29-109-Order Recorded 10/13/19784
29
1
IN THE BOARD OF COUNTY COMMISSIONERS
STATE OF OREGON, DESCHUTES COUNTY
In the Matter
of
File No. CU-78-45 ) O R D E R
Conditional Use for )
Larry Romaine )
THIS MATTER COMING BEFORE the Board of Commissioners upon
an appeal filed by Burton A. Lauray. The Planning Commission
held a hearing on August 9, 1978, and approved the Conditional Use
and adopted written finding of fact, a copy of which is attached
hereto and made a part hereof.
IT FURTHER APPEARING to the Board, the following findings of
fact were established as a result of the hearing conducted by the
Board.
1. The proposed mobile home planned development would be
in conformity with the Bend Area General Plan. It will be
developed in conjunction with an existing mobile home
development. The impact would be less than in another area
because of the presence of Romaine Village.
2. There is a public need for more mobile home spaces in
the Bend area.
IT IS HEREBY ORDERED that the Conditional Use be allowed.
DONE BY ORDER of the County Commissioners this 3 ;k!kf` day
of October, 1978, to become effective immediately.
BOARD OF COMMISSIONERS
'CHAIRMAN
"4~:2
COMMISS ONE
OMMISSIONER
VOL 29 FACE 110
PROPOSED FINDINGS OF FACT
CONDITIONAL USE PERMIT REQUEST NO. U-
1. The applicant is Wayne Cox, owner, and Larry Romaine
Owner of Romaine Village, 19940 Mahogany, Bend OR 97701, and they
are represented by the firm of Gray, Fancher, Holmes & Hurley,
Bend, Oregon.
2. The applicants seek a Conditional Use Permit
for the construction of a planned unit development, pursuant
to PL-5, Sections 3.025 and 7.050, for nobile homes.
3. The property is described on Exhibit A attached
hereto and by this reference incorporated herein. The property
lies on the westerly side of South High=gay 97 just east of
Romaine Village.
4. Applicant proposes to develop a mobile home develop-
ment consisting of 28 spaces located on 7 acres. The mobile
home planned unit development is to be developed in accordance
with Exhibit B attached hereto and by this reference incorporated
herein. The proposed mobile home development will be subject to
approval by the Department of Commerce as a mobile home park,
and by the Department of Environmental Quality with respect
to sub-surface sewage disposal treatment.
5. The property is zoned R-1. R-1 zoning would allow
a density of 5 units per acre, provided soil conditions and lot
area were adequate to provide subsurface sewage disposal in
accordance with DEQ requirements. The plans call for a density
of 4 units per acre which provid?s adequate subsurface sewage
-1-
VOL
r
disposal area.
29 PAGE lil
g. Conformity to the Comprehensive Plan:
(a) The property is within the Bend Urban Growth
Boundary and is subject to the Bend Area General Plan. The
property is designated as an urban residential development
alternative.
(b) The Bend Area General Plan., page 31, states as
f of lows :
"No specific areas have been designated
for mobile home park development. It is
recommended that they be considered as a
residential use and subject to the same
density standards as other residential
uses. However, because of their different
character, they should be located in mobile
home parks or mobile home subdivisions or
on larger individual lots in some of the
more undeveloped sections of the planning
area."
This proposed mobile home planned unit development would be,
in conformity with the Bend Area General Plan in the sense that
it will be developed in conjunction with an existing mobile home
development. Furthermore, the impart on surrounding property
would be less than other areas in the county because of the
presence of Romaine Village.
7. Public Need:
(a) Public need is demonstrated for a mobile horse
park by the letters submitted by mobile home sales representatives
from the area. it is clear that, based upon these letters, there
is a strong demand for mobile home spaces within the Bend Urban
-2-
11
VOL 29 rACE 12
The also demonstrate that there is few available spaces
Y
.-r ea.
L,n which to place mobile homes
(b) The cost of conventionally built housing is
=M
ti.rsuir_g to escalate rapidly . Mobile homes are a viable
con
a to conventionally built housing. Initial investments
81 `ems aL3V _
homes do not allow the purchase of individual homesites
in mobile demand
r mobile home placement- Therefore, there is a continuing
_o_
arks.
?or mobile home rental spaces in mobile home P-
almost every day
(c) Romaine village receives inquiries
requesting information on available spaces.
B. That the need will be best served by changing
''ication of the particular piece of property as compared
c_assi=
with other available property
a,) As set forth above the applicant has been develop-^
(
Pomaine Village for several years, and this development
ing
ect.
will be a continuation of this proj the construction
been impacted by
(b) The area has already,
existing mobile home park and subsequent uses have been
of an
d=-:eloped in. accordance with that use-
(c) where mobile home
(c) There is no place in the caun y
parrs are Permitted outright. Therefore, where the impact has
dy been created, it only seers appropriate that the use
alrea
should be continued.
(d) The property is Particularly well located because,-
ilability of access to South ji.uhway 97. This location
of t 4r e ova
is particularly appropriate with respect to the movement of
-3-
va 29 PACE 113
mobile homes to and from the property. Furthermore, the facilities
such as school buses are already aware of the existing mobile
home park and have planned routes accordingly.
9. Conformity with Statewide LCDC Goals:
(a) Goal #3, Agricultural Lands This property has
never been used as agricultural land and the goal refers to the
preservation and maintenance of agricultural lands. Furthermore,
the property has already been largly conmi.tted to a mobile home
park rather than agriculture. Finally, the area is contained
within the perimeter of the Urban Growth Boundary which recognizes
that its highest and best use is as urbanizable land.
(b) Goal 04, Forest Land: There is no merchantible
timber on the property. Therefore, this goal would not be
applicable.
(c) Goal #5 Open Spaces, Scenic and Historic Areas
and Natural Resources: Significant property is being reserved
within the development for recreational and multi-use
purposes. Occupants within.the proposed project would have
access to all of the amenities available at Romaine Villaaa.
The area has not been identified as having any known
fish or wildlife areas or habitats. Furthermore, the area is
within the Urban Growth Boundary which recognizes that its
highest and best use is as urbanizable lands.
The area has not been identified as containing any
known mineral or aggregate resources.
-4-
vot 29 eacE 114
The area has not been identified as having any known
sources of energy.
The area has not been identified as having particular
open space value,. recreation potential, historical significance,
or outstanding scenic qualities by the 1974 Central Oregon Open
Space Recreation Study.
The area has no identifiable ecologically or scientif-
ically significant areas.
The area contains no outstanding scenic views or sites
that are any different from other lards located east of Bend.
The area is not within the proximity of any water
areas, wet lands, water sheds, or ground water resources.
The area is not within a designated wilderness area.
The area contains no known historic area, site, structures
or other objects. The area is not identified as having.a significant
cultural history.
The area is not within any potential or approved Oregon
Recreational Trails or Federal Wildlife and Scenic-Waterways,
or State scenic waterways.
(d) Goal 46, Air, Water and Land Resources Quality.
In order to maintain and i;aprove the quality of the air,-water
and land resources of the property, as well as the county, the
property will be developed in strict accordance with the
Depar-truent of Environmental Quality Regulations promulgated
to protect these environmental qualities.
V -5-
' a 29 PACE115
W Goal fi7, Areas Subject to Natural Disasters and
Hazards: The property is not subject to slides or earthquakes
and the area does not lie within proximity to any existing
rivers, and is therefore, not subject to flooding.
(f) Goal 108, Recreational Needs: Areas within the
mobile home park are being set aside to provide recreational
areas for the residents within the park, and residents will have
access to the recreational amenities provided for at Romaine
village.
(g) Goal 109, Economy of the State: The construction
of the this project will provide jobs within the community
and will provide inventory for mobile home spaces to accommodate
the expected influx of laborers' for the Bend Sewer Project
and related public construction.
(h) Goal ttll, Public Facilities and Services: There
is already power provided to Romaine-Village as well as a community
water system. The property will contain a ccmmunity subservice
disposal system. Development of these facilities will therefore
be orderly and efficient arrangement of public facilities and
services.
M Goal f12, Transportation: The property is
located on a major north south arterial highway,. South Highway 97,
with direct access to Bend.
(j) Goal 1013, Energy Conservation: The area is
within the Urban Growth Boundary•and is located on existing
-6-
VOL 2 9 FACE 1 1 U
transportation arterials. Being within the Urban Growth
Boundary and in close proximity to the urban facilities
provided therein it will result in the conservation of energy
resources by concentrating development within the urbanizable
land in the Bend Urban Area.
(k) Goal 114, Urbanization: This property is developed
within the Urban Growth Boundary of Bend, which recognizes the
highest and best use of this property is-for urban type developments.
10. Conformance with ORS 215.055:
(a) Characteristics of the area. The area is generally
flat with few topographical features. The area can easily be
adapted to an expansion of the mobile home park. Within the Bend
Urban Area demand remains high for robile home spaces.
(b) Suitability of areas for particular land uses
and improvements. This particular area has already been impacted
by an existing mobile home park such that further use will not
adversely affect surrounding property.
(c) Land use and improverten-~s in the area. There is
no adjoining property which is being developed which would indicate
any incompatibility with a mobile home develoament. Also the mobile
home park has been in existence for some time and people have
come to rely on the fact that it will be continued as a mobile
home park for the forseeable future.
(d) Trends in land imp rovement. There are no areas
-7-
VOL 29 FACE I
♦ M I
within the county specifically reserved for mobile home parks.
The trend clearly is to the increased use of mobile homes as
residential units. Existing uses should be utilized to the
greatest extent possible before allowing the scattered development
of mobile home subdivisions.
(e) The denisity of development in the area. The
area would be developed in a manner consistent with existing
densities in the mobile home park. Density in the surrounding
area will be that of a urban character because of its location
within the Urban Growth Boundary.
(f) Property values. Since the property has already
been impacted by a mobile home_subivision, there is no reason
to think that property values will be affected by the proposed
use.
(g) The needs of economic enterprises. The proposed
project will provide housing for the anticipated increase in
labor as attracted to the area by various public construction
projects. The area is located on existing arterials for easy
access to any of these proposed projects.
(h) Needed Access. This has been adequately addressed
hQfnre and it is clear that the area has ample access.
(i) Natural resources.
above . )
-8-
(See the LCDC Goals addressed