2008-848-Minutes for Meeting September 03,2008 Recorded 9/17/2008COUNTY
NANCYUBLANKENSHIP,FCOUNTY CLERKDS CJ 7008.848
COMMISSIONERS' JOURNAL Og~11~Z008 11;55;41 AM
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Deschutes County Clerk
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Deschutes County Board of Commissioners
1300 NW Wall St., Bend, OR 97701-1960
(541) 388-6570 - Fax (541) 385-3202 - www.deschutes.orc
MINUTES OF BUSINESS MEETING
DESCHUTES COUNTY BOARD OF COMMISSIONERS
WEDNESDAY, SEPTEMBER 39 2008
Commissioners' Hearing Room - Administration Building - 1300 NW Wall St., Bend
Present were Commissioners Dennis R. Luke, Michael M. Daly and Tammy
Melton. Also present were Dave Kanner, County Administrator; Erik Kropp,
Deputy County Administrator; Susan Ross and Teresa Rozic, Property and
Facilities; Dee Van Donselaar, Community Development; and fourteen other
citizens, including representatives of the media.
Chair Luke opened the meeting at 10: 00 a. m.
1. Before the Board was Citizen Input.
None were offered.
2. Before the Board was Consideration of Chair Signature of Document No.
2008-465, an Intergovernmental Agreement with Crook County regarding
FEMA Grant Funding to Treat Wildland Fuels in Crook County.
Joe Stutter said that this allows the grant from FEMA to be spent as authorized.
The County is overseeing the process and Crook County will be reimbursed for
expenditures.
MELTON: Move approval.
DALY: Second.
VOTE: MELTON: Yes.
DALY: Yes.
LUKE: Chair votes yes.
Minuets of Board of Commissioners' Business Meeting Wednesday, September 3, 2008
Page 1 of 8 Pages
On another note, Commissioner Luke asked about a log jam on the Deschutes
near a foot bridge at Pringle Falls in the upper Deschutes River. Some people
have complained about logs in the River backing up against bridges, creating a
safety hazard.
Mr. Stutter stated that last spring some logs were removed from around the
bridges. Since then more have gathered up. There are a number of interests
including the Army Corps. of Engineers, the State, Forest Service, private
parties and the County, along with a few other entities that have concerns about
this situation. Logs are being allowed in the River for fish and animal habitat
and to keep erosion down, as this is the natural state.
It is difficult to move any of the logs since a vehicle cannot get very close.
They had to use winch lines previously. He added that even if all of the logs
are removed, there will be more falling into the River in the future.
Commissioner Melton pointed out that people do disregard the warning signs
and the deaths this year were preventable. Perhaps more public education is
needed, emphasizing the potential dangers.
3. Before the Board was Consideration of Signature of Document No. 2008-
503, a Notice of Intent to Award Contract Letter for the Sheriff Impound
Building Project.
Susan Ross gave a brief overview of the item, which would award the project to
the low bidder, CS Construction. At this time impound articles have to be left
outside. The new building will house various items used for evidence as well as
impounded vehicles. She added that the bid came in under the estimated
amount.
MELTON: Move approval.
DALY: Second.
VOTE: MELTON: Yes.
DALY: Yes.
LUKE: Chair votes yes.
4. Before the Board was Consideration of Signature of Resolution No. 2008-
126, providing an Extension to Finalize Funding for an Affordable Housing
Project in La Pine.
Minuets of Board of Commissioners' Business Meeting Wednesday, September 3, 2008
Page 2 of 8 Pages
Teresa Rozic explained that the entity working on the project has asked for
additional time to address closing the funding gap. The State has allowed them
until the end of October to finalize this, although Deschutes County will ask the
State to reserve the funding for this project until the end of the year.
MELTON: Move approval.
DALY: Second.
VOTE: MELTON: Yes.
DALY: Yes.
LUKE: Chair votes yes.
5. Before the Board was a Public Hearing (continued from August 6, 13, 18 &
27), and Consideration of First Reading of Ordinance No. 2008-025,
Making Certain Determinations and Findings Relating to and Approving
the Bend Municipal Airport Urban Renewal Plan.
Dave Kanner said there was nothing new to add other than a few letters, calls
and e-mails have been received this week.
Gladys Biglor thanked the Board for its thoughtful deliberations, since there is a
lot at stake. She wanted to acknowledge Commissioner Melton regarding her
concerns about the master plan. Ms. Biglor has been getting calls from
neighbors in the area who are starting to see her name in the newspaper. They
are expressing concerns because they don't understand the process. The
Airport did provide a meeting during the day for citizens to learn about the
process. Many people were not able to come to the meeting, however. She
asked that the Board ask the Airport to hold an evening meeting for these
people to attend.
John Russell, City of Bend, submitted a letter from Mayor Abernethy,
responding to several issues before the Board. He read a few key points
regarding funding for the Rural Fire Protection District. They are working
closely with them on this issue. There is not enough time to come up with a
hard and fast solution, which would then have to be approved by the Council; if
it involved a user fee at the Airport, the tenants would also have to be involved.
By making special accommodations for the RFPD now, it sets precedence with
other districts and could negate potential benefits of the process.
Minuets of Board of Commissioners' Business Meeting Wednesday, September 3, 2008
Page 3 of 8 Pages
Even if the current master plan was not going to be revised, the projects are
consistent with the existing plan. They have been proceeding with
infrastructure work to benefit Cessna and other companies. Airports can
expand by right according to Oregon law. With the two aircraft manufacturers
and others at the Airport, there are important jobs at stake.
If the County does not adopt the renewal plan until the master plan is complete,
this would take several years and could negatively impact Epic Air and Cessna,
as well as other potential employers.
Commissioner Melton said that this is a wonderful tool and she cannot dictate
to the City how it is utilized. Some of Juniper Ridge is in a renewal district. It
may not impact anyone today, but she is worried about providing essential
services in the future. This has to be balanced against potential jobs. Murphy
Crossing cost about $2.2 million of Sheriff's Office funding. There are a lot of
moving parts and it is hard to lock it up so that the impacts are known. As this
tool is used, some thought needs to be given to future impacts. She does not
want to miss an opportunity but wants to proceed cautiously.
Mr. Russell said that they don't take this lightly. Police and Fire have concerns,
but they are trying to build infrastructure and retain jobs. Eventually this
property will go back on the tax rolls.
Commissioner Luke stated that the City could very well take in the area around
the Airport at some point, and there would be no guarantee as to whether the
County will have any say on what happens at that point.
Being no further testimony offered, Chair Luke closed the hearing at this time.
Chair Luke read a statement to the audience, indicating that he is not supportive
of approving the renewal plan at this time.
Commissioner Melton referred to the balance needed, and she acknowledged
that jobs are important. Changes can happen in the future. But she is
concerned about the voices that need to be heard now, including local residents
who may be impacted by various projects. She does see a link between the plan
and what is to happen now. There doesn't seem to be a way at this point to
mitigate the impacts to the service districts. The businesses already have the
benefit of an enterprise zone. She wants to see proper planning to avoid
negative impacts on residents and districts.
Minuets of Board of Commissioners' Business Meeting Wednesday, September 3, 2008
Page 4 of 8 Pages
Commissioner Daly said he is looking at it for the long term. He spoke with the
Finance Director about potential impacts to the taxing districts. If the urban
renewal district works like it should, it generates jobs and income, and these
citizens spend money, and any negative impacts are balanced out by this. Clean
manufacturing jobs are valuable and this is a win-win. Cessna is here and does
not have to stay here, and should be encouraged to remain. It is not good for
the community to lose that kind of employer.
The other issue is the Sheriff's concern about losing funding; however, the
airport projects are related to public safety as well. Improvements to Powell
Butte Highway and Butler Market Road could be made with this funding in
place. He also wants to encourage a partnership with the City of Bend; the two
entities should work together on things that impact the region as a whole. He
supports passing this ordinance.
Commissioner Luke said he wants to support jobs but there would not be
adequate services available for these citizens. And, if you pay someone to stay
in the area, where do you stop.
Commissioner Melton stated that the County gave Juniper Ridge to the City at
no cost so that job creation would happen. She wants to work with the City and
perhaps the City will be able to work something out with the Districts.
No motion was made at this time.
Before the Board was Consideration of Approval of the Consent Agenda.
Commissioner Melton asked Ms. Rozic about item #6; she is concerned that
political action committees may want to use County property for fundraising
purposes. Ms. Rozic said that she looks at Code when these requests come in,
and they also come before the Board.
Mr. Kanner stated that the Oregon Supreme Court said that you can prohibit a
class of activities on public property, and can have a policy regarding users.
You have to allow all users of a particular type if you allow one.
In regard to Historical Society appointments, Commissioner Daly explained
that Doug Knight was recruited by Jon Sholes to take Mr. Sholes' place. Dee
Van Donselaar stated that there are three positions that the County appoints, out
of nine total.
Minuets of Board of Commissioners' Business Meeting Wednesday, September 3, 2008
Page 5 of 8 Pages
Commissioner Melton said that this is not necessarily an open process. Ms.
Van Donselaar explained that there are ties with the Museum and the Pioneer
Association, which made it a bit more complicated.
MELTON: Move approval of the Consent Agenda.
DALY: Second.
VOTE: MELTON: Yes.
DALY;
LUKE:
Consent Agenda Items
Yes.
Chair votes yes.
6. County Administrator Signature of Document No. 2008-490, a License for
American Legion Post #45 to Use the County's La Pine Facility Parking Lot for
Two Fundraising Events
7. Chair Signature of Document No. 2008-470, an Intergovernmental Agreement
for the Oregon Department of Education Child Nutrition Program
8. Signature of a Letter Reappointing Toni Williams to the Vandevert Acres
Special Road District Board, through December 31, 2010
9. Signature of a Letter Appointing Eric Beck to the Upper Deschutes Watershed
Council, through January 31, 2011
10. Signature of Letters to Barbara Smiley and Jon Sholes, Accepting their
Resignation from, and Thanking Them for their Service on, the Deschutes
County Historic Landmarks Commission
11. Signature of a Letter Appointing Doug Knight as the Des Chutes County
Historical Museum Representative on the Historic Landmarks Commission,
through August 1, 2009
12. Approval of Minutes:
• Business Meeting: July 9 and 21; August 27
• Work Sessions: August 13, 25 and 27
13. Economic Development Grant Request:
Downtown Bend Business Association - Banners - Commissioner Melton
granted $500.
Minuets of Board of Commissioners' Business Meeting Wednesday, September 3, 2008
Page 6 of 8 Pages
CONVENED AS THE GOVERNING BODY OF THE 9-1-1 COUNTY
SERVICE DISTRICT
14. Before the Board was Consideration of Approval of Accounts Payable
Vouchers for the 9-1-1 County Service District in the Amount of $4,157.41.
MELTON: Move approval, subject to review.
DALY: Second.
VOTE: MELTON: Yes.
DALY: Yes.
LUKE: Chair votes yes.
CONVENED AS THE GOVERNING BODY OF THE EXTENSION/4-11
COUNTY SERVICE DISTRICT
15. Before the Board was Consideration of Approval of Accounts Payable
Vouchers for the Extension/4-11 County Service District, in the Amount of
$10,543.06.
DALY: Move approval, subject to review.
MELTON: Second.
VOTE: MELTON: Yes.
DALY: Yes.
LUKE: Chair votes yes.
RECONVENED AS THE DESCHUTES COUNTY BOARD OF
COMMISSIONERS
16. Before the Board was Consideration of Approval of Accounts Payable
Vouchers for Deschutes County, in the Amount of $325,462.73.
MELTON: Move approval, subject to review.
DALY: Second.
VOTE: MELTON: Yes.
DALY: Yes.
LUKE: Chair votes yes.
Minuets of Board of Commissioners' Business Meeting Wednesday, September 3, 2008
Page 7 of 8 Pages
17. ADDITIONS TO THE AGENDA
None were offered.
Being no further discussion, the meeting adjourned at 11: OS a.m.
DATED this 3rd Day of September 2008 for the
of Commissioners.
hutes County Board
Dennis R. Luke, Chair
Tan y ( aney) lton, ' 4ce Chair
ATTEST:
Recording Secretary
y, CoXmissioner
Minuets of Board of Commissioners' Business Meeting Wednesday, September 3, 2008
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710 WALL STREET
P.O. BOX 431 September 3, 2008
BEND, OR 97709
[541] 388-5505 TEL
[541] 388-5519 FAX
www.ci.bend.or.us
Deschutes County Commissioners
BRUCE ABERNETHY 1300 Wall Street
Mayor Bend, OR 97702
LINDA S. JOHNSON Dear Commissioners:
Mayor Pro Tem
At your meeting of August 27, you extended the public hearing on the
MARK CAPELL City Councilor proposed Bend Municipal Airport Urban Renewal Plan to your meeting of
September 3. There were a couple of general concerns raised by Board
JIM CLINTON members and we will attempt to address them below. In addition, we have
city councilor addressed several timing issues related to plan adoption for the Board's
consideration.
BILL FRIEDMAN
City councilor
1. Work with the Rural Fire Protection District to reach a compromise on
funding issues to support operations overtime.
PETER GRAMLICH
City Councilor
We wholeheartedly agree to continue working with the RFPD in exploring
CHRIS TELFER
options for long-term, sustainable funding through our contractual
city councilor
relationship. However, the City cannot commit to anything at this time for
two reasons. The first is that more time would be needed to do additional
research on options and it would require direction/concurrence from City
Council (and in some instances agreement by other airport tenants). The
ERIC KING
second reason is that by making special provisions for the Rural Fire
city manager
Protection District now - as part of the discussion around formation of the
urban renewal district - we would be setting a precedent around making
SONIAANDREWS Finance ance Directomctor
F
exceptions with affected property erty tax recipients. This would then have the
potential for completely undermining the whole concept of an urban renewal
SANDRA L BAXTER
district.
Interim Police Chief
LARRY HUHN
Fire Chief
PATRICIA STELL
City Recorder
September 3, 2008
Page 2
As the Board is certainly aware, the City is in a very difficult financial position. Our very low
tax rate (about $2.80/$1,000 assessed value) makes it extremely difficult to continue fully
funding emergency services in the City as well as funding economic development and job
growth at the airport. I intend to initiate a discussion with the City Council about a longer
term strategy for stabilizing emergency service funding. While not directly providing funds to
the RFPD, they have correctly stated that our relationship is closely intertwined, and
assistance to and stable funding for City emergency services is also helpful to the RFPD.
To reiterate, long term stable funding for the RFPD is important to the City, but we feel it
needs to be addressed separately from the current discussion.
2. Address how the upcoming Airport Master Plan is impacted by the urban renewal plan.
City staff is in the process of preparing a scope of work for creation of a new airport master
plan. With significant outreach to the public, to which we are deeply committed, and taking
into account the required processes for adoption by the County and the Federal Aviation
Administration, we expect it to be 1'h - 2 years before a new master plan could be in effect.
As stated by John Russell at the 8/27 public hearing, an urban renewal plan is clearly an
estimate at a point in time of potential projects and their cost and timing. It is fully expected
that this estimate will change over time. In fact, the draft renewal plan anticipates changes
and defines a clear process for amendments in the plan itself. It would be absolutely
appropriate, and expected, that the renewal plan would be amended after the master plan is
complete.
Please keep in mind, even if there were to be no master plan update, there is currently
significant growth at the airport which is in conformance with the existing master plan. This
current growth requires infrastructure, which requires funding. The City's ability to provide
infrastructure, even the 5% match to an FAA grant, is severely limited at this time. As an
example, we recently completed a new runway at a cost of about $10,000,000. Our match
to this one project was $500,000. We also have created a line of credit, paid by the City's
General Fund, of about $1,500,000 to provide infrastructure at the airport. This is in direct
response to Cessna's location in Bend and its need for infrastructure. These costs are in
addition to the approximately $100,000 annual transfer from the General Fund to the airport
operations/debt service. To reiterate, all of these costs are tied to the existing approved
master plan.
Oregon State law allows airports to expand by right. We are committed to developing a
master plan that will accommodate growth, but also takes into account the stakeholder input
of airport users, airport neighbors, and the entire City of Bend and Deschutes County
residents at large. With its two aircraft manufacturers producing clean family wage jobs, as
well as the many other airport related jobs, the Bend Airport is a tremendous driver for
economic stability in Deschutes County and all of Oregon. Our airport master plan will do
the best job possible to blend these many interests.
3. What are the timing impacts related to plan adoption.
September 3, 2008
Page 3
As noted in the hearing, we are well past the date to have the certified base being
established at the January 1, 2008 assessed value. To have the certified base established
at the January 1, 2009 assessed value, the plan needs to be effective by September 30,
2009.
The City is asking that the plan be adopted by September 30, 2008, in order to be effective
by December 31, 2008 (due to the 90 day period for a County ordinance to be effective). If
the plan is effective by December 31, 2008, tax increment funds will be distributed in Fiscal
Year 2009/10. If adopted after that date, funds will not be distributed until Fiscal Year
2010/11. Recognizing the hangar development by Aero Facilities that is now underway, this
could be a significant loss of revenue next year.
If the County were to not adopt the renewal plan until after the airport master plan is
complete, a large amount of significant growth would be missed. Much if not all of Aero
Facilities Phase 1 development would be complete, and not eligible for incremental growth.
Additionally, the proposed expansion by Epic Air would not be eligible for incremental
growth, nor would the potential expansion by Cessna: all potential growth over the next two
years.
This delay in adopting the plan would remove a significant amount of the incremental growth
projected in the urban renewal plan/report. The delay, and resultant loss of revenue, would
put the City in even a deeper hole in providing sufficient funding to maintain growth at the
airport. We have a remarkable economic engine at the airport. We must provide a source
to adequately support it, or we will be in danger of losing much of what we have gained in
recent years.
Sincerely,
S4'cc"~
Bruce Abernethy
Mayor, City of Bend
I appreciate the City's efforts to answer our questions and concerns about
the Urban Renewal District proposed for the Bend Airport.
It is clear that if future expansion is to occur at the airport there is a need
to expand the infrastructure. The question is how to pay for that
expansion. There are several ways that can be accomplished, the city has
proposed the Urban renewal district.
Other options could include anA LID, revenue bonds, increased user
assessments, and they could always go to the city voters and make their
case for a GO bonds.
While looking at the hit to other government agencies is viewed by some
as minor, the money lost by the county and public safety agencies is
money needed by those agencies. I attended many of the public forums
with Sheriff Stiles and Under Sheriff Blanton and saw the support their
department had from the public. I do not believe those citizens supported
permanent funding for the Sheriff's office so that money could be used by
the Bend Airport.
The propose airport URD is but one of the districts formed by the City of
Bend. In his e-mail exchange with Sheriff Blanton, Mr. Russell reminded
us that the City has already approved the Murphy Road District, which
includes a lot of commercial and residential property. The have also
approved the Juniper Ridge which has a zero basis value which means the
county and public safety will not receive one cent of money for services.
Taken all together, these Urban Renewal Districts take a lot of money
from all the citizens in Deschutes County for development in Bend.
The Bend City Councilors talk about development paying its own way.
Evidentially that is not true for them when the City is the Developer.
When the urban growth boundary expansion is completed and more
property comes within the city limits, the tax base for RFP district #2 will
shrink even more.
Another thing that concerns me if we form this district. I can foresee the
city coming to us and saying we want to do this and this and expecting us
to go along with anything they want without question or obj ection. That is
not how I personally work.
There are other options for the city to provide funding for their projected
infrastructure at the Bend Airport. I can not support the formation of the
URD.
BEND MUNICIPAL AIRPORT
URBAN RENEWAL PLAN
Deschutes County
Document Reproduces Poorly
(Archived)
County Commission:
Dennis Luke, Chair
Tammy (Baney) Melton, Vice Chair
Mike Daly, Commissioner
County Planning Commission:
Keith Cyrus, Chair, Sisters Area
Richard Klyce, Redmond Area
Brenda Pace, Bend Area
Todd Turner, Vice Chair, Bend Area
Kelly L. Smith, At Large
Susan S. Quatre, At Large
Robert A. Otteni, South County Area
County Staff:
Catherine Morrow, Planning Director
Mark Pilliod, Legal Counsel
David Kanner, Chief Administrative Officer
City of Bend Staff:
John Russell, AICP, Director, Urban Renewal, Economic Development
Susan L Palmeri, Airport Manager
Consultant Team:
Tashman Johnson LLc
Jeannette Launer, Attorney
Elaine Howard Consulting LLC
James Vanden Bos, planner
TABLE OF CONTENTS
1. INTRODUCTION
4
II. MAP AND LEGAL DESCRIPTION OF URBAN RENEWAL AREA 8
III. OUTLINE OF MAJOR URBAN RENEWAL PROJECT ACTIVITIES 10
IV. URBAN RENEWAL PROJECTS
V. PROPERTY ACQUISITION AND DISPOSITION
VI. RELOCATION METHODS
VII. TAX INCREMENT FINANCING OF PLAN
VIII. FUTURE AMENDMENTS TO PLAN
IX. RELATIONSHIP TO LOCAL OBJECTIVES
11
14
15
15
16
17
I. INTRODUCTION
The Bend Municipal Airport Urban Renewal Plan (the "Plan") contains goals, objectives
and projects for the development and redevelopment of the Bend Municipal Airport
Urban Renewal Area ("Area").
Located northeast of the city of Bend, Oregon, the Bend Municipal Airport ("Airport")
traces its history back to 1942. The country was at war and there was an immediate
need across the western states for training sites for aviators for the war effort. To this
purpose, a group of patriotic Bend citizens banded together to deed a small piece of
farmland to the City of Bend for the express intent that a municipally owned and
operated landing strip be established. The site was developed and used for pilot
training throughout World War II. Following the war, the airstrip was maintained by the
City of Bend for general use, where it experienced slow growth throughout the 1950's
and 1960's.
By the 1970's, it was clear that the Airport was becoming a part of the transportation
network for Central Oregon and development of a comprehensive Airport Master Plan
was undertaken in 1979. This plan established much of the direction for development
at the Airport and forecasted significant growth in activity at the Airport in coming
years. Today, in 2008, the Bend Municipal Airport stands poised to serve as the
general aviation and corporate aviation gateway to Central Oregon, for now and into the
future.
Facilities at the Airport include a single runway 5,200 feet in length and a corresponding
full parallel taxiway. The Airport is identified as a Category 2, High Activity Business
and General Aviation airport by the Oregon Department of Aviation, and there are over
200 aircraft based there with approximately 50,000 estimated annual operations.
Today, more than eighteen aviation-related businesses are located on the airport
employing more than 1500 people, making the Bend Municipal Airport one of the
largest sites of family-wage jobs in Deschutes County.
In 2007 and 2008 substantial new growth has occurred and future new growth has been
discussed at the Airport. Cessna Aircraft Company acquired the Columbia Aircraft
Manufacturing Corporation facility in 2007 and Aero Facilities and Epic Aircraft are
planning to develop additional facilities on the east side of the Airport. In March of
2008, Cessna announced they had hired an additional 100 employees and in April of
2008 they publicly discussed the need for a control tower at the Airport to support their
burgeoning facility. However, the Airport requires substantial public investment in
infrastructure and facilities to continue to accommodate aviation activity growth and
aviation-related industrial development.
In the spring of 2008, the City of Bend approached Deschutes County with a suggestion
to consider an urban renewal plan for the Bend Municipal Airport to help address facility
and infrastructure needs. In April of 2008, as a first step, the Deschutes County
Commission activated an urban renewal agency and designated the County
Commission to act as the Urban Renewal Agency board.
4
The Area, shown in Figure 1, contains approximately 526 acres including 22.63 acres of
right of way. The Area includes all the land currently zoned for airport uses
(approximately 415 acres) and, in addition, adjoining parcels which are either entirely or
partially designated as being inside the "65 dBA DNL noise contours" which means that
they are significantly affected by the noise of airport operations to the extent their use
for non airport purposes is constrained. The additional properties are zoned Exclusive
Farm Use (EFU). These additional EFU-zoned parcels are owned by the City of Bend,
Deschutes County and one private individual. (See accompanying Report for maps and
ownership information)
The Plan would be administered by the Deschutes County Urban Renewal Agency
("Agency"). An advisory committee will be appointed to recommend actions to the
Agency for implementation of the Plan. The advisory committee is anticipated to
include representatives of the City of Bend. Major changes to the Plan, if necessary,
must be approved by the County Commission as detailed in Section VIII Future
Amendments to the Plan. The Plan is accompanied by an Urban Renewal Report
("Report") that contains additional information.
Projects and programs under the Plan are anticipated to last approximately 25 years.
The maximum amount of indebtedness (amount of tax increment financing for projects
and programs) that may be issued for the Plan is $9,700,000.
II. GOALS AND OBJECTIVES
The goals of the Plan represent its basic intents and purposes. Accompanying each
goal are objectives, which generally describe how the Agency intends to achieve the
goals. The urban renewal projects identified in Chapter IV of the Plan are the specific
means of meeting the objectives.
Goal 1: ECONOMY
Diversify the economic base in the Deschutes County and strengthen the Area's
role as a regional economic center.
Objectives:
1A: Support business development by completing improvements which will
enhance local aviation-associated businesses, preserve current aviation
uses, promote private investment, and provide for a mix of employment
types and uses.
1 B: Promote job retention and job creation by targeting quality jobs and
enhancing job opportunities for local residents, particularly in the aviation
and aerospace cluster.
1 C: Assist in the financing and provision of transportation and infrastructure
improvements to support the development of aviation uses.
1 D: Work with property owners to promote beneficial development of
properties within the Area.
1 E: Increase the supply of buildable serviced land for aviation uses within and
adjacent to the Airport.
Goal 2: TRAFFIC AND TRANSPORTATION
Implement transportation improvements that will maintain the ability of the
Airport to serve general aviation and aviation-related development in Deschutes
County, increase access to the Area and mitigate traffic impacts.
Objectives:
2A: Provide the Airport with adequate facilities, services and safety features to
serve the existing and projected levels of aviation activity or demand as
specified in the Airport Master Plan as it may be amended from time to
time.
213: Provide economic support to regional and local businesses by developing
an Airport that provides sufficient access to the national air transportation
system.
2C: Provide facilities that are accessible from the ground and air to meet the
demands of users.
2D: Improve and construct streets to meet future development demands.
2E: Improve roads to the extent that improvements are required for growth at
the Airport.
Goal 3: LAND USE
Ensure an adequate supply of appropriately zoned land to provide for the
development of aviation uses.
Objectives:
3A: Provide opportunities for aviation and aviation-related development at and
adjacent to the Airport.
313: Disperse employment centers to parts of the County with access to
adequate transportation routes and public utilities.
3C: Eliminate potential conflicts in Ldn 65 noise contour properties by
acquiring properties as specified in the Airport Master Plan as it is
amended from time to time.
Goal 4: PUBLIC UTILITIES
Ensure that new development is located in areas that can be adequately served
by public infrastructure including access, circulation, water, sanitary sewer,
storm drainage and other facilities and services.
6
Objectives:
4A: Develop public infrastructure improvements on parcels of underutilized
land to encourage private development.
413: Develop water, sanitary sewer and storm drainage improvements to
support aviation uses.
Goal 5: PUBLIC INVOLVEMENT
Maintain a citizen involvement program that ensures the opportunity for citizens
to be involved in all phases of the urban renewal planning and implementation
process.
Oboectives:
5A: Use available media to inform citizens of projects and programs to be
undertaken under the Plan.
513: Provide for public input as to implementation of the Plan and work to
achieve consensus as a basis for proceeding.
7
II. MAP AND LEGAL DESCRIPTION OF URBAN RENEWAL AREA
The Area legal description is attached as Appendix A. (This will be attached once this
goes to the County Commission)
FIGURE 1. URBAN RENEWAL AREA BOUNDARY, ZONING AND
COMPREHENSIVE PLAN DESIGNATIONS
i
Bend Airport AVIATION SUPPORT DIST
AIRPORT OPS DIST = ASD- RESERVE AREA
Urban Renewal Area EXCL. FARM USE (BLANK)
Orthophoto: 2005 ~ AVIATION REL. IND DIST
- ARID- RESERVE AREA MULT USE AGRIC
1 inch equals 500 feet
9
III. OUTLINE OF MAJOR URBAN RENEWAL PROJECT ACTIVITIES
The major projects include taxiway and runway improvements, aviation safety
improvements, development of new facilities, property acquisition, planning, public
safety improvements and Airport area infrastructure improvements. The specific
projects under those categories are as follows:
A. Taxiway and Runway Improvements
1. Construct New Taxiway B
2. Reconstruct Taxiway A
3. Widen Runway
4. Lengthen Runway
5. Pavement Expansion: Westside Expand North Ramp
6. Pavement Expansion: Westside Expand South Ramp
7. Runway Upgrading
B. Aviation Safety Improvements
1. Air Traffic Control Tower
2. Compass Rose
3. Fencing Improvements: Powell Butte Highway
4. Fending Improvements: Airport Frontage
5. Fencing Improvements: Install Perimeter Fencing
6. Auto Parking Improvements
7. Demolish Homes Acquired Inside 65 dBA DNL and 70 dBA DNL
C. Development
1. Construct Airport Facilities Building: Administration, Maintenance,
Meeting/Conference Room and Classroom
2. Construct Hangars for Airport to Own and Lease
3. Expand Heliport/Helipad
D. Property Acquisition
Purchase Property Inside 65 dBA DNL and 70 dBA DNL
for Additional Airport Development and for Noise Buffer
E. Planning
1. Airport Master Plan
2. Administration of Urban Renewal Plan
F. Public Safety Improvements
Construct Emergency Services Facility
G. Airport Area Infrastructure Improvements
1. Road Improvement: Powell Butte Highway at Butler Market Road
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2. Road Improvements: Powell Butte Highway
IV. URBAN RENEWAL PROJECTS
Urban renewal projects authorized by the Plan consist of public improvements that are
described below. Public improvements authorized under the Plan include
transportation and utility projects and other projects that will upgrade and expand the
existing Airport. The actual scope, budget and priorities for urban renewal projects will
be decided by the Agency as it administers the Plan. The majority of these projects are
identified either in the current Bend Municipal Airport Master Plan (Master Plan) or in
the 2002 Planning Update to the Master Plan. Where they are not identified in the
Master Plan it is anticipated they will be included as activities in the upcoming Master
Plan Update, scheduled for this year. Projects are expected to be undertaken after
they have been included in the revised Master Plan.
As shown in the Report, tax increment funds will be combined with existing and other
future sources of funding to finance project costs.
A. Taxiway and Runway Improvements
Construct New Taxiway B
Construct a 35-foot wide taxiway the length of the Airport at the east side
of the Airport. This project would incorporate lighting, appropriate
signage, and runup areas.
2. Reconstruct Taxiway A
Reconstruction of taxiway on the west side of the Airport. This
reconstruction includes widening the taxiway and adding appropriate
lighting and signage, and runup areas.
3. Widen Runway
The existing runway will be widened as determined in the Airport Master
Plan update.
4. Lengthen Runway
The existing runway will be lengthened as to be determined in the Airport
Master Plan update.
5. Pavement Expansion
The Westside north ramp will be expanded.
6. Pavement Expansion
The Westside south ramp will be expanded.
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7. Runway Upgrading
The existing runway will have additional asphalt applied to increase its
weight bearing capacity above 30,000 pounds as will be determined in the
Airport Master Plan update.
B. Safety Improvements
Air Traffic Control Tower
Construct an air traffic control tower for the Airport.
2. Compass Rose
Construct a roadway for compass calibration/testing for aircraft.
3. Fencing Improvements: Powell Butte Highway
Security fencing along Powell Butte Highway will be installed to protect
both the Airport facilities and private property and to protect the safety of
the public and wildlife.
4. Fencinq Improvements: Perimeter Fencing
A perimeter security fence with gated openings will be installed to protect
the Airport facilities and private property and to protect the safety of the
public and wildlife.
5. Auto Parking Improvements
Auto parking will be developed to meet increased demand and/or to
resolve potential safety hazards.
6. Airport Perimeter Roadway: Install and Expand Perimeter Roadway
A perimeter roadway will be constructed to provide access for fuel trucks
to access both sides of the Airport without having to cross an active
runway.
7. Demolish Homes Acquired Inside 65 dBA DNL and 70 dBA DNL
After acquisition, the existing houses within the Area will be demolished.
C. Development
Construct Airport Facilities Building: Administration, Maintenance
Meeting/Conference Room and Classroom
Develop additional space for administrative offices, a maintenance facility,
a meeting/conference room and the community college has requested a
classroom.
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2. Construct Airport Hangars
Develop additional hangar space to meet growing demand. The Airport
may construct those hangars to sell or to retain in public ownership and to
lease to private individuals as an income source.
3. Expand Heliport/Helipad
The existing heliport/helipad will be moved to another location on the
Airport where there will be more room for this growing use, and fewer
conflicts with fixed wing aircraft.
D. Property Acquisition
Purchase Property Inside 65 and 70 dBA DNL Noise Contours
Parcels within the the 65 dBA DNL (4) and 70 (1) dBA DNL noise
contours will be purchased for Airport and aviation-related uses. Where
part of a parcel is within the contours, acquisition of the entire parcel is
anticipated.
E. Planning
Airport Master Plan
The present Airport Master Plan was adopted in 1994. An planning
update was adopted in 2002. A new Master Plan will be undertaken that
will provide specific direction on several of the projects included in the
Plan.
G. Public Safety
1. Construct Emergency Services Facility
In cooperation with Rural Fire District # 2 a Emergency Services Facility in
proximity to the Airport will be developed to serve the increase of facilities
at the Airport.
H. Infrastructure Improvements
1. Road Improvement: Powell Butte Highway at Butler Market Road
A left turn lane on Powell Butte Highway to Butler Market Road will be
constructed.
2. Road Improvement: Powell Butte Highway
Improvements will be made to Powell Butte Highway as necessary for
Airport operations.
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V. PROPERTY ACQUISITION AND DISPOSITION
The Plan authorizes the acquisition and disposition of property as described in this
section. Property includes any and all interests in property, including fee simple
ownership, lease, easements, licenses or other rights to use.
A. Property Acquisition for Public Improvements
The Agency may acquire any property within the Area for the public improvement
projects undertaken pursuant to the Plan by all legal means, including use of
eminent domain, without amendment to the Plan. The Agency will follow all
procedures for acquisition as required by the funding source of the acquisition
and by FAA, if applicable. Good faith negotiations for such acquisition must
occur prior to institution of eminent domain procedures. The schedule for
acquisition of land for a public improvement project will be determined based on
the timing of the construction of the public improvement.
B. ' Property Acquisition - From Willing Sellers
The Plan authorizes the Agency acquisition of any interest in property within the
Area that the Agency finds is necessary to support private redevelopment, but
only in those cases where the property owner wishes to convey such interest to
the Agency. The Plan does not authorize the Agency to use the power of
eminent domain to acquire property for a private party to transfer property to
another private party for private redevelopment.
C. Property Acquisition for Noise Buffer
The Agency may acquire any property within the Area for noise buffer projects
undertaken pursuant to the Plan by all legal means, including use of eminent
domain, without amendment to the Plan. The Agency will follow all procedures
for acquisition as required by the funding source of the acquisition and by FAA, if
applicable. Good faith negotiations for such acquisition must occur prior to
institution of eminent domain procedures. The schedule for acquisition of land
for a public improvement project will be determined based on the timing of the
construction of the public improvement
D. Land Disposition
The Agency will dispose of property acquired for a public improvement project by
conveyance to the appropriate public agency responsible for construction and/or
maintenance of the public improvement. The Agency may retain such property
during construction of the public improvement. The schedule for disposition of
land for a public improvement project will be determined based on the timing of
the construction of the public improvement.
The Agency may dispose of property acquired under Subsection B of this
Section V by conveying any interest in property acquired. The Agency will follow
all procedures for disposition as required by the funding source of the acquisition
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and by FAA, if applicable. The schedule for disposition of land acquired under
Subsection B. of this Section V will be determined by the Agency when the
Agency determines the acquisition is necessary pursuant to Section V.B above.
These determinations may be made by Resolution of the Agency.
Property shall be conveyed at its fair reuse value. Fair reuse value is the value,
whether expressed in terms of rental or capital price, at which the urban renewal
agency in its discretion determines such land, should be made available in order
that it may be developed, redeveloped, cleared, conserved or rehabilitated for
the purposes specified in such plan. Because fair reuse value reflects limitations
on use of the property to those purposes specified in the Plan, the value may be
lower than the property's fair market value.
Where land is sold or leased, the purchaser or lessee must agree to use the land
for the purposes designated in the Plan and to begin and complete the building
of its improvements within a period of time that the Agency determines is
reasonable.
VI. RELOCATION METHODS
When the Agency acquires occupied property under the Plan, residential or commercial
occupants of such property shall be offered relocation assistance as required under
applicable state and federal law. Prior to such acquisition, the Agency shall adopt rules
and regulations as necessary for the administration of relocation assistance.
VII. TAX INCREMENT FINANCING OF PLAN
Tax increment financing consists of using annual tax increment revenues to make
payments on loans, usually in the form of tax increment bonds. The proceeds of the
bonds are used to finance the urban renewal projects authorized in the Plan. Bonds
may be either long-term or short-term.
Tax increment revenues equal most of the annual property taxes imposed on the
cumulative increase in assessed value within an urban renewal area over the total
assessed value at the time an urban renewal plan is adopted. [Under current law, the
property taxes for general obligation ("GO") bonds and local option levies approved
after October 6, 2001 are not part of the tax increment revenues.]
A. General Description of the Proposed Financing Methods
The Plan will be financed using a combination of revenue sources. These
include:
Tax increment revenues;
• Advances, loans, grants and any other form of financial assistance
from the Federal, State or local governments or other public body;
15
• Loans, grants, dedications or other contributions from private
developers and property owners, including but not limited to
assessment districts; and
• Any other public or private source.
Revenues obtained by the Agency will be used to pay or repay the costs,
expenses, advancements and indebtedness incurred in (1) planning or
undertaking project activities, or (2) otherwise exercising any of the powers
granted by ORS Chapter 457 in connection with the implementation of this Plan.
B. Tax Increment Financing and Maximum Indebtedness
The Plan may be financed, in whole or in part, by tax increment revenues
allocated to the Agency as provided in ORS Chapter 457. The ad valorem taxes,
if any, levied by a taxing district in which all or a portion of the Area is located,
shall be divided as provided in Section 1c, Article IX of the Oregon Constitution,
and ORS 457.440. Amounts collected pursuant to ORS 457.440 shall be
deposited into the unsegregated tax collections account and distributed to the
Agency based upon the distribution schedule established under ORS 311.390.
The maximum amount of indebtedness that may be issued or incurred under the
Plan, based upon good faith estimates of the scope and costs of projects in the
Plan and the schedule for their completion is Nine Million Seven Hundred
Thousand Dollars ($9,700,000). This amount is the principal of such
indebtedness and does not include interest or indebtedness incurred to refund or
refinance existing indebtedness.
C. Prior Indebtedness
Any indebtedness permitted by law and incurred by the Agency in connection
with the preparation of this Plan or prior planning efforts that support the
preparation or implementation of this Plan may be repaid from tax increment
revenues from the Area when and if such funds are available.
VIII. FUTURE AMENDMENTS TO PLAN
The Plan may be amended as described in this section.
A. Substantial Amendments
Substantial Amendments are solely amendments:
• Adding land to the urban renewal area, except for an addition of land
that totals not more than one percent of the existing area of the urban
renewal area; or
• Increasing the maximum amount of indebtedness that can be issued
or incurred under the Plan.
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Substantial Amendments, in accordance with ORS 457.085(2)(1), shall require
the same notice, hearing and approval procedure required of the original Plan
under ORS 457.095, including public involvement, consultation with taxing
districts, presentation to the Planning Commission and adoption by the County
Commission by non-emergency ordinance after a hearing. Notice of such
hearing shall be provided to individuals or households within Deschutes County
as required by ORS 457.120. Notice of adoption of a Substantial Amendment
shall be provided in accordance with ORS 457.095 and .115.
B. Commission Approved Amendments
Commission Approved amendments consist solely of amendments which result
in:
• Material changes to the goals and objectives of the Plan; or
• Addition or expansion of a project that is materially different from
projects previously authorized in the Plan.
Commission Approved amendments require approval by the Agency by
resolution and by the County Commission by ordinance.
C. Minor Amendments
Minor Amendments are amendments that are not Substantial or Commission
Approved Amendments in scope. Minor Amendments require approval by the
Agency by resolution.
D. Amendments to the Deschutes County Comprehensive Plan and/or
Deschutes County Revised Code
Amendments to the Deschutes County Comprehensive Plan and/or Deschutes
County Development Code that affect the Plan and/or the Area shall be
incorporated automatically within the Plan without any separate action required
by the Agency or the County Commission.
IX. RELATIONSHIP TO LOCAL OBJECTIVES
The Plan relates to the local planning and development objectives contained within the
Deschutes County Comprehensive Plan and Transportation System Plan. The
following section describes the purpose and intent of these plans, the particular goals
and policies within each planning document to which the proposed Plan relates and an
explanation of how the Plan relates to these goals and policies. The original numbering
of goals, policies and sections within the various plans were retained so that they may
be referenced within the plans themselves. Therefore, numbering in this section of the
Plan may not always fall in sequential order. The information in regular font is directly
from the adopted document. The information in italics is how the urban renewal plan
relates to this policy
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A. Deschutes County Comprehensive Plan
Purpose
The purpose of the Comprehensive Plan for Deschutes County is not to provide a site-
specific identification of the appropriate land uses which may take place on a particular
piece of land but rather it is to consider the significant factors which affect or are
affected by development in the County and provide a general guide to the various
decisions which must be made to promote the greatest efficiency and equity possible,
while managing the continuing growth and change of the area. Part of that process is
identification of an appropriate land use plan, which is then interpreted to make
decisions about specific sites (most often in zoning and subdivision administration) but
the plan must also consider the sociological, economic and environmental
consequences of various actions and provide guidelines and policies for activities which
may have effects beyond physical changes of the land.
The plan must also consider factors other than those of a strictly local nature because
the policies must serve not only as an internal guide but also as a way of relating to the
larger society of which we are a part. The planning process has to be oriented toward
the production of the most beneficial long-range results possible for the residents
community, not as an end to growth, but as a way to guide growth for the general
welfare of the of the public.
1. Chapter 23.52: Economy
The Plan relates to the Chapter 23.52 Economy in the following ways:
GOALS
To diversify and improve the economy of the area.
2. To enhance and maintain the existing natural resource, commercial and
industrial segments of the local economy.
The Plan provides improvements which will enhance the Area's services thereby
increasing employment opportunities within the Area. These improvements will
enhance and maintain the existing aviation uses in the local economy.
POLICIES
Tourism
a. The importance of tourism to the local economy is well known, but there
also exists considerable potential for strengthening and improving this
segment of the economy. The County shall assist in the development of a
long-range plan to encourage tourism (including destination resorts) and
recreation locally (see Recreation Chapter for additional information). This
study will include consideration of the impacts likely to be created by
increasingly expensive gasoline.
18
b. Private commercial activities consistent with other County policies which
enhance tourism shall be encouraged by the County.
The Plan relates to the goal to diversify and improve the economy and to enhance
the existing economy. The Plan would support the current aviation uses, many of
which are tourist related, and provide opportunities for those to expand.
3. Land
a. Adequate lands for commercial and industrial requirements shall be set
aside (see Rural Development and Urbanization chapters).
b. In order that local residents have adequate employment the County
shall encourage programs that appropriately increase employment
opportunities and assist, where feasible, public plans and programs to
develop industrial land.
The Plan relates to the land section of the goal to diversify and improve the
economy and to enhance the existing economy. The Plan would support the
current aviation uses and provide opportunities for those to expand, providing
increased employment opportunities.
2. Chapter 23.60: Transportation
The Deschutes County Comprehensive Plan Transportation Chapter addresses
both short and long-term transportation needs. This Chapter looks at the next 20
years in Deschutes County, and identifies through goals and policies, how best to
efficiently move people and goods throughout the County. Planning for the
transportation needs within the Bend, Redmond and Sisters urban growth
boundaries are covered by those cities' respective comprehensive plan
transportation elements.
The purpose of Deschutes County Comprehensive Plan (DCC) section 23.60 is to
develop a transportation system that meets the needs of Deschutes County
residents, while also considering regional and state needs at the same time. This
plan addresses a balanced transportation system that includes automobile,
bicycle, rail, transit, air, pedestrian and pipelines. It reflects existing land use
plans, policies and regulations that affect the transportation system. The Plan
relates to the Chapter 23.60 Transportation in the following ways:
B. Existing Road System
Deschutes County is responsible for maintaining approximately 943 total miles
within the County system. Out of the total miles maintained by the County,
approximately 750 miles are paved and 193 are unpaved. An additional 1,200
miles of unpaved roads are dedicated to the public but not in the County system.
Most of the rural roads are located in the western part of the County along the
19
major state highway corridors. In the other, mostly unpopulated areas, roads
totaling approximately 410 miles are under the jurisdiction of the U.S. Forest
Service, U.S. Bureau of Land Management, the Oregon State Forestry Division, or
the Oregon State Parks Division. Of the 750 paved miles of public roads located
in the County, many are controlled by the local jurisdictions within the three
incorporated cities (Bend, Redmond and Sisters). However, the County maintains
approximately 120 miles of urban roadways within Urban Growth Boundaries
(UGB). Of the 120 urban road miles the County maintains, approximately 27 miles
are within city limits. An additional 200 miles of roadways (state highway system)
are controlled by ODOT.
The Plan authorizes expenditures to upgrade the existing road system surrounding
the Airport for projects related to Airport expansion. An Immediate Opportunity
Fund (IOF) application has been made for the left turn lane on Powell Butte
Highway to Butler Market Road.
P. Air transportation
With the passage of SB 1113 in 1995, Oregon Department of Transportation
(ODOT) is proposing that the County establish an "airport zone" for each of the
public use airports in the County to assure the continuation of airport and airport-
related uses there. State Rule Oregon Administrative Rule (OAR) 660-13, was
adopted in December 1996 by the Land Conservation and Development
Commission (LCDC). In July 1997, the state passed House Bill (HB) 2605 which
modified Oregon Statutes regarding airport planning and will have an as yet
undetermined effect on OAR 660-13.
1. Public-Use Airports: Publicly-Owned (Municipal)
a. Redmond Municipal Airport
b. Bend Municipal Airport
The Plan relates to the transportation goal to support the Bend Municipal Airport.
The Plan would support the current aviation uses and provide opportunities for
those to expand.
2. Chapter 23.64: Transportation System Plan
In late 1994, the County initiated work on a long-range transportation system plan
(TSP), which was a requirement of OAR 660-12, the Transportation Planning Rule
(TPR). The State of Oregon approved the Rule in 1991. The purpose of the TSP
is to guide the development of a safe, convenient and efficient transportation
system that promotes economic prosperity and livability for all County residents.
20
B. The TSP makes recommendations regarding short-term and long-term
transportation projects on state and County facilities that will be needed over the
next 20 years.
1. The project list was based on:
a. Evaluating the capacity of the County road system and the state
highway network within Deschutes County.
b. The results of state accident database analysis.
C. Input from the County Road Department.
d. Efforts to enhance alternative modes of transportation through
compliance with the Transportation Planning Rule.
e. The input received from the citizen review committee (County
Planning Commission) and the public outreach process in general.
The Plan authorizes expenditures to upgrade the existing road system surrounding
the Airport for projects related to Airport expansion. An Immediate Opportunity
Fund (IOF) application has been made for the left turn lane on Powell Butte
Highway to Butler Market Road.
A. 23.64.30 Arterial and Collector Roads.
1. County road Network. The findings in the TSP conclude that the
County road network currently in place, except for several specific road
segments, should be adequate to serve the County needs over the next
twenty years. Given the rural nature of Deschutes County and the fact that
the majority of new development will take place on existing lots with existing
access, few additional roads are anticipated. New road corridors to isolated
subdivisions and new roads linking urban and rural areas are the main
exceptions. Any new roads that will be created most likely will be the result
of new developments and would therefore be part of land use development
review or would be for secondary access or emergency ingress/egress to
isolated subdivisions. Unforeseen large developments such as destination
resorts normally have a private road system but their impacts to the County
road network would be assessed at the time of land use approval.
The majority of road-related projects will consist of safety-related or other
upgrades, maintenance and repair. Upgrades, maintenance and repair
should be actively pursued to maintain the integrity of the system and not
jeopardize the current conditions. Pedestrian, bicycle and transit modes of
transportation require wider, smoother roadways. These improvements
also benefit automobile and truck traffic by making the roads safer and
more efficient. The main purpose of the County-owned road network is to
move people and goods as efficiently as possible between and to the
21
incorporated cities in the County, not as a means of increasing urban scale
developments in the unincorporated communities of the County. The
County recognizes the importance of having a natural and seamless
transition of jurisdiction for County roads within urban growth boundaries to
their respective city jurisdictions as the cities continue to grow.
a. Goal: Establish a transportation system, supportive of a
geographically distributed and diversified industrial base,
while also providing a safe, efficient network for residential
mobility and tourism.
b. Policies:
Deschutes County shall:
a. Consider the road network to be the most
important and valuable component of the
transportation system; and
b. Consider the preservation and maintenance and
repair of the County road network to be vital to
the continued and future utility of the County's
transportation system.
3. County roads. Several roads within the rural areas of
the County road network are in need of reclassification.
b. Upgrade Functional Class - Rural Local to Rural
Collector
2. Nelson Road from Waugh Rd. to Powell
Butte Highway.
The Plan authorizes expenditures to upgrade the existing road system
surrounding the Airport for projects related to Airport expansion. An
Immediate Opportunity Fund (IOF) application has been made for the left
tum lane on Powell Butte Highway to Butler Market Road. The Plan
activities will not alter any road classifications.
B. 23.64.200 Airports
The continued operation and vitality of airports registered, licensed or
otherwise recognized by the Department of Transportation is a matter of
State and County concern. There are currently 18 registered airports in
Deschutes County. Four of these are public use airports; two of which,
Bend Municipal and Redmond Municipal-Roberts Field are publicly owned
while Sisters Eagle Air and Sunriver airports are privately owned. These
airports have improved (paved) runways, and offer a range of services, from
the availability of commercial passenger flights arriving and departing daily
22
at Redmond Municipal Airport, to the Sisters (Eagle Air) Airport which offers
no services or runway navigational aids.
The Redmond Airport, which is located completely within the City limits of
Redmond, is owned and controlled by the City of Redmond. It has a master
plan, which was updated in 1998 and adopted by the City. The Plan guides
the future land use(s) at the airport. The Master Plan includes an inventory
of existing facilities, land uses, aviation forecasts, a demand/capacity
analysis, airport layout plan and a development program.
Unlike the Redmond Airport, the Bend Municipal Airport is located outside
the Bend City limits and UGB, therefore the County has land use jurisdiction
over it. In order to guide airport land uses, the County adopted and utilizes
the 1994 Bend Municipal Airport Master Plan, as amended in 2002 the
"Supplement to 1994 Airport Master Plan" incorporated by reference herein.
This is the guiding document for airport planning and development. This
document incorporates a range of facility improvements for the Bend
Municipal Airport over the 20-year planning horizon (2021), including short,
intermediate, and long-term projects to improve safety and function at the
airport.
Currently, LCDC has administrative regulations (OAR 660-13) which were
adopted in 1996. These regulations apply to airports that, in 1994, were the
base for three or more aircraft. However, with the passage of HB 2605, the
regulations were revised by the 1997 Oregon Legislature, which will require
LCDC to update the rules to incorporate the changes made by the
Legislature. For purposes of this TSP, the County will not alter current land
use regulations in response to the current regulations (OAR 660-13) which
have been revised by the Oregon Legislature. While the content of the new
regulations is not yet known, the County policy shall be to develop
ordinances to comply with the new regulations once they are adopted by
LCDC. The Plan relates to these goals and policies in the following ways:
GOALS
Protect the function and economic viability of the existing public-use
airports, while ensuring public safety and compatibility between the airport
uses and surrounding land uses for public use airports and for private
airports with three or more based aircraft.
The Plan relates to this goal by providing infrastructure and safety
improvements specified in Section IV of the Plan.
POLICIES
a. Deschutes County shall protect public-use airports through the
development of airport land use regulations. Efforts shall be made to
regulate the land uses in designated areas surrounding the Redmond,
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Bend, Sunriver and Sisters (Eagle Air) airports based upon adopted airport
master plans or evidence of each airports specific level of risk and usage.
The purpose of these regulations shall be to prevent the installation of
airspace obstructions, additional airport hazards, and ensure the safety of
the public and guide compatible land use. For the safety of those on the
ground, only limited uses shall be allowed in specific noise impacted and
crash hazard areas that have been identified for each specific airport.
Protecting the privately owned, private-use airports, with three or more
based aircraft, will be accomplished by development of specific land use
regulations for these types of airports. The function and economic vitality of
privately owned, private-use airports with two or fewer based aircraft will
also be accomplished through land use planning. Each airport's specific
level of risk and usage shall be used to guide the continued safe
aeronautical access to and from these airports considering the type of
aircraft approved to use the airfield.
b. Deschutes County shall:
Continue to recognize the Redmond (Roberts Field) Airport as
the major commercial/passenger aviation facility in Deschutes
County and an airport of regional significance. Its operation,
free from conflicting land uses, is in the best interests of the
citizens of Deschutes County. Incompatible land uses shall
be prohibited on the County lands adjacent to the airport;
2. Cooperate with the cities of Bend, Redmond and Sisters in
establishing uniform zoning standards, which will prevent the
development of hazardous structures and incompatible land
uses around airports;
3. Through adoption of appropriate zoning restrictions, take
steps to ensure that any proposed uses shall not impact
airborne aircraft because of height of structures, smoke, glare,
lights which shine upward, radio interference from
transmissions or any water impoundment's or sanitary landfills
which would create potential hazards from waterfowl to
airborne aircraft;
4. Through adoption of appropriate zoning restrictions, allow
land uses around public-use airports that will not be adversely
affected by noise and safety problems and will be compatible
with the airports and their operations;
5. Work with, and encourage airport sponsors to work with the
Federal Aviation Administration (FAA) to enforce FAA-
registered flight patterns and FAA flight behavior regulations
to protect the interests of County residents living near airports.
24
6. Adopt zoning restrictions to ensure that developments in the
airport approach areas will not be visually distracting, create
electrical interference or cause other safety problems for
aircraft or persons on the ground. In addition, efforts shall be
made to minimize population densities and prohibit places of
public assembly in the approach areas;
7. Continue efforts to prevent additional residential
encroachment within critical noise contours or safety areas
without informed consent;
8. Specifically designate any proposed airport facility relocations
or expansions within County jurisdiction on an airport master
plan or airport layout plan map, as amended, and establish
the appropriate airport zoning designation to assure a
compatible association of airport growth with surrounding
urban or rural development;
9. Maintain geographic information system (GIS) mapping of the
Airport Safety Combining Zones and provide timely updates;
10. For those airports in Deschutes County without adopted
master plans, the County shall, as a minimum, base any land
use decisions involving airports on LCDC airport regulations,
upon adoption of those regulations by LCDC, which
implement HB 2605;
11. Participate in and encourage the County-adoption of airport
master plans for all public use airports and at least an airport
layout plan for the remaining ODOT-recognized airfields in
Deschutes County;
12. Encourage appropriate federal, state and local funding for
airport improvements at public-owned airports; and
13. Discourage future development of private landing fields when
they are in proximity to one another, near other public airports
and potential airspace conflicts have been determined to exist
by the Federal Aviation administration (FAA) or ODOT
Aeronautics.
(Ord. 2003-035 §1, 2003; Ord. 2002-005 §1, 2002; Ord.
2000-017 §1, 2000; Ord. 98-044, 1998)
The Plan relates to the Transportation Systems Plan's goals and policies for
the Bend Municipal Airport. It implements the existing Airport Master Plan
and provides for updating the Master Plan. It provides strategies for
protecting the airport and surrounding uses in the critical noise contours. It
proposes development within the confines on the existing zoning for the
area.
25
3. Chapter 23.68: Public Facilities and Services
In a County growing as fast as Deschutes County the provision of public services
is a major issue. Adequate services at the right locations are the result of
planning, hard work and money. The present growth rate has exceeded the
previous plans and hard work by local governments has not always been able to
keep up with the demand, especially since there is a growing reluctance to pay the
higher taxes it takes to obtain the public services. In addition, the scattered low-
density development that has occurred in some places is so inefficient in supplying
services that the needed facilities are excessively expensive or completely
unprofitable. The Plan relates to Chapter 23.68 Public facilities in the following
ways:
E. Fire
Perhaps the public service most often forgotten is fire protection. In many areas of
the County no fire agency is responsible for fires which occur. To solve this
problem fire districts are often formed in rural areas or fire protection contracts
signed with fire protection agencies.
As the County continues to grow many firefighting agencies are becoming
increasingly concerned about the lack of proper controls to reduce fires in
subdivisions, the inadequacy of firefighting equipment and training, and the need
for more cooperation and mutual aid agreements between the various agencies.
Proper planning and subdivision control is seen as critical in dealing with the
situation.
GOALS
To plan and develop a timely, orderly and efficient arrangement of public facilities
and services to serve as framework for urban and rural development, and thereby
a system or plan that coordinates the type, location and delivery of public facilities
and services in a manner that best supports the existing and proposed land uses.
POLICIES
1. General
a. Public facilities and services shall be provided at levels and in areas
appropriate for such uses based upon the carrying capacity of the
land, air and water, as well as the important distinction that must be
made between urban and rural services. In this way public services
may guide development while remaining in concert with the public's
needs.
C. Future development shall depend on the availability of adequate
local services in close proximity to the proposed site. Higher
densities may permit the construction of more adequate services
26
than might otherwise be true. Cluster and planned development
shall be encouraged.
Deschutes County shall coordinate with the cities and other service
providers in urban areas to assure that all urban services are
provided in an equitable manner and construction phased, based
upon the time required to provide the service, the reliability of the
service, the financial cost, and the levels of service needed. All
services shall be provided consistent with the provisions of all other
required services.
6. Fire
a. Land for a fire station shall be dedicated in large developments.
Fire stations should be built in an architectural style that will blend
into the area of location.
The Plan relates to the goal to provide public services by including funding for the
future development of an emergency services facility to serve both the Airport and
surrounding areas. Financing for emergency services facility from the Plan can
include only capital expenditures.
4. Chapter 23.72: Recreation
GOALS
1. To satisfy the recreational needs of the residents of and visitors to
Deschutes County.
2. To maximize utilization of economic and personnel resources through
increasing intergovernmental and public-private cooperation in the provision
of recreation facilities and services.
The Plan relates to the recreation goal by supporting the aviation uses at the
Airport, recognizing that many of those uses are for recreation purposes. The Plan
would support the current aviation uses and provide opportunities for those to
expand.
5. Chapter 23.88: Agricultural Lands
GOAL
1. To preserve and maintain agricultural land.
The Plan relates to the Agricultural Lands goal as there is EFU property
in the Area. The Plan includes some EFU zoned property on which a
portion of the property is in the 65 d8A DNL DNL noise contour. The
property is included in the Area to allow the future acquisition of the
property to both protect the airport and to minimize impact on adjacent
27
uses which is an airport-related use. Because the County is using the
Supplement to "guide airport land uses, "and the Supplement states that
the property which is within the Ldn65 contour shall be considered
committed for airport-related or accessory commercial or industrial uses
including the property which is within the Ldn65 contour in the Area is in
conformance with the Comprehensive Plan. Although not all of each
EFU parcel is within the Ldn65 contour, urban renewal best practice is to
follow property lines for an urban renewal Area boundary because this
eliminates the necessity for afield survey of the Area boundary. It also
informs a property owner of the Agency's intended future use of the
property and reduces the possibility of creating a divided, uneconomic
remaining parcel. The Plan supports the 1994 Bend Municipal Airport
Master Plan and 2002 Bend Municipal Airport Master Plan Planning
Update by including Ldn 65 noise contour properties identified in the Plan
Update. Until such time that acquisition is completed, the Plan will not
interfere with the present use of the parcels. Airport related uses would
not be placed on the EFU properties until such time as a Goal Exception
was taken. The majority of this property is in public ownership as shown
in the accompanying Report. A small portion of the property on the south
end of the Airport is in private ownership. No aviation uses would be
placed on these EFU parcels until a LCDC Goal 2 Exception is taken.
6. Chapter 23.124: Citizen Involvement
GOALS
A. To promote and maintain better communication between the community's
various segments (i.e., governmental agencies, business groups, special
districts and the general public).
B. To provide the opportunity for the public to identify issues of concern and
encourage their involvement in planning to addresses those issues.
The Plan relates to the citizen involvement goal. There will be public input on the
drafting of the Plan through public meetings.
B. 1994 Bend Municipal Airport Master Plan Update and 2002 Supplement to
the 1994 Bend Municipal Airport Planning Update
PURPOSE
The Bend Municipal Airport Master Plan (Master Plan) was developed in 1994 to
examine the needs at the Airport and provide guidance for airport development for the
next 20 years. The 2002 Supplement to the Bend Municipal Airport Planning Update
(Supplement) documents changes in facilities, activity and facility needs that have
occurred since the Master Plan was last updated.
28
By adoption of Ordinance No. 2003-035, effective January 1, 2004, Deschutes County
incorporated the 1994 Bend Municipal Airport Master Plan, as amended in 2002 by the
Supplement to 1994 Airport Master Plan. Deschutes County Comprehensive Plan
§23.64.200.
The Plan relates to the Bend Airport Master Plan by implementing planned
improvement projects identified in the Master Plan and the Supplement. It also provides
for the completion of a new Master Plan.
Supplement
Chapter 1 of the Supplement, Inventory, quotes Policy 27 of the Transportation
Element of the Comprehensive Plan applicable to the Bend Airport:
"27(a). The Bend Municipal Airport will grow along with the rest of
Deschutes County, and the following additional policies shall apply to the
properties shown on the components of the airport overlay-zones within
the area of average Ldn 65 contour (substantial impact area):
"1. Property within the average Ldn 65 contour (substantial impact
area) shall be considered committed for airport-related or accessory
commercial or industrial uses. At such time as an exception to LCDC
Goal 2 (Agricultural Lands) is taken, such properties shall be available to
be rezoned to A-D Airport Development, provided public need is
demonstrated for the exception, in accordance with LCDC Goal 2 (Land
Use Planning) and public need is demonstrated for the zone to be placed
upon the property...."
The current version of the County's Comprehensive Plan, and the Transportation
Element, has been revised since the Supplement was drafted in 2002. Policy
#27 is not in the current County Comprehensive Plan.
Nonetheless, the Supplement still remains part of the Comprehensive Plan by
reference. DCC 23.64.200 states,
"in order to guide airport land uses, the County adopted and utilizes the
1994 Bend Municipal Airport Master Plan, as amended in 2002 the
"Supplement to 1994 Airport Master Plan" incorporated by reference
herein. This is the guiding document for airport planning and
development."
The Plan includes some EFU zoned property on which a portion of the property
is in the 65 dBA DNL noise contour. The property is included in the Area to
allow the future acquisition of the property to both protect the airport and to
minimize impact on adjacent uses which is an airport-related use. Because the
County is using the Supplement to "guide airport land uses," and the Supplement
states that the property which is within the Ldn65 contour shall be considered
committed for airport-related or accessory commercial or industrial uses
29
including the property which is within the Ldn65 contour in the Area is in
conformance with the Comprehensive Plan. Although not all of each EFU parcel
is within the Ldn65 contour, urban renewal best practice is to follow property
lines for an urban renewal Area boundary because this eliminates the necessity
for a field survey of the Area boundary. It also informs a property owner of the
Agency's intended future use of the property and reduces the possibility of
creating a divided, uneconomic remaining parcel.
The Plan supports the 1994 Bend Municipal Airport Master Plan and 2002 Bend
Municipal Airport Master Plan Planning Update by including Ldn 65 noise contour
properties identified in the Plan Update.
Until such time that acquisition is completed, the Plan will not interfere with the present
use of the parcels. An exception to LCDC Goal 2 would be taken prior to any airport
related use being placed on the property. The majority of this property is in public
ownership as shown in the accompanying Report. A small portion of the property on
the south end of the Airport bordered by Nelson Road is in private ownership.
C. Deschutes County Planning Code
PURPOSE
A. The intent or purpose of DCC Title 18 is to promote the public health, safety and
general welfare and to carry out the Deschutes County Comprehensive Plan, the
provisions of ORS 215 and the Statewide Planning Goals adopted pursuant to
ORS 197. DCC Title 18 is to establish zoning districts and regulations governing
the development and use of land within portions of Deschutes County, Oregon;
B. To provide regulations governing nonconforming uses and structures; to establish
and provide for the collection of fees; to provide for the administration of DCC Title
18 and for the officials whose duty it shall be to enforce the provisions thereof; to
provide penalties for the violations of DCC Title 18; and to provide for resolution of
conflicts;
C. To regulate the placement, height and bulk of buildings; and the placement and
growth of vegetation within the County to ensure access to solar energy by
reasonably regulating interests in property within the County, as authorized under
ORS 215.044 and ORS 105.880 through 105.890, to promote and maximize the
conservation of energy by preserving the option to utilize solar energy and to
implement the Comprehensive Plan polices relating to solar energy; and
D. To encourage the design of new buildings, structures and developments which use
solar energy and protect future options to use solar energy by protecting solar
access.
30
The Plan relates to the Deschutes County Planning Code in the following ways:
1. Chapter 18.16: Exclusive Farm Use
PURPOSE
A. The purpose of the Exclusive Farm Use zones is to preserve and maintain
agricultural lands and to serve as a sanctuary for farm uses.
B. The purposes of this zone are served by the land use restrictions set forth in the
Comprehensive Plan and in DCC 18.16 and by the restrictions on private civil
actions and enforcement actions set forth in ORS 30.930 through 30.947.
The Plan includes some EFU zoned property on which a portion of the property is in the
65dBA DNL noise contour. The property is included in the Area to allow the future
acquisition of the property to both protect the airport and to minimize impact on adjacent
uses which is an airport-related use. The 2002 Supplement to the Master Plan
contemplates acquisition of this property by the City. Until that acquisition, no projects
would occur on these parcels which would interrupt their present use as EFU zoned
properties.
2. Chapter 18.76: Airport Development Zone
PURPOSE
The purpose of the Airport Development (AD) Zone is to allow for development
compatible with ongoing airport use consistent with the Deschutes County Year 2000
Comprehensive Plan and the 1994 Bend Airport Master Plan (as amended by a 2002
supplement), while providing for public review of proposed development likely to have
significant impact on surrounding lands. The AD Zone is composed of three separate
zoning districts, each with its own set of allowed uses and distinct regulations, as further
set forth in DCC 18.76. The Plan relates to the following sub chapters of the Airport
Development Zone in the following ways:
Airfield Operations District (AOD)
Uses Permitted Outright. The following uses and their accessory uses are permitted
outright:
A. Runway, taxiway, service road, fuel storage and sales and emergency repair.
B. Facilities approved or mandated by the FAA or Oregon State Aeronautics Division
specifically supporting airport operations.
(Ord. 2003-036 §2, 2003)
The Plan relates to the AOD zone as Plan projects including runway and taxiway
improvements within this zone are permitted uses.
31
Aviation Support District (ASD)
A. Uses Permitted Outright. The following uses and their accessory uses are
permitted outright:
1. Runway, taxiway, service road, fuel storage and sales and emergency
repair.
2. Facilities approved or mandated by the FAA or Oregon State Aeronautics
Division.
3. Related uses which are customarily appurtenant to airports, including but
not limited to hangars, tie-down areas and parking facilities.
B. Conditional Uses Permitted. The following conditional uses may be permitted
subject to DCC 18.128 and a conditional use permit:
1. Restaurants, which may include a bar or cocktail lounge as an accessory
use. One restaurant per airport. Restaurants, including any accessory use,
are to be 2,500 square feet or less in size.
2. Airport or aviation-related businesses that benefit from an on-airport
location.
(Ord. 2004-013 §8, 2004; Ord. 2003-036 §2, 2003)
The Plan relates to the ASD zone as projects within this zone are permitted uses.
Aviation-Related Industrial District (ARID)
A. Uses Permitted Outright. The following uses and their accessory uses are
permitted outright:
1. Runway, taxiway, service road, fuel storage and sales and emergency
repair.
2. Facilities approved or mandated by the FAA or Oregon State Aeronautics
Division.
3. Related uses which are customarily appurtenant to airports, including but
not limited to hangars, tie-down areas and parking facilities.
4. Airport or aviation-related commercial or industrial businesses that benefit
from an on-airport location
The Plan relates to the ARID zone as projects within this zone are permitted uses.
3. Chapter 18.80: Airport Safety Combining Zone
Imaginary Surface and Noise Impact Boundaries
For the Redmond, Bend, Sunriver, and Sisters airports, the airport elevation, the airport
noise impact boundary, and the location and dimensions of the runway, primary surface,
runway protection zone, approach surface, horizontal surface, conical surface and
32
transitional surface shall be delineated for each airport subject to this overlay zone and
shall be made part of the official Zoning Map. All lands, waters and airspace, or portions
thereof, that are located within these boundaries (including direct and secondary impact
boundaries) or surfaces shall be subject to the requirements of this overlay zone.
Height Limitations
All uses permitted by the underlying zone shall comply with the height limitations in DCC
18.80.028. When height limitations of the underlying zone are more restrictive than those
of this overlay zone, the underlying zone height limitations shall control. [ORS 836.619;
OAR 660-013-0070]
A. Except as provided in DCC 18.80.028(B) and (C), no structure or tree, plant or
other object of natural growth shall penetrate an airport imaginary surface. [ORS
836.619; OAR 660-013-0070(1)]
B. For areas within airport imaginary surfaces but outside the approach and transition
surfaces, where the terrain is at higher elevations than the airport runway surfaces
such that existing structures and permitted development penetrate or would
penetrate the airport imaginary surfaces, a local government may authorize
structures up to 35 feet in height.
C. Other height exceptions or variances may be permitted when supported in writing
by the airport sponsor, the Department of Aviation and the FAA. Applications for
height variances shall follow the procedures for other variances and shall be
subject to such conditions and terms as recommended by the Department of
Aviation and the FAA (for Redmond, Bend and Sunriver.)
The Plan relates to the Airport Safety Combining zone as projects within this zone are
permitted uses.
Bend Municipal Airport
Bend Municipal Airport is a Category 2, Business or High Activity General Aviation Airport.
The 5,200 foot long by 75 foot wide paved runway is located at an elevation is 3,456 feet.
Imaginary surface dimensions for the Bend Airport are based on planned improved
operational characteristics, and an upgrade from a "utility" to "other than utility" runway,
but do not reflect any planned extension to.the existing runway.
A. Primary Surface: For Bend, the primary surface is 500 feet wide by 5,405 feet
long.
B. Runway Protection Zone (RPZ): Both Runway #16 and #34 have, or are proposed
to have non-precision approaches. Both RPZs begin 200 feet off the ends of the
runway. The non-precision RPZs form 500 foot wide by 1,700 foot long by 1,010
foot wide trapezoids.
33
C. Approach Surface: The non-precision approach surfaces are 500 feet wide by
10,000 feet long by 3,500 feet wide, with an upward approach slope ratio of
34:1 (one-foot vertical for each 34 feet horizontal).
D. Horizontal Surface: The surface boundary is comprised of connected arcs drawn
10,000 feet outward and centered on the ends of the primary surface. The height
of the horizontal surface for the Bend Airport is 3,603 feet.
Land Use Compatibility
Applications for land use or building permits for properties within the boundaries of this
overlay zone shall comply with the requirements of DCC 18.80 as provided herein. When
compatibility issues arise, the Planning Director or Hearings Body is required to take
actions that eliminate or minimize the incompatibility by choosing the most compatible
location or design for the boundary or use. Where compatibility issues persist, despite
actions or conditions intended to eliminate or minimize the incompatibility, the Planning
Director or Hearings Body may disallow the use or expansion, except where the action
results in loss of current operational levels and/or the ability of the airport to grow to meet
future community needs. Reasonable conditions to protect the public safety may be
imposed by the Planning Director or Hearings Body. [ORS 836.619; ORS 836.623(1);
OAR 660-013-0080]
A. Noise
Within airport noise impact boundaries, land uses shall be established consistent with the
levels identified in OAR 660, Division 13, Exhibit 5 (Table 2 of DCC 18.80). Applicants for
any subdivision or partition approval or other land use approval or building permit
affecting land within airport noise impact boundaries, shall sign and record in the
Deschutes County Book of Records, a Declaration of Anticipated Noise declaring that the
applicant and his successors will not now, or in the future complain about the allowed
airport activities at the adjacent airport. In areas where the noise level is anticipated to be
at or above 55 Ldn, prior to issuance of a building permit for construction of a noise
sensitive land use (real property normally used for sleeping or as a school, church,
hospital, public library or similar use), the permit applicant shall be required to
demonstrate that a noise abatement strategy will be incorporated into the building design
that will achieve an indoor noise level equal to or less than 55 Ldn. [NOTE: FAA Order
5100.38A, Chapter 7 provides that interior noise levels should not exceed 45 decibels in
all habitable zones.]
B. Outdoor lighting
No new or expanded industrial, commercial or recreational use shall project lighting
directly onto an existing runway or taxiway or into existing airport approach surfaces
except where necessary for safe and convenient air travel. Lighting for these uses shall
incorporate shielding in their designs to reflect light away from airport approach surfaces.
No use shall imitate airport lighting or impede the ability of pilots to distinguish between
airport lighting and other lighting.
34
C. Glare
No glare producing material, including but not limited to unpainted metal or reflective
glass, shall be used on the exterior of structures located within an approach surface or on
nearby lands where glare could impede a pilot's vision.
D. Industrial emissions
No new industrial, mining or similar use, or expansion of an existing industrial, mining or
similar use, shall, as part of its regular operations, cause emissions of smoke, dust or
steam that could obscure visibility within airport approach surfaces, except upon
demonstration, supported by substantial evidence, that mitigation measures imposed as
approval conditions will reduce the potential for safety risk or incompatibility with airport
operations to an insignificant level. The review authority shall impose such conditions as
necessary to ensure that the use does not obscure visibility.
E. Communications Facilities and Electrical Interference
No use shall cause or create electrical interference with navigational signals or radio
communications between an airport and aircraft. Proposals for the location of new or
expanded radio, radiotelephone, and television transmission facilities and electrical
transmission lines within this overlay zone shall be coordinated with the Department of
Aviation and the FAA prior to approval. Approval of cellular and other telephone or radio
communication towers on leased property located within airport imaginary surfaces shall
be conditioned to require their removal within 90 days following the expiration of the lease
agreement. A bond or other security shall be required to ensure this result.
F. Limitations and Restrictions on Allowed Uses in the RPZ, Approach Surface, and
Airport Direct and Secondary Impact Areas
For the Redmond, Bend, Sunriver, and Sisters airports, the land uses identified in DCC
18.80 Table 1, and their accessory uses, are permitted, permitted under limited
circumstances, or prohibited in the manner therein described. In the event of conflict with
the underlying zone, the more restrictive provisions shall control. As used in DCC
18.80.044, a limited use means a use that is allowed subject to special standards specific
to that use.
The proposed Plan relates to the general objectives and specific development
standards prescribed for each of these zoning districts. The Plan will support the
development of underdeveloped aviation land, thereby providing employment
opportunities, which will in turn encourage development on adjacent parcels.
D. FAA Policy on Property Acquisition
In a US Department of Transportation Federal Aviation Administration Brochure
Land Acquisition for Public Airports "How and Why your Local Government
Acquires Real Property for Public Airports" there is the following policy statement
about acquisition of properties. The brochure is in reference to Public Law 91-
646 The Uniform Relocation Assistance and Real Property Acquisition Policies
35
Act of 1970 (P.L. 91-646) which was signed into law and made effective on
January 2, 1971. This document in full can be found at:
http://www.faa. gov/airports_airtraffic/airports/environmental/relocation_assistance/
Can The Airport Owner Take Only A Part Of Your Property?
Yes. However, if the acquisition of your property reduces the
value of the remainder, you will be compensated for such
reduction in value. Occasionally, a project or action will increase
the value of a remaining parcel. When this occurs, generally no
reduction is made from the purchase price of the parcel acquired
by the airport owner; however, the determination of damages
and/or benefits to the remainder depends on the provision of the
State law in which the property is located. If the acquisition of a
portion of your property leaves an "uneconomic remnant," the
Uniform Act requires that the airport owner offer to acquire the
remnant at its fair market value.
What Is An Uneconomic Remnant?
An "uneconomic remnant" is that portion of a property remaining
after acquisition, the retention of which provides little utility or
economic benefit to the owner. This can result from difficulty of
access, a changed highest and best use, remoteness, or other
reasons which burden the owner with expenses and
responsibilities not commensurate with the benefit of keeping the
remaining remnant.
The Plan relates to this policy by authorizing purchase of entire parcels of land
instead of portions of parcels so as to eliminate any controversy about leaving an
uneconomic remnant.
36
APPENDIX A:
BEND MUNICIPAL AIRPORT
BOUNDARY DESCRIPTION
Beginning at the Southwest corner of Section 17, Township 17 South, Range 13 East of the
Willamette Meridian, Deschutes County, Oregon; thence North 00°00'38" West 2640.63 feet
along the west line of said section to the West quarter corner of Section 17; thence continuing
North 00°01'40" West 2640.79 feet along the west line of Section 17 to the Northwest corner
thereof, thence North 89°48'28" East 1324.71 feet to the Northeast corner of the Northwest
quarter of the Northwest quarter of said Section 17; thence South 00°02'08" East to the southerly
right-of-way line of Powell Butte Highway; thence Easterly along said right-of-way to the point
of intersection with the westerly right-of-way line of McGrath Road; thence Southeasterly along
said right-of-way line to the East-West centerline of said Section 17; thence West along said
centerline to the center of said section; thence South 00°02'36" East 2640.95 feet to the
Southeast corner of the Southwest quarter of said Section 17 and being the North quarter corner
of Section 20 of said Township and Range; thence South 00°03'56" West 2633.72 feet to the
Southeast corner of the Northwest quarter of said Section 20; thence South 89°57'47" West
224.60 feet along the south line of said quarter to a point on the arc of a 630.00 foot radius non-
tangent curve, concave to the Southeast; thence Southwesterly along the arc of said curve (the
chord of which bears South 65°05'35" West 156.08 feet) 156.48 feet to the beginning of a 40.00
foot radius curve to the right; thence along the arc of said curve (the chord of which bears North
80°18'26" West 53.23 feet) 58.24 feet to the beginning of a 230.00 foot radius curve to the left;
thence along the arc of said curve (the chord of which bears North 49°31'08" West 87.17 feet)
87.70 feet to the south line of the Northwest quarter of said Section 20; thence South 89°57'47"
West 1028.39 feet along said south line to a point on the arc of a 60.00 foot radius non-tangent
curve, concave to the east; thence Southeasterly along the arc of said curve (the chord of which
bears South 20°55' 10" East 42.81 feet) 43.78 feet; thence South 89°57'47" West 2.01 feet;
thence South 00'01'14" East 308.91 feet; thence South 89°58'46" West 44.00 feet; thence South
05°43'52" East 844.19 feet; thence South 89°58'46" West 700.00 feet; thence North 05°41'24"
East 179.62 feet; thence South 89°57'45" West 103.37 feet; thence North 00°01' 14" West
1010.00 feet to the south line of said Northwest quarter of Section 20; thence South 89°57'47"
West 403.75 feet along said south line to the Southwest corner of said Northwest quarter; thence
North 00°00'43" West 2641.51 feet along the west line of said quarter to the point of beginning.
SAVE & EXCEPT that portion within public rights of way.
37
r
REPORT ACCOMPANYING THE BEND
MUNICIPAL AIRPORT URBAN RENEWAL
PLAN
Deschutes County
August 27, 2008
TABLE OF CONTENTS
INTRODUCTION .......................................................................................................1
II. EXISTING PHYSICAL, SOCIAL AND ECONOMIC CONDITIONS AND IMPACT ON
MUNICIPAL SERVICES ............................................................................................2
A. PHYSICAL CONDITIONS ......................................................................................2
B. INFRASTRUCTURE ..............................................................................................6
C. SOCIAL CONDITIONS ..........................................................................................8
D. ECONOMIC CONDITIONS ....................................................................................8
E. IMPACT ON SERVICES (MUNICIPAL AND COUNTY) ........................................9
III. REASONS FOR SELECTION OF EACH URBAN RENEWAL AREA IN THE PLAN
................................................................................................................................10
IV. THE RELATIONSHIP BETWEEN URBAN RENEWAL PROJECTS AND THE
EXISTING CONDITIONS IN THE URBAN RENEWAL AREA .................................10
A. TAXIWAY AND RUNWAY IMPROVEMENTS .....................................................10
B. SAFETY IMPROVEMENTS .................................................................................11
C. DEVELOPMENT ..................................................................................................13
D. PROPERTY ACQUISITION .................................................................................13
E. PLANNING ..........................................................................................................17
F. NON-AIRPORT PUBLIC SAFETY .......................................................................17
G. INFRASTRUCTURE IMPROVEMENTS ..............................................................17
V. THE ESTIMATED TOTAL COST OF EACH PROJECT AND THE SOURCES OF
MONEYS TO PAY SUCH COSTS ..........................................................................18
VI. THE ANTICIPATED COMPLETION DATE FOR EACH PROJECT ........................21
VII. THE ESTIMATED AMOUNT OF TAX INCREMENT REVENUES REQUIRED AND
THE ANTICIPATED YEAR IN WHICH INDEBTEDNESS WILL BE RETIRED 21
VIII.FINANCIAL ANALYSIS OF THE PLAN ...................................................................26
IX. IMPACT OF THE TAX INCREMENT FINANCING, BOTH UNTIL AND AFTER THE
INDEBTEDNESS IS REPAID, UPON ALL ENTITIES LEVYING TAXES UPON
PROPERTY IN THE URBAN RENEWAL AREA .....................................................28
X. RELOCATION REPORT .........................................................................................29
XI. COMPLIANCE WITH STATUTORY LIMITS ON ASSESSED VALUE AND SIZE OF
URBAN RENEWAL AREA ......................................................................................29
REPORT ON BEND MUNICIPAL AIRPORT URBAN RENEWAL PLAN
1. INTRODUCTION
The Bend Municipal Airport Urban Renewal Report (the "Report") contains background
information and project details for the Bend Municipal Airport Urban Renewal Plan (the
"Plan"). The Report is not a legal part of the Plan but is intended to provide public
information and a basis for the findings made by the County Commission as part of its
approval of the Plan.
The Report provides the information required in ORS 457.085(3). The format of the
Report is based on this statute.
Deschutes County 1 August 27, 2008
REPORT ON BEND MUNICIPAL AIRPORT URBAN RENEWAL PLAN
11. EXISTING PHYSICAL. SOCIALAND ECONOMIC CONDITIONS AND IMPACT
ON MUNICIPAL SERVICES
This section of the Report describes existing conditions within the Bend Municipal Airport
Urban Renewal Area (the "Area"), documenting the occurrence of "blighted areas" as
defined by ORS 457.010(1).
A. Physical Conditions
1. Land Use
The Area, shown in Figure 1 below, contains approximately 526.44 acres,
22.63 of which are right of way. It includes fifteen individual tax accounts with
the following use classifications as determined by the County assessor:
Vacant, Improved Land Receiving Farm Use Value (FUV): Exclusive Farm
Use (EFU) zone, Industrial Improvement, Condominiums: Leased Land
(hangars) and State Appraised Accounts.
An analysis of property classification data from Deschutes County's 2007-08
Assessment and Taxation database was used to determine the land use
designation of parcels in the Area. The largest portion (74.70 percent) of the
Area is classified as Industrial Improvement and is some type of Airport use.
Table 1. Existing Land Use of Proposed Area (FY 2007-2008)
Land Use
Parcels
Acres
% of Total
Acres
Vacant
2
78.50
15.58%
Improved Land Receiving Farm
Use Value: EFU zone
2
34.32
6.81%
Industrial Improvement
4
376.34
74.70%
Condominiums: Leased Land
(hangars)
9
.34
.07%
State Appraised Accounts
1
14.31
2.84%
Total
15
503.81
100%
Source: Bend GIS from Deschutes
County Assessor
Deschutes County 2 August 27, 2008
REPORT ON BEND MUNICIPAL AIRPORT URBAN RENEWAL PLAN
2. Zoning
As illustrated in Table 2 and Figure 1, 334.13 acres (66.32 percent) of the
Area are zoned for Airport uses. As shown on the Figure 2, some lots have
more than one specific airport zone. When comparing the actual land use
with the zoning, only 6.81 % is classified as farm use by the assessor's office,
while 33.68 percent is zoned as Exclusive Farm Use.
Table 2. Existing Zoning of Proposed Area
Zoning
Parcels
Acres
% of Total
Acres
Aviation Uses: multiple
categories
10
334.13
66.32%
Exclusive Farm Use
5
169.68
33.68%
Total
15
503.81
100.00%
Source: Bend GIS
Deschutes County 3 August 27, 2008
REPORT ON BEND MUNICIPAL AIRPORT URBAN RENEWAL PLAN
Figure 1. Urban Renewal Area Boundary
r
Send Airport REI mwA ' rm7-Std sLppcF r m r
Urban Renewal Area L=i Au msr ~ ASO-Et EARFA
ass d1MJ Mt1 REL LIB DIST ~ E CL FARM USE @LAmq
Far Dkigap Purpd Lt dr 9d?t to Sm* ARD- AWA MU LA5EAWM
Deschutes County 4 August 27, 2008
REPORT ON BEND MUNICIPAL AIRPORT URBAN RENEWAL PLAN
Figure 1. Urban Renewal Area Boundary
j y -,7 u.: y-yC' c tr r g a`'f*y,7,i .y
r h
r 1 _ 1 s Z.
A, j
KL>
L4, 2z: T its ~ f.a:t~ ` t~n yil 1` + 1,
r w~
o-
f~ t,. a
~jj
1. } Y
eLJ
- 1
l)
c
ft_., 1,. J6'- rF S=am fi t-1 _ -
'ri cY
Bend Airport ORENEMLAREABOIN"M ASNMMSUaPOWDW
Urban Renewal Area D AIRPORT Cps DIRT RESMEA►
mo5 AllMON REL ND DIST Q EXrL FARM USE (9 AMq
lror Dh*ay Aurpo9et Only: Abt 00 Sm ~ ARID-RESERVE AREA MOLT USEAGRIG ~
.'.lrrr.r....r
Deschutes County 4 August 27, 2008
REPORT ON BEND MUNICIPAL AIRPORT URBAN RENEWAL PLAN
Figure 2. Zoning/Comprehensive Plan Designations
e
>i t
K' ~ M
.41
a
~ e
I
0
Bend Airport AVIATIONSUPPORTDIST Urban Renewal Area AIRPORT OPS DIST ASD- RESERVE AREA
Orthophoto: 2005 AVIATION REL. IND DIST 0 EXCL. FARM USE (BLANK)
_ ARID- RESERVE AREA MOLT USE AGRIC
1 inch equals 500 feet
Deschutes County 5 August 27, 2008
REPORT ON BEND MUNICIPAL AIRPORT URBAN RENEWAL PLAN
Figure 2. Zoning/Comprehensive Plan Designations
i
Deschutes County 5 August 27, 2008
REPORT ON BEND MUNICIPAL AIRPORT URBAN RENEWAL PLAN
B. Infrastructure
1. Airport Facilities
The Airport currently has one taxiway which is in need of reconstruction.
The Airport requires an additional taxiway on the east side of the Airport to
support expansion of facilities on the east side. There is an existing 75
foot runway. The runway needs to be lengthened and widened and needs
additional weight bearing capacity to serve demand at the Airport. There
is no air traffic control tower. One of the current users of the Airport,
Cessna Aircraft has recently testified at the Bend City Council regarding
the need for an air traffic control tower. There is an existing compass rose
which does not meet certification standards and has deteriorated. There
is existing barb wire fencing along Powell Butte Highway which is both
unsightly and does not provide adequate security. The Airport
administrative office is in the current Fixed Base Operator (FBO) building.
The office is too small to serve the needs of the staff and there is no
conference room space. There is no maintenance facility operated by the
Airport. There are existing hangars, but the demand for hangar space
exceeds the supply of hangars.
2. Transportation
a) External Transportation System
The Bend Municipal Airport (the "Airport") is served by Powell Butte
Highway. Powell Butte Highway is a two lane rural highway that
runs north-south along the western boundary of the airport. Powell
Butte Highway connects the Airport to Highway 20, the principal
access road to and from the Bend area. Butler Market Road
approaches the Airport from the west and intersects Powell Butte
Highway near the central terminal area. Nelson Road runs east
and west near the southern Airport property line.
b) Internal Transportation System
A frontage road paralleling Powell Butte Highway facilitates access
to the west side Airport facilities. There is an access road on the
eastside of the Airport, however, the property on the east side does
not have adequate access to facilitate full development. There is
no full perimeter road at the Airport.
The Airport provides transportation services to small aircraft entering
Deschutes County for both pleasure and business trips. The Airport is
identified as a Category 2, High Activity Business and General Aviation
airport by the Oregon Department of Aviation. It is the only Category 2
located east of the Cascade Mountains. There are over 200 aircraft based at
Deschutes County 6 August 27, 2008
REPORT ON BEND MUNICIPAL AIRPORT URBAN RENEWAL PLAN
the airport with over 42,000 estimated annual operations in 2007. More than
18 aviation-related businesses are located on the Airport, employing more
than 1000 people, making the Airport one of the largest concentrations of
family-wage jobs in the metropolitan Bend area. However, it is anticipated,
that future demand for general aviation facilities and aviation-related industrial
sites will exceed the capacity of the current Airport and the supply of serviced
industrial land.
3. Water, Sewer and Storm Drainage Facilities
The Airport's water supply system contains three ground level storage
reservoirs with a total combined storage capacity of .41 million gallons.
Reservoirs 1 and 2 are located on the west side of the Airport adjacent to
the west side production facility. They are ground level concrete tanks
with a storage capacity of 77,500 gallons apiece. Reservoir 3 is located
on the east side of the Airport adjacent to the east side production facility.
It is a ground level tank with a storage capacity of 250,000 gallons.
The draft Airport Water Master Plan, yet to be adopted by the Bend City
Council, has identified inadequacies.
The Airport is connected to the Bend sanitary sewer system and the
wastewater treatment plant, located about one mile north of the airport.
Sanitary sewer service is provided along the entire west side of the airport
and a primary line was extended to the east side of the airport.
4. Parks and Open Space
There are no parks or open spaces in the Area.
5. Public Spaces
There are no public spaces other than the Airport in the Area.
6. Public Parking
There is public parking along the frontage road to the Airport. Approximately
25 paved parking spaces are located adjacent to the Fixed Base Operator
(the "FBO")!Terminal building with additional unpaved spaces adjacent to the
frontage road. Approximately 100 new parking spaces have been added to
the north end of the airport in conjunction with hangar construction. Parking
has also been added in conjunction with hangar development at the south
end of the airport. Even with the addition of parking, existing parking facilities
are inadequate for serving current and future planned activity at the Airport.
7. Public Buildings
The public building in the Area is the FBO building, which provides office
space, a restaurant, flight training, and pilot services. (Hangars owned by
the City of Bend are leased to private entities for storage of aircraft and
Deschutes County 7 August 27, 2008
REPORT ON BEND MUNICIPAL AIRPORT URBAN RENEWAL PLAN
related aviation related office space and are not considered public
buildings). This building is integral to the operation of the Airport.
8. Fire Station
The fire station serving the Airport is Station 304 located at 62420 Hamby
Road. It was built in 2003 and is the newest station in the Bend area. The
Fire Department voices concern that this station may not be able to
adequately serve the airport when future development occurs. The Fire
Department also voices needs for an Emergency Services Facility.
C. Social Conditions
According to the Assessor's data, the Area contains 5 residential
dwellings. However, the property owner states there are only three
residential dwellings. These are rental units and are all under one
ownership. Therefore social conditions are not a significant aspect of the
Area and are not examined in detail.
D. Economic Conditions
1. Taxable Value of Property within the Area
The estimated total assessed value of the Area in FY 07/08, including all
real, personal, personal manufactured and utility properties, is $7,453,493
or 0.05% of Deschutes County's total assessed value of $15,823,948,426
this Fiscal Year.
2. Building to Land Value Ratio
An analysis of property values can be used to evaluate the economic
condition of real estate investments in a given area. The relationship of a
property's improvement value (the value of buildings and other improvements
to the property) to its land value is generally an accurate indicator of the
condition of real estate investments. This relationship is referred to as the
"Improvement to Land Ratio" or "11". The values used are real market
values. In urban renewal areas, the I:L may be used to measure the intensity
of development or the extent to which an area has achieved its short- and
long-term development objectives. The I:L ratio for fully developed industrial
property has a very wide range because of the value of machinery and
equipment.
Table 3 below, "Improvement to Land Ratio," shows the improvement to
land ratios for properties within the study area.
Deschutes County 8 August 27, 2008
REPORT ON BEND MUNICIPAL AIRPORT URBAN RENEWAL PLAN
Table 3. I:L Ratio of Parcels in Proposed Area
I:L-Ratio Parcels
% of Total
Acres Acerage
No
Improvements
6
243.50
48.40%
0.0 - 10
3
245.32
48.76%
10-20
0
0%
20 - 30
0
0%
30 - 40
0
0%
>40
_ 1
14.31
2.84%
Total 10 503.13
100fl0`/ i
Source: Deschutes County Assessor
No land value: leased property on 8 parcels:.68acres
allocated
The most relevant aspect of development in the Area is
that almost half the Area is undeveloped.
E. Impact on Services (Municipal and County)
The fiscal impact of tax increment financing on taxing districts that levy
taxes within the Area ("affected taxing districts") is described in section IX
of this Report. This subsection discusses the fiscal impacts resulting from
potential increases in demand for municipal services.
Increases in industrial/aviation occupancies within the Area will generally
result in higher demand for fire; life safety and public safety services. The
increased occupancies within the Area will also increase the demand for
water, sewer and storm drainage services.
These impacts will be partially offset by the funding from the Plan for
improvements to the road system which assist providers of fire, life safety
and public safety services. Airport facilities improvements, including a Fire
Station, will provide incentives for developing sites which in turn will
provide employment opportunities for the citizens of Deschutes County.
This development will generate additional municipal revenues in fees and
property taxes.
Deschutes County 9 August 27, 2008
REPORT ON BEND MUNICIPAL AIRPORT URBAN RENEWAL PLAN
III. REASONS FOR SELECTION OF EACH URBAN RENEWAL AREA IN THE
PLAN
There is one urban renewal area in the Plan and it was selected to improve and
prevent the future occurrence of blighted areas as defined in ORS 457.010(1).
IV. THE RELATIONSHIP BETWEEN URBAN RENEWAL PROJECTS AND
THE EXISTING CONDITIONS IN THE URBAN RENEWAL AREA
This section describes the relationship between the urban renewal projects called
for in the Plan and conditions generally described in Section II of this Report and
more particularly described below.
A. Taxiway and Runway Improvements
1. Construct New Taxiway B.
Construct a 35 foot wide taxiway the length of the airport at the east side
of the airport. Lights would be a component of the taxiway.
Relationship to Existing Conditions
Airport facilities are inadequate in relationship to future activity.
2. Reconstruct Taxiway A
Reconstruction of the taxiway on the west side of the Airport. This
reconstruction includes widening the taxiway and adding appropriate
lighting and signage, and runup areas.
Relationship to Existing Conditions
Airport facilities are inadequate in relationship to future activity.
3. Widen Runway.
The existing runway will be widened as determined in the Airport Master
Plan update.
Relationship to Existing Conditions
Airport facilities are inadequate in relationship to future activity. The
runway is presently 75 feet wide and will not serve future activity.
4. Lengthen Runway.
The existing runway will be lengthened as determined in the Airport
Master Plan update.
Deschutes County 10 August 27, 2008
REPORT ON BEND MUNICIPAL AIRPORT URBAN RENEWAL PLAN
Relationship to Existing Conditions
Airport facilities are inadequate in relationship to future activity. The
present runway is 5200 feet. The Airport Master Plan update will include
specification of needed improvements to the runway.
5. Pavement Expansion (1).
The Westside north ramp will be expanded.
Relationship to Existing Conditions
The Westside north ramp is not presently paved and is inadequate for
serving existing and future activity.
6. Pavement Expansion (2).
The Westside south ramp will be expanded.
Relationship to Existing Conditions
The Westside south ramp is not presently paved and is inadequate for
serving existing and future activity.
7. Runway Upgrading.
The existing runway will have an additional 2 inches of asphalt to increase
weight bearing capacity above 30,000 pounds.
Relationship to Existing Conditions
The present runway has a weight bearing capacity of 15,000 pounds and
is inadequate for serving some existing and future activity. The Master
Plan update is anticipated to address the demand, timing, and cost. .
B. Safety Improvements
1. Air Traffic Control Tower.
Construct an air traffic control tower.
Relationship to Existing Conditions
Airport facilities are inadequate in relationship to future activity. There is
not currently an air traffic control tower.
2. Compass Rose.
Construct a roadway for compass calibration/ testing of aircraft.
Deschutes County I I August 27, 2008
REPORT ON BEND MUNICIPAL AIRPORT URBAN RENEWAL PLAN
Relationship to Existing Conditions
The existing compass rose does not meet certification standards and has
deteriorated. The compass rose is inadequate in relationship to future
activity.
3. Fencing Improvements: Airport Frontage.
Security fencing along the airport frontage will be installed to protect both
the Airport facilities and private property but to also protect the safety of
the public and wildlife.
Relationship to Existing Conditions
The current frontage fencing is along Powell Butte Highway only. It is
barbwire. The fencing is inadequate in relationship to current and future
activity.
4. Fencing Improvements: Install perimeter fencing.
A perimeter security fence with. gated openings will be installed to protect
both the airport facilities and private property but to also protect the safety
of the public and wildlife.
Relationship to Existing Conditions
There is currently no perimeter fencing, only the barb wire fencing along
the Powell Butte Highway frontage. The perimeter fencing is inadequate
in relationship to current and future activity.
5. Auto Parking Improvements.
Auto parking will be developed to meet increased demand and/or to
resolve potential safety hazards.
Relationship to Existing Conditions
The auto parking is insufficient to meet the current demands and is
unstructured. The auto parking is inadequate in relationship to future
activity.
6. Demolition of Existing Houses
After acquisition, the existing houses within the Area will be demolished.
Relationship to Existing Conditions
There are three homes within the existing 65dBA DNL noise contour.
Deschutes County 12 August 27, 2008
REPORT ON BEND MUNICIPAL AIRPORT URBAN RENEWAL PLAN
C. Development
1. Construct Airport Facilities Building: Administration,
Maintenance, Meeting/Conference room and Classroom.
Develop additional space for administrative offices, a maintenance facility,
a meeting/conference room and the community college has requested a
classroom.
Relationship to Existing Conditions
The airport management is currently housed in a small office in the FBO.
The management needs additional office space and space for meetings,
maintenance and classroom space. The existing facilities are inadequate
at this time and in relationship to future activity.
2. Construct Hangars for Airport to Own and Lease.
Develop additional hangar space to meet growing demand. The Airport
may construct those hangars for public ownership and to lease to private
individuals for an income source.
Relationship to Existing Conditions
The hangars which are owned by the Airport are fully leased. There is
additional demand for hangars. The supply of hangars will be inadequate
in relationship to future activity.
3. Expand Heliport/Helipad.
The existing heliport/helipad will be moved to another location on the
Airport where there will be more room for this growing use, and fewer
conflicts with fixed wing aircraft.
Relationship to Existing Conditions
The heliport/helipad is not currently large enough for the demand and
could be in a safer location. The heliport/helipad is inadequate in
relationship to current and future activity.
D. Property Acquisition
Purchase Property Inside 65 dBA DNL and 70 dBA DNL.
Parcels within the the 65 dBA DNL (4) and 70 (1) dBA DNL noise contours
will be purchased for Airport and aviation-related uses. Where part of a
parcel is within the contours, acquisition of the entire parcel is anticipated.
The homes on these properties may be demolished.
Deschutes County 13 August 27, 2008
REPORT ON BEND MUNICIPAL AIRPORT URBAN RENEWAL PLAN
Relationship to Existing Conditions
There are currently properties, including five homes, within these noise
contours. To reduce the impact of the airport on these uses, the
properties should be purchased. A noise contour map is included for
reference as Exhibit 3.
These parcels are identified by parcel # in Exhibit 4.
Deschutes County 14 August 27, 2008
REPORT ON BEND MUNICIPAL AIRPORT URBAN RENEWAL PLAN
Figure 3. Noise Contour Map
Deschutes County 15 August 27, 2008
REPORT ON BEND MUNICIPAL AIRPORT URBAN RENEWAL PLAN
Figure 4. Property Ownership
Bend Airport AORENEWALAREA BOUNDARY
Urban Renewal Area ow„emh`
CITY OF BEND
Land Ownership DESCHUTES COUNTY
For Malay Awposes Only_ Not to Scale
GIBBON AIRPARK LLC
Deschutes County 16 August 27, 2008
REPORT ON BEND MUNICIPAL AIRPORT URBAN RENEWAL PLAN
E. Planning
1. Airport Master Plan.
The present Airport Master Plan was adopted in 1994. A Planning Update
was adopted in 2002. A new Master Plan will be undertaken that will
provide specifications for several of the projects included in the Plan.
Relationship to Existing Conditions
The Master Plan was updated in 2002. It is already outdated and in need
of updating. The demand for aviation space and uses is increasing at a
phenomenal rate, requiring updating of the Master Plan. The present
Master Plan is inadequate in relationship to current and future activity.
2. Administration of Urban Renewal Plan.
Staffing will be required to implement the projects in the urban renewal
plan.
Relationship to Existing Conditions
There is presently no urban renewal area, so no administration required.
F. Non-Airport Public Safety
1. Construct Fire Station
In cooperation with Rural Fire District # 2 a fire station in proximity to the
Airport will be developed to serve the increase of facilities at the Airport.
Relationship to Existing Conditions
The Airport is presently served by fire station 304 located at 62420 Hamby
Road. There is presently no fire station on the airport facility and fire and
life safety services will be inadequate with future development at the
Airport.
G. Infrastructure Improvements
1. Left Turn lane at Butler Market Road.
A left turn lane from Powell Butte Highway to Butler Market Road will be
constructed.
Relationship to Existing Conditions
The transportation analysis in the TSP calls for this additional capacity to
avoid congestion and improve safety. The existing conditions will be
inadequate with anticipated future development.
Deschutes County 17 August 27, 2008
REPORT ON BEND MUNICIPAL AIRPORT URBAN RENEWAL PLAN
2. Powell Butte Highway Road Improvements.
Improvements will be made to Powell Butte Highway as necessary for
Airport operations.
Relationship to Existing Conditions
Powell Butte Highway is presently a two lane road. Increased uses at the
Airport require upgrading of the road. The existing conditions will be
inadequate with anticipated future development.
V. THE ESTIMATED TOTAL COST OF EACH PROJECT AND THE SOURCES
OF MONEYS TO PAY SUCH COSTS
Table 5 below shows the estimated total cost of each project and the estimated
sources of funds to address such costs, with all figures in year of expenditure
dollars. This analysis is based on known projects at the time of preparation of the
Plan and does not include projects authorized by the Plan, but unknown at this
time.
Deschutes County 18 August 27, 2008
REPORT ON BEND MUNICIPAL AIRPORT URBAN RENEWAL PLAN
Table 5. Estimated Project Costs and URA Share of Costs
ESTIMATED
URBAN
PROJECT &
ESTIMATED
RENEWAL
ESTIMATED
DESCRIPTION
COST
SHARE
START DATE
Taxiway and Runway
Improvements
Engineering -
2008
Construct New Taxiway
Construction -
B --Eastside of airport
$5,400,000
$270,000
2009
Reconstruct Taxiway A -
Spring/Summer
Westside of Airport
$1,200,000
$60,000
2010
Widen Runway 75 ft. to
100 ft.
$5,000,000
$250,000
2015 *
Lengthen 5200 Ft.
Runway
$8,000,000
$400,000
2020 *
Pavement Expansion -
Westside Expand North
Spring/Summer
Ram
$108,000
$5,400
2009/10
Pavement Expansion -
Westside Expand South
Spring/Summer
Ram
$330,000
$16,500
2010/11
Runway Upgrading: add
2" of asphalt
$1,000,000
$1,000,000
2014
Safety Improvements
Air Traffic Control Tower
$4,000,000
$200,000
2010
Spring/Summer
Compass Rose
$200,000
$10,000
2009
Fencing Improvements -
Spring/Summer
Powell Butte H
$83,333
$4,167
2011/12
Fencing Improvements -
Airport Frontage
$100,000
$100,000
2010
Fencing Improvements -
Install perimeter fencing
$250,000
$12,500
2011
Auto Parking
Improvements
$50,000
$2,500
2009
Deschutes County 19 August 27, 2008
REPORT ON BEND MUNICIPAL AIRPORT URBAN RENEWAL PLAN
Demolition of Existing
Houses
$30,000
$30,000
2010
Development
Construct Airport
Facilities Building:
Administration,
Maintenance,
Meeting/Conference
Room, and Classroom
$400,000
$400,000
2011
Construct Hangars for
Airport to Own and
Lease
$2,000,000
$2,000,000
2012
Expand Heli ort/Heli ad
$66,000
$3,300
2013
Property Acquisition
Purchase property
around airport within 65
dBA DNL and higher
$2,500,000
$1,075,000
2010
Planning
Spring/Summer
Airport Master Plan
$100,000
$100,000
2008
Non-Airport - Public
Safe
Fire: Emergency
Services Facility
$1,300,000
$845,000
Non-Airport
Infrastructure
Improvements
Road Improvement -
Powell Butte Hwy at
Butler Market
$393,625
$196,813
2008
Other Road
Improvements - Powell
Butte H
$300,000
$300,000
2012
Contingency/
Admin 8.9%
$718,820
Total
$32,780,958
$9,700,000
Leverage of FAA dollars to TI dollars: On FAA participation, FAA will pay 95% of
the expected cost.
Deschutes County 20 August 27, 2008
REPORT ON BEND MUNICIPAL AIRPORT URBAN RENEWAL PLAN
VI. THE ANTICIPATED COMPLETION DATE FOR EACH PROJECT
Projects will be ongoing and accomplished in increments. Estimated timeframes for the
projects are shown in the Table 5 above. The anticipated completion date for each
project is the latest year in which expenditures for the project is shown.
VII. THE ESTIMATED AMOUNT OF TAX INCREMENT REVENUES
REQUIRED AND THE ANTICIPATED YEAR IN WHICH
INDEBTEDNESS WILL BE RETIRED
A total of $14,739,987 will be needed for payment of debt service on the
$9,700,000 in maximum indebtedness. Table 6 shows the yearly tax increment
revenues and their allocation to loan repayments, reimbursements, debt service
and debt service reserve funds. It is anticipated that all debt will be retired by the
end of FY 35/36.
Deschutes County 21 August 27, 2008
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REPORT ON
BEND MUNICIPAL AIRPORT URBANRENEWAL PLAN
IX, IMPACT OF THE TAX INCREMENT FINANCING, BOTH UNTIL AND
AFTER THE INDEBTEDNESS IS REPAID, UPON ALL ENTITIES
LEVYING TAXES UPON PROPERTY IN THE URBAN RENEWAL AREA
The impact of tax increment financing on overlapping taxing districts consists
primarily of the property tax revenues foregone on permanent rate levies as
applied to the growth in assessed value.
Although the tables below show impacts on the School District 1 and the
Educational Service District, under current school funding law, property tax
revenues are combined with State School Fund revenues to achieve per-student
funding targets. Under this system, property taxes foregone are replaced with
State School Fund revenues.
Table 8. Projected Impact on Taxing District Permanent Rate Levies During
Use of Tax Increment Financinq
-
I
i
Present Value Revenues
Foregone, FY 09/10 - FY 35/36
tal
Y 07/08
Average Permanent
Annual Rate Levy
Avg
Revs.
Foregone
as % of
FY 07/08
Levy
Deschutes Co
753,061
28,964
19,913,846
0.1%
County Libra
324,011
12,462
8,568,110
0.1%
County Law Enforcement
559,656
21,525
14,799,463
0.1%
Rural Law Enforcement
824,756
31,721
7,209,301
0.4%
County Extension
13,196
508
348,956
0.1%
911
95,318
3,666
2,520,582
0.1%
Rural Fire Dist 2
846,318
32,551
2,544,286
1.3%
SD 1
2,806,586
107,946
52,240,483
0.2%
ESD
56,790
2,184
1,501,756
0.1%
COCC
365,485
14,057
9,664,828
0.1%
The average impact of foregone revenues as a percentage of the total permanent
rate levy of each taxing district is shown in Table 8 above.
Table 9 shows in the increase in permanent rate levy revenues that would occur
after termination of the tax increment financing in FY 2034. By FY 2043/44,
revenues added to the permanent rate levies would exceed the revenues
foregone during the use of tax increment financing.
Deschutes County 28 August 27, 2008.
REPORT ON
BEND MUNICIPAL AIRPORT URBANRENEWAL PLAN
Table 9. Additional Revenues Obtained After Termination of Tax Increment
Financing
Present Value Revenues
Gained, FY 35/36 - FY 43144
Deschutes Co
$805,813
Count Libra
$346,708
Count Law Enforcement
$598,860
Rural Law Enforcement
$882,530
Count Extension
$14,120
911
$101,995
Rural Fire Dist 2
$905,602
SD 1
$3,003,188
ESD
$60,769
COCC
$391,087
X. RELOCATION REPORT
There are no businesses to be relocated. There is a potential for residential
relocation. As described in Section VII, the Plan authorizes the acquisition of
property by willing sellers only. Relocation benefits must be paid for any public
acquisition, whether the acquisition is voluntary or involuntary. Therefore, before
the Agency acquires any property, the Agency will adopt relocation regulations
that are consistent with applicable State and Federal law.
XI. COMPLIANCE WITH STATUTORY LIMITS ON ASSESSED VALUE AND SIZE
OF URBAN RENEWAL AREA
State law limits the percentage of both a municipality's total assessed value and the
total land area that can be contained in an urban renewal area at the time of its
establishment to 15% for municipalities over 50,000 in population. As noted above, the
estimated total assessed value of the Area, including all real, personal, personal
manufactured and utility properties is $7,453,493. The total assessed value of
Deschutes County is $15,823,948,426 making .05% of the county's assessed value in
urban renewal, well within the 15% statutory limitation. The estimated total acreage of
the Area is 526.44 acres. Deschutes County is 1,955,200 acres. Therefore, .03% of
the acreage in the County would be in an urban renewal area. This is also well below
the statutory limitation of 15%.
Deschutes County 29 August 27, 2008
REPORT ON
BEND MUNICIPAL AIRPORT URBANRENEWAL PLAN
Tahle 10_ Assessed Value and Acreage Calculations
Urban Renewal Area
Assessed Value
Acres"
Bend Municipal Airport
7,453,493
526
Deschutes County
15,823,948,426
1,955,200
Percent in Urban Renewal
.05%
.03%
Deschutes County 30 August 27, 2008