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HomeMy WebLinkAbout80-225VOL BEFORE THE BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTY, OREGON An Ordinance Amending Deschutes County ) Ordinance No. PL -17, Sisters Urban Growth ) Boundary Zoning Ordinance, and Amending ) F the Sisters Urban Growth Boundary Zoning ) ' D Map; Adopting Findings; Declaring an ) Emergency; and Providing an Effective j JAN 2 8 1981 Date ROSEMARY PATTERSOI4 ORDINANCE NO. 80-225 DESCHIjTES COUNTY CLERK WHEREAS, hearings have been held relating to the amend- ment of County Ordinance No. PL -17, Sisters Urban Growth Boundary Zoning Ordinance; and WHEREAS, the Board of County Commissioners has considered the proposed amendments; now, therefore, THE BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTY, OREGON, ORDAINS as follows: Section 1. That Ordinance No. PL -17, Sisters Urban Growth Boundary Zoning Ordinance, as amended, is further amended in accord- ance wio Exhibit A, attached hereto and by this reference incorporated herein. Section 2. That the amended Sisters Urban Growth Boundary Zoning Map, marked Exhibit B, attached hereto and by this reference incorporated herein, is hereby adopted as the Sisters Urban Growth Boundary Zoning Map. Section 3. That the findings marked Exhibits C and D, attached hereto an by this reference incorporated herein, are hereby adopted. Section 4. immediate preservation is declared to exist, 19812 AO. DATED this day ATTEST: This Ordinance being necessary for the of public peace, health and safety, an emergency and this Ordinance takes effect on January 22, 19 TAMMY J 9 RI GFHARDSON Recording Secretary ORDINANCE NO. 80-225, PAGE 1 o f TOL h„ M_ C47— — , 1980. BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTY, OREGON VOL 36WE Vpt) EXHIBIT A SISTERS URBAN AREA ZONING ORDINANCE AMENDMENTS New Material is underlined; material to be deleted is contained in brackets ] 1. Section 4. (38) Condominium. A type of residential develop- ment utilizing zero lot lines, individual ownerships of units, and common ownershipof open space and other facilities, and which are regulated, in part by state law ORS 91.010 n7 L P'9T 2. Section 4. (54a) Grade (Ground Level)'. The average elevation of the finished ground elevation at the centers of all walls of building, walk, the side3valk elevation nearest the center of the wall shall con titute the ground elevation. 3. Section 4. (57a) Height of Building. The vertical dis- tance from the grade to the highest point of the coping of a flat roof, to the deck line of a mansard roof, or to the center height between the highest and lowest points on other types of roofs. 4. Section 10. (5)(G) Lot Coverage. Maximum lot coverage by all buildings and structures shall be mo more than [15] 35 percent of the lot area. 5. Section 10. (5) Lot Requirements ......... [In all three cases, density shall not be increased to more than 3.4 dwellings per gross acre]. 6. Section 11. (2)(A) Multiple Family dwellings, [and] apart- ment houses, dwelling group and condominiums subject to site plan review, and duplexes. 7. Section 18A URBAN AREA RESERVE ZONE - UAR - 2 1/2 Cl) Purpose: This zone is intended to provide for the orderly development of certain public and quasi -public uses for the benefit of the Sisters community, and to minimize conflict with other urban uses by concentrating like uses in one designated area. It is further intended that this district shall apply to only that property as identified on the official zoning map. (2) Permitted Uses. The following uses are permitted outright in the UAR - 2 1/2 City subject to the provisions o Section 29. EXHIBIT A, PAGE 1 VOL J��AGrU� -r � t �.� � ) ,�" Churches. (B). Community buildings, lodge, and fraternal organizations, _ ----except those Carried on as a husiness for nro it. (3) Height Regulations. No building or structure shall be hereafter erected, enlarged, or structurally altered to exceed 30 feet in height except steeples or bell towers which may extend to 50 feet above ground level. Lot Requirements. The following requirements shall be observed: A) Lot Area. Each lot shall have a minimum area of two and one-half (2 1/2) gross acres. B) Lot Width. Each lot shall have a minimum average width of 150 feet with a minimum street frontage of 100 feet. (C) Front Yard. The front yard shall be a minimum of 50 feet from the street right-of-way line. (D) Side Yard. There shall be a minimum side yard of 10 feet. (E) Rear Yard. There shall be a minimum rear yard of 50 feet. (5) Signs. One non -illuminating sign not exceeding ten (10) square feet in area for each lot. (B) Signs shall be set back at least twenty-five (25 feet from the street right-of-way line. (C) Signs shall be compatible with the design of the building located in each lot and shall be constructed of natural materials. (6) Off -Street Parking. Off-street parking shall be provided as required In Section 32. Other Required Conditions. Except as provided in this section, Section 28 applying to Special Uses shall be applicable. EXHIBIT A, PAGE 2 _3_ VOL 36A61 S69 8. Section 21. VARIANCES. (E). That the variance conforms to the Comprehensive Plan and the intent of the ordinance bein2 varied. 9;. Section 29. SITE PLAN APPROVAL (2) [Repeal existing subsection 21 Site Plan Approval Required. No building, parking, land use, sign or other required permit shall be issued for a use subject to this section, nor shall such uses be commenced, enlarged, altered or changed until a final Site Plan is approved by the Planning Commission. EXHIBIT A, PAGE 3 -4- VOL Zhu (A) The provisions of this Section applies to develop- ments and uses contained in the zoning ordinance asfollows: (1) Multi -Family Dwellings. (2) Planned Unit Developments. (3) Mobile home parks. (4) Commercial zones. 51 Commercial - Industrial Zones. (6) Industrial Zones. (7) Conditional Uses where specified in each zone. (B) A Site Plan must be filed under the following conditions. 11 New buildings or structures. 2) Buildin alterations affectingthe exterior design and or dimensions of an existing structure. 31 Porches, decks and canonv additions. (4) Any new permitted land use on undeveloped property, such as parking lots, concession stands, storage yards, etc. (5) Site grading of property affecting or altering the on-site or off-site drainage. 61 Signs within the Commercial Zones. (7) A change of use within a zone unless the site already complies with all of the standards of this ordinance. (C) All conditions of Site Plan approval required by the Planning Commission shall be complied with prior to obtaining any required permits or licenses. (D) Non-compliance with an approved Site Plan and any conditions of approval shall be a zoning violation. [p. Section 29 (3) [Repeal existing subsection]. Site Plan: Contents and Procedure. EXHIBIT A, PAGE 4 - 5 - VOL Mau S71 A) An .site plan shall be filed on a form as provided by the Planning Department and shall be accompanied by such drawings, sketches, and descriptions as the City deems necessary to describe the proposed development. A plan shall not be deemed complete unless all in or- mation requested is provided. (B) The a]plicant shall submit a site development plan, existing natural plant materials inventory of all trees 6" or greater in diameter and other significant species, landscape plan, and architectural drawings indicatin loor plans and elevations) with the following in ormati.on. (C) The final site development plan shall indicate the following: EXHIBIT A (1) Access to site from adjacent rights -6f -way, streets and arterials. (2) Parking and circulation areas. (3) Location, dimensions (height and bulk) and de- sign of buildings and signs. 4) Orientation of windows and doors. 5) Entrances and exits. 6) Private and shared outdoor recreation spaces. 7) Pedestrian circulation. (8) Public play areas. (9) Service areas for uses such as mail delivery, trash disposal, above ground utilities, loading and delivery. (10) Areas to be landscaped. (11) Exterior lighting. (12) Special provisions for handicapped persons. (13) Existing topography of the site at intervals appropriate to the site; but in no case having a contour interval greater than 10 feet. (14) Signs. (15) Elevations of all visible sides of buildings consistent with Section 31. (16) Other site elements and information which will assist in the evaluation of site development. (17) Public improvements. PAGE -6- VOL -36PAGE 672 (D) The landscape plan shall indicate: (1) The size, species, and approximate locations of existing natural plant materials proposed to be retained, and new plant materials proposed to be Dlaced on site. (2) Proposed site grading. (3) An explanation of how drainage and soil erosion is to be dealt with during and after construction. Section 29 (4) [Repeal existing subsection]. Site Plan Criteria. Approval of a final site plan shall be based on the tollowing criteria. (A) Relation of site plan elements to the environment. (1) The elements of the site plan shall relate harmoniously to the natural environment and existing buildings and structures having a visual relationship with the site. (2) The elements of the site plan should promote energy conservation, and provide adequate pro- tection from adverse climatic conditions, noise and air pollution. (3) Each element of the site plan shall effectively, efficiently and attractively serve its unction. The elements shall be on a human scale, inter- related. and shall provide spatial variety and order. (4) In commercial and industrial zones adjacent to State or Federal highways, and/or lying in County jurisdiction within urban growth boundaries, coordinated circulation and access plan shall be submitted for the site and all properties in the enter trave iate vicinit (no more than 1/4 mile to site) to assure the public's safety in ing or leaving the site, as well as w en rough the area. This requiremen may be waived by the Planning Director It adequate access control andefficien� safe circulation can be obtained without the eve op- ment and aDDroval of a coordinated circulation and access plan. (5) Safety and Privacy. The site plan should be de- signed to provide.a safe environment w ile offering appropriate opportunities for privacy and transitions trom public to private spaces. (6) Special Needs of Handicapped. When deemed appro- priate, the site plan shall provide for the special needs of handicapped -persons, such as ramps for EXHIBIT A, PAGE 6 -7- VOL for wheelchairs and braille signs. (7) Preservation of Natural Landscape. The landscape and existing grade shall be preserved to the maximum practical degree, considering development con- straints and suitability of the landscape or grade to serve the applicant's functions. Preserved trees and shrubs shall be protected during construction. (8) Pedestrian and Vehicular Circulation and Parkin E The location and number of -points of access to the site, the interior circulation patterns, the separations between pedestrians and moving and parked vehicles, and the arrangement of parking areas in relation to buildings and structures, shall be harmonious with proposed an neighboring buildings and structures. Drainage. Surface signed so as to not properties, streets water quality. drainage adversel and/or systems shall be de - y affect neighboring surface and subsurface (10) Buffering and Screening. Areas, structures, and facilities for storage, machinery and equipment, ser- vices (mail, refuse, utility wires, and the like), loading and parking, and similar accessory areas and structures shall be designed, located, buffere , or screened to minimize adverse impacts on the site and neighboring properties. 11) Utilities. if such are minimize a - properties. All utilit allowed, s verse impacts a installations 11 be located on the site above ground, so as to and nei2hborin (12) Signs and Graphics. The location, texture, lighting, movement, and materials of all exterior signs, graphics, or other information or directional fea- tures shall be compatible with t e other elements of the site plan and surroun ing properties. (13) Guidelines designs to assist applicants in developing site plans shall be adopted by the Governing Body after review and recommendation by the Planning Commission. 14) Specific criteria which are outlined for each zone shall be a required part of the site lan e.g., lot setbac s, etc . EXHIBIT A, PAGE 7 -8- VOL 36?Auc S 14 Section 29 (5) Required Minimum Standards. A) Private and shared outdoor recreation areas in residential developments. (1) Private areas. Each ground level living unit in a residential development subject to site plan approval shall have an accessible outdoor private space of not less than 48 square feet in area. The area shall be enclosed, screened, or otherwise designed to provide privacy for unit residents and their guests. (2) Shared areas. Usable outdoor recreation space shall be provided for the shared use of residents and t eir guests in any apartment residential development as follows: Units with one or two bedrooms: 200 square feet per unit. Units with three or more bedrooms: 300 square feet per unit. (3) Storage. Residential developments, convenient areas shall be provided in residential developments for the storage of articles such as bicycles, barbecues, luggage, outdoor furniture, etc. These areas shall be entirely encloseUT (B) Required Landscaped Areas. (1) The following landscape requirements are established for multi -family commercial, and industrial develop- ments, subject to site plan approval: (a) A minimum of 15 percent of the lot area shall be lar scare . (b) All areas subject to the final site plan and not otherwise improved shall be landscaped. 2) In addition to the requirements of subpart (1) of sub- section (B above, the following landscape require- ments shall appl to the parking and loading areas. (a) A parking or loading area shall be required to be improved with defined landscaped areas totaling no less than 15 square feet per parking space. In addition to the landscaninz reauired under subpart (2) (a) of this subsection, a parking or loading area shall be separated from any lot line adjacent to a roadway by a landscaped s_trip at least 10 feet in width, and any other lot line by a landscaDed landscapedstrip at least five eet in widt EXHIBIT A, PAGE 8 -9— VOL ejil �dG� (c) A landscaped strip separating a parking or loading area from a street shall contain: (1) Street trees spaced as appropriate to the species, not to exceed 50 feet apart, on the average; and (2) Low shrubs, not to reach a height greater than 3'0", spaced no more than 8 feet apart, on the average; and _(3) Vegetative ground cover if required. 3) Landscaping in a parkinz or loading area shall be located in defined landscaped areas which are uni- formly distributed throughout the parking or loading area. (4) The landscaping in a parking area shall have a width of not less than five feet. (5) Provision shall be made for watering planting areas where such care is required. (6) Required landscaping shall be continuously main- tained and kept alive and attractive. (7) Maximum height of tree species shall be considered when planting under overhead utility lines. (8) "Landscaped" means the improvement of land by means such as contouring,planting, and the location of outdoor structures, furniture, walkways, and similar features. lit• Section 28. SEVERABILITY AND VALIDITY. (8) Mobile Home Parks. (A) The minimum area for a mobile home park shall be [5] 3 acres. (B) [Repeal existing subpart]. The average area of mobile sites within the mobile ome par shall not be less than 4,000 square feet, excluding roadways, recreation areas, and other accessory facilities. No mobile home site shall have an area less than 2,000 squarefeet_. Section 32. OFF-STREET PARKING AND LOADING. (3) Off-street Parking. Off-street parking spaces shall be provided and maintained as set forth in this section for all uses in all zoning districts. EXHIBIT A, PAGE 9 von am pis -10- [except the CG district]. Such off-street parking spaces shall be provided at the time a new building is hereafter erected or enlarged or the use of a building existing on the effective date of this ordinance is changed. EXHIBIT A, PAGE 10 EXHIBIT C VOL el�I'AGE i7 FINDINGS OF FACT IN SUPPORT OF A PROPOSED ESTABLISHMENT OF A UAR-2 1/2 ZONE These findings of fact are for the support of a district intended to provide for the orderly development of certain public and quasi -public uses for the benefit of the Sisters community, and to minimize conflicts with other urban uses by concentrating like uses in one designated area. 1. There are two existing uses currently located either within the proposed development or adjacent to the proposed development and these uses are the Sisters Baptist Church and the Sisters Youth and Community Center. 2.. Since 1976, when Books Resources sold property to Sisters Baptist Church, it has made a committment to developing the area commonly referred to as Heavenly Acres for use by local churches,community organizations and fraternal organizations, except those carried on for business for profit, whereby it would make available property "at cost". 3. There are currently eight churches within the Sisters area. Only three of these churches currently have their own buildings. 4. Five church organizations within Sisters have expressed a strong desire to purchase the property and locate facilities within the Heavenly Acres development. 5. Testimonv has been received from various church and community leaders within the Sisters area that inadequate property is now available within Sisters for the development of community facilities and churches. These reasons include inadequate lot sizes, prices and incompatibility of uses. 6. Churches and other fraternal organizations have historically been incompatible with residential development. Heavenly Acres can help to alleviate this problem of incompat- ibility of uses within the Sisters Urban Area. 7. There is evidence that several churches in Deschutes County have relocated to rural areas in recent years because of the conflicting nature of the uses with existing residential development and the problem of availability of property. Although churches serve an area much larger than the Sisters Urban Area, it is important that areas be provided far churches, community buildings and fraternal organizations within urban areas. 8. The Heavenly Acres development is in an area recognized as urbanizable land. -1- EXHIBIT C, PAGE 1 VOL J6ME 1 9. The Heavenly Acres development is currently surrounded by "Brooks Camp" on the East, Barclay Logging Company on the North, Sisters Baptist Church and the U. S. Forest service on the West. There is, therefore, continuity of development between the Sisters City limits and the Heavenly Acres develop- ment. 10. The property within the proposed development will be restricted to use by churches, community buildings, lodges and fraternal organizations, except those carried on as a business for profit, by deed restrictions and zoning ordinances. 11. The ten acre parcels currently available within the UAR-10 zone are too large for most church and fraternal organization uses. This land should be considered as urbanizable land and lot sizes should be sized accordingly. 12. The reduction in lot size in Heavenly Acres development would be applicable only to churches, community buildings, lodges and fraternal organizations, except those carried on as a business for profit. 13. There is no definite plan for sewering the Sisters Urban area. 14. The relocation of churches and other community and fraternal organizations to the Heavenly Acres development will make more taxable property available within the Sisters Urban Area 15. The development of Heavenly Acres will require no extension of public facilities. However, owners within the development must agree to annex to the City at such time as the City requests such annexation. 16. The area is not currently used for any agricultural uses. 17. Current ordinance standards pertaining to setbacks, sanitiation eauirements, lot sizes and existing arterials limit the ability of public and quasi -public uses from being located in existing urban zones. POLICIES 1. minimum lot sizes within that portion of the Urban Reserve Area described as the E 1/2, SE 1/4 SW 1/4, Section 5, Township 14 S, R 9 E.W.M. Deschutes County, should be at least 2.5 gross acres in size to accommodate the needs of the public and quasi -public uses which are intented to be concentrated in this zoning district. 2. Uses -within the UAR-2 1/2 zone shall be restricted to -2- EXHIBIT C, PAGE 2 VOL 364CE 19 public and quasi -public uses, except those carried on as a business for profit. 3. Development within this zone shall be conditional upon an agreement to annex to the City of Sisters. Furthermore, all development plans shall be coordinated with future plans of the City of Sisters for the extension of public services. 4. The implementation of this zone shall not be a precedent for any other types of land uses in the Sisters Urban Area. -3- EXHIBIT C, PAGE 3 VOL MAU 0060 (B) Parks. (C) Golf courses or riding areas with no buildings or high-density control structures like intensive fencing or corrals. (D) Subsurface sewage disposal for adjacent residential, commercial, or industrial uses, with landscape maintenance required. (E) Managed, multi -aged, retention commercial forest areas. (F) Access to adjacent residential, commercial, or industrial uses, with collector standard intersections, with access no less than one-half mile apart. (G) High quality, indirectly lighted signs, no more than 50 square feet in area, indicating adjacent residential, commercial, or industrial areas, one sign per access; by site plan review, as provided in section 29 and 31. (H) Scenic vista turnouts, with kiosks for area information and explanation facilities, and non - conflicting roadside area facilities, all by site plan review. (3) Conditional Uses. (A) Trust scales facility, provided that architectural design compliance will be approved by site plan review, and upon findings that location will be best possible with maximum reduction of traffic hazard. Section 18 A, URBAN AREA RESERVE ZONE - UAR-2 1/2 (1) Purpose: This district is intended to provide for the orderly development of certain public and quasi - public uses for the benefit of the Sisters community, and to minimize conflict with other urban uses by concentrating like uses in one designated area. It is further intended that this district shall apply to only that property located in the E 1/2 SE 1/4 Sit 1/4, Section 5, Township 14, R 9, E.W.M., as indentified on the official zoning map. _ -(2) Permitted -Uses.. The following uses are permitted outright -31- EXHIBIT C, PAGE 4 VOL MME C:r in the UAR-2 1/2 district subject to the provisions of Section 29. (A) Churches. (B) Community buildings, lodge, and fraternal organizations, except those carried on as a business for profit. (C) Public and parochial schools, but not including business, dancing, trade, technical or similar schools. (D) Parks and recreation facilities, fire stations, libraries, museums; but not including storage or repair yards, warehouses, or similar uses. (E) Public or quasi -public recreation facility; but not including such intensive commercial recreation uses as a race track or amusement park. (3) Height Regulations. No building or structure shall be hereafter erected, enlarged, or structurally altered to exceed 30 feet in height. (4) Lot Requirements. The following requirements shall be observed: (A) Lot Area. Each lot shall have a minimum area of two and one-half (2 1/2) gross acres. (B) Lot width. Each lot shall have a minimum average width o 150 feet with a minimum street frontage of 100 feet. (C) Front Yard. The front yard shall be a minimum of 50 feet from the street right-of-way line. (D) Side Yard. There shall be a minimum side yard of 1' 0 feet. (E) Rear Yard. There shall be a minimum rear yard of 50 feet. (5) Signs. (A) One non -illuminated sign not exceeding ten (10) square feet in area for each lot. (B) Signs shall be set back at lease twenty-five (25) feet- from the street right-of-way line. -32- EXHIBIT C, PAGE 5 VOL. 3 6 P A C E C8? (C) Signs shall be compatible with the design of the building located in each lot and shall be constructed of natural materials. (6) Off -Street Parking. Off-street parking shall be provided as required in Section 32. (7) Other Required Conditions. Except as provided in this section, Section 28 app ging to Special Uses shall be applicable. :W*10 EXHIBIT C, PAGE 6 EXHIBIT D VOL MAE S84 - JUSTIFICATION FINDINGS FOR AMENDMENTS TO THE SISTERS URBAN AREA COMPREHENSIVE PLAN MAP AND OFFICIAL ZONING MAP A. Urban Growth Boundary - Forest Reserve Elimination (LCDC Comp) Comprehensive Plan and Zoning Map Amendment 1. Elimination of the west 80 acres of land from the Urban Growth Boundary will result in a total UGB area of 880 acres which is the minimum required to accommodate the projected growth. 2. Elimination of the "Forest Reserve" designation will eliminate conflicts with statewide Forest Lands goals. B. Elimination of Main Street from future one-way couplet and replaced by Cascade Street. Comprehensive Plan Map Amendment 1. Potential conflicts with adjacent school activities will be reduced. 2. Cascade .Street presently exists with no need for additional right-of-way acquisition would result in easier implementation of a one-way couplet system at less cost. 3. The U.S. Forest Service has objected to the ex- tension of Main Street and has no plans to move their facilities. 4. Due to the rapid increase in thru-traffic, it will be necessary to implement the one-way couplet high- way system much sooner than would be possible by utilizing Main Street. C. Elimination of Commercial designation on U.S. Forest Service property. Comprehensive Plan Map and Zoning Map Amendment 1. The elimination of Main Street through U.S. Forest Service property reduces the need for commercial expansion at this location. EXHIBIT D, PAGE 1 - 2 - VOL 2. The amount of commercial land lost will be replaced by adding a like amount to the commercial area designated along the south side of Hood Street (extended). 3. Elimination of the commercial designation at this location will reduce traffic conflicts at a critical intersection where two major highways (McKenzie Hwy. and U.S. Highway 126) merge into Cascade Street. D. Adjustment of Commercial boundary south of Hood Street_ (extended) to the centerline of Washington Street (extended). Comprehensive Plan Map and Zoning Map Amendment 1. The additional commercial designation at this location replaces the commercial area eliminated from the U.S. Forest Service property. 2. The depth of 114 feet south of Hood Street extended, is insufficient to accommodate needed commercial areas of the City for the following reasons: a. Public sewers are not available (see detailed discussion of this restraint in the Comprehen- sive Plan). b. Size of vacant parcels are too small to meet todays requirements for needed commercial services and sewage disposal. 3. Increasing the commercial depth for the reasons stated will discourage "strip commercial" type developments. E. Relocation of City Park designation. Comprehensive Plan Map Amendment 1. Replacement of the city park designation from the existing location to city property adjacent to City Hall will not constitute an omission of down- town park needs. 2. The relocation, being adjacent to City Hall and the new library, will provide a more appropriate use and maintenance capability. EXHIBIT D, PAGE 2 -3 - VOL 36na 685 F. Redesignation of Circle 5 Trailer Park. Comprehensive Plan Map and Zoning Map Amendment from LM, Landscape Management to RS, Single Family 1. The current Plan and zoning designation for this property makes the existing trailer park a non- conforming use with no provision to improve. 2. The existing trailer park is sub -standard, particularly with respect to sewage disposal which constitutes a health hazard. This condition cannot be corrected under the present zone. 3. There is an established need for trailer park facilities in Sisters and there are no other trailer parks in the Sisters area. 4. The trailer park should improve in order to replace the existing sewage s.ystem which poses a threat to adjacent Squaw Creek. G. Correction to Comprehensive Plan Map and Zoning Map Highway Commercial designation along U.S. Hwy. 12b, Comprehensive Plan Map and Zoning Map Amendment 1. Due to an oversight in the drafting of the final plan and zoning map, the Highway Commercial designation contained in the previous zoning adopted in 1975 was omitted. 2. In addition to the findings contained in the Comprehensive Plan under Goal #14, Urbanization, the following supportive data is added to indicate the estimated growth of the Sisters influence area outside of the Urban Growth Boundary in need of commercial services without having to travel unnecessary distances. Such commercial services will greatly facilitate energy conservation as well as provide for the convenience of area residents and tourists. Area Homesites Improved Units Black Butte Ranch 1,250 750 Tollgate 440 145 Crossroads 199 65 Indian Ford 367 156 Junipine Acres 40 20 Cloverdale 400 (approx.) 249 Sisters Rural (balance) 700 (approx.) 565 3,396 1,950 SOURCE: Deschutes County Assessor's Office Deschutes County Comprehensive Plan EXHIBIT D, PAGE 3 -4- VOL 364GE It 6 3. Based upon the household size established in the Comprehensive Plan for the area, the above data would indicate an existing population of approxi- mately 4500 people which is currently twice the year 2000 projected population for the Sisters UGB alone. EXHIBIT D, PAGE 4