HomeMy WebLinkAbout81-021���r`��. '..,..::...: ... .- • '. .. � x...sc'r.:«.:.«war ; �-,r', - -. �.,>"xR,<� s.,aa .=w.,.ax-FA+km?Ys�^s,S"y4+J�+.. ,..^»�; a,8.<.,e.: d -<" � a.o.., ::>° ti;b't.Tti
39 PA 345
BEFORE THE BOARD OF COUNTY COMMISSIONERS OF DESCHUI`ES COUNTY, OREGON
An Ordinance Amending Ordinance
)
No. 80-201, as Amended, the
)
Redmond Urban Area.Zoning Ordinance
)
Of 1980, Rezoning Certain Property
from Limited Residential
)
e
l'
-Planned
R-2 Zone
)
c
e D
to Limited Residential-
)
Planned R-3 Zone; and Declaring an
Emergency.)
)
2 g' M1
pS-?,U_
ORDINANCE NO.
81-021
"- C DiAf4
wii
I Qft
WHEREAS, VIRGINIA M. MC COIN, RAYMOND D. HARRIS and
JUDY HARRIS proposed the rezoning of certain property from Limitedi
Residential -Planned R-2 Zone to Limited Residential -Planned R-3
Zonei and
WHEREAS, the Redmond Urban Area Planning Commis4ion held
a hearing on the proposed zone change on March 3, 19811 and
WHEREAS, the Redmond Urban Area Planning Commission
recommended that the property be rezoned from Limited Residential-'
Planned R-2 Zone to Limited Residential -Planned R-3 Zonei and
WHEREAS, the Board of County Commissioners of Deschutes ;
County, Oregon, held a public hearing on May 12, 1981, regarding
the proposed zone change; and
WHEREAS, the Board of County Commissioners approved the
recommendation of the Redmond Urban Area Planning Commission) now,'
therefore,
THE BOARD OF COUNTY COMMISSIONERS OF DESCHUPES COUNTY,
OREGON, ORDAINS as follows:
Section I. That Ordinance No. 80-201, as amended, the
Redmond Urban Area Zoning Ordinance of 1980, is amended to change
the zoning from Limited Residential -Planned R-2 Zone to Limited
Residential -Planned R-3 Zone, for the parcel of real property
described as:
Tax Lots 1,,,, -%,. 102, 103 and 104, Section 298,
Township 15 South, Range 13 East of the Willamette
Meridian, Deschutes County, Oregon,
and depicted on the map marked Exhibit "A," attached hereto and by
this reference incorporated herein.
Section 2. To adopt as the Board of County Commissioners'
findings and conclusions, the Findings as contained in the Deschutes
County Planning Department Staff Report, relating to Zone Change
Z-81-1, as adopted by the Redmond Urban Area Planning Commission,
ORDINANCE NO. 81-021, PAGE t
a 39 =346
marked Exhibit "B," attached hereto and by this reference incorporated
herein.
Section 3. This Ordinance being necessary for the immediate
preservation of public peace, health and safety, an emergency is
declared to exist, and 7s Ordinance takes effect on its passage.
DATED this 1 day of r , 1981.
BOARD OF COUNTY COMISSIONERS
OF DjS5HUfES COUNTY, OREGON
snvawva�, .an. , a.aaair�r- �
.1buLrwxu, cQmissioner
ATTEST:
SU
Recording Secretary
ORDINANCE
71
+G ��i
*-�'`c+� �,+a-*�ke;...t�+.. ;Y.��.:„:� . „ , .:."�r»,=.@:� a.4sc`ti._,.c►...+swraa _ .,��,:���.;.,�a .
\v
EXHIBIT B
'DESCHUTES C0U3TY PLAIII'IG DEPARTME'1T
STAFF f :PORT
HEARING DATE: March 3. 1981 FILE NO.: Z-81-1
Redmond City Hall
Council Chambers
7:00 P.M.
SUBJECT: An application for a zone change on a 28 acre parcel on
on 27th Street from R-2, Limited Residential to R-3,
Limited Residential.
APPLICANT: Virginia H. McCoin
61812 Emily Court
Bend, Oregon 97701
Raymond D. Harris b Judy Harris
64120 Harris Way
Bend, Oregon 97701 x
James S. Carpenter
3479 S.W. 27th
Redmond, Oregon 97756
AGENT: James E. Morrison and Charles Ladrow
1397 S. North Sixth Street
Redmond, Oregon 97756
LOCATION: The subject property is located on the west side"of 27th
Street north of the Redmond Cemetary and is further
described as tax lots 100, 101, 102,103 and 104, T15S,
R13E, Section 29D.
STAFF FINDINGS
I. Legal Findings
A. The subject property is designated as Limited Residential on
the Redmond Urban Area Comprehensive Plan/Zoning Map.
B. The subject property is zoned R-2, Limited Residential - Planned.
Section 3.020 of Deschutes County Redmond Urban Area Zoning
Ordinance 80-201 gives the standards which are applicable
within the R-2 zone. ..
C. Article X. Amendments of Ordinance 80-201 sets forth the
amendment and rezoning process within the Redmond Urban Growth
Boundary.
II. Basic Findings
A. The applicant has proposed to rezone a 28 acre parcel
currently zoned R-2 to R-3, Limited Residential. The primary
difference between the R-2 and R-3 zone is the density standard.
The following is a breakdown of the density standards included in
qg- vnna '�x 1..
s':t•
0
►.. K._ ,-•moiOW
a;w,
0
Page 2. Ira 3J i�y:8
Staff Report
Z-81-1
in both the R-2 and R-3 zones:
R-2 (Section 3.020 of Ordinance 80-201):
5. of Size, In an R-2 zone, the minimum lot size shall be
as follows:
a. For a single family dwelling the minimum lot area shall
be 9,000 square feet.
b. For a two family dwelling, the lot area shall be a
minimum of 10,000 square feet.
c. For a multi -family dwelling the lot area shall be a
minimum of 10,000 square feet plus 1,250 square feet
for each dwelling unit over two.
d. For a multi -family complex, the lot area shall have a'
minimum area of 7,500 square feet for the first unit,
Plus, for each additional unit the minimum square
footages are based upon the number of bedrooms per
dwelling unit in the following table:
Studio or Efficiency 1,000 ssuare feet
1 bedroom 1,250 "
2 bedrooms 1,800 " "
3 bedrooms 2,250 M M
4 bedrooms 2,500 4 "
provided that the overall density shall not exceed one
dwelling unit per 4.000 square feet of lot area.
e. Each lot shall have a minimum street frontage of 50
feet except for lots fronting on a cul-de-sac turn
around said frontage may be reduced to 40 feet. This
frontage shall be measured at the front yard setback.
R-3 (Section 3.030 of Ordinance 80-201):
5. Lot Size. In an R-3 zone, the minimum lot size shall be
as o Lows:
a. For a single family dwelling, the minimum lot area shall
be 7,500 square feet.
b. For a two family dwelling, the lot area shall be a
minimum of 8,500 square feet.
c. For a multi -family dwelling, the lot area shall be a
minimum of 10,000 square feet plus 1,250 square feet
for each dwelling unit over two.
d. For a multi -family complex, the.lot area shall have a
minimum area of 7,500 square feet for the first unit,
Plus, for each additional unit the minimum square footages
based upon the number of bedrooms per'dwelling unit in ,
the following tables:
���.��, .�';}^� � �.:..::.,...�.�-.v..„,. -,;. y:-._,aw,�+«}'t+<'L �aa;8a,'�'!T'g.%�At':,y��' �,. . �. r . �a'��+yt,.•�xr�.s�a`�k';g7�?��b�+.r...a:.:v;�:r•�:y,�,
• • VM 39 rAc[349
Page 3.
Staff Report
Z-81-1
Studio or Efficiency 1,000 square feet
1 bedroom 1.250 `
2 bedrooms 11800 "
3 bedrooms 2,250 "
4 bedrooms 2,500
provided that the overall density shall not exceed one
dwelling unit per 4,000 square feet of lot area.
e. Each lot shal have a minimum street frontage of 50
feet except for lots fronting on a cul-de-sac turn
around said frontage may be reduced to 40 feet. This
frontage shall be measured at the front yard setback.
B. Physical Characteristics - The subject property is basically
a flat parcel with some elevated land to the south. The
land has been in pasture or cultivation in the past but does
not appear to have been recently farmed. There is a slight
slope from south to north. The elevated land to the south
is part of a larger rock outcrop and the Forked Horn Butte area.
An irrigation canal lateral runs north through the subject
property on the eastern boundary. The soils for the
subject property according the the U.S.D.A. Soil Conservation
Service are predominantly Du - Deschutes Sandy loan 0-3Y
slopes - Class II soils. There are also isolated pockets of
Class VII scabland soils dispersed throughout. There is little
or no.natural vegetation on the majority of the subject property.
The elevated land does support some juniper and natural grasses.
C. Land Use - As indicated previously, the majority of the subject
property has been in a farm use in previous years. At the
present time, the land is not actively farmed. Three single
family residential structures and related outbuildings are
existing. The applicant has indicated that the three residences
are those of the applicants of this action.
The land use surrounding the subject property includes single
family residential structures to the east and southeast. The
City of Redmond Cemetary exists to the south and west. Land
to the north is pasture land.
The zoning surrounding the subject property includes R-3 to the
north and east R-2 to the west and R-4 to the south and south-
east.
D. Services - The subject property at the present time is not
served by either the City of Redmond sewer or water services.
According to the Public Works Department both sewer and water
services could be made easily available to the property. Water
pressure in the Forked Horn Butte Area is limited. At the
present time, a sewer line is existing on Wickiup Ave. with a
water line at Wickiup and 28th Street.
i. •
Page 4.
Staff Report
Z-81-1
39 w350
PYA The subject property is bordered by Wickiup Ave. on the north
and 27th Ave. on the east. Both streets are shown as collectors
on the Deschutes County Roadway Network Plan. Canal Blvd.
on the southeast side of the subject.property is a designated future
arterial.
9t1,
The right-of-way width for Wickiup is 60 feet and the right-of-way
for 27th is 50 feet according to the Deschutes County Tax maps.
The subject property is within the Redmond Urban Growth Boundary
and has all other services available to it.
III. Conformance with Article X. Section 10.040 of Ordinance 80-201:
Section 10.040 RESOLUTION OF INTENT TO REZONE. Based on the
facts presented with an app cat on or rezoning as authorized
under Section 10.010, the report of findings and recommendations
by the Planning Commission as required by this ordinance, if
the Board determines that the public health, safety, peace,
comfort, convenience economic well being and general welfare
will be best served by this reclassification or any portion
thereof, the County may indicate general approval in principle
of the reclassification by the adopting of a 'Resolution of
Intent to Rezone" said property. Such resolution shall include
any conditions, stipulations or limitations which the Council
.determines to be necessary requirement in the public interest
as a prerequisite to final action, including those provisions
the Council determines necessary to prevent speculative holding
of the property after rezoning. General provisions are as
follows:
(See Article X. Section 10.040 1-3 of BO=201)
The applicant has submitted a preliminary site plan for the
subject property. The site plan indicates a proposed street
system and lot layout plan.
IV. Conformance with the Comprehensive Plan for the Redmond Urban
Area. General Land Use.
A. Residential Areas - The residential (urbanization and housing)
elements of the Plan were prepared in conformance with the
following general policies:
services and facilities. An overall den-sity increase�to�
-the presen-t citz dens Y ac or of Z.7 dwelTingun s per
acre of residential use Should a rea ze as adaitionav
urban dev—eT—opment occurs w n e ur an area.
i�sk: w
i r
2 • ' . i -N !Y'"s: ..�+nr�Gs�,%,apw sr�.ys,'R w, - �p!aaa4swn+..a, ---
•
Page 5.
Staff Report
Z-81-1
` Pa
Ya 39 rAu351
The proposed rezoning of the subject property would increase the
density factor for the 28 acres from 3.3 dwelling units per acre
in the R- 4 zone to .40 dwelling units per acre in the R-2
zone. This is assuming single family dwellings only. The pro-
posed rezoning would brinq an overall increase in the present
city density factor of '2.7 dwelling units per acre.
The City of Redmond Public Works Director has indicated the
services (water and sewer) are available to the subject property.
At the present time, the static water pressure for this area is
about 20 psi. A reserve if 20 psi is recommended by the State for
any system. Based on these facts, there would not be adequate
water pressure available to serve the site at the present time
even at the R-2 density. Water service is critical for provision
of sewer service.
At the present time a proposed bond issue is planned for some-
time in the spring which if approved, would generate the necessary
funds for construction of a water reservoir and system that would
bring the Forked Horn Butte area up to State Standards for water
pressure.
2. Aperopriate areas should be C
densities to provide a maximum ra
re ate amen t es and facilities.
esi ned for various residential
nge of choice -with Droner v
The applicant has indicated that the subject property would
be developed with single family and multi -family dwelling units
providing a mix of residential densities a range of choice.
There has been no indication of the related amenities or other
facilities that have been proposed to be included with the project.
3. All residential areas should be Provided with public services
and faC—M-t-T—es necessary or sa a, heal t u convenient ur an
v ng consistent With basic urban development policies.
Additional _re_sidentiAF__U__OW_tT should occur as an extension of
ex st ng development and city-servi ces
At the present time both sewer and water lines exist near or
adjacent to the subject property. Land to the east is developed
at the present time at or near urban density.
Page 6.
Staff Report
Z-81-1
� 33 PAu 352
The land north of the subject property is within the R-3 zone.
The projected development densities would be consistent with
those lands should this property be rezoned.. As the property
is developed in terms of a subdivision review, other land use
elements and community facilities will be addressed. At the
present time there is insufficient engineering,and design data
available to adequately address this policy.
sistent with ho
The applicant has indicated that there will be both single family
and multi -family dwellings included within the proposed develop-
ment of the subject property. This %'Ill bring about a general
increase in the overall housing density for -the *Urban Growth Area
and also the immediate area.
6. Various kinds of residential uses should be Protected from the
ntrus on 'of incompatible uses in order to Preserve and stabi H7P
The proposed plan for the subject property includes only residential
uses. The proposed multi -family units would be located on the
lots where they will have the least impact on adjoining or
nearby single family (corner lots, near the entrance, etc.).
At the present time, there are no uses other than residential ones
proposed, this would appear to be consistent with the character
of the area in terms of past trends.
The subject property does have possible access points to Wickiup
Ave. on the north and 27th Ave. on the east. As indicated pre-
viously both of these roads are designated as collectors. 27th
*- Ave. because of its So feet right-of-way should be brought to 60
feet in order to assure adequate right-of-way width when the road
is improved. Canal Blvd. traverses the property on the southeast
?' side. There has been no indication by the applicant as to whether
or not there is a desire to utilize this road for access. Because
Canal is designated as a future arterial, there should be con-
sideration as to the appropriateness of granting access on
this road because of safety concerns. The proposed layout of
the first pahse of development shows only one access to the parcel
on Wickiup. The staff would request additional detail as to
proposed ingress and egress points to all roads so that an
adequate review may be conducted.
Page 1.
Staff Report
Z-81-1
8. Rehabilitation
SMO—uSMO-uld be encourage
Not applicable.
•
redevelo
f
A
ntial area
39 W353
9. Efforts should be made to provide safe sanitary housing for
ow moderate ncome am 1 es and the elderly.
The applicant has indicated that it is the intent of the developer
to provide homes for lower and moderate income logal persons.
It has also been indicated that this desire will be facilitated
by the character of the subject property which will facilitate
an economical development capacity.
B. Urbanization - Urbanization Goals and Objectives.- Urban
Deve okment. The following policies regard ng urbanization—would
appear to relate to this proposal:
7. To ensure orderly growth from;.the community center to the
urban area boundary and prevent urban sprawl, the following
urban development factors must be found to exist as in-
dicated below prior to approval of any development:
D. Area served by Public Sewer, Water, Utilities and
Streets: Sewage disposal and domestic water supply,
as well as other public service and facilities, have
emerged as critical factors in urban development,
particularly in relation to capacities, the balancing
of supply and demand, and the balancing of costs vs.
revenues. Urban development criteria must. therefore,
take into account the problem and costs associated
with development which is not an immediate extension
of these facilities. or extends such facilities
beyond carrying capacities.
At the present time. there is a critical water problem in the
Forked Born Butte area. It would seem that any, new residential
development would only have a detirmental impact on that system,
no matter what the density is. The principal concern. that the
staff has at this time is the timing of the proposal. Without
adequate water service avaialble to the subject property, there
can be no development at any density.
E. Proposed Density Factor: The recognition that land is
a limited resource, the need to minimize public costs,
and the findings set forth in the UGB analysis all point
to the fact that the density of development is an
important factor. It is concluded that the priority
factor relative to density should be for development
with a minimum density factor of 3.5 units per net acre
or greater.
._- _ .. ._ _..,..-. .. ... .� r.._.z,,... ............ _':.• .�...ws avaa.�t.,a+pit'9,.,r.-:".�......as^na.+,+=�,
o �
..r
�3•�;aA9e 8 � •r
Staff Report
Z-81-1
i vet 39 PAcE 354
The proposed residential density would be approximately
4 units per acre with only single family dwellings.
V. Conformance with the Comprehensive Plan for the Redmond Urban
Area. Public Facilities and Services:
Sewer and water Facilities The following policies would
appear to relate to to this proposal:
2. Expansion of the City's sewer and water system shall be
used as a major tool in directing urbanization.
3. The City should maintain a high standard of water
service to accommodate needed housing within the
urban area. Steps should be taken"to implement a
Redmond Water System Water Plan.
Because the growth of the Redmond Area is dependent on pro-
vision of water and sewer service, there would be somewhat of an
inconsistency with this proposal and the above policies. It
AS clear that the City is attempting to remedy the situation by
the passage of a bond which would provide the necessary funding
but at the present time, water service is a problem which also
affects the provision of adequate sewer service. There would not
be conformance with the above policies without either provision
,..of an interim water system for the subject property that provides
".t adequate water pressure or the completion of a new city water
system.
VI. Conformance with Applicable Statewide Land Use Planning Goals.
i ,See applicant's statement.
VII. Conclusion and Recommendation
Another general policy is to bring about a general overall in-
crease in population density throughout the community.
This proposal satisfies the intent of the plan in terms of in -
easing the overall density. But more importantly, there is
-.` an inconsistency with policies regarding provision of
services more specifically sewer and water. Public
."Any changes in zoning which occur are subject to
Public hearing
One
.for
of the general goals
a close correlation
of the Redmond Urban Area Plan is to provide
between the
_=
'�� k
and
urban development in
provision of urban services
order to bring about
.: efficient
development P pattern,
a more orderly and
and thereby avoid unnecessary
tax
burden and excessive
utility costs.
Another general policy is to bring about a general overall in-
crease in population density throughout the community.
This proposal satisfies the intent of the plan in terms of in -
easing the overall density. But more importantly, there is
-.` an inconsistency with policies regarding provision of
services more specifically sewer and water. Public
."Any changes in zoning which occur are subject to
Public hearing
A 2
��*y{��•, �t y r ,yyyyy, �,yy
,' ...j 'i..i` ��'vG �'R�S�Jd�i'iPt'�•�`�lt�,yiwf�.. }+X.R."'•�oS'.; �{+L'�'!��i .. . a
x.
Page 9
r. Staff Report
t= Z-81-1
+ 39 tw355
f
and a.specific decision by the governing body. The greatest
single problem between the plan and zoning activity is timing.
Some areas suggested in the plan for different kinds of land
?l uses can only be justified at some time in the future when
sufficient population growth has occurred to warrant the
development or when public facilities are available to support
that development. All zone changes should be considered in
relation to the general plan and thus serves as one of the
continuing means u` evaluating the plan. If zone changes are
comtemplated which are contrary to the plan. the community
should first ame:!d -she policies and concepts in the plan
before a chane of zone is made. This process insures that
each petition for rezoning is considered in light of the best
interests of the entire community." (The Plan in Context -
The Comprehensive Plan for the Redmond Urban Area pg. 3).
The staff would submit that more detailed information is necessary
from the applicant concerning the water situation and proposed
means of solving it. This information is necessary prior to
a recommendation from the staff as to a decision.
RK/ns
2/18/81
f
f
%
•
01- IT' 39 PACE 356
01 02,1
N VO /4 5 EQ 2 9 T. 15 S R. I
11 i
ICA.
UM rw.V &M
L
eft
3100
'00: