2020-94-Minutes for Meeting February 12,2020 Recorded 3/17/2020•
BOARD OF
COMMISSIONERS
1300 NW Wall Street, Bend, Oregon
(541) 388-6570
Recorded in Deschutes County C J2020-94
Nancy Blankenship, County Clerk
Commissioners' Journal 03/17/2020 9:41:20 AM
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2020-94
FOR RECORDING STAMP ONLY
9:00 AM WEDNE DAY, February 12, 2020 BARNES & SAWYER ROOMS
Present were Commissioners Patti Adair, Anthony DeBone, and Phil Henderson. Also present were
Tom Anderson, County Administrator; Erik Kropp, Deputy County Administrator; David Doyle, County
Counsel; and Samantha Pepper, BOCC Administrative Assistant. Several citizens and identified
representatives of the media were in attendance.
This meeting was audio and video recorded and can be accessed at the Deschutes County
Meeting Portal website http://deschutescountyor.igm2.com/Citizens/Default.aspx
CALL TO ORDER: Chair Adair called the meeting to order at 9:03 am
PLEDGE OF ALLEGIANCE:
CITIZEN INPUT:
None presented
CONSENT AGENDA: Before the Board was Consideration of Approval of the
Consent Agenda.
BOCC MEETING FEBRUARY 12, 2020 PAGE 1 OF 9
Commissioner Henderson requested to pull Items 1 and 4 for discussion.
HENDERSON: Move approval of Consent Agenda Items #2, 3,5,6,7.
DEBONE: Second
VOTE: HENDERSON: Yes
DEBONE: Yes
ADAIR: Chair votes yes. Motion Carried
Consent Agenda Items:
1. Consideration of Board Signature of Order No. 2020-002, Completing
Legalization Procedures for a Portion of Sisemore Rd
2. Consideration of Board Signature of Order 2020-003, an Order Declaring Surplus
Property and Ordering Sale through Public Auction (Tax Foreclosed Property)
3. Consideration of Board Signature of Resolution No. 2020-006 Scrivener's Error
Correction of Resolution No. 2020-004
4. Consideration of Chair Signature of Document No. 2020-125, Amendment to
Oregon Health Authority
5. Consideration of Board Signature to thankjames Lewis for serving on the
Deschutes County Audit Committee
6. Consideration of Board Signature to Appoint Nick Lelack to Deschutes County
Audit Committee
7. Approval of 2020 BOCC Appointments & Affiliations
ACTION ITEMS:
Consent Agenda Item 1 as pulled for discussion: Consideration of Board Signature
BOCC MEETING FEBRUARY 12, 2020 PACE 2 OF 9
of Order No. 2020-002, Completing Legalization Procedures for a Portion of
Sisemore Rd
Chris Doty County Road Department Director and Cody Smith County Engineer
presented. The Hudson Family Trust has indicated it would support a 30 foot right-
of-way. Road staff continues to request a 60 foot right-of-way. Legalizations at less
than 60 feet will complicate this and future efforts. Commissioner DeBone respects
what the County has in ordinances and laws and supports the 60 foot right -of way.
Commissioner Henderson is glad that the two parties were able to talk about the
right-of-way and he is supporting the 60 foot right-of-way. Commissioner Adair
states that this project does need to happen given the timeline of ODOT grant.
DEBONE:
HENDERSON
VOTE:
Move approval of Board Signature of Order No. 2020-002
Second
DEBONE: Yes
HENDERSON: Yes
ADAIR: Chair votes yes. Motion Carried
Consent Agenda Item 4 as pulled for discussion: Consideration of Chair Signature of
Order No. 2020-125, Oregon Health Authority Amendment
Kathy Christensen, Supervisor at Health Services presented. Commissioner
Henderson asks how there was such a large increase in the yearly revenue. Kathy
explained that the amounts are over 5 years and usually go up each year.
Commissioner Henderson asks how many people this grant serves. Kathy
estimated that throughout the 3 county region that 500-600 people are provided
outreach/testing. Commissioner Adair asked how many HIV cases are being
managed in Deschutes County and Kathy indicated approximately 200.
HENDERSON
DEBONE:
VOTE:
Move approval of Chair Signature of Document No. 2020-125
Second
HENDERSON:
DEBONE:
ADAIR:
Yes
Yes
Chair votes yes. Motion Carried
BOCC MEETING FEBRUARY 12, 2020 PAGE 3 OF 9
8. Recognizing the 100 Year History of the League of Women Voters of
Deschutes County
Geri Hauser the President of Deschutes County League of Women Voters
introduces the League and their 100 year anniversary celebration. The Deschutes
County League of Women Voters advocates for women voters in the county and
also throughout the United States.
HENDERSON: Move approval of Board Signature of Proclamation of 100 Year
Anniversary of Deschutes County League of Women Voters
DEBONE: Second
VOTE: HENDERSON: Yes
DEBONE: Yes
ADAIR: Chair votes yes. Motion Carried
9. Re -Designation of Redmond/Sisters Rural Enterprise Zone Presentation
John Stark, Director of Redmond Economic Development and Caprielle Lewis,
Director of Sisters Economic Development introduce the Redmond/ Sisters
Enterprise zone re -designation project. The involved zone sponsors are the City of
Redmond/ Redmond City Council, City of Sisters/ Sisters City Council and Deschutes
County. Allowing this zone re -designation will allow for qualifying tax abatements
and tax exemptions for 3-5 years for businesses in these areas. The radius of the
zone is 15 square miles in the subject zones. There needs to be final approval by al
agencies involved by May and then the grant will be applied for by June 1, 2020 and
then reviewed and approved by Director of Business Oregon. Commissioner
Henderson is supportive and asks how much land is remaining for this project in
each area. Ms. Lewis states 15 acres or 5 parcels that will be light industrial in the
City of Sisters. Mr. Stark states that Redmond has 2,000 acres available comprised
of several large parcels.
BOCC MEETING FEBRUARY 12, 2020 PAGE 4 OF 9
10. Ordinance No. 2020-002, Redmond UGB Amendment
Cynthia Smidt, Community Development Department introduces the Redmond
UGB Amendment. This is a conversion from UGB to EFU land.
DEBONE: Move approval of first reading of Ordinance No. 2020-02
HENDERSON: Second
VOTE: DEBONE: Yes
HENDERSON: Yes
ADAIR: Chair votes yes. Motion Carried
11. Ordinance No. 2020-003, City of Bend Plan Amendment for Sewer to
Outback Facility
Matthew Martin, Community Development Department introduces Outback Sewer
Facility Amendment.
HENDERSON: Move approval of first reading of Ordinance No. 2020-003
DEBONE: Second
VOTE: HENDERSON: Yes
DEBONE: Yes
ADAIR: Chair votes yes. Motion Carried
12. Consideration of County Administrator Signature of Document No. 2020-
077, Deschutes County Employee Benefits Dental Plan
Kathleen Hinman, Deschutes County Human Resources Director introduces the
BOCC MEETING FEBRUARY 12, 2020 PAGE 5 OF 9
County Dental Plan for 2020.
HENDERSON
VOTE:
Move approval of County Administrator Signature of Document
No. 2020-077
Second
HENDERSON:
DEBONE:
ADAI R:
Yes
Yes
Chair votes yes. Motion Carried
13. Consideration of County Administrator Signature of Document No. 2020-
078, Approval of Deschutes County Group Medical Plan
Kathleen Hinman, Deschutes County Human Resources Director introduces the
County Medical Plan for 2020. Commissioner DeBone thanks EBAC, HR staff and all
County partnerships that have worked with this plan to make it successful.
HENDERSON: Move approval of County Administrator Signature of Document
No. 2020-078
DEBONE: Second
VOTE: HENDERSON: Yes
DEBONE: Yes
ADAIR: Chair votes yes. Motion Carried
14. Consideration and Approval of Document No. 2020-136, an Improvement
Agreement for the Westgate Subdivision
Anthony Raguine, Community Development Department introduces the
Improvement Agreement of Westgate Subdivision. The applicant has started
construction and are completing improvements currently. Kevin Spencer of
Westgate Subdivision introduces himself. There were 100 lots proposed originally
although there are 85 lots in the subdivision, including a fire zone and conservation
BOCC MEETING FEBRUARY 12, 2020 PAGE 6 OF 9
areas. Buildable lots range from 2 acres to 5 acres in size. The roads are essentially
private within the subdivision and several walking trails throughout.
HENDERSON: Move approval of Board Signatures of Document No. 2020-136
DEBONE: Second
VOTE: HENDERSON: Yes
DEBONE: Yes
ADAIR: Chair votes yes. Motion Carried
PUBLIC HEARING: Sunriver Business Park Employee Housing Text
Amendments
Tanya Saltzman, Community Development Department introduces Sunriver
Business Park Employee Housing Text Amendments. Employee language and
number of beds was modified. Steve Hultburg, attorney, and Tom O'Shea, General
Manager, are present representing Sunriver Resort. They express the need for
subsidized housing to the hundreds of employees that come to work for the resort
year round. In many instances, the Resort subsidizes about 70% of an employee's
housing cost while working for the resort. Commissioner DeBone asked about
transportation. Mr. O'Shea states that the Village is close and the social aspect is
very important. Commissioner Henderson expresses his concerns for families, 2
mile radius and letting contractors who contract with the resort for services use the
housing. Mr. Hultburg clarifies that the family option was talked about but there
was some caution around discrimination. The 2 mile radius was put in place to
reach the entire resort and places like Cross water. Regarding contract employees,
everyone will have to be an employee of the Resort. The housing will not be family
housing but employee housing. Water and Sewer will be provided by Sunriver
Water and Sewer.
Nunzie Gould testified and expresses her concerns specific to industrial areas,
community boundaries and unintended impacts. She presented a radius map. She
is generally supportive of housing for employees.
Mr. Hultburg suggests amendments providing that employee housing has to be
owned by employer and rented only to employees of that employer. There would
BOCC MEETING FEBRUARY 12, 2020 PAGE 7 OF 9
be a contract between the two. Housing would be employer owned. Parking ratios
were discussed. Nick Lelack, Community Development Director states that code
enforcement complaints will be processed on a complaint -driven model.
Regarding this proposal, the goal of the Resort is to provide employee housing and
bring people to work at the Resort. It is not to generate revenue for the Resort.
Staff directed to work with the applicant and draft amendments to address
identified issues/concerns.
PUBLIC HEARING CONTINUED TO FEBRUARY 19, 2020 at 10:00 am.
OTHER ITEMS:
• Tom Anderson mentions AOC annual membership dues. In the past, the
Board has paid all or a portion of the invoice. Commissioner DeBone
mentions that the fees were projected to increase this year.
• Commissioner DeBone mentions that emission House Bill 2020 was tabled.
• Tom Anderson states that there are some ideas for a BOCC office remodel
and asks for board input.
• Tom Anderson mentions the Veterans Village. After meeting with agencies
involved, the village was asked to provide a draft of ideas. There were land
use and road requirements presented.
• Tom Anderson mentions that Peter Gutowsky was in Salem for National
Historical registry meeting.
• Commissioner DeBone mentions a freight industry advisory meeting with
ODOT tomorrow in Salem.
• Commissioner Henderson will be attending a Deschutes River collaborative
meeting.
• Commissioner Adair is meeting with the Forest Service to address shooting
on public lands.
RECESS: At the time of 12:00pm., the Board took a recess (projected until 12:05pm).
BOCC MEETING FEBRUARY 12, 2020 PAGE 8 OF 9
RECONVENE: At the time of 12:09pm, Chair Adair reconvened the meeting.
Wildfire Steering Committee Nominations
Commissioner DeBone and Commissioner Henderson state that they would like to
appoint 3 members- Ken Kehmna, Robert Pohly and Brandon Fogelman and then
interview- Oliver Tatom, Nick Ahnen and Jessica Laberage. All in agreement; staff to
handle logistics of appointments and interviews.
mF
Being no further items to come before the Board, the meeting was adjourned at I2:24pm.
DATED this _ Day of AA �`�- 2020 for the Deschutes County Board of
Commissioners.
.l 1
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a
ANTHONY DEBDEBONE, VICE CHAIR
PHILI a H DE , ISSI R
BOCC MEETING FEBRUARY 12, 2020 PAGE 9 OF 9
Deschutes County Board of Commissioners
1300 NW Wall St, Bend, OR 97703
(541) 388-6570 - www.deschutes.org
BOCC MEETING AGENDA
DESCHUTES COUNTY BOARD OF COMMISSIONERS
9:00 AM, WEDNESDAY, FEBRUARY 12, 2020
Barnes Sawyer Rooms - Deschutes Services Center - 1300 NW Wall Street - Bend
This meeting is open to the public, and allows the Board to gather information and give direction to staff. Public
comment is not normally accepted. Written minutes are taken for the record
Pursuant to ORS 192.640, this agenda includes a list of the main topics that are anticipated to be considered or
discussed. This notice does not limit the Board's ability to address other topics.
Meetings are subject to cancellation without notice.
Item start times are estimated and subject to change without notice.
CALL TO ORDER
PLEDGE OF ALLEGIANCE
CITIZEN INPUT
This is the time provided for individuals wishing to address the Board, at the Board's discretion, regarding issues
that are not already on the agenda. Please complete a sign-up card (provided), and give the card to the
Recording Secretary. Use the microphone and clearly state your name when the Board Chair calls on you to
speak. PLEASE NOTE: Citizen input regarding matters that are or have been the subject of a public hearing not
being conducted as a part of this meeting will NOT be included in the official record of that hearing.
If you offer or display to the Board any written documents, photographs or other printed matter as part of your
testimony during a public hearing, please be advised that staff is required to retain those documents as part of the
permanent record of that hearing.
CONSENT AGENDA
Consideration of Board Signature of Order No. 2020-002, Completing Legalization
Procedures for a Portion of Sisemore Rd
Board of Commissioners BOCC Meeting Agenda Wednesday, February 12, 2020 Page 1
of 3
2. Consideration of Board Signature of Order 2020-003, an Order Declaring Surplus
Property and Ordering Sale through Public Auction (Tax Foreclosed Property)
3. Consideration of Board Signature of Resolution No. 2020-006 Scrivener's Error
Correction of Resolution No. 2020-004
4. Consideration of Chair Signature of Document No. 2020-125, Amendment to
Oregon Health Authority
5. Consideration of Board Signature to thankjames Lewis for serving on the
Deschutes County Audit Committee
6. Consideration of Board Signature to Appoint Nick Lelack to Deschutes County Audit
Committee
7. Approval of 2020 BOCC Appointments & Affiliations
ACTION ITEMS
8. 9:10 AM READING of a PROCLAMATION: Recognizing the 100 Year History of
the League of Women Voters of Deschutes County - Tom Anderson,
County Administrator
9. 9:25 AM PRESENTATION: Re -Designation of Redmond/Sisters Rural Enterprise
Zone - Whitney Hale, Communications Director
10. 9:45 AM FIRST READING: Ordinance No. 2020-002, Redmond UGB Amendment
- Cynthia Smidt, Associate Planner
11. 9:50 AM CONSIDERATION OF FIRST READING: Ordinance No. 2020-003 - City of
Bend Plan Amendment for Sewer to Outback Facility - Matthew Martin,
Associate Planner
12. 9:55 AM Consideration of County Administrator Signature of Document No.
2020-077, Deschutes County Employee Benefits Dental Plan - Kathleen
Hinman, Human Resources Director
13. 10:00 AM Consideration of County Administrator Signature of Document No.
2020-078 Approval of Deschutes County Group Medical Plan - Kathleen
Hinman, Human Resources Director
Board of Commissioners BOCC Meeting Agenda Wednesday, February 12, 2020 Page 2
of 3
14. 10:10 AM Consideration and Approval of Document No. 2020-136, an
Improvement Agreement for the Westgate Subdivision. - Anthony
Raguine, Senior Planner
15. 10:30 AM PUBLIC HEARING: Sunriver Business Park Employee Housing Text
Amendments - Tanya Saltzman, Associate Planner
LUNCH RECESS
OTHER ITEMS
These can be any items not included on the agenda that the Commissioners wish to discuss as part of
the meeting, pursuant to ORS 192.640.
ADJOURN
To watch this meeting on line, go to: www.deschutes.org/meetings
Please note that the video will not show up until recording begins. You can also view past
meetings on video by selecting the date shown on the website calendar.
Deschutes County encourages persons with disabilities to participate in all programs
and activities. This event/location is accessible to people with disabilities. If you need
accommodations to make participation possible, please call (541) 617-4747.
FUTURE MEETINGS:
Additional meeting dates available at www.deschutes.orR/meetin2calendar
(Please note: Meeting dates and times are subject to change. All meetings take place in the Board of
Commissioners' meeting rooms at 1300 NW Wall St, Bend, unless otherwise indicated. If you have questions
regarding a meeting, please call 388-6572.)
Board of Commissioners BOCC Meeting Agenda Wednesday, February 12, 2020 Page 3
of 3
ES
Deschutes County Board DfCommissioners
1300 NW Wall St, Bend, OR 97703
(54])388-6570- Fax (541)385-3202- httpS://VVVVVV.d8SChUt8s.Org/
AGENDA REQUEST & STAFF REPORT
For Board of Commissioners BOCC Wednesday Meeting of February 12, 2020
DATE: January 31, 2020
Whitney Hale, Administrative S2Rvi[2S,54]-330-4640
TITLE OF AGENDA ITEM:
PRESENTATION: Re -Designation of Redmond/Sisters Rural Enterprise Zone
BACKGROUND AND POLICY IMPLICATIONS:
]onStark,SrOirectuCRedrnondEconomicDeve|opment,|nc.(RED|),wiUshareinfornsationaboutthe
consideration to apply for re-clesignation of the Greater Redmond Enterprise Zone, The Enterprise Zone was
estab|ishedin19O8andrenewedin199Oand2OO9,App|icaUonsforrenewa|aneduebvJune1.|nDecember,
the Redmond City Council expressed Support for the application.
FISCAL IMPLICATIONS: None
ATTENDANCE: Jon Stark, Sr. Director, Redmond Economic Development, Inc. (REDI)
GUIDING BUSINESS fOIIWARD
.: GREATER � E D I O D AREA
�MOVE
RED DENT� START
ECONOMIC DEVELOPMENT INC.
Overview
The Greater Redmond Area Enterprise Zone (E-Zone) incentive
program encourages economic development by waiving property
taxes on declared investments for eligible businesses for three years
and reduces or waives many City fees. The property tax waiver may
be extended to five years if the qualifying company creates jobs
compensated at 150% of Deschutes County's annual wage as
published by the Oregon Employment Department.
The Redmond Enterprise Zone was
established in 1988, renewed iin 1998,
and reconfigured in 2009 to include the
City of Sisters. It is one of the most h
successful rural Enterprise Zones in the
State of oregon.
Medline Renewal Building
-Photo Courtesy.. Tint Park
Tax Incentives
Standard Abatement
This economic development incentive offers 100% property tax relief
on normally assessed significant new plant and/or equipment.
Abatement lasts for three years after the property has been placed in
service.
Extended Abatement
Local sponsors may extend the standard exemption to four or five
consecutive years if the qualifying company
creates jobs compensated at 150% of Deschutes County's annual
wage.
Super Enterprise Zone
An additional provision allows zone sponsors (cities of Redmond and
Sisters, and Deschutes County) to exempt larger scale projects for a
period of 7 to 15 years. In addition to property tax abatement,
participants are also eligible for income and payroll tax credits based on
employment. While each
project is evaluated individually, minimum levels of investment,
employment and compensation are outlined at right.
Eligibility
Enterprise zone policy focuses on "for profit' business operations that
do not compete significantly with the local economy. Eligible
businesses provide goods, products or services to other business
operations or organizations. This includes not only conventional
manufacturing and industrial activities, but also processing plants,
distribution centers, maintenance facilities, warehouses and even
operations that handle bulk clerical tasks or post -sale technical
support.
Eligible businesses must invest in new property or equipment not
already on the County's tax rolls. The property must be owned or
leased by the business and located in the Greater Redmond E-Zone
boundary.
• Investment cost must be $50,000 or more, in total, for qualified
"real property," which includes newly constructed buildings or
structures; new additions or modifications to existing buildings or
structures; heavy/affixed machinery and equipment.
• Land, non -inventory supplies, rolling stock, vehicles, and motor
propelled devices do not qualify.
Existing firms must increase and maintain full time employment by ten
percent (10%) for the full term of their exemption. New firms to the
area must employ at least one person.
Eligible businesses must provide 75% or greater of its goods,
products or services to other business operations or organizations.
Typically, this requirement makes the following types of operations
ineligible: entertainment, tourism, health care, child care, finance,
housing, construction, and retail. Please contact the ZoneManager
with eligibility questions
E-Zone Incentive Savings
Estimated property tax savings resulting from a $1 million
investment are illustrated below. Assumptions include: a 10,000 sf
building used for manufacturing , $100/sf construction costs, a 1"
waterline, 10 new jobs, Redmond property tax milage rate of
$18.0057 per $1,000 of assessed valuation, and 3 year savings
blow 150% and 5 year savings above 150% of Deschutes County
2018 average wage.
Redmond Industrial Zone -Desert Rise - Photo Courtesy: Timothy Park
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o c Deschutes County Board of Commissioners
1300 NW Wall St, Bend, OR 97703
(541) 388-6570 - Fax (541) 385-3202 - https://www.deschutes.org/
AGENDA REQUEST & STAFF REPORT
For Board of Commissioners BOCC Wednesday Meeting of February 12, 2020
DATE: February 6, 2020
FROM: Tanya Saltzman, Community Development,
TITLE OF AGENDA ITEM:
PUBLIC HEARING: Sunriver Business Park Employee Housing Text Amendments
The Board of County Commissioners (Board) will conduct a public hearing on February 12, 2020 to
consider Ordinance No. 2020-004, text amendments to Chapter 18.108.110, Sunriver Business
Park District (SUBP) (File No. 247-19-000700-TA). The applicant, Sunriver Resort Limited
Partnership, proposes amendments that would allow employee housing as an outright permitted
use in the Sunriver Business Park zoning district.
MEMORANDUM
TO: Deschutes County Board of Commissioners
FROM: Tanya Saltzman, Associate Planner
DATE: February 6, 2020
SUBJECT: Public Hearing: Sunriver Business Park Employee Housing Text Amendments
The Board of County Commissioners (Board) will conduct a public hearing on February 12, 2020 to
consider Ordinance No. 2020-004, text amendments to Chapter 18.108.110, Sunriver Business Park
District (SUBP) (File No. 247-19-000700-TA). The applicant, Sunriver Resort Limited Partnership,
proposes amendments that would allow employee housing as an outright permitted use in the
Sunriver Business Park zoning district. A work session was held with the Board on February 3, 2020,
for which the entire record was provided.'
The Deschutes County Planning Commission held a public hearing for the amendments on
November 14, 2019, which was continued to December 12, 2019. A summary of the Planning
Commission public hearing —including deliberation, vote, and public comments received —and an
overview of subsequent revisions to the amendments were provided in the February 3 BOCC
memorandum linked above. In addition, a synopsis of these will be provided in the staff presentation
at the public hearing.
I. PROPOSAL
The proposed text amendments add employee housing structures to the outright permitted uses in
the Sunriver Business Park (SUBP) zone. The amendments provide definitions for "employee" and
"employee housing structure," and specify parking requirements. The applicant's burden of proof
states that the text amendment is in compliance with the Statewide Planning Goals, applicable
Oregon Administrative Rules, applicable policies of the Deschutes County Comprehensive Plan and
the county's Transportation System Plan.
1 https://deschutescountyor.igm2.com/Citizens/Detail Meeting.aspx?ID=2492
Ill. BACKGROUND
The purpose of the proposed amendments is to allow employee housing for those who earn a living
by working in the hospitality, food and beverage, outdoor recreation, or tourism industry in or within
two miles of the Sunriver Unincorporated Community boundary, or at Mt. Bachelor Ski and Summer
Resort. According to the applicant's burden of proof, lack of housing for employees has consistently
been identified as a problem, both for the employees themselves as well as for their employers who
are trying to attract and retain a workforce.
M. PUBLIC COMMENTS
A summary of the public comments received prior to and during the Planning Commission public
hearing, as well as those received in the week following the hearing in response to the Planning
Commission's vote, is provided in the February 3 BOCC memorandum.
No additional public comments have been received as of the submission date of this memorandum.
IV. ADOPTION BY EMERGENCY
As noted in the February 3 BOCC work session as well as the Planning Commission public hearing,
upon adoption the applicant intends to submit an application, subject to Deschutes County Code
(DCC) Chapter 124, Site Plan Review, to construct employee housing on a 3.25-acre lot they own in
the district. Owing to the seasonal nature of tourism employment and the need for potential
employees to secure housing prior to the beginning of the resort's high season, the applicant
respectfully requests consideration of adoption by emergency. This would allow for a planning,
permitting, and construction timeline that could potentially begin housing employees for the 2021
summer resort season.
V. NEXT STEPS
At the conclusion of the public hearing, the Board can:
• Continue the hearing to a date certain;
• Close the hearing and leave the written record open to a date certain; or
• Close the hearing and commence deliberations.
Attachments
1. Draft Ordinance No. 2020-004 - Emergency
2. Draft Ordinance No. 2020-004 - Non -Emergency
Corresponding Exhibits to Ordinance No. 2020-004:
Exhibit A - DCC Chapter 18.108.110, Business Park - BP District
Exhibit B - Applicant Findings
Page 2 of 2
REVIEWED
LEGAL COUNSEL
BEFORE THE BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTY, OREGON
An Ordinance Amending Deschutes County Code
Title 18 to Allow Employee Housing as an Outright * ORDINANCE NO. 2020-004
Permitted Use in the Sunriver Business Park Zoning
District, and Declaring an Emergency.
WHEREAS, applicant Sunriver Resort Limited Partnership initiated an amendment (Planning Division
File No. 247-19-000700-TA) to the Deschutes County Code (DCC) Title 18, Chapter 18.108.110, Sunriver
Business Park District, to allow employee housing as an outright permitted use in the district; and
WHEREAS, the Deschutes County Planning Commission reviewed the proposed changes on November
14 and December 12, 2019, and declined to recommend approval as written to the Board of County
Commissioners; and
WHEREAS, the applicant, in consultation with staff, subsequently revised the proposed amendments to
address the concerns voiced by the Planning Commission; and,
WHEREAS, the Board considered this matter after a duly noticed public hearing on February 12, 2020,
and concluded that the public will benefit from the proposed changes to the Deschutes County Code Title 18;
now, therefore,
THE BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTY, OREGON, ORDAINS
as follows:
Section 1. AMENDMENT. DCC 18.108.110, Business Park — BP District, is amended to read as
described in Exhibit "A" attached and incorporated by reference herein, with new language underlined.
Section 2. FINDINGS. The Board adopts as its findings Exhibit `B" attached and incorporated by
reference herein.
PAGE 1 OF 2 - ORDINANCE NO.2020-004
Section 3. EMERGENCY. In order to provide employee housing for the 2021 season, and being
necessary for immediate preservation of the public peace, health, safety, and welfare, an emergency is declared to
exist, and this Ordinance becomes effective immediately upon adoption.
Dated this of 12020 BOARD OF COUNTY COMMISSIONERS
OF DESCHUTES COUNTY, OREGON
ATTEST:
Recording Secretary
Date of 1" Reading:
Date of 2" a Reading:
PHILIP G. HENDERSON, Chair
PATTI ADAIR, Vice Chair
ANTHONY DEBONE
day of 2020.
day of 12020.
Record of Adoption Vote:
Commissioner Yes No Abstained Excused
Philip G. Henderson
Patti Adair
Anthony DeBone
Effective date: day of 2020.
PAGE 2 OF 2 - ORDINANCE NO.2020-004
REVIEWED
LEGAL COUNSEL
BEFORE THE BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTY, OREGON
An Ordinance Amending Deschutes County Code
Title 18 to Allow Employee Housing as an Outright * ORDINANCE NO. 2020-004
Permitted Use in the Sunriver Business Park Zoning
District.
WHEREAS, applicant Sunriver Resort Limited Partnership initiated an amendment (Planning Division
File No. 247-19-000700-TA) to the Deschutes County Code (DCC) Title 18, Chapter 18.108.110, Sunriver
Business Park District, to allow employee housing as an outright permitted use in the district; and
WHEREAS, the Deschutes County Planning Commission reviewed the proposed changes on November
14 and December 12, 2019, and declined to recommend approval as written to the Board of County
Commissioners; and
WHEREAS, the applicant, in consultation with staff, subsequently revised the proposed amendments to
address the concerns voiced by the Planning Commission; and,
WHEREAS, the Board considered this matter after a duly noticed public hearing on February 12, 2020,
and concluded that the public will benefit from the proposed changes to the Deschutes County Code Title 18;
now, therefore,
THE BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTY, OREGON, ORDAINS
as follows:
Section 1. AMENDMENT. DCC 18.108.110, Business Park — BP District, is amended to read as
described in Exhibit "A" attached and incorporated by reference herein, with new language underlined.
PAGE I OF 2 - ORDINANCE NO.2020-004
Section 2.
reference herein.
Dated this
ATTEST:
FINDINGS. The Board adopts as its findings Exhibit `B" attached and incorporated by
of , 2020 BOARD OF COUNTY COMMISSIONERS
OF DESCHUTES COUNTY, OREGON
Recording Secretary
Date of I" Reading:
Date of 2nd Reading:
PHILIP G. HENDERSON, Chair
PATTI ADAIR, Vice Chair
ANTHONY DEBONE
day of 12020.
day of 12020.
Record of Adoption Vote:
Commissioner Yes No Abstained Excused
Philip G. Henderson
Patti Adair
Anthony DeBone
Effective date: day of 12020.
PAGE 2 OF 2 - ORDINANCE NO.2020-004
Chapter 18.108. URBAN UNINCORPORATED COMMUNITY ZONE - SUNRIVER
18.108.110. Business Park - BP District.
A. Uses Permitted Outright. The following uses and their accessory uses are permitted outright:
1. Residential uses existing as of March 31, 1997.
2. Administrative, educational and other related facilities in conjunction with a use permitted outright.
3. Library.
4. Recreational path.
5. Post office.
6. Church in building or buildings not exceeding 5,000 square feet of floor area.
7. Child care facilities, nurseries, and/or preschools.
8. A building or buildings each not exceeding 8,000 square feet of floor space housing any combination
of:
Retail/rental store, office and service establishment, including but not limited to the following:
a. Automobile, motorcycle, boat, recreational vehicle, trailer or truck sales, rental, repair or
maintenance business, including tire stores and parts stores.
b. Agricultural equipment and supplies.
c. Car wash.
d. Contractor's office, including but not limited to, building, electrical, plumbing, heating and air
conditioning, painter, etc..
e. Construction equipment sales, rental and/or service.
£ Exterminator services.
g. Golf cart sales and service.
h. Lumber yard, home improvement or building materials store.
i. Housekeeping and janitorial service.
j. Dry cleaner and/or self-service laundry facility.
k. Marine/boat sales and service.
1. Restaurant, bar and cocktail lounge including entertainment.
p. Marijuana processing cannabinoid concentrates and cannabinoid products, subject to the
provisions of DCC 18.116.330.
q. Marijuana wholesaling, office only. There shall be no storage of marijuana items or products at
the same location.
9. A building or buildings each not exceeding 20,000 square feet of floor space housing any combination
of:
a. Scientific research or experimental development of materials, methods or products, including
engineering and laboratory research.
b. Light manufacturing, assembly, fabricating or packaging of products from previously prepared
materials, including but not limited to cloth, paper, leather, precious or semi-precious metals or
stones, etc.
c. Manufacture of food products, pharmaceuticals and the like, but not including the production of
fish or meat products, or the rendering of fats and oils.
d. Warehouse and distribution uses in a building or buildings each less than 10,000 square feet of
floor area.
10. I mplo -e� e llolssing strLictLrres.
B. Conditional Uses Permitted. The following conditional uses may be permitted subject to DCC 18.128
and a conditional use permit:
1. Public buildings and public utility structures and yards, including railroad yards.
Page I of 3 - EXHIBIT A TO ORDINANCE NO. 2020-004
2. A dwelling unit for a caretaker or watchman working on a developed property.
3. Law enforcement detention facility.
4. Parking lot.
5. Radio and television broadcast facilities.
6. A building or buildings each not exceeding 8,000 square feet of floor space housing any combination
of:
a. Bowling alley.
b. Theater.
c. Veterinary clinic and/or kennel.
d. Marijuana processing including cannabinoid extracts, subject to the provisions of DCC
18.116.330.
e. Marijuana retailing, subject to the provisions of DCC 18.116.330.
7. A building or buildings each not exceeding 20,000 square feet of floor space housing any combination
of:
a. Warehouses and distribution uses in a building or buildings exceeding 10,000 square feet of floor
area.
b. Distillery and beer/ale brewing facility, including wholesale sales thereof.
c. Self/mini storage.
d. Trucking company dispatch/terminal.
e. Solid waste/garbage operator, not including solid waste disposal or other forms of solid waste
storage or transfer station.
C. Use Limits. The following limitations and standards shall apply to uses listed in DCC 18.108.110(A) or
(B):
1. A use expected to generate more than 30 truck -trailer or other heavy equipment trips per day to and
from the subject property shall not be permitted to locate on a lot adjacent to or across the street from
a lot in a residential district.
2. Storage, loading and parking areas shall be screened from residential zones.
3. No use requiring air contaminant discharge permits shall be approved by the Planning Director or
Hearings Body prior to review by the applicable state or federal permit reviewing authority, nor shall
such uses be permitted adjacent to or across the street from a residential lot.
D. Special Requirements for Large Scale Uses.
Any of the uses listed in DCC 18.108.110(A)(6) or (B)(6) may be allowed in a building or buildings each
exceeding 8,000 square feet of floor space if the Planning Director or Hearings Body finds:
1. That the intended customers for the proposed use will come from the community and surrounding
rural area, or the use will meet the needs of the people passing through the area. For the purposes of
DCC 18.108.110, the surrounding rural area shall be that area identified as all property within five
miles of the boundary of the Sunriver Urban Unincorporated Community;
2. The use will primarily employ a work force from the community and surrounding rural area; and
3. That it is not practical to locate the use in a building or buildings under 8,000 square feet of floor
space.
E. Height Regulations. No building or structure shall be hereafter erected, enlarged or structurally altered to
exceed 45 feet in height.
F. Lot Requirements. The following lot requirements shall be observed:
1. Lot Area. No requirements.
2. Lot Width. No requirements.
3. Lot Depth. Each lot shall have a minimum depth of 100 feet.
4. Front Yard. The front yard shall be a minimum of 25 feet.
5. Side Yard. No side yard required, except when adjoining a lot in an RS or RM District and then the
required side yard shall be 50 feet. No side yards are required on the side of a building adjoining a
railroad right of way.
Page 2 of 3 - EXHIBIT A TO ORDINANCE NO. 2020-004
6. Rear Yard. No rear yard required, except when adjoining a lot in an RS or RM District and then the
rear yard shall be 50 feet. No rear yard is required on the side of a building adjoining a railroad right
of way.
7. Lot Coverage. The maximum lot coverage by buildings and structures shall be 50 percent of the total
lot area.
Cr....,,. Sl.ecial Regt�iren7ents(or T n�lovee l lousint
1. The following definitions shall a 71v to DCC 18.108.1 10 A' 10
"Employee" shall mean a erson ei �hteen18 vears of a �e or older who earns a livin b workin 7
in the hospitality food and beverage outdoor rccrcat.ion yr tour sm industry (i} in oz �vit.hin two (2}
miles of the.. Sunivez 1_Jnincor otated Communit I3vundarv, a.r ii at. M.t. Bachelor Ski and
Summer Resort.
Etrt Flo ee l lousing Structure" shall �tteatt a dortniton or multi-fatrlil dwellinR whose oritnar
purpose is to serve the houstricted to
Fniployees together with such rson'S sRcruse and minor children if any. For the uurUoses of this
section, "dortxtitorv" is defined as a re:s dc�tce hall troviciin r zooms Tor individuals or for TMM
usually without private baths.
2. Parkin Rec uire.ments. Em Iovee Ilousina Structures must rovide as a ntininium one
vehicular arkin s ace for ever 3 beds rovicled. and bic cle arlcing for at least ones ace
for every two beds provided.
a. For gin J
re uirements ma be reduced to no fewer than otte s pace far eve six beds if the
a plicant demonstrates at the time of site lan a proval that a lesser _ arkin- ratio will
continue to provide ade irate a.rki�t as rec aired b T.)CC 18.116.030 I.) 9 .
(Ord. 2020-004 41, 2020; Ord. 2019-008 § 1, 2019; Ord. 2016-015 §9, 2016; Ord. 2015-004 §9; 2015; Ord.
2012-002 § 1, 2012; Ord. 97-078 §2, 1997)
Page 3 of 3 - EXHIBIT A TO ORDINANCE NO. 2020-004
EXHIBIT "B" TO ORDINANCE NO. 2020-004
INCOMPLETE APPLICATIONS WILL NOT BE ACCEPTED
1. Complete the application form and provide appropriate original signatures. To ensure timely
processing of your application, all materials must be submitted on single -sided, 8.5" x 11" paper.
Do not use binders, tabs/dividers, staples or tape.
2. This application shall include one full-sized plan set (to scale) and one plan set reduced to no
larger than
11" x 17". include a plot plan that shows all property lines and existing and proposed structures,
parking, landscaping, lighting, etc.
3. Include a copy of the current deed showing the property owners.
4. Attach correct fee.
5. All applicable standards and criteria must be addressed in writing prior to acceptance of the
application. Detailed descriptions, maps and other relevant information must be attached to
the application.
TYPE OF APPLICATION (check one): FEE: $6129.00
Administrative Determination (AD)_ Partition (MP) _ Site Plan (SP) —
Conditional Use (CU) _ Subdivision (TP) _ Variance (V) _
Declaratory Ruling (DR) _ Temporary Use (TU) _ Setback Exception (SE) _
Other Text Amendment
Applicant's Name (print): Sunriver Resort Limited Partnership Phone: (541 ) 593-7832
Mailing Address: PO Box 3609 City/State/Zip: Sunriver, OR 97707
Applicant's Email Address: _srunner sunriver-resortcom
Property Owner/s Name (if different)*: Phone: ( )
Mailing Address: same as above. City/State/Zip:
1. Request: Text amendment to allow employee housing as use in Sunriver UUC--Business Park zone.
2. Property Description: Township 20 s Range 11 E Section 5 Tax Lot N/A
3. Property Zone(s): Sunriver UUC--BP Zone Property Size (acres or sq. ft.): N/A
4. Lot of Record? (State reason):
N/A for text amendment. All lots included in Business Park plat.
5. Property Address: Various located on Venture Lane and Enterprise Drive, Sunriver, Oregon.
(over)
11 7 NW Lafayette Avenue, Bend, Oregon 97703 1 P O. Box 6005, Bend, OR 97708-6005
Q, (541) 388-6575 @ cdd@deschutes .org ® www deschutes org/cd
Rev 5/18
6. Present Use of Property: Properties within the business park are developed for a wide variety of commercial uses.
7. Existing Structures: Multiple commercial structures are located within the BP zone in the business park.
8. Property will be served by: Sewer Yes Onsite Disposal System
9. Domestic Water Source: Sunriver Water, LLc
To the best of my knowledge, the proposal complies with all previous conditions of approval and all
other applicable local, state, and federal laws. By signing this application, I acknowledge that
Deschutes County planning staff may make a site visit(s) to the address(es) listed on this application
in order to evaluate the property(ies) with the Deschutes County Code criteria applicable to the land
use request(s) submitted. Please describe any special circumstances regardinga potential site visit:
Applicant's Signature: Date:9/12/2019
Property Owner's Signature (if different)*: Date:
Agent's Name (if applicable): Steven Hultbn Phone: ( 541 ) 585-3697
Mailing Address: P.O. Box 2007
Agent's Email Address: shultberg@radlerwhite.com
City/State/Zip: Bend, Oregon 97709
*If this application is not signed by the property owner, a letter authorizing signature by the
applicant must be attached. By signing this application, the applicant understands and
agrees that Deschutes County may require a deposit for hearings officers' fees prior to the
application being deemed complete. If the application is heard by a hearings officer, the
applicant will be responsible for the actual costs of the hearings officer.
117 NW Lafayette Avenue, Bend, Oregon 97703 1 P O Box 6005, Bend, OR 97708-6005
1 (541) 388-6575 a@ cdd@deschutes org @ www deschutes org/cd
TEXT AMENDMENT APPLICATION NARRATIVE
SUNRIVER BUSINESS PARK EMPLOYEE HOUSING
Applicant:
Sunriver Resort Limited Partnership
PO Box 3609
Sunriver, Oregon 97707
Attn: Mr. Steven Runner
Property Address:
17601 Center Drive
Sunriver, Oregon 97707
Applicant's Attorney:
Radler White Parks & Alexander LLP
PO Box 2007
Bend, Oregon 97709
Attn: Mr. Steven Hultberg
Project Description
The applicant proposes to amend Deschutes County Code ("DCC") 18.108.110 to allow employee
housing in the Business Park District within the Sunriver Unincorporated Community Zone. The
proposed amended text is attached as Exhibit A.
The Sunriver area is home to several resorts, including Sunriver Resort, Caldera Springs and Crosswater.
These resort communities, as well as the larger Sunriver community, employ upwards of 1,000 peak
summer seasonal employees, with about one-half of that number employed in the off-season. Many of
these employees come to the Sunriver area for seasonal employment and depart in the shoulder
season. Based on significant employee feedback, and prior applicant experience in securing housing for
its employees, there is a critical need in the Sunriver area for affordable employee housing. The
applicant proposes to amend DCC 18.108.110 to permit employee housing within the Sunriver Business
Park under certain conditions.
Although not the subject of the present application, the applicant owns a 3.25-acre vacant lot within the
Business Park, upon which the applicant proposes to construct employee housing units to serve
upwards of 200 employees. The draft text amendment includes provisions restricting use of units to
employees engaged in the tourism, recreation or hospitality industries. The draft text amendment also
limits the geographic area within which an employee may be employed to qualify as an eligible
employee for housing within the Business Park. The amendments are intended to serve Sunriver area
employees during the summer months, as well as Mt. Bachelor employees during the winter months.
Earlier drafts of the text amendment allowed for off-season use by non -employees. Based on feedback
from the Planning Commission, the applicant has modified the text amendment to restrict use to
employees for the entire year. To be clear, only employees working within the Sunriver UUC, within 2
miles of the Sunriver UCC (to include employees working at Caldera Springs and Crosswater) and Mt.
Bachelor employees will be permitted to occupy the employee housing structures. it should also be
noted there the applicant does not have any agreement with Mt. Bachelor to house its employees. At
the present time the applicant merely wants to provide the option should the opportunity arise to house
Mt. Bachelor employees.
PAGE 1
{00901495;2} EXHIBIT "B" TO ORDINANCE NO. 2020-004
Site Description
The Sunriver Business Park is located south and east of SW Century Drive. The Caldera Springs
destination resort is to the south, and the Burlington Northern mainline is to the east. Forest Service
lands are to the east of the BNSF mainline. Although not within the Business Park District, the Powder
Village Condominium complex is on the southern boundary of the Business Park. Most of the Sunriver
Business Park is occupied by a mix of commercial, light industrial and residential uses. Six lots within the
Sunriver Business Park are undeveloped, including the 3.25-acre parcel owned by the applicant. To be
clear, the proposed text amendment would apply throughout the entire Business Park District.
Review Criteria
Deschutes County lacks specific approval criteria in DCC Titles 18 and 22 for reviewing text amendments
to DCC Title 18. That said, under county precedence and state law, legislative and quasi-judicial text
amendments generally must be consistent with DCC Title 22, Chapter 22.12, Legislative Procedures, the
Statewide Planning Goals, applicable Oregon Administrative Rules, applicable policies of the Deschutes
County Comprehensive Plan and the county's Transportation System Plan. This application narrative
addressed each of the applicable standards.
Proposed Findings
Title 22 of the Deschutes County Code, Development Procedures Ordinance
22.12.030. Initiation of Legislative Changes.
A legislative change may be initiated by application of individuals upon payment of required fees as well
as by the Board of Commissioners or the Planning Commission.
FINDING: As a property owner in Deschutes County, the applicant may initiate a legislative change to
the DCC. As defined by the DCC "Legislative changes" "generally involve broad public policy decisions
that apply to other than an individual property owner. These include, without limitation, amendments
to the text of the comprehensive plans, zoning ordinances, or the subdivision or partition ordinance and
changes in zoning maps not directed at a small number of property owners." Because the proposed text
amendment is an amendment to the text of the county's zoning ordinance, it qualifies as a "legislative
change." Under the county's Development Procedures Ordinance, DCC Title 22, the county may elect to
process this legislative change through a quasi-judicial procedure.
Statewide Planning Goals
Goal 1, Citizen Involvement
FINDING: The text amendment will include hearings before both the Deschutes County Planning
Commission and the Deschutes County Board of Commissioners. All meetings will be public►y noticed,
and the public may participate both orally and in person. The applicant has demonstrated compliance
with Goal 1.
Goal 2, Land Use Planning
FINDING: ORS 197.610 allows local governments to initiate post acknowledgement plan amendments or
changes to land use regulations, provided that certain notice standards are met. In very general terms,
Goal 2 requires local governments to demonstrate that legislative text changes are consistent with the
jurisdiction's acknowledged comprehensive plan and related acknowledged plans (e.g., transportation
PAGE 2
{00901495;2} EXHIBIT "B" TO ORDINANCE NO. 2020-004
system plan). The applicant anticipates that the county will provide the required notices for the
proposed amendments. The findings below demonstrate that the proposed text amendment is
consistent with applicable goals and policies of the county's acknowledged planning documents. The
applicant has demonstrated compliance with Goal 2.
Goal 3, Agricultural Lands
FINDING: The text amendment relates only to the Sunriver Business Park. No agricultural lands are
affected by the proposed text amendment. Goal 3 does not apply to this application.
Goal 4, Forest Lands
FINDING: The text amendment relates only to the Sunriver Business Park. No Goal 4 forestlands are
affected by the proposed text amendment. Although Goal 4 forestland is adjacent to the Sunriver
Business Park, the underlying property itself is within the Sunriver Unincorporated Community and not
subject to Goal 4 standards. Goal 4 does not apply to this application.
Goal 5, Natural Resources, Scenic and Historic Areas, and Open Spaces
FINDING: The text amendment relates only to the Sunriver Business Park. No Goal 5 resources are
located within the Sunriver Business Park District. Goal 5 does not apply to this application.
Goal 6, Air, Water and Land Resource Quality
FINDING: No development or land use changes are being proposed that impact air, water, or land
resource qualities. Other areas of the County's code deal with protecting air, water, and land remain in
full force and effect. To the extent that Goal 6 applies to this application, the provision of employee
housing within close proximity to employment areas will necessarily reduce reliance on the automobile
for work -related transportation needs. To the extent that Goal 6 is implicated by this application, the
applicant has demonstrated compliance with Goal 6.
Goal 7, Natural Hazards
FINDING: The County's Comprehensive Plan identifies the dominant natural hazards as wildfire, winter
storms, and flooding. The proposed text amendment merely adds employee housing as a permitted use
in the underlying zone. The underlying property will remain subject to the county's existing wildfire
plans, floodplain standards and other ordinance standards applicable to natural hazards. To the extent
that Goal 7 is implicated by this application, the applicant has demonstrated compliance with Goal 7.
Goal 8, Recreational Needs
FINDING: Employee housing allowed by the proposed text amendment is intended to partially address
the employee housing needs of the surrounding resorts and resort communities. Although not directly
on point, by providing employment and employee housing to resort and recreational employees, the
county's recreational needs are benefitted by the text amendment. The applicant has demonstrated
compliance with Goal 8.
Goal 9, Economic Development
FINDING: The Sunriver Business Park in not within a recognized urban growth boundary. Consequently,
OAR 660-009 does not apply to the present application. In general terms, Goal 9 is intended to ensure
an adequate supply of land for business and employment growth. In the greater Sunriver community,
PAGE EXHIBIT "B" TO ORDINANCE NO. 2020-004
{00901495;2}
tourism, including recreational activities, food and beverage service and related service industries, are
the primary economic activities. Given the critical shortage of affordable employee housing, the tourism
industry is finding it challenging to find and retain employees. In order to support the tourism industry,
convenient and affordable housing solutions must be found. The adoption of the present text
amendment will partially alleviate the housing pressures in the Sunriver area. The applicant has
demonstrated compliance with Goal 9.
Goal 10, Housing
FINDING: This goal pertains to urban or urbanizable lands. Consequently, Goal 10 does not apply to the
present application. That said, the proposed text amendment will provide the opportunity to provide
affordable employee housing in an area of high demand. To the extent that Goal 10 applies to this
application, the applicant had demonstrated compliance with Goal 10.
Goal 11, Public Facilities and Services
FINDING: Goal 11 generally pertains more to water and sewer services. The Sunriver Business Park is
served by Sunriver Water and Sunriver Environmental. Consequently, water and sewer services are
available to the underlying business park. Given the wide range of uses already permitted in the
Business Park, there is no indication that a limited amount of employee housing will have any greater
effect on sewer and water services than would existing uses already permitted either outright or
conditionally in the Sunriver Business Park District. The applicant had demonstrated compliance with
Goal 12.
Goal 13, Energy Conservation
FINDING: This text amendment does not affect the County's regulation of solar setbacks, siting of small-
scale windmills, land use or density, etc. The primary purpose of this text amendment is to provide
employee housing in close proximity to the employment centers in and around the greater Sunriver
community. Housing in close proximity to employment centers will necessarily reduce reliance on the
automobile and reduce commute times, both of which will reduce the use of fuel. The applicant has
demonstrated compliance with Goal 13.
Goal 14, Urbanization
FINDING: The county has complied with Goal 14 through the adoption of the Sunriver Unincorporated
Community Zone under OAR 660-022-0030. As required by this administrative rule, changes in plan
designations must comply with the post acknowledgement provisions of ORS 197.610 through 197.625.
Findings below demonstrate compliance with the applicable provisions of OAR Chapter 660, Division 22.
The applicant has demonstrated compliance with Goal 14.
Goals 15 through 19
FINDING: Goals 15 through 19 do not apply to this application.
Oregon Administrative Rules; OAR Chapter 660, Division 22
The Sunriver Business Park is located within the Sunriver Urban Unincorporated Community ("UUC"), as
defined by OAR 660-022-010(8). The county's designation of the Sunriver area as a UUC in 1997,
together with the adoption of the county's unincorporated community zoning standards (DCC 18.108),
demonstrated compliance with the Division 22 rules. Upon adoption and acknowledgement of DCC
PAGE 4
(00901495;2) EXHIBIT "B" TO ORDINANCE NO. 2020-004
18.108, the county's obligations under Division 22 are limited to complying with the Division 22 planning
and zoning standards under OAR 660-022-0030. These standards expressly permit the county to amend
the applicable UUC zoning standards under ORS 197.610 through 197.625. The UCC rules also permit the
county to authorize residential uses consistent with the UUC regulations. The following provisions apply
to the present text amendment:
OAR 660-022-0030(2) County plans and land use regulations may authorize any residential use and
density in unincorporated communities, subject to the requirements of this division.
FINDING: Employee housing is arguably a "residential use." Consequently, the county may allow
employee housing within the Sunriver Business Park provided it meets other requirements of Division
22.
OAR 660-022-0030(6) County plans and land use regulations shall ensure that new or expanded uses
authorized within unincorporated communities do not adversely affect agricultural or forestry uses.
FINDING: Employee housing would be classified as a "new or expanded use" within the Sunriver
Business Park District. The Sunriver Business Park is located west of the BNSF mainline and further west
from US Forest Service land to the east. Forestry uses on nearby Goal 4 lands are limited to recreational
uses. No forestry operations are currently active in the area, nor are any planned for the immediate
future. The addition of employee housing on with the Sunriver Business Park District will have no greater
impact on adjacent or nearby forestry uses as would any of the existing permitted or conditional uses in
the Sunriver Business Park District. The underlying zoning already permits a wide range of residential,
commercial, office, retail, entertainment and light industrial uses. There is no evidence that employee
housing will have any external impacts which would extend beyond the BNSF mainline onto US Forest
Service lands.
OAR 660-022-0030(7) County plans and land use regulations shall allow only those uses which are
consistent with the identified function, capacity and level of service of transportation facilities serving
the community, pursuant to OAR 660-012-0060(1)(a) through (c).
FINDING: The findings immediately below under the "Transportation Planning Rule Compliance" section
demonstrate consistency with this requirement.
Transportation Planning Rule Compliance; OAR 660-012-0060
When electing to adopt a post -acknowledgement plan amendment ("PAPA"), local governments are
required under OAR 660-012-0060 to determine whether the PAPA will "significantly affect" any
planned or existing transportation facilities. In very general terms, the significant affect" determination
requires a local government to analyze the "reasonable worst -case scenario" of transportation impacts
under current zoning to the "reasonable worst -case scenario" of transportation impacts based on the
new zone or new use allowed in a zone. In the present case, the county must determine whether the
addition of employee housing within the Sunriver Business Park will result in additional transportation
impacts over and above those currently anticipated based on existing uses. If employee housing will
have additional trips associated with it over and above other existing uses, then the county must
determine whether those additional trips will "significantly affect" a existing or planned transportation
facility.
PAGE EXHIBIT "B" TO ORDINANCE NO. 2020-004
f 00901495; 2)
Attached as Exhibit B is the applicant's transportation analysis, prepared by Transight Consulting (the
"TIA"). The TIA examined all of the uses currently permitted in the Business Park zoning district and
identified a reasonable development pattern assuming a variety of allowed uses. It should be noted that
the TIA is conservative in that it could have identified the highest trip generating use and assumed that
such use could be distributed throughout the zone. The TIA, however, assumed a "reasonable" worst
case scenario and assumed a variety of development and a variety of trip generating uses within the
zone. Based on this analysis, the TIA concludes that a reasonable development pattern could generate a
total of 373.2 Peak PM trips, or 17 Peak PM trips per acre. The TIA then measured a reasonable
development based on approximately 30 units of a combination of student housing and multi -family
housing per acre within the Sunriver Business Park. These two uses were used because there is no ITE
rate for employee housing, especially employee housing located within the resort community it is
intended to serve. The results demonstrate that employee housing will generate between 8.4 and 13.2
Peak PM trips per acre. This results in fewer trips generated on a per acre basis than what is currently
allowed within the Sunriver Business Park. In addition to this quantitative analysis, Sunriver Resort will
utilize both an employee shuttle service during the peak summer season and provide bicycles to its
employees, further reducing the trip generation potential. According to Sunriver Resort management
and human resources, very few employees come to Central Oregon with vehicles and rely on bicycle and
shuttle transportation to get to and from work. Moreover, services are available to employees within
the Sunriver Business Park, and the Sunriver town center is approximately % mile from the Sunriver
Business Park. Based on the TIA, together with the transportation demand measures provided by the
Resort, the proposed text amendment will not "significantly affect" any transportation facility within the
meaning set forth under OAR 660-012-0060.
Deschutes County Comprehensive Plan Goals and Policies
The applicant believes that the following goals and policies are the only goals and polices applicable to
this application:
Comprehensive Plan Designation/Purpose
Business Park District. The Sunriver Business Park lies at the southern end of the community boundary
and is physically separated from the remainder of the community by Spring River Road. This plan
designation was originally created to accommodate light industrial development to support the
employment needs of the community and surrounding area. Since the inception of zoning regulations
for this area, development has been primarily commercial in nature rather than industrial. The zoning
ordinance was modified in 1997 to reflect the existing businesses and the trend for commercial
development while still allowing for industrial uses to develop.
FINDING: As the above description indicates, development within the business park has shifted from
light industrial uses to more commercial uses. The 1997 amendments which recognized existing uses
and the trend towards commercial development acknowledged this trend. The addition of employee
housing will compliment the business park by providing additional customers to the retail and
commercial uses, as well as by providing housing options in close proximity to employment centers.
Unlike Black Butte Ranch, which has areas specifically designated for employee housing (see, e.g., Policy
4.8.10, Policy 4.8.14, and Policy 4.8.15) the Sunriver UUC has no such designation. Complicating matters
is the fact that most of Sunriver is already built -out, meaning that there is little, if any, vacant land
available for employee housing in the greater Sunriver community.
PAGE EXHIBIT "B" TO ORDINANCE NO. 2020-004
f00901495;2)
Policy 4.5.1 Land use regulations shall conform to the requirements of OAR 660 Division 22 or any
successor.
FINDING: The findings above demonstrate compliance with OAR 660, Division 22.
Policy 4.5.2 County comprehensive plan policies and land use regulations shall ensure that new uses
authorized within the Sunriver Urban Unincorporated Community do not adversely affect forest uses in
the surrounding Forest Use Zones.
FINDING: The findings above demonstrate compliance with this standard.
Policy 4.5.10 Multiple -family residences and residential units in commercial buildings shall be permitted
in the commercial area for the purpose of providing housing which is adjacent to places of employment.
Single-family residences shall not be permitted in commercial areas.
FINDING: Although not directly on point because the employee housing will not be maintained within "
commercial buildings" the intent of this policy is to provide housing near places of employment. As
described in this application, there is a critical shortage of affordable housing for nearby employees. The
present text amendment will partially alleviate this critical shortage.
Policy 4.5.16 A variety of commercial uses which support the needs of the community and surrounding
rural area, and not uses solely intended to attract resort visitors, should be encouraged.
FINDING: While not directly on point, the proposed text amendment will allow employee housing to
meet the needs of employees who otherwise are forced to commute from La Pine and other areas
outside the Sunriver area. These employees will be able to utilize commercial uses both within the
Sunriver Business Park as well as the larger Sunriver community.
Policy 4.5.17 Allow small-scale, low -impact commercial uses in conformance with the requirements of
OAR Chapter 660, Division 22. Larger more intense commercial uses shall be permitted if they are
intended to serve the community, the surrounding rural area and the travel needs of people passing
through the area.
FINDING: Again, while not directly on point, this policy directs the county to permit only small-scale uses
intended to serve the community. Here, the employee housing is proposed to meet the direct needs of
employees working in the immediate vicinity of the business park.
Policy 4.5.18 Small-scale, low -impact industrial uses should be allowed in conformance with the
requirements of OAR Chapter 660, Division 22.
FINDING: Again, while not on point, this policy stresses the need to permit only small scale uses in the
business park.
Policy 4.5.29 New uses or expansion of existing uses within the Sunriver Urban Unincorporated
Community which require land use approval shall be approved only upon confirmation from the
Sunriver Utility Company that water and sewer service for such uses can be provided.
FINDING: A wide range of commercial uses are already permitted in the Sunriver Business Park and
utilize water and sewer services from the sewer and water companies. As a requirement of any site plan
review application for employee housing, the applicant will be required to obtain "will serve" letters.
PAGE 7
{00901495;2} EXHIBIT "B" TO ORDINANCE NO. 2020-004
Issues Raised during Planning Commission Hearing
Much of the discussion at the planning commission hearings centered on the adequacy of parking. The
applicant has addressed this in several ways. First, employee housing will be limited throughout the year
to employees only. This change will significantly reduce the likelihood that non -employee residents will
own vehicles and need to park. Second, the applicant has increased the parking requirements from one
parking spot for every six beds to one parking spot for every three beds. This ratio can be adjusted down
to one spot for each six beds if the applicant can demonstrate that a lower ratio still will provide
adequate parking through site plan review. Together, these two modifications largely address the
planning commission concerns regarding parking for non -employees.
Conclusion
The Sunriver area faces a critical shortage of affordable, employee housing. This shortage seriously
affects the ability of area employers to attract and retain employees, especially seasonal employees.
While the present text amendment cannot solve the critical shortage, by providing employee housing
options at the Sunriver Business Park, the applicant will be able to at least address this shortage for a
percentage of its seasonal employees and those otherwise employed in the immediate vicinity.
PAGER EXHIBIT "B" TO ORDINANCE NO. 2020-004
{00901495;2}
TRANSIGHT
CONSULTING,LLC
Date:
To:
From:
Project Reference No.
September4, 2019
Steve Hultberg
Joe Bessman, PE
1329
Exhibit B
706 �1 PE
OR N 1
7 b 7.Uo��
W. oei
Project Name: Sunriver Resort Employee Housing
The purpose of this memorandum is to highlight the potential TPR compliance issues raised with approval
of a text amendment for the Sunriver Business Park to add employee housing as an allowable use. This
would provide a means of supporting Sunriver employees within the resort property, reducing longer -
distance trips from the surrounding communities and supporting employees that are experiencing a
regional housing shortage.
PROPOSED TEXT MODIFICATION
As proposed, the Sunriver Business Park zoning would be amended to include Employee housing
structures as an outright allowable use within buildings limited to 20,000 square -feet of floor space. The
text amendment would include definition of employee housing, which is summarized as follows:
• Use of employee housing would be open to persons 18-year old orolderworking in the hospitality,
outdoor recreation, or tourism industry at least 25 hours per week
• Place of employment is within 20 air miles (to allow this space to include Mt. Bachelor during the
winter season)
• Would allow spouse/minor children to reside on -site
• Employee housing would be required to supply at least one parking stall for every six beds, and at
least one bicycle parking space for every two beds.
TRANSPORTATION PLANNING RULE
The requirements of the Transportation Planning Rule are contained within Oregon Administrative Rule
(OAR) 660-12 (Transportation Planning). This Division, prepared by the Department of Land Conservation
and Development, specifies the required elements for coordinated transportation and land use planning.
Within this division are the requirements forthe preparation of transportation system plans, coordination
with State and regional plans and policies, and measures to prevent urbanization or sprawl onto rural
lands. Section -0060 (Plan and Land Use Regulation Amendments) provides the specific transportation
requirements for a zone change and plan amendment, ensuring that these changes remain consistent
with the goals and requirements of the adopted Transportation System Plan.
To test compliance with the Transportation Planning Rule the first step is to determine whether a
significant effect occurs. The administrative rule defines a plan or land use regulation amendment as
significantly affecting a transportation facility if it:
• Changes the functional classification of an existing or planned transportation facility;
1329REP EXHIBIT "B" TO ORDINANCE NO. 2020-004
Sunriver Business Pork Employee Housing Exhibit B
• Changes the standards implementing a functional classification system;
• Results in types of travel that are inconsistent with the functional classification of a facility, or
degrades the performance standards identified within the adopted Transportation System Plan.
To test whether a significant effect occurs, a trip generation review was conducted of the allowed uses
within the Sunriver Business Park zoning and what could occur with the text amendment.
SUNRIVER BUSINESS PARK AREA
The Sunriver Business Park zoning designation is only I'ocated on the lands shown in Figure 1,
encompassing approximately 70 acres west of the BNSF railroad mainline and south of S Century Drive.
The overall area is built -out across nearly 70 percent of the land area, leaving approximately 21 acres
within eight separate tax lots that are fully or partially developable.
Figure 1. Sunriver Business Park Zoning Boundary.
Source: Deschutes County DIAL.
Page 2 EXHIBIT "B" TO ORDINANCE NO. 2020-004
Sunriver Business Park Employee Housing Exhibit B
Existing Outright Allowed Uses
Deschutes County Code 18.108,110 outlines the allowable uses and density requirements within this
zoning designation. The current zoning allows the following uses outright:
• Library
• Post Office
• Church
• Child care facilities, nurseries, preschools
• A building or group of buildings each not exceeding 8,000 square feet with any combination of a
retail, rental store, office, and service establishment, including but not limited to the following
uses:
o Car wash
o Automotive sales, rental, and repair
o Dry cleaning
o Restaurant, bar and cocktail lounge
• A building or buildings each not exceeding 20,000 square feet of floor space housing any
combination of:
o Research space
o Light manufacturing, production, or processing
o Food product manufacturing
o Warehousing and distribution uses with less than 10,000 square -feet of floor area.
The Deschutes County Transportation System Plan is premised on weekday p.m. peak hour trips. This
metric is used in the classification of roadway facilities and in the assessment of intersection and roadway
improvement needs. Review of the trip generation potential of these uses is presented in Table 1. This
table also identifies a reasonable maximum size of the use within this area, as 22 acres of developable
land could not reasonably be built -out with automated car washes or post offices. With the remaining
developable lands generally located on the east side of the business parkfartherfrom Century Drive these
lands are more likely to be developed with lower intensity uses than the vehicle -oriented convenience
commercial near the S Century Drive traffic signal.
Page EXHIBIT "B" TO ORDINANCE NO. 2020-004
Sunriver Business Park Employee Housing Exhibit B
f ITE Tv; Generation Rates
Table 1. Summary
o p
�---- --
ITE Land Use and ITE
Reasonable FAR and
Land Use
Code
Maximum Acreage
Weekday PM Peak Hour Trip Rate
3.81 PM Trips/KSF
Shopping Center
0.25 FAR
41.49 PM Trips/Acre
Retail
ITE 820
No Size Limit
27.38 Net New PM Trips/Acre
General Office
0.25 FAR
1.15 PM Trips/KSF
Office
ITE 710
No Size Limit
12.52 PM Trips/Acre
Library
0.25
8.16 PM Trips/KSF
Library
ITE 590
2.5 Acres
88.86 PM Trips/Acre
US Post Office
J 0.25 FAR
11.21 PM Trips/KSF
Post Office
ITE 732
2.5 Acres
122.07 PM Trips/Acre
Day Care Center
_..__. 0.25 FAR~
11.12 PM Trips/KSF
Child Care Center
ITE 565
2.5 Acres
121.09 PM Trips/Acre
High -Turnover „
0.25 FAR
9.77 PM Trips/KSF
Restaurant
(Sit -Down) Restaurant
5.0 Acres
106.39 PM Trips/Acre
ITE 932
60.64 Net New PM Trips/Acre
Auto Parts Sales
0.25 FAR
4.91 PM Trips/KSF
Auto Parts Sales
ITE 843
2.5 Acres
53.47 PM Trips/Acre
14.20 PM Trips/KSF
14.2
Automated Car Wash
0.1 FAR
61.85 PM Trips/Acre
Car Wash
ITE 948
1.0 Acre
Est, 30.93 Net New PM Trips/Acre
Research and
0.25 FAR
0.49 PM Trips/KSF
Research
Development Center
No Size Limit
5.33 PM Trips/Acre
ITE 760
Manufacturing _
0.20 FAR
0.67 PM Trips/KSF
Manufacturing
ITE 140
No Size Limit
5.84 PM Trips/Acre
From this table, the 22 acres could be developed with the following uses that would be considered a
"reasonable development scenario" for trip generation purposes:
• 5 Acres of commercial uses (139.9 PM Trips)
• 2.5 Acres of restaurant space (151.6 PM Trips)
• 14,5 Acres of Light Industrial/Manufacturing space (84.7 PM Trips)
This overall scenario could generate 373.2 PM Trips, or 17.0 PM Trips per Acre.
Proposed Employee Housing
Table 1 also provides a comparison to a three-story multifamily residential product within this area. A
typical urban three-story apartment structure can reasonably be built with a density of 20 to 25 units per
acre. This is based on balancing the building footprint, parking area, setbacks, and landscape
requirements. With the text amendment allowing lower parking requirements, higher site densities than
this typical range could be achieved. For analysis purposes 30 units per acre was assumed, which results
in approximately 13.2 driveway trips per acre. This trip rate assumes suburban trip generation
Page 4 EXHIBIT "B" TO ORDINANCE NO. 2020-004
Sunriver Business Pork Employee Housing Exhibit B
characteristics and does not account for the modal splits or user type that this housing is intended to
accommodate.
A better trip generation surrogate for this use with the limiting employee housing provisions would be
classification of the housing with ITE's Land Use 225: Off -Campus Student Apartment. The modal split and
age range within a college campus is likely much more similar to Sunriver Resort employees (particularly
seasonal employees) than typical suburban apartments. The land use description is provided below:
An off -campus student apartment is part of an apartment complex that serves college or university
students. These properties are generally located nearby and within walking distance of a college
campus. Most apartments include student -related amenities such as free high-speed Internet,
study lounges, fitness centers, sports courts, and swimming pools. Apartments included in this
land use can be furnished or unfurnished and range in size from studio apartments to apartments
with four bedrooms. Units typically have washer and dryers in each unit. Mast facilities also include
security and 24-hour emergency maintenance.
•_�_� _ n e�...Y .�_......t r re Tv: r. Ann n+inn RA*Pc
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ITE Land Use and iTE
Reasonable FAR and
Land Use
Code
Maximum Acreage
Weekday PM Peak HourTrip:Rate
Multifamily Housing
30 Units/Acre
0.44 PM Trips/Unit
Employee
(Mid -Rise)
s/Acre
13.2 PM Trips/Acre
p
Housing
Off -Campus Student
30 Units/Acre
0.28 PM Trips/Unit
Apartment (ITE 225)
Acre Tri PM s
8.4 p /
Table 2 shows that the siting of employee housing within Sunriver Resort could generate 8.4 to 13.2 trips
per acre. If there were no use restrictions placed on the housing limiting the use to employees the higher
range could be anticipated, and with effective management of users to limit the housing to the Sunriver
employee the lower range could reasonably be obtained. This shows the potential to reduce the trip rate
of employees by about 40 percent. Regardless of which land use classification is applied, the trip rate is
lower than other allowed uses within the Sunriver Business Park based on a reasonable development
scenario.
Additional Trip Characteristics
The trip rates shown in Table 1 and Table 2 provide an assessment of the "driveway" impacts without
regard to trip length. Residential, retail, and employment trips vary in length, with retail trips generally
shorter length (many of these would even be pass -by or diverted trips). Work trips are generally recurrent
on a daily weekday basis and often impact the critical morning and evening peak periods.
For example, trips to the Shell Station within the business park are typically short length trips that are
already on S Century Drive or arriving from areas in Sunriver. Without this gas station travelers would
have to drive farther for fuel. Conversely, a significant portion of new trips to a manufacturing facility
would likely travel from Bend or La Pine. Employee housing serving Sunriver uses would be similar to a
gas station; while there would be an impact of those trips on the system, the impact would be limited and
could help avoid the longer -distance daily travel on the highway system.
Page 5 EXHIBIT "B" TO ORDINANCE NO. 2020-004
Sunriver Business Park Employee Housing Exhibit B
Effectively, this employee housing is serving as a Transportation Demand Management (TDM) measure.
This on -site supply of employee housing, coupled with provision of employee bicycles and shuttle service,
will help to reduce current travel demands on US 97 to Sunriver Resort.
As part of a Transportation Demand Management (TDM) program requirement placed on a new
destination resort within the Powell Butte area a requirement is included within the ODOT agreement for
the resort to consider employee housing, as this has been an identified need at other area destination
resorts. While there are localized trip impacts with this type of use there is also a regional benefit on the
more critical regional transportation routes.
SUMMARY AND RECOMMENDATIONS
This report summarizes the impacts of the proposed text amendment to include Employee Housing within
the Sunriver Business Park Zoning District (SUBP). Comparison of trip rates between the existing allowed
uses and the addition of employee housing would not increase the trip generation potential of the area
and so would not result in a significant effect for Transportation Planning Rule purposes. This analysis
does not include an assessment of the adequacy of the current system or a specific development proposal;
separate review would be required as part of a future land use application.
Please let me know if you have any questions on these materials at (503) 997-4473 or via email at
)oe�transightconsu Itin�.com..
Page 6 EXHIBIT "B" TO ORDINANCE NO. 2020-004
TRANSIGHT
C0NSULTING,LLC
N ;.�U
° Transportation Engineering and Planning Services - Ftr
Date: October 10, 2019 706VPE
To: Peter Russell, Deschutes County 1
From: Joe Bessman, PE �Q� �OR74 01� d
cS oe 1 q
Project Reference No.: 1329g, g�5
Project Name: Sunriver Business Park Employee Housing
The purpose of this memorandum is to provide a response to County comments related to the proposed
text amendment for the Sunriver Business Park Employee Housing. Questions were raised surrounding
the trip generation potential of the housing within the business park within the Proposed Employee
Housing section of the September 4, 2019 memorandum. This memorandum provides additional details
to describe the density that was assumed and corrects the "off -campus student apartment" trip rates to
base these estimates on an estimated number of bedrooms.
MULTIFAMILY HOUSING DENSITY
The first question raised by County staff related to the density of the proposed employee housing as
assumed within the traffic report:
A typical urban three-story apartment structure can reasonably be built with a density of 20 to 25
units per acre. This is based on balancing the building footprint, parking area, setbacks, and
landscape requirements. With the text amendment allowing lower parking requirements, higher
site densities than this typical range could be achieved. For analysis purposes 30 units per acre was
assumed...
This paragraph describes typical multifamily development densities and an anticipated density with the
lower required parking. As there are no specific development plans at this time this review is entirely
speculative and is intended to provide an estimate of the density of a typical apartment site and the
increased density if a lower parking ratio is allowed. For comparison, a recent hotel project in northeast
Bend is constructing 106 units within a three-story structure on 5.10 acres (20.78 units per gross acre).
The range assumed within the traffic study includes nearly a 45% higher site density.
TRIP GENERATION CLASSIFICATIONS AND RATES
The traffic report considered that the allowance of employee housing could have a range of impacts
depending on mode split and vehicle ownership. If the employee housing is catering toward employees
that are on -site and within walking or biking distance of work the trip rates could approximate those of
students within an off -campus college apartment. If the units cater toward families with typical commute
patterns and vehicle ownership the rates would be similar to studies of othertypical suburban multifamily
sites as summarized within the ITE. In either case the trip impacts will be less than other allowed uses
within the current zoning.
1329RESPONSE EXHIBIT "B" TO ORDINANCE NO. 2020-004
Sunriver Business Park Employee Housing
If the employee housing caters more towards younger on -site employees with a lower per -room
occupancy (i.e., small family size) and exhibits high multimodal rates the lower range of trip generation
could approximate trip rates of an Off -Campus Student Apartments (ITE 225). ITE's land use definition is
as follows:
An off -campus student apartment is part of an apartment complex that serves college or university
students. These properties are generally located nearby and within walking distance of a college
campus. Most apartments include student -related amenities such as free high-speed Internet,
study lounges, fitness centers, sports courts, and swimming pools. Apartments included in this land
use can be furnished or unfurnished and range in size from studio apartments to apartments with
four bedrooms. Units typically have washer and dryers in each unit. Most facilities also include
security and 24-hour emergency maintenance.
The ITE manual further separates this land use into sites that are adjacent to campus and those that are
over half a mile away. The manual also states that there were an average of 3.09 residents per occupied
dwelling unit in the 17 surveyed sites. All data was collected in the 2010's and so reflects current travel
characteristics.
Data for off -campus apartments is provided in terms of Residents or Bedrooms rather than by total
number of units. The number of bedrooms within this housing type will be higher than the number of
units within a typical apartment building. Comparison of the trip rates based on the number of bedrooms
versus residents was provided to identify average densities.
Off -Campus Student Apartment (Adjacent):
0 0.28 Trips/Resident
o 0.25 Trips/Bedroom
Off -Campus Student Apartment (>1/2 mile):
0 0.31 Trips/Resident
0 0.30 Trips/Bedroom
The data shows that one person per bedroom is common within this type of housing product, and each
typical housing "unit" provides 3.09 persons (presumably three -bedroom units).
Assuming one person per bedroom based on information from the ITE manual, national data obtained
online from the National Multifamily Housing Councils shows that typical apartments provide the
following unit composition as summarized in Table 1.
1 https•//www nmhc org/research-insight/quick-facts-figures/quick-facts-apartment-stock/
EXHIBIT "B" TO ORDINANCE NO. 2020-004
Page 2
Sunriver Business Park Employee Housing
Tahla 1 _ Anartment Unit Comoosition and Occunancv
Number of Bedrooms
Percentage of Total
Number of Bedrooms
Avg. Number of
Students per Unit
Studio/1-Bedroom
42.4%
1
0.424
2-Bedroom
45.9%
2
0.918
3-Bedroom
11.7%
3
0.351
Total
1.693
With the average composition of apartments including a mix of one, two, and three -bedroom units Table
1 shows that on -average there are 1.693 persons per unit (or bedrooms per unit). If 30 apartment units
are provided per acre this would support approximately 51 bedrooms, as summarized in Table 2.
Tnhlp 7_ Summary of ITE Trin Generation Rates
Trip Metric
Reasonable FAR
and Maximum
Weekday PM Peak Hour
Land Use
ITE Land Use and ITE Code
Acreage
Trip Rate
Multifamily Housing
Units
30 Units/Acre
0.44 PM Trips/Unit
(Mid -Rise)
13.2 PM Trips/Acre
Off -Campus Student
51 Bedrooms/
0.28 PM Trips/Bedroom
Employee
Apartment
Bedrooms
Acre
14.3 PM Trips/Acre
Housing
(Adjacent to Campus)
Off -Campus Student
51 Bedrooms/
0.30 PM Trips/Bedroom
Apartment (ITE 225)
Bedrooms
Acre
15.3 PM Trips/Acre
(Over %: Mile from Campus)
Table 2 shows that with typical multifamily uses, or with some type of student housing the trip rates will
vary between 13.2 and 15.3 weekday PM peak hour trips per acre. This range in trip rates is less than the
17.0 weekday PM peak hour trips per acre that could be generated in the business park today as
summarized in the September 4, 2019 memorandum, and much less than the trip rate of some of the
individual allowable uses. With the modal characteristics of Sunriver it is expected that either residential
rate will be lower than those cited in Table 2, and particularly during the peak summer months.
This analysis summarizes typical apartment densities based on persons per unit. The specific plans for the
Sunriver property would house approximately 200 persons within a 3.25-acre site, with a different internal
configuration than a typical apartment. This will include various types of multifamily housing products
that would be best described based on Residents rather than Bedrooms. This product provides an overall
density of 61.5 persons per acre. Applying the Off -Campus Student Apartment (Adjacent to Campus) trip
rates results in the estimates shown in Table 3.
Tnh1a : Summary of ITE Trin Generation Rates
Reasonable FAR
and Maximum
Weekday PM Peak Hour
Land Use
ITE Land Use and ITE Code
Trip Metric
Acreage
Trip Rate
Employee
Off -Campus Student
61.5
0.28 PM Trips/Resident
Housing
Apartment
Residents
Persons/Acre
17.2 PM Trips/Acre
(Adjacent to Campus)
Page EXHIBIT "B" TO ORDINANCE NO. 2020-004
Sunriver Business Park Employee Housing
As summarized within the September 4, 2019 memorandum, there are multiple allowable uses within the
Sunriver Business Park zoning district that range in intensity. Retail uses would generate approximately
41.5 weekday PM peak hour trips per acre, restaurants generate approximately 121 trips per acre, and
lower intensity uses such as manufacturing or office would only generate 5 to 13 PM peak hour trips per
acre. The allowance of the Employee Housing, at 17.2 weekday p.m. peak hourtrips per acre is less intense
than several of these allowable uses, and equivalent to the "reasonable development scenario" that was
outlined comprised of 35% commercial and 65% industrial uses.
SUMMARY AND RECOMMENDATIONS
This report summarizes the impacts of the proposed text amendment to include Employee Housing within
the Sunriver Business Park Zoning District (SUBP). Comparison of trip rates between the existing allowed
uses and the addition of employee housing would not increase the trip generation potential of the area
and so would not result in a significant effect for Transportation Planning Rule purposes. This analysis
does not include an assessment of the adequacy ofthe current system or a specific development proposal;
separate review would be required as part of a future land use application.
Please let me know if you have any questions on these materials at (503) 997-4473 or via email at
ioe@transightconsulting.com.
EXHIBIT "B" TO ORDINANCE NO. 2020-004
Page 4
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EXHIBIT A
AMENDED TEXT
5. Side Yard. No side yard required, except when adjoining a lot in an RS or RM District and
then the required side yard shall be 50 feet. No side yards are required on the side of a building
adjoining a railroad right of way.
6. Rear Yard. No rear yard required, except when adjoining a lot in an RS or RM District and
then the rear yard shall be 50 feet. No rear yard is required on the side of a building adjoining a
railroad right of way.
7. Lot Coverage. The maximum lot coverage by buildings and structures shall be 50 percent of
the total lot area.
G. Special Requirements for Employee Housing
1. The following definitions shall apply to DCC 18.108.110(A)(9)(e):' r f �`{
"Employee" shall mean a person eighteen (18) years of age or older who earns a living by working
in the hospitality, food and beverage, outdoor recreation or tourism industry (i) in or within two
(2) miles of the Sunriver Unincorporated Community Boundary, or (ii) at Mt. Bachelor Ski and ,---
� Summer Resort. ti® %Fc �
"Employee Housing Structure" shall mean a dormitory or multi -family dwelling whose primary
purpose is to serve the housing needs of Employees, and the occupancy of which is restricted to
idence hall providing rooms for individuals or forgroup
vehicular parking space for every 3 beds provided and bicycle parking for at least one space
for every two beds provided. V� %���'' t�r'E.(,� e- PL/1
a. For Em to ee Housing StrurWes constructed in one or more phases, the parking el'�
Ac f,
requirements may bpr6ducd to no fewer than ones ace for every six beds if the k
armlicant de strates at the me ite plan approval that a lesser parking ratio will
Conti to provide adeauate Darking as reauired by DCC 18.116.030(D)(9).
r r �
d � ll✓W
{00901619;1}
EXHIBIT A
AMENDED TEXT
9. A building or buildings each not exceeding 20,000 square feet of floor space housing any
combination of:
a. Scientific research or experimental development of materials, methods or products,
including engineering and laboratory research.
b. Light manufacturing, assembly, fabricating or packaging of products from previously
prepared materials, including but not limited to cloth, paper, leather, precious or semi-
precious metals or stones, etc.
c. Manufacture of food products, pharmaceuticals and the like, but not including the
production of fish or meat products, or the rendering of fats and oils.
d. Warehouse and distribution uses in a building or buildings each less than 10,000
square feet of floor area.
10. Employee housing structures.
B. Conditional Uses Permitted. The following conditional uses may be permitted subject to DCC 18.128
and a conditional use permit:
1. Public buildings and public utility structures and yards, including railroad yards.
2. A dwelling unit for a caretaker or watchman working on a developed property.
3. Law enforcement detention facility.
4. Parking lot.
S. Radio and television broadcast facilities.
6. A building or buildings each not exceeding 8,000 square feet of floor space housing any
combination of:
a. Bowling alley.
b. Theater.
c. Veterinary clinic and/or kennel.
d. Marijuana processing including cannabinoid extracts, subject to the provisions of DCC
18.116.330.
e. Marijuana retailing, subject to the provisions of DCC 18.116.330.
7. A building or buildings each not exceeding 20,000 square feet of floor space housing any
combination of:
a. Warehouses and distribution uses in a building or buildings exceeding 10,000 square
feet of floor area.
b. Distillery and beer/ale brewing facility, including wholesale sales thereof.
{00901619;11