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Home My WebLink About85-042ft�V 85-29"A.47 ' LEG COUNSEL OUO__.,. BEFORE THE BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTYry,�50REGON VOL `t� F�GE �6 An Ordinance Amending Ordin- ance No. PL -201 Deschutes County Year 2000 Comprehen- sive Plan, Modifying The Ex- ception Area Plan For The LaPine Rural Service Center, DEC 2719% Redesignating Certain Land From Medium Density Residen- tial To Limited Rural Indus- trial, And Declaring An * 00 COUNTY, OAK Emergency. ORDINANCE NO. 85-042 WHEREAS, Deschutes County proposed the redesignation of certain property from Medium Density Residential to Limited Rural Industrial for a 91.04 acre parcel in the LaPine Rural Service Center; and WHEREAS, the LaPine Rural Service Center was established pursuant to the Exceptions Area Plan; and WHEREAS, notice of hearings was given in accordance with law; and WHEREAS, the hearings on the proposed redesignation have been held; and WHEREAS, it appearing that the Exception Area Plan should be modified and the parcel redesignated Limited Rural Industrial; now, therefore, THE BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTY, OREGON, ORDAINS as follows: Section 1. That Ordinance No. PL -20, Deschutes County Year 2000 Comprehensive Plan, Exception Area Plan be modified by the addition of the LaPine Industrial Site Exceptions Statement, marked Exhibit "A", attached hereto and by this reference incorporated herein. Section 2. That Ordinance No. P1-20, Deschutes County Year 2000 Comprehensive Plan, be amended to change the designation from Medium Density Residential to Limited Rural Industrial for the real property described as Tract C, LaPine Industrial Park, Deschutes County, Oregon, and depicted on the map marked Exhibit "B", attached hereto and by this reference incorporated herein. 1 - ORDINANCE NO. 85-042 VOL 70 PAGE 47 Section 3. To adopt as the Board of County Commissioners' findings and conclusions, the findings and conclusions of the Staff Report relating to Plan Amendment No. PA -85-3, marked Exhibit "C", attached hereto and by this reference incorporated herein and the LaPine Industrial Site Exceptions Statement. Section 4. This Ordinance being necessary for the immediate preservation of public peace, health and safety, an emergency is declared to exist, and this Ordinance takes effect on its passage. DATED this day of December, 1985. I F COUNTY COMMISSIONERS CHUTES C NTY, OREGON LAURENCE A. TUTT E, Chairman ATTEST: LOIS B STOW RAAW, Commissi ner llz R cording Secretary D M IN, Commissioner 2 - ORDINANCE NO. 85-042 EXHIBIT "A" VOL LAPINE INDUSTRIAL SITE EXCEPTIONS STATEMENT 1. Introduction. 70 FAGE 40 The LaPine Industrial Site Subdivision (Industrial Park) is wholly within the LaPine Rural Service Center (RSC). The LaPine RSC was established pursuant to an Exception Area Plan adopted as a part of Deschutes County Year 2000 Comprehensive Plan, Ordin- ance No. PL -20. The Exception Area Plan, as set forth in the Comprehensive Plan, provided for three plan designations within the Industrial Park. Tract A and B, that portion of the site east of the Burling- ton Northern Railroad tracks, was planned Limited Rural Indus- trial and zoned Rural Industrial. Tract A is an undivided 44.80 acre site without developed access from Finley Butte'goad and a BLM easement. Tract B is a developed small lot industrial pa'rk with lots ranging from 1 to 35 acres. Total acreage of Tract B is 59.98 acres. Tract E is that portion of the Industrial Park west of the Burlington Northern Railroad tracks lying northerly of Finley Butte Road. Tract E was designated Limited Rural Indus- trial Reserve and zoned Rural Service Residential. Tract E is an 88.84 acre site with undeveloped access from Finley Butte Road and a BLM easement. Tract C is that portion of the Industrial Park west of the Burlington Northern Railroad tracks lying southerly of Finley Butte Road. Tract C was designated Medium Density Residential and zoned Rural Service Residential. Tract C is a 94.04 acre site with direct access to Finley Butte Road. Tract D is 28.62 acres. Tract D is planned Medium Density Residential, but is in public ownership. - 1 - VOL 70 FAu-F 49 2. Purpose of Exception. The purpose of this exception is to establish a change in the intensity of uses and zones allowed in a previously desig- nated exception area. The exception herein is from the require- ments of Statewide Planning Goals 4 and 14. 3. Reasons which justify why the state policies embodied in the applicable goals should not apply. This exception involves two parcels of land identified as Tract C and Tract E, LaPine Industrial Site. An exception was previously taken to Goal 4, Forest Lands, and Goal 14, Urbaniza- tion, for these parcels. As a result of the previous exception, Tract C was designated Medium Density Residential and zoned Rural Service Residential, and Tract E was designated Rura'1`Industr;ial Reserve and zoned Rural Service Residential. Tracts C and E of the Industrial Park are wholly within the LaPine RSC and are each abutting the Burlington Northern Railroad tracks. Both tracts are closely situated to Highway 97, the major north -south transportation route in Central Oregon. Finley Butte Road provides all weather access to Highway 97 and public lands managed as "Forest Lands". Both tracts are situated closer to the LaPine RSC core area than the previously developed area of the Industrial Park. The easterly portion of the Industrial Park is developed in a small lot subdivision. The predominate lot sizes in the developed portions of the Industrial Park are one and two acre lots with one 35 acre lot and Tract A, consisting of 44.80 acres. Tract A and the 35 acre lot are not contiguous - 2 - VOL 70 PAGE 50 and could not be developed as a single parcel. Tract B, the small lot development, is encumbered by a north -south gas transmission easement creating further practical difficulties in large lot development east of the Burlington Northern Railroad track. The uses proposed for Tract C and Tract E are large lot industrial use. Each tract is approximately 90 acres. The projected use of each lot is manufacturing of forest products utilizing dead and diseased pine trees as the manufacturing resource. Interest in the lease or purchase of this property from Canada Waferboard Ltd. and Louisiana-Pacific Corporation showed that 90 acre + parcel size was a prerequisite to the establishment of wood products manufacturing plants -in the LaPine Y RSC. No large 90 acre + industrial zoned property i"s available within the LaPine RSC unless the Tracts C and E are zoned Rural Industrial. The total acreage involved in the modification of this exception is 179.88 acres. The change in the exception will allow a change in the zone on both tracts. There is a shortage of large industrial sites available within Deschutes County and northern Klamath County. A similar plant to the one proposed by Canada Waferboard occupies 120 acres. Furthermore, more than one such site is neeed to ensure adequate availablity of large lot industrial property for prospective industrial users. Large lot industrial property in LaPine RSC is located in close proximity to the raw materials to be utilized by the anti- - 3 - VOL 70 PAGE 51 cipated users. Canada Waferboard's raw materials are Mountain Pine Beetle infested trees located in southern Deschutes and northern Klamath Counties. Of prime importance to the productive use of this former "waste wood" is the proximity of resource and manufacturing and an ample long term supply of the resource. LaPine RSC is centrally located within the Mountain Pine Beetle infestation area. It is estimated that three quarters of a million acres of forest lands are infested with Mountain Pine Beetle within Deschutes and northern Klamath Counties. The majority of this acreage can be accessed from Finley Butte Road and other forest access roads such as Highway 22 originating in the LaPine area. The property was already determined to be committed to users E 4 other than "Forest Lands" by inclusion in the LaPine ETSC. Justi- fication for siting of rural industrial development on these lands is set forth below. 4. Areas which do not require a new exception cannot reasonably accommodate the use. The evidence presented shows that several factors must be present to economically utilize dead and diseased pine trees in Deschutes and nothern Klamath Counties as a raw material for forest products manufacturing. a. The industrial lot size must be large enough to provide manufacturing and log storage; b. The industrial property must be in close proximity to the raw material; and VOL 70 PatrF 52 C. Rail service must be present at the site. There is no property zoned for industrial uses within Deschutes County that meets these three criteria. Furthermore, existing wood products manufacturing cannot utilize the trees killed or infested with Mountain Pine Beetle. The only option to provide the opportunity to utilize this raw material to its highest and best use is to provide large lot industrial property in the LaPine RSC. 5. Alternative Sites. Evidence shows that there are no suitable alternative sites within urban growth boundaries which meet the criteria for util- ization of the resource. The one alternative site meeting the a� criteria is the abandoned Johns Mansville Plant in the` Chilo'quin area. The site is not within an urban growth boundary and is being purchased by Jeld-Wen Corporation, and is not available. Assuming the validity of the exception area plan, this property is arguably not resource land for which alternative site analysis is required. The proposed use, waferboard manufacturing, is dependent upon the availability of large 90 acre + lots upon which the use can be established. Other alternative lands of lesser acreage cannot be made suitable by increasing the density of uses on other available non -resource land. The proposed use, as stated above, can be sited upon land found to be irrevocably committed to non -resource uses. The land within the LaPine RSC is planned for non -resource uses under the Exception Area Plan. - 5 - VOL 70 PAGE 53 6. Urban Growth Boundary Lands. The nearest urban growth boundaries to the raw materials are Bend and Klamath Falls urban growth boundaries. Evidence pre- sented indicates that large lot industrial property on rail is unavailable. Furthermore, the urban growth boundaries are re- spectively 35 miles and 125 miles from the raw material resource area. The type of operation, utilizing what were formerly waste trees, and market forces require location in close proximity to the resource. Even if land was available in urban growth bound- aries for the use, its distance from raw material and small wood lot owners argue against selection of a site within the two closest urban growth boundaries. Prineville and Redmond urban growth boundaries are less suited for this type of wood products manufacturing. Madras is physically too far removed' &s a po'ten- tial site. Canada Waferboard surveyed site availability and found no suitable alternative site, the exception being the Chiloquin site which is not available. 7. Other Resource Lands. The proposed use could not reasonably be located upon re- source lands outside the LaPine RSC. Industrial land uses within the LaPine RSC will result in fewer long term consequences to re- source lands because of the existing availability to all weather paved access to the site, availability to much of the raw mater- ial areas, and the existence of rail service and established industrial rail users. Tract E has already been designated indus- trial reserve. This change represents an orderly transition from VOL 70 PAGE 54 a reserve designation to actual use offering needed large lot industrial sites within the southern Deschutes and northern Klamath County. Tract C is surrounded on all sides by government agency ownership. Property to the west is owned by the State of Oregon, property to the south is public land under the administra- tion of the U.S. Forest Service and the rest is owned or con- trolled by Deschutes County. Although it is possible to consider the proposed use on other resource land requiring an exception, no alternative sites have been identified. No other sites within the Deschutes and Northern Klamath Counties have the unique characteristics of these tracts within the LaPine RSC. 8. Compatibility. The industrial uses are compatible with adjacefft`uses. Tract C is buffered by other government ownerships. Tract D of the industrial park is not proposed for change. Tract D abuts residential uses to the west and will require special considera- tion in the future if the land is proposed for industrial uses. Tract E adjoins existing industrial development on the west and the Industrial Park and rail right of way on the east. Tract D provides a buffer area to the south. The north property line of the LaPine RSC abuts public lands. There is less potential for conflict on these sites than other industrial properties within Deschutes County due to the ownership patterns. Additionally, each site, prior to use, must receive site plan approval. Adequate buffering from adjacent uses is directly addressed during the site plan approval process. - 7 - VOL 70 FAC, E' 55 Techniques to insure compatability include location of access, physical layout upon the property, waste water disposal plans, noise standards, buffer areas, off site improvements, dust abate- ment measures, and fire suppression plans. There is no incompat- ibility with surrounding "Forest Lands" since each site is gener- ally interior to any boundary between non -resource use and resource use of lands in the LaPine RSC. 9. Economy of the State. This exception is needed to diversify and improve the econ- omy of the State. One of the tragedies which has been visited upon the forests of Central Oregon is the death of millions of trees by Mountain Pine Beetle infestation. It is estimated the three quarters of a million acres of the pine foresfs`in Central Oregon, centered around LaPine RSC, have dead or dying trees caused by the Mountain Pine Beetle. The only uses for dead pine trees until recently have been chips and firewood. Waferboard technology greatly expands the demand for what was formerly low value waste wood. The location of a plant in LaPine also creates a market for small wood lot owners who are required to cut dead and dying trees for which no market has previously existed. The waferboard manufacturing process is a technology allowing the fuller use of raw materials available on "Forest Lands". 10. Proximity of Industrial Land to Resource. The activity requires a location near the raw material avail- able on resource lands in southern Deschutes or northern Klamath VOL 70 PAGE 56 Counties. Both Canada Waferboard and Louisiana-Pacific stressed the need to locate in close proximity to the resource. The LaPine RSC is centrally located to the market area of the Oregon Mountain Pine Beetle infested trees. Wood products plants may not be located without reference to the available resource. Market conditions demand that cost savings be maintained through efficiencies in transportation, raw material acquisition, and availability to the market. The unique resource that serves new wood products technology is the dead and dying trees of southern Central Oregon,s resource lands. There will be no loss of productive resource land by the exception for this property as the land is presently designated for non -resource uses and is within the LaPine Indus -trial Site. The County's economy will gain by the creation of an estimated 75 new jobs for each tract. The location will create a market for resource trees for which none has existed and will provide jobs in an economically depressed area of the County. LA PINE INDUSTRIAL SITE LOCATED IN THE WEST ONE-HALF C��"f OF THE WEST ONE-HALF OF SECTION !3, VOL I Q PAGE cJ 1 AND THE EAST ONE -HALF OF SECTION 14, TOWNSHIP 22 SOUTH, RANGE 10 EAST, OF THE WILLAMETTE MERIDIAN EXHIBIT "B" I-N t-Va• 8--ft id. t•Vt' b•.• Nr - tl• aee•4f'E ,., N• a --or to .r•.1 1a +r. s.e• 74'!"41 larr.7a' _ .1.60051, Is'[ tSit.ti trot Hf ►eO&D. r!H I I IE to- s• e'Iri •r!!•aa' AS rq: et' 70l.N' Irl. 3K lT"l Itea a!' I, I In•f•.•1T I!'[ RN aa' --7* 11l•Na. ey' - is) Na• N' I 1too 3. �' A 441•ser 42' 1 Irr•. ra' - , 1 N1• sea•d t too 3., 1` NI•eY•Ii t I[e1. al' 14 / 13 / , . 1 M.-N' 1•.• •.1•. , Ir•• ale'rr nr , N•.N to TRACT E _- ..88.84 AC.i -_- re boon e� 'o :ass■ oo ■+i I _�-- rw. 411 :•r rN "--'� . i? w •o, n w•»r 41!" rr•. YY I,r r•4 TRACT A i •• • 1/K <M.•r • • tee' r 44.80 AC.t Iq•rea Or'aa•r 1t►a.N'•- ta!•rtr•oV1%1 t• -,rl' 'f• e In••e r•or'37'r Iter. ae• / -•«aft .IY I.•r urr. aY so. .. .. S1oa.N So- Rw• rN • . / Y r. R/II!e,I!1•fa144T[ BASS. 4d larareR.a. r.. r ■1a410'I:w I w. FOSS. ROAD l.7f'Ir.r uNrNN1r .. IIN. t R/•'YN - Ic.."t 4-4I O •.♦ r .Mwf Ia/ r • r f:IL Iw Ill - - 70' - t TRACT 0 ` r •S I 28.62 AC.1 1 e � e8oeo • e i 0 a•i! I• lal•fA•K [ It tr.lf f71 •far !t'r last. if lal.ses. WE Iter.as'- . ✓ttl•3as•.f aa•a less is ---_ •sal. Nf••1'aa'c IrrLto' •, 1 •I Inaaf•40'It'[ Irl. see••o'•Y[ It1r. N' «,v r. �.r (11•Ur•1�1r•• ttrsW Irl•sas•n'ao'r las.to'o • wra• ° tom• .' w... •w --- + 1 FfMLEY BUTTE R0. q sr' t SEE PLATE 3• wrNr la / - Ir.ta• / 1 Ic.Nt, a...l - , IN171A.- _POINT z- .. e.rar1►.4 wrW r•, r.—.I In c w 000 sE 1/16 O 2f art• .N ei0r2) (N _.. � Itl•ras• le' t['[ 17et.te' -' � I rl. tee• at' tf'r 13ot.38• • • 141.•1 t• t of ....r r-1/t'rlr wr �- _ Irl• raM fa' N'[ sa.a.' e..f* , wnr 01 'N vr, / Itl•aef fi lee Itq.el' �e1 Nr r r•.I 111 '•,' 1 S? L o 8 • .r• TRACT B TRACT C oos� 4O a = LY L� 191.04 AC! .3 _-_ Sa9B AC.! �rR :r or I oa S a L^w y: o0 0 ,'111�4't4 Lbb to r«.• e• N .., r ? t•4 rr Irf•«r►.Yr:a •fea.•e' Irl. •e•'s't�t tee.!' � - - ftr ul••v �t'a .roe.••' • I ..a r•f Pa . .a L. w' I . +O� I ' :` � • la••e�.f t noa. N' IN•w . ` '( �: ul r•r lI 1 Itee.u' • I � � i / / • 111.1f•N•�^\: "/ Irl•.•••1r.•'t 1f1•♦e' EXHIBIT "C" VOL 70 FAGF 58 DESCHUTES COUNTY PLANNING DIVISION STAFF REPORT FILE NUMBER: PA -85-3 and ZC-85-6 HEARING DATE: Wednesday, October 9, 1985 PLACE: Courthouse Annex, Room A TIME: 7:30 p.m. APPLICANT: Deschutes County Courthouse Annex Bend, Oregon 97701 PROPERTY OWNER: Deschutes County % Richard Isham, Legal Counsel Courthouse Annex Bend, Oregon 97701 SUBJECT: An application for a plan amendment from Medium Density Residential to Limited Rural Industrial and a zone change from RSR -M, Rural Service Residential, to RI, Rural Industrial, on an approximately 91 -acre parcel located southerly of Finley Butte Road and westerly of the Burlington Northern Railroad tracks; a plan amendment from Limited Rural Industrial Reserve to Limited Rural Industrial, and a zone change from RR -10, Rural Residential, to RI, Rural Industrial, on an approximately 88 -acre parcel located northerly of Foss Road and westerly of the Burlington Northern Railroad tracks. The subject property is further described as portions of tax lot 102 in Sections 13 and 14, Township 22S, Range 10E. STAFF FINDINGS: I. LEGAL FINDINGS: A. Article VIII of PL -15, the Deshutes County Zoning Ordinance, states: "Section 10.010 AUTHORIZATION TO INITIATE AMENDMENTS. An amendment to the text of ordinance or to a zoning map may be initiated by the Board of County Commissioners or by application of a property owner. The request by a property owner for an amendment shall be accomplished by filling an application on forms provided by the Planning Department." He No. Page -1- PA -85-3 and ZC-85-6 c /( VOL 70 PAGF 59 "Section 10.020 PROCEDURE FOR ZONING AMENDMENTS. Action on proposed zoning text or map amendments s al'—proceed according to the terms of County Ordinance 82-011." "Section 10.025 REZONING STANDARDS. The applicant for a quasi-judicial rezoning must establish that the public interest is best served by a rezoning of the property. Factors to be demonstrated by the applicant are: (1) That the change conforms with the Comprehensive Plan and the change is consistent with the Plan's introductory statement and goals. (2) That the change in classification for the subject property is consistent with the purpose and intent of the proposed zone classification. (3) That changing the zoning will presently serve the public health, safety, and welfare considering the following factors: a. The availability and efficiency of providing necessary public services and facilities. b. The impacts on surrounding land use will be consistent with the specific goals and policies contained within the Comprehensive--04an. (4) That there has been a change in circumstances since the property was last zoned or a mistake was made in the zoning of the property in question." B. Oregon Administrative Rules (OAR) 660-04-022 (3) states: "(3) Rural Industrial Development: For the siting of industrial development on resource land outside an urban growth boundary, appropriate reasons and facts include, but are not limited to, the following: (a) The use is significantly dependent upon a unique resource located on agricultural or forest land. Examples of such resources and resource sites include geothermal wells, mineral or aggregate deposits, water reservoirs, natural features, or river or ocean ports, or (b) The use cannot be located inside an urban growth boundary due to impacts that are hazardous or incompatible in densely populated areas, or (c) The use would have a significant comparative advantage due to its location (e.g., near existing industrial activity, an energy facility, or products available from other rural Page -2- PA -85-3 and ZC-85-6 Vol, 70 PAcF 60 activities), which would benefit the county economy and cause only minimal loss of productive resource lands. Reasons for such a decision should include a discussion of the lost resource productivity and values in relation to the county's gain from the industrial use and the specific transportation and resource advantages which support the decision. II. BASIC FINDINGS: 1. LOCATION: The subject property is located northerly of Foss Road, southerly of Finley Butte Road, westerly of the Burlington Northern Railroad tracks, and is further described as portions of tax lot 102 in Sections 13 and 14, Township 22S, Range 10E. 2. ZONING: The subject property is currently zoned either RR -10, Rural Residential, or RSR -M, Rural Service Residential. 3. COMPREHENSIVE PLAN DESIGNATION: The subject property is designated as either Limited Rural Industrial, Limited Rural Industrial Reserve, or Medium Density Residential on the Deschutes County Comprehensive Plan. 4. SITE DESCRIPTION: The subject property has a generally level topograpy with a light to heavy cover. -,6f lodgepole pine. ` 5. The portion of the subject property shown on Tract C on the attached map is an approximately 91.04 -acre parcel. The proposed change on this parcel would be for a plan amendment from Medium Density Residential to Limited Rural Industrial and a zone change from RSR -M, Rural Service Residential, to RI, Rural Industrial. 6. Tract E shown on the attached map is an approximately 88.84—acre parcel. This parcel would require a plan amendment form Limited Rural Industrial Reserve to Limited Rural Industrial and a zone change from RR -10, Rural Residential, to RI, Rural Industrial. 7. The final plat for the LaPine Industrial Site was filed in January of 1985. This subdivision created parcels from approximately one acre to sixteen acres in size for industrial development. The majority of the lots in the subdivision are approximately two acres in size. There has been numerous requests for small, industrially zoned property in the LaPine area. 8. In the LaPine Industrial Site Study, the majority of the county property located west of the Burlington Northern Railroad is designated for industrial reserve with a portion of it designated for residential uses. Page -3- PA -85-3 and ZC-85-6 VOL 70 PACE 61 9. The subject property is currently vacant of any structures. 10. Deschutes County has received inquiries from two lumber manufacturing companies concerning large sites zoned industrial to lease or buy in the LaPine area. 11. Access to the subject property is off of Foss Road and Finley Butte Road, both county roads. 12. Any use proposed for either parcel would have to provide its own water system and effluent disposal system which complies with Oregon Department of Environmental Quality standards. 13. The adjoining land to the east is currently zone RI with some industrial -type uses. 14. The adjoining land to the west is currently zoned RSR -M with scattered residential uses. III. CONCLUSIONARY FINDINGS: A. Conformance with Article VIII of PL -15, the Deschutes County Zoning Ordinance: 1. The intent of the plan is to provide for adequate industrial sites in the LaPine core area. `Polic* #32 on page 49 of the Deschutes County Comprehensive Plan states: "Identify an industrial area east of the railroad tracks to allow the development of a better employment and tax base for the community. The County shall control the development of this site and provide some basic infrastructure facilities such as roads. To help pay for the costs involved and to obtain the most efficient use of the land, the areas shall be managed for its timber until needed for industrial use." Policy #34 states: "Other existing industrial areas shall receive industrial zoning and the area between the railroad tracks and the existing industry on William Foss Road shall be maintained as an industrial reserve area by the establishment of a Rural Density Residential zone." 2. Section 4.220 of PL -15, the Deschutes County Zoning Ordinance, states: Page -4- PA -85-3 and ZC-85-6 VOL 70 PAPE 62 "The purposes of the Rural Industrial zone are to encourage employment opportunities in rural areas and to promote the appropriate economic development of rural service centers which are rapidly becoming urbanized and soon to be full-service incorporated cities, while protecting the existing rural character of the area as well as preserving or enhancing the air, water, and land resources of the area." It is clear that the proposed change to Rural Industrial in the LaPine area is consistent with the purpose of the RI zone. 3. The majority of the subject property has been planned for future industrial uses. The type of facilities to be located there would generally provide their own sewer and water services. County roads, as well as police and fire protection, are already available in the area. Some expansion of these services may be necesary. 4. Depending upon the type of business, some impact may be felt on the residential development to the west. Care will be taken during site plan review to ensure that any negative impacts will be minimized by the use of buffers and the actual placement of the structures and associated facilities. : y B. Conformance with OAR 660-04-022: The subject property has been designated for future industrial zoning to allow for industrial -type uses which are compatible and necessary for the LaPine Rural Service Center. Proposed uses for the industrial area have included such things as lumber and firewood processing, which are dependent upon the large amount of dead lodgepole pine in the area caused by the Mountain Pine Beetle infestation. C. Conformance with the applicable Land Conservation and Development Commission (LCDC) Goals: 1. Goal 4 - Forest Lands. Although the property is o� resteef,-71T-Pias aTre`ady been included i n the LaPine Rural Service Center. 2. Goal 6 - Air, Water, and Land Resources Quality. Any facility to`6elocated in eit er' t e existing or proposed industrial areas will be required to meet all federal, state, and local standards. All applicable federal, state, and local agencies will have an opportunity to review the proposals during site plan review. Conditions of approval will be included in the site plan decision to ensure these requirements are met. Page -5- PA -85-3 and ZC-85-6 •� VOL 70 PACE 63 3. Goal 9 - Economy of the State. The establishment of an in us al areai-` n LaPine has been identified in the Deschutes County Comprehensive Plan to allow for the development of a better employment base. This change would be consistent with this goal. IV. CONCLUSIONS: A. The proposal is in conformance with Article VIII of PL -15, the Deschutes County Zoning Ordinance. B. The proposed changes are in conformance with Oregon Administrative Rule 660-04-022 (3). C. The proposal is in conformance with the State of Oregon Land Conservation and Development Commission Goals. Based upon the above conclusions, the staff recommends that the application for a plan amendment and zone change be approved. CJS/sw Page -6- PA -85-3 and ZC-85-6