing for the Planned Community (PC) Zone and While the number of residential lots approving a new Sunriver Master (both single family and multi -family) Plan. Since 1982, the PC Zoning within the community and the Ordinance Text and Master Plan density of development can be remained relatively unchanged and determined with a great degree of were the guiding documents for the accuracy, the rate of future majority of existing development in population growth in Sunriver is Sunriver. difficult to estimate due to the large number of residences that serve as The PC zone adopted in 1982 second and/or vacation homes. included seven (7) separate district Approximately 80 percent of the designations within the community. existing dwellings are vacant for The districts included the following: large periods of time throughout the year. However, during the peak Single Family Residential District -RS tourist seasons, the majority of the Multiple Family Residential District -RM dwellings are occupied. Thus, Commercial District - C Sunriver typically experiences a Resort District - R fluctuating population comprised of Industrial District - I both year round and part time Community Property -CP residents. Airport District -A PAGE 2 of 11 - EXHIBIT "A" TO ORDINANCE NO. 2003-027 (07/09/03) EXHIBIT "A" At the end of 1996, Sunriver had an implementing regulations for 80 percent buildout of single-family Sunriver to comply with the rule. residential lots with 2,575 single- d. "Urban Unincorporated family homes and a 95 percent Community." buildout of townhomes and Sunriver meets the definition because condominiums with 896 residences. it has historically included land When adding these together, there developed with a mixture of are a total of 3,428 single-family residential, commercial and residences in Sunriver. When using industrial uses. Sunriver utilities the 1990 Census figure which operate both a community sewer and estimates an average of 2.54 persons water system which are in place and per household, the population figure serve the existing development. is approximately 8,707 persons. Sunriver is served by its own fire and Upon total buildout of the residential police departments and also has lots in Sunriver, the estimated essential services such as a school. population could be expected to total The Comprehensive Plan designates 10,455 persons. This does not take Sunriver as an Urban Unincorporated into account the resort/vacation Community and provides for future component of Sunriver and the fact growth and development that many dwellings are not occupied accordingly. full time. Based on information e. Sunriver Urban Unincorporated compiled by the Sunriver Owners Community Boundary. Association, approximately 19 Since 1977, Sunriver has included percent of the single family approximately 3,374 acres of land. residences existing as of 1996 are Within this area, there are 4,700 total occupied on a year round basis. tax lots, including common areas. Thus, a more accurate estimate of The community boundary is full time residents is 1,654 persons. generally formed by the Deschutes If the percentage of full time River on the west, Spring River residents holds relatively constant as Road/South Century Drive on the it has in the past, the population of south and the Deschutes National full time residents could be expected Forest on the north and east. This to be 1,906 persons upon buildout of boundary has remained unchanged all residential lots. Upon buildout, it since 1977. is expected that the population growth will become substantially During the 1997 update, the Sunriver stagnant since there are no plans for Urban Unincorporated Community expanding the community boundary has been amended in the boundaries at this time. following way: Three hundred sixty - c. Periodic review. six acres were added to the Sunriver In the fall of 1994, the Oregon Land Urban Unincorporated Community Conservation and Development along the east boundary to include an Commission adopted a new area that is to be used for sewage administrative rule, OAR 660.22, effluent storage and disposal. This Unincorporated Communities, which area has been added per Oregon required counties to update land use Department of Environmental plans and regulations for such Quality requirements. The effluent communities. As part of Periodic and storage capabilities of the Review, the County updated the existing sewage system are at or near Comprehensive Plan and capacity seasonally. Thus, this expansion of the community PAGE 3 of 11 - EXHIBIT "A" TO ORDINANCE NO. 2003-027 (07/09/03) EXHIBIT "A" boundary was necessary to provide which were created prior to any zoning adequate sewage disposal services to laws. the existing community at buildout. This area is not intended to provide 2. Comprehensive Plan Designations. additional sewer capacity to serve The 1997 Deschutes County areas outside of the historic Comprehensive Plan for the Sunriver community boundaries. This area, Urban Unincorporated Community has currently part of the Deschutes eight comprehensive plan designations, National Forest, was changed from a shown on the comprehensive plan map plan designation of Forest to Urban attached as Map "A" at the end of this Unincorporated Community - Forest. chapter and described as follows: a. Residential District. The Residential B. Land use planning. District designation on the 1. Existing land uses. Comprehensive Plan Map includes The predominant land use in Sunriver is the Single Family Residential and residential, the majority of which is Multiple Family Residential Districts single-family residential development. as shown on the Zoning Map for the However, since Sunriver was originally Sunriver Urban Unincorporated developed as a planned community, a Community. This plan designation number of other uses exist which make includes all properties which were Sunriver a community which is previously designated for residential somewhat self-reliant. Uses which development under the previous support the residential components Planned Community designation. include a commercial core which No change to residential boundaries contains a variety of retail businesses have been made. developed in a pedestrian mall setting, as b. Commercial District. The majority well as a business park. A large of the land designated Commercial component of development in Sunriver includes the commercial core of includes resort related amenities such as Sunriver which is commonly referred golf courses, a lodge, convention to as the Sunriver Village Mall. An facilities and overnight accommodations. additional Commercial District is A fire station, police station and public located at the north end of the works facility have also been developed community and is developed with a in support of all uses. grocery store and gas station. The Land bordering Sunriver on the north, Village Mall is developed as an outdoor pedestrian mall and includes east and west is zoned Forest Use (F-1) a variety of commercial uses. Many and is within the Deschutes National of the existing commercial uses Forest. The National Forest land remains support the tourist component of the undeveloped and is primarily used for community and residents living recreational purposes such as hiking, within the boundaries of Sunriver. hunting, fishing, snowmobiling, etc. The This plan designation includes all forest lands and the recreational areas formerly designated for opportunities that they offer enhance the commercial use. resort component of Sunriver. Land to c. Resort District. In general, the the south of Sunriver includes primarily Resort plan designation includes private property which is zoned Rural properties which are developed with Residential (RR -10). The majority of the amenities such as the Sunriver Lodge RR -10 properties include small lot (one- and Great Hall, golf courses, the half to one acre parcels) subdivisions equestrian and marina facilities and the nature center. These amenities PAGE 4 of I 1 - EXHIBIT "A" TO ORDINANCE NO. 2003-027 (07/09/03) d. e f EXHIBIT "A" have been developed to foster the airport district shall be limited with recreation and tourist component of respect to heights of structures, Sunriver. For the most part, this public gathering places and other designation includes the properties potential risks to persons or property which are owned and managed by related to airport uses. Sunriver Resort. g. Utility District. This plan Business Park District. The Sunriver designation includes properties Business Park lies at the southern which are currently developed with end of the community boundary and amenities such as sewage pump is physically separated from the stations, water treatment facilities, remainder of the community by water distribution facilities and Spring River Road. This plan associated utility improvements. The designation was originally created to utility plan designation is intended to accommodate light industrial provide for the development and development to support the expansion of necessary utility employment needs of the community facilities on properties which are and surrounding area. Since the already devoted to such uses. inception of zoning ordinance h. Forest District. The previous regulations for this area, boundary for Sunriver was expanded development has been primarily by approximately 370 acres to commercial in nature rather than include an area of land to the east industrial. The zoning ordinance has that has historically been zoned for been modified to reflect the existing forest uses and is within the businesses and the trend for Deschutes National Forest. A recent commercial development while still decision by the U.S. Forest Service allowing for industrial uses to to permit an effluent storage pond develop. and effluent irrigation site on Community District. The approximately 50 acres in this area Community plan designation and a potential land transfer by includes properties which are which ownership would be primarily developed with public transferred to the Sunriver Utilities service uses which support all facets Company prompted inclusion of this of the community. Development area within the community boundary. includes the fire station, school, By including this area within the community center, community boundary, future corporation/public works facility. expansion of the sewage disposal Properties with this designation are system to include the application of primarily owned and administered by biosolids in addition to the effluent the Sunriver Owners Association. irrigation site and storage pond Airport District. The Airport plan would be permitted. This will enable designation includes areas which are Sunriver to meet Oregon Department currently developed with airport of Environmental Quality regulations related amenities, such as runways, for treated wastewater storage and hangars, fueling stations and disposal into the future, through maintenance facilities. This district buildout of properties in Sunriver. also includes areas surrounding the An exception to Goal 4 has not been actual airport development which are taken because the only uses allowed considered to be in the sphere of in the expansion area are uses that influence of the airport and in which are permitted in the Forest zone, airport related impacts and risks are consistent with Goal 4. (Ord. 98 - associated. Development in the 014). PAGE 5 of 11 - EXHIBIT "A" TO ORDINANCE NO. 2003-027 (07/09/03) EXHIBIT "A" C. Public Facility Planning. out of all 4,600 lots within the 1. Utilities. community. Water and sewer service within the 2. Public Services. Sunriver Urban Unincorporated a. Police. Sunriver's police department Community is provided by the Sunriver is responsible for law enforcement Utilities Company (SRUC). SRUC is within the boundary of the Sunriver under the jurisdiction of the Public Urban Unincorporated Community. Utility Commission of Oregon. The In special circumstances, at the SRUC was established as a private water request of the Deschutes County and wastewater company and has Sheriff, the department will assist provided water and sewer services within with law enforcement outside of the the community boundary since 1969. community boundary. SRUC is the largest private b. Fire. All areas within the boundary water/wastewater company in the State of the Sunriver Urban of Oregon. Unincorporated Community, except a. Water. SRUC currently operates for the Business Park, are served by three main wells which are capable the Sunriver Fire Department. The of pumping over 7.5 million gallons Business Park is provided with fire of water each day. In addition, protection by the La Pine Rural Fire reservoir capacity for water storage is Protection District. 2 million gallons per day. This The Sunriver Fire Department volume of water production and provides fire protection and storage exceeds the needs of the ambulance service within the community within the boundaries of Sunriver community boundary, north Sunriver. of South Century Drive. As of 1997, SRUC serves a total Additionally, the department 3603 water customers. This total provides these same services to areas includes the following types of outside of the community boundary service connections: 2630 to the east, west and north. The residential; 753 condominiums; 125 department has a mutual agreement commercial; and, 95 for irrigation with the La Pine Rural Fire purposes. All service connections Protection District to provide are metered to measure the amount secondary services within each of water that is being used. The other's service boundaries on an as meter service sizes range from needed basis. typical 3/4" residential lines to 6" The La Pine Rural Fire Protection lines for irrigation, commercial and District provides fire protection and industrial uses. ambulance service to the portion of b. Sewer. Sunriver's wastewater the Sunriver community known as facility is under the jurisdiction of the Business Park. The La Pine the Oregon Department of Rural Fire Protection District has a Environmental Quality (DEQ). new station located along South Sewage treatment facilities are Century Drive approximately 1 '/2 capable of handling/treating 2 mile south of the community million gallons of wastewater per boundary. day. This includes the 1997 c. Schools. Three Rivers Elementary expansion of effluent storage ponds School, which is under the direction on a U.S. Forest Service parcel along of the Bend -La Pine School District, the eastern boundary of Sunriver. is currently the sole school within the The design and flow boundary of the Sunriver Urban accommodations will facilitate build Unincorporated Community. Three PAGE 6 of 11 - EXHIBIT "A" TO ORDINANCE NO. 2003-027 (07/09/03) EXHIBIT "A" Rivers Elementary offers schooling distributed to members of the association from kindergarten through 5h grade and the public. and has an enrollment of D. Transportation planning. approximately 270 students. The 1. Background/Existing Transportation school accepts pupils from both Facilities in Sunriver. The Sunriver inside and outside the boundary of Urban Unincorporated Community is the Sunriver Unincorporated accessed via public roadways. These Community. include: South Century Drive and 3. Other. Cottonwood Road. Both of these a. Sunriver Owners Association. The roadways lie within public rights-of-way Sunriver Owners Association has the and are maintained by Deschutes County. day-to-day responsibility of South Century Drive and Cottonwood overseeing the majority of the Road connect to Highway 97 which is community operations. The the primary corridor for vehicular travel association is governed by a Board of throughout central Oregon. South Directors and a General Manager. Century Drive enters Sunriver near the The services and departments southern community boundary and operated by the Sunriver Owners extends to the residentially developed Association, as well as the primary areas to the south and west. Cottonwood function of each, include: Road enters Sunriver near the northern 1. Public Works and Fleet Services Sunriver boundary and ends within the — Maintenance of roads, community. recreational paths and recreational amenities under the Internal roads within Sunriver, except for direction of the Sunriver Owners roads within the Business Park, are Association. private roads which are open to the 2. Design and Compliance public, and are maintained by the Department — Design review for Sunriver Owners Association. These new structures, aesthetic quality roads are paved and are generally 20 feet of new development and in width. Roads within the Business Park compliance with development are public roads which are maintained by standards. the County. The internal roadway 3. Environmental Services — network was developed as part of the Administration of fire and fuels original design and master plan for regulations as well as any other Sunriver. The network consists of a environmental issues of the series of internal traffic circles or community. roundabouts, from which spur roads lead 4. Fire and Police Services — The to various areas within the community. Sunriver Fire Department and All areas within the community boundary Police Department described are currently accessed by the privately above, operate under the maintained roadways. direction of the Sunriver Owners Association. A bicycle/pedestrian path system has 5. Administration — The been developed and integrated administrative offices oversee throughout the community. Aside from the day-to-day functions of each the recreational opportunities provided component of the association. by the path system, the paths serve as an alternative to vehicular travel as they The Sunriver Owners Association connect the residential, commercial, publishes a monthly newspaper school and recreation areas of the PAGE 7 of 11 - EXHIBIT "A" TO ORDINANCE NO. 2003-027 (07/09/03) EXHIBIT "A" community. The paths are paved, segment of South Century Drive between maintained in good condition by the Highway 97 and the entrance to the Sunriver Owners Association and are Sunriver Business Park. Improvements used extensively during times of the year to the entrance of the Business Park itself when weather permits. were also completed. The improvements 2. Future Transportation Needs. were done to improve the safety and The existing privately maintained roads longevity of the roadway. Future and bicycle/pedestrian paths adequately improvements to County roads outside of serve the travel needs of the residents and Sunriver, including the intersection of visitors to Sunriver. The existing roads South Century Drive and Highway 97 are and pathways provide access to all addressed in the County Transportation platted and developed areas within the System Plan. community. There is no projected need E. Policies. for future roads to serve the anticipated 1. Land use policies. development except, possibly within the a. General Land Use Policies. Sunriver Business Park. Currently, there 1. Land use regulations shall is only one ingress/egress point from conform to the requirements of South Century Drive to the Business OAR 660 Division 22 or any Park. Future development within the Business Park may warrant an additional successor. 2. County comprehensive plan entrance to the Business Park from South policies and land use regulations Century Drive or improvements to the shall ensure that new uses existing entrance from South Century authorized within the Sunriver Drive in the future. Urban Unincorporated Community do not adversely South Century Drive and Cottonwood affect forest uses in the Road are both operating at levels below surrounding Forest Use Zones. the vehicular capacity and at acceptable 3. To protect scenic views and levels of service. In the area between the riparian habitat within the entrance to the Sunriver Village Mall and community, appropriate setbacks the Business Park, the 1996 average daily shall be required for all traffic figures for South Century Drive structures built on properties were approximately 3,380 trips per day. with frontage along the This figure is below the general capacity Deschutes River. of 7,000 trips per day. Many of the 4. Open space and common area vehicles traveling this roadway are shall remain undeveloped except passing through the community, not for community amenities such as necessarily to Sunriver, as this road bike and pedestrian paths, and provides a direct link from Highway 97 parks and picnic areas. to the surrounding rural subdivisions. 5. Public access to the Deschutes Cottonwood Road, which only extends River shall be preserved. between Highway 97 and the community 6. The County supports the design boundary, is not subject to the same review standards administered volume of pass through traffic that occurs by the Sunriver Owners on South Century Drive. Thus, the Association. traffic figures for this roadway are much b. Residential District Policies. lower at approximately 2,600 trips per 1. Areas designated residential on day. the comprehensive plan map shall be developed with single Road widening improvements were completed in 1996 by the County for the PAGE 8 of 11 - EXHIBIT "A" TO ORDINANCE NO. 2003-027 (07/09/03) EXHIBIT "A" family or multiple family transportation system and public residential housing. facilities and services to serve c. Commercial District Policies. the proposed use. 1. Small-scale, low -impact d. Resort district policies. commercial uses shall be 1. Areas designated resort on the developed in conformance with comprehensive plan map shall be the requirements of OAR designated resort, resort marina, Chapter 660, Division 22. resort golf course, resort Larger, more intense commercial equestrian or resort nature center uses shall be permitted if they district on the zoning map to are intended to serve the reflect a development pattern community, the surrounding which is consistent with resort rural area and the travel needs of uses and activities. people passing through the area. e. Business park district policies. 2. Development standards in the 1. A variety of commercial uses commercial district should which support the needs of the encourage new development that community and surrounding is compatible with the existing rural area, and not uses solely pedestrian mall style of intended to attract resort visitors, development that serves as the should be encouraged. commercial core of the Sunriver 2. Allow small-scale, low -impact Urban Unincorporated commercial uses in conformance Community. with the requirements of OAR 3. No additional land shall be Chapter 660, Division 22. designated Commercial until the Larger more intense commercial next periodic review. uses shall be permitted if they 4. Multiple -family residences and are intended to serve the residential units in commercial community, the surrounding buildings shall be permitted in rural area and the travel needs of the commercial area for the people passing through the area. purpose of providing housing 3. Small-scale, low -impact which is adjacent to places of industrial uses should be allowed employment. Stand- lone in conformance with the multiple family r-esidential requirements of OAR Chapter housing units shall be peffiiit4ed 660, Division 22. No more intensive industrial uses shall be the ;ir s vaeaf4 as e allowed. peeefober-, 1997 in the Village f. Community district policies. Single- 1. Areas designated community on family residences shall not be the comprehensive plan map permitted in commercial areas. shall be designated community general, community recreation, community limited or community neighborhood 5.6- Approval standards for district on the zoning map to conditional uses in the reflect a development pattern commercial district shall take which is consistent community into consideration the impact of uses and activities. the proposed use on the nearby 2. Lands designated community residential and commercial uses shall be developed with uses and the capacity of the which support all facets of PAGE 9 of 11 - EXHIBIT "A" TO ORDINANCE NO. 2003-027 (07/09/03) g• Ll1 EXHIBIT "A" community needs, be they those of year round residents or part time residents and tourists. 3. Development shall take into consideration the unique physical features of the community and be sensitive to the residential development within which the community areas are interspersed. Airport district policies. 1. Future development shall not result in structures or uses which, due to extreme height or attraction of birds, would pose a hazard to the operation of aircraft. 2. Future development should not allow uses which would result in large concentrations or gatherings of people in a single location. Utility district policies. 1. Lands designated utility shall allow for development of administrative offices, substations, storage/repair yards, distribution lines and similar amenities for services such as water, sewer, telephone, cable television and wireless telecommunications. Forest district policies. Uses and development on property designated forest that are within the Sunriver Urban Unincorporated Community boundary shall be consistent with uses and development of other lands outside of the community boundary which are also designated forest on the Deschutes County comprehensive plan map. Forest district property shall be used primarily for effluent storage ponds, spray irrigation of effluent, biosolids application and ancillary facilities necessary to meet Oregon Department of Environmental Quality sewage disposal regulations. The development of resort, residential or non -forest commercial activities on Forest district lands shall be prohibited unless an exception to Goal 14 is taken. 2. Public facility policies. a. General public facility planning policies. 1. Residential minimum lot sizes and densities shall be determined by the capacity of the water and sewer facilities to accommodate existing and future development and growth. 2. New uses or expansion of existing uses within the Sunriver Urban Unincorporated Community which require land use approval shall be approved only upon confirmation from the Sunriver Utility Company that water and sewer service for such uses can be provided. b. Water Facility Policies. 1. Water service shall continue to be provided by the Sunriver Utilities Company. c. Sewer Facility Policies. 1. Sewer service shall continue to be provided by the Sunriver Utilities Company. 3. Transportation policies. a. Transportation system maintenance policies. 1. Privately -maintained roads within the Sunriver Urban Unincorporated Community boundary shall continue to be maintained by the Sunriver Owners Association. 2. The bicycle/pedestrian path system shall continue to be maintained by the Sunriver Owners Association. 3. The County will encourage the future expansion of bicycle/pedestrian paths within the Sunriver Urban Unincorporated Community boundary in an effort to provide an alternative to vehicular travel. PAGE 10 of 11 - EXHIBIT "A" TO ORDINANCE NO. 2003-027 (07/09/03) 4. All public roads maintained by the County shall continue to be maintained by the County. Improvements to County maintained public roads shall occur as described the County Transportation System Plan. (Ord. 2003-027 § 1, 2003; Ord. 2002-005 § 1, 2002; Ord. 2000-017 § 1, 2000; Ord. 98-014 § 1, 1998; Ord. 97-076 § 2, 1997) PAGE 11 of 11 - EXHIBIT "A" TO ORDINANCE NO. 2003-027 (07/09/03)