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2001-613-Ordinance No. 2001-026 Recorded 7/27/2001DESCHUTES COUNTY OFFICIAL RECORDS yJ 2001'613 MARY SUE PENHOLLOW, COUNTY CLERK COMMISSIONERS' JOURNAL 07/27/2001 02;53;00 PM Qj �6 O BEFORE THE BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTY, GON' "-?j An Ordinance Repealing the Redmond Urban Area * Gf�Tr Comprehensive Land Use Plan and Comprehensive Plan/Zoning Map, and Replacing them with The Redmond *. 2020 Comprehensive Plan, Addendum to the 2020 * REViEWED Comprehensive Plan, and 2020 Greater Redmond Area Comprehensive Plan and Zone Map, and Declaring an Emergency. L COUNSEL * ORDINANCE NO. 2001-026 WHEREAS, the Citizen Advisory Committee for the Redmond Urban Area, by and through a duly adopted Citizen Involvement Program, has formulated and recommended the subject 2020 Comprehensive Plan and 2020 Greater Redmond Area Comprehensive Plan and Zone Map; and WHEREAS, under the provisions of ORS 190.003 to 190.030, and ORS 197.175; et seq., the City of Redmond and Deschutes County have entered into an Intergovernmental Agreement for the Joint Management of the Redmond Urban Area; and WHEREAS, the Governing Body of the City of Redmond conducted a public hearing on May 22, 2001 on the subject 2020 Comprehensive Plan and 2020 Greater Redmond Area Comprehensive Plan and Zone Map; and WHEREAS, the Governing Body of Deschutes County conducted a public hearing on June 13, 2001 on the same 2020 Comprehensive Plan and 2020 Greater Redmond Area Comprehensive Plan and Zone Map; and WHEREAS, the formulation and adoption of such 2020 Comprehensive Plan and 2020 Greater Redmond Area Comprehensive Plan and Zone Map are mandated by the provisions of ORS 197 and the Statewide Planning Goals adopted pursuant thereto by the State Land Conservation and Development Commission; and WHEREAS, the adoption of such 2020 Comprehensive Land Use Plan is deemed necessary to achieve orderly and efficient growth of the City within the Urban Growth Boundary area, to promote public health, safety and general welfare of the City, to guide the development of growth within the City and adjoining areas within the Urban Growth Boundary so that all uses maintain their identities through exclusion of incompatible uses, to maintain a suitable balance between structures and open space, to ensure preservation of adequate space for future needs relative to a healthy and balanced economy, to promote the safe and efficient movement of people and goods, to facilitate adequate provision of community services, to protect the City from excessive urban sprawl, strip development, and inefficient land uses and development patterns, and to further the coordination of land use and development between all affected parties; and WHEREAS, the adoption of such 2020 Comprehensive Plan and 2020 Greater Redmond Area Comprehensive Plan and Zone Map is deemed necessary to show the type, location and density of land development and redevelopment in the future; and ,af PAGE 1 OF 2 - ORDINANCE NO. 2001-026 (6/27/01) WHEREAS, the Findings attached hereto as Exhibit "D" provide the supporting documentation for adoption of the Comprehensive Plan; and WHEREAS, The 2020 Comprehensive Plan Map is the same as the 2020 Greater Redmond Area Comprehensive Plan and Zone Map; now, therefore, THE BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTY, OREGON, ORDAINS as follows: Section 1. REPEAL AND REPLACE. The Redmond Urban Area Comprehensive Land Use Plan and Redmond Area Comprehensive Plan/Zoning Map are hereby repealed in their entirety and replaced with the Redmond 2020 Comprehensive Plan (Exhibit "A"), Addendum to the 2020 Comprehensive Plan (Exhibit `B"), and 2020 Greater Redmond Area Comprehensive Plan and Zone Map (Exhibit "C"), attached hereto and incorporated herein by this reference. Section 2. FINDINGS. The Board adopts the Findings attached hereto and incorporated herein as Exhibit "D" that provide the supporting documentation for the adoption of the Comprehensive Plan. Section 3. EMERGENCY. This Ordinance being necessary for the immediate preservation of the public peace, health and safety, an emergency is declared to exist, and this Ordinance takes effect on its passage. DATED thi day o?�—*�001. ATTEST: Recording Secretary RMEWED .LEGAL C -0 0N -SEL BOARD OF COUNTY OF DESCHUTES COL Tom DeXprf, Chair IXennis R. Luke, Commiss'oner Michael M. aly, Co issioner PAGE 2 OF 2 - ORDINANCE NO. 2001-026 (6/27/01) 2020 COMPREHENSIVE PLAN 7/v EXHIBIT- X INTRODUCTION BACKGROUND THE REDMOND URBAN AREA COMPREHENSIVE PLAN Redmond's Comprehensive land use planning, required by Oregon law, creates goals and policies that support good jobs and affordable homes, protects natural resources, and preserves historic buildings. The Comprehensive Plan is a guide to the future growth, development and redevelopment of the Redmond urban area within a framework of goals and policies consistent with the physical characteristics, ideas and resources of the community. The Goals and Policies respond to the needs and conditions which exist presently and will provide the initial guidance for future City programs, major capital projects and other funding decisions for the next 20+ years. Redmond's planning challenge is to reinforce and strengthen the livability of our community in the face of rapid regional growth. STATE LAND USE PLANNING REQUIREMENTS Comprehensive land use planning in Oregon was mandated by the 1973 Legislature with the adoption of Senate Bill 100 (ORS Chapter 197). Under this Act, the Land Conservation and Development Commission (LCDC) was created and directed to adopt state-wide planning Goals and Guidelines. These Goals and Guidelines were adopted by LCDC in December 1974 and became effective January 1, 1975. LAND USE GOALS To date nineteen Goals have been adopted; twelve of these apply to the Redmond Urban Area. The remaining goals apply to coastal areas or areas outside a designated urban growth boundary. The applicable Goals are: 1. Citizen Involvement - To develop a citizen involvement program that insures the opportunity for citizens to be involved in all phases of the planning process. 2. Land Use Planning - To establish a land use planning process and policy framework as a basis for all decisions and actions related to use of land and to assure an adequate factual base for such decisions and actions. 5. Open Spaces, Scenic and Historic Areas and Natural Resources - To conserve open space and protect natural and scenic resources. 6. Air, Water and Land Resources Quality - To maintain and improve the quality of the air, water and land resources of the state. 7. Areas Subject to Natural Disasters and Hazards - To protect life and property from natural disasters and hazards. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 2 8. Recreational Needs - To satisfy the recreational needs of the citizens of the state and visitors and, where appropriate, to provide for the siting of necessary recreational facilities including destination resorts. 9. Economic Development - To provide adequate opportunities throughout the state for a variety of economic activities vital to the health, welfare, and prosperity of Oregon's citizens. 10. Housing - To provide for the housing needs of citizens of the state. 11. Public Facilities and Services - To plan and develop a timely, orderly and efficient arrangement of public facilities and services to serve as a framework for urban and rural development. 12. Transportation - To provide and encourage a safe, convenient and economic transportation system. 13. Energy Conservation - To conserve energy. 14. Urbanization - To provide for an orderly and efficient transition from rural to urban land use. COMPREHENSIVE PLAN MAP The Comprehensive Plan Map shows the type, location and density of land development and redevelopment permitted in the future. The Comprehensive Plan Map is the same as the Zoning Map. THE DEVELOPMENT CODE The Development Code is not a part of the Comprehensive Plan. Rather, it is the major implementation tool of the Comprehensive Plan. LCDC Goals and Guidelines require " ... ordinances controlling the use and construction on the land, such as building codes, sign ordinances, subdivision and zoning ordinances ... " be adopted to carry out the Plan. REVIEW AND UPDATING THE PLAN No comprehensive plan or map can remain completely appropriate for twenty years. The attitudes and desires of people change, as well as economics and technology. Redmond's Comprehensive Plan will undergo a major review as required by state law periodically to assure that it remains an up-to-date and workable framework for development. If rapidly changing conditions indicate that reconsideration of the Plan's Goals and Policies is warranted between the required Periodic Review periods, modifications may be initiated by the City Council or Planning Commission at any time. Any citizen or group may request the Council or Commission to initiate a Plan amendment, but formal direction for study may only come from these official bodies. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 3 A Chapter 1 CITIZEN INVOLVEMENT OVERVIEW Statewide Planning Goal 1 requires governing bodies charged with preparing and adopting a comprehensive plan to adopt and publicize a program for citizen involvement that clearly defines the procedures by which the general public will be involved in the on-going land use planning process. The citizen involvement program shall be appropriate to the scale of the planning effort. The program shall provide for continuity of citizen participation and of information that enables citizens to identify and comprehend the issues. Federal, state and regional agencies shall coordinate their planning efforts with the affected governing bodies and make use of the existing local citizen involvement programs established by counties and cities. GOAL To develop a citizen involvement program that insures the opportunity for citizens to be involved in all phases of the planning process. POLICIES 1. The City shall establish a citizen involvement program to provide for widespread citizen involvement. 2. The citizen involvement program shall involve a cross-section of affected citizens in all phases of the planning process. 3. The City shall assign the Redmond Urban Area Planning Commission as its officially recognized committee for citizen involvement (CCI). 4. The City shall establish mechanisms to assure two-way communications between citizens and elected and appointed officials. 5. The City shall provide the opportunity for citizens to be involved in all phases of the planning process. 6. The City shall assure that technical information is available to citizens in an understandable form. 7. The City shall assure that recommendations resulting from the citizen involvement program shall be retained and made available for public assessment. Citizens who have participated in this program shall receive a response from policy -makers. Redmond 2020 Comprehensive Plan - Page 4 Adopted by Redmond City Council May 22, 2001 a g The City shall allocate adequate human, financial and informational resources for the citizen involvement program. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 5 Chapter 2 LAND USE PLANNING OVERVIEW Statewide Planning Goal 2, Land Use Planning requires that city, county, state and federal agency and special district plans and actions related to land use be consistent with the comprehensive plans of cities and counties and regional plans adopted under ORS Chapter 268. GOAL To establish a land use planning process and policy framework as a basis for all decisions and actions related to use of land and to assure an adequate factual base for such decisions and actions. POLICIES 1. All land use plans shall include identification of issues and problems, inventories and other factual information for each applicable statewide planning goal, evaluation of alternative courses of action and ultimate policy choices, taking into consideration social, economic, energy and environmental needs. The required information shall be contained in the plan document or in supporting documents. 2. The plan shall be the basis for specific implementation measures. These measures shall be consistent with and adequate to carry out the plans. Each plan and related implementation measure shall be coordinated with the plans of affected governments. 3. All land use plans and implementation ordinances shall be adopted by the governing body after public hearing and shall be reviewed and, as needed, revised on a periodic cycle to take into account changing public policies and circumstances, in accord with a schedule set forth in the plan. 4. Opportunities shall be provided for review and comment by citizens and affected governmental units during preparation, review and revisions of plans and implementing ordinances 5. To provide a sound basis for orderly and efficient urbanization by establishing proper relationships between residential, commercial, industrial, public and open land uses, and transportation uses. 6. To provide for a close correlation between the provision of urban services and urban development in order to bring about a more orderly and efficient development pattern, and thereby avoid unnecessary tax burdens and excessive utility costs normally associated with scattered, unrelated development. 7. To provide a safe, coordinated, efficient and effective transportation system to bring about the best relationship between places where people live, work, shop and play. 8. To bring about general overall increase in population density throughout the community in order to facilitate efficient transportation systems as energy conservation factors become more prevalent. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 6 Chapter 3 AGRICULTURAL LAND OVERVIEW Statewide Planning Goal 3 requires the preservation and maintenance of agricultural lands for farm use, consistent with existing and future needs for agricultural products, forests and open space. GOAL To preserve and maintain agricultural lands. POLICIES 1. Conversion of rural agricultural land to urbanizable land shall be based on the following factors: a) Environmental, energy, social and economic consequences; b) Demonstrated need consistent with LCDC goals; C) Unavailability of an alternative suitable location for the requested use; d) Compatibility of the proposed use with related agricultural land; and e) The retention of Class I, II, III, IV soils in farm use. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 7 Chapter 4 FOREST LAND OVERVIEW Statewide Planning Goal 4 requires the conservation of the forest land by maintaining the forest land base and protecting the state's forest economy by making possible economically efficient forest practices that assure the continuous growing and harvesting of forest tree species as the leading use on forest land consistent with sound management of soil, air, water, and fish and wildlife resources and to provide for recreation opportunities and agriculture. There are no inventoried forest lands located within the Redmond urban growth boundary. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 8 Chapter 5 OPEN SPACES, SCENIC AND HISTORIC AREAS, AND NATURAL RESOURCES OVERVIEW The State of Oregon requires all cities and counties to address State Land Use Planning Goal 5, Open Spaces, Scenic and Historic Areas, and Natural Resources. Programs shall be provided that will insure open space, protect scenic and historic areas, and natural resources for future generations and promote healthy and visually attractive environments in harmony with the natural landscape character. The identification, protection and preservation of historic and cultural resources is important to the character and quality of life in Redmond. Without the preservation of these resources, citizens will forever lose their accessibility to the forces, people, and events that fashioned the character of Redmond today. Long term public acceptance and support for historic preservation comes through public awareness and understanding. Slowly, the citizens of Redmond are beginning to realize that the preservation of their past is important. Historical resources are becoming a source of pride, education and enjoyment for residents and visitors alike. The economic aspects and benefits of preservation are also being explored. However, rapid growth and development still threaten the existing historic fabric in the downtown core and residential neighborhoods. Historical buildings continue to fall into disrepair and/or are being drastically altered from their historical appearance. GOALS 1. To conserve open space and protect natural and scenic resources. 2. To preserve and retain historic structures, areas, sites and cultural resources throughout the city. POLICIES The Redmond Dry Canyon - Redmond's Community Park and Natural Resource Area 1. The 1984 Redmond Canyon Plan shall be adopted as a reference document to the Redmond Urban Area Comprehensive Plan. 2. The Redmond Canyon Plan shall reviewed and up -dated periodically or as needed. Areas Within The Redmond Dry Canyon 3. The majority of the canyon shall be preserved as natural open space. Land within the canyon shall be identified as " Enhancement Area ", " Preservation Area ", " Park Area or" Public Facilities Zone". 4. "Preservation Areas" shall be designated on the Canyon Master Land Use Plan Map, and shall provide for the preservation of natural features, resources and amenities, including views and vistas, canyon walls, native juniper stands, lava tubes and exposed rock outcroppings. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 9 5. Specific design standards shall be implemented by the City to preserve the open space character of the canyon and adjoining properties. 6. Consideration should be given to the natural canyon floor for all development in the canyon. 7. Development shall only be allowed as a Conditional Use within designated "Enhancement Areas " on the Canyon Master Land Use Plan Map, and shall, at a minimum, be subject to development criteria set forth in the implementing zoning ordinances in the City. 8. Development of recreational uses and community centers, theaters, museums or botanical gardens within the canyon shall occur only in the areas designated "Enhancement Areas " on the Canyon Master Land Use Plan Map. 9. Park development may occur within areas designated " Park Areas " on the Canyon Master Land Use Plan Map. 10. Uses within the canyon shall be reasonably accessible for people of all ages and social and economic groups and for all geographic areas of the community. 11. Public trail systems shall be permitted in all areas of the canyon. 12. The City should consider efforts to reclaim previously damaged sections of the canyon walls. 13. Other than for agricultural uses, fencing shall not be permitted in a "Preservation Area". 14. Agricultural fencing shall conform to City standards. 15. Fencing shall only be permitted in an "Enhancement Area" or a "Park Area" with Site & Design review. Access into The Redmond Dry Canyon 16. No motor vehicles shall be permitted in the canyon except on designated public roadways and parking areas except that emergency/maintenance vehicles shall be permitted on trails. 17. Motor vehicles shall access the canyon only from existing routes or those designated in the 1998 Redmond Urban Area Transportation Plan Map. 18. The City shall engineer the design of a Maple Avenue canyon crossing by the first phase of the Capital Improvement Plan. Construction of the crossing will occur within the planning period. 19. The design of the Maple Avenue crossing shall consider various alternatives, including but not limited to, cuts on the canyon rim and fill on the canyon floor with the street built on the new grade, or a bridge which spans the canyon. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 10 20. The final design of Maple Avenue canyon crossing shall be in the Capital Improvement Plan by 2002. 21. Unimproved public access into the canyon or dedicated right-of-ways into the canyon should be prioritized. 22. The City shall develop a trail system through the canyon from the waste water plant to Salmon Avenue in conformance with the adopted 1998 Redmond Urban Area Transportation Plan Map. Restrictions Within The Redmond Dry Canyon 23. Except for development within a public facilities zone, persons shall not be permitted to fill, discard or store solid wastes, including but not limited to excavation, tailings, rubbish, auto bodies, junk and other similar materials. 24. Development must be coordinated with adjacent open space areas and other land uses so they enhance one another and together contribute to a satisfying park environment. 25. The sewer treatment facility shall not extend further south into the Dry Canyon than is shown on The Canyon Master Land Use Plan Map. 26. Water drainage over the canyon walls which results from future development shall be subject to Site & Design Review. Standards shall be developed and implemented, by the City, including an analysis of the impacts of such water on natural canyon vegetation, creation of insect growth, erosion, and pondage. 27. City owned property in the canyon or along the canyon rim shall not be sold. Such property shall be developed to provide public view opportunities. 28. Trees and natural rock formations within the canyon or within the required canyon rim setback area shall be preserved to the greatest extent possible. 29. Grading of property in the canyon or the required canyon rim setback shall be subject to design review. Ownership Within the Redmond Dry Canyon 30. The City should consider developing a plan to acquire the remaining properties in the dry canyon. The Redmond Caves 31. The Redmond Caves site is a natural area of significance. The majority of the caves shall be preserved as natural open space. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 11 Trail Systems 32. Canals and the right-of-ways should be recreation linkages for bike paths, hiking and jogging trails throughout the urban area. 33. A trail system should be developed and, wherever possible, interconnect schools, parks and open spaces within the urban area. Historical and Cultural 34. The City shall foster and encourage the preservation, management and enhancement of buildings, structures, objects, sites and/or districts that are of historic or cultural significance. 35. Emphasis shall be placed on the preservation of the site and/or exterior appearance of historic and cultural resources. Site and exterior changes proposed for designated historical landmarks shall be approved by the Deschutes County Historical Landmarks Commission prior to the commencement of any work. 36. The City shall protect all historic and cultural resources of statewide significance through preservation regulations, regardless of whether those resources are " designated " as local landmarks. 37. Areas of high archeological site potential shall be appropriately examined prior to ground disturbing activities or the designation for other uses. 38. The City shall ensure the preservation of designated historic and cultural resources through the land use process. 39. The City should encourage public knowledge, understanding, and appreciation of the City's past. 40. The City shall foster community pride and a sense of identity based on the recognition and use of City owned historic and cultural resources. 41. The exterior of historic buildings in the core area should be rehabilitated to their original, architectural quality with careful application of design standards relating to signage, architectural detail and ornamentation. 42. The City shall encourage compatible exterior architectural designs of new structures within the downtown core. 43. Through the land use process, the City should inform property owners of potential historical importance and encourage them to maintain the existing exterior appearance of historical structures. 44. The Deschutes County Historical Landmarks Commission, with City representation, shall oversee the preservation, rehabilitation and restoration of historic and cultural resources within the City. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 12 Open spaces and Scenic Resources 45. Subdivision development along major natural and scenic resources should be required to provide public access as deemed necessary. 46. Outdoor advertising signs as described in ORS 377.710 (23) should only be permitted within commercial and industrial zones. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 13 Chapter 6 AIR, WATER AND LAND RESOURCE QUALITY OVERVIEW Statewide Planning Goal 6 requires cities and counties to maintain and improve the quality of air, water and land resources in the Redmond urban area. GOAL To maintain and improve the quality of the air, water and land resources of the City. POLICIES 1. The City, County and DEQ shall investigate control of open burning, or other activities that can improve air quality within the urban area. 2. As a means of maintaining the highest water quality possible, no development shall be permitted without public or community water service, unless plans are approved for individual service with the applicable state agency. The applicable state and federal water quality standards shall be used to implement this policy and reference may also be made to the State Water Quality Management Plan. 3. All waste and process discharges from future development, when combined with such discharges from existing developments shall not threaten to violate or violate applicable state or federal environmental quality statutes, rules and standards. 4. In all water related issues, the City will comply with applicable State and Federal water quality standards. 5. The City, County and DEQ shall cooperate to perform more thorough monitoring of the air quality of the Redmond urban area, and shall work with DEQ to ensure that State and Federal ambient air quality standards shall not be exceeded. 6. The City and County shall develop a plan and program to mitigate any air quality problem which is identified. 7 Potential noise problems shall be dealt with when they are identified. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 14 Chapter 7 NATURAL HAZARDS OVERVIEW Statewide Planning Goal 7 states that developments subject to damage or that could result in loss of life shall not be planned nor located in known areas of natural disasters and hazards without appropriate safeguards. Plans shall be based on an inventory of known areas of natural disasters and hazards. Areas of natural disasters and hazards are areas that are subject to natural events that are known to result in death or endanger the works of man, such as stream flooding, ocean flooding, ground water, erosion and deposition, landslides, earthquakes, weak foundation soils and other hazards unique to local or regional areas. GOAL 1. To protect life and property from natural disasters and hazards. POLICIES 1. Areas subject to natural disasters shall be evaluated as to the degree of hazard present. 2. Plans taking into account known areas of natural disasters and hazards shall be considered as a major determinant, the carrying capacity of the air, land and water resources of the planning area. The land conservation and development actions provided for by such plans shall not exceed the carrying capacity of the planning area. 3. When locating developments in areas of known natural hazards, the density or intensity of the development shall be limited by the degree of the natural hazard. 4. Natural hazards that could result from new developments, such as runoff from paving projects and soil slippage due to weak foundation soils, shall be considered, evaluated and provided for. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 15 Chapter 8 RECREATIONAL NEEDS OVERVIEW Statewide Planning Goal 8 requires that Redmond show that its plan is consistent with these goals. The Parks and Recreation describes goals and policies that will guide the City in providing services related to the provision of parks, open spaces and recreational services. The policies reflect the importance of parks and recreational facilities in the urban area and offer measures to ensure that as the Redmond urban area population continues to grow, and the landscape is affected by human settlement, natural resources are protected and citizens are provided appropriate recreational opportunities and facilities close to where they live GOALS The Redmond Urban Growth Boundary park system should enhance the livability in the Redmond UGB by: 1. Providing quality green spaces, natural areas, and recreation sites for passive and active recreation through public and private park land throughout the community. 2. Neighborhood park, or park site, should be provided within one-half mile of every home. 3. Establishing a system of trails that are interconnected. 4. Coordinating the development of future park sites with school sites to serve the expanding urban area population. POLICIES Interagency Cooperation 1. An Intergovernmental Agreement between the City, Central Oregon Parks and Recreation District, and Redmond School District 2J shall be implemented. Park and recreation facilities acquisition and planning 2. Park sites should be planned and acquired in advance of need to assure the availability of proper location before the cost of acquisition becomes prohibitive. 3. Facilities should be provided first where population is concentrated rather than in outlying areas. 4. A program for the acquisition and development of park and recreation facilities shall be developed by the City. 5. The City shall develop a Public Facilities Plan and Capital Improvement Plan for park acquisition and development. 6. City or County land shall not be sold, traded or otherwise disposed of without first having been reviewed for suitability for park and recreation use or open space. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 16 7. New concepts of mixing public recreational activities with revenue -generating commercial uses, such as recreation equipment rentals or concession activities, should be explored in order to help finance recreation programming, park acquisition and maintenance. 8. A neighborhood park should be located within one-half mile of each dwelling unit in the UGB. 9. As opportunities occur for development of small mini -parks not shown on the plan, consideration should be given to their incorporation into the park system. 10. Geologically, historically and culturally significant sites should be considered for incorporation into the park system. School Play Fields 11. As additional school sites are developed over time, new play fields and school open space should be integrated into a joint community park plan for the benefit of all of the community. 12. The planning for future parks and schools should be done in cooperation with the School District and Central Oregon Parks & Recreation District to maximize the use of recreation facilities. 13. Where feasible, neighborhood parks shall be located adjacent to middle and elementary schools and playgrounds so that facilities may be shared and school sites enhanced as a central feature of a residential neighborhood. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 17 Chapter 9 ECONOMIC DEVELOPMENT OVERVIEW The City of Redmond is experiencing a period of economic growth unparalleled in its history. The light industrial and service sectors have expanded significantly, with the bulk of new jobs since 1990 coming from small businesses. Factors which contributed to the development of these new businesses and jobs include a considerable inventory of vacant and competitively priced commercial and industrial lands; the location of Central Oregon's only commercial airport, Roberts Field, in Redmond; the availability of the State sponsored Enterprise Zone; the livability of the Central Oregon area, and the marketing of the community by the Redmond Economic Development Assistance Partnership (REDAP) and Economic Development for Central Oregon (EDCO). The following goal statements describe Redmond's future economic hopes. These goals provide the foundation for the economic policies in this chapter. GOALS 1. Expand, improve and diversify the economy of the Redmond Urban Growth Boundary area while maintaining Redmond's quality of life. 2. Provide family wage employment opportunities for area residents. 3. Retain or create industrial jobs through expansion and retention of existing businesses and recruitment of new businesses. 4. Improve the appearance of the community, particularly along Highways 97, 126 and other major arterial streets. 5. Allow commercial uses in outlying areas of the community as neighborhood centers. 6. Provide for an attractive, interesting, and convenient downtown as a place to do business, work, shop, reside and visit. 7. Preserve historically significant buildings within the downtown. 8. Protect industrial lands from being converted to commercial uses. 9. Provide, maintain, and promote the enhancement of state of the art infrastructure, including, but not limited to, transportation systems, sewer, water, natural gas, power, telecommunications and air service to support the commercial and industrial needs of the community. 10. The City and County shall continue to work cooperatively with the State and Federal government and economic development agencies to implement economic development within the Redmond Urban Growth Boundary. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 18 POLICIES INDUSTRIAL DEVELOPMENT Lands Sufficient vacant industrial lands with a diversityof sizes, types, and service levels for future industrial development shall be designated on the comprehensive plan/zoning map. 2. Publicly owned lands shall not be given a competitive advantage over private ownership through governmental land use regulations. 3. Industrial areas should be set aside primarily for industrial activities. Other supporting uses, including some retail uses, may be allowed if limited to sizes and locations intended to serve the primary uses and the needs of people working or living in the immediate industrial areas. 4. Concurrent with the development of SW 19th Street, and as a means to protect the Deschutes County Fairgrounds from incompatible heavy industrial land uses, the City shall consider the re -designation of the adjacent lands to the west from heavy industrial to light industrial. Appearance 5. Industrial developments along state highways shall be subject to development standards relating to setbacks, landscaping, signs, exterior lighting, parking, building height, massing and visual impacts, architectural styles and outside storage. Campus Industrial Park 6. Campus industrial zoning shall be provided for new industry in a park -like setting. Airport 7. The Airport Master Plan for Roberts Field shall be adopted by reference as a part of the Comprehensive Plan. 8. An Airport Zone shall be established for those lands committed for the airport and aviation uses. The Environment 9. Uses within the industrial zones should not significantly impair the quality of surface or ground water or air resources. Infrastructure 10. The City should give a high priority to extending and improving the infrastructure needed for economic development. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 19 Incentives 11. The City and County shall provide an incentive program encouraging the development of primary industry family wage jobs. 12. The City and County should provide incentives and innovative ways to encourage and promote an inventory of available industrial buildings and a pre -approved process to attract industrial uses. COMMERCIAL DEVELOPMENT General Objectives 13. The following shall be the general objectives of the Redmond urban area concerning overall commercial development: a) To protect and insure the permanency of the Central Business District (CBD) as a vital economic base and to maximize customer access and exposure, and convenience. b) To encourage landscaping and other forms of city beautification for the purpose of enhancing the physical character of each area and the overall City. C) To maintain alleyways as viable pedestrian walkways in the CBD area and to promote an atmosphere therein for pedestrian traffic. d) To solve the problems of parking within the CBD area and to prevent or minimize such problems in other and new commercial development. e) To increase customer convenience and accessibility to downtown businesses, minimize hazardous traffic conditions and conflicts, and generally promote the downtown area. f) Concerted community efforts should be made to improve the appearance of existing commercial areas and similar considerations encouraged to all new developments. g) New commercial areas in outlying sections should be developed as centers rather than as strips along major roads. h) Development standards should be established for all commercial areas and particularly for those which will be adjacent to residential areas. A limited number of neighborhood commercial developments should be permitted in residential areas as a convenience to the residents and these uses should conform to the character of the areas in which they are located. i) Concerted efforts should be made to rehabilitate or re -develop older commercial areas in order to retain their values to the community. Lands 14. Sufficient vacant commercial lands with a diversity of sizes, types, and service levels for future commercial uses shall be designated on the comprehensive plan/zoning map. Appearance 15. The exterior of designated historic buildings should be rehabilitated to their original, architectural quality with careful application of design standards relating to signage, architectural detail and ornamentation. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 20 16. The City shall develop standards relating to appearance and neighborhood compatibility. 17. Large retail development shall comply with design standards relating to appearance and neighborhood compatibility. 18. The City shall develop standards relating to appearance and neighborhood compatibility. Central Business District (CBD) 19. Within the Central Business District alleyways should be maintained and used as pedestrian walkways, for rear entrance delivery and/or customer access. 20. Downtown park plazas shall be developed. 21. Conflicts should be minimized between parking and moving traffic, especially on 6th and 5th streets. 22. Downtown commercial development shall be encouraged through the reduction of truck traffic through the downtown core area. 23. Bicycle and pedestrian access to the Central Business District from the surrounding areas should be improved. 24. Secure and safe bike storage areas should be considered. 25. Sidewalk and street activity that will stimulate pedestrian traffic should be encouraged. 26. The City shall consider incentives to preserve historically significant buildings in the Downtown Core. 27. Commercial development should be based on the following goals, guidelines and principles: a) Separation of pedestrian and through motor vehicle traffic. b) Grouping of retail opportunities conducive to pedestrian shopping movement. C) Convenient, identifiable and accessible parking. d) Major highway traffic should be routed around the CBD but provide convenient access to commercial areas and their parking facilities. e) By-pass industrial traffic around commercial areas, particularly the CBD. f) Improve CBD shopping environment and amenities. g) Provide for future CBD growth needs. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 21 28. The permanancy of the CBD commercial area shall be protected and maintained by encouraging CBD compatible businesses as defined below to locate or expand within or adjacent to that area identified as the CBD. a) Professional services b) Product -oriented businesses such as grocery, variety, drugs, clothing, home furnishings, hardware, specialty products, etc. C) Service-oriented businesses such as laundry, beauty salons & barber shops, shoe repair, household repair & products, etc. d) Entertainment facilities such as cafes, restaurants, taverns, etc., except those with associated tourist accommodations. e) Governmental service offices. 29. C-1 commercial type businesses are incompatible with the CBD. 30. A concerted effort should be made to revitalize the central business district through rehabilitation or redevelopment of existing areas. Neighborhood Commercial 31. The need for small neighborhood stores which provide a limited number of products and services to adjacent and nearby residential areas shall be recognized and provisions for such shall be provided. Home occupations should be permitted on a limited basis within specified types of residential areas and should only be permitted in accordance with specified limitations and conditions. 32. Neighborhood commercial centers are small developments which serve the frequent needs of the people in the immediate area and should consist of uses such as a mini -mart, barber or beauty shop or a laundromat. Neighborhood Commercial Districts should be no closer than 3/4 miles apart. Highway Commercial Development 33. Commercial development adjacent to arterial streets and highways shall be subject to access restrictions. 34. C-1 commercial development shall be encouraged to provide service access roads which feed into arterial and collector streets at designated points. 35. C-1 commercial developments shown on the plan along highways should not be extended. 36. The City shall, at the time of the next regularly scheduled periodic review, review and analyze the types of land uses occurring around the South "Y". 37. The City shall, at the time that the proposed re -location of US Highway 97 is determined, review and analyze the land uses occurring around the North "Y". Redmond 2020 Comprehensive Pian - Adopted by Redmond City Council May 22, 2001 Page 22 38. The City shall encourage "nodal" type C-1 commercial development as a means tc consolidate commercial land uses to reduce traffic impacts on the transportation system. Tourist Commercial 39. The City shall encourage appropriate commercial development aimed at attracting tourist - related commercial activity. Shopping Centers 40. New commercial developments along major streets should be developed as centers rather than as strips along major streets. Signs 41. Sign standards should be designed to enhance the appearance of the city and provide for the advertising needs of the business community. Housing in Commercial Areas 42. The City shall encourage and provide incentives for attracting housing in the downtown core area that is consistent with the requirements, goals and objectives of the Downtown Urban Renewal District and Downtown Design Plan. 43. Residential uses should be permitted over commercial ground floors. 44. Housing of medium to high density should be encouraged and promoted close to and within the Central Business Districi. Parking 45. Consideration should be given before any historically significant building is demolished to make way for a parking lot or garage in the CBD. 46. The public and private sector should work together to develop and implement a plan to provide an adequate supply of parking in the Central Business District for customers, patrons and employees. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 23 Chapter 10 HOUSING OVERVIEW Redmond has seen unprecedented residential development in the 1990s. Forty-five percent of the housing in Redmond has been built between 1990 and 1999. This includes 2,432 new dwelling units which were built in the City of Redmond, and 89 dwellings which were built in the area between the Redmond city limits and the UGB. A positive aspect of this housing boom is that not only is there greater variety of housing available but these newer dwelling units have been built under better structural, electrical, plumbing, and energy codes. The types of housing built during the ten year period 1989 through 1998 include starter homes, moderate homes, high-end homes, duplexes, four-plexes, apartments, apartment complexes, manufactured homes, manufactured home parks and subsidized housing. The majority of this development occurred within the Redmond City limits. The area between the City limits and the UGB tends to remain relatively rural with large lots and some small family/hobby farms. Where development occurred on these lands it was primarily within single family subdivisions. GOALS 1. Provide adequate buildable residential land to the year 2020. 2. Allow for a variety of housing options for all income levels in both existing neighborhoods and new residential areas that match the changing demographics and lifestyles of Redmond residents to the year 2020. 3. Establish residential areas that are safe, convenient, and attractive places to live which are located close to schools, services, parks, shopping and employment centers. 4. Disperse housing for the elderly, disabled, developmentally challenged and low income citizens of the community throughout Redmond's residential neighborhoods which are close to schools, services, parks, shopping and employment centers rather than concentrating these dwellings in areas. 5. Provide a broad range of accessible and affordable housing. (Affordable housing means housing for which persons or families pay 30 percent or less of their gross income for housing, including necessary and essential utilities. Oregon Revised Statute 456.055) 6. Provide for higher densities in proximity to schools, services, parks, shopping, employment centers, and public transit. POLICIES Existing Housing 1. Deteriorated housing, within the community, should be identified and efforts made through redevelopment programs or incentives to rehabilitate housing units. 2. The City shall encourage rehabilitation and maintenance of housing in existing neighborhoods to preserve the housing stock and increase the availability of safe and sanitary living units. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 24 Residential Compatibility 3. New developments in existing residential areas shall be compatible with surrounding developments, including landscaping, visual impact, architectural styles and lighting, and their appearance should enhance the area. 4. Private and public nonresidential uses for the convenience or safety of the neighborhood residents should be permitted within residential areas. Such facilities shall be compatible with surrounding developments, and their appearance should enhance the area. Accessory Dwellings 5. Accessory dwellings to homes, i.e. "Granny flats", shall be allowed in new subdivisions and existing neighborhoods. 6. Temporary developments for medical hardships shall be permitted in residential areas. Manufactured & Mobile Homes 7. Mobile homes shall be located in mobile home parks. 8. The City shall provide for mobile home or manufactured dwelling parks within the urban growth boundaries to allow persons and families a choice of residential settings. 9. The City shall establish clear and objective criteria and standards for the placement and design of mobile home or manufactured dwelling parks. 10. The City shall impose reasonable safety and inspection requirements for homes which were not constructed in conformance with the National Manufactured Home Construction and Safety Standards Act of 1974. 11. A mobile home or manufactured dwelling park shall not be established on land zoned for commercial or industrial use. New Residential Development 12. Development code regulations which may create obstacles to providing needed types of housing within the Redmond UGB shall be reviewed and revised. 13. All residential development should protect, to the greatest extent possible, the physical characteristics of the site relating to soils, slope, erosion, drainage and natural features and vegetation. 14. Multi -modal access should be provided internally and to adjacent development. 15. Garages should be accessed from alleys where alleys are provided. 16. Residential units should be permitted above or as an incidental use in conjunction with commercial and industrial uses. 17. New residential developments in areas without an established character or quality should be permitted maximum flexibility in design and housing type consistent with densities and goals and objectives of this Plan. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 25 Uses Permitted In Residential Areas/Zones 18. Neighborhood commercial shopping areas, churches, parks, schools and other public uses and services should be permitted within residential areas and shall have development standards which recognize the residential character of the neighborhood. Development standards shall be established for such uses which should provide off-street parking and maneuvering, landscaping, access control, sign regulations, design review, and limitations relative to scale and services provided. 19. Certain private recreational uses should be permitted in residential areas provided the location, design and operation are compatible with surrounding residential developments and infrastructure impacts are compatible with the Public Facilities Plan. 20. A home occupation shall be permitted within residential areas as an outright use if there is no outward manifestations of the business other than signage permitted by ordinance. 21. A home occupation that displays any outward manifestations of the business shall be subject to conditional use approval. 22. Recycling centers for residents should be permitted within neighborhoods, so long as they are contained and maintained. 23. Transit stops shall be permitted within neighborhoods as required by an adopted Transportation System Plan. 24. Public and semi-public buildings should be located in residential areas where those services are necessary or desirable. Such facilities should be compatible with their surroundings. 25. New fire stations and police substations should be located in close proximity to residential areas. 26. Schools and parks should be distributed throughout the residential areas of the community and dwelling units in the area should be within reasonable distance of the outdoor facilities of a school or a park. Multi - Family Dwellings and Manufactured Home Parks 27. Designating areas to accommodate multi -family development should be based on compatibility with adjoining land uses and maintaining the character of existing residential areas. 28. Criteria for the location of multi -family housing shall include proximity to the City core, major transportation corridors, schools, services, parks, shopping, employment centers, and transit corridors. 29. Site plans shall provide for adequate yard space for residents and play space for children which have distinct area and definite shape, and are not just the residue left after buildings are placed on the land. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 26 30. Multi -family dwellings and manufactured home parks should be located to minimize the adverse impacts on the residents and adjacent properties. Development criteria should include: a) Buffering by means of landscaping, fencing or distance from conflicting uses. b) Compatibility of design, recognizing the conflicts of mass and height between apartment buildings and houses. C) On-site recreation space as well as pedestrian and bicycle access to parks, schools, mass transit stops and convenience shopping. d) The siting of buildings to minimize the visual effects of parking areas and to increase the availability of privacy and natural surveillance for security. e) Access points. f) Signage. g) Street connectivity. h) Traffic impacts. Affordable Housing 31. The City and County should encourage subsidized housing to be located at a variety of locations within the UGB. 32. The City and the County should participate with Central Oregon Regional Housing Authority, COCAAN and/or other public or private non-profit organizations in the development of a regional housing plan to address issues and to establish programs which address housing affordability, density, home ownership, neighborhoods and location. 33. Affordable housing should be permitted closer to schools, services, parks, shopping, employment centers or transit facilities. Density 34. Residential zones should offer a wide variety of compatible housing types and densities. 35. The City and County shall consider providing incentives to develop higher densities of housing. 36. Interim development shall not inhibit the ultimate development of the land at planned densities. A redevelopment plan shall be required for such development showing how a property will or can develop once primary urban services are available. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 27 A, Chapter 11 PUBLIC FACILITIES AND SERVICES OVERVIEW Public facilities are those improvements which provide various government services to the residents. These include domestic water, sanitary sewer, storm drains, transportation services, parks, schools, fire and police. Additional recognized public facilities in the Redmond area include the fairgrounds and the airport. Transportation and Parks are individual chapters in the Redmond Urban Area Comprehensive Plan. This chapter describes existing public and private facilities and services, and known present and future needs based on projected growth. It does not present specific public improvements which may be needed. That information is in the City's adopted Public Facility Plan, a support document to the comprehensive plan, which describes in detail the water, sewer, transportation, and park facilities needed to accommodate the development anticipated in the comprehensive plan and includes rough cost estimates of facility improvements. GOALS 1. To provide for a close correlation between the provisions of urban services and urban development in order to bring about a more orderly and efficient development pattern, and thereby avoid unnecessary tax burdens and excessive utility costs normally associated with scattered, unrelated development. 2. To achieve a balance of public costs vs. benefits/revenues in the provision of public facilities and services. 3. To provide public and private utility systems - water, sanitary and storm sewer, energy, communications, garbage and recycling - at levels necessary and suitable for existing and proposed uses. 4. High density residential development shall be permitted only in areas where necessary services can be provided. 5. Public facilities shall be available or under construction prior to the issuance of Building Permits. 6. The level of community facilities and services that can be provided shall be a principal factor in planning for various development densities. 7. Capital improvements programming and budgeting should be utilized by the City and Deschutes County to achieve full urban services levels of public facilities and services within the UGB. 8. Public facilities shall comply with all local, state and federal regulations. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 28 POLICIES Funding - All Development 1. The City shall prepare, adopt, and periodically update a long-term Capital Improvements Plan for public facilities for the entire planning period. This Plan shall meet the requirements of Statewide Planning Goal #11. 2. The City should establish revenue sources to pay for its planned capital improvements. 3. The City Council should investigate funding alternatives to property taxes for funding public facilities and services. Development 4. Development within the Redmond UGB shall be subsequent to or concurrent with the provision of an adequate level of public facilities and services. 5. All developments shall comply with utility and facility plans intended to serve the area. Sewer and Water 6. All sewer and water line extensions shall be extended the full width of the property being served, so as to provide for further connection of adjoining properties. 7. The City of Redmond shall plan to be the eventual provider of community sewer and domestic water services within the Redmond Urban Growth Boundary. 8. The City shall operate and maintain its waste water treatment plant and system in conformance with State and regional water quality standards. 9. The City shall require all future development, within the city limits, to be served by the City's sewer system. 10. The City should continue to implement the Water and Sewer Master Plan for City of Redmond. 11. The City shall continue to develop, operate and maintain a water system, including wells, pumps and reservoirs, capable of serving all urban development within the UGB. 12. The City shall implement a community water conservation program to conserve water. 13. Sewer or water service will not be extended to any land for development outside city limits unless such areas are annexed to the City or a Consent to Annex form signed by the owners to receive those services, except as may be agreed by the City and Deschutes County. 14. The City shall coordinate the provision of sewer and/or water service with other providers within the UGB. Storm Drainage Facilities 15. Storm drainage facilities such as dry wells, landscaping, retention ponds or storm drains shall be used to control surface drainage. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 29 Solid Waste Disposal 16. The City shall encourage the County to protect the future of the Negus Sanitary Landfill and Transfer Station. 17. The City and County shall encourage a continued cooperative recycling effort within the Redmond UGB. 18. The City and County shall explore methods to gain 100% disposal of waste at appropriate landfill sites and discourage the dumping of wastes on public and private lands. Central Oregon Irrigation District 19. Irrigation water should not be used for domestic purposes. 20. The City should have a plan which demonstrates the City's ability to put its water rights to use in the future. 21. Irrigation water should be considered for irrigation systems within the UGB. Other Urban Utilities 22. The City shall require that public and private utility installations be coordinated. 23. Utility lines and facilities shall be located within existing public right-of-ways or public utility easements. Electric 24. Power substations and associated sub -transmission and distribution lines should be centrally located to the service area, as much as possible, to assure economical service and facilitate energy conservation. 25. Power substations and associated sub -transmission and distribution lines should be planned and designed in a manner which will minimize negative impacts on nearby properties and the public, as a whole. Natural Gas 26, The City shall encourage Natural Gas providers to provide service throughout the UGB area. Fire Protection 27. Property for future fire station locations should be planned for and purchased in advance in order to save costs of facility zoning construction. Attempts shall be made to combine future stations with other government entities in order to reduce infrastructure and operations costs. 28. New construction shall meet fire department requirements for accessability and water supply. 29. New subdivision designs should provide for both an ingress and egress route for emergency vehicles and evacuation traffic. 30. Road and street names and building addresses shall be clearly displayed. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 30 City Hall 31. Local government administrative offices should remain centralized in the downtown area. Public Works 32. The City Public Works facilities shall be planned and zoned with a Public Facility designation. 33. The wastewater treatment plant, the City wells, and reservoir storage sites shall be zoned with a Public Facility designation. School District No. 2J 34. Schools which serve students living within the Redmond UGB should be located within the urban growth boundary. 35. Sites for future schools should be acquired well in advance of need. 36. Acquisition of school sites should be coordinated with the City and County to further the joint acquisition and development of park and school sites and to permit the shared use of school and park facilities. 37. Future school sites may be developed in cooperation with other public entities, i.e. a police substation, parks, etc. 38. The City and County should work with the school district to secure properties for future school sites at the least cost possible to the taxpayers through property exchanges and other innovative techniques. 39. Each school should be located to provide the best possible access to the student population served. a) Elementary Schools: 1) Should be located in the center of existing or future residential neighborhoods within safe and reasonable walking distance of as many students as possible. 2) Should, whenever possible, be on residential streets which provide sufficient access for buses and other necessary traffic but have a minimum of non - school -related vehicle activity. b) Middle and Secondary Schools: 1) Should have adequate, safe and direct access from the principal street network. 2) Should be in locations central to the population served. 3) Should be designed, sited and constructed to encourage the use of walkways, bikeways and public transit. 40. Both schools and properties adjacent to schools shall be developed in a manner which minimizes the negative impact on each other. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 31 41. The School District should maintain and rehabilitate existing school facilities. Deschutes County Fair 42. Deschutes County fairgrounds, convention, and conference facilities shall be served with adequate transportation access. Weatherization 43. Weatherization and other energy saving programs shall be implemented for all new public buildings. 44. Weatherization and other energy saving programs should be continued and supported by the utility companies. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 32 Chapter 12 TRANSPORTATION OVERVIEW Traffic volumes on most roads in Redmond have risen over the years as the population has increased, neighborhoods have been built farther from services, and employment and household sizes have changed. In general, the existing street system will be unable to accommodate the growth in traffic projected for the year 2015. The increasing congestion and delays throughout the city would conflict with both local plans and state-wide planning goals. One of the principal concerns of both residents and businesses is the congestion during peak periods as both long-distance highway and local traffic volumes continue to grow. These increasing volumes, which include a high percentage of trucks and other large vehicles, are changing the atmosphere of the downtown commercial district and causing an unsafe and unattractive environment for pedestrians and bicyclists. GOALS Within the Redmond Urban Growth Boundary an urban area transportation system will be developed which enhances the livability of Redmond and accommodates growth and development through careful planning and management of existing and future transportation facilities. 1. Reduce through traffic, congestion, and improve circulation along Highway 97, especially along the 5th and 6th Street couplet. Objectives: a) Develop a safe and efficient arterial and collector system which provides additional north -south routes, maintains the integrity of the downtown business district, and minimizes the impact on street -side parking. b) Improve intersection operations by adding left -turn phases, installing additional traffic signals, actuating and coordinating traffic signals, and/or increasing sight distance as needed. C) Protect residential and commercial areas from air quality, noise, and visual impacts resulting from truck traffic. d) Provide signage directing vehicles to business, industrial, and recreational centers. e) Identify transportation demand management measures which could reduce peak hour demand. 2. Enhance east/west circulation. Objectives: a) Develop a safe and efficient east -west arterial and collector system. b) Enhance existing crossing and determine the best locations for additional crossings of Dry Canyon, Highway 97, Pilot Butte Canal, and BNSFRR line to link east and west Redmond. C) Enhance east -west circulation in the vicinity of schools, institutions, and major developments. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 33 3. Identify roadway system needs to serve undeveloped areas so that steps can be taken to preserve rights -of -ways and maintain adequate traffic circulation. Objectives: a) Integrate new arterial and collector routes into the existing city grid system. b) Identify improvements to existing policies and standards that address street connectivity and spacing. C) Address Forked Horn Butte access and circulation. d) Develop an interim street standard that would allow, on a temporary basis, the City to provide connectivity in the street system to relieve the local traffic demands on the state highways. The interim street standard shall apply only on a discretionary basis, as determined by the City of Redmond, when needed to provide connectivity. 4. Increase the use of alternative travel modes through improved safety and service. Objectives: a) Provide additional sidewalks and improve existing sidewalk pavement for pedestrian safety and access. b) Provide additional bicycle routes and plan regular maintenance of existing routes for bicyclist safety and access (per Redmond Bicycle Master Plan). C) Provide pedestrian and bicycle access, especially when direct motor vehicle access is not possible. d) Identify opportunities to expand transit service in conjunction with a Deschutes County Transit Study. e) Address linkages with the Deschutes County car pool program. POLICIES The following transportation policies are designed to implement the Redmond Urban Area Transportation Plan. Transportation System Management 1. Plan or ordinance amendments which significantly affect a transportation facility shall assure that allowed land uses are consistent with the identified function, capacity, and level of service of the facility. This shall be accomplished by either: a) Limiting allowed land uses to be consistent with the present function, capacity, and level of service of the facility, or b) Amending the TSP and capital improvement programs to provide the transportation facilities adequate to support the proposed land uses, or, C) Altering land use designations, densities, or design requirements to reduce demand for automobile travel and meet travel needs through other modes. 2. The City and County shall adopt land use regulations to limit the location and number of driveways and access points, and other access management strategies on all major collector and arterial streets. 3. The function of existing and planned roadways as identified in the Redmond Urban Area Transportation Plan shall be protected through the application of appropriate access control measures. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 34 4. Land use decisions shall include a consideration of their impact on existing or planned transportation facilities for all modes. 5. The City may require a traffic study prepared by a qualified professional Traffic Engineer to determine access, circulation and other transportation requirements. Transportation Demand Systems 6. The City shall maintain and enhance the function of the transportation system through the implementation of a program of Transportation Demand Management measures to diminish use of the system by a single occupant vehicles at peak demand periods. A Transportation Demand Management program shall be implemented by the City. The TDM program shall include some or all of the following measures: staggering shift schedules, allowing flexible work hours, and encouraging car pooling, bicycling, walking, and telecommuting. Pedestrian and Bicycle Systems 7. The bike path and canals on the Redmond Urban Area Transportation Plan Map shall be the basis for developing a trail system. 8. Before the vacation of any public easement or right-of-way the potential to establish or maintain its use as an access way, path, or trail and its maintenance shall be considered. 9. The City shall work to acquire and develop a trail system along the entire length of the Dry Canyon with tunnel crossings at major streets and highways. 10. The City shall work to acquire and develop a trail system which utilizes Redmond's irrigation canal system. 11. Pedestrian and bicycle access into the Dry Canyon shall be designated and protected where topography permits. 12. The City and County shall develop safe and convenient bicycle and pedestrian circulation to major activity centers, including the downtown, schools, shopping areas, community centers, parks, open space and other public gathering spots. 13. Bikeways and pedestrian ways shall be considered as both a transportation and recreation element in the plan, and adequate facilities should be obtained for this purpose in all new development. Efforts should be made to extend bikeways and pedestrian ways through existing residential areas. 14. In areas of new development, the City shall identify existing and potential future opportunities for bicycle and pedestrian access ways, and shall incorporate, when in the Redmond Urban Area Transportation Plan, those existing and potential future pathways into the development plans. 15. Bikeways shall be included on all new arterial and major collector streets, except limited access roads, or where equivalent alternative pedestrian circulation is provided within the Urban Growth Boundary. Retrofitting existing arterial and major collector streets with bike lanes shall proceed on a prioritized schedule. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 35 16. Sidewalks shall be included on all new streets except limited access roads or where equivalent alternative pedestrian circulation is provided in the Urban Growth Boundary. Retrofitting existing streets with sidewalks shall proceed on a prioritized schedule. 17. Bikeways and pedestrian access ways shall be designed and constructed to minimize potential conflicts between transportation modes. Design and construction of such facilities should follow the guidelines established by the Oregon Bicycle and Pedestrian Plan. 18. Maintenance and repair of existing bikeways and pedestrian access ways (including sidewalks) shall be given attention concurrently with the maintenance and repair of motor vehicle facilities. 19. Bicycle parking facilities shall be provided at all new residential multi -family (four units or more), commercial, industrial, recreational and institutional facilities. State Highways 20. Wherever practical, access to the highway will be provided via frontage roads, alternative local roads, or other means, rather than direct access to the highway. 21. Signalized intersections on state highways should be spaced at a minimum distance of one- half mile. Consequently, when local road intersections with the highway meet signal warrants and are less than one-half mile to the nearest other planned signal location, or when operational or safety issues develop, solutions other than signalization will be implemented wherever possible. This will include consideration of turn restrictions, median closure, or other means. 22. A non -traversable median (motorized vehicles) should be installed on the highway when operational or safety issues warrant installation. Directional breaks in the median will be provided as needed to provide safe traffic operation. 23. The City of Redmond shall coordinate with the Department of Transportation (ODOT) to design for additional capacity improvements for the Yew Avenue interchange. This design shall include consideration for an additional north bound off -ramp that would allow for traffic access onto Airport Way to the Redmond Municipal Airport and the Deschutes County Fairgrounds. 24. Medians installed in the state highways should provide bicycle and pedestrian crossings at least every 1/4 mile. Right of Ways 25. Local transportation systems within the Urban Growth Boundary should be planned to . utilize existing facilities and right of ways, where practical. 26. The City and County may require the dedication of right of ways for streets when necessary to improve traffic circulation, connectivity and to implement the Redmond Urban Area Transportation Plan Map and the City's grid policy. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 36 Street Systems 27. Building setback lines should be established along designated arterial streets to protect right of way needs from encroachment by buildings. 28. Motor vehicle access, where lots have more than one street frontage, should be provided from lower order streets or alleys. 29. Within the central business district service vehicles should be encouraged to use alleys for access to buildings. 30. Circulation and decreased congestion in the Central Business District (CBD) should be improved by providing traffic with alternative routes to and from the CBD. 31. The City shall improve east -west and north -south traffic patterns in the central part of the community. Design of Streets 32. Designs for local residential streets should meander where realignment is necessary to save natural features or significant trees. 33. Local residential streets should be designed to discourage through motor vehicle traffic and vehicles moving at excessive speeds. 34. Street standards should permit some local residential streets which move only local traffic to be built to narrower street widths with consideration given for adequate parking. 35. Alleys shall be an option in new residential areas, providing rear access and backyard parking. 36. Landscaping shall be provided and maintained along City streets with a preference for separation between curb and sidewalk with landscape strips and trees. 37. The City shall cooperate with Deschutes County and the Oregon Department of Transportation (ODOT) with the planning, design and implementation for the extension of SE 19th Street to Quarry Avenue and/or Deschutes Junction. Interim Road Standards 38. The City Shall develop appropriate standards for limited access roads which shall be implemented through Standards and Specifications. Parking 39. The City and County shall ensure that new development within the Urban Growth Boundary provide off-street parking and loading facilities consistent with expected traffic generation, number of employees or multi -family residents 40. The City and County shall establish regulations which provide for the parking needs of various types of vehicles and people, including but not limited to trailers, campers, and over -size vehicles, and including handicapped persons. 41. Large continuous off-street parking surfaces shall be broken up with landscaping or other approved methods. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 37 Financing for Street System Improvements 42. The City and County shall require that any on or off-site road improvements necessitated by the impacts of development shall be constructed in accordance with street classification standards, and financed proportionately by the developer. 43. The City will implement a Capital Improvement Program (CIP). The purpose of the CIP is to detail what transportation system improvements will be needed as Redmond grows and provide a process to fund and schedule the identified transportation system improvements. Inter -City Transit 44. The City shall cooperate with the County, the City of Bend, and ODOT to complete an inter - City transit feasibility study. 45. Existing or planned transit shall be protected by identifying potential transit corridors and encouraging transit -compatible land uses and site planning. Air Transportation 46. The function of Roberts Field, Redmond's Municipal Airport, shall be protected through the application of appropriate land use designations to assure future land uses are compatible with continued operation of the airport. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 38 Chapter 13 ENERGY OVERVIEW Statewide Planning Goal 13 requires land and uses developed on the land to be managed and controlled so as to maximize the conservation of all forms of energy, based upon sound economic principals. GOAL To conserve energy. POLICIES 1. City of Redmond, Deschutes County and the Department of Transportation shall work together in providing an efficient and adequate transportation network for the Redmond Urban Area. 2. The land planning and site design shall be encourage to position buildings and use of vegetation to maximize effects of the sun and modify the effects of the wind. 3. The use of alternative energy sources such as solar, wind or geothermal should be encouraged. 4. New development is encouraged to utilize the best available energy conservation techniques in new construction. 5. Innovations in design in residential developments that utilize solar, common wall or clustering shall be encouraged. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 39 Chapter 14 URBANIZATION ELEMENT OVERVIEW The purpose of this chapter is to identify the policies that'the City of Redmond, in cooperation with Deschutes County, has adopted to comply with.the following Statewide Planning Goal: 14. Urbanization - To provide for an orderly and efficient transition from rural to urban land use. To accomplish this Goal, the City of Redmond and Deschutes County have adopted: a) An Urban Growth Boundary; b) Policies concerning the regulation of land within the Urban Growth Boundary; c) Policies concerning annexation of unincorporated urbanizable land to the City of Redmond; and, d) An intergovernmental agreement between the City of Redmond and Deschutes County concerning lands located outside of the City limits but within the Urban Growth Boundary. GOALS 1. To direct development within the Redmond Urban Growth Boundaryat urban level densities in a phased and orderly manner, and with the provision of an adequate level of urban services, including but not limited to; public water, sewer and urban streets. 2. To establish an Urban Growth Boundary which provides adequate land to accommodate the population growth during the planning period. POLICIES Expansion of the Urban Growth Boundary 1. The Urban Growth Boundary should be expanded only to satisfy growth and transportation needs. 2. The City shall establish, and should review and revise every -five (5) to fifteen (15) years an Urban Growth Boundary (UGB) containing buildable land of a quality and quantity adequate to meet urban growth for the succeeding 20 -year period in conformance with Oregon Revised Statutes Chapters 195 and 997. 3. To establish or change the Urban Growth Boundary, the following factors must be considered: a) Demonstrated need to accommodate urban population growth requirements; b) Need for housing, employment opportunities and livability; C) Orderly and economic provisions of public facilities and services; d) Maximum efficiency of land uses; e) Retention of agricultural land; f) Compatibility of urban uses with nearby agricultural activities; g) Environmental, energy, economic and social consequen-ces; and h) Establishment and change of the UGB shall be a cooperative process between the city and county. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 40 Conversion of urbanizable lands to urban lands. 4. Future versions of the Comprehensive Plan for the Redmond UGB should include sufficient urbanizable land to accommodate the needs for further urban expansion for 20 years, taking into account, among many other factors: a) The growth policies of the City; b) Population needs C) The capacity of water, sewer and transportation system d) Open space and recreation needs e) An orderly and efficient transition from urbanizable to urban use f) Orderly, phased growth from the center of the community without leap frog type growth. 5. The size of the parcels of urbanizable land that are converted to urban uses should be of such dimensions as to maximize the utility of the land resources and enable the logical and efficient extension of urban services. 6. The City should work with the Bureau of Land Management (BLM) to identify urbanizable land south of the Redmond Municipal Airport and the Deschutes County Fairgrounds. If the need for additional lands is found to exist, expansion of the UGB for industrial or fairground related activities would be encouraged. 7. Plans should provide a sound basis for urbanization by establishing proper relationships between residential, commercial, industrial and open space land uses. 8. The Comprehensive Plan should provide for a safe and coordinated transportation system, and a level of population density which will tend to maximize the utilization of City public utility and transportation systems while providing a level of livability which is acceptable to the residents within the UGB. 9. Undeveloped areas in close proximity to urban services should be developed before more remote areas are developed to facilitate the orderly and economic delivery of public services and minimize energy consumption. 10. The type, location and phasing of public facilities and services are factors which should be utilized to direct urban expansion. Buildable Lands Inventory 11. The City shall periodically update its buildable lands inventory. Development Standards 12. Development standards should retain and enhance desirable existing areas, and revitalize, rehabilitate or redevelop less desirable existing areas. Standards should encourage and promote innovations in development techniques in order to obtain maximum livability and excellence in planning and design for development. 13. Future development standards shall recognize and respect the character of existing developed areas. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 41 14. Residential developments shall be located so they are as convenient to places of employment and shopping facilities as is reasonable and feasible, and they should be developed in ways which are consistent with the character of the topography and soils on the site. 15. To ensure orderly growth from the community center to the Urban Growth Boundary and to prevent urban sprawl, the following standards shall be met prior to approval of any development: a) Compliance with the Comprehensive Plan as is required by ORS Chapter 197 for any type of development. b) All lots created by subdividing and partitioning shall be served by sewer, water, utilities and streets. C) Developments which will exceed carrying capacities of sewer, water, and/or streets shall not be permitted unless those carrying capacities are adequately addressed and assured. d) Improvements within the UGB shall conform to applicable City specifications. 16. The quality of new residential development is a matter of public concern from the standpoint of economical, social and environmental factors, and therefore should be based upon the following criteria: a) Consideration of the impact and compatibility of the residential development with bordering or neighboring land uses. b) Incompatible land uses shall include consideration of buffer areas. Such buffers do not necessarily demand absolute open space or public reserves, but can include such considerations as transitional uses or graduated densities in the immediately adjoining areas of incompatible uses. c) Preservation and enhancement of aesthetics through landscaping. d) Alternatives to the typical grid pattern layout shall be permitted when topography, previous development or other physical barriers prohibit the grid pattern. e) Buildings should be oriented to take advantage of the natural energy saving elements such as the sun, landscape, and land forms. f) Site development should utilize plant materials and land forms to enhance resource conservation. g) Usable open space shall be provided with distinct and definite shape, not just the residue left after buildings are placed on the land. 17. Standards for development within the Urban Growth Boundary shall be uniform between the City and County. 18. An overall master development plan shall be submitted for all developments affecting land under the same ownership for which phased development is contemplated. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 42 Streamlined Process 19. The City shall provide to all developers the opportunity to have an expedited land use process for site and design review and the subdivision of land. Community Design - All Development 20. Alternative development concepts including Planned Unit Developments, mixed use, and traditional neighborhoods shall be permitted. 21. Alternatives to the typical grid pattern layout shall be permitted when topography, previous development or other physical barriers prohibit the grid pattern. 22. New development shall meet access standards for emergency vehicles. 23. Building sites, streets and other improvements should be designed and permitted in a manner which will minimize excessive cuts and fills. 24. New development should contain its storm and surface water runoff on site. 25. Incompatible land uses shall be separated by buffer areas. Such buffers do not necessarily demand absolute open space or public reserves, but can include such considerations as transitional uses or graduated densities in the immediately adjoining areas of incompatible uses. 26. Buildings should be oriented to take advantage of the natural energy saving elements such as the sun, landscape, and land forms. Landscaping - All Development 27. New street trees shall be those which are suitable to the microclimate and temperate zone of the area, add color and beauty to the community and have a root system which does not interfere with underground utilities, curbs and sidewalks. 28. Natural tree cover should be retained along streets and throughout new developments, insofar as possible, to retain the natural character of the area. 29. Landscaping in new commercial, industrial and multi -family developments shall be well maintained. 30. A landscaping plan should be submitted with all new development. Parking -All Development 31. New off-street parking lots shall be landscaped. 32. Large continuous off-street parking surfaces shall be broken up with landscaping or other approved methods. 33. The required amount of parking should be reduced for uses in areas where pedestrian accessibility is good and land use patterns encourage walking, biking, transit and other non - auto trips thereby reducing the needed parking. Redmond 2020 Comprehensive Pian - Adopted by Redmond City Council May 22, 2001 Page 43 34. The required amount of parking may be reduced where parking can be shared among uses. 35. Standards should be created establishing a maximum number of parking spaces for uses. 36. The City and County shall ensure that new development within the Urban Growth Boundary provide off-street parking and loading facilities consistent with expected traffic generation, number of employees or multi -family residents. 37. Industrial, commercial and multi -family development shall have adequate traffic circulation, off-street parking, loading and service areas. 38. The City and County shall establish regulations which provide for the parking needs of various types of vehicles and people, including but not limited to trailers, campers, and over -size vehicles, and including handicapped persons. Sewer or Water Service Outside City Limits 39. Sewer or water service shall not be extended to any land for development outside City limits unless such areas are annexed to the City, or a form is signed by the owners to receive those services, except as may be agreed to by the City and Deschutes County. Sewer or Water - All Development 40. All sewer and water line extensions shall be extended the full width of the property being served, so as to provide for further connection of adjoining properties. 41. Development within the Redmond UGB shall be subsequent to or concurrent with the provision of an adequate level of public facilities and services. 42. All developments shall comply with utility and facility plans intended to serve the area. 43. An overall master development plan shall be submitted for all developments affecting land under the same ownership for which phased development is contemplated. Appearance - All Development 44. If non-residential uses are in or abut residential areas, those uses shall be subject to development standards which regulate setbacks, landscaping, sign regulations, exterior lighting, parking, building height, massing, visual impacts and architectural styles. 45. Commercial, industrial and multi -family uses shall be subject to development standards relating to setbacks, landscaping, sign regulations, exterior lighting, parking, building height, massing and visual impacts, and architectural styles. 46. Utilities shall be underground in new development. 47. Above -ground installations, such as water and sewer pumping stations, power transformer yards or natural gas pumping stations, shall be screened and designed to blend with the character of the area in which they are located. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 44 Lighting - All Development 48. All outside lighting shall be shielded to prevent light pollution. 49. New techniques of providing adequate lighting, such as ornamental yard lights, should be considered as alternate or supplemental facilities to the normal street lights at intersections, as long as City standards are met. 50. Street lighting shall be provided in new subdivisions at the time of development. Redmond 2020 Comprehensive Plan - Adopted by Redmond City Council May 22, 2001 Page 45 2020 COMPREHENSIVE PLAN ADDENDUM Comprehensive Plan Addendum Adopted by City Council May 22, 2001 4- Y41461. "B H J_ OrcfiNl woe A. z�r-oma (41Z71bl) Page 1 ►1 N EXHIBIT- B Chapter 1 PREFACE ACKNOWLEDGMENTS The Redmond Urban Area Comprehensive Plan is the product of hundreds of citizens from the private and public sector who participated in the Redmond Vision 2020 planning process. An advisory committee, the Vision 2020 Committee, representing a broad cross section of the community, was appointed by the Redmond City Council and the Deschutes County Board of Commissioners to undertake a major update of the 1979 adopted Redmond Urban Area Comprehensive Plan. This was due to several factors, including rapid population growth, an expanding and changing local economy, and changes to state law requirements for housing and transportation planning. The Vision 2020 Committee met from March, 1996 to February, 1999. During this time it identified the major trends affecting Redmond, crafted a statement of community values, established a vision of Redmond in the year 2020, and drafted goals and policies for the Comprehensive Plan. Over 4,000 person hours were generously contributed by committee members and additional hours were donated by Planning Commissioners, City Councilors, and numerous individuals who provided information and collaborated with the Committee to make this project successful. Ill+�C�7��+��Y��ZfZ�7Til►�ill�ili��ul�i�ii3�� Fred Becker Bob Gill Connie Broedehl Michael Houser Lucy Burton Barry Jordan Carrie Caramella Don Lee Stanley Clark Ron Leep Kevin Faught Dave Markham Russell Flint Max Mills Sandy Garner Jack Nelson Steve Gazeley Norman Peterson REDMOND CITY COUNCILORS 1996 -1999 Jan Anderson Bob Green Jim Diegel Karena Houser Ed Fitch' Don Lee Duane Gilbert Mike Newell ' Mayor, 1999 - 2 Mayor, _ - 1999 Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Tom Pilling Randy Povey Don Smith Jerry Stichler Rob Trout Annette Turpin Alan Unger Jean Wood Jay Patrick . Randy Povey Jerry Thackery2 Elaine Young Page 2 REDMOND URBAN AREA PLANNING COMMISSIONERS 1996 -1999 Fred Becker Connie Broedehl Garth Cook Stan Clark Steve Gazeley Ron Leep Don Smith PROJECT MANAGER Robert Quitmeier, Community Development Director CONSULTANTS Leslee J. Bangs Steven C. Ames Ron Kellett, University of Oregon School of Architecture RESOURCE PERSONS Tom Brazil, District Manager, Cascade Natural Gas Mike Byers, Long Range Planner, City of Bend Ron Caramella, Redmond Bicycle Advisory Committee Jim Carlton, Redmond Police Chief Jerry Stichler Annette Turpin Alan Unger Jerry Colonna, Superintendent, Redmond School District Cyndy Cook, Director, Central Oregon Regional Housing Authority Don Cooper, Parks, Redmond Public Works Gordan Detzel, Redmond School District Elton Gregory, President, Deschutes County Fair Board Katie Hammer, General Manager, Central Oregon Parks & Recreation District Paul Hathaway, Redmond Parks Commission Caroline Harding, General Manager, Central Oregon Parks & Recreation District Brent Lake, Department of Land Conservation & Development Marcus Lopez, Assistant Director, Central Oregon Community Action Agency Mike Mahan, Regional Economist, Oregon Employment Department Mary Meloy, Director, Redmond Public Works Department Becky McElrath, Deschutes County GIS Carol Morehead, Director - North Campus, Central Oregon Community College Ron Nelson, Manager, Central Oregon Irrigation District Carrie Novick, Manager, Roberts Field - Redmond Municipal Airport David Olson, AAIA, Landscape Architect & Planner, David Evans & Associates, Inc. Andy Osborn, Engineering Manager, Redmond Public Works Department Trish Pinkerton, Redmond Parks Commission Nancy Povey, Redmond Parks Commission Robert Raimondi, Regional Development Officer, Oregon Economic Development Department Robin Roberts, Executive Director, Economic Development for Central Oregon Eric Sande, Executive Director, Redmond Economic Development Assistance Partnership Clark Satre, Manager, Pacific Power/PacifiCorp Reid Seastrand, Redmond Bicycle Advisory Committee Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 3 Peter Seitz, Redmond Parks Commission Dr. Roger Stack, Redmond Parks Commission Karen Swirsky, Chairperson, State of Oregon Bicycle Advisory Committee Damian Syrnak, Associate Planner, Deschutes County Corky Webb, Fire Chief, Redmond Rural Fire Protection District Laren Woolley, Department of Land Conservation & Development Pat Young, Business Manager, Redmond School District STAFF Chuck McGraw, Senior Planner Wendy Akins, Administrative Assistant, Community Development Department Katrina Bolton, Administrative Assistant, Community Development Department Tim Bryant, Communications Administrator Mark Chambers, Senior Engineer Technican/Mapper, Public Works Department Catherine Morrow, Senior Planner, Deschutes County Planning Department Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 4 Chapter 2 PLANNING FOR THE FUTURE OVERVIEW On November 9,1979 the Redmond City Council adopted a Comprehensive Plan for the Redmond Urban Area, including Goals, Policies and a Plan Map, to guide the future development and redevelopment within the Redmond Urban Growth Boundary. The Comprehensive Plan was intended to be dynamic, able to guide growth in the Urban Area while also responding to change through amendment and refinement. Since adoption, the Goals and Policies of the Plan have been amended to respond to new circumstances, special studies, new technology and changes in state land use regulations. This document contains the latest revisions to the Comprehensive Plan to reflect changing conditions brought on by growth within the Redmond Urban Area. It covers a 20+ year planning period that ends in the year 2020. This time frame was used to satisfy state requirements for evaluating a 20 year need for some land uses and because it is the outside limit for reasonable planning forecasts. The Plan contains a Vision of Redmond in the Year 2020. It forecasts population and economic growth to the year 2020, and establishes land use categories and plans for this growth. The City of Redmond's Comprehensive Plan and land use regulations were adopted as follows: 1. Comprehensive Plan, Ordinance No. 513 (11-9 - 79) 2. Zoning Ordinance, Ordinance No. 529 ( 9 - 9 - 80) 3. Historical Ordinance, Ordinance No. 31 ( 9-9 - 80) 4. Site and Design, Ordinance No. 555 ( 7-14-81) 5. Subdivision Ordinance, ordinance No. 563 (12-1 - 81) 6. Sign Ordinance, Ordinance No. 564 (12-15-81) 7. Canyon Plan, Ordinance No. 564 (12-15-81) 8. Tower Ordinance, Ordinance No. 601 (12-11-84) 9. Transportation Plan, Ordinance No. 607 ( 6-25-85) The City's Comprehensive Plan and implementing ordinances were acknowledged to be in compliance with the statewide planning goals on March 20, 1981. The following amendments have been made to the Redmond Comprehensive Plan and Comprehensive Plan Zoning Map. 1. Ordinance No. 551 ( 5-26-81) 2. Ordinance No. 553 ( 8-11-81) 3. Ordinance No. 562 (11-10-81) Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 5 THE PROCESS The review and updating of the Redmond Urban Area Comprehensive Plan had several phases: surveying community values; identifying key community strengths and weaknesses; reviewing trends; creating probable scenarios for the community if (1) no changes were made; and, (2) changes were made; creating a community vision for Redmond in the year 2020; identifying goals; developing policies; reviewing buildable land within the urban area; and, making changes to the Redmond Urban Area Comprehensive Plan Map. The following community strengths and weaknesses were identified in a community survey conducted in 1995. Key Strengths Clean fresh air Panoramic views The Redmond Dry Canyon In -town parks Small town feeling; friendliness Roberts Field - Redmond's Municipal Airport Older neighborhoods with diverse landscaping and architecture Mature street trees downtown A diversifying economy Highways which add great access and distribution opportunities A large reserve of industrial lands The canal, which could provide a cross-town corridor for pedestrian and bike use Key Weaknesses Bicycle and pedestrian unfriendly town Miles of one block wide strip commercial development Monotonous looking residential development which looks like "suburbia" Lack of landscaping in new neighborhoods which makes for "sterile" looking neighborhoods Overhead power lines, especially downtown Lack of alternate route/bypass creates congestion downtown Lack of parking downtown Existing trees are not protected from removal Current zoning creates a need to drive to services No public transportation Increase in crime Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 6 TRENDS National, state, regional and local trends that will likely have a major impact on the Redmond area over the next 20+ years were examined'. These in turn provided a base of information for the community to make informed choices about the future. National Trends Growing and aging population Increasing social and cultural diversity Advances in science, technology and telecommunications Shifting from a manufacturing to a service economy Shifting from a domestic to a global economy Growing political and institutional "decentralization" Shifting of financial burden to local governments Regional Trends: Western United States Fastest growing region of the country Highest level of population in -migration (people moving in) Fastest growing youngest (1-5 years) and oldest (65+ years) groups Highest rate of "metropolitanization" (migration to urban centers) Strongest links to Pacific Rim trade economy Most dramatic changes in workforce (more women and minorities) Increased environmental threats (air quality, water quality/supplies, natural habitats) State of Oregon Trends Growing, aging, diversifying population Increasing school age population (through 2010) Economic restructuring (relative decline of resource industries) Job displacement and retraining needs Growing demand for skilled workers Increasing societal disintegration and crime rates Increasing need for social services and intervention Increased land -use conflicts Local Trends within the Redmond area Continued rapid population growth for the foreseeable future Older population will grow relatively larger Population expected to triple by the year 2020. Net migration into the area will continue to be from urban areas in California, Oregon and Washington. , 3 Sources: Steven Ames Planning, World Watch Institute, WestTrends (Western Region, Council of State Governments), Oregon Commission on Futures Research, Oregon Economic Development Department, David Pearce Snyder, Snyder Family Enterprises, Trends Research Institute Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 7 CREATE A COMMUNITY VISION In the process of "visioning" Redmond in the year 2020 a list of 94 vision statements were developed. These ideas originated in a community -wide vision workshop in 1996 and were then reviewed and refined by the Redmond City Council, the Redmond Urban Area Planning Commission and the Vision 2020 Committee. Urban Form and Community Design 1. The Urban Growth Boundary has been expanded only to satisfy growth and transportation within state mandates. 2. Minimum densities are established to require development at greater densities. Maximum densities are established to maintain livability in neighborhoods. 3. Small pedestrian -friendly commercial services are located within residential neighborhoods. 4. Design and uses in neighborhood commercial districts assure compatibility with surrounding neighborhoods. 5. Sidewalks with landscape strips next to the curb exist along Highway 97. 6. The downtown business area and all residential areas are connected with pedestrian and bicycle paths to the Redmond Canyon. 7. Distinctive gateway features are developed at the four highway entrances. 8. Permanent public art is displayed throughout the City. 9. An ordinance regulates sign size and design. 10. The historic design of downtown is maintained. 11. Billboards are eliminated. 12. The canal system is used as open space with public access for bicyclists and pedestrians. 13. Landscaping for all new development is required: residential, commercial and industrial. 14. The Urban Renewal District has been used in developing a downtown plan. 15. Utilities are retrofitted to be underground throughout the city, but particularly in the downtown neighborhood. 16. Shielded decorative street lighting is installed in both commercial and residential neighborhoods. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 8 fe V 6 17. Alleys are an option in some new residential areas, creating better streetscapes by providing rear access and backyard parking. 18. Community gardens have been developed throughout the city. 19. Design standards have been strengthened for all commercial and industrial buildings, improving their appearance and their neighborhoods. Transportation 20. The Highway 97 alternate route is built. 21. "Old" stretch of Highway 97 has landscaping and turn lane strips for local traffic. 22. There are vehicle access points to the canyon, including the Maple Avenue street crossing. There is parking at some of the access points. 23. Off street parking is provided near downtown. 24. Downtown is pedestrian and shopper friendly due to improved parking and multi -transport type facilities. 25. Some local service streets which move only local traffic are built to narrower street widths with consideration given for adequate parking. 26. Landscape strips and street trees are planted next to curbs in public right-of-ways throughout the city. 27. Road right-of-ways for future roadway expansions and new road construction have been protected through setbacks and advance right-of-way acquisitions by the City. 28. The Bikeway Master Plan has been fully implemented. 29. Public transit in Redmond and other Central Oregon cities is available. 30. A park and ride program exits in Redmond. 31. Passenger rail service exists in Redmond. 32. A continuous road network is built near the edge of Redmond's Urban Growth Boundary with adequate linkages to city arterials and collectors. 33. A parallel runway has been built at the airport. 34. The street grid system is implemented. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 9 35. Frontage roads are used for access to strip development when needed for safety reasons. 36. Good access exists from the alternate Highway 97 route to downtown. 37. Through truck traffic is routed out of downtown. Public Facilities and Infrastructure 38. A second swim center has been built ( in a neighborhood or in a larger recreational area). 39. A park with a youth recreation area has been built as part of an expansion of an existing facility or as a new center of activities such as tennis, swimming, rollerblading, biking. 40. A museum (e.g. a High Desert Museum satellite) is in the Canyon. 41. New development is served only with underground utilities. 42. Converting overhead utilities to underground is a priority in the downtown area. 43. The North County COCC campus has been built near the Airport. It has grown in line with community and industry training and education needs. 44. A City/County/State government services facility provides a unified one-stop shop in a campus -like setting. 45. Advanced telecommunications infrastructure is in place in most community facilities and available to homes. 46. A comprehensive waste reduction/recycling center is located in Redmond. 47. The Fairground has multiple activities and facilities as well as a conference center for meetings and conventions. 48. Treated effluent is used in water features throughout the City. 49. Adequate medical emergency and fire facilities have been strategically located in relation to urban growth. 50. The City and the Redmond School District have identified future school sites prior to urban development. 51. Public schools are development within neighborhoods. 52. Public schools serve as multi -use community centers for families, adults and kids. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 10 Z 6 Commercial and Industrial Lands, Development & Jobs Commercial 53. A variety of parking options exist, including small parking lots and bicycle/motorcycle parking. 54. Residential units are permitted above commercial and industrial uses in certain areas. 55. The downtown core is lively, has outdoor cafe seating and pedestrian walking is the norm 56. The historic character of the downtown core has been maintained and enhanced through historic renovation and restoration. 57. Some areas between the downtown core and the Canyon have mixed uses. 58. "Big box" commercial developments comply with presentation guidelines. 59. Convention center and hotel development has occurred near the airport. Industrial 60. An industrial park campus zone is established and serviced. 61. There is a 10 -year supply of affordable industrial land. Jobs 62. A full range of industrial districts has been created. 63. The development process is streamlined. Housing and Neighborhoods 64. Mixed housing types, including single family, multi -family and secondary dwelling units ("granny flats") are built within neighborhoods. 65. Some garages are now accessed from alleys and some garages are set back further than the house on the lot, creating a streetscape not dominated by garages. 66. Incentives are in place to promote infill residential development which increases density. 67. Affordable housing that retains its value over time is developed. 68. Affordable housing, including mobile home parks and subsidized housing, is within the Urban Growth Boundary. 69. The County and the City have flexible standards, permitting smaller lot sizes and smaller houses within the Urban Growth Boundary. 70. Recycling centers have been decentralized with satellite stations within neighborhoods. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 11 71. Older neighborhoods have been preserved and revitalized. 72. Transit stops are built in neighborhoods. Parks, Recreation and Open Space 73. Parks are located throughout the greater Redmond area providing a variety of park activities. 74. Juniper Golf Course is operating somewhere. 75. Redmond is designated an "arbor city". A tree planting, education program and protection of mature trees is in effect. 76. A joint City/Bureau of Land Management interpretative center at the Redmond Caves is open to the public. 77. Trails in the Redmond Canyon and along the canal are used. 78. Redmond parks and Central Oregon Parks and Recreation District are responsive to the needs of the community and are cost effective. 79. Development of the " old " fairgrounds includes a city park and public facilities. 80. A centrally located downtown park plaza, including public restrooms, has been developed. 81. The Redmond Canyon has been developed in accordance with the Canyon Master Plan, which has a Maple Street crossing touching the grade of the canyon. 82. Ray Johnson Park has been relocated from its former site on Highway 97. 83. Appropriate public lands are preserved for recreation. 84. The Bureau of Land Management's available lands are integrated into greater Redmond's park and recreation planning. 85. There is a neighborhood park within walking distance of every home. 86. The park system includes: mini -parks, neighborhood parks, community parks, regional parks, and special use parks. 87. Redmond has a significant park water feature. 88. The City identifies and acquires sites for parks through the subdivision process. 89. Parks throughout Redmond have structures for public gatherings. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 12 90. Parks and schools are linked to neighborhoods with trails. The " Old Fairgrounds " Site on Highland Avenue 91. The "old" Fairgrounds has a transition "mixed use" zone between the C-2 and R-5 zoning. 92. The canal within the "old" fairgrounds site has been diverted, creating a water feature within the site. 93. Critical street connections (re 9th Street) to the "old" fairgrounds have been maintained, providing through traffic circulation and access. 94. Open green space exists on the 'old" fairgrounds site. IDENTIFY GOALS AND DEVELOP POLICIES Goals and policies were developed for the City in these areas: Urban Form and Community Design Housing and Neighborhoods Commercial/Industrial Land Development and Jobs Parks, Recreation and Open Space Historic and Cultural Resources Transportation Public Facilities and Infrastructure REVIEW BUILDABLE LANDS All lands within the Redmond Urban Growth Boundary were studied to determine if there are adequate supplies of residential, commercial, industrial, public facilities, and open space lands to support the 35,845 persons projected to be living here by the year 2020. Chapter 3, Housing and Neighborhoods, and 4, Commercial and Industrial Lands, Development and Jobs provide a detailed analysis of land needed within the UGB during the planning period, 1999 to 2020. MAKE CHANGES TO THE REDMOND URBAN AREA COMPREHENSIVE PLAN MAP To insure that the inventory of residential, commercial, industrial, public facilities and open space lands are available for development during the next 20+ years changes were made_ to the Redmond Urban Area Comprehensive Plan Map. IMPLEMENTATION The Redmond Urban Area Planning Commission and the Redmond City Council will be working over the next few years to set the action steps necessary to implement the Goals and Policies in motion. 'This category was considered an area of concern at the time of the visioning process. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 13 Chapter 3 URBANIZATION ELEMENT REDMOND URBAN GROWTH BOUNDARY The Redmond Urban Growth Boundary (UGB) includes land within the city, and selected land surrounding the city that is committed to and/or planned for future city growth, the development of which is likely to require the extension of city services. Establishment and amendment of UGB's are based upon the following Goal 14 factors: 1. A demonstrated need to accommodate long-range urban population growth requirements consistent with Land Conservation and Development Commission (LCDC) goals; 2. A need for housing, employment opportunities and livability; 3. The orderly and economic provision of public facilities and services; 4. The maximum efficiency of land uses within, and on the fringe of the existing urban area; 5. The environmental, energy, economic, and social consequences; 6. The retention of agricultural land as defined, with "Class I" having the highest priority for retention, and "Class VI" having the lowest priority; and, 7. The compatibility of proposed urban uses with nearby agricultural activities. DEVELOPMENT WITHIN THE UGB The planning and development in Redmond, to date, has created a development pattern that provides rather clear divisions between different land uses. The Burlington Northern railroad track runs through Redmond in a north -south direction. Industrial and airport related uses have developed almost solely on the east side of the tracks. Retail and service commercial uses have developed primarily west of the railroad tracks and along the two major highways (U.S. 97 and 126) which intersect west of the tracks. Some small areas of residential housing have also been developed east of the railroad tracks but the majority of residential development has occurred west of Highway 97 and north and south of Highway 126. Therefore, schools and public facilities serving residential areas have been developed and committed on the west side of the community. A major objective of this Plan is to establish residential areas that are safe, convenient, and attractive places to live which provide a maximum range of residential choices. Public uses such as schools, parks, and semi-public uses such as churches, golf courses, or tennis clubs can add variety to the residential development pattern. However, these kinds of uses should be carefully sited both in terms of traffic circulation and their relationship to their immediate neighbors. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 14 Public facilities such as fire stations or community buildings also can and should be functional parts of residential neighborhoods. Through careful siting and design they can be blended into the residential pattern and, at the same time, provide their essential services to the community. Street trees can add beauty, character, charm, and shade to any section of the area, and are particularly valuable in residential areas. Many of the existing sections of the City have mature street trees, and these trees contribute to the value and long-range stability of these areas. A tree planting program is encouraged in established parts of the community which are without trees, and provisions should be made to insure the planting of trees in all new developments. In addition, insofar as possible, existing mature trees on undeveloped properties should be preserved as development occurs. The preservation of the area's native vegetation in new subdivisions can greatly enhance the livability of these areas and retain some of the natural charm of the area. FINDINGS 1. The data and inventory developed provide the basis for UGB and urban development. 2. An annual growth rate of at least 5 percent should be used for planning purposes; and thereof, the projected population for the UGB area is 23,093 for the year 2000. (Amended by Ordinance 528, 9-9-80) 3. Deschutes County is the fastest growing county in Oregon. The Redmond growth rate has exceeded the county rate for the past seven years. 4. This growth phenomena is not clearly understood, but many people are attracted to this area by the pleasant environment and opportunities for outdoor recreation. 5. The Portland State University forecast is much too conservative. This forecast shows a city population of 8,858 and an urban area population of 11,540 by 2000. The forecasted growth rate was less than 3 percent per year. 6. On the other hand, a continuation of the present growth rate, in excess of 6 percent, shows a city population slightly in excess of 21,370 and a planning area population of 28,635 by the year 2000 A.D. 7. Absolute population projections are not attainable; close monitoring and continual analysis of growth and potential, therefore, are deemed necessary. 8. The current and previously adopted comprehensive plans for the Redmond Urban Area have maintained that the location of already established airport, railroad, industrial, commercial service and residential areas are unique in comparison with many communities in that industry and major air and rail facilities are located in the eastern portion of the planning areas and are somewhat separated from commercial service and residential areas to the west. It is held that this unique land use pattern, in the Redmond Urban Area, has a distinct planning advantage from the standpoint of traffic safety, convenience, public services, land use relationships, economics and various environmental characteristics. Opening up areas to the east for new residential development, however, should be considered. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 15 9. The northeast corner of the urban growth boundary includes 212 acres of land east of the railroad tracks planned for residential use. The land was included as urbanizable land because it is contained within the EPA sewer service boundary. The area is already divided into six parcels, five of which are forty acres or less in size and only a small percentage of the land is agriculturally utilized for pasture. The land is necessary for estimated residential land needs and the area is in close proximity to commercial services, the hospital and job locations. Further, water pressure in that area is better than most other areas in Redmond. The cost of providing public utilities to the area will initially be expensive due to the railroad that must be crossed. (Amended by Ordinance 528, 9-9-80) 10. Some of the agricultural lands in the western portion of the planning area have already been developed or are committed to urbanization in compliance with current comprehensive plan goals and objectives. 11. Land use plans and the development of certain agricultural and nonagricultural lands in the western portion of the planning area have resulted in traffic patterns which need to be extended and improved in a logical manner for proper circulation. 12. The Redmond High School was located in the western portion of the planning area to implement the previous comprehensive plan and to better serve the existing and anticipated urban residential areas located in said area. 13— Sewer and water services have previously been planned for and are being provided to much of the area on the west side of the planning area. Except, for the committed airport and related industrial area thereof, most of the eastern portion of the planning area is not within the current EPA approved sewer boundary, however, extension of such is feasible even though expected to be more costly. 14. Land values, public and private commitments and transportation systems that have been based on the previous comprehensive plan, must be considered. 15. Development of the east side would result in some increase of congested east -west and north -south traffic conditions due to railroad crossings, but would result in shorter travel distances to commercial service areas and areas of employment. 16. In terms of geographical location, safety of traffic movement functions, distance to service areas and schools, the continued implementation of the major land use separations in the previous comprehensive plan will result in better compliance with energy efficiency and economic goals and policies. 17. Major shopping areas in the Central Business District (CBD) and along Highway 97 are conveniently located for east -west accessibility. There are adequate transportation facilities from the eastern portion to accommodate expanded residential traffic to and from the CBD. 18. Air quality, noise and mixed traffic conditions resulting from industrial areas in the southeastern portion of the planning area, would not be compatible with residential development in that area. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 16 19. Future industrial development potential could be restricted by additional residential development in the southeastern portion of the planning area. 20. The previous comprehensive plan for the area has maintained and implemented one major residential area on the west side of the planning area. Promotion of urban residential development in the eastern portion would create another major planning area in which to provide services, although, such would also be required for non-residential development. 21. Sufficient land is provided within the UGB to accommodate projected growth and at the time allow some flexibility in the market place. 22. Existing separation of differing land uses is desirable and should be maintained. 23. Past development decisions and commitment must be accommodated where consistent with objectives and LCDC Goals & Guidelines. 24. Some degree of stability and predictability must be provided by fixing UGB, which should not be changed without careful consideration of direct and indirect effects thereof. 25. Urban sprawl is undesirable. 26. Orderly, phased growth from the center of the community without leap frog type growth is to be encouraged. 27. Lands outside the UGB are not available for urban development. 28. Cooperation between the City of Redmond and Deschutes County is essential, if the Plan is to be effectively implemented. 29. The final decision on development requests must rest on the City or County as follows: 1. Within the City limits - the City of Redmond. 2. Outside the City limits, but within UGB - the County after consultation with the City, and jointly where feasible. 3. Outside UGB, but within Area of Influence - the County after consultation with the City. 30. Urban development priority factors are necessary. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 17 Chapter 4 HOUSING ELEMENT BUILDABLE RESIDENTIAL LAND INVENTORY REQUIREMENTS To insure that there is sufficient land within the urban area for housing an additional 20,646 persons by the year 2020 an analysis of the City's residential lands and housing needs was conducted. This analysis addresses the state residential lands and housing requirements of Oregon Revised Stature 197.296 that the City provide: Enough buildable land to accommodate the 20 -year housing need inside the urban growth boundary (UGB). 2. For the variety of housing types that match up with the expected needs of the future Redmond residents. In order to determine if the City has adequate land available for the future housing needs of the 20,646 new residents who will be living within the Redmond UGB by the year 2020 an inventory of buildable land was compiled. METHODOLOGY The methodology is one suggested by Planning for Residential Growth: A Workbook for Oregon's Urban Areas produced by the Transportation and Growth Management Program (TGM) of the Oregon Department of Transportation (ODOT) and the Oregon Department of Land Conservation and Development (DLCD). The most current demographic information available for the City, and where this was not available, for Deschutes County, was used. The rapid population increases and shifts which are happening in Redmond are occurring throughout Deschutes County. Information on all residentially zoned lands within the Redmond UGB was collected from the Deschutes County GIS, the City of Redmond CADD program, the Deschutes County Assessor's Records, tax maps, City and County building permit logs, Site & Design permits, and field verifications. Redmond has numerous lots which have multiple zoning, i.e. part of the lot may be residential and part may be Open Space Park Reserve. When this occurs it is referred to as "split zoning". Through the City's Public Works Department's CADD program all lots with "split zoning" were identified and acreages were calculated for the respective zones. (This information does not exist in either the Deschutes County Assessor's records or the Deschutes County GIS program). 5 Residential uses are allowed in the commercial and industrial zones. This has not been calculated as residential land for the proposes of this analysis because the primary uses in these zones are commercial or Industrial. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 18 All residential lands were then categorized as either gross fully vacant land, partially vacant land or redevelopable land. Gross fully vacant parcels are parcels without buildings, whereas partially vacant parcels have improvements on part of the property, but the remainder of the property, exceeding at least one-half (Y2) acre, has none. The following steps were then completed to develop an inventory of buildable land. Unbuildable residential acres were subtracted from total vacant acres to determine gross buildable vacant residential acreage. According to the State's definition, unbuildable acres include vacant acres: A. In the 100 -year flood plain in communities were development is not permitted in this area. B. In other hazard areas (e.g. severe landslide potential); C. With slopes over 25 percent; D. In the flood way; E. In Goal 5 resource protection if these areas are prohibited from development by the comprehensive plan. Based on this definition Redmond has no unbuildable acres within the Redmond UGB. Land with slopes over 25% have been either built or filled; no flood plain or hazard areas exist within the UGB; and there are no areas where Goal 5 protection prohibits development. 2. Acres needed for public facilities were identified and then subtracted from the total of gross vacant lands. A. Thirty-one percent (31 % or 611 acres) of the gross buildable vacant acreage was subtracted forfuture roads, parks, well sites and sewer treatment facilities. The City of Redmond adopted its Public Works Standards and Specifications requirements in 1995, as part of these standards and specifications, certain right-of-way widths were required in order to achieve the goals and objectives of the City's Transportation Element of its Comprehensive Plan. In general, these right-of-way widths are 60 feet for minor arterials and collectors as well as for local grid streets. These Standards and Specifications do allow a 28 foot reduced local grid street within Planned Unit Developments. B. Five percent (5% or 98 acres) of the gross buildable vacant acreage was subtracted for Central Oregon Irrigation District canal right-of-way. This is a unique feature to the City of Redmond because of its location within the boundaries of the Central Oregon Irrigation District. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 19 C. Thirteen percent (12% or 246 acres) of the gross buildable vacant acreage was subtracted for future school sites. 2. Redevelopable acres were added to net buildable vacant acres. Redevelopable acres are developed parcels that are likely to redevelop within the planning period. All properties with building values thirty percent (30%) or less of the total property value (building + land) were identified. Site visits were then made to each of these properties to consider surrounding land uses and the physical property. The following are the land use zones designated by the Redmond Urban Area Comprehensive Plan Map: R-1 Limited Residential Zone R-2 Limited Residential Zone R-3 Limited Residential Zone R-4 General Residential Zone R-5 High Density Residential Zone As of December 31, 1999, 1,426 acres of residentially zoned land were available for development within the UGB. TahlP 1 BUILDABLE RESIDENTIAL LAND INVENTORY - REDMOND UGB DECEMBER 31,1999 Zone & Plan Fully plus equals minus equals plus equals Designation Vacant Partially Gross 48% of Net Redevelopab Net Acres Vacant Buildable the Gross Buildable le Acres Buildable Parcels Vacant Buildable Vacant Acres Acres Acres Acres R-1 52 76 128 62 66 64 130 R-2 380 130 510 249 261 110 371 R-3 232 64 296 145 151 4 155 R-4 583 272 855 418 437 194 631 R-5 92 90 182 89 93 46 139 TOTALS 17339 632 A ,; 1;971 „ 963' 1,008: a.:. 41,8 „ ,1,426_ Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 20 ACTUAL DENSITY AND MIX OF HOUSING 1989 THROUGH 1998 Oregon law requires that the City provide for a variety of housing types that match up with the expected needs of future residents. The planning requirement for needed housing is made of two parts: the mix or types of housing that best matches the forecast population needs; and the cost or affordability of housing that matches the income levels of residents. In order to project future density and housing mix patterns, the density and mix that was created during the ten year period, 1989 through 1998, was reviewed. The City does not have building permit information available before 1989. Therefore, for purposes of this analysis, housing development data was obtained from City and County issued building permits and Site & Design Review approvals for the ten year period, 1989 to 1999, for the following types of housing within the Redmond UGB: 1. Single- family and manufactured housing detached; 2. Manufactured housing units in parks; 3. Multiple or single-family units attached; and 4. Government assisted housing (below market -rate housing). Information was categorized by tax lot, the Comprehensive Plan and zoning designation, the number of housing units of each housing types(s), and the density of each housing type. The densities are net of any public dedications. Private dedications (e.g. common area in a PUD) were included as part of the development site for calculation of density. Table 2 provides density information on residential land development from 1989 through 1998 within the Redmond UGB. Net densities are significantly different for development within the City limits as compared to that on lands outside of the City limits, between the City limits and the UGB. The net density for all residential development, 1989 - 1998, is 6.27 units per acre within the City limits. It is only 1.34 outside the City limits, between the limits and the UGB. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 21 Table 2 DENSITY OF EACH HOUSING TYPE WITHIN UGB 1989 THROUGH 1998 Housing Type Housing Units Net Acres Net Density Percent of Total Single family detached & Manufactured homes on lots 68.9% (Units Per Acre) City Between City Between City Between Limits City Limits Limits City Limits Limits City Limits & UGB & UGB & UGB Single family 1,649 89 310.648 66.441 5.31 1.34 detached & Manufactured Homes on Lots Manufactured 168 0 7.682 NA 21.86 NA housing units in parks Attached units 618 0 70.632 NA 8.75 NA Single-family & Multi -family TOTALS 2,435 89 388:962 66.41 6.27 134 ACTUAL MIX OF HOUSING TYPES 1989 THROUGH 1998 The single family detached stick -built home was the main housing type built during this ten year period. Attached single family and multifamily dwellings comprised almost of 25% of the new dwellings constructed. The mix of these housing types is represented in Table 3. Table 3 HOUSING,MIX :1989 THROUGH' 1`998; - Housing Type Percent of Total Single family detached & Manufactured homes on lots 68.9% Manufactured housing units in parks 6.5% J�ttached units single-family & multi -family 24.6% Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 22 h HOUSING UNITS NEEDED 1999 - 2020 DWELLINGS NEEDED The number of new housing units needed within the Redmond UGB during the planning period 1999 - 2020 is tied to the future population growth and other factors. The City of Redmond and Deschutes County have agreed upon a forecasted population for the urban area of 35,845 persons by the year 2020. Based on the forecast population, a proposed household size of 2.5 persons per household, and a vacancy rate of 3% (which is the 1990 Census rate as well as the current vacancy rate) the total number of new dwelling units needed for the planning period is 8,463. Table 4 NATIONAL, STATE AND LOCAL DEMOGRAPHIC AND ECONOMIC TRENDS AND FACTORS THAT MAY AFFECT THE YEAR 2020 PROJECTION OF STRUCTURE TYPE AND MIX To determine how the projected number of new households will be distributed among different housing structure types during the planning period, 1999 to 2020, it is necessary to analyze factors that will likely influence housing choice in the future (e.g., the decision to buy a single family home as opposed to renting an apartment). Major national and state housing and demographic trends that may affect the 20+ year projection of housing types and mix are summarized below. Sources for this information include Planning for Residential Growth: A Workbook for Oregon's Urban Area • 1998 Regional Economic Profile: Region 10; and a community visioning workshop held in 1996. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 23 DWELLING UNITS NEEDED 1999 - 2020 2020 UGB Forecast Population 35,845 Minus Estimated July 1998 UGB Population (Based on Deschutes County Forecast - 1998) 15,200 Equals New Residents July 1998 - 2020 20,646 Divided by Average of 2.5 Persons Per Household Equals Dwelling Units Needed 8,258 Plus Vacant Units on the Market @ 3% Vacancy Rate 205 Total Dwelling Units Needed 8,463 NATIONAL, STATE AND LOCAL DEMOGRAPHIC AND ECONOMIC TRENDS AND FACTORS THAT MAY AFFECT THE YEAR 2020 PROJECTION OF STRUCTURE TYPE AND MIX To determine how the projected number of new households will be distributed among different housing structure types during the planning period, 1999 to 2020, it is necessary to analyze factors that will likely influence housing choice in the future (e.g., the decision to buy a single family home as opposed to renting an apartment). Major national and state housing and demographic trends that may affect the 20+ year projection of housing types and mix are summarized below. Sources for this information include Planning for Residential Growth: A Workbook for Oregon's Urban Area • 1998 Regional Economic Profile: Region 10; and a community visioning workshop held in 1996. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 23 The cost of developing land will continue to rise, but at more moderate rates than in the 1990's; Attached housing of all types, for both owners and renters, will make up a higher percentage of the housing supply; Traditional detached single family housing will continue to be the main housing type; Manufactured homes, on lots and in parks, will make up a higher percentage of the housing; There will be more demand for smaller homes and more maintenance free yards as the baby boomers move toward retirement; Housing densities will increase. Age of the head of the household is increasing. Aging of the baby boomers is the primary cause of this factor. Greater household age generally indicates a greater propensity toward home ownership. However, home ownership rates decline in the 65 and older age group. Older households also have a tendency to "trade down" to smaller housing types as their children leave the household. Household incomes are generally increasing though they have not kept pace with housing prices or rents. Demand for more affordable housing types will increase as housing costs continue to outstrip income growth. In conclusion, smaller households, older households and higher housing costs are expanding markets for alternative housing and reducing the demand for traditional large -lot single-family development. Housing types which will see greater demand include smaller -lot single-family housing, duplexes, condominiums and zero -lot line houses. There are additional local demographic and economic factors which will influence the demand for housing types. The rapidly expanding economic base in Central Oregon will lead to an increase in younger families and single professionals relocating to the area. This will also lead to a greater need for smaller, more affordable housing types. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 24 Local Demographic Characteristics of the Population Some of the best indicators of housing needs are household size and age of head of household. Household Size The average number of persons living in a dwelling is a useful measurement in forecasting how many dwelling units will be needed from 1999 to 2020. In 1990, the average household size in Redmond was 2.46 persons.s It is forecast to increase slightly to 2.5 persons by the year 2020. Since 1990 Redmond's population characteristics have shifted to include more families and younger people. This assumption is supported by the increase in student enrollment, K-12, in the Redmond School District. Between September, 1989 and September 1998, there was an enrollment increase of 1,351 students. To accommodate these students rooms were added to several existing schools, and a 600 student elementary school and a 600 student middle school were built. The middle school enrollment already exceeds the capacity of this new school. The Redmond School District encompasses 334 square miles. Much of the district is outside the Redmond UGB. This corresponds to the County's forecast population in which non -urban population decreases while population within the urban centers in the County continue to increase. Even through the baby boomer generation will move into retirement toward the end of the planning period and create more one ortwo persons households, Portland State University forecast, July 1993, predicts that an even larger number of baby boomers' children and grandchildren will move into Central Oregon. This surge of younger families will cause the household size in Redmond to increase slightly. Age of Householder According to the 1990 Census approximately 48% of the households in Redmond were headed by persons 25 - 44 years old. Since 1990 it appears that the age of the head of household is increasing. The aging of the baby boomers in the next two decades is the primary cause of this factor. Demographic factors suggest that the largest future increases will be in the 55 - 64 and the over 65 age groups' 6 1990 US Census 7 1998 Regional Economic Profile: Region 10 Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 25 F" L Table 5 Source: 1990 US Census - Redmond City Occupancy Historically, Redmond has had a high percentage of homeowners. Table 6 shows the percentage of owners as compared to renters in Redmond 1990. At that time there were 2,932 housing units in the City of Redmond. Of these, 97% were occupied and 3% were vacant. Of the occupied units, 1,149 (39%) were renter occupied and 1,693 (58%) were owner occupied. Table 6 AGE OF HOUSEHOLDER Age Persons Under25 176 25-34 592 35-44 592 45-54 413 55-64 305 65-74 387 75+ 377 TOTAL 2,842 Source: 1990 US Census - Redmond City Occupancy Historically, Redmond has had a high percentage of homeowners. Table 6 shows the percentage of owners as compared to renters in Redmond 1990. At that time there were 2,932 housing units in the City of Redmond. Of these, 97% were occupied and 3% were vacant. Of the occupied units, 1,149 (39%) were renter occupied and 1,693 (58%) were owner occupied. Table 6 Source: 1990 US Census - Redmond City Although updated data on these percentages will not be available until after the 2000 Census, the number of families moving into Redmond, the increase of attached housing units built, a relatively large percentage of young persons living in the area, and the livability of the Central Oregon and its attractiveness for continued real estate investment will affect these percentages. A more detailed analysis of housing ownership and rentership is provided in Table 9 which shows the percentage of owners and renters by age groups. Not surprisingly, the majority of younger households are renters. There is a strong ownership pattern for households 35 years and older. As shown in Table 7 home ownership in Redmond was the least among younger households and increases with age until the head of the household reaches retirement age, when home ownership rates decrease until age 75 years. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 26 OCCUPIED HOUSINGUNITS Owner Occupied 1,693 Renter Occupied 1,149 Vacancy 90 Total 2,932 Source: 1990 US Census - Redmond City Although updated data on these percentages will not be available until after the 2000 Census, the number of families moving into Redmond, the increase of attached housing units built, a relatively large percentage of young persons living in the area, and the livability of the Central Oregon and its attractiveness for continued real estate investment will affect these percentages. A more detailed analysis of housing ownership and rentership is provided in Table 9 which shows the percentage of owners and renters by age groups. Not surprisingly, the majority of younger households are renters. There is a strong ownership pattern for households 35 years and older. As shown in Table 7 home ownership in Redmond was the least among younger households and increases with age until the head of the household reaches retirement age, when home ownership rates decrease until age 75 years. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 26 Table 7 Source: 1990 US Census - Redmond City Among the youngest householder age group (15-24 years), over 80% of households were renters in 1990. Householders ages 25 - 34 years also had large rental rates, with 57% of such households renting their housing. Householders aged 35-44 and 45-54 had approximately 64-69% homeownership. For older householders aged 55-64, 74% owned their own home. This rate declined to about 69% for households at retirement age and then increased again to 73% for household heads over 75 years of age. Income The rising per -capita and household income levels in the 1990's helped keep housing costs at reasonable levels. In 1997, the Department of Housing and Urban Development estimated the median family income in Deschutes County was $38,900. The Deschutes County 1995 per -capita income was $21,212. This was the 5`h highest ranked county in the state for per capita personal income and is above that of three of the state's four metropolitan areas: Medford ($19,746), Salem ($19,154), and Eugene ($19,917). This tends to debunk the popular notion that Deschutes County's rapid job formation has been dominated by low-wage, part-time jobs created by tourism/recreation development.$ A key factor in providing incomes to match the ever increasing cost of housing is a strong local economy with a mix of jobs. The Comprehensive Plan seeks to continue Redmond's economic growth and job base forfuture residents by providing sufficient industrial land for manufacturing, professional services, technology and other primary jobs that provide the backbone of family -wage jobs. Table 8 shows the correlation of income with the age of householder. Younger households (15-34) had 28.5% of the population in the Very Low, Low and Mid income groups while householders age 35 to 54 had slightly lower percentage, 24.3%, of the Very Low and Low income groups. Householders in the 35-54 age range had 55.4% of households in the 81998 Regional Economic Profile: Region 10 Comprehensive Plan Addendum Adopted by City Council May 22, 2001 . AGE OF HEAD OF HOUSEHOLD BY TENURE Age of Householder Percent Owners Percent Renters 15-24 42(20%) 172(80%) 25-34 268(43%) 359(57%) 35-44 371(64%) 206(36%) 45-54 241(69%) 107(31%) 55-64 222(74%) 79(26%) 65-74 277(69%) 127(31%) 75+ 272(73%) 99(27%) Source: 1990 US Census - Redmond City Among the youngest householder age group (15-24 years), over 80% of households were renters in 1990. Householders ages 25 - 34 years also had large rental rates, with 57% of such households renting their housing. Householders aged 35-44 and 45-54 had approximately 64-69% homeownership. For older householders aged 55-64, 74% owned their own home. This rate declined to about 69% for households at retirement age and then increased again to 73% for household heads over 75 years of age. Income The rising per -capita and household income levels in the 1990's helped keep housing costs at reasonable levels. In 1997, the Department of Housing and Urban Development estimated the median family income in Deschutes County was $38,900. The Deschutes County 1995 per -capita income was $21,212. This was the 5`h highest ranked county in the state for per capita personal income and is above that of three of the state's four metropolitan areas: Medford ($19,746), Salem ($19,154), and Eugene ($19,917). This tends to debunk the popular notion that Deschutes County's rapid job formation has been dominated by low-wage, part-time jobs created by tourism/recreation development.$ A key factor in providing incomes to match the ever increasing cost of housing is a strong local economy with a mix of jobs. The Comprehensive Plan seeks to continue Redmond's economic growth and job base forfuture residents by providing sufficient industrial land for manufacturing, professional services, technology and other primary jobs that provide the backbone of family -wage jobs. Table 8 shows the correlation of income with the age of householder. Younger households (15-34) had 28.5% of the population in the Very Low, Low and Mid income groups while householders age 35 to 54 had slightly lower percentage, 24.3%, of the Very Low and Low income groups. Householders in the 35-54 age range had 55.4% of households in the 81998 Regional Economic Profile: Region 10 Comprehensive Plan Addendum Adopted by City Council May 22, 2001 . High and Very High income groups. Households in the 55-64 age group had 26.3% of the highest incomes, and only 0.1 % percent of household in the Low income group; 19.8% percent of these households were in the Very High income group. Households with the householder beyond retirement age, 65+ years, had the lowest income levels, with 42.5% of these households in the Very Low and Low income categories. It should be noted that these households tend to be "cash poor and equity rich" meaning they have high home ownership rates, and have frequently paid off their mortgages. Thus, the reduced income these post-retirement households have does not necessarily translate into housing affordability problems. Table 8 AGE OF HEAD OF HOUSEHOLD BY INCOME,11990, Age Very Low <$10,000 Low $10,000 - $14,999 Mid $15,000 - $24,999 High - Mid $25,000 - $34,999 High $35,000 - $49,000 Very High + $50,000 Total 15-24 58 63 30 29 24 7 211 25-34 74 54 164 148 85 39 564 35-44 55 50 119 158 187 102 671 45-54 55 30 68 51 96 88 388 55-64 49 40 64 39 45 j 68 305 65+ 228 160 191 98 73 39 789 TOTAL 519 397 636 523 510 343 1 2,928 Source: 1990 US Census - Redmond City AFFORDABILITY OF HOUSING The ability of future residents to afford housing must be considered in planning for the amount and type of residential land from 1999 - 2020. The dramatic growth in population and the subsequent demand for housing plus the financial resources of new residents to the area and increasing income levels has increased housing costs quickly. The State defines "affordable housing" as housing for which persons or families pay 30 percent or less of their gross income for housing, including necessary and essential utilities. (Oregon Revised Statute 456.055) Although housing costs in Redmond have increased dramatically since 1990 neitherthe absolute costs, northe housing costs relative to income was significantly different from other parts of Deschutes County. HOUSING AFFORDABILITY AMONG INCOME GROUPS Table 9 illustrates the income groups in the City of Redmond in 1990, the percentage of total households that each income group represents, and the type of housing which is financially attainable by each group. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 28 Table 9 HOUSEHOLDS BY INCOME GROUP AND TYPE OF FINANCIALLY ATTAINABLE HOUSING Income Household % of Total Financially Attainable Housing Group Income Households Range Very Low <$10,000 17.73% Multifamily, Manufactured Homes in parks, subsidized Housing Low $10,000- 13.56% Attached Single & Multifamily, $14,999 Manufactured Homes in parks Mid $15,000- 21.72% Single Family, Manufactured Homes $24,999 on lots, Attached Single & Multifamily, Manufactured Homes in parks High Mid $25,000- 17.86% Single Detached on Smaller Lots, $34,999 Attached Single & Multifamily, Manufactured Homes in parks High $35,000- 17.42% All housing types $49,999 Very High +$50,000 1 11.71% All housing types Source: Planning for Residential Growth: A Workbook for Oregon's Urban Areas Appendix C COST OF HOUSING Owner Occupied By 1999 the median sales price of a single family home in Redmond was $105,725.00, whereas the average selling price for a single family home was $113,837.00. Table 10 MEDIAN SALES PRICE�OF ASINGLE FAMILY�'HOME-JUNE1.;1999. Redmond Bend Sisters 1 6/1/99 $105,725 $134,000 $243,0009 Source: Central Oregon Regional Housing Authority, June 1999 publication and Central Oregon Multiple Listing Service 9 Includes Black Butte Ranch and surrounding area. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 29 Table 11 AVERAGE SALES PRICE OF A SINGLE FAMILY HOME - JUNE 11 1999 Redmond Bend Sisters 6/1/99 $113,837 $162,163 $271,02310 bource: Central Oregon Kegional Housing Authority, June 1999 publication and Central Oregon Multiple Listing Service The most recent published information regarding median mortgage cost is contained in the 1990 census. To update this information approximate mortgage costs for a $105,725 home (the median sales price of a home in Redmond in 1999) were calculated to be $741.40 per month based upon the following assumptions: $105,725 purchase price 30 Year Conventional Loan 7.5% Interest 20% Down Payment $150 per month cost for taxes and insurance Based on the Deschutes County 1997 median family income of $38,900, monthly house payments of $741.40 represent 23% of the gross income, excluding utilities. Thus, the median income for Deschutes County seems to be more than adequate to purchase the median single family home in Redmond within the 30% "affordability" definition set out in Oregon Revised Statute 456.055. Renter Occupied The rental market includes all types of dwellings: single family homes, duplexes, triplexes, fourplexes, apartments, and manufactured homes in manufactured home parks. The 1990 median monthly gross rent in the City was $380.00. No updated figures for median monthly gross rents are available. Although median and average rents are not the same, figures for average monthly rental costs are illustrated in Table 12. 10 Includes Black Butte Ranch and surrounding area. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 30 Table 12 AVERAGE MONTHLY RENTS Redmond Bend 2 bedroom apt $461 $511 Home $558-$705 $564-$793 Source: Central Oregon Regional Housing Authority, June 1999 publication and Central Oregon Multiple Listing Service Rental figures for Sisters are not included because the response from rental managers or owners was too small to be representative. Low and Moderate Housing Since 1990 both the public and private sectors sought to make sure housing for low and moderate income families and individuals was available within the Redmond urban area. A variety of public and private partnerships, private investments, and public housing developments led to the creation of eighty-eight housing units for low and moderate income individuals and families." Apartment units built to provide housing to low and moderate income families and individuals since 1990 are shown in Table 13. In addition to these apartment units two HUD Programs are available in 1998 to 192 households in the Redmond community, as follows: Section 8 Program 173 Very Low Income Households Public Housing 19 Very Low Income Households 16 Elderly/Disabled Households 3 Family Households I l "Person of lower income" and "family of lower income" means a person or family who cannot obtain in the open market, decent, safe and sanitary housing, including the costs of utilities and taxes, for 25% of the gross income of such person or family. Oregon Revised Statute 456.055. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 31 r 1p Table 13 APARTMENT UNITS BUILT SINCE 1990 Apartment Type Units Wintergreen Apartments Subsidized 24 family units Stoneybrook Apartments Section 42: Tax Credit 40 low and moderate income rents Reindeer Meadows Apartments Tax Credit project 24 elderly units TOTAL UNITS 88 THE CHANGING MIX OF HOUSING 1999-2020 Housing needs in the future will not be the same as those needed prior to 1999. The changing demographics within the communitywill lead to a variety of housing choices such as smaller single family homes, less yard area, more manufactured homes in parks, an increase in single family attached dwellings, and a greater demand for rental housing. Detached single family homes will always be in strong demand. As the baby boomers reach retirement age a greater desire for smaller homes and lots will be created and there will be more interest in manufactured homes and attached dwellings. Manufactured housing will become an option for the younger as well as the older householder. The percentage of manufactured homes will increase in the community. Multifamily and attached single family housing is expected to provide a greater percentage of the future housing market. Younger workers and families will be attracted to attached single family homes - duplexes, triplexes, fourplexes - as well as to apartments. Table 14 illustrates the future mix of housing that will be needed during the planning period. The number of dwellings that will be needed is 8,463. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 32 Table 14 MIX OF HOUSING TYPES NEEDED 1998 - 2020 8,463 Needed Dwelling) Single Family Percent of Total Total Homes per Acre Net Acres Detached & Homes Needed 1989- 1999- 1989- 1999- 1999 2020 Homes on lots 1999 2020 Stick Built & 68.9% 60% 5,078 5.31 5.6 906 Manufactured 5% 423 (for the 6.3 67 Homes combined on lots housing types) Manufactured in 6.5% 5% 423 21.86 10 42 park Multifamily and 24.6% 30% 2,539 8.75 10 254 Attached Dwellings of All Types TOTAL 100% 100.7%8,463 NA I NA 1,269 There are 157 acres more than are required to accommodate the future 8,463 dwelling units needed for an urban area population of 35,845 persons if the housing mix is built as proposed in Table 15. Table 15 ir NEEDED & BUILDABLE RESIDENTIAL ACRES IN THE UGB Acres Single Family Manufactured Multifamily TOTAL Detached & Homes in Dwelling Units ACRES Manufactured parks Homes on lots Acres needed to 973 42 254 1,269 2020 Net Buildable acres as of 12/31/99 1,426 RESIDENTIAL ZONES The Comprehensive Plan has five residential land use categories that are described in Table 16 and are shown on the Comprehensive Plan Map. These categories provide for the variety and choice in housing types, lot sizes, and locations to meet the existing and future housing markets. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 33 P j Table 16 HOUSING TYPES AND DENSITIES, ALLOWED, Land Use Zone Minimum Lot Gross Uses Allowed Category General Residential Zone Requirements Minimum Outright (0) Density Conditionally (C) Limited Residential R-1 No changes 1.1 to 2.2 To be completed Zone units per gross acre Limited Residential R-2 SF 8,000 sf 3.5 to 10 units To be completed Zone Duplex 9,000 sf per gross acre MF 4,000 sf Limited Residential R-3 SF 6,500 sf 4 to 12 units To be completed Zone Duplex 7,500 sf per gross acre MF 3,500 sf General R-4 SF 5,000 sf 6.5 to 15 units To be completed Residential Zone Duplex 6,000 sf per gross acre MF 2,500 sf High Density R-5 SF Not 10 to 40 units To be completed Residential Zone Permitted per gross acre Duplex 5,000 sf MF 2,000 sf FINDINGS 1. The following are the land use zones designated by the Redmond Urban Area Comprehensive Plan Map: R-1 Limited Residential Zone R-2 Limited Residential Zone R-3 Limited Residential Zone R-4 General Residential Zone R-5 High Density Residential Zone 2. As of December 31, 1999, 1,426 acres of residentially zoned land were available for development within the UGB. 3. Oregon law requires that the City provide for a variety of housing types that match up with the expected needs of future residents. The planning requirement for needed housing is made of two parts: the mix or types of housing that best matches the forecast population needs; and the cost or affordability of housing that matches the income levels of residents. 4. Net densities are significantly different for development within the City limits as compared to that on lands outside of the City limits, between the City limits and the UGB. The net density for all residential development, 1989 -1998, is 6.27 units per acre within the City limits. It is only 1.34 outside the City limits, between the limits and the UGB. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 34 5. The single family detached stick -built home was the main housing type built during this ten year period. Attached single family and multifamily dwellings comprised almost of 25% of the new dwellings constructed. 6. The City of Redmond and Deschutes County have agreed upon a forecasted population for the urban area of 35,845 persons by the year 2020. Based on the forecast population, a proposed household size of 2.5 persons per household, and a vacancy rate of 3% (which is the 1990 Census rate as well as the current vacancy rate) the total number of new dwelling units needed for the planning period is 8,463. 7. The cost of developing land will continue to rise, but at more moderate rates than in the 1990's. 8. Attached housing of all types, for both owners and renters, will make up a higher percentage of the housing supply; 9. Traditional detached single family housing will continue to be the main housing type; 10. Manufactured homes, on lots and in parks, will make up a higher percentage of the housing; 11. There will be more demand for smaller homes and more maintenance free yards as the baby boomers move toward retirement; 12. Housing densities will increase. 13. Age of the head of the household is increasing. Aging of the baby boomers is the primary cause of this factor. 14. Greater household age generally indicates a greater propensity toward home ownership. However, home ownership rates decline in the 65 and older age group. Older households also have a tendency to "trade down" to smaller housing types as their children leave the household. 15. Household incomes are generally increasing though they have not kept pace with housing prices or rents. Demand for more affordable housing types will increase as housing costs continue to outstrip income growth. 16. The average number of persons living in a dwelling is a useful measurement in forecasting how many dwelling units will be needed from 1999 to 2020. In 1990, the average household size in Redmond was 2.46 persons. It is forecast to increase slightly to 2.5 persons by the year 2020. 17. According to the 1990 Census approximately 48% of the households in Redmond were headed by persons 25 - 44 years old. Since 1990 it appears that the age of the head of household is increasing. The aging of the baby boomers in the next two decades is the primary cause of this factor. Demographic factors suggest that the largest future increases will be in the 55 - 64 and the over .65 age groups. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 35 18. Historically, Redmond has had a high percentage of homeowners. In 1990, there were 2,932 housing units in the City of Redmond. Of these, 97% were occupied and 3% were vacant. Of the occupied units, 1,149 (39%) were renter occupied and 1,693 (58%) were owner occupied. 19. Among the youngest householder age group (15-24 years), over 80% of households were renters in 1990. Householders ages 25 - 34 years also had large rental rates, with 57% of such households renting their housing. Householders aged 35-44 and 45-54 had approximately 64-69% home ownership. For older householders aged 55-64, 74% owned their own home. This rate declined to about 69% for households at retirement age and then increased again to 73% for household heads over 75 years of age. 20. The rising per -capita and household income levels in the 1990's helped keep housing costs at reasonable levels. In 1997, the Department of Housing and Urban Development estimated the median family income in Deschutes County was $38,900. The Deschutes County 1995 per -capita income was $21,212. This was the 5" highest ranked county in the state for per capita personal income and is above that of three of the state's four metropolitan areas: Medford ($19,746), Salem ($19,154), and Eugene ($19,917). This tends to debunk the popular notion that Deschutes County's rapid job formation has been dominated by low-wage, part-time jobs created by tourism/recreation development.' 21. Younger households (15-34) had 28.5% of the population in the Very Low, Low and Mid income groups while householders age 35 to 54 had slightly lower percentage, 24.3%, of the Very Low and Low income groups. Householders in the 35-54 age range had 55.4% of households in the High and Very High income groups. Households in the 55-64 age group had 26.3% of the highest incomes, and only 0.1 % percent of household in the Low income group; 19.8% percent of these households were in the Very High income group. Households with the householder beyond retirement age, 65+ years, had the lowest income levels, with 42.5% of these households in the Very Low and Low income categories. It should be noted that these households tend to be "cash poor and equity rich" meaning they have high home ownership rates, and have frequently paid off their mortgages. Thus, the reduced income these post-retirement households have does not necessarily translate into housing affordability problems 22. By 1999 the median sales price of a single family home in Redmond was $105,725.00, whereas the average selling price for a single family home was $113,837.00. 23. The most recent published information regarding median mortgage cost is contained in the 1990 census. To update this information approximate mortgage costs for a $105,725 home (the median sales price of a home in Redmond in 1999) were calculated to be $741.40 per month based upon the following assumptions: a. $105,725 purchase price b. 30 Year Conventional Loan C. 7.5% Interest d. 20% Down Payment e. $150 per month cost for taxes and insurance Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 36 24. Based on the Deschutes County 1997 median family income of $38,900, monthly house payments of $741.40 represent 23% of the gross income, excluding utilities. Thus, the median income for Deschutes County seems to be more than adequate to purchase the median single family home in Redmond within the 30% "affordability" definition set out in Oregon Revised Statute 456.055. 25. The rental market includes all types of dwellings: single family homes, duplexes, triplexes, fourplexes, apartments, and manufactured homes in manufactured home parks. The 1990 median monthly gross rent in the City was $380.00.No updated figures for median monthly gross rents are available. 26. Housing needs in the future will not be the same as those needed prior to 1999. The changing demographics within the community will lead to a variety of housing choices such as smaller single family homes, less yard area, more manufactured homes in parks, an increase in single family attached dwellings, and a greater demand for rental housing. 27. Detached single family homes will always be in strong demand. As the baby boomers reach retirement age a greater desire for smaller homes and lots will be created and there will be more interest in manufactured homes and attached dwellings. 28. Manufactured housing will become an option for the younger as well as the older householder. The percentage of manufactured homes will increase in the community. 29. Multifamily and attached single family housing is expected to provide a greater percentage of the future housing market. Younger workers and families will be attracted to attached single family homes - duplexes, triplexes, fourplexes - as well as to apartments. 30. To meet the housing demand, the number of dwellings that will be needed is 8,463. 31. There are 157 acres more than are required to accommodate the future 8,463 dwelling units needed for an urban area population of 35,845 persons if the housing mix is built as proposed in Table 15. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 37 Chapter 5 ECONOMIC ELEMENT ECONOMIC DEVELOPMENT IN REDMOND Historically, Redmond's settlement, development and economy are all deeply rooted in land reclamation through irrigation, which established agriculture as the initial significant economic activity. Transportation, primarily highway and railroad, manufacturing and the forest products industry broadened this initial base. During the 1990s the number of new businesses and industries expand ng or locating within Redmond exploded. Circumstances which helped create this economic grc rvth include: A growing and stable workforce. A central location both geographically and from a labor force standpoint. The City's designation as a State Enterprise Zone which provides a number of financial incentives for new and existing businesses that locate in the zone. Over 1,10,J acres of industrial lands. Roberts Field, Redmond's Municipal Airport, and Central Oregon's only commercial airport. It is also a general aviation airport which attracted numerous aviation -related businesses to re -locate to the community. A great quality of life. POPULATION Central Oregon12 nas been the fastest-growing region in Oregon for the last five years. Redmond is the geographic center of Central Oregon. Twelve communities are located within commuting distance of one another. Because it is common for people to live in one town and work in another, Redmond draws its labor pool from a regional community of 138,950. 12CrookCounty, Deschutes County, and Jefferson County comprise the area known as Central Oregon Comprehensive Plan Addendum Adopted by City Council May 22, 2001. Page 38 Table 1 4. Crook County .CENTRALOREGfn 0171 16,650 Jefferson County 17,400 Deschutes County 104,900 TOTAL CENTRAL OREGON POPULATION 138,950 Source: 1998 population, Center for Population Research and Census, Portland State University Seventy-five percent of the region's people reside in Deschutes County. The population of Deschutes County continues to rapidly expand. Deschutes County's overall population growth during the 1990s is the highest in the state in percentage terms; 39.9% growth between 1990 and 1998, or an addition of 29,942 residents. During these same years, Redmond added 5,270 additional residents within the City limits, a 73.6 % growth rate. The economy of the Redmond area is generally reflective of Deschutes County's economy and trends. DESCHUTES COUNTY ECONOMY 1986 -1996 QUALITY OF LIFE AND POPULATION GROWTH Two factors are consistently cited for Deschutes County's economic success the past decade - quality of life and population growth. Quality of life plays a major role both in attracting new business to the area and in keeping existing businesses here as they grow and expand. Population growth, in turn, provides a larger labor force, one which has a wide variety of skills, education and expertise. LABOR FORCE The magnitude of the county's economic growth over the 1986 - 1996 decade is illustrated in Tables 2 and 3, which compare labor force data for 1986 and 1996. While population in Deschutes County rose by 48.1 % the labor force grew by 52.7 percent. The labor force has grown in part because more women and young people are participating in the labor market. The diversifying and rapidly expanding Deschutes County economy has provided a wide range of job opportunities, including large numbers of entry-level jobs for nearly anyone seeking employment. At the same time there are increased job opportunities requiring individuals with advanced and technical expertise. The large number of seasonal and part-time jobs in the trade and service industries created by the rapidly expanding tourism/recreation industry, has offered opportunities for additional family members to enter the labor force. See Table 4 - 2. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 39 Table 2 LAB0 F,OR E � ANG „ , T UNTY,I'i98.6� _, ... ,.�. DESCHU�TESOC Employment Annual Average Persons Change Employed 1996 Deschutes County $18,175 Persons Percent 1986 1996 $21,530 U.S. Civilian Persons ii. 35,060 53,540 18,480 52.7% the Labor Force Source: Oreaon Emolovment Department Total Persons 3,610 4,560 950 26.3% Unemployed Total Persons 31,450 48,980 31,450 48,980 Employed I J1 (NOTE: Workers involved in labor disputes are included among the employed. Total employment also includes agricultural workers and nonagricultural self-employed, unpaid family and domestic workers and nonfarm wage and salary employment ac!usted for duplicate job holding and commuting. Source: Oregon Employment Department) UNEMPLOYMENT In spite of rapid population and employment growth, Deschutes County continues to experience fairly high unemployment rates. This problem results from the large number of seasonal jobs in logging, government, and tourism/recreation and the influx of new job seekers, many of whom experience a period of unemployment prior to finding a job. INCOME AND WAGES In 1997, median family income in Deschutes County was estimated by the Department of Housing and Urban Development at $38,900. The median for the state is $40,700. The relatively high median family income in Deschutes County comes partly from the large number of service and trade jobs created by the tourism/recreation industry, affording abundant second income job opportunities for household members. Another factor may well be the growing influx of relatively well-to-do persons who have moved into the area with incomes boosted by Social Security and investments. In 1995, per capita personal income was $21,212 in Deschutes County, 5th highest in the state. Table 3 9 p4' zII� p42y yS 6} ESL. R►PITAINC,,+DIIIE�� a ..,,., ". tt.v.v 1990 1996 Deschutes County $18,175 $21,212 State $17,424 $21,530 U.S. $19,142 $23,196 Difference Count - U.S. $967 $1,984 Source: Oreaon Emolovment Department Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 40 THE CHANGING COMPOSITION OF INDUSTRIAL EMPLOYMENT Deschutes County has shown employment strength in a diversity of areas. The following is a summary from the Oregon Employment Department of industry sector changes which occurred in Deschutes County from 1986 to 1996. Manufacturinq While manufacturing nationally leveled off from 1986 - 1996, this sector grew by 12.1% in Deschutes County, in spite of the loss of 940 lumber and wood products jobs. Manufacturing outside of the lumaer and wood products industry actually grew by 96.2 percent! Lumber and Wood Products Lumber and wood products has long been Deschutes County's principal manufacturing enterprise contributing high paying jobs to the local economy, in spite of cyclical downturns in 1974-75 and 1980-82. Only since 1990 has the industry entered a period of steady decline, as is evident in Table 4, which compares average employment levels in construction and lumber and wood products in Deschutes County over the 1979-1996 period. Table 4 oource: uregon tmpioyment Department In spite of automation of many mill processes and constraints on raw materials sources, expansion in remanufacturing, particularly millwork, peaked in 1990. Employment has subsequently declined in the face of timber harvest reductions. Non -Lumber Manufacturing Employment in non -lumber manufacturing firms jumped from 1,570 in 1986 to 3,080 in 1996. This 96.2% increase over the last decade is a notable achievement in an era of relative stagnation in manufacturing employment nationwide. High-technology High-technology is one of the most significant growth areas in manufacturing. The number of high technology -related jobs in the county rose from virtually nil in 1979 to more than 1,000 in 1996. Nonmanufacturing The county has experienced rapid growth in retail trade and service employment and in industries relating to tourism/recreation. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 41 Finance, Insurance and Real Estate These areas have grown strongly since 1990. Construction, Services, and Trade Over the 1986 - 1996 period, the largest percentage gains in the nonmanufacturing sector have occurred in construction, services, and trade. These gains were fueled by continuing population growth, the Central Oregon livability factor, attraction of new business enterprise, the rapid expansion of tourism/recreation/retirement activities, and the development of Bend -Redmond as a trade, financial, and service center for the central part of Oregon. The growing importance of tourism and recreation, as well as an influx of retirees is sure to promote a continuing expansion of services and trade. Transportation, Communication and Utilities Prior to 1990, employment in transportation, communication, and utilities had been declining over two decades, primarily due to the centralization and automation that has occurred in this industry in recent years, us pally to the benefit of larger metropolitan characteristics. Since 1990, this trend has been reversed as the Bend -Redmond area has increasingly assumed metropolitan characteristics. Government Employment Although government employment has increased as the population has grown, its relative importance has declined markedly since 1990, a sign of budgetary restrictions and a "smaller government' philosophy. Tourism It appears that tourism in Deschutes County is relatively recession -proof and can provide something of a buffer during periods of economic downturn. Table 5 illustrates the diversity of employment and the large percentage of service related jobs in the county from 1990 to 1996. Note the significant increases in all the nonmanufacturing sectors. Comprehensive Plan Addendum Adopted by City Council May 22, 2001. Page 42 Table 5 HANGES JN NONFARM EMPL C?YMENT IN DESCHU ES GCiU TY,'(986 - % industry Sector Average Annual Employees Change 1990 - 1996 1986 1990 1996 Persons Percent TOTAL NONFAR.Nii 24,720 32,620 42,400 17,680 71.5% PAYROLL EMPLOYMENT Manufacturing, Total 4,720: 5,460 5,290 570 12.1"/0 Lumber & Wood 3,150 3,410 2,210 -940 -29.8% Products Other Manufacturing 1,570 1,350 3,080 1,110 96.2% Nonmanufacturing, 26,000 27;160 37;110 17;110 Total Construction & Mining 1,210 2,210 3,240 2,030 67.8% Transportation, 950 1,110 1,490 540 56.8% Communication & Utilities Trade 6,060 8,570 11,470 5,410 89.3% Finance, Insurance & 1,790 2,060 3,200 1,410 78.8% Real Estate Services & 5,710 8,260 11,650 5,940 104.0% Miscellaneous Government 4,290 4,970 6,060 1 1,770 41.3% source: Oregon Labor i rends, Oregon Employment Department, 1998 COMMERCIAL AND INDUSTRIAL LAND NEEDED TO THE YEAR 2020 EMPLOYMENT PROJECTIONS In order to determine the amount of land needed for the future economic growth of Redmond projections of future employment figures within the urban area had to be determined. Deschutes County Employment Forecast 2000 - 2020 The following long-term employment forecast was prepared by the Oregon Office of Economic Analysis. As shown in Table 6, employment is projected to increase by 17,673 persons (34.59%) over the 10 -year period 2000 to 2010, and 10,435 persons (15.17%) over the ten year period 2010 to 2020. As these figures demonstrate, long-term economic forecasts call for a gradual slowing down of economic growth towards the second half of the 20 -year time frame. This is consistent with statewide and national forecasts. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 43 Table 6 *4 4 b ND ..'✓FY ...,..1,. ..r= :, xID YY... z Zs i DESCHUTES COUNTY N`ONFARMEMPL.07 M E T REC3, Type of Year 2000 2005 2010 2015 2020 Jobs 51,090 60,659 68,763 74,507 79,198 Source: State of Orecinn Office of Economic Analysis Based on these employment projections the City used two methods to determine the acreage and the size of parcels! seeded to provide adequate opportunities for commercial and industrial growth. These methods in rude a ratio of employees per acre and historical land absorption rates. Methods for Determining Needed Land Employee Per Acre Method The Office of Economic Analysis does not prepare employment forecasts for cities. Redmond's forecasted employment for the year 2020 was prepared by the consulting firm of David Evans & Associates (DEA) acid is based on the Deschutes County employment projections from the State of Oregon Office �-)f Economic Analysis, the forecast population in the Redmond urban area, a survey of existing employment within the Redmond UGB conducted October, 1998, and continued development of Redmond as a commercial and industrial center. The results of the survey are illustrated in Tabl(- 7. Table 7 �.,EMPLOYMENT SURVEY R DM�ND UGB OGTUBER�'[99,8' . Type of IDEM RTEM SEM EDEM GOVT MED OTEM TOTAL Employment Number of 1,701 1,998 1,244 449 562 659 63 6,676 Em to ees Source: Redmond 1 ,g Employment Survey, David Evans & Associates, Inc. IDEM = Indt,strial Employment GOVT = Government Employment RTEM = Retail Employment MED = Medical Employment SEM = Services Employment OTEM = Other Employment EDEM = Education Employment To forecast the number of employees working within the Redmond UGB by the year 2020, DEA made the following assumptions. 1. Assumptions For Industrial Employment Forecast Industrial Density 13 7 employees per vacant acre Employees distributed proportional to vacant industrial designated acreage 13Basedon the 1995 Crook County Highway 126 Transportation Corridor Study Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 44 2. Assumptions for Retail and Services Employment Forecast Retail Density(C1 - C5)14 10 employees per vacant acre Services Density (Cl - C5)15 10 employees per vacant acre New Development: Retail 61.6% Services 38.4 Employees distributed proportional to vacant acreage in each designated commercial area/zone. 3. Assumptions for Medical Employment Forecast Future growth will be consistent with an estimated 4.25% average annual population gain. Growth accounts for increased medical demand related to increases in elderly population. New employees will be added to zones already containing existing employment and existing facilities will be expanded. 4. Assumptions for Education, Government, and Other Employment Forecast Future growth is consistent with a projected 2.95% average annual growth in County employment. The County employment growth projection is based on historical growth over the last nine years. New employees will be added to zones already containing existing employment and existing facilities will be expanded. Table 8 shows that, based on the Deschutes County labor force projection for 2020, approximately 18% of the county -wide labor market will work within the Redmond UGB. This is a slight increase from the City's approximately 16% of the total county employment in the 1990s. Table 8 AAT, L:io►B.OR "FOR FO�RGE,W,s2620ft Number of Employed % of Total Deschutes County 79,198 100% Redmond 14,652 18.5% Sources: State of Oregon Office of Economic Analysis; David Evans & Associates, Inc. Table 9 illustrates existing numbers of employees by sector in October, 1998 and the 2020 forecast by sector, based on Redmond having approximately 18% of Deschutes County labor market by the year 2020. 14Densitydetermined from existing employment and developed acreage Information. 15Proportionof Retail vs Services employment assumed to remain consistent with existing pattern. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 45 Table 9 Source: Redmond 1998 Employment Survey, David Evans & Associates, Inc. Table 10 illustrates that 752.74 (934.28) acres of land will be needed for future employment based on the number of employees per acre formula outlined on page 9. This table shows that of the 752.74 (934.28) acres, 471 acres will be needed for industrial jobs, while 281 acres are needed for commercial related jobs. Land for future employment in the medical, education, government and other employment sectors is assumed to be provided by either property which is already developed with these facilities where new employees will be added to existing and/or expanded facilities and/or residential lands where these uses are permitted. Table 10 Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 46 Historical Land Absorption Rates The City considers land absorption rates the more accurate method for determining future land needs than the employees per acre method. During the ten year period 1988 -1998, 120 net acres of commercial land and 150 net acres of industrial land was used, or 12 average acres annually of commercial land and 15 average acres annually of industrial land were used for development. These figures are net acres of developed land. Streets have been deducted from these figures. The demand for commercial and industrial land varies from year to year rather than following a trend of steadily increasing need. Factors such as the development of a super store retailer like Wal-Mart or Fred Meyer, or the expansion or recruitment of a large manufacturing firm can affect the yearly figures. The long-term historic pattern indicates an increase in demand as the population and economy grow. The land needed for future economic development, using the absorption rate from 1988 to 1998 of commercial and industrial lands as a guide, is shown in Table 11. Table 11 LAND NEEDED FOR.COMMERCIAL USES" Average Annual Acreage Used, 1989 - 1998 12 Net Acres Multiplied by a 22 year planning period, 1998 - 2020 Equals 264 Net Acres Plus 5% for streets and utilities Plus 13 Acres Total Commercial Land Needed 1999 - 2020 Equals 277 Gross Acres LAND NEEDED FOR INDUSTRIAL: USES. Average Annual Acreage Used, 1989 - 1998 15 Net Acres Multiplied by a 22 year planning period, 1998 - 2020 Equals 330 Net Acres Plus 10% for streets and utilities Plus 33 Acres Total Industrial Land Needed 1999 - 2020 =E;uals 363 Gross Acres Source: City Site & Design Review Permits and building permits issued; Deschutes County Site & Design Review Permits and building permits issued. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 47 INDUSTRIAL AND COMMERCIAL LANDS INVENTORY Redmond has a wealth of available light and heavy industrial lands in a variety of sizes. These lands are located east of Hwy. 97, and east of the Burlington Northern Railroad tracks. Rail service is provided to a number of these parcels. Vehicular access to these industrial areas is provided from two state highways: Hwy. 126 runs east - west through the center of these lands; and Hwy. 97 runs parallel to the western boundary of the two industrial zones. The Yew Avenue interchange provides a connection between these two highways via Airport Way. An alternate route has been proposed. See the Transportation chapter for details. Table 13 shows the inventory of buildable commercial lands within the Redmond UGB as of December 31, 1999. TahlP 11 BUILDABLE COMMERCIAL LAND INVENTORY - REDMOND UGB DECEMBER 31,1999 Zone & Plan Designation Fully Vacant Acres plus Partially Vacant Parcels equals Gross Buildable Vacant Acres minus 5% of the Gross Buildable Acres equals Net Buildable Vacant Acres plus Redevelopab le Acres equals Net Buildable Acres C-1 168 106 274 14 260 78 338 C-2 38 2 40 2 38 20 58 C-3 26 2 28 1 27 4 31 C-4 14 0 14 1 13 4 17 C-5 85 0 85 4 81 0 81 TOTALS 331 110 441` 22 419 418 525 Table 14 shows the inventory of buildable industrial lands within the Redmond UGB as of December 31, 1999. Table 14 BUILDABLE..INDUSTRIALLANO;INVENTORY-�REDMOND UGB° DECEMBER'31,1999- Zone & Plan Fully plus equals minus equals plus equals Designation Vacant Partially Gross 10% of Net Redevelopab Net Acres Vacant Buildable the Gross Buildable le Acres Buildable Parcels Vacant Buildable Vacant Acres Acres Acres Acres M-1 772 132 904 90 814 43 857 M-2 366 35 401 40 361 110 471 TOTALS 1,138 167 1;305:,% Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 48 Table 15 shows the inventory of buildable airport lands within the Redmond UGB as of December 31, 1999. Table 15 BUILDABLE AIRPORT LAND INVENTORY - REDMOND UGB DECEMBER 31,1999 Zone & Plan Fully plus equals minus equals plus equals Designation Vacant Partially Gross 10% of Net Redevelopab Net Acres Vacant Buildable the Gross Buildable le Acres Buildable Parcels Vacant Buildable Vacant Acres Acres Acres Acres M-1(AC) 887 5 892 89 803 0 803 (Airport) 81 0 81 8 73 0 L J TOTALS 887 5 892 89 803 1 0 803 Table 16 shows the inventory of buildable industrial lands within the Redmond UGB as of December 31, 1999. Table 16 BUILDABLE LEASEHOLD LAND'INVENTORY-REDMOND.U.GB. DECEMBER 31,1999 Zone & Plan Fully plus equals minus equals plus equals Designation Vacant Partially Gross 5% or Net Redevelopab Net Acres Vacant Buildable 10% of Buildable le Acres Buildable Parcels Vacant the Gross Vacant Acres Acres Buildable Acres Acres C-5 81 0 81 8 73 0 73 M1 380 71 451 22 518 0 518 M2 15 0 15 1 14 1 15 OSPR 110 110 Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 49 Table 17 shows that, whether the employee per acre (277 acres) or the absorption method (229 acres) is used, there is a surplus of commercially zoned land to meet the forecast needs to the end of the 2020 planning period. Table 17 COMMERCIAL LANDS ANALYSIS Zone and Plan Designation Net Buildable Lands Acres Required by Employees Per Acre Acres Required by Land Absorption Surplus Acres - Employees Per Acre Surplus Acres - Land Absorption C-1 338 494 386 M-2 471 471 C-2 58 108 TOTAL 1 1,328 834 834 C-3 31 C-4 17 C-5 81 TOTAL 525 296 277 229 1 248 Table 18 shows that, whether using the employee per acre model or the land absorption model, there is a surplus of 494 acres and 386 acres respectively of land zoned M-1 Light Industrial. The table also shows that for M-2 Heavy Industrial lands, there is a deficit of lands using the employee per acre model and a surplus of 108 acres if using the land absorption model. Table 18 INDUSTRIAL LANDS ANALYSIS Zone and Plan Net Buildable Designation Lands Acres Required by Employees Per Acre Acres Required by Land Absorption Surplus Acres - Employees Per Acre Surplus Acres - Land Absorption M-1 857 363 471 494 386 M-2 471 471 363 0 108 TOTAL 1 1,328 834 834 494 494 Sources: Commercial and Industrial Lands Inventory; Forecast Employment Within the Redmond UGB, 1998 - 2020, David Evans & Associates, Inc. CHANGES TO THE INDUSTRIAL LANDS INVENTORY Both private and public lands are available for industrial development. The City is the largest land owner of industrial zoned lands. However, some of these public lands have a restrictive clause administered by the Federal Aviation Administration (FAA) which currently allows the City to lease, not sell these lands. To reflect this situation, and to provide an accurate inventory of industrial lands, the following new zoning designations have been created. Leasehold - " L" Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 50 All lands which have a FAA restrictive clause are identified on the Redmond Urban Area Comprehensive Plan and Zoning Map with an " L", identifying their leasehold status. Some industrial, commercial and fairgrounds lands have this designation. Airport Zone An Airport Zone was established for those lands committed to the development of Roberts Field, Redmond's Municipal Airport, which is owned and operated by the City. These lands are identified on the Redmond Urban Area Comprehensive Plan and Zoning Map as" Airport Zone". This zone is intended to set aside those lands that are identified in the Airport Master Plan adopted by the Redmond City Council in 1998. During the past decade lands zoned Light Industrial have been absorbed by development at a rate twice that of Heavy Industrial lands. A comparison of the absorption rate from 1987 to 1998 is shown in Table 12. Table 12 Source: City and County building permits However, the actual uses developed as light industrial have been at an even greater absorption rate due to the existing zoning which allows light industrial uses to develop on Heavy Industrial M-2 lands. Although it is expected that this development pattern will continue and, in fact, expand during the planning period, the City believes that to be fully competitive in the future it also needs to have a variety of larger industrial parcels available for development. Therefore, in recognition of the changing face of industrial development in the future, the 2020 Committee has recommended the following changes: Campus Industrial Overlay Zone The City will create an overlay zone with specific criteria for the development and location of campus industrial areas. Retention and Expansion of the Casper Acres area as General Residential Zone - R-4 Casper Acres is an area located between Evergreen Avenue and Antler Avenue, east of Jackson Street. The area was designated in the 1979 Comprehensive Plan for conversion to Heavy Industrial M-2 zoning in 1996. However, the area provides needed housing for low and moderate income householders that could not be replaced in the community given current land costs. The City reversed its position and has designated the Casper Acres area General Residential Zone R-4 on the Redmond Urban Area Comprehensive Plan and Zoning Map. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 51 CHANGES TO THE COMMERCIAL LANDS INVENTORY Conversion of Commercial Business District C-2 lands at the north and south " Y's". or entrances from Hwy. 97 to the community, to Strip Service Commercial C-1 Designation/Zone 25 Acres The existing pattern of development at the north and south " Y's " reflects that of Strip Commercial, C-1, rather then Commercial Business District C-2. Conversion of Light Industrial M-1 and Heavy Industrial M-2 lands adjacent to the Deschutes County Fairgrounds to Tourist Commercial C-5 Designation/Zone 103 Acres There are two reasons the City changed the designation/zoning on the properties formerly zoned Light Industrial M-1 and Heavy Industrial M-2 which are located east of the railroad tracks, adjacent to The Deschutes County Fair and Convention Center. First, development of industrial uses permitted in the M-1 and M-2 zones adjacent to the Deschutes County Fair and Convention Center could create conflicts between the different types of uses and operating characteristics of such uses. Second, the C-5 zone is intended " to provide for commercial and public recreational facilities oriented to tourists as well as residents." Change of Light Industrial M-1 to Strip Service Commercial C-1 4.38 Acres The two properties have access to Hwy. 97 and are improper locations for many of the uses allowed as light industrial development. Change from Heavy Industrial M-2 to PARK 5.87 Acres Firemen's Pond is redesignated/zoned to a new category, PARK Change from Limited Residential C-3 to Central Business District Commercial C-2 4.87 Acres This change reflects the pattern of development between 8th and 9th Streets, Antler to Glacier Avenues. Change from Light Industrial M-1 to PARK 40.56 Acres The Redmond Caves are designated/zoned PARK. Designation/zoning of the City's park lands to PARK 73.79 Acres* (*Excluding the aforementioned Firemen's Pond and The Redmond Caves, and The Redmond Dry Canyon which is Open Space Park Reserve) Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 52 SUMMARY OF THE COMMERCIAL AND INDUSTRIAL LANDS INVENTORY Future firms that develop in Redmond will need a variety of parcel sizes and settings in which to locate. Changes that were made in order to provide a mix of parcel sizes, site amenities and locations to serve a variety of new businesses and industries are set out in the next sections. LAND DESIGNATIONS There are five commercial land designations and two industrial designations within the urban area as shown in Tables 14 and 15. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 53 Table 14 g �COOMM+ERCIALMESI.GNATI,ONS N � Plan Category Description Size Requirement Strip -Service Commercial Provides for commercial uses and None C-1 Zone services primarily oriented to automobile traffic, requiring extensive outdoor display and storage, and support of the central business district or principal downtown shopping area. Central Business District Provides an areas suitable for None Commercial (CBD) C-2 Zone commercial uses and services on a broad basis to serve as the central shopping or principal downtown area for the City. Special -Service Commercial Provides for emergency services None C-3 Zone such as medical -health care for the City and location close to these facilities for those persons in most need of such services, such as the elderly. Limited Service Commercial Provides for a lower intensity of None C-4 Zone heavily auto -related business at the west entry to the City. Tourist Commercial C-5 Provides commercial and public None Zone recreational facilities oriented to tourists as well as residents. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 54 Table 15 F I IVD,USI'RIALES[GNATIONS KIK r , 51 Plan Category Description Size Requirement Light Industrial M-1 Zone Provides for light industrial uses None which have a limited impact on surrounding properties and are compatible with clean non-polluting industries. Allows for office space and limited commercial activity which supports light industry and is compatible with those industries. Campus Industrial Park Provides for high quality research None (OVERLAY ZONE) and development and certain "clean" light industrial uses which will benefit from a siting near other uses which are compatible with each other. Provide space for industrial uses that meet high performance standards for control of environmental emissions, and where site activities that detract from the visual or other environmental qualities of the district are strictly regulated. Heavy Industrial M-2 Zone Provides for industries that have a None more pronounced impact on the urban environment than industrial uses allowed in the M-1 Zone because of noise, smoke, air and other emissions or because of traffic and other operating characteristics associated with these industries. Permits heavy commercial uses in areas . Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 55 FINDINGS 1. Hwy. 97 is a two legged couplet running through the downtown business area. Traffic is very heavy, with substantial truck traffic driving through the downtown. 2. Bend has become a regional shopping center providing many national chains and big box outlets. Redmond's downtown retail stores are suffering from this competition. 3. Downtown remains the central location for government services such as City Hall, the Deschutes County library, the Police Department, Deschutes County Community Development Department, Deschutes County Sheriff's Office, Redmond Chamber of Commerce, REDAP, and the Oregon State Un Employment Office. 4. Within the Downtown area there is one landscaped public park next to the Chamber of Commerce office building which can be used for small gatherings. 5. Outside of the Central Business District very little pedestrian traffic is evident in commercial or industrial areas. 6. Hazardous ingress and egress situations exist, particularly on properties adjacent to State Hwys. 97 and 126, due to numerous individual uncontrolled access points and higher traffic volumes at higher speeds. 7. The commercial areas have a tremendous impact on the appearance of the community. Since they are located along major traffic routes in and out of the area, they are seen by more people each day than any other parts of the community. 8. Redmond Economic Development Assistance Partnership (REDAP) is a partnership of the City of Redmond and the Redmond Chamber of Commerce. It was formed to coordinate and assist with the economic development activities for the community of Redmond with an emphasis on business retention, expansion opportunities and the promotion of new business development relating to industrial manufacturing. 9. Through marketing Central Oregon Economic Development Council (COEDC) assists Central Oregon communities to attract new businesses for the region. 10. Central Oregon Community College (COCC) has a campus in Redmond. Fouryeardegrees may be achieved through COCC's University Center which is a consortium of 4 -year colleges. 11. No lumber mills are operating in the Redmond UGB. 12. The bulk of new jobs in Redmond come from small businesses. 13. "Businesses services" is the fastest economic growth area in Central Oregon. 14. Redmond is a State designated Enterprise Zone. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 56 15. Roberts Field, Redmond's Municipal Airport, is owned and operated by the City. It is the only commercial service airport in Central Oregon. 16. Private and public lands are available for industrial development. 17. The City is the largest land owner of industrial zoned lands. However, some of these public lands have a restrictive clause administered by the Federal Aviation Administration (FAA) which currently allows the City to lease, not sell these lands. 18. Since 1990 only one leased industrial zoned parcel has been developed, compared to over a half a dozen industrially zoned properties which have been developed on land which was sold, not leased. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 57 Chapter 6 PARKS, RECREATION AND OPEN SPACE ELEMENT BACKGROUND Parks, natural resource areas, open space, trails and associated recreation facilities are an important component of Redmond's quality of life. The pressure to provide these amenities for the current population, as well as the additional 22,000+ residents who will be living in the Redmond Urban Growth Boundary by 2020, is a difficult task. Vacant land in all parts of the urban area is being rapidly developed and funds necessary to acquire and develop remaining available lands for public uses are limited. PROVIDERS OF PARK FACILITIES The City, Central Oregon Parks and Recreation District (COPRD), Redmond School District 2J and Deschutes County have been, and will continue to be, the primary providers of parks, open space, trails, sports fields, recreation centers and recreational programs. The City of Redmond is the primary provider for park facilities within the City limits. The City acquires, develops and maintains all City parks. There are twelve city park sites in the urban area and more than 317 acres of city park land. The older neighborhoods are generally well represented with parks. The southwestern part of the urban area has experienced rapid residential growth in the 1990's but only one park site, with a total of 3.02 acres, has been developed in this area. The Central Oregon Parks and Recreation District operates and maintains the Cascade Swim Center and a wide variety of recreation programs. The School District owns, operates and maintains school ball fields and recreational facilities adjacent to some schools throughout the City. Combining certain park facilities and activities with the School District can reduce public costs. An interagency (City, COPRD, School district) cooperative agreement has been executed to better coordinate facilities maintenance and funding efforts. Outside of the City limits, but within the Urban Growth Boundary, the City/County Management Agreement allows the County to acquire parcels for future City park use. The County, however, does no park planning or development, leaving this totally to the State, City, schools and park districts. Comprehensive Pian Addendum Adopted by City Council May 22, 2001 Page 58 PARK DEVELOPMENT AND ACQUISITION Acquisition and development of parks and recreation facilities has been done slowly and on a case by case basis in the past through dedication, development fees, set -asides, land trades with private individuals and public entities, grant monies matched with municipal funds, and outright purchases. In addition, much of the recent park development and playground equipment has been provided by volunteers. The City has no formal (Vision 2020 Committee said "an inadequate) system for financing park improvements other than funds budgeted annually to fulfill projects from a list recommended by the City's Parks commission. In the 1980's developers of residential lands were required to set aside and dedicate to the public for park and recreation purposes a percent of the gross area of such development, if the land was suitable for parks. In the event there was not a suitable park or recreation area the developer was required to pay into a park acquisition and development fund a sum of money equal to the fair market value of the land that would have been dedicated. This was known as an "in lieu of land fee". In 1991 a System Development Charge (SDC) for parks was implemented. In 1995 the park SDC was increased to include the in lieu of land fee, which was then eliminated. However, developers may still elect to donate land for park purposes, and, if accepted by the City, be reimbursed through SDC credits. From 1990-1999 only four residential developers dedicated land to the City for park use rather than pay fees. If this pattern continues, the City will face a challenge in meeting its goal and policy of providing a neighborhood park within one-half mile of every dwelling unless the City is able to purchase park land prior to development. Early acquisition of park land provides a cost benefit to the public and can enhance the proper location of park sites in relation to population distribution, and the location of utilities and transportation. Since 1990 significant park land acquisition and development by the City, with assistance from volunteers, recreation organizations, and private developers has occurred. See Table 1. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 59 Table 1 PARK DEVELOPMENT A ACQUISITION SINCE,`1990. Facility Acres Neighborhood Parks Quince Park 4.10 Hayden Park 3.12 Public Recreation Facilities Umatilla Sports Complex , including purchase of restrooms, 10.64 concession stands and storage area from The Redmond Little League 14.00 Jaqua Sports Complex - Field of Dreams Private Recreation Facilities N.A. The Greens - private 9 -hole golf course open to the public Public Trails Canal Trail at The Greens The North Canyon Nature Trail City acquisition of park land In the Redmond Dry Canyon 57.61 The Spudbowl 4.72 On top of the Redmond Dry Canyon 1.50 Adjacent to Stonehedge South 0.61 Kiwanis Field 1.54 19th & Quartz future neighborhood park 10.25 23rd Street N. / N. of Hugh Hartman School 8.03 8 TOTALACRESOF�I?ARK LANDS DEVELOPED OR�ACQUIRED' �r u � "MV, Source: City of Redmond Pubic Works Department and Redmond School District 2J PARK PLANNING Planning efforts are needed to assure that an adequate supply of park land is available to meet the future demand for community and neighborhood parks, sports fields, recreation centers, open space and trails. At this time the City does not have an adopted Parks Master Plan. An individual Master Plan was developed for The Central Canyon and the improvements were recently completed. The City has hired the consulting firm of David Evans & Associates to prepare A Redmond Public Facilities Plan - Parks. A list of priorities and an implementation plan for park improvements will be developed. Fifty-eight improvement projects have been identified. Twenty-three of these projects are related to acquisition of property for park preservation or future development. Eighteen of these park projects relate to existing park site improvements (in both the City and COPRD). Five of these park projects relate to development of City -owned property. Eight of the park projects relate to development of identified acquisition parcels, two projects are trail related projects, and two projects are identified as special projects. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 60 PARK LAND NEEDED A variety of factors are considered when determining whether additional park land is needed to serve the population of 36,000+ persons who will be living in the urban area by the year 2020. Tables 2 and 3 represent The National Recreation Parks Administration recommended standards as guidelines for developing projected park facilities based on population. These standards were reviewed during the development of this chapter as well as during the development of A Redmond Public Facilities Plan - Parks. They were not, however, adopted as standards, but were instead used as guidelines in the development of policies for this chapter. Table 2 PROJECTED PARK FACILITIESINEEDSBgSED ON 36,000+ P©PU1gT1ON IN 720 Type of Facility Standard Existing Facilities 2020 Service Acres/ Total Developed Total Total Acres Population Siting Acres Needed Needed Mini - Parks Varies16 Up to 3 2.43 0 0 1.0 Neighborhood Parks 2,000 - 5,000 5 to 10 7 34.68 7-19 35-95 Community Parks 5,000-20,000 15-50 2 43 2-7 30-105 Sports Parks 15,000- 30 plus 9 135.53 2 60 25,000 Aquatic Center 25,000 5 1 2.0 2 10 (5 - 7 mile radius) Bikeways 1 to 1.5 miles Varies Pathways .5 to .7 miles Varies Trails .3 to .5 miles Varies 2 5.58 11-18 N.A. (per 1,000 population) Acres+ miles 1.9 miles of trails Source: Draft A Redmond Public Facilities Plan - Parks, David Evans & Associates, Inc. 16Developmentand need is not standardized for mini -parks. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 61 Table 3 ACTIVITY FACILITIES- PROJECTMWEEDS Facility Standard Existing Inventory Year 2020 Per 1000 persons Acres per facility Total Facilities Total Acres Facilities needed Acres Needed Low High Informal Softball Fields 1/3,000 1 - 2 8 9.3 13 13 26 Regulation Softball Diamonds 1/5,000 4-6 12 16.0 7 28 42 Regulation Baseball Diamonds 1/10,000 8-10 2 3.0 4 32 40 Basketball Courts 1/1,000 1/4 14 3.5 38 95 95 Multi-purpose Courts 1/3,000 1/4-1/2 14 3.5 13 4 6.5 Tennis Courts 1/3,000 1/4 8 1.5 13 3.5 3.5 Volleyball Courts (outdoor) 1/5,000 1/4 1 0.25 8 2 2 Football/Soccer Fields 1/3,000 3/4-1 10 4.0 13 9.5 13 18 -hole Golf Course 1/25,000 175-225 1 125.0 2 350 450 Swim Center 1/25,000 2-3 1 2.0 2 4 6 Skating Rinks/Skate Park 1/25,000 1-2 0 0 2 2 4 Boat Ramps 1/10,000 1/4 -% 0 0 4 1 2 Picnic Areas 1/2,000 1-2 10 15.0 19 19 38 Picnic Tables 5/1,000 Unknown 75 Unknown 185 U.K. U.K. Tot Play Area 1/4,000 1/4 6 10 2.5 2.5 2.5 Children's Play Area 1/2,000 1/3-1/2 14 3.5 19 6.5 9.5 Open Lawn Play Areas 1/2,000 2-3 10 20.0 19 38 57 Quiet Passive Areas 1/2,000 2-3 20 20.0 19 38 57 Outdoor Classrooms Varies % - 1 0 0 Off -Street Parking 300-500 sf/space Landscape Buffering/ Screening/Setbacks 15-20% of park ** ** Undesignated Space 10% of park ** ** Source: Draft: A Redmond Public Facilities Plan, David Evans & Associates, Inc. ** No quantity information Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 62 TYPES OF PARKS Parks within the Redmond Urban Growth Boundary are classified as mini -parks, neighborhood parks, community parks, natural resource areas and special use parks. MINI PARKS 2,500 square feet to 2.5 acres Mini -parks supply a minimum of park lands in high density developed areas. The size and location of mini -parks are determined mostly by the availability of vacant land. NEIGHBORHOOD PARKS Three to five acres Ideally, neighborhood parks should be located within a one-half mile radius of the residents served. Neighborhood parks are primarily pedestrian parks. Neighborhood parks generally attract a large number of organized groups. Typical facilities in a neighborhood park include: play fields; picnic areas; playground equipment; multi-purpose courts; restrooms; paths; and small shelters. COMMUNITY PARKS 5 Acres+ Community parks should be centrally located for citizens of the community and outlying areas. Community park have the potential for providing a greater diversity of activities such as sports complexes, stages, community centers, swimming pools, sheltered picnic areas, museums, band stands, bike and running trails, etc. Community parks should be located within one to three miles of each home and within a fifteen -minute walk or bike ride. They are ideally located adjacent to junior high or high schools. NATURAL RESOURCE AREAS Include lands set aside for preservation of significant natural resources. SPECIAL USE PARKS A special -use park is any park that does not fall into any of the definitions of the other types of parks. Examples of special use parks may include small "tot -lots", parks developed specifically for nature studies, small parks along a trail system, or overlook parks on the canyon. Table 4 is an inventory of existing and proposed parks, natural resource areas, trails and recreation facilities located within the Redmond Urban Growth Boundary. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 63 Table 4 11�YNTORYUF EXISTINGxANQP'RO�OSIwD�PAt ATl7 .tSC�UE�l Y. �� o us AND RECREATION I=ACILITI S . kITHIN "t'H ; ED,,,MOxI+1i Ut".a u f, . I. Parks A. Mini Parks - 2,500 square feet to 2.5 acres Acres Chamber Park Benches, picnic tables, picnic shelters, on- .20 street parking Library Park Benches, parking 1.73 Stack's Park Open space 1.39 (privately owned) North & South Open space .60 Islands/Entrance to City Total Acreage - Mini Parks 3.92 B. Neighborhood Parks - 3 to 5 acres Acres Baker Park Play equipment, pavilion, benches, picnic 1.77 tables, BBQ, parking Kalama Park Play equipment, Little League baseball field, 2.63 small soccer field, benches, picnic tables and a basketball court Hayden Park Play equipment, benches, BBQ, parking 3.02 Quince Park Play equipment, benches, picnic tables, 4.10 BBQ, 2,200 feet of a paved path, parking Total Acreage - Neighborhood Parks 11.52 C. Community Parks - 5+ acres Acres Sam Johnson Park Play equipment, benches, picnic tables, 6.88 (Central Canyon) pavilion, parking Bow 1 b y Field Two baseball fields, four tennis courts, 6.75 (Central Canyon) concession stand, picnic areas, parking Ray Johnson Park Play equipment, benches, four horseshoe pits, 8.24 parking Spudbowl (Central Cinder track, soccer field, parking 4.72 Canyon) Total Acreage - Community Parks 26.59 D. Natural Resource Areas Acres Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 64 v ' sv s V7 5 xZ iFa- a a v .x va' ;.�NVENTORYUFEXISTING AND PROZ�OSEDP�RKS, NAtU ECE r K s S gTf3AIL'_ ECRE 'ANEq#2AfI(JI A►CII.ITMES, WITHIt E REI 'MO,N. �..,.....x� The Redmond Dry Open space and The North Canyon Nature 183.71 Canyon(excluding Trail designated park areas within the Canyon) The Redmond Undeveloped 40.54 Caves Total Acreage - Natural Resource Areas 224.25 E. Special Use Parks Firemen's Pond Fishing pond for children under 14 years of 5.77 age, picnic areas, parking Total Acreage - Special Use Parks 5.77 II. Bikeways, Pathways & Trails The North Canyon Paved trail for pedestrians and bicyclists, 1.90 Miles Nature Trail" parking area Canal Trail at The Pedestrian trail 5.58 Greens Total Acreage - Bikeways, Pathways & Trails 5.58 Ill. Recreation Facilities Cascade Swim Indoor swim pool, play equipment, basketball 4.40 Center - Rimrock court, benches, bleachers, picnictables, BBQ, parking Juniper Golf 18 hole public golf course, clubhouse, 125.00 Course18 benches, picnic tables, parking The Greens at 9 hole private golf course open to the public N.A. Redmond (private) Bowling lanes Lanes, parking N. A. (private) Total Acreage - Recreation Facilities 129.40 f:. ]Vr. Athletld lelds' 17Acreageis already accounted for in the Redmond Dry Canyon acreage — Juniper Golf Course will move from its existing site, which is on City leasehold land, before the year 2020. It is anticipated_ that a course will be developed immediately south of the Deschutes County Fairgrounds. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 65 Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 66 equipment, benches, bleachers, parking J a q u a Sports Three soccer fields/baseball diamond, 14.00 Complex Field of benches, bleachers, picnic tables Dreams Total Acreage - Athletic Fields 26.18 V. School District Fields Edwin Brown - 9th Playground area, parking 1.00 & Antler M. A. L y n c h Play equipment, three baseball diamonds, 7.87 Elementary School parking - 14th & Kalama J o h n T u c k Two baseball diamonds, one soccerfield, play 5.60 Elementary School equipment, basketball hoops, gymnasium, - 210 N. 10th playground, benches, bleachers, picnictables, parking Vern Patrick Play equipment, basketball hoops, two 12.35 Elementary School baseball diamonds, one soccer field, - Obsidian Ave. gymnasium, parking Hugh Hartman Football and soccer field, track facilities, 17.54 Middle School - basketball hoops, gymnasium, parking Antler & 19th Obsidian Middle Basketball hoops, play area, soccer fields, 20.45 School - 11th & gymnasium, track, parking Lava High School Fields Three baseball diamonds, football field, soccer 38.31 - 675 S.W. Rimrock field, basketball hoops, track, gymnasium, field lights, benches, bleachers, picnic tables, parking Total Acreage - School District Fields 103.12 VI. Undeveloped City Land Proposed for FuturwPark-,Development Valleyview Park Undeveloped 10.31 Central Canyon Undeveloped 11.07 Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 66 V 6 t 9i k A fx{jsDA ,EE a'�11 ING RALSO INVENTORY OF EXISTAND�PROPOSED PARIfS �►TIJi'REi) R " R�S�x , AND RECREATION lFA ILITIES]WITHIRITHE EDII�IO Ib. G�. Vis, dux „ Hartman Park Undeveloped 8.03 20th & Quartz Undeveloped 10.25 Total -Acreage- Undeveloped City Land Proposed for Future Park 39.66 Development �UU1 uub. r Mun iunu ruunL; vvUrKS vepartment, Keamona Scnooi uistnct Zi THE REDMOND DRY CANYON The Redmond Dry Canyon area from Quartz Avenue north to Pershall Avenue stands alone as a well-defined, scenic geographic feature within the community of Redmond. Historically it has been viewed as a unique natural treasure by the citizens of Redmond, who in 1978 voted in favor of an Open Space, Park Reserve land use designation for those canyon lands within the Redmond Urban Growth Boundary. This designation was subsequently incorporated into the Redmond Urban Area Comprehensive Plan and implementing ordinances in 1979. This plan and the implementing ordinances were acknowledged by the State Land Conservation and Development Commission on March 20, 1981. Much of the canyon is no longer native environment, as cultural modifications over the last 85 years have introduced surface irrigation, agriculture and residential construction. What remains is a natural area reinforced overtime as a cultural landmark. In 1995 the Redmond City Council set a course to control the canyon through acquisition of private lands within the canyon. Since then approximately 73 acres of canyon land has been acquired by the City. There remains approximately 77 acres of canyon land in private ownership as shown in Table 5. The City hopes to either acquire these lands or obtain an easement from the individual property owners for the extension of the Canyon Trail on the privately held lands. Comprehensive Plan Addendum Adopted by City Council May 22, 2001. Page 67 Table 5 Source: City of Redmond THE REDMOND CANYON PLAN In 1984 The Redmond Canyon Plan was adopted by the Redmond City Council. (Ordinance 596,8-14-84). This document contains revisions to the 1984 Redmond Canyon Plan which were made to reflect the changes in ownership, development and policy that have occurred since 1984. PURPOSE The purpose of The Redmond Canyon Plan is to: Preserve and provide for open space areas of natural, scenic or geological significance for the citizens of Redmond; Provide and allow for recreational opportunities, both passive and active, in appropriate locations in the canyon by the public and private sectors; and, Provide a framework for implementation by establishing a policy for public acquisition of lands within the Dry Canyon and by allowing certain transfers of development rights on lands not needed for public use. CANYON DIMENSIONS The canyon is approximately 3.6 miles in length with an average width of 633 feet from rim to rim. The average depth of 45 feet, with a maximum depth of 70 feet and a minimum depth of 20 feet. The canyon floor slopes one percent down to the north. CULTURAL SITE CHARACTERISTICS The canyon area from Quartz Avenue north to Pershall Avenue is a natural area of significance. Due to the volcanic origin of the Redmond area and the subsequent porous soils, seasonal rainfall and subsoil basalt layers, adequate water access and drainage may pose problems. Property within the Dry Canyon is owned by both private and public interests with the greater percentage of land in public ownership. Private ownership consists of. Lots with residences physically located in the canyon floor. Lots on top of the canyon rim with a portion extending into the canyon itself with Comprehensive Plan Addendum Adopted by City Council May 22, 2001 . Page 68 North Canyon 54.5 Acres Central Canyon 12.9 Acres South Canyon 9.8 Acres TOTAL ACRES 77.2 Acres Source: City of Redmond THE REDMOND CANYON PLAN In 1984 The Redmond Canyon Plan was adopted by the Redmond City Council. (Ordinance 596,8-14-84). This document contains revisions to the 1984 Redmond Canyon Plan which were made to reflect the changes in ownership, development and policy that have occurred since 1984. PURPOSE The purpose of The Redmond Canyon Plan is to: Preserve and provide for open space areas of natural, scenic or geological significance for the citizens of Redmond; Provide and allow for recreational opportunities, both passive and active, in appropriate locations in the canyon by the public and private sectors; and, Provide a framework for implementation by establishing a policy for public acquisition of lands within the Dry Canyon and by allowing certain transfers of development rights on lands not needed for public use. CANYON DIMENSIONS The canyon is approximately 3.6 miles in length with an average width of 633 feet from rim to rim. The average depth of 45 feet, with a maximum depth of 70 feet and a minimum depth of 20 feet. The canyon floor slopes one percent down to the north. CULTURAL SITE CHARACTERISTICS The canyon area from Quartz Avenue north to Pershall Avenue is a natural area of significance. Due to the volcanic origin of the Redmond area and the subsequent porous soils, seasonal rainfall and subsoil basalt layers, adequate water access and drainage may pose problems. Property within the Dry Canyon is owned by both private and public interests with the greater percentage of land in public ownership. Private ownership consists of. Lots with residences physically located in the canyon floor. Lots on top of the canyon rim with a portion extending into the canyon itself with Comprehensive Plan Addendum Adopted by City Council May 22, 2001 . Page 68 a residence constructed or capable of being constructed on top of the canyon rim. Vacant parcels within the canyon itself or located both above the canyon rim and in the canyon where the predominant part of the parcel is located within the canyon. Use of the Dry Canyon has varied. To the north the canyon has been used for agricultural grazing. Just north of the Antler/Black Butte Avenue crossing to the northern edge of the UGB the walls of the canyon are very steep and severely restrict development. There is no vehicular public access into this north area. A Maple Avenue crossing is proposed. In the central canyon residential, recreational and agricultural uses have occurred. Most of the residences in the canyon are located between Evergreen and Antler/Black Butte Avenues because there is limited vehicular access to these parcels. Recreational facilities have been developed between Antler/Black Butte and Highland Avenues. This area has a high population density adjacent it. To the south of Highland Avenue, the land has been used predominantly as open space with little or no agricultural or no recreational uses developed. ACCESS AND PUBLIC SERVICES There are five (5) designated motorized vehicular access points into the canyon as adopted on the Redmond Urban Area Transportation Plan Map: Antler/Black Butte Avenue at grade crossing Quartz Avenue 19th Street near the wastewater treatment plant Maple Avenue Raised crossing at Highland Avenue Utility lines in the canyon include a city sewer main, a water line and natural gas lines. A sewer main line runs the entire length of the canyon floor. The area between Evergreen and Highland and between Obsidian and Quartz has no line on the canyon floor except for a crossing at Pumice Avenue. An 800 foot section of water line runs on the canyon floor at Bowlby Park and a 200 foot section on 15th adjacent to the Spud Bowl. Other than these two 6 inch water lines and the well in the canyon at Maple, no water lines run on the bottom of the canyon. Water lines cross the canyon at Maple, Antler/black Butte, Cascade, Highland and Obsidian. Natural gas lines extend into the canyon at 15th near the Spud Bowl and at Evergreen. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 69 CULTURAL MODIFICATIONS The predominant built structure pattern in the areas a\adjacent to the canyon is one of single family residential. The only areas where the existing built pattern of structures is transposed into the canyon is in those areas where the gentlest grade transition occurs into the canyon, namely the central canyon and the south end. Accompanying this pattern of built structures is the perceivable pattern of introduced vegetation. As might be expected, in the older residential area adjacent to the canyon mature deciduous street trees dominate; among these are American Elm, Black Walnut and Locust. There exists also a relatively large number of coniferous street trees as well. The major pattern of trees in the canyon itself, overlaid upon and intermixed with the existing Western Juniper native association, is the hedgerow. This consists of Lombardy Poplar, Fir and Black Locust and follows field lines of lots and irrigation canals within the canyon, In some cases, these hedgerows are actual continuations from above the rim of the canyon. The pattern of earth form modification is represented by surface irrigation canals, either in use or abandoned, and trails from above the rim and the North Canyon Nature Trail. LAND DESIGNATIONS WITHIN THE DRY CANYON Land in the Dry Canyon is designated as either a Preservation Area, an Enhancement Area, a Park Area., or a Public Facilities Zone. Preservation Areas Preservation Areas are intended to provide for the preservation or enhancement of natural features, resources and amenities, including views and vistas, canyon walls, native juniper stands, and exposed rock outcroppings. Preservation Areas shall be those lands within the Dry Canyon so identified on the Dry Canyon Master Land Use Plan Map. Those areas designated Preservation Areas on the Dry Canyon Master Land Use Plan Map were selected because they meet the following criteria: 1. A high incidence of natural vegetation or identification of groupings of mature trees. 2. Natural rock formations or geological features. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 70 Enhancement Areas Enhancement Areas are private lands characterized by a high degree of land form modification (relative to the rest of the open space). Those areas designated Enhancement Areas on the Dry Canyon Master Land Use Plan Map were selected because they meet the following criteria: 1. The land has been modified due to the relative ease of construction of access points. 2. A low incidence of remaining natural vegetation. 3. Existing recreation and education facilities in or near the area. 4. Absence of exposed rock outcroppings or geological formations. 5. Appropriate existing grades for public access requiring a minimum of site work Park Areas Two additional Neighborhood Park Areas are designated on the Dry Canyon Master Land Use Plan Map. One area is adjacent to Quartz Avenue at the southern end of the canyon and the second area is in the northern end of the canyon, between Jackpine and Maple Avenues. Public Facilities Zone The wastewater treatment plant is approximately 16.77 acres and is located at the north end of the Dry Canyon. This area is a designated Public Facilities Zone. PRIVATE PROPERTY OWNERSHIP WITHIN THE DRY CANYON Lots totally within the canyon with residences shall become non -conforming uses and shall be allowed to remain in place until acquired by a public agency for park use. Through the transfer of development rights, the Canyon Plan provides that development prohibited on the canyon floor may be instead applied to other parcels, allowing these parcels to be developed to a greater extent than the zoning normally would allow. THE REDMOND CAVES The Redmond Caves are owned by the Bureau of Land Management (B.M.). The City and the B.M. have entered into a joint agreement for the management of the Redmond Caves and funding from the USDA Forest Service for the development of a Caves Master Plan was received. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 71 Chapter 7 HISTORIC AND CULTURAL ELEMENT BACKGROUND Oregon Administrative Rules describe how local historic resources are to be evaluated. Standards are established for historic resources of "statewide significance" and property owner notification. Any land use action or building modification to the historic structures on the city's list of approved historic places must be reviewed and approved by the joint city/county Historical Landmarks Commission, a citizens committee established in 1980. Table 6-1 identifies eleven designated historical landmarks that are protected from exterior alterations by city ordinance. Two of these properties are listed on the National Register of Historic Places in Redmond. They are the Milton Odem House (built in 1937) and the New Redmond Hotel (built in 1928) Within the city are an additional five buildings designated of "historical interest." These sites have no protection from alterations. Table 1 INVENTORY OF HISTORICLANDMARKS. IN THE REDMONDUG . 13:1 , Historic Site/Name Address Tax Map Number Fred Atkinson Building 535-537 S. 6th St. 15-13-16AC TL 00201 J.D. Butler Building 453 S. 6th St. 15-13-16AB TL 11600 Burdick Building Site 357 W. 6th St. 15-13-16AB TL 07300 Theron Beogher Cottage 422 S.W. 13th St. 15-13-16BA TL 07300 Presbyterian Community Church 641 S.W. Cascade Ave. 15-13-16AB TL 12300 Ehret Brothers Store 251 S. 6th St. 15-13-16AB TL 06000 B.H. & A.T. McMickle House 614 N.W. Cedar Ave. 15-13-09DC TL 05400 Milton Odem House* 623 S.W. 12th St. 15-13-16BD TL 05500 Redmond Union High School 437 S.W. 9th St. 15-13-16AB TL 12700 Safeway Store 716 S.W. Evergreen 15-13-16AC TL 00600 Lew A. Smith House 1329 S.W. Evergreen 15-13-16BD TL 00700 The New Redmond Hotel* 521 S. 6th St. 15-13-16AC TL 00100 Joseph A. Wilcox House 636 N.W. Cedar Ave. 15-13-09DC TL 05500 WWII Airport Hanger Sisters Avenue 15-13-22 TL 00100 Francis McCormack Allen House ** 655 S.W. 7th St. 15-13-16AC TL 04800 John F. Hosch House** 511 S.W. 12th St. 15-13-16BD TL 02501 Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 72 Fritz Landaker Building" 457 S. 6th St. 15-13-16AB TL 11700 Alfred Munz House" 404 E. Forest Ave. 15-13-16AD TL 02500 Redmond Schoolhouse "` 1429 W. Antler Ave. 15-13-09CD TL 01900 vvui;.c. vilwicei nuusui, uescnutes l.ouniy Historical Manner Site on the National Register of Historic Places Site designated as of Historical Interest In 1997, four hundred and sixty-six historic resources were surveyed for inclusion into the Statewide Inventory of Historic Resources. Thirty-two of those resources were identified as having the potential to be individually listed on the national Register of Historic Places. An additional two hundred resources could be listed on the National Register of Historic Places as part of a historic district or multiple property nomination. Five historical signs are noted under City ordinance. They include the New Redmond Hotel sign, the Stockton's Cafe sign, the Cent -Wise Drug Store sign, the Larro Feeds sign and the Redmond Electric Company sign. City ordinance does not protect these signs from removal or alteration. As a result the Redmond Electric Company sign and the Larro Feeds sign have been removed In 1997, the Deschutes County Historic & Cultural Resource Program developed a historical walking tour brochure that highlighted twenty-nine historical resources within the downtown core. The State Historic Preservation Office, the Deschutes County Community Development Department and the Redmond Chamber of Commerce funded the project. ARCHEOLOGICAL RESOURCES Two areas within the City have been identified as having high archeological site potential, the Redmond Dry Canyon and the Redmond Caves. The Redmond Dry Canyon has been discussed in detail in Chapter 5, Parks, Recreation and Open Space. The City of Redmond and the Bureau of Land Management in 1997 entered into a joint agreement to manage, maintain and interpret the forty -acre parcel containing the Redmond Caves. THE DESCHUTES COUNTY LANDMARKS COMMISSION AND THE REDMOND HISTORICAL COMMISSION The Deschutes County Landmarks Commission oversees the protection of historic and cultural resources within the City of Redmond. The U.S. Department of Interior approved the Commission and accompanying historic preservation program as a Certified Local Government in 1986. A City historical commission has been established to locate, identify and preserve all significant records and artifacts that are important to the history of Redmond. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 73 Chapter 8 PUBLIC FACILITIES AND SERVICES ELEMENT BACKGROUND SANITARY SEWER SYSTEMS AND WATER FACILITIES In 1994 the City adopted the Water and Sewer Master Plan for City of Redmond which updated the City's 1987 Public Facility Plan sections on water and sewer. Because of the recent rapid growth in the Redmond UGB, as well as new environmental regulations, an update of the 1987 Public Facility Plan was budgeted by the City of Redmond Public Works Department for fiscal year 1998-1999 was completed, and the City has begun construction to expand the wastewater treatment plant. The city has adopted a sewer and water line extension policy to facilitate proper growth densities and line construction. Sewage Systems There are three types of sewage systems currently existing within the Redmond UGB - (1) City sewerwith subsequent treatment; (2) septictanks with drainfields; and (3) septic tanks with drill holes. The Master Plan is based on the ultimate elimination of all septic systems and connection to the City collection and treatment system. City Sanitary Sewer System Redmond's wastewater treatment plant is located in the Dry Canyon at the northern edge of the UGB. Sewage gets to the wastewater plant through sewer lines located all over town. These smaller sewer lines run into one main line located in the Dry Canyon. Afterthe wastewater is treated, it is piped approximately three miles to a 600 acre effluent disposal site where it is used to irrigate approximately 140 acres of grass or alfalfa used for feed. The solids portion of the effluent is also spread on the fields. The City of Redmond completed the wastewater treatment plant in 1978, with a capacity of .85 million gallons perday. In 1985, the plantwas expanded and today treats 1.3 million gallons of sewage per day. In addition to the treatment plant and approximately 80 miles of sewer lines, Redmond has nine pump stations. The City has begun another expansion of the treatment plant. This expansion will take place in two steps, each designed to last at least 10 years. The first phase will expand the plant to treat 3.29 million gallons of wastewater per day. The second phase of the expansion will increase the plant's capacity to 4.99 million gallons of wastewater per day. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 74 s Individual Sanitary Sewer Systems Individual sewer systems consist of septic tanks with drainfields and septic tanks with drill holes. These are regulated by Deschutes County Environmental Health. City Water System The City of Redmond water system is supplied through wells. There are 5 wells operational, which have a combined pumping capacity of 11.3 million gallons per day. The reservoir system consists of 3 reservoirs with a combined storage capacity of 5 million gallons. The water master plan shows a need for both pumping and storage capacities of 21 million gallons. The water distribution system is comprised of 3 pressure planes. There are approximately 74 miles of water main (1997), generally ranging in diameter size from 8 inches to 18 inches. There are smaller diameter mains in the older section of Redmond. Although the population has increased over the years the overall water production rates have remained fairly stable. In effect, the per capita consumption has decreased substantially since the mid 1980's. Redmond averages more than 300 gallons per person. These figures do include commercial and industrial flows which would inflate the actual per person. Of the approximately 4,600 - 4,700 city water services only 173 are not metered. When ownership changes on any of these 173 properties metering will be required. STORM DRAINAGE FACILITIES Dry wells and drill holes are used to dispose of the majority of surface drainage within the Redmond UGB. SOLID WASTE DISPOSAL The Negus Landfill and Transfer Station is a solid waste disposal facility that serves the northern portion of the County including the city of Redmond. It is situated on approximately 20 acres outside of the Redmond Urban Growth Boundary on a 2,000+/ - acres County property located off Negus Way northeast of Redmond. The facility is comprised of a municipal solid waste landfill, and a transfer station. These two operations are regulated under two separate permits issued by the Department of Environmental Quality (DEQ). The Landfill operated from sometime in the late 1960's until 1993. DEQ issued the first permit for the Landfill in 1972. The Landfill stopped accepting waste in 1993 and the transfer station was constructed at that time. The Landfill is now regulated as a closed landfill. The County performs pst closure care at the facility consisting of landfill cover maintenance and surface water management. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 75 The Transfer Station consists of facilities that allow the disposal of private and commercial trash into large trailers which are then transported to Bend for land filling at Knott Landfill. Facilities for the deposit of source separated recyclables are also present. These consist of 30 cubic yard boxes that are transported to Bend for processing prior to shipment to markets. The DEQ permit for the Negus Landfill and Transfer Station is valid through the year 2004 at which time an application for renewal must be made. Deschutes County is in the process of updating it's Solid Waste Management Plan (SWMP). During the 20 year planning period addressed in the SWMP the current landfill in Bend will reach capacity. The continued operation and/or configuration of the Negus Landfill and Transfer Station could be affected by the decisions regarding future disposal after Knott Landfill closes. CENTRAL OREGON IRRIGATION DISTRICT Central Oregon Irrigation Districtdoes not supply water for domestic use. ltdoes, however, supply surface water for irrigation and some industrial uses within the UGB. Central Oregon Irrigation District (COID) is closely associated with the development ofthe Central Oregon Area through reclamation via irrigation. Beginning around 1900, initial interest, study and development, triggered the reclamation of some 85,000 acres of land under provisions of the Carey Act. Most of this land is presently contained within the District after passing through the administration of previous companies and being organized under the Central Oregon Irrigation District in 1917. Approximately 8,000 acres within the Redmond Urban Area are served by the District. With a few exceptions, the majority of the land lies west of the Pilot Butte Canal, and the remainder adjoins the canal to the east. Based on a 1966 District land classification survey, it was determined that approximately 670 acres of the total district segregation was provided water for municipal and industrial purposes. However, the principal function of the district is irrigation for agriculture, with provisions for domestic, municipal and industrial uses. The City of Redmond is presently utilizing only a small amount of this municipal and industrial water. At the time of land division, or development , COID continues to request that unused water rights be re -distributed to the District. OTHER URBAN UTILITIES Utilities such as telephone, cable TV, electric, and natural gas are currently provided by private companies or cooperatives. Historically, the planning and siting of future private utility facilities has not been incorporated into the Redmond Urban Area Comprehensive Plan. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 76 Electric The Redmond UGB is served by two electric power companies - Pacific Power (PacificCorp ) and Central Electric Cooperative (CEC). Pacific Power primarily supplies the incorporated city; CEC serves some of the newly annexed areas and most of a vast rural area of the county outside the UGB. Statistical data is not specifically developed forthe UGB by the utility companies, however, both companies have indicated that they anticipate being able to readily supply the projected growth for the year 2020. They have cited several supporting factors for this conclusion. Primarily, their programs include additional sources of power supply in the northwest, i.e. natural gas fired plants, renewable resources, conservation, and improved efficiencies at existing plants, plus power exchanges with other regions to take advantage of differing times of peak power demands. These utility companies believe that weatherization and energy conservation programswill continue to help reduce overall increases in power consumption. Both utility companies have supported strong building codes that have resulted in more efficient energy use and have extended the longevity of electrical energy resources. Pacific Power indicates that it is likely to need a new substation on the south end of Redmond to serve the projected growth within the UGB to 2020. Central Electric Cooperative indicates that it will not need additional substations to serve the projected growth within the UGB to 2020. Both Pacific Power and CEC's planning policy is to locate their substations as close to the load center as possible, to get a more economical distribution. The utility companies express concern about the unwillingness of citizens and permitting bodies to allow substations and connecting sub -transmission lines to be located in urban areas, and are making efforts to develop aesthetic design standards to help alleviate the problem. Both utilities have underground installation policies and programs. Although the installation of underground utilities presents unique design, construction, and operating challenges, underground is a generally accepted standard in new developments. Pacific Power's rules and regulations are under the jurisdiction of the Public Utilities Commission. Cost and service reliability considerations most often preclude the underground installation of such main distribution lines and power lines of 69,000 to 115,000 volts classified as sub - transmission lines. Natural Gas Gas is supplied by Cascade Natural Gas Corporation, which is expanding facilities to serve a large portion of the Central Oregon area. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 77 The company's main pipeline runs east of the community through mostly publicly owned, undeveloped lands. This is a significant advantage to the gas company, as it eliminates negative impact that would otherwise resultfrom running through higherdensity residential areas. The company has developed strict policies affecting land use and transportation to protect the utility from liabilities it may encounter from incompatible land uses, road crossings, etc. The gas company indicates that it can adequately serve the existing population and that it has the capability to expand its facilities to include all of the Redmond UGB and the projected growth to the year 2020. It is currently expanding its facilities to new residential areas on the west side of the community, as well as providing for expanded needs of the Redmond Airport area and its future development. The company has expended a great deal of funds on research and expansion studies, which indicates a trend for increased future use of natural gas under more economical conditions than electric powercompanies can provide. Like the electric power companies, Cascade Natural Gas Corporation supports extensive weatherization programs to help minimize energy consumption and facilitate energy conservation goals. PUBLIC SERVICES AND FACILITIES Police Protection Police services in the Redmond UGB are provided primarily by the City Police Department and the Deschutes County Sheriff's Department. Additional community growth will place increasing demands on these services. The Redmond Urban Area, as well as the County as a whole, is experiencing an increase in crime. As the population has increased, so has the number of crimes reported to the Redmond Police Department. However, the rate of crime has remained relatively stable. In 1989 the rate of crime per 100 population was 22.04 and in 1996 the rate of crime per 100 population was 22.08. With the population increases projected over the next 20+ years, it is expected that additional personnel to deal with crimes, traffic congestion and accidents associated with increased population will be required. A police facility constructed in 1998 includes a municipal court room which will serve as the City Council Chambers. This facility will provide housing for the Police Department for the next ten to fifteen years without any additions. The longer range plan is that, when the City constructs a new City Hall, a permanent Municipal Courtroom and Council Chambers will also be included in that facility. The current Deschutes County jail and new juvenile correctional facility are adequate for the immediate future. These are located at the north end of Bend. If the population in the County population grows as projected, additional facilities will be needed before 2020. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 78 Fire Protection The Redmond Rural Fire Protection District is the official agency responsible for fire protection within the Redmond UGB. The City of Redmond currently has one central fire station located at Dogwood Avenue and an Aircraft Rescue Fire Fighting - ARFF station at the airport. In addition, two fire stations, located outside of the UGB, and owned by the Rural Fire District, provide additional response capability to the City. The Urban Growth Boundary is approximately 14 square miles in area. Because of the anticipated growth and the location of Redmond's residential neighborhoods relative to the existing fire stations, Redmond will need at least two new station locations, north and south, plus the relocation of the main central facility out of the downtown core area before the year 2020. City Hall City Hall is located at 716 SW Evergreen Avenue. It houses the City's Administrative Offices, Finance, Water, Community Development, Computer Services and Human Resources. Additional municipal offices and/or parking may be required by the year 2020. Public Works Facilities The City of Redmond Public Works is located at 875 SE Sisters Avenue north of the airport. Parks, streets, sewer and water maintenance are managed from this office. These facilities will not be adequate for the planning period to 2020. School District No. 2J Redmond School District 2J has six elementary schools, two middle schools and one high school serving a student population of 5,135 students grades K-12. Two of the elementary schools, Terrebonne and Tumalo are located outside the Redmond Urban Growth Boundary. School District No. 2J serves a school district population estimated at 27,783 in 1997. The District has experienced an average 3.4% student enrollment increase in the school years 1990 - 1997. Redmond School District No. 2J no longer has an inventory of undeveloped land to use for new school sites or to use in trade for school sites. The District believes that property acquisition should become a priority given the necessity for having land on which to build near the area as experiencing the largest population growth. Population growth in the southwest and northwest areas of the Redmond community have alerted school officials to begin inventorying available sites. The sites would have to meet certain specifications for size, i.e. 15 acres for an elementary school, 20 - 25 acres for a middle school, and 40+ acres for a high school. The District intends to continue the development of neighborhood schools and explore partnering with other community service agencies, etc. in response to future student enrollment increases. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 79 a Deschutes County Convention and Fair Center The Deschutes County Convention and Fair Center opened in 1998 on 320 acres south of the airport. The site will have convention facilities with a seating capacity of 1,200 persons. In addition, a 120,000 square foot inside arena will seat 4,000 in fixed seats plus additional floor seating for a total seating capacity of 7,500 will be available. The Fair Board will continue to operate the annual Deschutes County Fair. During the remaining portion of the year the facility will be devoted to other activities. The convention activity, trade shows, etc. will impact not only Redmond but Deschutes County as well. There will be spill over lodging, food, and entertainment activity and demands on public facilities. Hospitals There are two hospitals serving the Redmond area: St. Charles Medical Center in Bend (181 beds) and the Central Oregon District Hospital (48 beds) in Redmond. Both hospitals are primarily funded by their own operations. Central Oregon District Hospital receives money from its special district through taxes. FINDINGS Sewer and Water 1. The city's sewer and water plans are adequate to accommodate the urban area projected population to 2015. 2. A Public Facility Plan was adopted by the City in 1987. It is a support document to the Redmond Urban Area Comprehensive Plan. 3. The 1987 Public Facility Plan is based on an Urban Growth Boundary population of 24,000 persons. However, this update of the 1987 Periodic Review projects a 37,686 population for the Redmond Urban Growth Boundary by the year 2020. Because of the recent rapid growth in the Redmond UGB as well as a number of associated factors funds for the development of a new public facilities plan has been budgeted by the City of Redmond Public Works Department for fiscal year 1998-1999. 4. The Water and Wastewater Master Plan updated those sections of the Public Facility Plan and was adopted by the City in 1995. 5. The timing and location of expanded sewer and water facilities are factors which direct urban expansion. 6. The city has adopted a sewer and water line extension policy to facilitate proper Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 80 growth densities and line construction. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 81 7. There are areas within the Urban Growth Boundary which are not served by sewer and/or water systems but are included in the plans to accommodate the projected population to the year 2015. 8. Private independent utility providers can create serious management problems and can impede the logical and economical extension of city sewer and water services. 9. Of the approximately 4,600 - 4,700 city water services only 173 are not metered. When ownership changes on any of these 173 properties metering will be required. Solid Waste Disposal 1. Desci ;utes ; 1. Additional sources of electrical power are being developed in the northwest. 2. The Redmond area's serving electrical power companies, Pacific Power and Central Electric Cooperative, can adequately serve the projected growth, to the year 2020, for the Redmond Urban Growth Boundary. 3. Additional power substations and associated subtransmission and distribution lines will be required to serve the UGB, as growth occurs. 4. Power substations are frequently not well received by nearby property owners. Careful site planning and physical design can reduce adverse effects, but a healthy community cannot be served withoutthe construction of such facilities in reasonable proximity to load centers. 5. Weatherization programs and other energy saving development codes will assist in facilitating energy conservation goals and extend the availability of electrical energy resources. 6. Both Pacific Power and CEC have line extension policies that accommodate installation of underground distribution lines which serve development. Although underground electric utilities add to the cost of development they do enhance the aesthetic quality of an area. Gas 1. Cascade Natural Gas Company can adequately serve the projected growth to the year 2020 for the Redmond Urban Growth Boundary. 2. Natural Gas is underutilized in the community. Jean Wood and Michael Houser will determine Findings wording. PUBLIC SERVICES AND BUILDINGS Police Protection 1. Police services in the Redmond UGB are provided primarily by the City Police Department and the Deschutes County Sheriff's Department. Additional community growth will place increasing demands on these services. 2. Crimes can be reduced by proactive community partnerships which provide diversion, treatment and recreational opportunities. 3. The City of Redmond will construct a new police facility in 1998 which will include a municipal court room that will serve as the temporary City Council Chambers. The Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 83 n facility will provide housing for the Police Department for the next ten to fifteen years without any additions. The longer range plan is that, when and if the City constructs a new City Hall that a permanent Municipal Courtroom and Council Chambers will also be included in that facility. Staff will confer on the police station plan. Will revisit finding. 4. The current Deschutes County jail and a new juvenile correctional facility are adequate for the immediate future. These are located at the north end of Bend. If county population grows as projected in Deschutes County, population projections, additional facilities will be needed before 2020. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 84 Fire Protection The Redmond Fire Department is the official agency responsible for fire protection within the City of Redmond and Deschutes County Fire District #1. 2. Currently the City provides a high quality of fire protection and ambulance service. Future growth will bring increased demands on these services. To adequately provide these services, facility expansion will be needed early in the planning period. 3. The City of Redmond currently has one central fire station and one minimum FFA approved facility at the airport. A new airport station (Aircraft Rescue Fire Fighting - ARFF) is scheduled to be constructed in 1998, with the majority of the cost being born by an FAA grant. 4. Presently, there is discussion regarding the possibility of enlarging the ARFF facility to jointly house City fire apparatus and personnel . A master plan for the Redmond Fire Department and the Rural Fire District, scheduled for 1998, will evaluate this option. 5. The City established in the 1996-1997 Goals minimum service levels for fire and ambulance response times. 6. Distance to fire stations and adequate, year round water supplies are major factors in determining insurance ratings for residential and commercial property owners. 7. The Redmond Fire Department is responsible for providing structural, passenger aircraft and wildland fire protection. Additionally, staffing and equipment is also provided for regional hazardous material emergencies. 8. No permanent training facility that provides essential field training is available. 9. The City of Redmond and Deschutes County have adopted, by ordinance, the 1994 Uniform Fire Code. All new buildings, proposed residential subdivisions and large multi -family dwellings receive fire and life safety reviews prior to development. Existing commercial and industrial buildings receive fire and life safety inspections on a complaint basis only. 10. The Redmond Fire Department is responsible for providing public education and fire safety awareness to the general public. Additionally, fire and life safety plan reviews are provided by a full time fire risk manager on all new commercial construction and multi -family dwellings/residential subdivisions. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 85 11. Smaller lot sizes have minimum side setbacks which increase the possibility of fire involving more than one structure. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 86 City Hall 1. City Hall facilities are located at 716 SW Evergreen Avenue. City departments housed here include Administration, Finance, Water, Human Services, Computer Services, and Community Development (which includes the Planning and Building Divisions). 2. Additional municipal offices and/or parking may be required by 2020. 3. Local government offices should be continued to be located near the Central Business District, for the convenience of those dealing with them. This policy has been tabled, until further committee discussion. Public Works Facilities 1. The City's Public Works Facilities at 875 SE Sisters Avenue will not be adequate for the planning period to 2020. School District No. 2J 1. Redmond School District 2J has six elementary schools, two middle schools and one high school serving a student population of 5,135 students grades K-12. Two of the elementary schools, Terrebonne and Tumalo are located outside the Redmond Urban Growth Boundary. 2. Redmond schools currently exceed or are at design capacity. 3. The major contributor to the need and costs for additional schools is additional students. 4. The school district opened two new schools in 1995 - The Vern Patrick Elementary School and the Hugh Hartman Middle School. Both schools are located in newer residential areas. 5. The location and development of school facilities has a significant impact on residential areas, transportation systems and the development and location of public facilities and services. 6. State land use goals and guidelines require cooperation and coordination in land use decisions between the city, county and the school district. 7. Combining schools and parks results in cost benefits to the public as well as combined activities. 8. Schools that are properly located within walking distance of residential areas within Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 87 the Urban Growth Boundary will minimize bus traffic. 9. Future residential development has major impact on the location of schools. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 88 c Deschutes County Library 1. Increased demands resulting from the projected growth rate will require an expansion of library services and facilities. Deschutes County Fairgrounds 1. The proposed Deschutes County Fair plan includes the following: A. Convention facilities with a seating capacity of 1,200. B. A 120,000 square foot inside arena seating 4,000 in fixed seats plus additional floor seating for a total seating capacity of 7,500. 2. The Fair Board will continue to operate the annual Deschutes County Fair. During the remaining portion of the year the facility will be devoted to other activities. 3. The convention activity, trade shows, etc. will impact not only Redmond but Deschutes County as well. There will be spill over lodging, food, and entertainment activity and demands on public facilities. Hospitals 1. There are currently two hospitals serving the Redmond UGB, St. Charles Medical Center, Bend, and Central Oregon District Hospital, Redmond. Central Oregon District Hospital will be developing a master plan in 1999 for future facility needs. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 89 c c , Chapter 9 TRANSPORTATION ELEMENT Transportation system management (TSM) improvements are intended to optimize the carrying capacity of the Redmond Urban Area transportation system. TSM improvements include controlling driveway locations, prohibiting on -street parking, building raised medians, signal construction at intersections, creating turning and merging lanes. Access Management Techniques The number of access points to an arterial or a collector can be restricted through the following techniques: Restricting spacing between access points (driveways) based on the type of development and the speed along the arterial or collector Sharing of access points between adjacent properties Providing access via lessor order streets where possible Constructing frontage roads along arterial streets to separate local traffic from through traffic Providing service drives to prevent spill-over of vehicle queues onto the adjoining roadways Providing acceleration, deceleration, and right turn only lanes on arterials Offsetting driveways to produce T -intersections to minimize the number of conflict points between traffic using the driveways and through traffic Installing median barriers to control conflicts associated with left turn movements Installing side barriers to the property along the street to restrict access width to a minimum These access management restrictions are not intended to eliminate existing intersections or driveways. Rather, they shall be applied as new development occurs. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 90 TRANSPORTATION DEMAND MANAGEMENT MEASURES Through transportation demand management, the peak travel demands could be reduced or spread to more efficiently use the transportation system, rather than building new or wider roadways. Techniques which have been successful and could be initiated to help alleviate some traffic congestion include car pooling and vanpooling, alternative work schedules, bicycle and pedestrian facilities. LAND USE AND TRANSPORTATION Redmond has a land use pattern that provides for primarily residential on the west side of the city and primarily industrial on the east side, with a commercial core along Highway 97. This pattern separates residences from industrial development which is appealing to many people; however, it also means that many people traveling to and from work must get on and/or cross Highway 97. Within this general pattern, land use densities are fairly high in Redmond, particularly where new residential development is occurring. The higher densities help keep the city more compact and help to reduce average trip lengths. PEDESTRIANS AND BICYCLISTS A Bikeway Master Plan was prepared by David Evans and Associates, Inc. for the City of Redmond in June of 1992. This plan was accepted by the City. The elements of the plan have been incorporated in this Transportation Element and the Transportation Plan Map. Bikeways Bike Paths. A bike path is physically separated from motorized traffic by an open space or barrier. Bike paths are entirely separated from the roadway but may be within the roadway right-of-way or within an independent right-of-way. A cornerstone of the bicycle system is the development of a central bike path along the length of the Dry Canyon and along the irrigation canal system. Approximately, two (2) miles of the path has been completed, with the rest expected to be built north of Highland Avenue in 1998. There are approximately 16+ miles of existing bikeways within the City. However, these are generally fragments of lanes and are not connected to one another. Bike lanes. Generally bicycles share the roadway with other vehicles. A bike lane is a space on the road shoulder delineated from the adjacent vehicle travel lane by a solid white striped line. Bike lanes are constructed on both sides of the street and promote travel in the same direction as the adjacent traffic. Bike lanes will be required on all new arterials and major collectors. Most city streets are relatively wide (36 to 40 feet wide curb -to -curb) and are not striped. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 91 � ) 1 Some outlying roads are only about 20 feet wide with no shoulders. Bike Parking Facilities. Unsheltered racks are provided at the schools by the School District Transportation Department. A few school staff who ride bicycles generally park inside. Public racks are available at the library and at several other public and private locations throughout the city. Pedestrians Although sidewalks have been required on all residential streets constructed since 1981, most of Redmond's arterial and collector roadways, with the exception of the downtown core and some new residential areas, do not have any sidewalks for pedestrians. As noted above, Redmond does have fairly wide (36 to 40 feet wide curb -to -curb) streets, which offer some space between pedestrians and motorized vehicles. However, a curb and sidewalk provide a physical and visual barrier that is safer and far more comforting to pedestrians. Many of the roads which do have sidewalks do not have continuous paved paths on both sides of the road. Some have sidewalks on one side only, while others have pieces of sidewalks along certain parcels but not along others. Often, the paved section switches from one side of the street to the other, forcing the pedestrians to cross back and forth or to walk in the street. The recommended street standards in the Transportation Systems Plan specify that all streets be provided with 5 -foot -wide sidewalks on each side of the street except in commercially zoned areas where the sidewalk would be 8 feet wide. PUBLIC TRANSPORTATION Public transportation in Redmond consists of a minibus for local trips for elderly and disabled residents, van shuttle for trips to Redmond and Bend, and bus line service for long distance trips. No specific expansions of any of these services is currently planned by any of the transit providers; however, increased usage of these services shall be encouraged. Although the city has no local fixed route transit service at this time, the City of Bend will be considering fixed -route transit service when it reaches the population threshold to support it. Coordination between the two cities may result in regular fixed -route transit service between Bend and Redmond. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 92 AIR AND RAIL Kan Service Burlington Northern Santa Fe Railroad provides freight service to Redmond with a railroad line on the east side of town. The rail line serves the industrial area east of Highway 97. It has spurs at several locations including the area south of Sisters Avenue, and the area from Ochoco Highway to Hemlock Avenue. Air Service Roberts Field Redmond Municipal Airport is located in the southeast quadrant of the city. The airport entrance is located off of Airport Way, about one half mile south of Sisters Avenue. The airport provides daily commercial passenger service and package service to Portland and Seattle on two carriers, Horizon Air and United Express. The Redmond Airport Master Plan is currently in the process of being updated. The Airport Master Plan structure is similar to the Transportation System Plan, as it includes an inventory of existing facilities and land use, aviation forecasts, a demand/capacity analysis, airport plans, and a development program. WATER TRANSPORTATION SERVICE Redmond has no waterborne transportation service. PIPELINE SERVICE Redmond is served by two major natural gas transmission lines operated by Pacific Gas Transmission Company. These lines parallel Highway 97 through the central Oregon corridor from California to Canada. Cascade Natural Gas provides the gas service to Redmond. THE STREET SYSTEM he street system is the basis of the Transportation Plan. It is composed of a wide range of arterial, collector and local streets. The arterial and collector street network is illustrated on the Redmond Urban Area Transportation Plan Map. To ensure that there are alternate routes for local traffic, which in turn creates a more pedestrian and bicyclist friendly community, Redmond has a grid policy for street connectivity . To this end, public through streets should have an average spacing of approximately 660 feet. The only exceptions to this spacing standard should result from natural or man-made barriers such as Dry Canyon, Pilot Butte Canal, Highways 97 and 126, and BNSFRR railroad tracks. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 93 t. !N V 0 h Arterial Streets Arterial streets form the primary roadway network within and through a region. They provide a continuous roadway system which distributes traffic between neighborhoods and other parts of the community. Generally, arterial streets are high capacity roadways which carry high traffic volumes with minimal localized activity. Arterial streets are further subdivided into minorand majorarterial streets. The designation of minor or major is dependent on the traffic volumes and the size of the region served. Minor arterial streets generally serve a smaller region, thus carrying lower traffic volumes than major arterial streets. Major Arterial Streets Major arterial streets are intended to serve as primary routes for travel between major urban activity centers and are equivalent to ODOT's classification of principal arterial. These streets function in a similar manner to minor arterials but generally carry a much higher traffic volume. Major arterial streets have bike lanes. The following are designated major arterial streets: Highway 97 - from the south UGB to the north UGB, including those parts of the downtown couplet on 5th and 6th Street. Highway 126 - from the east UGB to the west UGB, including Highland Avenue and the extension of Highland Avenue east to Highway 126. Minor Arterial Streets Minor arterial streets are intended to move traffic, loaded from collector streets, between areas and across portions of a city or region. Residential property shall not face or be provided with access onto arterial streets. Minor arterials have bike lanes. The following are designated minor arterial streets. Airport Way/E. 91h Street - from Yew Avenue to Maple Avenue. South Canal Boulevard - from the south UGB to Highland Avenue, vicinity SW 91h Street 27th Street - from Yew Avenue to Maple Avenue Yew Avenue - from Airport Way to 27th Street Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 94 y' '+ -1 Sisters Avenue - from Highway 126 to S. Canal Blvd. Evergreen Avenue - from E. 91h Street to 6th Street (until Highland Avenue extension is completed) Maple Avenue - from E. 9th Street W. 27th Street N. Canal Blvd - from Hwy 97 to Maple Avenue Collector Streets Collector streets connect local neighborhood streets to the arterial network. Redmond has a fairly extensive collector system. Some of the key collector streets parallel Highway 97 and may serve as alternate routes to the highway as it becomes congested. A major collector street includes bike lanes with no parking permitted. Designated major collectors include: Lake Road/S. 3`d Street - from Sisters Avenue to Evergreen Avenue North Canal Boulevard - from Maple Avenue to the northern UGB NW 91h Street/Canyon Drive/NW 10th Street - from Maple Avenue to the north UGB SW 11th Street - from Obsidian Avenue to Highland Avenue 23rd Street/Rimrock Way/ 19th Street - from Salmon Avenue to canyon rim vicinity Quince Avenue 35th Street - from Salmon Avenue to Hemlock Avenue (UGB) Wickiup Avenue Reservoir Drive/Wickiup Avenue - from S. Canal Blvd. To Hemholtz Way (UGB). Odem Medo Road - from Highway 97 to S. Canal Boulevard Salmon Avenue - from S. Canal Boulevard to 27th Street Salmon Avenue/Quartz Avenue - from Airport Way to S. Canal Boulevard Obsidian Avenue - from S. Canal Blvd. To S. Canyon Drive Antler Avenue - from E. 9th Street to 6th Street Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 95 P 4� & a G Black Butte Avenue/Antler Avenue - from 511 Street to 35th Street (UGB) Hemlock Avenue - from E. 91h Street to N. Canal Boulevard Hemlock Avenue - from 19th Street to 35th Street (UGB) Kingwood Avenue - from N. Canal Boulevard to Hwy. 97 King Way/Spruce Avenue - from east UGB to NW 10th Street Minor collector streets do not have bike lanes but do have parking. Designated minor collector streets include: W 91h Street - from Highland Avenue to Ivy Avenue SW 15th Street/Canyon Drive/Dogwood Avenue/Canyon Drive/ 91h Street from Quartz Avenue to Maple Avenue South Canyon Drive - from Quartz Avenue to Highland Avenue 43rd Street - from S Canal Boulevard to Reservoir Drive Helmholtz Way - from Wickiup Avenue (UGB) to Quartz Avenue (UGB) Salmon Avenue - from 27th Street to 35th Street Quartz Avenue - from S. Canal Boulevard to Helmholtz Way (UGB) Dogwood Avenue - from N. Canal Blvd to N. Canyon Dr. Kingwood Avenue - from Hwy. 97 to North Canyon Drive Local Streets A local street provides direct access to abutting properties. Through traffic movements should be discouraged, although some traffic from other local streets in the same neighborhood may be expected. Trip lengths on local streets are normally short and traffic volumes are lower. Because of this local streets may be narrowerthan collector streets to encourage slower travel speeds. The following local streets are designated to be connected to the State Highway system. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 96 Q The intersection of Sisters Avenue and Highway 126 An undesignated local street access between the Sisters Avenue - Hwy. 126 intersection and the eastern UGB The intersection of 31 st Street and Hwy. 126 The intersection of Quince Avenue and Hwy. 97 An undesignated local street access halfway between Quince Avenue and Maple Avenue Street Layout Most Redmond roadways are laid out in a grid pattern. Block sizes are typically 300 feet to 330 feet each side (although some are 280 feet). Several natural features disrupt the grid system causing discontinuities and odd -shaped blocks. These features include Dry Canyon and Forked Horn Butte. Manmade features such as Pilot Butte Canal, the railroad, and large school lots also divide up the city. One of the major circulation barriers is Dry Canyon. The canyon runs north -south through town about one half mile west of Highway 97. It is deepest to the north and shallowest to the south where it ceases to become a barrier. There are currently only two major canyon crossings: Antler Avenue and Highland Avenue (Highway 126). From the north, all traffic must travel to one of these crossings in order to travel east -west across the city. Pilot Butte Canal is also a barrier to traffic circulation. It also runs north -south, adjacent to Canal Boulevard for most of its length. The canal crossings are more numerous than the canyon crossings but they still disrupt the grid system. Existing crossings include: King Way, Maple Avenue, Hemlock Avenue, Antler Avenue, Evergreen Avenue, Pumice Avenue, Odem Medo Road, and Yew Avenue. The Burlington Northern Santa Fe Railroad line runs north -south on the east side of town. North of Highway 126, it is nearly adjacent to Pilot Butte Canal. Crossings are possible at King Way, Maple Avenue, Hemlock Avenue, Antler Avenue, Evergreen Avenue, Sisters Avenue, and Airport Way. Additional at -grade crossings will be difficult to obtain because of safety concerns at rail crossings. Forked Horn Butte is located in the southwest quadrant of the city. Because of the steep grades on the butte and the relatively sparse development, there is currently only one access route. However, this area has become a major focus of active residential development. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 97 IMPLEMENTATION Implementation of the Redmond Urban Area Transportation Plan will require changes to the City and County zoning codes and preparation by the City of a 20 -year Capital Improvement Program (CIP) to detail what transportation system improvements will be needed as Redmond grows and provides a process to fund and schedule the identified transportation system improvements. Ultimately, the transportation system CIP should be integrated into the existing City CIP, Deschutes County CIP, and the ODOT STIP. This integration is important since the Transportation System Plan proposes that all three governmental agencies will fund some of the transportation improvement projects. FINDINGS State Highways 1. Redmond is served by three state highways: Highway 97 (The Dalles-California Highway), and Highway 126, which is divided into the McKenzie Highway west of Redmond and the Ochoco Highway east of Redmond. These roadways are managed and maintained by ODOT. 2. The 1991 Oregon Highway Plan (OHP) classifies the state highway system into four levels of importance (LOI): Interstate, Statewide, Regional, and District. ODOT has established primary and secondary functions for each type of highway and objectives for managing the operations for each one. Redmond has no Interstate, Regional, or District Highways. Highway 97 is classified as a highway of statewide significance. It is the focus of the downtown commercial development and carries the greatest amount of traffic in the city. It is a five -lane highway both north and south of the downtown commercial district where it separates into a one-way couplet. From O'Neil Highway to the north end of the couplet, there are two travel lanes in each direction with a center refuge lane for vehicles turning left. The couplet runs southbound on 6th Street and northbound on 5th Street with two travel lanes in each direction plus parking. 3. Highway 126 is an important east -west route through Oregon. West of Redmond, Highway 126 is known as the McKenzie Highway. It extends westward from Redmond, passing through Sisters and Eugene, and eventually connects with the Coast. East of Redmond, Highway 126, also known as the Ochoco Highway, extends to Prineville, connecting with Highway 26 to access eastern Oregon. Within the city, Highway 126 travels overseveral roadways. The McKenzie Highway connects with Highland Avenue which intersects with Highway 97. From this intersection, Highway 126 turns northeastward, running along Canal Boulevard before turning eastward again on Evergreen Avenue. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 98 4 4. The commercial zones are focused around Highways 97 and 126. With the exception of a few small pockets, residential zoning is located west of Highway 97. The east side of Highway 97 is primarily manufacturing. Because of the commercial development along Highway 97, a large percentage of the local traffic is concentrated in the highway corridor. 5. Highway 97 is the principal north -south route through central Oregon. For the City of Redmond, it also serves as the main thoroughfare in the downtown commercial district. As a result, it carries high volumes of local traffic as well as many semi -trailer trucks, log trucks, and recreational vehicles passing through town. The high through volumes combined with the increasing local traffic volumes are resulting in congestion, especially where Highway 97 intersects with Highway 126. 6. To the east of Highway 97, the airport and industry are the predominant land uses while the western half of the city is mostly residential. This separation of uses by zoning results in many trips between home and work having to cross Highway 97. Bicycle and Pedestrian Systems 1. Bicycle usage is fairly low (less than 1 percent) at the present time but there are currently few roadways with dedicated bicycle lanes on them. 2. Pedestrian activity is at a moderate level but walking is decreasing as a mode of travel to work. Many citizens expressed concern about the high traffic volumes, especially trucks, on Highway 97. Street Systems 1. Most Redmond roadways are laid out in a grid pattern. Block sizes are typically 300 feet to 330 feet each side (although some are 280 feet). Several natural features disrupt the grid system causing discontinuities and odd -shaped blocks. These features include Dry Canyon and Forked Horn Butte. Manmade features such as Pilot Butte Canal, the railroad, and large school lots also divide up the city. 2. Most of the major road segments in Redmond were operating at LOS D or better in 1992, indicating minor congestion during peak periods. However, there are a few locations where 1992 traffic volumes were at or near capacity. The Sisters Avenue approach to Highway 97 was very near capacity, as was the Evergreen Avenue intersection with 6th Street. Kingwood Avenue also appeared to be an area where motorists were experiencing noticeable delays during peak periods. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 99 Q - L, 'A Transportation Financing 1. The City of Redmond has seen significant increases in its capital outlays for transportation. Over the past two years, expenditures for capital outlay have more than tripled 2. Historically, the City of Redmond has accounted for transportation funding sources through a special revenue fund, the Street Fund. A significant percentage of the City's Street Fund revenues comes from state gas tax revenues. Other revenue sources for the Street Fund have included property taxes, county forest receipts, system development charges, and interest earnings. Expenditures from the account are typically used for the construction, improvement, maintenance, and operation of public roads, highways, streets, and roadside rest areas. 3. In April 1996, the City of Redmond adopted a transportation system development charge. It is anticipated that the recently adopted SDC will generate about $12.9 million over the next 20 years. 4. The City of Redmond adopted an Urban Renewal Plan for its downtown area. Included within the plan is tax -increment financing for approximately $5.5 million in transportation improvements that are included in the Transportation System Plan proposed capital improvements. 5. The Highland Avenue Extension is a project in the development stage of ODOT's draft 1998-2001 State Transportation Improvement Program (November 1996). An environmental document is scheduled for Federal Fiscal Year 2002. Comprehensive Plan Addendum Adopted by City Council May 22, 2001 Page 100 FINDINGS DOCUMENT JUNIPER GOLF COURSE EXCEPTIONS STATEMENT FINDINGS OF FACT: 660-004-0022 — Reasons Necessary To Justify an Exception Under Goal 2, Part II(c) PURPOSE AND NEED Statewide Planning Goal 8: Recreational Needs requires that local jurisdictions satisfy the recreational needs of the state and visitors and, where appropriate, to provide for the siting of necessary recreational facilities including destination resorts. Due to factors beyond its control, the City of Redmond is forced to relocate the Juniper Golf Course to an alternative location. The property occupied by the existing Juniper Golf Course was obtained by the City on a patent for airport purposes with the approval of the Federal Aviation Administration (FAA). The City leased the property to the Juniper Golf Course to be used as a public golf course for a period of 50 years. In 1985, the Redmond Public Building Corporation, a 501(3)(c) non-profit corporation, took over the lease on the golf course. The Juniper Golf Course is currently bounded on three sides by industrial and commercial lands subject to lease restrictions set by the FAA. The FAA has advised the City of Redmond that, when the golf course lease is renewed in 2006, the City will be required to collect rent based on the market value of the property. During the past 10 years the value of the land around the golf course has increased, and is now $2.50-$3.00 per square foot. A market value -based rental rate would make it prohibitively expensive to continue operation of the golf course in its current location. In order for reasonably priced public golf to remain available for the residents of Redmond, it is necessary for the golf course to relocate to a more affordable but accessible site. Statewide Planning Goal 11: Public Facilities and Services prohibits the extension of sewer systems or sewer lines outside of urban growth boundaries. There is a need to provide sewer service to the proposed Juniper Golf Course. The subject property is adjacent to and south of the existing Redmond UGB. The new Deschutes County Fairgrounds has been constructed adjacent to and northeast of the subject property. The construction of the Fairgrounds has brought a city street and services within close proximity of the site. The proposed golf course facility will be an urban use and needs to have urban facilities provided to serve the site. The success of the proposed re -location of the Juniper Golf Course is predicated on receiving approval of a land lease from the Bureau of Land Management (BLM). The City of Redmond and the BLM have entered into a proposed land lease agreement to the Redmond Public Building Corporation for 181.34 acres for a public golf course to replace the existing Juniper Golf Course. The Recreation and Public Purposes Act authorizes the sale or lease of public lands for recreational purposes to state and local governments and to qualified non-profit organizations. The proposed action includes the lease of land for a period of development, with the possibility of eventual sale of the land upon completion of the golf course to the City of Redmond Public Building Corporation. It Is important to recognize the fact that the City of Redmond Public Building Corporation is a city function and that the proposed golf course would be a city facility and should be located with the city's urban growth boundary. The Public Building Corporation anticipates that once city sewer and water facilities are available to the site, they would request annexation into the Juniper Golf Course Exceptions Document it �� G�m�rcr Ne. Za�r-026 4127 0 city limits. The subject property is adjacent and south of the Redmond UGB. The subject property is described as being located in the NE 1/4 and that portion of the NW 1/4 of Section 32 lying east of the Burlington Northern Railroad tracks and north of the Central Electric Co - Operative powerline in Twn.15S., R. 13E., consisting of approximately 181.34 acres. The proposed improvements to the site include the following: 18 hole par 72 golf course; practice driving range; putting greens; putting course; clubhouse/pro-shop; parking area; connection to City water and sewer for the clubhouse; golf cart storage building; maintenance facilities; a well for irrigation water; and ponds or other water features. The existing Juniper Golf Course is the only 18 -hole public golf course within the City of Redmond. There are three other public golf courses in the Redmond area, including Eagle Crest Resort, the Ridge, and the Greens at Redmond. Only the Greens at Redmond has lower fees than Juniper Golf Course. However, the Greens at Redmond has only nine holes, which does not offer a similar experience to a 18 -hole course. Of the 16 public courses located in Central Oregon area (Redmond, Bend, Madras, Prineville, La Pine, Sisters and Sunriver), only three dedicated 18 -hole courses charge less than the Juniper Golf Course. The City of Redmond's Comprehensive Plan shows that there is approximately 236.5 acres of city park land currently located within the City of Redmond urban growth boundary; however, with the exception of the Dry Canyon, there are no parcels of the size required for a golf course. Table 1 ACTIVITY FACiL1lE�APRO.IECTED DEEDS Facility Standard Existing Inventory Year 2020 Per 1000 persons Acres per facility Total Facilitie s Total Acres Facilitie s needed Acres Needed Low Hig h Informal Softball Fields 1/3,000 1 - 2 8 9.3 13 13 26 Regulation Softball Diamonds 1/5,000 4-6 12 16.0 7 28 42 Regulation Baseball Diamonds 1/10,000 8-10 2 3.0 4 32 40 Basketball Courts 1/1,000 1/4 14 3.5 38 95 95 Multi-purpose Courts 1/3,000 1/4-1/2 14 3.5 13 4 6.5 Tennis Courts 1/3,000 1/4 8 1.5 13 3.5 3.5 Volleyball Courts (outdoor) 1/5,000 1/4 1 0.25 8 2 2 Football/Soccer Fields 1/3,000 13/4-1 10 14.0 113 19.5 1131 Juniper Golf Course Exceptions Document 2 05 18 -hole Golf Course 1/25,000 175-225 1 1025.0 2 350 450 Swim Center 1/25,000 2-3 1 2.0 2 4 6 Skating Rinks/Skate Park 1/25,000 1-2 0 0 2 2 4 Boat Ramps 1/10,000 1/4 - Y2 0 0 4 1 2 Picnic Areas 1/2,000 1-2 10 15.0 19 19 38 Picnic Tables 5/1,000 Unknow n 75 Unknown 185 U.K. U.K. Tot Play Area 1/4,000 1/4 6 10 2.5 2.5 2.5 Children's Play Area 1/2,000 1/3-1/2 14 3.5 19 6.5 9.5 Open Lawn Play Areas 1/2,000 2-3 10 20.0 19 38 57 Quiet Passive Areas 1/2,000 2-3 20 20.0 19 38 57 Outdoor Classrooms Varies %2 -1 0 0 Off -Street Parking 300-500 sf/space Landscape Buffering/ Screening/Setbacks 15-20% of park ** Undesi nated Space 10% of p2rk Source: Draft: A Redmond Public Facilities Plan, David Evans & Associates, Inc. "" No quantity information The canyon, which consists of approximately 279 acres, is approximately 3.6 miles in length with an average width of 633 feet from rim to rim. The average depth of 45 feet, with a maximum depth of 70 feet and a minimum depth of 20 feet. The canyon floor slopes one percent down to the north. In 1995 the Redmond City Council set a course to control the canyon through acquisition of private lands within the canyon. Since then approximately 73 acres (26.1 %) of canyon land has been acquired by the City. As shown in the following table, there remains approximately 77 acres of canyon land in private ownership that would be considered available for the city to purchase. The City hopes to either acquire these lands or obtain an easement from the individual property owners for the extension of the Canyon Trail on the privately held lands. Ynkla 9 ■ MY.V f. North Canyon 54.5 Acres 77 Central Canyon 12.9 Acres South Canyon 9.8 Acres Juniper Golf Course Exceptions Document 3 TOTALACRES Source: City of Redmond A minimum of 160 acres is needed for an 18 -hole golf course. In order to replace the accessibility of the existing Juniper Golf Course, suitable sites would need to be affordable and in reasonable proximity to the City of Redmond. It is the City's desire to have the new golf facility located within its urban growth boundary, and eventually within the city limits, so that adequate public utilities and services may be provided to serve the development. ALTERNATIVE SITES An inventory was conducted for available alternative sites appropriate for a golf course to replace Juniper Golf Course. Size, proximity to Redmond, feasibility of development, and price/acre were considered. The Redmond Development Code provides for golf courses in only three zones; these include the General Residential (R-4) zone, the Limited Service Commercial (C-4) zone, and the Park Reserve -Open Space (OSPR) zone. In examining the Greater Redmond Area Zone Map, it was found that there were no undeveloped parcels, owned either individually or in separate ownership in either the General Residential (R-4) zone or the Limited Service Commercial (C-4) zone that met the 160 acre minimum that is needed for an 18 -hole golf course. It was found in examining the zone map that there were only two parcels zoned Park Reserve -Open Space (OSPR) that met the 160 acre minimum that is needed for an 18 -hole golf course. These are identified as being a portion of tax lot 103 in Twn. 15S., Rge.13E., Index, and tax lot 100 in Twn. 15S., Rge.13E., Section 15. That portion of tax lot 103 located within the Redmond Urban Growth Boundary is undeveloped and owned by Deschutes County. Tax lot 100 is a 254 acre undeveloped parcel owned by the Central Oregon Irrigation District. The City of Redmond, as part of its current Comprehensive Pan amendment process, is proposing to re -designate and re -zone these parcels for industrial uses. These lands are currently bounded on the north and east by existing industrial lands. Several alternative sites examined for this proposal to determine of there were any available sites that would not need a urban growth boundary expansion. In examining the Deschutes County Zoning Map, it was found that there are three exception areas adjacent to the Redmond UGB. The first area is north of Redmond, just east of US Highway 97, along North Canal Blvd. This Is an exception area zoned as Multiple Use Agriculture (MUA). The entire area zoned MUA does not equal 80 acres In size. Juniper Golf Course Exceptions Document 4 The second area is just west of Redmond, between the urban growth boundary and Helmholtz Way. This is also an exception area zoned as MUA; however, the area Itself was less than 120 acres in size. The third area is located south of Redmond along US Highway 97. This area is also zoned MUA and is less than 40 acres in size. The remaining areas around the City of Redmond are all zoned for exclusive farm use (EFU). NW 103`d St. (Tax Map 14 -12 -TL 3900). This is a 160 -acre agricultural parcel located near Coyner Avenue northwest of Redmond. The property is zoned EFU. This location is less feasible for a public golf course than the preferred site because of the distance to Redmond (3 miles on County Roads, some of which are unimproved), and the lack of urban services for the clubhouse. This site is also located in an area where there are a number of active farms with agricultural uses. Non-farm uses have the potential of conflicting with established agricultural uses. Hwy 126, Powell Butte (Tax Map 15-14, TL 505). This 160 -acre agricultural parcel is located between Redmond and Powell Butte. The property is zoned EFU. This location is less feasible than the preferred site because of the distance to Redmond (around three miles), and the lack of ability to connect to urban services for the clubhouse. This site is also located in an area where there is a number of active farms with agricultural uses. Non- farm uses have the potential of conflicting with established agricultural uses. Hwy 126, Powell Butte (Tax Map 15-14, TL 501). This 160 -acre agricultural parcel also is located between Redmond and Powell Butte. The property is zoned EFU. This location is less feasible than the preferred site because of the distance to Redmond (around three miles), and the lack of ability to connect to urban services for the clubhouse. This site is also located in an area where there is a number of active farms with agricultural uses. Non- farm uses have the potential of conflicting with established agricultural uses. Members of the public paying a fee to use a golf course may complain about blowing dust, use of pesticides, odors, insects, and slow-moving farm equipment on the roadway. These complaints could potentially make agriculture more difficult in the area. Other BLM lands surrounding the preferred site were also considered. These lands, while affording no significant difference in impacts, were less desirable than the preferred site because of steeper topography and less accessibility. An approximately 160 -acre parcel in the northern portion of the Dry Canyon in Redmond was considered for a golf course within the past five years. This area is highly accessible to the residents of the area and could be connected to City Services. However, the site is Infeasible for a golf course due to its existing zoning (Open Space Park Reserve, Preservation Overlay). The preferred alternative area is located in an area with minimal existing agricultural uses, feasible connection to City Services, and suitable topography. This preferred site is within one mile of the existing Juniper Golf Course. EXISTING ENVIRONMENT The proposed property is south of the City of Redmond and Airport Way. The current Juniper Golf Course Exceptions Document 5 population of Redmond is approximately 12,435 people. Commercial and Industrial development is extending along Highway 97 and Airport Way. New construction in the Immediate area includes the West Coast Paper, Parton Press, the Airport Industrial Center, Central Oregon North Campus, the new Deschutes County Fairgrounds, and a planned commercial development at the intersection of Airport Way and Highway 97. The proposed site is located to the southeast of these new developments. The subject property is located in the northern margin of the High Lava Plains physiographic province, which continues south and east. The site is also very near to the Deschutes - Columbia Plateau province, which extends to the north. Both of these geomorphic provinces are volcanic in origin. The terrain of these provinces is typically and rolling plains with flat sandy basins separated by basalt outcrops, low flat-topped basalt rises, and gently rolling low basaltic hills. This region lies in the rain shadow of the Cascade Mountains, fostering a semi -arid environment. Precipitation is low (20-30 cm annually) and occurs mainly in the winter and spring months. Summers are very dry. There is no surface water on the site. The property currently has no water rights. ENVIRONMENTAL ASSESSMENT: JUNIPER GOLF COURSE SITE Judging by well logs from the area, ground water is estimated to be at least 350 feet deep. The elevation of the subject property is about 3,100 feet and varies by no more than 20 feet on the entire tract. It is a very gently rolling site of small rocky ridges and sandy depressions. Soils consist of sandy pumice with scattered rock of all sizes and small rocky outcrops. The sandy basins have very little surface rock associated with them; in other areas, the large embedded rock forms scab flats. Two main soil types are present on the subject property. The Stukel-Rock Outcrop - Deschutes complex (142B)(SCS Class Vie for Stukel part, Ville for Rock Outcrop part, Vie for Deschutes part) comprises the majority of the site, with pockets of Deschutes-Houstake complex (3313)(SCS Class Vie for Deschutes part, Vie for Houstake part). According to the USDA -Natural Resources Conservation Service, the Deschutes series soils consist of well drained soils formed in bess and ash. They are on lava plains. Typically the surface is grayish brown sandy loam about 17 inches thick The subsoil is grayish brown and light grayish brown sandy loam 14 inches thick over basalt. The Deschutes-Houstake soil complex is considered a high value farmland soil type when irrigated. However, the subject parcel currently has no water rights and is unirrigated. The subject property supports an overstory of western juniper (Juniperus occidentalis). Many of these trees are quite old; however, there are also numerous young trees. The mid - story is sagebrush and rabbit brush, and the understory is a low density of mixed forbes, bunchgrasses, and cheatgrass. There is moss and cryptogamic crust where soils are not disturbed. Western juniper has minor value as specialty lumber, and to a lesser extent, wood chip Juniper Golf-Course- Exceptions olf°CourseExceptions Document 6 material for manufactured wood products. Antelope and mule deer are the most common large mammals in the area. A number of smaller mammals are also found, including coyotes, skunks, rabbits, mice, and ground squirrels. Other occupants include birds, snakes, lizards, and insects. Several species of raptors (birds of prey) also use the area for forage and roosting. The property is currently being used by the general public for livestock grazing and dis- persed recreation use, including off-highway vehicles (OHV), hunting, and hiking. Some illegal dumping has occurred. The parcel is within the Crenshaw Grazing Allotment (number 5116). There are an estimated 21 Animal Unit Months on the parcel (AUM is the amount of dry forage required to feed one cow with a calf for one month). The entire Crenshaw Grazing Allotment is 656 AUMs. Two cultural resource surveys were conducted by the BLM in 1996 and 1997 on the northeast portion of the subject property, as well as the adjoining Section 33. These surveys located some prehistoric items and early 20th century historic refuse on the adjoining Section 33, but did not identify cultural resources in either area to warrant a listing on the National Register. IMPACTS Soils Negetation With the development of the golf course, 181.34 acres of open juniper woodland would be converted to a golf course. Not all of the existing vegetation and trees would be removed, but at least 75% (or 136 acres) would be converted to non-native grass and plants. Re- moving 136 acres of juniper habitat would not impact the availability of this habitat type on a regional level. The native soil types are productive when irrigated, so it is possible that some native grasses and vegetation of the irrigated fringes of the golf course would prosper. Wildlife With the development of the golf course, approximately 136 acres of juniper habitat would be lost and irrigated meadow -like habitat created. Species that are shy of human intrusion and that prefer undisturbed juniper woodland and sagebrush habitat, such as the western bluebird and badger, may avoid or be displaced from the site. Other species, such as the American robin, common flicker, and mule deer, may find the new habitat attractive. Water features on the proposed golf course may attract waterfowl, such as the Canada goose, mallard, and common coot, and riparian birds, such as red -winged blackbirds and song sparrows. In addition, the proposed water features may provide increased forage for insectivorous bat species. The Redmond Caves, which are less than a mile from the subject property, have historically supported very small numbers of Townsend s big eared bat as well as other bat species. Juniper Golf Course Exceptions Document 7 Threatened and Endangered Species Special Status species which could potentially occur on the subject property include: • western big -eared bat, • long-eared and long-legged myotis, • northern goshawk, • ferruginous hawk, • northern pygmy owl, • Lewis woodpecker, • pinyon jay, • loggerhead shrike, and • pygmy rabbit There are no records suggesting that the subject property supports significant populations of any of these species, or that it is critical habitat for the continuation of any of these species. Some species, such as the pygmy rabbit, have not been recorded in the area for many years. Special Status Wildlife Species: The only Threatened and Endangered species potentially occurring in the area is the bald eagle, which could use the larger junipers on subject property as rest perches during migration. If the golf course is developed, migrating bald eagles may use the subject property less often because the species is moderately sensitive to human presence. None of the Special Status Species listed above are expected to be present on the subject property in significant numbers. The development of the golf course would displace any in- dividuals currently using the site. It is possible that the water features and irrigation that would be part of the golf course could benefit insectivorous species such as bats and northern shrikes. Riparian habitat, if developed as part of the water features, may benefit many migratory songbirds, such as the yellow warbler. Recreation The subject property currently includes several unimproved dirt trails and roads used by off- highway vehicles. Other recreational uses such as walking, jogging, mountain bike riding, bird watching, and plant identification would also be eliminated by the proposed project. The proposed golf course would preclude use by OHVs in approximately 181.34 acres. Other existing recreational uses would be displaced by the proposed use. Although the subject property is convenient for recreationalists because of its proximity to Redmond, conversion of the property would not significantly impact individuals enjoying these forms of recreation because similar locations for these activities are found in the surrounding BLM 8nd National Forest lands. Removal of the subject property from BLM ownership could displace the recreational usage to other public lands, thus Increasing impacts to these areas. Juniper Golf Course Exceptions Document 8 ,e I , t 1 Cultural Resources The golf course development would result in additional development in an area historically used by Indians, both during summer months and as a regional trade route. The nearby Redmond Caves has recognized cultural importance. While the subject property does not have similar cultural and archeological resources, its development could reveal artifacts. Range/Grazing The proposed use would prevent grazing on the parcel. If the proposed use is allowed, 21 AUMs would be lost. This loss is approximately 3% of the total 656 AMUs available for the Crenshaw Grazing Allotment. A total of 57 AUM of the Crenshaw Grazing Allotment were removed as part of the Cline Falls Phase II land exchange. A cumulative impact of the proposed project would be the additional reduction of the total Crenshaw Grazing Allotment. Visual Conversion of the site to a golf course would change the appearance of the site to a more park -like open space, dominated by green turf. This would contribute to a more urbanized appearance in the area. Cumulative Impacts The subject property is located in an urbanizing area adjacent to the Redmond UGB. The development of the Redmond industrial park and the Deschutes County Fairgrounds has resulted in the conversion of many acres of open juniper woodland and range land. The development of the subject property into a golf course would contribute to the loss of this type of landscape adjacent to the City of Redmond. The area surrounding the proposed site zoned for industrial development, and is becoming more urbanized with the development of industrial parks and the Deschutes County fairgrounds. If the proposed golf course is developed, it will continue this trend. Mitigating Measures The proposed golf course on the subject property would comply with all appropriate regulatory requirements. The golf course would implement an Integrated Pest Management Plan or similar process to minimize the use of pesticides, herbicides, and fertilizers. A four wire (top smooth, bottom wires barbed) perimeter fence would be built prior to construction activities to allow movement of deer and other wildlife on the site and deter cattle from entering the golf course. Western juniper trees, particularly older and mon: attractive trees, will be preserved as reasonable, similar to the existing Juniper Golf Course landscaping. The public would be allowed to collect the trees, shrubs, and other vegetation marked for removal. Air quality during construction would be protected by phasing the clearing and excavation to minimize exposed topsoil. In addition, dust abatement would be accomplished through the use of water trucks. Juniper Golf Course Exceptions Document 9 NO IMPACT ITEMS The following critical elements were considered, but will not be addressed because they would either not be affected by the golf course development, or are not present on the subject property. • Agricultural Lands, Prime or Unique • Fisheries • Air Quality • Areas of Critical Environmental Concern • Environmental Justice • Flood Plains • Native American Religious Concerns • Wastes, Hazardous or Solid • Water Quality, Drinking or Ground • Timber • Wetlands/Riparian Zones • Wild and Scenic Rivers • Wilderness GOAL 14: URBANIZATION 1. Demonstrated need to accommodate long-range urban population growth requirements consistent with LCDC goals; 2. Need for housing, employment opportunities, and livability; 3. Orderly and economic provision for public facilities and services; 4. Maximum efficiency of land uses within and on the urban fringe of the existing urban area; 5. Environmental, energy, economic and social consequences; 6. Retention of agricultural land as defined, with Class I being the highest priority for retention and Class VI the lowest priority; and 7. Compatibility of the proposed urban uses with nearby agricultural activities. As required by ORS 195.036, the City of Redmond and Deschutes County have agreed upon a forecasted population for the urban area of 35,845 persons by the year 2020; this figure represents a growth rate of approximately 4.5% per year. The City of Redmond has been identified as an area whose growth rate exceeds the average rate of growth for the state for three of the last five years. Juniper Golf Course Exceptions Document 10 Statewide Planning Goal 8: Recreational Needs requires that local jurisdictions satisfy the recreational needs of the state and visitors and, where appropriate, to provide for the siting of necessary recreational facilities including destination resorts. Due to factors beyond its control, the City of Redmond is forced to relocate the Juniper Golf Course to an alternative location. The Juniper Golf Course is currently bounded on three sides by industrial and commercial lands subject to lease restrictions set by the FAA. The FAA has advised the City of Redmond that, when the golf course lease is renewed in 2006, the City will be required to collect rent based on the market value of the property. During the past 10 years the value of the land around the golf course has increased, and is now $2.50-$3.00 per square foot. A market value -based rental rate would make it prohibitively expansive to continue operation of the golf course in its current location. In order for reasonably priced public golf to remain available for the residents of Redmond, it is necessary for the golf course to relocate to a relatively inexpensive but accessible site. Statewide Planning Goal 11: Public Facilities and Services prohibits the extension of sewer systems or sewer lines outside of urban growth boundaries. There is a need to provide sewer service to the proposed Juniper Golf Course. The subject property is adjacent and south of the Redmond UGB. The new Deschutes County Fairgrounds has been constructed adjacent and northeast of the subject property. The construction of the Fairgrounds has brought a city street and services within close proximity of the site. The success of the proposed re -location of the Juniper Golf Course is predicated on receiving approval of a land lease from the Bureau of Land Management (BLM). The City of Redmond and the BLM have entered into a proposed land lease agreement to the Redmond Public Building Corporation for 181.34 acres for a public golf course to replace the existing Juniper Golf Course. The Recreation and Public Purposes Act authorizes the sale or lease of public lands for recreational purposes to state and local governments and to qualified non-profit organizations. The proposed action includes the lease of land for a period of development, with the possibility of eventual sale of the land upon completion of the golf course to the City of Redmond Public Building Corporation. Juniper Golf Course is a public golf course owned and administered by the City of Redmond through a municipal corporation and a City Council appointed Board of Directors. The existing Juniper Golf Course is the only 18 -hole public golf course within the City of Redmond. There are three other public golf courses in the Redmond area, including Eagle Crest Resort, the Ridge, and the Greens at Redmond. Only the Greens at Redmond has lower fees than Juniper Golf Course. However, the Greens at Redmond has only nine holes, which does not offer a similar experience to a 18 -hole course. Of the 16 public courses located in Central Oregon area (Redmond, Bend, Madras, Prineville, La Pine, Sisters and Sunriver), only three dedicated 18 -hole courses charge less than the Juniper Golf Course. Access to affordable golfing in the Redmond area would be limited if the Juniper Golf Course was not available. Increasing property values in Redmond threaten the continued operation of the Juniper Golf Course. Juniper Golf Course Exceptions Document 11 The property occupied by the existing Juniper Golf Course was obtained by the City on a patent for airport purposes with the approval of the Federal Aviation Administration (FAA). The City leased the property to the Juniper Golf Course to be used as a public golf course for a period of 50 years. In 1985, the Redmond Public Building Corporation, a 501(3)(c) non-profit corporation, took over the lease on the golf course. The golf course is managed by Juniper Golf Club, a non-profit corporation. The Juniper Golf Course is currently bounded on three sides by industrial and commercial lands subject to lease restrictions set by the FAA. The FAA has advised the City of Redmond that, when the golf course lease is renewed in 2006, the City will be required to collect rent based on the market value of the property. During the past 10 years the value of the land around the golf course has increased, and is now $2.50-$3.00 per square foot. A market value -based rental rate would make it prohibitively expansive to continue operation of the golf course in its current location. In order for reasonably priced public golf to remain available for the residents of Redmond, it is necessary for the golf course to relocate to a relatively inexpensive but accessible site. As indicated above, there is approximately 236.5 acres of city park land currently located within the City of Redmond urban growth boundary; however, with the exception of the Dry Canyon, there are no parcels of the size required for a golf course. It is the City's desire to have the new golf facility located within its urban growth boundary so that adequate public utilities and services may be provided to serve the development. It is therefore determined that the city needs to look outside of its present urban growth boundary for a suitable site for its new golf course. The subject property is adjacent and south of the Redmond UGB. The subject property is described as being located in the NE 1/4 and that portion of the NW 1/4 of Section 32 lying east of the Burlington Northern Railroad tracks and north of the Central Electric Co - Operative powerline in Twn.15S., R. 13E., consisting of approximately 181.34 acres. The proposed improvements to the site include the following: 18 hole par 72 golf course; practice driving range; putting greens; putting course; clubhouse/pro-shop; parking area; connection to City water and sewer for the clubhouse; golf cart storage building; maintenance facilities; a well for irrigation water, and ponds or other water features. Once completed, the new golf course would be operated by the Juniper Golf Club Corporation on behalf of the City of Redmond Public Building Corporation. A minimum of 160 acres Is needed for an 18 -hole golf course. In order to replace the accessibility of the existing Juniper Golf Course, suitable sites would need to be affordable and in reasonable proximity to the City of Redmond. As Indicated above, several sites located near the present urban growth boundary were examined to see if they could be utilized for the proposed golf course. It was determined that due to the lack of urban services such as sewer, water and adequate Juniper Golf Course Exceptions Document 12 roads, the proposed location offered the maximum efficiency with regard to uses on the urban fringe. Environmental consequences related to the proposed use of the land for a golf course would include preparing the site for the anticipated use. This would entail removing much of the existing vegetation which includes juniper trees, sagebrush, bitter brush, and mixed forbes, bunchgrass and cheatgrass. Most, if not all of the environmental consequences would be mitigated when the golf course was developed. The golf course include numerous trees, grasses, and open water areas. There are existing public facilities in close proximity to the proposed golf course location; these include improved roads, water and sewer lines currently serving the Deschutes County Fairgrounds. As indicated above, the Juniper Golf Course is currently bounded on three sides by industrial and commercial lands subject to lease restrictions set by the FAA. The FAA has advised the City of Redmond that, when the golf course lease is renewed in 2006, the City will be required to collect rent based on the market value of the property. During the past 10 years the value of the land around the golf course has increased, and is now $2.50- $3.00 per square foot. A market value -based rental rate would make it prohibitively expansive to continue operation of the golf course in its current location. In order for reasonably priced public golf to remain available for the residents of Redmond, it is necessary for the golf course to relocate to a relatively inexpensive but accessible site. Two main soil types are present on the subject property. The Stukel-Rock Outcrop Deschutes complex (14213)(SCS Class Vie for Stukel part, Ville for Rock Outcrop part, Vie for Deschutes part) comprises the majority of the site, with pockets of Deschutes-Houstake complex (3313)(SCS Class Vie for Deschutes part, Vie for Houstake part). There are no nearby agricultural uses on private lands, the area surrounding the proposed golf course site is almost exclusively owned and operated by the federal government. CONCLUSIONS OF LAW: 660-004-0022 — Reasons Necessary To Justify an Exception Under Goal 2, Part 11(c) It is concluded that, because of the financial impact created by the Federal Aviation Administration's proclamation that when the golf course lease is renewed in 2006, the existing golf course will be priced out of business. The new lease rate will be determined on the market value of the property. It can be concluded that a market value -based rental rate would make It prohibitively expensive to continue operation of the golf course in its current location. Because Statewide Planning Goal 8 directs jurisdictions to satisfy the recreational needs of Its residents and visitors, it is be concluded that in order for reasonably priced public golf to Juniper Golf Course Exceptions Document 13 remain available for the residents of Redmond, It Is necessary for the golf course to relocate to a more affordable but accessible site. It is concluded that, because Statewide Planning Goal 11 prohibits the placement or extension of sewer systems or sewer lines outside of urban growth boundaries, that in order to provide the necessary urban services of sewer, water and transportation facilities, the subject property needs to be located with the Redmond Urban Growth Boundary. It is concluded that the success of the proposed re -location of the Juniper Golf Course is predicated on receiving approval of a land lease from the Bureau of Land Management (BLM). The City of Redmond and the BLM have entered into a proposed land lease agreement to the Redmond Public Building Corporation for 181.34 acres for a public golf course to replace the existing Juniper Golf Course. The Recreation and Public Purposes Act authorizes the sale or lease of public lands for recreational purposes to state and local governments and to qualified non-profit organizations. The proposed action includes the lease of land for a period of development, with the possibility of eventual sale of the land upon completion of the golf course to the City of Redmond Public Building Corporation. It is be concluded that a minimum of 160 acres is needed for an 18 -hole golf course. In order to replace the accessibility of the existing Juniper Golf Course, suitable sites would need to be affordable and in reasonable proximity to the City of Redmond. It is be concluded that there are no other alternative sites which would accommodate the golf course. It is concluded that the Redmond Development Code provides for golf courses in only three zones; these include the General Residential (R-4) zone, the Limited Service Commercial (C-4) zone, and the Park Reserve -Open Space (OSPR) zone. In examining the Greater Redmond Area Zone Map, it is concluded that there were no undeveloped parcels, owned either individually or in separate ownership in the General Residential (R-4) zone, the Limited Service Commercial (C-4) zone that met the 160 acre minimum that is needed for an 18 -hole golf course. It was found in examining the zone map that there were only two parcels zoned Park Reserve -Open Space (OSPR) zone that met the 160 acre minimum that is needed for an 18 -hole golf course. These are identified as being a portion of tax lot 103 in Twn. 15S., Rge.13E., Index, and tax lot 100 in Twn. 15S., Rge.13E., Section 15. That portion of tax lot 103 located within the Redmond Urban Growth Boundary is undeveloped and owned by Deschutes County. Tax lot 100 is a 254 acre undeveloped parcel owned by the Central Oregon Irrigation District. It is concluded that because the City of Redmond, as part of its current Comprehensive Pan Juniper Golf Course Exceptions Document 14 amendment process, is developing specific policies that direct these lands to remain designated and zoned as open space to act as a "holding zone" for future industrial development. These lands are currently bounded on the north and east by existing industrial lands. It is concluded that there are no available sites located adjacent to the Redmond UGB. In examining the Deschutes County Zoning Map, it was found that there are three exception areas adjacent to the Redmond UGB. The first area is north of Redmond, just east of US Highway 97, along North Canal Blvd. This is an exception area zoned as Multiple Use Agriculture (MUA). The entire area zoned MUA does not equal 80 acres in size. The second area is just west of Redmond, between the urban growth boundary and Helmholtz Way. This is also an exception area zoned as MUA; however, the area itself was less than 120 acres in size. The third area is located south of Redmond along US Highway 97. This area is also zoned MUA and is less than 40 acres in size. The remaining areas around the City of Redmond are all zoned for exclusive farm use (EFU). It is concluded that the long-term environmental, economic, social and energy consequences resulting from the use at the proposed site are not significantly more adverse than would typically result from the same proposal being located in other areas requiring a goal exception. NW 103'" St. (Tax Map 14 -12 -TL 3900). This is a 160 -acre agricultural parcel located near Coyner Avenue northwest of Redmond. The property is zoned EFU. This location is less feasible for a public golf course than the preferred site because of the distance to Redmond (3 miles on County Roads, some of which are unimproved), and the lack of urban services for the clubhouse. This site is also located in an area where there are a number of active farms with agricultural uses. Non-farm uses have the potential of conflicting with established agricultural uses. Hwy 126, Powell Butte (Tax Map 15-14, TL 505). This 160 -acre agricultural parcel is located between Redmond and Powell Butte. The property is zoned EFU. This location is less feasible than the preferred site because of the distance to Redmond (around three miles), and the lack of ability to connect to urban services for the clubhouse. This site is also located in an area when: there is a number of active farms with agricultural uses. Non- farm uses have the potential of conflicting with established agricultural uses. Hwy 126, Powell Butte (Tax Map 15-14, TL 501). This 160 -acre agricultural parcel also is located between Redmond and Powell Butte. The property is zoned EFU. This location is less feasible than the preferred site because of the distance to Redmond (around three Juniper Golf Course Exceptions Document 15 miles), and the lack of ability to connect to urban services for the clubhouse. This site is also located in an area where there is a number of active farms with agricultural uses. Non- farm uses have the potential of conflicting with established agricultural uses. Members of the public paying a fee to use a golf course may complain about blowing dust, use of pesticides, odors, insects, and slow-moving farm equipment on the roadway. These complaints could potentially make agriculture more difficult in the area. Other BLM lands surrounding the preferred site were also considered. These lands, while affording no significant difference in impacts, were less desirable than the preferred site because of steeper topography and less accessibility. An approximately 160 -acre parcel in the northern portion of the Dry Canyon in Redmond was considered for a golf course within the past five years. This area is highly accessible to the residents of the area and could be connected to City Services. However, the site is infeasible for a golf course due to its existing zoning (Open Space Park Reserve, Preservation Overlay). It is concluded that, as required by ORS 195.036, the City of Redmond and Deschutes County have agreed upon a forecasted population for the urban area of 35,845 persons by the year 2020; this figure represents a growth rate of approximately 4.5% per year. It is concluded that the City of Redmond has been identified as an area whose growth rate exceeds the average rate of growth for the state for three of the last five years. It is concluded that Statewide Planning Goal 8: Recreational Needs requires that local jurisdictions satisfy the recreational needs of the state and visitors and, where appropriate, to provide for the siting of necessary recreational facilities including destination resorts. Due to factors beyond its control, the City of Redmond is forced to relocate the Juniper Golf Course to an alternative location. The Juniper Golf Course is currently bounded on three sides by industrial and commercial lands subject to lease restrictions set by the FAA. The FAA has advised the City of Redmond that, when the golf course lease is renewed in 2006, the City will be required to collect rent based on the market value of the property. During the past 10 years the value of the land around the golf course has increased, and is now $2.50-$3.00 per square foot. A market value -based rental rate would make it prohibitively expansive to continue operation of the golf course in its current location. It is concluded that in to continue to enhance the livability and in order for reasonably priced public golf to remain available for the residents of Redmond, it is necessary for the golf course to relocate to a relatively inexpensive but accessible site. It is concluded that Statewide Planning Goal 11: Public Facilities and Services prohibits the extension of sewer systems or sewer lines outside of urban growth boundaries. It is concluded that there is a need to provide sewer service to the proposed Juniper Golf Course in order to provide urban services to an urban -type development rather than relying Juniper Golf Course Exceptions Document 16 on rural services. The subject property is adjacent and south of the Redmond UGB. The new Deschutes County Fairgrounds has been constructed adjacent and northeast of the subject property. It is concluded that the construction of the Fairgrounds has brought a city street and services within close proximity of the site and therefore an orderly and economic provision of public facilities and services. It is concluded that there is approximately 236.5 acres of city park land currently located within the City of Redmond urban growth boundary; however, with the exception of the Dry Canyon, there are no parcels of the size required for a golf course. It is the City's desire to have the new golf facility located within its urban growth boundary so that adequate public utilities and services may be provided to serve the development. It is therefore determined that the city needs to look outside of its present urban growth boundary for a suitable site for its new golf course. It is concluded that there are several sites located near the present urban growth boundary were examined to see if they could be utilized for the proposed golf course. It was concluded that due to the lack of urban services such as sewer, water and adequate roads, the proposed location offered the maximum efficiency with regard to uses on the urban fringe. It is concluded that the Redmond Development Code provides for golf courses in only three zones; these include the General Residential (R-4) zone, the Limited Service Commercial (C-4) zone, and the Park Reserve -Open Space (OSPR) zone. In examining the Greater Redmond Area Zone Map, it is concluded that there were no undeveloped parcels, owned either individually or in separate ownership in the General Residential (R-4) zone, the Limited Service Commercial (C-4) zone that met the 160 acre minimum that is needed for an 18 -hole golf course. It was found in examining the zone map that there were only two parcels zoned Park Reserve -Open Space (OSPR) zone that met the 160 acre minimum that is needed for an 18 -hole golf course. These are identified as being a portion of tax lot 103 in Twn. 15S., Rge.13E., Index, and tax lot 100 in Twn. 15S., Rge.13E., Section 15. That portion of tax lot 103 located within the Redmond Urban Growth Boundary is undeveloped and owned by Deschutes County. Tax lot 100 is a 254 acre undeveloped parcel owned by the Central Oregon Irrigation District. It is concluded that because the City of Redmond, as part of its current Comprehensive Pan amendment process, is developing specific policies that direct these lands to remain designated and zoned as open space to act as a "holding zone" for future Industrial development. These lands are currently bounded on the north and east by existing Industrial lands. Juniper Golf Course Exceptions Document 17 It is concluded that there are no available sites located adjacent to the Redmond UGB. In examining the Deschutes County Zoning Map, it was found that there are three exception areas adjacent to the Redmond UGB. The first area is north of Redmond, just east of US Highway 97, along North Canal Blvd. This is an exception area zoned as Multiple Use Agriculture (MUA). The entire area zoned MUA does not equal 80 acres in size. The second area is just west of Redmond, between the urban growth boundary and Helmholtz Way. This is also an exception area zoned as MUA; however, the area itself was less than 120 acres in size. The third area is located south of Redmond along US Highway 97. This area is also zoned MUA and is less than 40 acres in size. The remaining areas around the City of Redmond are all zoned for exclusive farm use (EFU). It is concluded that the long-term environmental, economic, social and energy consequences resulting from the use at the proposed site are not significantly more adverse than would typically result from the same proposal being located in other areas requiring a goal exception. NW 103nd St. (Tax Map 14 -12 -TL 3900). This is a 160 -acre agricultural parcel located near Coyner Avenue northwest of Redmond. The property is zoned EFU. This location is less feasible for a public golf course than the preferred site because of the distance to Redmond (3 miles on County Roads, some of which are unimproved), and the lack of urban services for the clubhouse. This site is also located in an area where there are a number of active farms with agricultural uses. Non-farm uses have the potential of conflicting with established agricultural uses. Hwy 126, Powell Butte (Tax Map 15-14, TL 505). This 160 -acre agricultural parcel is located between Redmond and Powell Butte. The property is zoned EFU. This location is less feasible than the preferred site because of the distance to Redmond (around three miles), and the lack of ability to connect to urban services for the clubhouse. This site is also located in an area where there is a number of active farms with agricultural uses. Non- farm uses have the potential of conflicting with established agricultural uses. Hwy 126, Powell Butte (Tax Map 15-14, TL 501). This 160 -acre agricultural parcel also is located between Redmond and Powell Butte. The property is zoned EFU. This location is less feasible than the preferred site because of the distance to Redmond (around three miles), and the lack of ability to connect to urban services for the clubhouse. This site is also located in an area where there is a number of active farms with agricultural uses. Non- farm uses have the potential of conflicting with established agricultural uses. Juniper Golf Course Exceptions Document 18 M Members of the public paying a fee to use a golf course may complain about blowing dust, use of pesticides, odors, insects, and slow-moving farm equipment on the roadway. These complaints could potentially make agriculture more difficult in the area. Other BLM lands surrounding the preferred site were also considered. These lands, while affording no significant difference in impacts, were less desirable than the preferred site because of steeper topography and less accessibility. An approximately 160 -acre parcel in the northern portion of the Dry Canyon in Redmond was considered for a golf course within the past five years. This area is highly accessible to the residents of the area and could be connected to City Services. However, the site is infeasible for a golf course due to its existing zoning (Open Space Park Reserve, Preservation Overlay). It is concluded that the environmental consequences related to the proposed use of the land for a golf course would include preparing the site for the anticipated use. This would entail removing much of the existing vegetation which includes juniper trees, sagebrush, bitter brush, and mixed Forbes, bunchgrass and cheatgrass. Most, if not all of the environmental consequences would be mitigated when the golf course was developed. The golf course include numerous trees, grasses, and open water areas. It was concluded that two main soil types are present on the subject property. The Stukel- Rock OutcropDeschutes complex (14213)(SCS Class Vie for Stukel part, VIIle for Rock Outcrop part, Vie for Deschutes part) comprises the majority of the site, with pockets of Deschutes-Houstake complex (3313)(SCS Class Vie for Deschutes part, Vie for Houstake part). It is concluded that there are no nearby agricultural uses on private lands, the area surrounding the proposed golf course site is almost exclusively owned and operated by the federal government. Juniper Golf Course Exceptions Document 19 Soil Survey Sable 5. —land Capability Classes and Yields per Aare of Crops and Pasture --Continued I I I Soil nam and I Land I Alfalfa hay I Pasture I 1 I I I Hint, I Grass, seed I Potatoes. IMeat, winter acap symbol 1 caipabilityl I I distillate I I Irish I I N I I I N I I I N I I I N I I I N I I I N I I I N 1 2 I I I Sons I ions l ADM* I All{* I Xhs 1 Lbs I Lbs 1 Lbs I Sons I Soca 1 Bu I Bu 1 I 1 1 I I 1290, 1300--~--I VIs I --- 1 —1 -~1 --1 ---i I I 1 I I I I I ---1 ---I ---I ---i ---1 ---I ---I --- Steiger 1 I 1 1 I I I I I 1 I I 1 I I I I I I I 130D, 130E------1 Vie 1 --- I ---I ---I ---I ---I I I I I I I I I ---I ---1 ---I ---I ---I ---I ---I --- Steiger I I I 1 I I I I 1 I I I I I I 1 I 1 1 1 131A---------~-1 VIs I --- I ---I ---I ---I ---I I I I I I 1 I I ---I ---I ---1 ---I ---I ---I ---I --- Steiger I I 1 1 I I I 1 I I I 1 I I I 1 I I I 1 132A, 133A, I 1 1 I I 1 1 I I I I i I I I 1 1 I I 1 I I 134D -----------I We 1 — I -~I -~1 ---1 ---1 --1 —1 --1 ---1 —1 ---1 ---I --- Stookmoor I I I I I I 1 I 1 I I I I 1 1 I I I I I 135C**: I I I 1 I I I 1 I I 1 1 1 I 1 I I I I I I I Stoolmoor------1 vie I ~- I ---I --1 —1 ~-1 ---I ---I --I ---I ---i ---1 ---1 --- I Roden -------I Vie I --- I I 1 1 I 1 136C**: I I I I I I 1 I I I 1 I I I 1 I I I 1 I I I stoolmoor----I We 1 --- I --I -~I ---I ---I ---I ---I ---I ---I ---I ---I ---I --- I I 1 I I I Gasdone~------I We I--- I I I I I I I I 1 Rock outcrop --- IVIIIs1 ~- 1 —1 --1 —I ---I I I I I I 1 ---1 ---I ---1 —I ---I ---I ---I --- 1 I I 1 1 I I 137E**: I I I I 1 I I 1 I I 1 1 I I I Stookwor----I Vie I --- I ---I ---I ---f ---I I I I I 1 ---I ~-I -~1 ---I ---I ---I ---I --- I I westbutte I VIs I --- 1 —1 -~1 —1 -~1 I 1 I I I I 1 ---1 -~1 ---1 —1 —1 ---I ---I --- I I I I I I 11SA 1 VIs I — 1 ---1 —1 —1 —1 I 1 I I I I I I ~-1 -~1 -~1 ---I -~I --I --1 --- Stukei I 1 I I I I I I I I I I I I I I 1 I I I 1308 -1 Vie I — 1 —1 -~1 —1 ---1 I 1 I I 1 1 1 I ~-1 —1 ---I ~-1 —1 ---1 -1 --- stukel I I I I I I I I I I 1 I I 1 I I I I t I 139A—I VISI 1 —1 ---1 —1 —1 I I 1 I 1 1 I 1 ~-1 —1 -~1 ---1 ---1 -~1 ---I --- stakel I I 1 I I i 1398 1 We 1 — 1 —1 —1 —1 —1 I 1 I I I 1 I I —1 —1 ---1 —1 —1 —1 —1 -- Stutael I 1 I I I 1 1 I 1 1 I I I I I I I '.I • I I I 1408**: 1 1 1 1 I I i I I I I I I 1 1 I I 1 I 1 1 stnbel I Vie I —- I 1 1 1 I 1 Desolcutes I VIA I — 1 —1 —1 —1 —1 1 1 I I t 1 1 I —1 —1 —1 —1 —1 -~1 —1 — 1 141C**: stalool I Via 1 — 1 —1 —1 —1 —1 —1 —1 —1 —1 —1 —1 —I — ' 1 1 I I I 1 1 I 1 I 1 1 I 1 Deschutes—I We 1 — 1 —1 —1 —1 —1 I I. I I I I —1 —1 —1 —1 —1 —1 —1 — I I I 1 I I Rock outcrop---IVIIIsI — 1 —1 —1 —1 ---1 t I ---1 —1 —1 —1 —1 —1 —1 --- i I 1 1 1 I 1 I 1 I 1 1 1 I 1428**: I I 1 1 1 1 I I I I I 1 I I stakelI VIA I — 1 —1 —1 —1 —1 —1 —1 —1 —1 —1 ---1 —1 -- 1 I I 1 I 1 1 1 I I t I 1 I Rock Aatarap---IVMSI -=- 1 —1 —1 ---1 —1 —1 —t —1 —1 —1 —1 —1 — I I I I t 1 I I I I • I I I I Desdhates I We I — I . —1 —1 —1 —1 I 1 I I 1 I —1 —1 —1 —1 —1 —1 —1 — I I I i I I 1 I sea footnotes at and of table. DX Soil Survey Table S. —Lard Capability Classes and Yields per Acre of Crops and Pasture --Continued 1 I I Soil ease and I Land I Alfalfa hay I I Pasture 1 Hint, I 1 1 Grass, seed 1 1 Potatoes, INwat, winter sap symbol I capability) I ( distillate I 1 Irish I I N I I I N l i I N l i I N 1 I I H l i I H l i I H I I I 1 t ions I Tons I u1W I AUW I Lbs I Lbs I lbs 1 Lbs I Tons 1 ions 1 Bu 1 Bu I I I 32A --- ---------- t Vjs tills I ---1 1 I 41 I I 1 ---1 1.51 ---1 I I I 001 ---I ---I I i ---1 251 ---I I so Deschutes I I 1 I 1 1 I I I I I 1 I I I I I I I 318---------I We IIIIe I --1 I I 41 I I I ---1 1.51 ---1 I I I 801 ---I ---1 I ---1 251 ---I 80 Deschutes I I I I I I I I I I I 1 I I I I I I 1 32A-- -------- I VIs 11I1s I --1 1 I 41 1 I I --1 1.51 ---1 1 I I 801 ---I ---I I ---1 251 ---1 80 Deschutes I I 1 1 I I I I I I I 1 I I 1 1 I 1 1 I I 1 I I 338**: I I I I I I I 1 I I I I I 1 I 1 I I Deschutes—I We Iiiie 1 —1 41 —1 1.51 --I 801 --I ---1 ---1 251 --1 I 1 8o 1 I -I I Houstake I We Iliie 1 ---1 I I 51 I I I ---1 21 —1 I I I 1 801 --1 ---1 I I I ---1 251 ---1 1 1 90 I 1 I 1 34C**, 35B**: I I I I I I I I I 1 I I I I I 1 1 I Deschutes --I We IIIIe 1 —1 41 --1 1.51 ---1 801 --1 ---I --1 251 ---I 1 I 8o I I I 1 Stukel-------I We 1 We 1 ---1 1 I 21 I I I --1 0.51 ---1 1 i I I 401 --1 ---I 1 1 1 ---1 121 ---1 1 1 40 1 1 1 1 367► ------I VIs liiis 1 ---1 1 1 4.01 1 1 --1 1.51 ---I --I ---1 --1 --I ---I --I -- Deskanp 1 I 1 1 I 1 I I I I I I I I 1 I I I I I I I I I 1 I I I 368, 37B -----I We IIIIe 1 —1 Deskasp I I I 4.01 I I --1 1.51 --1 1 I I --1 --1 --1 I I 1 ---I ---1 —1 I I --- I I I I 388**: 1 I I I I I i I I I I Deskamp -I Vie IIIIe I ---1 I I 4.01 I I ---1 1.51 ---1 I I I --1 --1 --1 I 1 I ---1 --1 --1 I 1 --- 1 I Gosney-------IVIIe I }Ye I --1 I I 2.01 I 1 --1 0.51 --1 I I I ---1 --I -1 I I 1 —1 --1 --1 I 1 --- I I 39A, 408 -I We I--- Dester I I I I 1 1 I 1 I I I I I I 41C, 41D, 41E, I I I I I I I I I I 1 I 1 I 42C --I We 1 --- I --I --I —I —I --I --I --I ---I —I ---I ---I --- Douthit 1 I I I 1 I I I I I I I I 1 I I I 1 1 I 1 I I I 1 I 43A—I VIo 1 --- I ---1 1 I ---I 1 1 —I --I ---I I I I ---I —1 --I I 1 I ---I --I --I 1 I --- 1 O�al I 1 1 1 I 1 1 1 I I 1 1 1 I I I 1 44B 1 vie IIIIe 1 —1 71 --1 —1 —1 651 ---1 —1 ---1 231 —1 130 Kra I I I 1 I I 457► 1 vrs Iia 1 --I I I 71 1 I 1 —1 ---1 ---1 I I I 651 ---1 ---1 ---1 231 ---1 130 Cra I I I 1 I 1 1 I I I I 1 I 1 1 1 1 1 I I 1 I I I I 1 1 I 46B**: 1 1 1 1 I 1 1 I I 1 I I I I era I VU 1 -- I ---1 --I --1 ---I ---i ---1 --i ---I —I --1 ---1 --- i I I I 1 1 1 I 1 I I 1 I I Nayst+de------1VZON 1 1 I I 1 I 1 I 1 I 1 1 1 1 47A 1 vLa I -- I ---I ---I ---1 ---1 ---I ---1 --I ---I ---I —1 ---I --- I.au1x11 1 I 1 I I 1 I 1 I 1 I I I I 1 1 1 I 1 1 1 1 I 1 I 1 I 1 48C**: I I I I 1 I I 1 1 1 1 1 1 1 Pram 1 VIw I --- 1 --I' ---1 ---I --I ---1 —1 ---1 ---I ---1 ---I —I 1 1 1 1 I 1 I I I 1 I I 1 1 tailieq--1We1 --- I ---I ---I ---1 ---I ' ---I �—I ---1 ---I ---I ---1 ---1 ~- 1 1 I 1 1 I 1 1 I 1 1 1 I 1 49A-1 VXG Iia I --I --I ---I ---1 ---1 --1 ---1 --1 --1 ---1 ---1 --- ll'lavents 1 1 1 I 1 1 1 1 1 I 1 1 1 I See footnotes at end of table. Soil Survey Sable 5.—Land Capability Classes and Yields per Aare of Crops and Pasture --Continued I I I Soil fume and I Land 1 Alfalfa bay i I Pasture 1 Hint, 1 I I Grass, seed I 1 Potatoes, JM%eat, winter quip symbol I capabilityl I I distillate I 1 Irish I I N I Z I N I I I N l I I N I I I N I I I N I I I N I I I I I ions I Sons I AL* I ALM* I lbs I lbs 1 lbs 1 lbs I Sons l Sons 1 Bu I Bu 98A ------------- I Vis IIIIs I --1 4.01 ---1 1.51 ---I ---I ---i ---I ---I ---I ---I --- Plainview I I 1 I I I 1 1 1 I 1 i I I I I I I I I I I 988----------I Vie IIIIe I ---1 i 4.01 I ---1 I 1 1.51 ---I I I ---I ---I ---I ---I ---1 ---I --- Plainview 1 I I I I I I I 1 1 I 1 1 I I I I I I I I I I 99C**, 99D**: I 1 I I I I 1 I I 1 I 1 1 I 1 1 I I 1 Prairie ----I Vie --- I 1 I I I I I I I I 1 1 I I OV--- We I I I I I I I I I 1 I --- 1 I I I00C**: 1 I I I I I I I I I 1 I I 1 Redcliff- 1 We I —--- 1 I I 1 I I I 1 I I Lickskillet---IViie I —--- 1 I 1 I 1 I 1 1 I 1 1 I I 1 I I I I loin**, lolE**: Redaliff-----I We I -- 1 —1 --I —I ---I ---I --1 --I —1 --1 ---I ---I --- I I Lickskillet---IVZIe I -=- I --1 I I 1 —1 1 --1 I —1 --1 I I --1 --1 —1 I I I --1 ---1 ---I --- I I I I Rock outcrop---IVIIIsl — 1 —1 I I I I —1 I —1 I —1 —1 I I —1 --1 —1 I I I —1 ---1 --1 --- I 1 I 102D**, 103K**:'l 1 1 1 1 1 1 1 1 1 1 1 1 1 Redcliff-------I Vie 1--- I 1 I I I I 1 I I Nock outcrop—IVIIIsI--- I I I I I I I I I I I I I 1 1 I 104A --t Vis IIIIe I --1 Redmond 41 I —1 I I 1.51 --1 801 --1 6001 --1 251 --1 so 1 I I I 105C**: I I I I I I I I I I I 1 I I I I I I I I I I 1 I Redaond-- I Vie I — 1--- 1 I I I I I I 1 I I I I I I Deschutes—I Vie I — 1--- 1 I I I I 1 I I I I 1 1 stukel I Vie I --- I- 1 1 I I I I 1 1 I I I 106D**, 1M**: 1 I I I 1 1 I I I 1 I I 1 1 1 I I I I Radsltds-----I We I — 1— I 1 I 1 I 1 I I I 1 1 I I I Lickskillet---Nile I — I— I I I 1078, 1080 I Vie 1 — 1 —1 —1 —1 —1 —1 —1 —1 —1 —1 —1 —1 -- Reluatan 109 IVZZZs1 — 1— Rock outcrop 1 1 1 1 I 1 I 1 I 1 1 I I I I 1 I 1 I 1 1 I 1 1 I 1 I 1 11oD**: 1 1 I I I 1 1 1 I I I 1 I 1 — I 1 I I I 1 I I 1 1 1 1 I 1 -- . 11oe**: 1 I 1 1 I 1 I 1 I t I I I I schrier-----1 VZe 1 --- 1 �--1 —1 —1 ---1 —1 —1 —1— I s'�---------IVZO--- 1 11ID**, 112D**: 1 1 1 I 1 1 1 1 1 1 1 1 1 I searles 1 VZe I--- 1 I 1 1 1 1 1 I 1 1 1 1 I 1 see footnotes at end of table. C:] • Redmond soils in swales • Stukel soils on ridges • Rock outcrop Major Uses Irrigated cropland, livestock grazing (fig. 4) Figure 4.-4rrigated pasture and rangeland in an area of Deschutes sandy loam, dry, 0 to 3 percent slopes, in foreground. Uckskillet and Radcliff soils In background. Major Management Limitations Soil depth, surface texture, climate General Management Considerations Inigated cropland • Well-managed irrigation systems are needed for deep-rooted crops such as alfalfa. • Because the surface layer is sandy loam, this soil is subject to wind erosion if left unprotected. • The included areas of Rock outcrop limit the areas suitable for crops and restrict farming operations. Uvestock grazing • Care should be taken to protect the soil from wind erosion when applying range improvement practices. • Because the soil is influenced by pumice ash, reestablishment of the native vegetation is very slow If the vegetation is removed or deteriorated. • Pond development is limited by the soil depth and risk of seepage. - Soil Survey • The low annual precipitation limits the choice of species for range seeding to drought -tolerant varieties. • The included areas of Rock outcrop limit the areas suitable for grazing and restrict accessibility by livestock. Range Site Pumice Flat 8-10pz 33B—Deschutes-Houstake complex, 0 to 8 percent slopes Composition Deschutes soil and similar Inclusions -60 percent Houstake soll and similar inclusions -35 percent Contrasting Incluslons-15 percent Setting Landform: Lava plains Parent material. Ash Elevation: 2,500 to 4,000 feet Native plants: Western juniper, mountain big sagebrush, needleandthread, Idaho fescue, western needlegrass Climatic factors. Mean annual precipitation -8 to 10 inches Mean annual air temperature --49 to 52 degrees F Frost -free period -80 to 100 days Typical Profile of the Deschutes Soil 0 to 17lnches—grayish brown sandy loam 17 to 31 Inches—light grayish brown sandy loam 31 Inches—basalt Properties and Qualities of the Deschutes Soil Depth: Bedrock at a depth of 20 to 40 inches Drainage lass: Well drained Permeability: Moderately rapid Available watercapaW.. About 4 Inches Typical Profile of the Houstake Soil 0 to 5lnches—brown sandy loam 5 to 22 Inches—brown sandy loam 22 to 601nches-41ght brownish gray and brown sandy loam Properties and Qualities of the Houstake Soil Depth. Bedrock at a depth of 60 inches or more Drainage class. Well drained Permeablllty. Moderate Available watercepacl . About 7 inches Upper Deschutes River Area, Oregon Contrasting Inclusions • Redmond soils in swales • Soils that have a loamy sand surface layer • Rock outcrop Major Uses Irrigated cropland, livestock grazing Major Management Limitations Deschutes and Houstake soils—surface texture, permeability, slope, climate Deschutes soil—soil depth General Management Considerations Irrigated cropland • On the Deschutes soil, well-managed irrigation systems are needed for deep-rooted crops such as alfalfa. • Because the surface layer is sandy loam, the soils in this unit are subject to wind erosion if left unprotected. • The included areas of Rock outcrop limit the areas suitable for crops and restrict farming operations. • Because of the steepness of slope and undulating topography, sprinkler irrigation systems are best suited to this unit. Livestock grazing • Care should be taken to protect the soils from wind erosion when applying range improvement practices. • Because the soils are influenced by pumice ash, reestablishment of the native vegetation is very slow if the vegetation is removed or deteriorated. • Pond development is limited by the soil depth and risk of seepage. • The low annual precipitation limits the choice of species for range seeding to drought -tolerant varieties. • The included areas of Rock outcrop limit the areas suitable for grazing and restrict accessibility by livestock. Range Site Pumice Fiat 8-10pz 34C—Deschutes-Stukel complex, 0 to 15 percent slopes Composition Deschutes loll and similarinclus/ons—b0 percent Stukel soil and simllarWuslons-35 percent Contrasdnglncluslons-15 percent 61 Setting Landform: Lava plains Parent material. Ash Elevation: 2,500 to 4,000 feet Native plants: Deschutes soil—western juniper, mountain big sagebrush, antelope bitterbrush, Idaho fescue, needleandthread; Stukel soil— western juniper, mountain big sagebrush, antelope bitterbrush, bluebunch wheatgrass, Idaho fescue Climatic factors: Mean annual precipitation -10 to 12 inches Mean annual air temperature --47 to 50 degrees F Frost -free period -70 to 90 days Typical Profile of the Deschutes So/l 0 to 17inches—grayish brown sandy loam 17 to 31 inches--4ight grayish brown sandy loam 31 inches—basalt Properties and Qualities of the Deschutes Soll Depth: Bedrock at a depth of 20 to 40 inches Drainage class. Well drained Permeability. Moderately rapid Available water capacity. About 4 inches Typical Profile of the Stukel Soil 0 to 4 inches—grayish brown sandy loam 4 to 11 inches—brown cobbly sandy loam 11 to 18 inches—pale brown gravelly sandy loam 18 Inches—basalt Properties and Qualities of the Stukel Soil Depth: Bedrock at a depth of 10 to 20 inches Drainage class. Well drained Permeability. Moderately rapid Available watercapacity: About 2 inches Contrasting Inclusions • Redmond soils in swales • Soils that have a loamy sand surface layer • Rock outcrop Major Uses Irrigated cropland, livestock grazing Major Management Limitations Soil depth, surface texture, permeability, slope 62 General Management Considerations Irrigated cropland • Because the Stukel soil is shallow, intensive irrigation water management is needed for crop production. • Well-managed irrigation systems are needed for deep-rooted crops such as alfalfa. • Because the surface layer is sandy loam, these soils are subject to wind erosion if left unprotected. • The included areas of Rock outcrop limit the areas suitable for crops and restrict farming operations. • Because of the steepness of slope and undulating topography, sprinkler irrigation systems are best suited to this unit. Livestock grazing • Care should be taken to protect the soils from wind erosion when applying range improvement practices. • Because the soils are influenced by pumice ash, reestablishment of the native vegetation is very slow if the vegetation is removed or deteriorated. • Pond development is limited by the soil depth, the risk of seepage, and the steepness of slope in some areas. • Shallow rooting depth of the Stukel soil limits the choice of species for range seeding to drought -tolerant varieties. • The included areas of Rock outcrop limit the areas suitable for grazing and restrict accessibility by livestock. Range Site Deschutes soil—Pumice Fiat 10-12pz Stukel soil—Lava Blisters 10-12pz 35B—Deschutes-Stukel complex, dry, 0 to 8 percent slopes Composition Deschutes soll and similarinduslons- 60 percent Stukel soil and simllarincluslons-35 percent Contrasting inclusions -15 percent Setting Landform: Lava plains Parentmaterfal.•Ash Elevation. 2,500 to 4,000 feet Nature plants. Deschutes soil—westem juniper, mountain big sagebrush, needleandthread, Idaho fescue, western needlegrass; Stukel soil western juniper, mountain big sagebrush; bluebunch Soil Survey wheatgrass, Thurber needlegrass, Sandberg bluegrass Climatic factors: Mean annual precipitation -8 to 10 inches Mean annual air temperature -49 to 52 degrees F Frost -free period -80 to 100 days Typical Profile of the Deschutes Soil 0 to 17inches—grayish brown sandy loam 17 to 31 inches-4ight grayish brown sandy loam 31 inches—basalt Properties and Qualities of the Deschutes Soll Depth: Bedrock at a depth of 20 to 40 inches Drainage class. Well drained Permeability. Moderately rapid Available watercapacity. About 4 inches Typical Profile of the Stukel Soll 0 to 4 inches—grayish brown sandy loam 4 to 11 Inches --brown cobbly sandy loam I i to 18 Inches --pale brown gravelly sandy loam 181nches—basalt Properties and Qualities of the Stukel Soll Depth. Bedrock at a depth of 10 to 20 inches Drainage class. Well drained Permeability. Moderately rapid Available water capacity: About 2 inches Contrasting Inclusions • Redmond soils in swales • Soils that have a loamy sand surface layer • Rock outcrop Major Uses irrigated cropland, livestock grazing Major Management Limitations Soil depth, surface texture, slope, perrrieability, climate General Management Considerations Irrigated cropland • Because the Stukel soil Is shallow, intensive Irrigation water management is needed for crop production. • Well-managed irrigation systems are needed for deep-rooted crops such as atfaffa. • Because the surface layer is sandy loam, these soils are subject to wind erosion If left unprotected. • The included areas of Rock outcrop limit the areas suitable for crops and restrict farming operations. s Upper Deschutes River Area, Oregon 19 to 25 inches—dark yellowish brown extremely gravelly clay loam 25inches-4ractured rhyolite Properties and Qualities of the Redcliff Soil Depth: Bedrock at a depth of 20 to 40 inches Drainage class. Well drained Permeability: Moderate Available water capacity. About 2 inches Contrasting Inclusions • Westbutte soils on steep, north -facing hillsides • Stookmoor soils on hillsides • Lickskillet soils near areas of Rock outcrop Major Use Uvestock grazing Major Management Limitations Rock outcrop, climate, soil depth, slope General Management Considerations • Pond development is limited by the soil depth and steepness of slope. • The low annual precipitation limits the choice of species for range seeding to drought -tolerant varieties. • The areas of Rock outcrop limit the areas suitable for grazing and restrict accessibility by livestock. • The steepness of slope restricts livestock distribution and limits range seeding with ground equipment. • The steep, south -facing slopes are less suited to grazing in hot periods during the grazing season. Range Site South 9-12pz 104A—Redmond sandy loam, 0 to 3 percent slopes Composition Redmond soll and simAarinduslon"5 percent Contrasting lnduslons-15 percent Setting Landform: Lava plains Parentmaterlal:•Ash Elevation: 3,000 to 4,000 feet Native plants: Western juniper, mountain big sagebrush, needleandthread, Idaho fescue, western needlegrass Climatic factors: Mean annual precipitation -8 to 10 Inches 123 Mean annual air temperature -49 to 52 degrees F Frost -free period -80 to 100 days Typical Profile 0 to 12 inches—grayish brown sandy loam 12 to 21 inches—grayish brown loam 21 inches—basalt Soil Properties and Qualities Depth: Bedrock at a depth of 20 to 40 inches Drainage class. Well drained Permeability: Moderate Available water capacity. About 4 inches Contrasting Inclusions • Buckbert, Deschutes, and Houstake soils in swales • Stukel soils on ridges Major Uses Irrigated cropland (fig. 10), livestock grazirig Figure 10.—Irrigated pasture in an area of Redmond sandy loam, 0 to 3 percent slopes. Major Management Limitations Soil depth, surface texture, permeability, climate General Management Considerations Irrigated cropland • Well-managed irrigation systems are needed for deep-rooted crops such as alfalfa. • Because the surface layer IV sandy loam, this soil is subject to wind erosion if left unprotected. Uvestock grazing • Care should be taken to protect the soil from wind erosion when applying range Improvement practices. • Because the soil Is influenced by.pumice ash, 124 reestablishment of the native vegetation is very slow if the vegetation is removed or deteriorated. • Pond development is limited by the soil depth and risk of seepage. • The low annual precipitation limits the choice of species for range seeding to drought -tolerant varieties. Range Site Pumice Flat 8-10pz 105C—Redmond-Deschutes-Stukel complex, 0 to 15 percent slopes Composition Redmond soil and similarincluslons-40 percent Deschutes soil and similarinclus/ons-30 percent Stukel soil and similar inclusions 20 percent Contrasting inclus/ons-10 percent Setting Landform: Lava plains Parent material.- Ash Elevation: 2,500 to 4,000 feet Native plants. Redmond and Deschutes soils—westem juniper, mountain big sagebrush, antelope bitterbrush, Idaho fescue, needleandthread; Stukel soil--westem juniper, mountain big sagebrush, antelope bitterbrush, bluebunch wheatgrass, Idaho fescue Climatic factors: Mean annual precipitation -10 to 12 inches Mean annual air temperature -47 to 50 degrees F Frost -free period -70 to 90 days Typical Profile of the Redmond Soil 0 to 12 Inches—grayish brown sandy loam 12 to 21 Inches --grayish brown loam 21 Inches—basalt Properties and Qualities of the Redmond Soil Depth: Bedrock at a depth of 20 to 40 inches Drainage class. Well drained Permeability. Moderate Available watercapacity. About 4 inches Typical Profile of the Deschutes Soil 0 to 171nches—grayish brown sandy loam 17to 311nches-41ght grayish brown sandy loam 31 Inches—basalt Properties and Qualities of the Deschutes Soil Depth: Bedrock at a depth of 20 to 40 inches Soil Survey Drainage class. Well drained Permeability. Moderately rapid Available water capacity: About 4 inches Typical Profile of the Stukel Soil 0 to 4 inches—grayish brown sandy loam 4 to 11 inches—brown cobbly sandy loam 11 to 18 inches—pale brown gravelly sandy loam 18 inches—basalt Properties and Qualities of the Stukel Soil Depth: Bedrock at a depth of 10 to 20 inches Drainage class: Well drained Permeability: Moderately rapid Available watercapacV. About 2 inches Contrasting Inclusions • Soils that have a gravelly substratum • Rock outcrop Major Use Livestock grazing Major Management Limitations Surface texture, soil depth, permeability General Management Considerations • Care should be taken to protect the soils from wind erosion when applying range improvement practices. • Because the soils are influenced by pumice ash, reestablishment of the native vegetation is very slow if the vegetation is removed or deteriorated. • Pond development is limited by the soil depth and risk of seepage. • The restricted depth of the Stukel soil limits the choice of species for range seeding to drought -tolerant varieties. • The included areas of Rock outcrop limit the areas suitable for grazing and restrict accessibility by livestock. Range Site Redmond and Deschutes soils—Pumice Flat 10-12pz Stukel soil—Lava Blisters 10-12pz 106D—Redslide-Lickskillet complex, 15 to 30 percent north slopes Composition Redslide soil and similarincluslons-60 percent Lk ksklllet soil and slmllarinduslons-35 percent Contrasting Indus/ons-15 percent suitable for grazing and restrict accessibility by livestock. Range Site Stukel soil—Lava Blisters 8-10pz Deschutes soil—Pumice Flat 8-10pz 141C—Stukel-Deschutes-Rock outcrop complex, 0 to 15 percent slopes Composition Stukel soil and similarincluslons--40 percent Deschutes soil and similarincluslons-25 percent Rockoutcrop-20 percent Contrasting inclusions -15 percent Setting Landform: Lava plains Parent material, Ash Elevation: 2,500 to 4,000 feet Native plants: Stukel soil—westem juniper, mountain big sagebrush, antelope bitterbrush, biuebunch wheatgrass, Idaho fescue; Deschutes soil— western juniper, mountain big sagebrush, antelope bitterbrush, Idaho fescue, needleandthread Climatic factors: Mean annual precipitation -10 to 12 inches Mean annual air temperature -47 to 50 degrees F Frost -free period -70 to 90 days Typical Profile of the Stukel Soll 0 to 4 Inches—grayish brown sandy loam 4 to 11 Inches—brown cobbly sandy loam 11 to 18 Inches—pale brown gravelly sandy loam 18lnches—basalt Properties and Qualities of the Stukel Soil Depth: Bedrock at a depth of 10 to 20 inches Drainage Bass: Well drained Pemreabllity. Moderately rapid Available watercapach)c About 2 Inches Typical Profile of the Deschutes Soil 0 to 171nches—grayish brown sandy loam 17 to 31 Inches --light grayish brown sandy loam 31 Inches—basalt Properties and Qualities of the Deschutes Soil Depth: Bedrock at a depth of 20 to 40 inches Dn*mge Bass: Well drained Permeability. Moderately rapid Available water capacity., About 4 inches Contrasting Inclusions • Redmond soils in swales Major Use Livestock grazing Soil Survey Major Management Limitations Rock outcrop, surface texture, soil depth, permeability General Management Considerations • Care should be taken to protect the soils from wind erosion when applying range improvement practices. • Because the soils are influenced by pumice ash, reestablishment of the native vegetation is very slow if the vegetation is removed or deteriorated. • Pond development is limited by the soil depth, the risk of seepage, and the steepness of slope in some areas. • The restricted depth of the Stukel soil limits the choice of species for range seeding to drought -tolerant varieties. • The areas of Rock outcrop limit the areas suitable for grazing and restrict accessibility by livestock. Range Site Stukel soil—Lava Blisters 10-12pz Deschutes soil—Pumice Flat 10-12pz 142B—Stukel-Rock outcrop -Deschutes complex, dry, 0 to 8 percent slopes Composition Stukel soil and similarincluslons-35 percent Rockoutcrop-30 percent Deschutes soil and similarinclus/ons-20 percent Contrasting Inclusions -15 percent Setting Landform Lava plains Parent material., Ash Elevation: 2,500 to 3,500 feet Native plants: Stukel soil—western juniper, mountain big sagebrush, bluebunch wheatgrass, Thurber neediegrass, Sandberg bluegrass; Deschutes soli—western juniper, mountain big sagebrush, needieandthread, Idaho fescue, western needlegrass Climatic factors: Upper Deschutes River Area, Oregon Mean annual precipitation -8 to 10 inches Mean annual air temperature -49 to 52 degrees F Frost -free period -80 to 100 days Typical Profile of the Stukel Soil 0 to 4 inches—grayish brown sandy loam 4 to 11 inches—brown cobbly sandy loam 11 to 18 inches—pale brown gravelly sandy loam 18 inches—basalt Properties and Qualities of the Stukel Soil Depth: Bedrock at a depth of 10 to 20 inches Drainage class. Well drained Permeability. Moderately rapid Available watercapacity. About 2 inches Typical Profile of the Deschutes Soil 0 to 171nches—grayish brown sandy loam 17 to 31 inches—light grayish brown sandy loam 31 inches—basalt Properties and Qualities of the Deschutes Soil Depth: Bedrock at a depth of 20 to 40 inches Drainage class: Well drained Permeability: Moderately rapid Avallable watercapacity.• About 4 inches Contrasting Inclusions • Redmond and Houstake soils in swales Major Use Livestock grazing Major Management Limitations Rock outcrop, surface texture, soil depth, permeability, climate General Management Considerations • Care should be taken to protect the soils from wind erosion when applying range improvement practices. • Because the soils are influenced by pumice ash, reestablishment of the native vegetation is very slow if the vegetation is removed or deteriorated. • Pond development is limited by the soil depth and risk of seepage. • The low annual precipitation and the restricted depth of the Stukel soil limit productivity and limit the choice of species for range seeding to drought -tolerant varieties. • The areas of Rock outcrop limit the areas suitable for grazing and restrict accessibility by livestock. 157 Range Site Stukel soil—Lava Blisters 8-10pz Deschutes soil—Pumice Flat 8-10pz 143B—Sullotem-Circle complex, 0 to 8 percent slopes Composition Sullotem soil and similar inclusions -50 percent Circle soil and similarinclusions-35 percent Contrasting inclusions -15 percent Setting Landform: Outwash plains Parent material. Ash over glacial outwash Elevation: 2,500 to 3,500 feet . Native plants: Suilotem soil—ponderosa pine, white fir, common snowberry, twinflower; Circle soil— ponderosa pine, antelope bitterbrush, greenleaf manzanita, Idaho fescue Climatic factors. Mean annual precipitation -20 to 35 inches Mean annual air temperature -40 to 47 degrees F Frost -free period -50 to 90 days Typical Profile of the Sullotem Soil 1 inch to 0—organic mat 0 to 27 inches -dark brown sandy loam 27 to 51 Inches -very dark brown and black fine sandy loam and loamy fine sand 51 to 60 inches- dark brown very fine sandy loam Properties and Qualities of the Sullotem Soil Depth: Glacial outwash at a depth of 40 to 60 inches; bedrock at a depth of 60 inches or more Drainage class. Somewhat poorly drained Depth to water table: At the surface to a depth of 24 Inches below the surface in April through June Permeability. Moderately rapid Available watercapacrty. About 8 inches Typical Profile of the Circle Soil 11nch to 0—organic mat 0 to 16 Inches --dark brown sandy loam 16 to 42 Inches—dark brown and dark yellowish brown loam and gravelly loam 42 to 651nches— dark yellowish brown very gravelly clay loam Properties and Qualities of the Circle Soil Depth. Glacial outwash at a depth of 40 to 50 inches; Form 2912-I (MM I992) UMED STATES DEPARTMENT OF THE 11 TERIOR serW Number BUREAU OF LAND MANAGEMENT OR — 53890 RECREATION OR PUBLIC PURPOSES LEASE Aa of June 14.1926, as unendod (43 U.S.C. 869 a. seq.) This lease entered into on this day of March 2001, By the United States of America, the lessor, through the authorized officer of the Bureau of Land Management, and The Redmond Public Building Corporation Hereinafter called the lessee, pursuant and subject to the terms and provisions of the Recreation and Public Purposes Act and to all reasonable regulations of the Secretary of the Interior now or hereafter in force when not inconsistent with any express and specific provisions herein, which are made a part hereof, WITNESSETH: Sec. 1. The lessor, in consideration of the conditions to be observed as hereinafter set forth, does hereby grant and lease to the lessee the right and privilege of using for the purposes hereinafter set forth in the following described lands: Deschutes County, Oregon, T. 15 S., R. 13 E., Willamette Meridian, Section 32, NE'/4, and that portion of the SE'/, NW 1/4, lying east of the Burlington Northern/Santa Fe Railroad right of way and north of the Bonneville Power Administration transmission line right of way, Containing approximately 18 1.33 acres, together with the right to construct and maintain thereon all buildings and other improvements necessary for the use of the proposed recreational development. For a period of 10 years, the rental to be $ 0 Per annum. If, at the expiration date of the lease the authorized officer shall determine that the lease may be renewed, the lessee herein will be accorded the privilege of renewal upon such terms as may be fined by the lessor. The lessee shall use the premises for the development of a municipal golf course. This lease would provide for the relocation of the Juniper Golf Course by the Redmond Public Building Corporation, a subsidiary of the City of Redmond. This public course would provide a low cost golfing opportunity to the general public. Fees would be comparable to other municipal courses in Central Oregon. Sec. 2. There are reserved to the United States all mineral deposits in said lands, together with the right to mine and remove the same under applicable laws and regulations to be established by the Seartary of the Interior. See. 3. The lessor reserves the right of entry, or use, by: (a) Any authorized person, upon the leased area and into the buildings constructed thereon for the purpose of inspection; (b) Federal agents and game wardens upon the leased area on official business; (c) The United States, its permit= and licensees, to mine and remove the mineral deposits referred to in Sec. 2, above. Sec. 4. In consideration of the foregoing, the lessee hereby agrees: To improve and manage the leased area in accordance with the plan of development designated as the Development and Improvement Plan for the Proposed Relocation of the Juniper Golf Course. The Plan was remlve d with the original application dated August 29, 1997 and supplemented by the Addendum to the Development and Improvement Plan, dated April 4, 2000. The final architectural plans for the design of the project shall be approvedby the BLM authorized officer.. The lessee shall maintain all improvements, during the term of this lease, in a reasonably good state of repair. (c) Not to allow the use of the lands for unlawful purposes or for any purpose not specified in this kale unless consented to under its lama not to prohibit or restrict. diractly or indirectly. or permit its agents, employees, contractors (including, without limitation. lessees, sublessees. and permittees). to prohibit or restrict the use of any part of the leased practises or any of the facilities thereon by any person because of such person's race, creed, color, sex, or national origin. (d) Not to assign this lease or to change the use of the land, without first receiving the consent of the authorized officer of the Bureau of Land Management. (e) That this lease may be terminated after due notice to the lessee upon a finding by the authorized officer that the lessee had failed to comply with the terms of the lease; or has failed to use the leased lands for the purposes specified in this lease; or that all or part of the land is being devoted to some other use not consented to by the authorized officer; or that the lessee has not complied with the development and management plans referred to in subsection 4. (f) That upon the termination of this lease by expiration, surrender. or cancellation thereof, the lessee, shall surrender possession of the premises to the United States in good condition and shall comply with such provisions and conditions respecting the removal of the improvements of and equipment on the property as may be made by an authorized officer. (g) To take such reasonable steps as may be needed to protect the surface of the leased area and the natural resources and improvements thereon. (h) Not to cut timber on the leased area without prior permission of, or in violation of the provisions and conditions made by an authorized officer. (i) That nothing contained in this lease shall restrict the acquisition, granting, or use of permits or rights-of-way under existing laws by an authorized Federal officer. Sec. 5. Equal Opportunity Clause. Lessee will comply with all provisions of Executive Order No. 11246 of September 24, 1965, as amended, and the rules, regulations, and relevant orders of the Secretary of Labor. Neither lessee nor lessee's subcontractors shall maintain segregated facilities. FOR EXECUTION BY LESSEE IN WITNESS WHEREOF: �4ATAirxA �hbtfr �M%Idra� �. (Signature of Witness) 3-21-7,001 (Date) Sec. 6. Equal Access Clause. lessee shall comply with all provisions of the American Disabilities Act of July 26, 1990, the Architectural Barriers Act of 1968, and Section 504 of the Rehabilitation Act of 1973, as amended. Ibex Acts require that programs and public facilities constructed or renovated be accessible to and usable by persons with disabilities. Sec 7. The lessee may surrender this lease or any part thereof by filing a written relinquishment in the appropriate BLM office. The relinquishment shall be subject to the payment of all accrued rentals and to the continued obligation of the lessee to place the lands in condition for relinquishment in accordance with the applicable lease terms in subsections 4(f) and 4(g) and the appropriate regulations. Sec. 8. The lessee further agrees to comply with and be bound by those additional terms / conditions / stipulations identified as Exhibit A. The lease is subject to the provisions of the Development and Improvement Plan identified as Exhibit B, the Addendum to the Development and Improvement Plan identified as Exhibit C, and the management policies described in the memo of January 4, 2001 identified as Exhibit D, made a part hereof. The lease area is shown on the map identified as Exhibit E Sec. 9. No Member of, or Delegate to, the Congress, or Resident Commissioner, after his election or appointment, and either before or after he has qualified, and during his continuance in office, and no officer, agent, or employee of the Department of the Interior, except as otherwise provided in 43 CFR, Part 7, shall be admitted to any share or part of this lease, or derive any benefit that may arise therefrom, and the provisions of Title 18 U.S.C. Sections 431-433, relating to contracts, enter into and form a part of this lease, so far as the same may be applicable. THE UNITED STATES OF AMERICA (Authorized Otiioer) (1.itle) (I)ate) 1rkh form does not constitute an information collection as d4wed by 44 U.S.C. 35M and dicidore does not require OMB approval. tats.oMPratartnutrricomoc rr-sytonAM Exhibit A Terms / Conditions / Stipulations 1) The final architectural plans for the proposed golf course shall be with coordinated with regulatory agencies and the City of Redmond, to insure that the design of the course is compatible with onsite and adjacent land uses. To insure compliance with the terms and conditions of the tease, the BLM Deschutes Field Manager shall have a period of 30 days to review and approve the final architectural plans. 2) The Redmond Public Building Corporation (lessee) shall develop the golf course in accordance with the Plan of Development that was received with the original application package, dated August 29, 1997, the Addendum to the Development Plan and the Environmental Principles for the Development of Juniper Golf Course dated, April 4, 2000. 3) Subsequent management of the golf course shall be defined in the Operating Agreement to be developed by the leccee to authorize the Juniper Golf Club, or others to manage the course. The Operating Agreement shall include all provisions of the Management Plan and must be approved by BLM, to insure compliance with the Recreation and Public Purposes Act. 4) Upon a showing of substantial compliance with the approved plan of development, the lessee may exercise an option to acquire the property. The Operating Agreement with the Juniper Golf Club must insure that title or control is not transferred and all revenues generated must be used for expenses related to the management of the golf course. 5) The lessee shall comply with the provisions of Title VI of the Civil Rights Act of 1964 (78 Stat. 241) and the requirements of regulations of the Secretary of Interior, issued pursuant to (43 CFR 17), for the period that the lands are authorized for the purposes described in the lease. The United States shall have the right to seek judicial enforcement of the requirements of the Title VI of the Civil Rights Act of 1964, in the event of their violation by the lessee. 6) The lessee shall schedule a meeting at the request of the BLM authorized officer, to review the management and operation of the golf course by the Juniper Golf Club. 7) The lessee shall manage the course In accordance with the principles of integrated Plant Management (IPI) and provide management records as documentation to BLM each year. 8) Use, storage and disposal of pesticides shall Comply with the applicable Federal and State laws. Pesticides shall be used only in accordance with their registered uses and within limitations imposed by the Secretary of Interior. 9) The lessee shall insure that dee public Interest continues to be well served by providing a low cost, public golf opportunity, comparable to other municipal courses in Central Oregon. 10) The centerline of the anticipated right of way extending SW 19" Street to the soat6, would coincide with the section line common to satiotts 32 and 33, T. IS S., R. 13 E. The anticipated right of way width is 90 feet. being 40 fed on each side of the section rine. 11) A buffer strip measuring forty foot Wide shall be reserved along the east line of the lease Perimeter. This strip shall provide for the west half of the anticipated right of way needed for the extension of SW 19* Street. 12) The lessee shall construct rangeland type fences along the east side of the site and along the south boundary. The fence along the east side shall be placed approximately 40 feet east of the section line to allow for the anticipated future extension of SW 19" Strem This location coincides with the eastern boundary of the anticipated road right of way. This location is situated outside of the lease area and fence construction shall be authorized with a temporary use permit. The fence shall be designed to keep livestock out, yet allow wildlife to cross. Rangeland fences would be constructed with wires 18, 24, 30, and 40 inches from the ground. The top and bottom wire would be barbless, the others would be barbed 13) The lessee shall construct a security fence along the north and east boundary of the site to deter motor vehicle access. The design of the security fence shall not preclude wildlife passage and shall be approved by the BLM Authorized OiTwer. The security fence would be placed forty feet west and parallel to the section line common to sections 32 and 33, T. 15 S., R 13 E. 14) Large juniper trees shall be preserved as reasonable to the function of golf course design. if raptor nest sites are found during project planning/construction, the nest tree will be protected. All construction activities within ('/S) mile of a nest tree shall cease during the brooding season extending from March 1 through August 1. All activities shall be suspended until written notification is provided by the BLM Authorized Officer. 15) Any cultural and/or paleontological resources (historic or prehistoric site or object) discovered by the lessee, or any contractor, on Federal land shall be immediately reported to the authorized officer. The lessee shall suspend all operations in the immediate area of such discovery until written authorization to proceed is issued by the authorized officer. An evaluation will be made by the authorized officer to determine appropriate actions to prevent the loss of significant cultural or scientific values. The lessee will be responsible for the cost of evaluation and any decision concerning mitigation will be made by the authorized officer following consultation with the lessee. 16) Prior to construction, the lessee shall schedule a pre -work conference with BLM to review the terms and conditions of the lease. BLM is responsible to mordtor construction to ensure compliance with the approved Plait ofDevelopment. 17) All buildings shall be painted to blend with the surrounding landscape. l 8) Prior to the application for patent, the lesshall provide a survey of the subject parcel tha see t is completed in accordance with the standards presen'bed by BLM Cadastral Survey. The lessee shall reimburse BLM for cost of creating a supplemental plat which is necessary to create a tract to describe the parcel for conveyance. The estimated cost is 5500. 19) During the period of golf course development the lessee shall incur the cost of a project to enhance wildlife habitat, not exceed $10,000. This amount shall be applied as off site mitigation on the adjacent public lands, for the imptrnretnent of habitat for pronghorn antelope. 'tills is Intended to replace habitat that was used for development of the golf course. BLM shall be mponsible for choosing the location and type of mitiM ioa and satisfying environmental requirements. Y 19 1 UNITED STATES DEPARTMENT OF THE INTERIOR BUREAU OF LAND MANAGEMENT APPLICATION FOR LAND FOR RECREATION OR PUBLIC PURPOSES (Act of June 14, 1926, as amended; 43 U.S.C. 869; 869-4) Date FORM APPROVED OMB Na 1004-0012 w1m: Odober31. IM Serial Number (BLM use only) Home phone (include area code) (541) 548-2151 Applicant% name b. Address (uwh de sip code) Business ph$ne (utclude area code) CTY OF REDMOND PUBLIC PO Box 726 (541)' 923-7710 JILDINGS CORPORATION I Redmond, OR 97756 (541) 548-2151 (President) Give legal description of lands applied for include metes and bounds descriptio _if necessar SUBDIVISION I SECTION TOWNSHIP RANGE MERIDIAN tat portion of: NW1/4 35 15 13 WM id the NE1/4 35 15 13 WM .1 lying east of the Burlington )rthern Railroad right of way unty of State of Containing (acres) 3schutes Oregon 177 This application is for ❑ Lease ® Purchase .(If lease, indicate years ) . Proposed use is ❑c Public Recreation ❑ Other Public Purposes Attach three (3) copies of the completed statement required by 43 CFR 2741.4(b). (Specifically identify an established or definitely proposed project Jor use of the land, a detailed plan and schedule for development, and a management plan which includes a description of how any revenues will be used.) See.attached: If applicant is State or Political subdivision thereof, cite your statutory or other authority to hold land for these -purposes. City of Redmond non-profit corporation formed under the Oregon Revised Statute, hapten 65. Authority to hold land is,contained in ORS 65.077. 4 Ve thin ieeicat#on �iis not PROPOSED RELOCATION OF JUNIPER GOLF COURSE DEVELOPMENT AND IMPROVEMENT PLAN 1. DESCRIPTION Juniper Golf Course is a public golf course which is currently located inside the City limits of Redmond, Oregon, lying Northwest of the Redmond Airport runways on Oregon land leased from the City of Redmond, which lands are under a patent for airport purposes. The existing lease expires in the year 2006 and, because of the substantial increase in value of the area in which the golf course is located and the Federal Aviation Administration requirements for market value rent on airport property, together with the proposed State of Oregon highway bypass planned through the golf course, it is required that the golf course be moved. The proposed relocation of Juniper Golf Course comprises 177 acres situated at the edge of the Southwestern portion of the City of Redmond, Oregon's urban growth boundary, with the SP&S Railroad right of way on the Northwest side of the property and undeveloped sagebrush and desert land on the Southwestern and Southeastern sides of the property. The new Deschutes County Fairgrounds is now under construction on adjacent property to the Northeast of the proposed site. 2. STATEMENT OF NEED The existing Juniper Golf Course is the only 18 -hole public golf course in the City of Redmond. The golf course's original first 9 holes were constructed by private individuals in about 1956 on land leased from the City of Redmond. The land was property obtained by the City on a patent for airport purposes and with approval of the FAA. The City leased the property to the Juniper Golf Club to be used as a public golf course for a period of 50 years. In 1985, the Redmond Public Building Corporation, a 501(C)(3) non-profit corporation of the City of Redmond, took over the lease on the golf course and sold revenue bonds to finance the second 9 holes for the golf course. The golf course is operated by the Redmond Public Building Corporation, a non-profit corporation owned by The City of Redmond. The golf course is managed by Juniper Golf Club, a non-profit corporation which provides .a reasonably priced recreational golf facility for the public in the Redmond area. At the present time, however, changes now occurring will require the golf course to move its location. The 134 acres on which the golf course is currently located is surrounded by industrial and commercial land, and the Federal Aviation Administration (FAA) has advised the City of Redmond that, Page 1 - PROPOSED RELOCATION OF JUNIPER GOLF COURSE •Nr1b%&aUVLC6t* when the golf course lease is renewed in 2006s, the City will be required to collect rent on the 134 acres of land used by the golf course that is based on the market value of the property. During the past 10 years the land around the golf course has developed into a major industrial area driving land values up to $2.50-$3.00 per square foot. The FAA has indicated the reasonable rental rate would be 10% of the market value, which would make the rental rate prohibitive for continuation of a golf course. In addition, the State of Oregon is planning a highway bypass of the City of Redmond. The location of the bypass goes through the golf course at 1 of 2 locations, and either location will take a substantial portion of the golf course and would effectively remove 4-5 holes from the course leaving the course as a reconfigured 9 -hole course or, perhaps, a short 18 -hole executive course. In either case, this would cause substantial costs and expenses to the golf course which would add to prohibiting reasonably priced public golf. As a result, in order for reasonably priced recreation public golf play to continue for citizens of Redmond, it is necessary for the golf course to relocate its facility. Redmond, Oregon has a current 1997 population in excess of 12,000, which is over a 100% increase from 5,770 in 1978. Redmond, Oregon is currently the fastest growing City in Oregon, with a projected growth to 37,186 by the year 2020, based on a 4.5% growth factor dispite the fact that the City growth rate in the past 5 years has been 6.3% to 10.3% per year. With that growth, the need for a reasonably priced public recreational golf facility is even more critical. 3. LOCATIONS The lands embraced for the proposed golf course are currently owned or managed by the Bureau of Land Management (BLM) described as follows: That portion of the NW1/4 and the NEI/4 of Section 32 lying East of the Burlington Northern Railroad tracks and consisting of approximately 177 acres. The property is adjacent to the City of Redmond and is within convenient access to the City. The new Deschutes County Fairgrounds is being constructed on approximately 320 acres adjacent to the proposed site to the Northeast, which will bring City street and services to close proximity of the site (see attached vicinity map). Page 2 - PROPOSED RELOCATION OF JUNIPER GOLF COURSE Nslb%pbo%s'do=t+ 4. CONCURRENCE OF PROJECT Concurrence in this project has been obtained by the City Council of the City of Redmond. The Deschutes County Commission is supportive of this project. A copy of the minutes of the Redmond City Council in a joint meeting with the Deschutes County Commissioners approving this project is attached. 5. DESCRIPTION OF PROPOSED IMPROVEMENTS AND ESTIMATED COSTS OF DEVELOPMENT FOR THE LANDS TO BE ACQUIRED The proposed improvements for the site would be: 1. 18 -hole par 72 golf course, 61640 yards long from the men's white tees. 2. Practice driving range. 3. Putting greens. 4. Putting course. 5. Small clubhouse/pro-shop. 6. Parking area. 7. Golf cart storage building. 8. Maintenance facilities. 9. Water ponds/lakes to be supplied by irrigation water or wells. The estimated cost of developing the land is $3,000,000- $4,000,000, depending on the amount of volunteer and donated materials and labor. 6. SOURCE OF FUNDS FOR DEVELOPMENT The funds for development of the golf course will be obtained by sale of revenue bonds by Redmond Public Building Corporation under its bonding authority to be repaid from the revenues generated by the golf.course operations. Page 3 - PROPOSED RELOCATION OF JUNIPER GOLF COURSE *V2b%&0% 2A=t* 7. MANAGEMENT_OF COURSE Once the new golf course has been completed, it would be operated by the Juniper Golf Club Corporation on behalf of the City of Redmond Public Building Corporation. All income and expenses of the golf course operation are currently and would be in the future included in the City of Redmond's budget and is part of the municipal budgeting process. The sources of income will be from fees for playing, membership dues, and snack bar operations. The disposition of the income will be for the retirement of the revenue bonds, expenses of operation and maintenance of the golf course and personnel requirements. It is anticipated that management of the course, the income and disposition of revenues would be in the same manner as it is now being done. Attached are current copies of the City of Redmond's income and expense budget for the golf course operation at its current location. Page 4 - PROPOSED RELOCATION OF JUNIPER GOLF COURSE •�lb�pba�loaat� TIMETABLE FOR DEVELOPMENT OF RELOCATED JUNIPER GOLF COURSE The plan to develop and construct the relocated golf course would be over a 4-5 year period commencing with the acquisition of the real property from BLM. First Year 1998-1999 BLM to perform or have performed all of the necessary studies to determine the feasibility of the sale to the City of Redmond Public Building Corporation for a golf course. Second Year 1999-2000 City of Redmond Public Building Corporation have final architectural drawings completed and commence site work for bringing in utilities and building the golf course facilities. Third Year 2000-2001 The City of Redmond Public Building Corporation would proceed with issuing and selling revenue bonds to obtain funds, and commence construction of the golf course and seeding. Fourth Year 2001-2002 City of Redmond Public Building Corporation would commence and complete construction of related facilities. Fifth Year 2002-2003 Depending on growing of the grasses, the course should open for play and preparation for moving of all course activities commence. Sixth Year 2003-2004 Juniper Golf Club course at new proposed location would be fully operational for the public play. Page 1 - TIMETABLE FOR DEVELOPMENT OF RELOCATED JUNIPER GOLF COURSE •%LU%Pb %tla*t&K* TIMM UMMIN —0 i Wx iN �f' •�rtitL7 /1`i "A .. 7OI li lml��,'a•[wl�1.f1>•I�fff�ll 's`�IJ•w:i� r. eJ ®.iiS+:a�i" it!•f>• tl�-�►ice-sI- r, SIV■K0171101kiIr- n ' lO wim 'lk A'. Tv 4t Z4 A* kL &Jb —4-40 A .44 4k t1lij-1) ROBERT MUIR GRAVES Golf Course Design & Development 925 YRrtacio Valley Road Walnut Creek, California. 94596 510.939-6300 Enclosure A GOLF COURSE PROJECT DATA 1. SITE DATA A. Base map (reproducible 100 scale drawing on photo mylar) of project site and surrounding area, including the following. For CAD purposes, also include .DWG files on diskette (Autocad): 1. Legal boundaries of property, right of ways, easements. 2. Topographical survey, (ma)imum 2' contour interval). 3. Coordinate System for future location of golf course features. 4. Location and general description of existing features, such as buildings, roads, fences, utility lines, and major plants. S. Location and general description of any other features within or near the project site affecting golf course development. B. Aerial photographs of the project site. Scaled verticals are best, oblique shots can be very useful. C. Climatological data, including: 1. Average monthly rainfall 2. Average monthly wind direction and velocity (day and night) 3. Average monthly temperature, humidity and evaporation rate. D. Soil analysis (chemical and physical) of resultant top soil for turf and sub -soil for trees. E. Available utilities (location and capacity) including: 1. Water 2. Electricity 3. Storm drainage 4. Sewage disposal F. Environmental impact assessment covering any environmental issues such as water use, endangered flora and fauna, archeological sites, wetlands, water quality, health related or other issues potentially affected by golf course development and maintenance operations. A- Existing or proposed master development plan for the entire project including the golf course site and adjacent areas. B. Proposed participation of owner during construction phase, including: 1. Labor available 2. Equipment and tools available 3. Supervisory personnel available 4. Contract administrative personnel available C. Proposed time schedule for planning and construction phases. D. Proposed budget coming planning and construction costs. SECTION 32 ' N SKETCH OF THE NE 1/4 AND THE NW 1/4 SECTION 32, T.15 S., R.13 E., W.M. DESCHUTES COUNTY, OREGON FOR JUNIPER GOLF CLUB NOTE: SUBDIVISION OF SECTION 32 BASED ON DIMENSIONS PER CS01433, DESCHUTES COUNTY RECORDS. POB: POINT. OF BEGINNING APRIL 24, 1998 1" = 1000, REGISTERED PROFESSIONAL LAND SURVEYOR ' jl OREGON JAlUARI !p. tOQt TIM K. CHAPMAN 9-47T DECEy tSM SL Im Ffa%"m" JEFF KERN ANO ASSOC. IHC. PROFESSWAL UNO SURVEYORS 1030 NW NEWPORT AVENUE ISURVEYINGeENO, OREGON 97701(547) 309-4736 REGISTERED PROFESSIONAL LAND SURVEYOR ' jl OREGON JAlUARI !p. tOQt TIM K. CHAPMAN 9-47T DECEy tSM SL Im b. Proposed use is Ek Public Recreation ❑ Other Public Purposes Attach three (3) copies of the completed statement required by 43 CFR 2741.4(b). (Specifically identify an established or definitely proposed project jor use of the land, a detailed plan and schedule for development, and a management plan which includes a description of how any revenues will be used.) See.attached: If applicant is State or Political subdivision thereof, cite your statutory or other authority to hold land for these purposes. City of Redmond non-profit corporation formed under the Oregon Revised Statute, 1hapter 65. Authority to hold land is contained in ORS 65.077. Attach as copy of your authority for filing this application and. to perform all acts incident thereto, If land described in this application has not been classified for recreation and/or public purposes pursuant to the Recreation and FORM APPROVED oim 2740-1 .aly 19M UNITED STATES OMB NO. 1004-0012 Expires: October31, IM DEPARTMENT OF THE INTERIOR Date Serial Number BUREAU OF LAND MANAGEMENT (BLM use only) APPLICATION FOR LAND FOR Home phone (include area code) RECREATION OR PUBLIC PURPOSES (Act of June 14, 1926, as amended; 43 U.S.C. 869; 869-4) (5 41) 548-2151 L Applicant's name b. Address (include zip code) Business phQne (include area code) (541)' 923-7710 :ITY OF REDMOND PUBLIC PO Box 726 I (541) 548-2151 (President) 3UILDINGS CORPORATION Redmond OR 97756 . Give legal description of lands applied for (include metes and bounds descrf tion, if necessary) SUBDIVISION I SECTION TOWNSHIP RANGE MERIDIAN 'hat portion of: NW1/4 35 15 13 WM nd the NE1/4 35 15 13 WM :11 lying east of the Burlington (orthern Railroad right of way :ounty of State of Containing (acres) )eschutes I Oregon 177 -a. This application is for ❑ Lease ® Purchase .(If lease, indicate years ) b. Proposed use is Ek Public Recreation ❑ Other Public Purposes Attach three (3) copies of the completed statement required by 43 CFR 2741.4(b). (Specifically identify an established or definitely proposed project jor use of the land, a detailed plan and schedule for development, and a management plan which includes a description of how any revenues will be used.) See.attached: If applicant is State or Political subdivision thereof, cite your statutory or other authority to hold land for these purposes. City of Redmond non-profit corporation formed under the Oregon Revised Statute, 1hapter 65. Authority to hold land is contained in ORS 65.077. Attach as copy of your authority for filing this application and. to perform all acts incident thereto, If land described in this application has not been classified for recreation and/or public purposes pursuant to the Recreation and �i PROPOSED RELOCATION OF JUNIPER GOLF COURSE DEVELOPMENT AND IMPROVEMENT PLAN 1. DESCRIPTION Juniper Golf Course is a public golf course which is currently located inside the City limits of Redmond, Oregon, lying Northwest of the Redmond Airport runways on Oregon land leased from the City of Redmond, which lands are under a patent for airport purposes. The existing lease expires in the year 2006 and, because of the substantial increase in value of the area in which the golf course is located and the Federal Aviation Administration requirements for market value rent on airport property, together with the proposed State of Oregon highway bypass planned through the golf course, it is required that the golf course be moved. The proposed relocation of Juniper Golf Course comprises 177 acres situated at the edge of the Southwestern portion of the City of Redmond, Oregon's urban growth boundary, with the SP&S Railroad right of way on the Northwest side of the property and undeveloped sagebrush and desert land on the Southwestern and Southeastern sides of the property. The new Deschutes County Fairgrounds is now under construction on adjacent property to the Northeast of the proposed site. 2. STATEMENT OF NEED The existing Juniper Golf Course is the only 18 -hole public golf course in the City of Redmond. The golf course's original first 9 holes were constructed by private individuals in about 1956 on land leased from the City of Redmond. The land was property obtained by the City on a patent for airport purposes and with approval of the FAA. The City leased the property to the Juniper Golf Club to be used as a public golf course for a period of 50 years. In 1985, the Redmond Public Building Corporation, a 501(C)(3) non-profit corporation of the City of Redmond, took over the lease on the golf course and sold revenue bonds to finance the second 9 holes for the golf course. The golf course is operated by the Redmond Public Building Corporation, a non-profit corporation owned by The City of Redmond. The golf course is managed by Juniper Golf Club, a non-profit corporation which provides a reasonably priced recreational golf facility for the public in the Redmond area. At the present time, however, changes now occurring will require the golf course to move its location. The 134 acres on which the golf course is currently located is surrounded by industrial and commercial land, and the Federal Aviation Administration (FAA) has advised the City of Redmond that, Page 1 - PROPOSED RELOCATION OF JUNIPER GOLF COURSE •%rlb%pbc%relocate PROPOSED RELOCATION OF JUNIPER GOLF COURSE DEVELOPMENT AND IMPROVEMENT PLAN 1. DESCRIPTION Juniper Golf Course is a public golf course which is currently located inside the City limits of Redmond, Oregon, lying Northwest of the Redmond Airport runways on Oregon land leased from the City of Redmond, which lands are under a patent for airport purposes. The existing lease expires in the year 2006 and, because of the substantial increase in value of the area in which the golf course is located and the Federal Aviation Administration requirements for market value rent on airport property, together with the proposed State of Oregon highway bypass planned through the golf course, it is required that the golf course be moved. The proposed relocation of Juniper Golf Course comprises 177 acres situated at the edge of the Southwestern portion of the City of Redmond, Oregon's urban growth boundary, with the SP&S Railroad right of way on the Northwest side of the property and undeveloped sagebrush and desert land on the Southwestern and Southeastern sides of the property. The new Deschutes County Fairgrounds is now under construction on adjacent property to the Northeast of the proposed site. 2. STATEMENT OF NEED The existing Juniper Golf Course is the only 18 -hole public golf course in the City of Redmond. The golf course's original first 9 holes were constructed by private individuals in about 1956 on land leased from the City of Redmond. The land was property obtained by the City on a patent for airport purposes and with approval of the FAA. The City leased the property to the Juniper Golf Club to be used as a public golf course for a period of 50 years. In 1985, the Redmond Public Building Corporation, a 501(C)(3) non-profit corporation of the City of Redmond, took over the lease on the golf course and sold revenue bonds to finance the second 9 holes for the golf course. The golf course is operated by the Redmond Public Building Corporation, a non-profit corporation owned by The City of Redmond. The golf course is managed by Juniper Golf Club, a non-profit corporation which provides a reasonably priced recreational golf facility for the public in the Redmond area. At the present time, however, changes now occurring will require the golf course to move its location. The 134 acres on which the golf course is currently located is surrounded by industrial and commercial land, and the Federal Aviation Administration (FAA) has advised the City of Redmond that, Page 1 - PROPOSED RELOCATION OF JUNIPER GOLF COURSE •%rlb%pbc%relocate 0 I .. when the golf course lease is renewed in 2006, the City will be required to collect rent on the 134 acres of land used by the golf course that is based on the market value of the property. During the past 10 years the land around the golf course has developed into a major industrial area driving land values up to $2.50-$3.00 per square foot. The FAA has indicated the reasonable rental rate would be 10% of the market value, which would make the rental rate prohibitive for continuation of a golf course. In addition, the State of Oregon is planning a highway bypass of the City of Redmond. The location of the bypass goes through the golf course at 1 of 2 locations, and either location will take a substantial portion of the golf course and would effectively remove 4-5 holes from the course leaving the course as a reconfigured 9 -hole course or, perhaps, a short 18 -hole executive course. In either case, this would cause substantial costs and expenses to the golf course which would add to prohibiting reasonably priced public golf. As a result, in order for reasonably priced recreation public golf play to continue for citizens of Redmond, it is necessary for the golf course to relocate its facility. Redmond, Oregon has a current 1997 population in excess of 12,000, which is over a 100% increase from 5,770 in 1978. Redmond, Oregon is currently the fastest growing City in Oregon, with a projected growth to 37,186 by the year 2020, based on a 4.5% growth factor dispite the fact that the City growth rate in the past 5 years has been 6.3% to 10.3% per year. With that growth, the need for a reasonably priced public recreational golf facility is even more critical. 3. LOCATIONS The lands embraced for the proposed golf course are currently owned or managed by the Bureau of Land Management (BLM) described as follows: That portion of the NW1/4 and the NE1/4 of Section 32 lying East of the Burlington Northern Railroad tracks and consisting of approximately 177 acres. The property is adjacent to the City of Redmond and is within convenient access to the City. The new Deschutes County Fairgrounds is being constructed on approximately 320 acres adjacent to the proposed site to the Northeast, which will bring City street and services to close proximity of the site (see attached vicinity map). Page 2 - PROPOSED RELOCATION OF JUNIPER GOLF COURSE *V1b%pbc\m,1c to 4. CONCURRENCE OF PROJECT Concurrence in this project has been obtained by the City Council of the City of Redmond. The Deschutes County Commission is supportive of this project. A copy of the minutes of the Redmond City Council in a joint meeting with the Deschutes County Commissioners approving this project is attached. S. DESCRIPTION OF PROPOSED IMPROVEMENTS AND ESTIMATED COSTS OF DEVELOPMENT FOR THE LANDS TO BE ACQUIRED The proposed improvements for the site would be: 1. 18 -hole par 72 golf course, 6,640 yards long from the men's white tees. 2. Practice driving range. 3. Putting greens. 4. Putting course. 5. Small clubhouse/pro-shop. 6. Parking area. 7. Golf cart storage building. 8. Maintenance facilities. 9. Water ponds/lakes to be supplied by irrigation water or wells. The estimated cost of developing the land is $3,000,000- $4,000,000, depending on the amount of volunteer and donated materials and labor. 6. SOURCE OF FUNDS FOR DEVELOPMENT The funds for development of the golf course will be obtained by sale of revenue bonds by Redmond Public Building Corporation under its bonding authority to be repaid from the revenues generated by the golf.course operations. Page 3 - PROPOSED RELOCATION OF JUNIPER GOLF COURSE •%r1b%pbc\re1ocate 4 1 ♦ " Oji/16/01 MM 16:40 FAX 641 Sha 0476 ODOT RESOURCE CTR. on John A. Kitftba, M.D.. Gov=" May 16, 2001 Chuck McGraw City of Redmond Development Services Dept. Planning Division P.O. Box 726 Redmond, OR 97756 RE: Traffic study for 180 -acre zone change S of Redmond 10 uut Department of Tkansportation Region 4 Program and Pluudng Unit 63034 O.S. Riley Rd. Bend, OR 97701 (541) 388-6032 FAX (541) 385-0476 FILE CODE: The Oregon Department of Transportation (ODOT) has reviewed the traffic study for the rezone of 180 acres east of U.S. 97 and ace Parof theDReserve (OSPReschutes ).FThe�rezon.eunds to go from Exclusive Farm Use (EFU) Open Space would be to accommodate the relocation of the juniper Golf Course. The only comments on the traffic study where ODOT would differ is the recommended mitigation. The study calls for stop signs on Yew Avenue in addition the preexisting stop signs on the ramps. ODOT policy is that four way stops can only be used as temporary traffic control devices. If an interchange ramp is going to have a permanent traffic control device, ODOT requires signalization. This is in keeping with the Manual of Uniform Traffic Control Devices in 2B-6, Item #1, Multiway Stop Signs. If you have any questions, please feel free to contact me at (541) 388-6046. Peter Russell Senior Development and Review Planner cc: David Boyd, Region 4 Access Management Engineer pax Creedican. District 10 Manager Mark De V'oney, Program and Planning Unit Manager Gary Farmsworft Central Oregon Arca Manager Steve Wilson, Region 4 Traffic Operations Supervisor Form 730we Rel :hwckMraw - DCPC Memo 4_12.doc Page 1 Date: April 12, 2001 To: Deschutes County Planning Commission From: Steve Jorgensen, Senior Transportation Planner Subject: Response to proposed Comprehensive Plan and Zoning Ordinance changes from a proposed expansion of the Redmond UGB Applicant: City of Redmond Comments: I have reviewed the traffic study for the proposed 180 -acre rezone to accommodate the relocated Juniper Golf Club/Course. I find that the study's analysis and recommendations are reasonable. However, I would recommend that the Planning Commission take the following City, County and ODOT engineer's recommendation that the proposed stop -controlled northbound 97 ramp be signalized instead, to accommodate the future year traffic increases. Several of my concerns would include the level of trip generation identified, which used a "local condition" peak hour count from the existing golf course, rather than the standard (lower) Institute of Transportation Engineer's (ITE) estimate. However, the analysis considered the current peak hour count to be worst-case, whereas I would think that a new course might be expected to attract additional members and visitors over today's levels. This would result in more peak hour trips than assumed. In addition, the analysis identified the extension of 19"' Street as a local street. Whereas, the adopted Redmond Transportation System Plan, identifies it as a future major arterial. This probably does not have a bearing on the rezone and traffic impact, but should be clarified by the City as to what level of development is anticipated. The ultimate developed cross-section of 19°i Street, and any access provisions would have ramifications as to any future direct access to the County Fairgrounds from 19°i Street. have contacted both the County Road Department and ODOT for comments on this proposal. Gary Judd of the Road Department sent me the following comments: 7 have reviewed the Transportation Impact Study (TIS) prepared the new Golf Course on 19th Street south of Redmond. From the standpoint of impacts that this development will have on the Transportation System / found that the study did present the traffic impacts reasonably well. The only area were I disagree with the TIS Is there recommendation that the Yew Avenue / 97 ramps be made Into a multi -way stop. The study was not In depth enough to make this conclusion. The TIS did not consider potential growth of the area or events at the Expo Center which would both Indicate that a signalized Intersection would function better than an all -way Community Development Department Deschutes County 117 N.W. Lafayette, Bend, OR 97701 (541) 383-6718 fax (541) 385-1764 Ciiluck McGraw - DCPC Memo 4.l 2.do-cPage 2 stop. I discussed this with Steve Wilson, ODOT Region Traffic Engineer, and he agrees that this intersection should be signalized in the future." Gary Judd, Road Department ODOT did not furnish any written comments to me to be included in the record at this time. Peter Russell of ODOT did identify that they may have comments ready in time for a Public Hearing before the Board of County Commissioners. Chuck McGraw, of the City of Redmond, forwarded the following comments on the Study by Chris Doty, the Redmond Assistant City Engineer: "Chuck: I have briefly reviewed the Transportation Impact Study for the 180 acre Zone Change (Juniper Golf Course) performed by DEA. I offer the following comments: 1. 1 am in general agreement with the trip generation, trip distribution and trip assignment for the proposed use. 2. 1 feel the background 2000 pm peak hour volumes used at the Highway 97 ramp intersections are low in comparison to other studies performed by other consultants at the ramp intersections. PM Peak hour traffic counts were not included in the appendix of the report. 3. The TIS recommends All -Way Stop Control at the ramp intersections with Yew Avenue. I appreciate this recommendation, however I feel, based on my own analysis with current traffic counts, that traffic signals will be warranted at the ramp intersections. All -Way Stop Control may be considered as an interim improvement, but signals will ultimately be required. I have recommended that signal exactions be levied on proposed developments which add vehicle trips to the ramp intersections, and I have developed an exaction formula for development contribution. I recommend the proposed golf course be levied a signal exaction fee for the ramp intersections as a portion of Site Plan approval, rather than as a condition of approval for Zone Change. 4. Based on the consultants projections for future 2020 traffic volumes at the study area intersections, I am convinced that the proposed Zone Change of the 180 acres can be accommodated within the City's transportation system with negligible impact at buildout. In other words, the proposed Golf Course will not require improvements to the transportation system beyond what will be required to adequately serve background traffic at buildout (2020). 5. 1 do recommend that the TIS be updated to reflect more recent count data at time of site plan approval for the proposed Golf Course. The scope of the updated TIS should be coordinated with the City of Redmond. Thank you for the opportunity to comment on the TIS for the proposed Zone Change. Please contact me with any questions or comments." Chris Doty, PE Assistant City Engineer City of Redmond Public Works Department DCPC Memo 4_12.doc Community Development Department Deschutes County 117 N.W. Lafayette, Bend, OR 97701 (541) 383-6718 fax (541) 385-1764