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39-357-Ordinance No. 81-020 Recorded 8/26/19811 39 w357 BEFORE THE BOARD OF COUNTY COMMISSIONERS OF DESCHtTTES COUNTY, OREGON An Ordinance Amending Deschutes ) County Ordinance No. PL-18. as ) e Amended, the Redmond Urban Area ) 1' D Comprehensive Plan, to Redesignate ) L Certain Property from Limited ) Residential-Planned R-2 Zones to > 41JG 26 Limited Residential-Planned R-3 ) Zones and Declaring an Emergency. ) RpUOS6GRt~yP~~~ VC- ORDINANCE NO. 81-020 04X WHEREAS, the applicant, VIRGINIA MC COIN, RAYMOND D. HARRIS and JUDY HARRIS, proposed the redesignation of certain land within the Redmond Urban Growth Boundary from Limited Residential-Planned R-2 Zone to Limited Residential-Planned R-3 Zone; and WHEREAS, a hearing was held before the Redmond Urban Area Planning Commission on April 7, 1981; and WHEREAS, the Urban Area Planning Commission recommended that the property be redesignated in the Redmond Urban Area Comprehensive Plan from Limited Residential-Planned R-2 Zone to Limited Residential- Planned R-3 Zone; and WHEREAS, a hearing was held before the Board of County Commissioners of Deschutes County, Oregon. on May 12. 1981: and WHEREAS, the Board of County Commissioners approved the recommended Plan Amendment; and WHEREAS, the decision of the Board of County Commissioners has not been appealed; now, therefore, THE BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTY, OREGON, ORDAINS as follows: Section 1. That Ordinance No. PL-18, the Redmond Urban Area Compre ens ve Plan, is amended to change the designation from Limited Residential-Planned R-2 Zone to Limited Residential-Planned R-3 Zone, for the parcel of real property described as: Tax Lots 100, 101, 102, 103 and 104, Section 291, Township 15 South. Range 13 East of the Willwoette Meridian. Deschutes County, Oregon, and depicted on the map marked Exhibit "A." attached hereto and by this reference incorporated herein. Section 2. To adopt as the Board of Ccunty Commissioners' findings an- conclusions. the Findings of the Deschutes County Planning Department Staff Report, as adopted by the Urban Area ORDINANCE N0. 81-020, PAGE 1 5 A t t> ;C i:~l~..^nn.r~`'1+'.rt4<^* r ti t if~`~~}~~r Y,j~ rj•.a-,,,tq;.g tic.~~;~~ - _.F.^-..,; ~ i~'F;'..- -s:,n_i ,a .;•V 5- v~ r' r B ~~X r.:; ~~-,r;Y. 39 w358 Planning Commission, relating to Plan Amendment PA-81-1, marked Exhibit "B," attached hereto and by this reference incorporated herein. Section 3. This Ordinance being necessary for the immediate preservation o pt lic peace, health and safety, an emergency is declared to exist, and this Ordinance takes effect on its passage. DATED this day of k5tq Sr, 1981. BOARD OF~cOUNTY`-002 issiONERS DWHUMS COCgY, 0 OON C , BR P ON, R., Carman XLEBE T v Commis MY -C one ATTEST: ,rte SUSAN STONEMAN Recording Secretary ORDINANCE NO. 81-020, PACE 2 1' i +s-.a Y ra:o.xbs!!:+eas%4w+~~vrw'..:.Mr,,.wwN4KY7s {,}4'y~~>. ♦ , ` - EXHIBIT B DESCHUTES COUNTY PLANNING DEPARTMENT 3~ r~tE35~ STAFF REPORT HEARING DATE:' April 1, 1981 FILE NO.: PA-81-1 Redmond City Hall Council Chambers 7:00 P.M. SUBJECT: An application for a plan amendment on a 28 acre parcel on 27th Street from R-2, Limited Residential to R-3, Limited Residential. APPLICANT: Virginia M. McCoin 61812 Emily Court Bend. Oregon 97701 Raymond D. Harris b Judy Harris 64120 Harris May Bend, Oregon 97701 AGENT: James E. Morrison and Charles Ladrow 1397 "B" N. Sixth Street Redmond, Oregon 97756 LOCATION: The subject property is located on the west side of 27th Street north of the Redmond Cemetary and is further described as tax lots 100, 1010 102, 103, and 104, T15S, R13E, Section 290. STAFF FINDINGS 1. Legal Findings .A. The subject property is designated as Limited Residential on the Redmond Urban Area Comprehensive Plan/Zoning Map. B. The subject property is zoned R-2, kimited Residential - Planned. Section 3.020 of Deschutes County Redmond Urban Area Zoning Ordinance 80-201 gives the standards which are applicable within the R-2 zone. C. Article X. Amendments of Ordinance 80-201 sets forth the amendment and rezoning process within the Redmond Urban Growth Boundary. II. Basic Findings F. A. The applicant has proposed to amend the Redmond Urban Area Plan on a 28 acre parcel currently designated R-2 to R-3, Limited Residential. The primary difference between the R-2 and R-3 plan designation is the density standard. Page 2. PA-81-1 c Staff Report 39 ma 360 B. C. D. VOL Physical Characteristics - The subject property is basically a flat parcel with some elevated land to the south. The land has been in pasture or cultivation in the past but does not appear have been th to north. farmed. There is a slight slope e from sou to the south is part of a larger rock outcrop and the Forked Horn Butte area. An irrigation canal lateral runs north through the subject property on the eastern boundary. The:-, soils for the subject property according to the U.S.D.A. Soil Conservation Service are predominantly Du - Deschutes' Sandy loam 0-3% slopes - Class II soils. There are also isolated pockets of Class VII scabland soils dispersed throughout. There is little or no natural vegetation on the majority of the subject property. The elevated land =Ay does support some juniper and natural grasses. Land Use - An indicated previously, the7majority of the subject property has been in a farm use in previous years.: At the present time, the land is not actively farmed. y`. Three single family residential structures and related outbuildings are existing. the three residences are action.. The land use surrounding the subject property includes single family residential structures to the east and the southeast. Land o to Redmond wesThe t. City the o north m is a pasture exists land. south a The zoning R-3 to the qn1ith rind surrounding the north and east southeast. subject property includes R-2 to tho greet and R-4 tO Services - The subject property at the present time is not served by either the City of Redmond sewer or water service According to the Public Works Department, both sewer and water services could be made easily available to the p pei Water pressure in the Forked Horn Butte area is limited. At the present time, a sewer line is existing on Wickiup Ave. with a water line at Wickiup and 28th Street. The subject property is bordered by Wickiup Ave. o and 27th Ave. on the east. Both streets are shown collectors on the Deschutes County Roadway Network Canal Blvd. on the southeast side of the subject p is a desianated future arterial. The right-of-way width for Wickiup is 60 feet and the of-.way for 27th is 50 feet according to the Deschutes Tax maps. The subject property,is within the Redmond Growth Boundary and has all other services available ~ ~ {.l r ~.kP 4•~ i t 7~.1 f J 'i" .r r~f1 A'r \ ~ "4 l'~'sirNrSp~~•~'l f 7} ~ n.,yyi~r: :t ~ F`-. . r e t.. r. !d • ;c i a r e r 4~ w Page 3. 9 Staff Report yp~'3 .~PACE361 PA-81-1 III. Conformance with the Comprehensive Plan for the Redmond Urban Area. General Land Use. A. Residential Areas - The residearedlinuconformance witlhtheing) elements of the Plan were prep following general policies: 1. All new residential develo ments should comply with housin Mc ent to su ort re u re u c dens ties at levels su services and facilities. An overa density ncrease., o tTie resent cit dens ty actor o .1 we lin units per acre o res dent al use should be realized as additional urban development occurs within the urban area, s' The proposed rezoning of the subject,properiy'would increase.the ; density factor for the 28 acres from 3.3 dwelling units per, acre in the R-4 zone to .40 dwelling units per acre in the;" R-2 zone. This is assuming single family dwellings only.;: resentpcity density rezoning fawould ctor bring a dwallina overall units increase per acrer.e present The City of Redmond Public Works Director has indicated the services (water and sewer) are available to the subject property. At the present time, the static water pressure for this area is about 20 psi. A reserve of.20 psi is recommended by the State for any system. Based on these facts, there would riot be adequate water pressure available to serve the site at#! the present time even at the R-2 density. Water service 1;s critical for provision of sewer service. 2. Appropriate areas should be designed for various residential densities to rovile a maximum range of choice w th r..o ert related amenities and acil ties. The applicant has indicated that the subject property would be developed with single family and multi-family dwelling unfits providing a mix of residential densities a range of choice.. There has been no indication of the related amenities or 6ther facilities thr#'- have been proposed to be included with th=e`7proJect. 3. All residential areas should be provided with ublic ervices an facilities necessar for safe ea t u conven ent v n cons stent w t basic urban eve oilmen Do iciest 11 1 --d ur an Additional residential growth s ou occur as an extension , o ex s ng development an city services. . .,~w; e.._. .Nvw..xw•F+•~ar*•-'.'.,,,.,ya,. .~.....•o., a.,.ei ~.~;G.1«.-.waver-..:1 w•.. .,..xrrwe~FhC~A"~".. Page 4. VOL 39 PAu362 A Y , a, Staff7~Report • PA 81-1 At' the present time both sewer and water lines exist near or adjacent to the subject property. Land to the east is developed at the present time at or near urban density. 4. Residential develo ment should be coordinated with other t faC ties wh c are an use a ements an commun JiTT consistent with ro ecte eve o men patterns an ens t es, The land north of the subject property is within the R-3 zone. The projected development densities would be consistent with those lands should this property be rezoned, As the property is developed in terms of a subdivision review, other land use elements and community facilities will be addressed. At the present time there is insufficient engineering and design data . available to adequately address this policy.- ~~Jy~ ,1^i` cons tSD_t wi th_ o ~~s J'a g density ncreases an area c arac erTst1cs S off. enigurag®d, The applicant has indicated that there will be both single family rw r and multi-family dwellings included within the proposed develop- ment'o.f the subject property. This will bring about a general increase in the overall housing density for the urban growth area and also the immediate area. 6.'; . Various kin s of residential uses should be protected from the intrusion of Incompatible uses in order to reserve an stab lize values an the character of the area, f ;J •r Y: pit The proposed plan for the subject property includes only residential uses.' The proposed multi-family units would be located on the lots where they will have the least impact in adjoining or nearby single family (corner lots, near the entrance$ etc4)0 At the present time, there are no uses other than residential ones:proposed, this would appear to be consistent with the character of the area in terms of past trends. 701 h density residential development should have good access ~q, to major streets (collectors) be near commercial an emergency, sere ces, an pu c open space. i. i v-tr::~ ti,~!'~.h.ge~,±r uv+r,xniri~C+~f't~~N•'r ,~w [';A"##9~.":~i'~+be3lAViy.:~+, ^~~y'~y` t, . I Page 5 YDL 39 ,3SJ Staff Report PA-81-1 iup The subject property does have possible access.points to Wick Ave. on the north and 27th Ave. on the east. As indicated viously both of these roads are designated as collectors, 27th„ Ave. because of its 50 feet right-of-way should be brought toyO - feet in order to assure adequate right-of-way,width when the'r•oed is improved. Canal Blvd. traverses the property on the southealst side. There has been no indication by the applicant as to whether! or not there is a desire to utilize this road for access. Because Canal is designated as a future arterial, there-should be con-.; .;.'.i sideration as to the appropriateness of granting access on this road because of safety concerns. The proposed layout of,!`.V', the first phase of development shows only one access to the"parc`el, on Wickiup. The staff would request additional detail as to proposed ingress and egress points to all roads so that an adequate review may be conducted. .A' ;1. 8. Rehabilitation or redevelo ment of older residential areas should be encourage an incentives therefore provided. i Not applicable. 9 Efforts should be made to provide safe, sanitary housing for,,` low moderate income families and the elderly. The applicant has indicated that it is the intent of the developetw to provide homes for lower and moderate income local persons. It has also been indicated that this desire will be facilitated ; by the character of the subject property which will facilitate " an economical development capacity.` B. Urbanization - Urbanization Goals and Objectives - Urban DeveT`opment. The ollow ng po icies regarding urbanization would appear to relate to this proposal: 7. To ensure orderly growth fromi.the community center to thee? urban area boundary and prevent urban sprawl, the followi'n`g urban development factors must be found to exist as in- dicated below prior to approval of any development: D. Area served by Public Sewer, Water, Utilities and Streets: Sewage disposal and domestic water supply,.;- as well as other public service and facilities, have,' _ emerged as critical factors in urban development;. particularly in relation to capacities, the balancing-,t.,?- of supply and demand, and the balancing of'costs vs, revenues. Urban development criteria must, therefore'' take into account the problem and costs associated .;I. with development which is not an immediate extension.",{'... of these facilities, or extends such facilities beyond carrying capacities. ` fl'. ;t. i ~ I ia',t tW.ati +ruA;,~..r4:nnil., ro+'g0ur+';+T ' VOL 39 FdcE 364 Page 6. Staff Report PA-81-1 The proposed residential density would be approximately 4 units per acre with only single family dwellings. IV. Conformance with the Comprehensive Plan for the Redmon*d`Urban. Area. Public Facilities and Services: h!+ r . A. Sewer and Water Facilities. The following policieVmould appear to relate to this proposal: w; 2. Expansion of the City's sewer and water system shall be used as a major tool in directing urbanization,'~,', 3. The City should maintain a high standard of water service to accommodate needed housing within the`, urban area. Steps should be taken to implement'a. Redmond Water System Water Plan.. Because the growth.of the Redmond Area is dependent on pro- vision of water and sewer service, there would be somewhat of an inconsistency with this proposal and the above policies. It"" is clear that the City is attempting to remedy the situationl~by the passage of a bond which would provide the necessary funding but at the present time, water service is a problem which also affects the provision of adequate sewer service. There would not be conformance with the above policies without either provro:vines of an interim water system for the subject property that p adequate water pressure or the completion of a new city water system. V Conformance with Applicable Statewide Lartd Use Planning-Goals, See applicant's statement. VI Conclusion and Recommendation` One of the general goals of the Redmond Urban Area Plan is toyprovide for a close correlation between the provision of urban services and urban development in order.to bring about a more orderlyand efficient development pattern, and thereby avoid unnecessary 1, tax burden and excessive utility costs. c s. crease Another ingeneral policy cdensity throughout tthegcommunityerall iri This proposal satisfies the intent of the plan in terms of inf} creasing the overall density. But more importantly, there itr.`' an lnconaistoncy with policies regarding provision p services more specifically sewer and water. i "Any changes in zoning which occur are subJect to public heart; g Vii, ~ t ' • ~ ~ i ' ~ ' , r, r al{t7 r'L.{'f 3 .1`x ;r -y'~ i~ Vr,~ q}a7 rb~~1 ~T; !tip } i ~ ~i4tYy VOL 39 PACE 365 Page 1 Staff Report ! and a specific decision by the governing body. The greatest single problem between the plan and zoning activity i•s""timing. Some areas suggested in the plan for different kinds of;;land uses can only be justified at some time in the future when sufficient population growth has occurred to warrant th;..1,-' development or when public facilities are available to 'support that development. All zone changes should be considered i.n relation to the general plan and thus serves as one of the continuing means of evaluating the plan. If zone changes are comtemplated which kre contrary to the plan, the community should first amend the policies and concepts in the plaii', before a change of zone is made. This process insures.that each petition for rezoning is considered in light of the".best interests of the entire community." (The Plan in Context.;-- The Comprehensive Plan for the Redmond Urban Area pg. 3).. i The staff would recommend approval of this action subject, to provision of water and sewer service provided to the parcel",';. in accordance with City extension policies and provision of,,,•,those services in an orderly and efficient manner. r• , M1 RK/ns 3/25/81 / } ~ 1 to • `1 ' I. • 1~ N I..~..au.•.'._ I V"i• ~ i i I 9t. Nn; 1.'i 13 !oC goal F f looj r. 0 too 9-3 WISP Rai nlt~ I 5uO3"'e4l k s t z - N j a i i ~ I a 1 a / ' t LI fG i, VOl 39'I•tl~E~ss ' • ~I Oti0 ORV CPA 's1-1) I NAISC~~ :;,u~., ~I • DZI c~-ei-il • NOIY1/4Ss~C.29 T. 15 S. R.i ;u- 1.F.;• x.: ' 1. f