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44-228-Minutes for Meeting September 16,1982 Recorded 1/7/1983r'~ DESCHUTES COUNTY BOARD OF COMMISSIONERS va `4-. :•.r~ JA SEPTEMBER 16, 1982 - WORK SESSION ; t... t: SUNRIVER MASTER PLAN M~~Y, UWTV Chairman Shepard called the meeting to order at 8:30 A.M. Commissioner Paulson and Commissioner Young were also present. The purpose of the meeting was to discuss.the Sunriver Proposed Community Zone amendments to ,PL-15 and the Sunriver Master Plan. Before proceeding, Commissioner Paulson stated that he had a possible conflict of interested, because of a resort-tour business he has a partnership in. George Read, Planning Department, was present to discuss the proposed ordinances. He went through the material to be reviewed. Commissioner Paulson noted for the record that a document containing all the changes added as a result of input at the hearings had been prepared by Plan- ning staff at the request of the Board. Mr. Read discussed how these changes had been arrived at. He stated that this document had been presented to the Board prior to the deadline for submitting testimony given at the last hearing. The first five changes listed on the sheet were clerical corrections. Mr. Read explained that item #6 was a result of the Owner's Association's feeling that a bus station could have some impact so they would prefer that a bus station be designated a conditional use. There was some further discussion in this regard. It was the Board's determination that the conditional use procedure would not apply to bus stops, only central bus stations. Mr. Read stated that North Shore Development has requested that multi- family living units be allowed in the commercial area of the mall. This proposal had not been formulated at the time the Planning Commission reviewed it. He stated that staff doesn't see any problem with this as a conditional use as long as it is consistent with the other standards throughout the development. Commissioner Paulson asked why they had made a distinction between day- care centers and kitdergartens, and why one was an outright permitted use and the other a conditional use. There was some further discussion in regard to this. Commissioner Paulson suggested that these all be made conditional uses which met with the approval of the other Commis- sioners. Mr. Read explained that there had been controversy over the Planning Commission's recommendation on the Resort zone. Of particular concern to both sides were the section regarding a property sales office and the section addressing the retail sales commonly associated with outright permitted uses in the Resort district. The homeowners and the developer had wanted property sales confined to properties located within Sunriver. The developer had requested that this use be only permitted for Sunriver Properties, Inc. It was Mr. Read's recommendation that Sunriver Properties be given an outright permitted use status, and all other property sales offices would be a conditional use. There was some discussion in regard to retail sales in the R District. The homeowners are against any commercial uses in the R zone. It was agreed that any commercial use would be a conditional use and would have to be compatible with uses allowed by the Master Plan. Page 1 of 4 Deschutes County Board of Commissioners ` September 16, 1982 - Work Session 4 Sunriver Master Plan Mr. Read noted that a school was proposed in the ice rink building (in the R zone) and staff has suggested that that be a conditional use. The staff also recommended that offices not related to property sales by the developer be allowed only as a conditional use in the R zone. Commissioner Paulson stated that he would be in agreement with the school portion, but not with the offices. He did not think that they should be allowed at all. There was some further discussion and it was agreed to exclude offices as uses permitted under the condi- tional use process. With regard to height regulations, the local fire protection agency suggested that heights be limited to 30 feet. It is suggested that anything over 30 feet be a conditional use. The Board agreed to this. Mr. Read stated that Paul Speck, attorney representing Stan Ochs has sent him a letter requesting that a development plan amendment be a zone change rather than a comprehensive plan change. Since this applied only to the master plan within the zone, it was agreed to do this. With regard to the RS-1 district, it was determined that they should allow a density of 2.83 units per acre. With regard to the RS-6 district, it was determined that this should be maintained as an open area. Originally this area had been set aside for a lake, but it was not feasible to put a lake there, so they will maintain a portion as community property (CP). The other portion of that property has already been developed. They have agreed that the R-2 district located near the marina should remain undeveloped bedause of flood hazard questions and sewer feasibility. There is also the factor of a collective road maintenance which is funded by all property owners. Because of the length of the road and the low density of the development it would serve, it would increase the cost of road maintenance to all property owners. In regard to the RM-1 area located at the entrance to Sunriver, it was the recommendation of the Sunriver Homeowners that this be CP with no dwellings on it, but the staff supports the Planning Commission's recom- mendation that this be developed for 36 units with special conditions, which are contained in the proposed plan. The proposed overall density is three units per acre. The Board agreed with the Planning Commission's recommendation, but they changed the language to read, "Density will not exceed 36 units." It was agreed to adopt the Planning Commission's and staff's recommendation in regard to the RM-11 district. This was located near the corporation yard. There was some discussion in regard to permitting an art gallery in the administration building. This is an administrative area. It has been their concern that commercial uses be allowed only in the commercial areas. Sunriver Properties had submitted a letter indicating that they do not object to having an art gallery in the administrative building, but they do object to medical/dental offices there. After some discussion, it was the concensus of the Board to request that staff seek clarification from the Homeowner's Association as to what they feel would be an approp- Page 2 of 4 I Deschutes County Board of Commissioners ~ac,~`~ September 16, 1982 - Work Session Sunriver Master Plan priate in this building, and which of the three options listed they would recommend. With regard to the C2 area by the north entrance, it was suggested that items C and D be deleted, thus allowing only a gas station and conven- ience store in that area. The Board agreed to do this. The next area discussed was the C-Commercial district in the mall area. North Shore Development had submitted evidence which indicated that there was excess commercial area, because the development had turned out to be smaller than originally proposed; the commercial area was planned for more people than will actually live there. This created an excess of about ten acres of commercial property in the mall area. Based on this, it had been recommended that residential uses be allowed in this area as well. The staff is recommending that there be an addition of a C-4 district that states, "This area contains 30.66 acres of which approximately six acres is currently developed for retail uses. Uses allowed in this area shall be any use permitted in the C-Commercial section of the zoning ordin- ance subject to site plan review. Uses allowed as conditional uses in this area shall only be approved upon additional findings by the Hearings Body that the use will not conflict with commercial uses permitted out- right in the existing area. The characteristics of the use will relate harmoniously to the surrounding environment and existing buildings. That the density of the residential units does not exceed eight units per gross acre or the density of other multi-family developments. The use will have adequate parking and access and will not conflict with other uses in area. In the case of residential dwellings, the development will provide a share of aesthetic and recreational amenities comparable with other milti-family development in Sunriver. The use shall not cause the overall density of Sunriver to exceed 1.5 dwelling units per acre." He stated that this was all new information; because the evidence submitted by North Shore Development had been submitted after the Planning Commission hearings. Both the Sunriver Homeowners Association and the Sunriver Development Corp. stated that this would abe agreeable to them as long as it remained a conditional use. Mr. Read wentothrough the proposed ordinance's language in regard to the R-Resort district, which included the skating rink area. The Board did not wish to make any changes in regard to that portion of the ordinance. The next item was in regard to the industrial area. Mr. Read pointed out that there have been provisions made for apartment buildings for employee housing in this area. He stated that this four acre area should be estab- lished as an RM-12 district, and a specific density should be established. The staff made a recommendation that not more than 48 units be developed, and that the developer submit a recommendation. In a letter from Mr. Lovlien, they suggested up to 30 units per acre, which would allow 120 dwelling units. There was some discussion in regard to access for these units,,a tunnel and an overpass as a means of crossing the road were dis- cussed. The Board agreed to allow 30 units per acre as Mr. Lovlien had suggested, but it was noted that site plan review will probably limit that development to less than 30 units per acre. Page 3 of 4 r Deschutes County Board of Commissioners Vol ' September 16, 1982 - Work Session 44 Sunriver Master Plan In regard to the airport, Mr. Read stated that it is the intent of the staff and the Planning Commission to ensure that the airport remain a private airport and not become a commercial airport. To do this, the Planning Commission adopted the suggestions of the homeowners association, which was to impose a 12,500 lb. weight limit. This is the limit estab- liihed-by FAA to designate a small aircraft. He stated that it was also important to restrict commercial uses, like flying schools and glider tows. In discussing this with the State aeronomics division, Mr. Read found that they may have some problems limiting the airport to certain users because of certain discrimanatory regulations and various court cases that have occurred in the past. There was much further discussion in regard to this. Commissioner Paulson and Commissioner Young stated that they did not feel that a weight limit would be necessary because the size and type of aircraft would be controlled by the length of the runway. It was decided that aircraft maintenance would be done inside the hangars. The runway will be extended for safety reasons. This will be used only for take-offs. It was agreed that there would be no commercial gliding operation and no flight school, and ballooning would be allowed only by special permit. There was some further discus- sion in regard to the airport. It was agreed that the purpose of the air- port is for the convenience of the Sunriver residents, and not to be used for commercial purposes. Mr. Read then outlined what the CC&R's would cover and would not need to be covered in the master plan. There was some further discussion in regard to the time frame of the master plan's adoption. The Board thanked Mr. Read for the work he had done on this project. Being no further business, the meeting was adjourned. DESCHUTES ICOUNTY MMISSIONERS C ALBER A. YOUNG, ISSI e4l)~_ ROBERT C. PAULSON, JR., COMMkS NER f /ss Page 4 of 4