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HomeMy WebLinkAbout81-0201 39 w357 BEFORE THE BOARD OF COUNTY COMMISSIONERS OF DESCHtTTES COUNTY, OREGON An Ordinance Amending Deschutes ) County Ordinance No. PL -18. as ) e Amended, the Redmond Urban Area ) 1' I D L Comprehensive Plan, to Redesignate ) Certain Property from Limited ) Residential -Planned R-2 Zones to > 41JG 26 Limited Residential -Planned R-3 ) Zones and Declaring an Emergency. ) RpUOS6GRt�yP��� cw- ORDINANCE N0. 81-020 04X WHEREAS, the applicant, VIRGINIA MC COIN, RAYMOND D. HARRIS and JUDY HARRIS, proposed the redesignation of certain land within the Redmond Urban Growth Boundary from Limited Residential -Planned R-2 Zone to Limited Residential -Planned R-3 Zone; and WHEREAS, a hearing Was held before the Redmond Urban Area Planning Commission on April 7, 1981; and WHEREAS, the Urban Area Planning Commission recommended that the property be redesignated in the Redmond Urian Area Comprehensive Plan from Limited Residential -Planned R-2 Zone to Limited Residential - Planned R-3 Zone; and WHEREAS, a hearing was held before the Board of County Commissioners of Deachutes County, Oregon. on May 12. 1981: and WHEREAS, the Board of County Commissioners approved the recommended Plan Amendment; and WHEREAS, the decision of the Board of County Commissioners has not been appealed; now, therefore, THE BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTY, OREGON, ORDAINS as follows: Section 1. That Ordinance No. PL -18, the Redmond Urban Area Compre ens ve Plan, is amended to change the designation from Limited Residential -Planned R-2 Zone to Limited Residential -Planned R-3 Zone, for the parcel of real property described as: Tax Lots 100, 101, 102, 103 and 104, Section 291, Township 15 South. Range 13 East of the Willwoette 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 Ccunty Commissioners' findings an- conclusions. the Findings of the Deschutes County Planning Department Staff Report, as adopted by the Urban Area ORDINANCE NO. 81-020, PAGE 1 Yx 39 w358 Planning Commission, relating to Plan Amendment PA -81-1, marked Exhibit "B," attached hereto and by this reference incorporated herein. Section 3. This Ordinance being necessary for the immediate preservation of pi lic peace, health and safety, an emergency is declared to exist, and this Ordinance takes effect on its passage. DATED this day of k5tq Sr, 1981. BOARD OF�00'`UNTY`-002 issiONERS OF DWHUMS COCgY, 0 OON C , BR P , R., Carman XLEBE T vCommis MY -C one ATTEST: ,rte SUSAN STONEMAN Recording Secretary ORDINANCE NO. 81-020, PACE 2 w ,Y�'_, '�h�1:,, ..n.•..y,:� .e k .s..µx ... Y r%:,,tlMaslY:.hS%4R%aYw'.��Y79' �`-.i6.A .. - EXHIBIT B 39 rAtE359 DESCHUTES COUNTY PLANNING DEPARTMENT STAFF REPORT HEARING DATE:' April 1, 1981 FILE NO.: PA -81-1 Redmond City Hall Council Chambers 7:00 P.M. SUBJECT: An application for a plan amendment on a 28 acre parcel on 27th Street from R-2, Limited Residential to R-3, Limited Residential. APPLICANT: Virginia M. McCoin 61812 Emily Court Bend. Oregon 97701 Raymond D. Harris b Judy Harris 64120 Harris May Bend, Oregon 97701 AGENT: James E. Morrison and Charles Ladrow 1397 "B" N. 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, 1010 102, 103, and 104, T15S, R13E, Section 290. 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, kimited 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 amend the Redmond Urban Area Plan on a 28 acre parcel currently designated R-2 to R-3, Limited Residential. The primary difference between the R-2 and R-3 plan designation is the density standard. Page 2. PA -81-1 - Staff Report 39 ma 360 No C. [II VOl Physical Characteristics - The subject property 1s basically a flat parcel with some stureeorvated cultivationoinhtheopast but land has been i n pa 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. Thee, soils for the subject property according to the U.S.D.A. Soil Conservation Service are predominantly Du - Deschutes' Sandy loam 0-3X 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 =Ay does support some juniper and natural grasses. Land Use - An indicated previously, the7m-ajority 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 sgthoseThe ofnthecapplicantsant has dofathisthat the three residencesare action.• The land use surrounding the subject property includes single family residential structures to the east and southsoutheastand�west. The CLandotoRedmond northmisapastureexists land tthe . The zoning R-3 to the an1ikh And surrounding the north and east southeast. subject property includes R-2 to tho greet and R-4 tO Services - The subject property at the present time is not served by either the City of Redmond sewer or water service According to the Public Works Department, both sewer aro water services could be made easily available to the propel 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. The subject property is bordered by Wickiup Ave. o and 27th Ave. on the east. Both streets are shown collectors on the Deschutes County Roadway Network Canal Blvd. on the southeast side of the subject p is a desianated future arterial. The right-of-way width for Wickiup is 60 feet and the of -.way for 27th is 50 feet according to the Deschutes Tax maps. The subject property,is within the Redmond Growth Boundary and has all other services available ' • A.l , i �, Page 3. Staff Report PA -81-1 Conformance with the Comprehensive Plan for the Redmond Urban Area. General Land Use. Residential Areas - The residential (urbanization an elements of the Plan were prepared in conformance A following general policies: . 1..,..7.1 .•^mn1 y with. sere 361 ousing) the acre or resiaentilal uzoC ­vuu ��- --- -- ur an development occurs w t n t e --urban area The proposed rezoning of the subject,properiy' would increa�s'e.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.;, present city densitygfactor ofi2.7adwallinaoverall unitsincrease per acre.the 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 of.20 psi is recommended by the State for any system. Based on these facts, there would riot be adequate water pressure available to serve the site att'! the present time even at the R-2 density. Water service i;s critical for provision of sewer service. '4 2. Appropriate areas should be designed for various residential densitiV s to rovide a maximum ran a of choice w th r..o ert related amenities and acil ties. ,. The applicant has indicated that the subject property would be developed with single family and multi -family dwelling unfits providing a mix of residential densities a range of choice.. There has been no indication of the related amenities or Ether facilities thr� have been proposed to be included with th=&,7project: 3. All residential -areas -should be provided with ublic Cervices an f—acilities necessar for safeea t u ent ur an v n consistent w t basic urban development DO iciest ona res en a rowt s ou occur as an extension nf existing development and city services. ::, '�' •. .,�w; ,, e.._. .Nvw..xw •i+•�a ♦,,Y.'.,. -Nam .�......•o., a.,.ei �.yG.1«.-.waver-..:1 ..�» w•.. .,...rrt�e�FFC�AUsRf�fS"i".. r ap Page 4. VOL 39 PAGEJU2 EVIN;, a,StaffReport PA' -08-1' - f a 1A 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. 4. Residential development should be coordinated with other an use elements and commun4-ty facilities which are consistent with ro ected Tvelopment Pafferns an ens t es, 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.'-" 5., ens y ncreases an area c arac er s cs _60OU10 90ag®Q. The applicant has indicated that there will be both single family and multi -family dwellings included within the proposed develop - ment'o.f the subject property. This will bring about a general ...increase in the overall housing density for the urban growth area and also the immediate area. 6.'?°' Various kings of residential uses should be protected from the intrusion of Incompatible uses in order to preserve and stab lize values and the character of the area, 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 in adjoining or nearby single family (corner lots, near the entrance$ etc4)0 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. 7;,;., i h densit residential develo ment should have good access �q, to major streets (collectors be near commercial and emergency, sere ces, and public open space. i �'S.... •"`�.; �-tr.�.�h..a.�:.K,.�'~.hi.ge:,+,rr.,y,r•.:w............... ,..;,.« �pr,xni.Pyd'Q„"1�►'7V'J:fiw�""� ,'w[ ."Y'.i ekftd aOVI�' '"Ut'S4.%`;{"�.'.x:` y{ 'a'. n. Page 5. 39 . 353 Staff Report PA -81-1 The subject property does have possible access.points to WickiVo.' 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 50 feet right-of-way should be brought t0_., I-",' - feet in order to assure adequate right-of-way,width when the'road is improved. Canal Blvd. traverses the property on the s0uthealst 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- j1.'• sideration as to the appropriateness of granting access on this road because of safety concerns. The proposed layout of 4� i the first phase 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. y y� V:r 8. Rehabilitation or redevelo ment of older residential areas °M should be encouraged and incentives therefore provided. Not applicable. t• 9. Efforts should be made toprovide safe, sanitary housing for"A low moderate income families and the elderly. The applicant has indicated that it is the intent of the develope;,r to provide homes for lower and moderate income local 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. ti}. B. Urbanization - Urbanization Goals and Objectives - Urban Development. The ollow ng po icies regarding urbanization would appear to relate to this proposal: 7. To ensure orderly growth fromi.the community center to thea*F urban area boundary and prevent urban sprawl, the followty 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,.`1'' 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, thereforel' take into account the problem and costs associated # with development which is not an immediate extension•!;,?�t• of these facilities, or extends such facilities beyond carrying capacities. If ` fl'. I 0 0 2 %av= � 0 'VOL 39 FAcE 364 Page 6 Staff Report PA -81-1 The proposed residentia I 1-dens'itY would be appr. mately 4 units per acre with only single family dwellings. IV. Conformance with the Comprehensive Plan for the Redmon*&,-Urban- Area. Public Facilities and Services: �v A. Sewer and Water Facilities. The following polic.ieV,,would appear to relate to thisp roposal: 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 -l'-, urban area. Steps should be taken to _ 'implement 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"" is clear that the City is attempting to remedy the situation'ti,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 provisro:'Vidion of an interim water system for the subject property that pes adequate water pressure or the completion of a new city watef,'--, system. V Conformance with Applicable Statewide Lartd Use Planning- Goals, See applicant's statement. VI Conclusion and Recommendation` One of the general goals of the Redmond Urban Area Plan is toyprovide for a close correlation between the provision of urban services and urban development in order.to bring about a more ord,erlybnd efficient development pattern, and thereby avoid unnecessary 1. tax burden and excessive utility costs - Another general poliy is to bring about a general overall iris. i crease in populationcdensity throughout the community. This proposal satisfies the intent of the plan in terms of i6tW creasing the overall density. But more importantly;fthere,,it vi sion publ c J an incon5istancy with policies regarding pro services more specifically sewer and water, "Any changes in zoning which occur are subject to Public hear 9 Page 1 VOL 39 PACE 365 Staff Report and a specific decision by the governing body. The greatest single problem between the plian and zoning activity, i's ,:'aiming. Some areas suggested in the plan for different kinds of=;land uses can only be justified at some time in the future when sufficient population growth has occurred to warrant.the.1,:- development or when public facilities are available to 'support that development. All zone changes should be considered fn relation to the general plan and thus serves as one of the continuing means of evaluating the plan. If zone changes are comtemplated which kre contrary to the plan, the community should first amend the policies and concepts in the plaii', before a change 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 ontext.`-The Comprehensive Plan for the Redmond Urban Area pg. 3).. The staff would recommend approval of this action subject, to provision of water and sewer service provided to the parcel";".. in accordance with City extension policies and provision of,,,•,those services in an orderly and efficient manner. t r• , M1 RK/ns 3/25/81 0 .0 0 DRVNkISb, 1/4 S -67- C. 2 9 T. 15 S R. I E. I ". too 9-3 WISP Rai ,boO3"'e4l �kstz-N jai 4 1 a / 12A. �.,. 1 ,, 1*.