HomeMy WebLinkAbout81-041v�'� --
< 9
Fa>r
BEFORE THE BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTY, OREGON
An Ordinance Amending Ordinance
)
No. 80-201, Redmond Urban Area
Zoning Ordinance of 1980; Providing
) I
)
for New Provisions Relating to Site
)
Design and Review; Amending the
)
Zoning of Certain Property to M-1
) rOCT
i3 1981
Zone and R-5 Zone; Providing for
)
New Provisions and Repealing
) ROSEMARY
PATTERSON
Inconsistent Provisions; and
) pESCHUTES
COUNTY CLERK
Declaring an Emergency.
)
ORDINANCE NO. 81-041
THE BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTY,
OREGON, ORDAINS as follows:
Section 1. To amend the Redmond Urban Area Zoning Ordinance
of 1980, as provided for in Exhibit "A," attached hereto and by this
reference incorporated herein, by deleting those words which are lined
through, and adding those words which are underlined.
Section 2. To amend Exhibit "A," of Ordinance No. 80-228,
by the substitution of Exhibit "B," attached hereto and by this
reference incorporated herein.
Section 3. To amend the zoning of certain property outlined
in red in accordance with the map marked Exhibit "C," attached hereto
and by this reference incorporated herein, thereby zoning that certain
parcel marked "A" to M-1 Zone, and zoning that parcel marked "B" to
R-5 Zone.
Section 4. To adopt as the Board of Commissioners' findings
and conclusions in support of the rezoning of the said property described
in Section 3, those findings and conclusions of the City of Redmond
Staff Report, marked Exhibit "D," attached hereto and by this reference
incorporated herein.
Section 5. 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 -7 day of L�-, 1981.
BOARD OF COUNTY COMMISSIONERS
ATTEST:
SUSAN STONEMAN
Recording Secretary
ORDINANCE NO. 81-041, PAGE 1
VOL 40 PALE 591
E X H I B I T "A"
Section One: Subsection 3.030(2)(f) (R-3 Zone: Outright Use) is
added asfollows:
f. a duplex lot in an approved duplex lot -subdivision
Section Two: Subsection 3.030(5)(b) (R-3 Zone: Lot Size) is
amence to read:
b. For a two family dwelling, the lot area shall be a
minimum of $,500 square feet. ' For -a duplex lot in
an approved duplex lot subdivision, the lot area
or each of sFiall be a minimum of 5,000 souare feet.
Section Three: Subsection 3.040(2)(f) (R-4 Zone: Outright Use)
is added as follows:
f. a duplex lot in an approved duplex lot subdivision
Section Four: Subsection 3.030(5)(b) (R-4 Zone: Lot Sizes) is
am n [ed -to read;
b. For a two .family dwelling, the area shall be a minimum
of 7,500 so_uare feet. For a duplex lot in an approved
duplex lot subdivision, the lot area for each lot shall
be a minimum of 5.000 souare feet.
Section Five: Subsection 3.050(2)(8) (R-5 Zone: Outright Use)
is added as follows:
g. a duplex lot in an approved duplex lot subdivision
Section Six: Subsection 3.045(5)(b) (R-5 Zone: Lot Size) is
amended to read:
b. For a two family dwelling, the lot area shall be a_
minimum of 7,500 square feet. For a duplex lot in
an approved duplex lot subdivision, the lot area for
each lot shall be a r,inim.urm of 5,000 snaare feet.
-1-
vel y� Qo,�e. ��►
Section Seven: Section 4.090(b)(1) (Fences) is amended to read:
1. Except as provided for in Subsection 2, a fence or
wall, other than a retaining wall, located in a
required side yard on the street side of the corner
lot, shall not exceed a height of three feet.
2
On designated local streets fences in a front yard
or side yard on a street, with a 6 foot maximum
height, shall be allowed within 15 feet of the curb
in existing subdivisions and new residential
developments except at street corners, in the
designated clear vision area or where a ence would
obstruct vision from driveways. Fences on corner
lots shall not obstruct a safe line of sight rom
e street.
3. No fence or sign shall be constructed within a
required yard that will inhibit the us -e --o- an
existing or proposed solar ener y device.
Section Eight: Article IX is amended to read:
ARTICLE IX. VARIANCES
Section 9.010. Authorization to grant or deny variances.
Exceot as provided for in Section 9.020, the Flaxxixg-Bireeter
acid Planning Commission may authorize variances from the standards
of this ordinace where it can be shown that owing to special
and unusual circumstances related to a specific niece of property,
the literal interpretation of this ordinance would cause -an undue
or unnecessary hardship; except that no variance shall be granted
to allow the use of the property for purposes not authorized
within the pertinent district, or to alter any procedural
requirements of this ordinance. In granting a variance, the
Planning-Bireeter-er Planning Commission may attach conditions
whieh-is found necessary to protect the best interest of the
surrounding property or neighborhood and to otherwise achieve
the purposes of this ordinance.
Section 9.015: Criteria. No variance shall be granted pursuant
to the provisions of Section 9.010 unless the applicant can
establish:
a. that special conditions exist which are peculiar to
the land, structure or building involved and which
are not applicable to other lands, buildings, or
structures in the same district
b. that strict interpretation of the provisions of this
ordinance would deprive the applicant of rights
commonly enjoyed by other properties in the same
district under the terms. of this ordinance
-2-
V0IL 4 P VFX
C. that the special conditions and circumstances do not
result from the actions of the applicant and such
conditions and circumstances do not merely constitute
pecuniary hardship or inconvenience
d. that granting the variance will be in harmony with
the objectives of this ordinance, and not injurious
to the neighborhood or otherwise detrimental to the
public welfare.
Section 9.020: Authorization to grant or denv variances to on-site
requirements. The Planning Director or, if the variance is reviewed
in conjunction with site plan review, the Site and Design Review
Committee may authorize a variance from the standards of this
ordinance relating to on site requirements e... yards, parkin,
signs, etc.). Provided, however, that no variance under this
section shall be greater than 250 of the requirement from which
the variance is sought.
Section 9.025: Criteria for variances granted under 9.020.
(1) In the case of a yard variance, the applicant shall
show the approval will result in:
a. more efficient use of the site;
b. preservation of natural features, where appropriate;
C. adequate provision of light, air and privacy to
adjoining properties; and
d. adequate access.
(2) In tho case of a variance to the dimensional standards for
off-street parking spaces or the minimum required number of
off-street parking spaces, the applicant shall show that
approval will provide adequate of -street parking in
relation to user demands. The following factors may be
considered in granting such an exception:
a. special characteristics of users which indicate low
demand for off-street parkin (e.g., low income,
elderly);
b. opportunities for joint use of nearby off-street
parking facilities;
C. availability of public transit; and
d. natural features of the site (topo raph , vegetation
and drainage) which would be adversely a fected by
application of required parking standards.
-3-
vcl 40 FAGE 594
(3) In the case of a variance to the dimensional standards
for signs, theapplicant shall show that approval is
necessary for adequate identification -of the use on
the property and will be compatible with the elements
o the design review plan, with the -character o the
surrounding area and with the provisions of the
Comprehensive Plan.
(4) For variances to other on-site requirements of 25% or
less the applicant shall show that approval of the
variance will be consistent with the overall obiectives
or the uomprenensive rlan ana zoning Urainance where
applicable and that the variance will have a minimal
adverse impact on the liveability, value or development
of abutting properties and the surrounding area.
Section 9.030: Application for a variance. A property owner may
initiate a requrest for a variance by filing an application with
the Planning Director using forms prescribed in Article XI. The
application shall be accompanied by a plan, drawn to a suitable
scale, showing the condition to be varied and the dimensions
and arrangement of the proposed development. The application
shall be reviewed in the manner provided for in Article XI of this
ordinance. Or, if in conjunction with site plan review, in the
manner provided for in the Site and Design Review Ordinance.
Section 9.035: Time limits on approval of a variance. Authorization
of a variance shall be void after 12 months or after such time less
than 12 months as may be specified as a condition of approval unless,
when appropriate, a building permit has been issued and substantial
construction has taken place.
Section 9.040: -Notification of action. Within five days after
a decision has been rendered on a request for a variance, the
Planning Director shall provide the applicant with written notice
of the Eemyxissi.en s action.
Section Cline: Article X is amended to read:
ARTICLE X AMENDMENTS
Section 10.010. Authorization to initiate amendments. An
amendment to the text of this ordinance or to a zoning or plan
map may be initiated by either the Board, Planning Coin issior_,
or a property owner. A property owner may initiate a request for
an amendment by filing an application with the Planning Director
using the form(s) prescribed by Article XI.
Seetiex-170207--FHBLIG-HEARING-ON-AN-AMENDYENT---The-F1annine,
Gemmissiex-shall;-within-45-days -after- the-petltien-with
the-Planning-Ai.reeter,-held-a-publle-hearing-ea-a-prepesed-amendment
iA-aeeerdanee-�aitk-the-pre�aisier�s-el-Artiele-Xl---Wltk1x-15-days
Z41
VOL 40 FAUf cici7
after- the -hearing;-the -Planning-GeRm€ssien-shaII---feeemmend-te
the-eetine} ieat ien-e€- the -prepesed
amendR3en , -and-the-eetineil-shall-aet-open-the-Planning-Gertz€ss}ex-s
reeemmendatien-Fath€ri-45-days -aft er-reee€pt-e€-stieh-reeemmendat€en.
Seep}en-1979387--RBE9RB-9F-AIEPIBP�ENTS7--The-reeerde-f-shall
iRa}n a}A- eee ds-a€-arReF1 Ren s -e
-this €ranee-}x-a-€erm-eenvenient
€ems-rise-by-the-atib�}e .
Seetien-19-949---RBS9b'JTI9N-9F-IPITBP T-T9-RE39A19---Based-en-the
€ae�s-p�esen�ed-�€�h-aa-appy€eat€eri- e�-�esen�ng-as-ati�he�}ged-tinder
Seer}ea-19-919;-the-repe-rt-a€-€€nd€Rgs-and-.reeelHmendat}ens-by-the
P€alaRiRg-6eRua€ss€e-n-as-regtiired-by- this -erd}aanee ; -}€-the-eeuRei€
determ}nes-that-the-etiblie-health;-sa€et-Y -peaee;-eery€e'Et;-een-
ven€epee-eeenera}e-well-be€ng-and-gene-ral-wel€a-re-will-be-best
served-by-th}s-reelassi€€eatien-er-any-pert}en-theree€;-the-eetine}I
FRay-€ndieate-general-appreval-€n-ar}ne€ple-e€-the-reelassi€}eat€eR
by-the-adept€ag-e€-a-'-'Rese�ti�€.en-e€-�x�en.�-�e-ReseAe'-'-sa}d-e�epe��y .
Stieh-�ese�ti�.�en-sha€�-�ne�tide-any-eend��€ens ;-s�€pti�a��ens-ems
€itis€tatiens-wh€eh-the-eetirneil-determines-te-be-xeeessary--reeui-fervent
in- the -ptibI}e-€merest.-as-a-prereati€site-te-€€xa€-aetieiq-ineltiding
these-p-revisiens-the-eettneil-deterrain.es-neeessa-Ey-te-p-revent
speetilative-held€ng-e€-the-prepe36ty-a€tei<--feseaing---General
previs€ens-are-as-€ellews-
�---A-site-pian-app�e�ed-by-the-P�ar�a�.ng-6erxrx€ss�en-sha��
be -required -and. -shall -be -binding-tII3an- the-preperty.
Upen-resening;-the -prepenty-shall-be -pla€nly-raarb.ed
as-'-'Subjeet-te-Appi<eved-Site-Plan'-'-en-the-effie}aI
rening-rttap---An-app-reyed-s€te-131an-iRay-be-araeiaded
e-r-a-va-f€anee-the-fe€rem-ebta}red;-er-the-prepe-rty-may
be-released-€-reiR-the-restn}et€ens-a€-sueh-site-plan
be-Fese€utien-e€-the-eetineil-ripen--EeeeRimeadatierq-€rem
the -Plann}ng-Gemm}ssie-RT --Pte-ehanges-shall-be-atade
eenst}tut�ng-a-depa�tu�e-€�ertt-an-app�e�ed-site-pian
eHeept -by-amendment-er-varianee- as -herein-»reg*€deE1
unless-the-sante-has-been--released-€-fem-the-apfl-Eeved
site -plan.
27--Fttl€€€liRent-e€-all-eend€bens,-stipu€at€ens;-and
l€rR}tat€ens-eenta€red-}n-sa}d--feselut€en-en-the -part
e€- the- aapliean.t-shall -make-th}s-reselutien-a-bind€ng
eemmit Rent-tiperi-the-eetineiI I.
37--Upen-eerRplet}en-a€-eeaRplianee-aet}en-by-the-appl€eant,
the-eerie.e}l-shall;-by-e-Ed}nanee;-a€€eet-sere--reelassi-
€€eaten-e€-the-p-repe-fty---Failti-re-e€-the-appl€eant
to -meet -any -er-all-eend}tiens;-st€pti€atiens-er
limitatiens-een.ta}xed-€n-said-reseltitieR-}neltidin.g-the
-5-
VOL 40 FADE 596
time -Iimits-plaeed-in- the -resaltiti®x;-shall-render
said-reselt�tiex-ef-intent-te-resene-nt�Il-and-�reid;
unless -an- extension- is -granted -by- the- eouneiI-uDon
reeornrnendation-ef-the-Planning-6erntnissian---IW-the
event- that-a-rezening-is-approve d-by=the-eouneiI,
but-net-en-the-basis-of-a-'-'ReselutieW-ef-Intent-ta
Re we;'-'-the-eeunei�-shall;-by-erd}Waxes,-effeet
sueh-reelassifieatieW.
Section 10.020: Zone/Plan Map Amendments. The Hearings Officer shall
within 45 days after filing of a petition by a property owner for
a zone change/plan amendment with the Planning Director, hold a
public hearing in accordance with the provisions of Article XI.
Prior to said hearing the Planning Director shall refer t e proposed
amendment to the Planning Commission for their review and a
recommendation. The recommendation of the Commission sh-all s-allbe made
a part of the record at t o earing.
Section
is Du on
is:
10.030: Criteria for map amendments. The burden of proof
t o app icant. The applicant sha i show the proposed change
1. In conformity with all applicable state statutes;
2. In conform't with the state-wide lanning goals
whenever they determined to be app ica e;
3. In conformity with the Redmond Comprehensive Plan,
land use ordinances and policies; an
4. That there is a chap;
studies justi ging t
the original zoning.
of circumstances or further
amendment or a mistake in
Section 10.040: Tentative approval. Based on the facts presented
at the hearing and the recommendation of the Planning Commission,
if the Hearings Officer determines that the applicant has met
all a p icable criteria for the proposed change, the Hearings
OTT—icer shall ive tentative a proval of the proposed chane.
Such a rova shall include any conditions, stipulations or
imitations wFilch the Hearings Officer determines to be necessary
to meet the criteria. An appeal of the Hearings Officer's
decision shall e effected in the manner provided for in Article XI.
U on comb etion of hearings process, the Board shall, by order,
effect the zone reclassification of t e prODerty. Provided,
however, if the applicant ails to abide by the conditions attached
to t e rezoning the Board may, at a later date, rezone the
af-f-ected property to its original zoning by order.
pot 40 FAuEb:
Section 10.050: If a map change is initiated by the Planning
Commission or Board, or if an amendment to the text of
this ordinance is to be considered, the Board shall hold
a public hearing on the proposed change. Notice of the hearing
shall be publiShed in a newspaper -7 -of eneral circulation in the
City the week prior to the hearing. Be_ ore estab ishin a ma
change, t o boa -rd shaH ma e findings Mat -the ropose c an,
meets the criteria set forth in Section 10.030. Any c an e
affected under this section shall e by ordinance.
Section 10.060. Limitations on rea plications. No application
of a property owner tor an amendment to the text of this ordinance
or to the zoning map shall a consi ere y t o Hearin s 0 icer
within t e six Mont period immediate) following a previous
denial a plication; i in the opinion o t e Hearin s 0 icer,
new evi ence or a chap e or circurnstances warrant, it., however,
the Hearings O—icer may permit a new application.
Section Ten: Section 11.020(1) (Definitions) is amended to read:
"Hearing". A quasi judicial hearing conducted by the
Hearings Officer, Planning Commission or the Board
to determine if the land use ea&e application shall
is to be granted or denied.
"Hearings Body". The Hearings Officer, Planning Commission
or Governing Body.
"Planning Commission". The Gity-ef Redmond Urban Area
Planning Commission or-any-daly-agpeinted-Urban-Area
Flanni�g-6emmi99iex.
Section Eleven: Section 11.020(4)(ii) and (iii) (Notice of Hearing)
are amended to read:
ii. All property owners of record, as shown on the official
maps of the Deschutes County Tax Assessor, within
300 250 feet which is the subject of the application.
Whenever a larger notification area is provided for by
ordinance, statute or regulation, it shall be controlling
iii. Applications for rezonings, subdivisions and the plan
amendments shall require notice to property owners
within 308 250 feet of the subject property.
Section Twelve: Section 11.020(12.1) is hereby added as follows:
12.1. Procedure. Except as provided in subsection a2),
the rules of parlimentary law and practice as
compiled in Robert's Rules of Order -shall -govern.
where they are app ica e.
-7-
VOL 40 FAGS 598
Section Thirteen: Section 11.020(13.1) (Decisions) is amended
to read:
13.1. Decisions. All parties to the proceedings shall be
notified by the Hearings Officer, Commission or
Board by mail. Provided, however, the failure of
a party to receive notice of the decision shall not
invalidate any land use action if a good faith
effort was made to give notice of the decision.
Section Fourteen:
Section 11.020(14) (Review) is amended to read:
14. Review by the Board ,of -Commissioners.
a. A review of the Planning Commission's or Hearings
Officer's decision may be initiated by the Board.
b. The review shall be ordered within 15 days of the
date of the final written decision of the Planning
Commission or Hearings Officer.
c. A review hearing shall e conducted in the same
manner provided for in appeals.
Section Fifteen: Section 11.020(15)(a) (Appeals) is amended to
read:
15. Appeal.
a. The decision of the Planning Commission or Hearings
Officer shall be final unless a notice of appeal
is received by the Planning Director within 15
days following the date of the final written
determination by the hearings body.
Section Sixteen: Section 11.030(15)(d)(i) (Notice of Hearing on
Appeal) is amended to read:
ii. if the hearings is to be held de novo pursuant to
Section 15(B)(F)(1V}-(a)-(b) notice of such fact
shall also be given.
Section Seventeen: Section 11.020(15)(e) shall read as follows:
e. De Novo Review With the Record
i. A party may request de novo review with the
record by filing a written motion with the
oar within 15 days following the date of
the final written determination by the earin s
body. The motion shall state t o reasons tor the
requested de novo hearing on the record.
Ma
VOL 40 FACE 599
ii. The Board may grant or deny the motion for a
de novo with the record hearing. If the motion is
granted, a hearing shall be set in accordance with
ection
k de novo hearing with the record shall be conducted
in the following manner:
a. The Board shall accept the record from the
hearings body below.
b. The party seeking review shall present the new
evidence.
c, The opposing party shall be given an obbortunit
to present rebuttal to the new evidence presented..
Section Eighteen: Section 11.020(15)(d)(IV) (De Novo Review) shall
be renumber as 11,020(15)(f) and shall read:
f. De Novo Review
a. A party may request a de novo hearing by filing a
written motion with the Board within 15
days following the date of the final written
determination by the Planning Commission or
Hearings Officer as set forth in Section 15.
The motion—tel state the reasons for the
requested de novo hearing, and why the applicant
had no prior opportunity to present the evidence
sought to be introduced at the de nova hearing.
b. The Board _ may grant or deny the motion for
a de novo hearing. If the motion is granted, a
hearing date shall be set no sooner than 14 days
following the granting of the motion. Notice
of the de novo hearing shall be mailed to
individuals within the notification area of the
original application; shall be published in a
newspaper of general circulation in the City
of Redmond; and those individuals who have
established standing at the time of the initial
hearing.. All notice shall be mailed or published
no later than ten days prior to the de novo
hearing date.
C. The Board may, if it deems it appropriate, den
t e request for a de novo hearing and order a de
novo hearing with the record as provided for in
Su section (15)(e).
d. Ade novo hearing on review shall be conducted in
conformance with Section 12.
Section Nineteen: Subsection 11.020(15)(e) and (f) shall be
renumbered as Wig) and (h) .
VOL 4� FACE 6 0
Section Twenty: Section 11.050(2) (Exceptions to Hearings) is
amended to read:
1. The Planning Director or designee shall have the authority
to grant relief up to 25 20% for on site development
requirements (e.g. setbacks) administratively if:
a. a properly completed variance and petition is
filed on forms provided by the Planning Department;
and
b. the petition is signed by all property owners
within sixty (60) feet of the subject property,
or their authorized representatives; or
C. the petition is signed by the abutting property
owner to the property line which is the subject
of the variance and notice is sent by the
Planning Department to all other property owners
within sixty feet of the subject property and
no remonstrances are received within ten (10)
days of the mailing by the Planning Department
d. the variance does not result in a setback of less
than five (5) feet.
Section Twenty -One: Section 11.050(3) is amended to read:
3. If any remonstrance is received regarding the matter or
a proper petition is not filed, an application for a
partition shall be referred to the Planning-6emmissien
Hearings Officer for a public hearing and an additional
app -cation fee shall be charged. An a p_Pplication for
a variance shall be referred to.the Planning Commission.
Section Twenty -Two: Section 11.050(4) is amended to read,
4. {60-feet-ef-tke--stibgeet
preperty-shall-be-netified-of-the-deeis}en---PrevidedT
kewever;-tie-failure-ef-any-e-wner-te-reeeive-netiee-ef
tke-deeisien-skall-net-inval}date-any-land-xse-aetien
ff-a-geed-fa}tk-effect-Baas-fxade-te-give-netiee-e€-th.e
deei.siep..
5. Decision. In the notice sent under Sections (1) and (2)
f-hePlanning Director shall indicate that the decision
shall be posted at the Planning Department for 15 days
following the date of the decision.
Section Twenty -Three: Section 4.160 (Supplementary Provisions) is
hereby added as follows:
4.160 Temporary placement of mobile home. 'A mobile home may
be placed on a site
_ for eriod of six monctis. _
A property owner may apply for a permit allowing
nirpctpr _4ial1 is -sue said hermit but may attach conditions
dopmod npcessary to minimize the impact of the placements
-10-
A VOL 40 FA6�
on the adjacent properties. The Planning Director may also
grant an additional six months for the permit if the applicant
can establish the extension is necessary.
Section Twenty -Four: Section 2.060(3)(a) (Conditional Use) is
amended to read:
a. automobile sales and service exl�-�kex-tl�e-site-is-eexigt�etz9
te-arid-abt�tti�g-a-6-1-ease including auto rebair.
-11-
VEL ® PA,EW?
E X H I B I T "B"
1. The Board finds that excessive uniformity, dissimilarity,
inappropriateness or poor quality of design in the exterior
appearance of structures and signs and the lack of proper
attention to site development and landscaping in the business,
commercial, industrial and certain residential areas within
the Redmond Urban Area hinders the harmonious development of
the Redmond Urban Area, impairs the desirability of residence,
investment or occupation in the Urban Area, limits the opportu-
nity to attain the optimum use and value of land and improvement,
adversely affects the stability and value of property, produces
degeneration of property in such areas with attendant deteriora-
tion of conditions affecting the peace, health and welfare of
the Urban Area, and destroys a proper relationship between the
taxable value of property and the cost of services therefor. -
2. -The Board declares that the purposes and objectives of site
development requirements and the site design review procedure
are to:
A. Implement the policies, goals and standards of the Council
and the adopted Comprehensive Plan of the Urban Area as
now or hereafter constituted;
B. Encourage originality, flexibility and innovation in site
planning and development, including the architecture,
landscaping and graphic design of said development;
C. Discourage monotonous, drab, unsightly, dreary and
inharmonious development;
D. Conserve the Urban Area's natural beauty and visual
character and charm by insuring that structures, signs
and other improvements are properly related to their
sites, and to surrounding sites and structures, with due
regard to the aesthetic qualities of the natural terrain
and landscaping, and that proper attention is given to
exterior appearances of structures, signs and other
improvements.
VOL
PAGE (Od
E. Achieve the beneficial influence of pleasant enviornments
for living and working;
F. Encourage orderly development of a site in a manner
compatible with surrounding property;
G. Provide for the orderly development of property in
concern with the timely construction or assurance of
necessary public facilities and services;
H. Prevent undue traffic congestion and pedestrian hazards;
I. Foster civic pride and community spirit so as to improve
the quality and quantity of citizen participation in local
government and in community growth, change and improvement;
J. Stabilize and improve property values and prevent blighted
areas; and, thus, increase tax revenues;
K. Minimize costs to the general public of facilities and
services necessitated by development by requiring the
developing party to bear a reasonable share of those
costs when a particular site is developed;
L. Provide for the reasonable development of the City in
a manner that will protect the health, safety and general
welfare of the public.
SECTION TWO: Design Review Committee
1. Design Review Committee. There is hereby established a Site and
Design Review Committee whose members, terms, officers and matter
of transacting business shall be as follows:
A. Members: Qualifications. The Committee shall consist of
seven (7) members. Any individual who by experience, training,
education, occupation or demonstrated interest in architectural
design and landscaping and is either a resident, property
owner or is engaged in employment or business in the Redmond
Urban Area, is qualified to be a member of the Site and
Design Review Committee.
B. Appointment: Term. The members of the Committee shall be
appointed jointly by the Deschutes County Board of Commis-
sioners and the Redmond City Council. Of the members first
appointed, three members shall be appointed for a term of
one year and four members for a term of two years. Subsequent
appointments shall be for a term of two years, or until
successors are appointed. Terms of office shall commence
on the first day of the calendar year, except that the terms
of office for members first appointed under this Ordinance
shall commence on the date of their appointment.
-2-
C. Vancancies: Removal. Any vacancy shall be filled for
40
FArr6%le
he remainder of the unexpired term as original appoint-
nts are herein provided. The Board and City Council
VOL may remove any member of the Committee, after hearing,
for misconduct or nonperformance of duty.
D. Officers. The Committee shall select a Chairman at its
first meeting in January of each year. The Chairman shall
be counted to determine a quorum and shall have the same
right to vote. The Chairman shall annually appoint a
Vice -Chairman. During the absence, disability or dis-
qualification of the Chairman, the Vice -Chairman shall
exercise or perform all the.duties and be subject to all
the responsibilities of the Chairman. In the absence of
Chairman and Vice -Chairman, the remaining members shall
select an Acting Chairman. The City or County Planning
Director, or his designate, shall serve as Secretary to
the Committee, and also in an advisory capacity.
E. Quorum: Voting. A quorum shall consist of four members.
The concurrence of a majority of the members of the
Committee present shall be necessary to determine any
questions before the Committee. An abstention shall be
considered a negative vote.
F. Meetings: Records. The Committee shall hold at least
one regular meeting each month. However, a meeting need
not be held if there are no drawings or plans submitted
for review by the Committee. The deliberations and
proceedings of the Committee shall be public. The
Committee shall keep minutes of its proceedings and such
minutes shall be public records.
F. Rules. The Committee may adopt and amend rules to govern
the conduct of its business, consistent with the provisions
of this Ordinance.
2. Jurisdiction and Powers of the Committee.
A. Except as provided for in Subsections (B) and (E), no
building permit shall be issued for new building or
major remodeling of an existing building, and no sign
permit shall be issued for the erection or construction
of a sign relating to such new buildings or major
remodeling, until the plans, drawings, sketches and
other documents have been reviewed and approved by
the Committee. For purposes of this Section, the term
"major remodeling" shall include the following activities:
any remodeling that substantially changes the exterior
appearance of the building any
site improvements that substantially alter the topo-_
graphy or appearance of the site and any expansion of
an existing building which increases the square footage
of the building by 25% or more.
-3-
VOL 40 PACE 605 .
(1). Construction, site development and landscaping shall
be carried out in substantial accord with the plans,
drawings, sketches and other documents approved by
the Committee, unless altered with Committee approval.
Nothing in the Section shall be construed to prevent
the ordinary repair or maintenance of a building or
the replacement of landscaping which does not involve
a substantial change from the approval granted by
the Committee.
(2). Proposed changes to an approved site plan shall be
submitted in writing to the Planning Director for
approval. The Planning Director shall grant approval
to the proposed change if he determines that the
change does not substantially alter the approval
previously granted. If the Planning Director deter—
mines that the proposed change substantially alters
the approval granted, the proposed change shall be
processed in the same manner as a new application.
(3). If the applicant disagrees with the Planning Director's
decision, that decision shall be submitted to the body
whose decision is sought to be changed at its next
regular meeting for its determination whether the
proposed change substantially alters the approval
granted by that body.
After a decision by the body, the matter shall be
returned to the Planning Director for processing
consistent with the body's decision. The applicant
may appeal the body's decision in the same manner
as any other decision of that body.
B. The Planning Director shall review those site plans required
for properties on the Canyon Rim unless the Director deter—
mines review by the Committee would be more appropriate.
The Director may approve, approve with conditions or deny
said site plan. The decision of the Director may be
appealed to the Committee in the manner provided for appeals
of the Committee's decisions.
C. This Ordinance shall not apply to the construction of a
single family dwelling on a lot, a mobile home placement on
a lot in an approved mobile home subdivision or a single
duplex not part of a larger development plan.
3. Documents Required for Commiteee Review: Master Plans.
A. To initiate the site and design review process, the applicant
shall submit to the Committee with the required fee, the _
following documents drawn to scale:
(1). The legal description, dimensions, and total area
of the site;
-4-
40!� 40�c�OR
0
(3).
Any proposed
phasing of
„development shall be
indicated on
the master
site plan.
(4). The overall concept and objectives of the total
development shall be indicated in writing.
C. The master site plan requirement is to insure the orderly
development of the site in conjunction with the surrounding
properties and the availability of public service facilities.
Development on a site with an approved master site plan shall
take place consistent with that plan. Each phase of develop-
ment shall be processed as a new application and the
Committee, to grant approval, must find that the proposed
development is consistent with the approved master site plan.
D. The master site plan may be amended, upon the request of
the original applicant or his successor in interest to the
site, by processing the request in the same manner by which
an original application is processed. However, when
development has occurred in a manner consistent with the
location of public service facilities as shown on the master
site plan for the site, no amendment to the master site
plan may be made that will alter the points of ingress and
egress on the site of those facilities or the service
capacity of those facilities without the approval in writing
of the property owners affected by the change and the Committee.
E. Alternative master site plans may be required by the Committee
to ensure full or maximum lot utilization and efficient
arrangement of uses to avoid wasteful use of available urban
land and to prevent the possibility of landlocked, undeveloped
land on a site.
F. Special studies, investigations and reports may be required
by the Committee to obtain information to ensure that the
proposed development of a particular site does not adversely
affect the surrounding community, does not creat hazardous
conditions for persons or improvements on the site, and meets
the standards, goals and policies of the Comprehensive Plan.
These may include studies, investigations and reports oa
noise attenuation, air quality, traffic control, soil condi-
tions, flooding of waters and excessive storm water runoff,
tree preservation, hours of operation of business and other
environmental concerns.
SECTION THREE: Criteria
1. The design criteria set forth in &h,b,t `"1" which is attached'
hereto and incorporated by reference shall be utilized by the
Committee in reviewing the plans, drawings, sketches and other
documents.
M
40 PACE bi 1, r
`. 2. The Committee shall also be guided by the objectives of this
Section and such objectives shall serve as additional criteria
and standards.
3. Unless otherwise authorized under this Ordinance, the Committee
shall not have the authority to waive or modify the site
development requirements of this Ordinance, or the requirements
of any other applicable City Ordinance.
SECTION FOUR: Procedure
1. Submission of Documents. A prospective applicant for a building
or other permit who is subject to site design review shall
submit to the Planning Director the documents required herein.
2. Action by Planning Director. The Planning Director, or his
designate, shall review all drawings, plans and specifications
submitted for design review. If the Planning Director finds
that they meet all other requirements of the Ordinances of
the City, he shall present them to the Committee along with a
staff report.
3. Action by Committee. Within twenty-one (21) days from the date
of submission to the Planning Director, the Committee shall
approve, approve with condition, or reject the plans of the
applicant.
4. Variance. The Committee may, where appropriate, grant a variance
in conjunction with their review of a site plan in accordance
with the provisions of Article IX of the Redmond Zoning and Land
Use Ordinance.
5. Performance Agreement. As a condition of approval for each
site plan, the applicant shall be required to execute a
performance agreement on a form provided by the Planning
Department for all improvements required by the site plan.
6. Appeals. Appeals shall be governed by the following provisions:
A. A decision of the Committee may be appealed to the
Planning Commission by the applicant, or any sub-
stantially aggrieved property owner within 60 feet
of the outer boundaries of the property involved in
the Committee's decision. The appeal shall be filed
in writing with the Planning Director within fifteen
(15) days after the Committee has rendered its decision.
B. The Planning Director shall forthwith cause an appeal
to be placed on the agenda for the next regularly scheduled
Commission meeting. The Commission shall consider the
appeal at such meeting and shall affirm, modify and affirm,
or reverse the decision of the Committee.
-7-
E X H I B IT
fAGE6
DESIGN REVIEW COMMITTEE
DESIGN CRITERIA GUIDELINES
The Design Review Committee shall approve the issuance of a building
permit in any manner subject to its jurisdiction, if the applicant
complies with the following criteria:
1. The plan for the proposed building, structure and/or
landscaping is in conformity with generally accepted
principles of good design and, in general contributes
to the image of Redmond as a place of beauty, spaciousness,
balance, taste, fitness, broad vistas and high quality.
2. The plan for the proposed building or structure indicates
that the building is protected against any use thereof
which may tend to make the environment of the building
less desirable through noise, vibrations or other factors.
3. The proposed building, structure or landscaping is not,
in its design and appearance, so at variance with the
appearance of other existing structures and landscaping
in the neighborhood as to cause the nature of the local
environment to depreciate materially in appearance and.
value.
4. The proposed building, structure or landscaping is in
harmony with the proposed developments on land in the
general area, with the Comprehensive Plan for Redmond
and with plans and ordinances adopted pursuant to the
Comprehensive Plan.
PRINCIPLES TO BE FOLLOWED:
Areas of aesthetic and site plan consideration shall include, but are
not necessarily limited to, the following:
1. Review of buildings or structures for scale, mass, propor-
tion, use of materials, relationship to adjacent elements
and relationship to the community as a whole.
2. Review of proposed exterior color and material application
with relationship to adjacent architectural or natural
elements. The intent, with respect to review of color,
is to avoid the use of colors which would offend community
standards and/or tend to depress proeprty value in the
vicinity.
3. Review of proposed location, height and materials of walls,
fences, hedges and screen plantings to insure harmony with
adjacent development or to conceal storage areas, utility
installations or other surfacing to prevent dust and erosion.
-1-
VOL 9
® PAGE 6�
4. Review of location,.,color,size, height, lighting and
landscaping of outdoor' advertising signs and structures,
in relation to traffic hazards and the appearance and
harmony with the environment.
5. Review the site layout considering the orientation and
location of buildings and open spaces in relation to the
physical characteristics of the site, the character of
the neighborhood, the appearance and harmony of the
buildings with adjacent development and the surrounding
landscape.
6. Review of the layout of the site with respect to locations
and dimensions or vehicular and pedestrian entrances, exits,
drives and wallways.
7. Adequate provision of public facilities and services,
including necessary right-of-way dedication or improve-
ment of roads based on existing and future traffic patterns.
In order for the Committee to function adequately under this authority,
it will be necessary to establish general guidelines so that each
proposal brought before the Committee may be reviewed in relation
to the guidelines. The various categories with which these guidelines
will deal are as follows:
1. Multi -family development
2. Commercial development
3. Industrial development - Airport
4. All developments
The purpose of these guidelines is to set forth.and not overlook
any and all of the desirable design characteristics with the
understanding that they may not all be achieved in any single develop-
ment.
It should be further emphasized that these are guidelines to be used
by owners, the architectural profession and the Design Review
Committee with discretion applicable to the particular design problem.
I. MULTI -FAMILY DEVELOPMENT
The key guideline established here is to plan residential development
for the enjoyment and pleasure of people. The following
heexcerpt
basic needs
from
Fairfield, California Community Design Study points up
of people: "If we can accept that there may be some relationship
between what is beautiful and what people choose, then it appears
that variation, surprise and unexpectedness may be qualities contribu-
ting to perception of aesthetic components in the environment
Yet by no means should we regard mere variability in the environment
as attractive to man. Rather, what appears to attract is variability
within a consistent pattern."
1 Psychological Aspects of the Urban Region: Beauty, Nature, Noise
and Crowding. Richard Seaton, Department of Architecture,
University of California, Berkeley.
-2-
One of the major reasons for the failure of most planning developments,
is an overemphasis on solving automotive -mechanical problems before .,
considering pedestrian needs. We are witnessing the destruction of
basic human values including sensory experience and sensitive social
interaction, because man has allowed technology to rule his life.
People who maintain a desire to talk to others cannot find a place
to communicate, largely because the automobile consumes at least
half of our existing city space. Besides producing schizoid and
alienated personalities, the automobile damages the audio-visual
and olfactory environment. The oil -dirt, noise, exhaust, glare,
speed and masses of parked cars within the grey asphalt desert
are for many people an alien, inhuman, depressing sight.
The following guidelines are established by the Design Review
Committee to insure apartment development which provides maximum
livability and aesthetic value:
The Automobile
1. Develop a clear separation of living areas and car areas.
2. Do not allow the automobile to dominate use of the property
or hinder movement of people within the site.
3. Avoid breaking up site into small building sites surrounded
by parking or driveways.
4. Parking areas should be provided in discreet bays, or
depressed courts rather than vast "parking lots".
5. Parking and driveways should be located so that the noise
and fumes of autos will not disturb residents of the
development.
6. Parking areas should be screened from the street view and
from interior activity areas.
7. The development of landscape treatment, pedestrian paths,
recreation areas, patios and the like is more important
than parking the family auto at one's front door.
8. Private handicapped stalls near entrances.
The Site Plan
1. The development of private outdoor spaces is important to
a resident's well-being. These areas should be easily
accessible and designed to encourage usage.
2. The dwelling groups, direct window -to -adjoining -window
alignment should be avoided.
3. In dwelling groups smaller, more human -scaled outdoor
spaces are preferable to large "parade ground" areas.
4. In dwelling groups, avoid unusually long or unbroken
buildings.
5. In dwelling groups, avoid lining up groups of buildings in
even rows. It is better to locate buildings so they enclose
spaces and so that views from within buildings are oriented
to landscaped courts or recreation areas. _
6. In dwelling groups, avoid breaking sites up into islands
surrounded by driveway or parking. Maintain contiguity of
people spaces.
-3-
von 40 FA.',6"10
+ von 40 -A`:r Pill
7. Orient entrances to units so'that there is dignity and
importance to these entrances.
8. Adjoining uses and development should be considered for
site planning of a particular property to avoid further
confilicts between use activities.
9. On sloping terrain, recognize the value of retaining
existing land form to enhance views, create interest
and focus attention.
10. On flat sites, variety in placement of buildings, height
of buildings and use of mounding in landscape treatment
makes a development more in harmony with natural environ-
ment and hence, a more pleasant place to live.
11. Significant"trees and/or other unusual natural features
of a site should be preserved and enhanced if possible.
12. Buildings should be oriented to take advantage of natural
energy-saving elements such as the sun, landscape and
land form.
13. If solar design is incorporated into the site plan solar
access should be guaranteed.
The Buildings
The design of a particular building is a personal thing. Redmond
has no particular architectural heritage; so any attempt to
force a style of architecture would not be appropriate. There
are, however, certain criteria for designing a building which
should be followed. Some of the.most important of these criteria
are stated below:
1. If a particular architectural theme is followed, it should
be carried out completely in the design expression and
not mixed with conflicting themes or expressions.
2. Use of building materials should follow the pattern found
in nature for these materials. For example, in using
stone or brick, the base for these materials should
be on the ground. -
3. False 'front style of building design should be avoided.
A design scheme for a building should be carried out
thoughout the building, not just on the street elevation.
4. Buildings should be designed, not decorated. Add-on
architectural features often do little to make a building
more attractive.
5. When designing a place of residence for people, retain
those features of a building which connote the feeling of
protection, warmth, privacy and individuality.
II. COMMERCIAL DEVELOPMENT
The important guideline for commercial development is to create
identity for the particular business and to provide an attractive
and convenient place for customers to shop or visit.
-4-
,Cw
44t commercial areas in Redmond are distinguished by a lack of unity
in design, signing, landscape treatment and parking areas. Each
development seems to be aonceived as if it has no relationship to
adjoining uses or buildings. The overall effect is one of visual
clutter. i
The challenge for the Design Review Committee is to roster a more
unified, compatible and designed environment..
Our strip commercial areas lack adequate landscape treatment and
screening, and have an over -abundance of signs, some of which are
poorly designed or garishly painted. All this contributes to an
overwhelming sense of ugliness and clutter.
The general public desires to drive and shop in attractive surround-
ings and they are offended by a lack of taste shown in commercial -
development. The greatest offenders in this regard are "franchise"
eating establishments and service stations.
In strip commercial areas, the high speed of auto traffic creates
a dulling effect on sensory perception for the motorist. He doesn't
have time to read a sign or think about what he sees, and the merchants'
and sign merchants' attempts to make it easier for him only add to
the clutter and confusion.
The Design Review Committee concern is the function and appearance
of the individual store as well as the over-all commercial area.
The following guidelines apply to commercial areas:
Off -Street Parking
1. Parking areas should be as near the public entrances to the
store served as possible.
2. If the particular development has a high parking requirement,
effort should be made to disperse the parking around the
building, emphasizing the importance of the building and
accessibility to store entrances. If economically feasible,
depression of front parking lots should be considered.
3. Parking areas should be landscaped., especially with trees,
so that these normally hot areas can be made cooler and more
pleasant.
4. Separate pedestrian walks should be provided in large parking
lots so that once a person leaves his auto, he will be free
from moving traffic.
Building Design
General Guidelines for Commercial Buildings.
1. No specific style of architecture is persently sought for
the City; however, the designer is encouraged to determine
an architectural theme and style and follow it through
completely in the building itself and its accessory features.
-5-
VOL 40 PACUE 613
2. The Committee requires that the design of a building follow
accepted design principles; that is, building elements must
maintain a sense of proportion, in scale with their
surroundings, utilize building materials in a way which is
not contrary to the way they are found in nature.
3. A building designed on a theme which is largely motivated
by a desire to have the building "stand out in a crowd"
because it is outrageously gaudy or in poor taste shall
not be permitted.
4. 1 Stock building plans, particularly those used by chain or
franchise stores may not be acceptable by the Design Review
Committee. Because they represent a national image does
not mean that they are acceptable for the City of Redmond.
The merit of the particular design shall be judged on its
compliance with the above criteria and may not be acceptable
just because that is the only design the applicant has or
uses.
S. Truck unloading areas or docks should be located so that
they are not visible fromthe street or from the major
public entrance to the building.
6. Roof -mounted mechanical equipment and vents must be
screened so as not to be visible from public areas.
7. Areas for.trash collection must be located away from
public streets and store entrances and shall be completely
enclosed with building material which is compatible with
those used in the exterior of the building.
8. Historical Buildings
A. Every reasonable effort should be made to provide a
compatible use for building which will require minimum
alteration to the building and its environment.
B. Rehabilitation work should not destroy the distinguish-
ing qualities or character of the property and its
environment.
C. Deteriorated architectural features should be repaired
rather than replaced. If replaced, the new material
should match the material being replaced in composition.'
design, color, texture and other visual qualities.
Building Design --- In the "Strip Commercial" Setting
Strip commercial areas are really not logical shopping areas
because, to shop, extensive use of the auto is required, which
VOL A UbjA;.nt of 'maximum auto congestion is reached, will deter
business. With high speed traffic, business identification
becomes difficult. We have extensive areas where this has
already developed, so we must make the best of these adverse
conditions for development in the established areas.
1. Buildings which clobber the eye of the beholder do not
solve the problem of identification but only compound it.
The criteria established here is to design a dignified and
graceful building, one that is attracted to the eye because
of its design.
2. The use of stock plans, which according to the company using
them, are mandatory in any community because they are a part
of a "national" image, may not necessarily be compatible with
the "image" for a particular business enterprise.
3. Buildings should be as attractive at night as they are in
the daytime. Since evening shopping is firmly established,
commercial developments are used and seen as much at night
as they are in the day.
4. The buildings should be designed with the need for signing
in mind; provide a special place for signing in the design
of the building.
5. Areas for air conditioning and mechanical equipment should
be designed into the buildings; roof -mounted equipment and
vents should be completely screened from view by walls or
materials which are a part of the building design - not
merely "added on" for screening purposes..
Building Design in Shopping Centers
Shopping center development and CBD development are encouraged
in Redmond'as a better solution to providing shopping facilities
than strip commercial development, and thus, in the future,
it is anticipated that more development will take place in this
area.
1. The important criteria for shopping centers is unity in
design of all the parts and accessory uses that are apt
to develop there. Design of all facilities to be developed
in a shopping center should be under the control of a single
architect. This includes service station development,
"chain" supermarkets and the like.
2. The buildings in a center should be "designed" with the need
for signing in mind. Provide a space for signing in the
design of the building.
3. In the neighborhood centers, the building design should
reflect the residential quality of.the surrounding area.
-7-
VO, L 40 PAGE 615'
Areas for air conditioning and mechanical equipment should
be designed into the building; roof -mounted equipment and
vents should be completely screened from view by walls or
materials which are a part of the building design -- not
merely "added on" for screening purposes.
Building Design in the Central Business District
The General Plan encourages intensive development in the central
business district. Therefore, buildings will hopefully be of a
different character than used in other situations.
1. Building design, at the street level should be sensitive to
what the pedestrian, at close range, can enjoy. A greater
attention to detail and a more pedestrian scale to
development should be utilized. Design criteria should be
for the enjoyment of the shopper on foot as opposed to being
in his car.
2. A variety of building design is encouraged, but careful study
of the character of the particular site and surroundings
should be made to insure compatibility of appearance and
function.
3. Design a space for signing into the building -- signing not
only for the motorist, but for the pedestrian.
4. Areas for air conditioning and mechanical equipment should be
designed into the building. Roof -mounted equipment and vents
should be completely screened from view by walks or materials
which are a part of the building design -- not merely "added
on" for screening purposes.
Building Design for Automotive Service Stations
No specific style of architecture is presently sought for the
city; however, the designer is encouraged to determine an
architectural theme and style and follow it through completely
in the building itself and its accessory features.
The entrance to the service bays shall not be open to the street
but shall be so designed to face the rear or interior side
property line for the following reasons:
1. Lubrication bays in gasoline service stations involve noxious
ordors, noise, moving machinery, occasional greasing pits,
the use of volatile fluids and other hazardous conditions.
Volatile fluids, noise and ordors require adequate ventila-
tion for employees working in lubrication bays; door to the
bays are, consequently, often left open during working hours.
Persons other than employees are able to enter and are
exposed to the risk of injury: for example customers waiting
for their vehicles to be serviced, small children attracted
by the machinery and activity. Access to the lubrication
bays by other than employees is increased when the bays are
!.m
designed so that they face the front or public street
side of the service station where the public street,
sidewalk and gasoline pumps are located.
Such front -facing lubrication bays also make the public
service area of the service station less safe. The
customary vehicular traffic patterns involved with the
dispensing of gasoline at the pumps tend to create conflict
points with vehicles moving in and out of the lube bays
when said lube bays are facing the front or public street
sides of the station site.
Fire hazards are increased by the proximity of volatile
fluids in the lubrication bays to the gasoline pumps, by
the use of electrical equipment and other machinery in the
lubrication bays which may contribute to the ignition of
gasoline in the customer service area and by the ease with
which smoking customers may enter the lubrication bays.
2. Front or public street facing lubrication bays destroy the
symmetry of a well-designed station. They offer a machine -
shop prospect from the public street and sidewalk which is
more appropriate to a district zoned for heavy industrial
activities than for the commercial and residential districts
in which service stations are frequently located.
Other commercial establishments customarily place their
loading and heavy working areas toward the rear and away
from the clear view of the customer and the public street
and sidewalk. The moving machinery, the noise, the odors
and the volatile fumes from front or public street facing
lubrication bays are deleterious to both the station and
adjacent property and the neighborhood.
Values of adjoining or nearby commercial and residential
properties may be adversely effected, ultimately contributing
to the lowering of taxes and the spread of urban blight.
3. Harmony with the elements. and objectives of the master plan,
stabilization and conservation of property values, safety
from fire and other hazards, the protection of pedestrian
and vehicular traffic, and the proper regulation of noises
and orders, provision for adequate light, air and reasonable
access and, in general, the promotion of public health,
safety, peace, comfort and welfare and prevention of
neighborhood deterioration and blight require the adoption
of the design criteria set forth above.
Sins for Commercial Areas
In order to maintain the same level of attention, signs.have had
to become more agressive, more numerous and more ostentatious.
In some areas of our city, they threaten to go, and in others
already have gone, out of control, thus defeating the purpose
for which they were created. It, therefore, becomes necessary
to reduce the destructive competition between signs.
�Z
vot 4� �tbif_
40
40 617
Probably the major contribution to sign clutter where it exists
in Redmond, is the small add-on, paste-up, hang -down or stand-
up type signs, that business not directly involved in a
particular location use on their customers' site. We speak of
the stamp signs, the charge account signs, the soft drink signs,
the "you're always a winner" game signs and plethora of other
products who want a little free advertising. THESE signs do
more to add to confusion and clutter than do the main signs
used to advertise a particular business.
1. Signs and graphics should be designed and located to be
compatible with surrounding developments and contribute
to a sense of community identity. -
2. The sign or graphics should successfully announce, inform
and designate the particular function or service.
3. Information and symbols on signs should be simplified
wherever possible. Letters should be legible and
functional.
4. Signs should be designed and located with respect to driver
safety.
5. Whenever possible, signs should be the low level ground type.
III. INDUSTRIAL DEVELOPMENT - AIRPORT
Our society seems to be giving more emphasis and consideration to
pleasing designs and surroundings. Various types of industrial
plants are actually winning design contest realizing perhaps that
employees will have greater respect for their employers and more
pleasant working conditions.
In Redmond's Industrial Zoning Districts a great deal of emphasis
will be placed on attractive buildings and grounds.
Building Design
1. Building materials should be selected with regard to climate,
soil and topography conditions, and maintenance factors.
2. The building form should respond to the functional space
needed.
3. The entrance should be located so it is easily identified.
4. The building layout should satisfy operating functions.
Site Plan
1. The site layout should efficiently provide for the industry's
functional needs.
2. Give priority to linkages between sectors, emphasizing
continuity through the industrial area and the opportunity
to move from one part to another. The linkage elements
are the tangible expression of truck, auto and pedestrian
orientation.
-10-
3. Give special attention to prominent sites, especially
those sites closing vistas along the main arterials.
4. Buildings should be well oriented to streets and interior
private areas.
5. The land area should be well utilized, providing a balanced
development.
6. The site plan should show variety and creativity.
7. The site plan should carefully resolve conflicts between
pedestrian and•vehicular traffic.
Parking
1. Avoid long, linear street like parking areas. Disperse
parking in separate smaller areas. Locate parking areas
so that they can be bypassed unnoticeable from streets and
pedestrian ways.
2. Parking, loading and delivery areas should be designed to
avoid driving winds and rain, as well as excessive after-
noon sun exposure.
3. Loading and delivery areas should be separated from employee
and customer parking.
4. Insure that parking spaces and back up areas are adequate.
Landscaping
1. Locate structures to reinforce treelines with buildings in.
a way which produces an interspersing of buildings and
trees. This will both mitigate the impact of structures
and allow the tree masses to help reinforce the contrast.
2. Where possible, preserve all medium size and larger trees.
At present, these may not appear significant, but they are
an invaluable resource for their ultimate interspersement
between buildings. The need to jog around trees for some
buildings will add to the character of development.
3. Loading, parking and storage areas should be adequately and
aesthetically screened.
4. Insure adequate plant material densities.
5. Insure adequate landscaping of setback areas.
6. A parking or loading area shall be separated from arty lot
line adjacent to a roadway by a landscaped strip at least
ten feet in width, and any lot line by a landscaped strip
at least five feet in width.
VOl
VOL 40,'F6
19
Other
1. Consider providing outdoor lunch areas for employees as a
part of the landscape program.
2. Activity areas should be buffered and screened from
adjacent residential and commercial areas.
3. Poles., projections and appurtenance should be incorporated
into'the overall design in an aesthetic and tasteful manner.
4. Signs should be compatibly incorporated into the overall
project design and then landscaped.
IV. ALL DEVELOPMENTS
Traffic Circulation
1. Based on anticipated vehicular and pedestrian traffic generation
and the standards and policies of the Comprehensive Plan,
adequate right-of-way and improvements to streets, alleys,
pedestrian ways, bikeways and other ways are to be provided by
the development in order to promote safety and reduce congestion.
In lieu of actual construction of off site improvements, the
Board may accept waivers of remonstrance to the formation of a
local improvement district for the purpose of providing the
needed off site improvements.
Landscape Areas
1. Plant materials should be selected and located to deter sound,
filter dust and particles, curtail erosion, articulate space,
give privacy and lessen the effects of solar radiation.
2. Landscaping in parking areas should be designed to lessen the
visual dominance of parking.
3. Landscaped areas should be protected from vehicles.
4. Plants should be selected with regards to climate and
maintenance requirements.
5. Adequate means should be provided to ensure continued
landscaping maintenance. Automatic sprinkling may be required.
6. All shrubs shall be at least two gallons in size and all trees
five gallons in size at the time of planting.
7. A parking or loading area shall be separated from any lot
line adjacent to a roadway by a landscaped strip at least
ten feet in width, and any lot line by a landscaped strip
at least five feet in width.
-12-
8. "Seas of asphalt" for parking should be avoided and should
be broken up by landscaped islands with trees.
9. Areas heavily covered with native plants may not need increased
landscaping and automatic irrigation.
Public Facilities and Services
1. Structures and public facilities serving the site are to be
designed and constructed in accordance with city standards
at a level which will provide adequate fire protection.and
protection from crime and accident, as well as from hazardous
conditions due to inadequate, substandard or ill -designed
developments.
2. All utilities shall be placed underground.
3. Grading and contouring of the site takes place and site
surface drainage is constructed so there is no adverse
affect on neighboring properties or public right-of-way.
4. For adequate dedication or reservation of real property
for public use, as well an enumerate and right of entry
for construction, maintenance and future expansion of public
facilities and services shall be required to protect the
public from any potentially deleterious effects resulting
from the proposed use, and to'effect the implementation of
the standards and policies of the Comprehensive Plan.
Other
1. Outside mechanical equipment shall be screened.
IK;L 40 Q, .' X90
-13-
10
• Q 1_- •... i X.•...q i
• .O y� •w1''^:/.:�,� mJel-Stj�. �.'.iS�j•_.
• • • . .. . . . _ —-7
_ .- - "r. - - _ c J' y. = 'H.• .'.T�F�FJ.S '11! t,
Y.
a• FbspRcl , err .'T
::::: - - � iii is • � ��\�� �t .•� �� r Y > y � J <
FRI
EST
Owlst
t(l WOOD,
• . . - `�- 1 1 1 1_ _ _ _ ..• 1. V r T r A -1 > M r V 7rJI-- :
ALT
r~r a < rJvA� r o < a t
_ /�.. f lJ _ ii '1 .p~J<>/. YJP>ypJ�;l <r<s~c N*t.�t l'Lv•
—I I. I t t l J s• 7 > > J •t
::. �. .-i 1=1 t t t I_I t r< r > �• •<�
..�. �• 1 i 1 1 i E' ^< s> w+ <J�-7 Y v Arp s �. R s
1 t 1 t ! <
w<ra� yL► Lw<r. >
A y J r I. 7 a a ►-'
�•.<; Y > w � A < '� n. t• a �
11 ii 1� FER'' ^•'rLl
><r+ r1•<--A� T r
L 1. v l.. r A V .3 R , J
J�r Jnr>`��
<.V
>
• 1"t 1{ 1 1 ctQitil� C <rl v r L '3 L r► J 4 � L�•, YL f V > <
it it 1 1 r c a r }
= S1 R CHEll 1 �_ 1 1= 1 > i 7 C��C���ffiYllJl Y
ANTLER-
cBLACK BU.T--TE
�� � lit 1 , I l t!f� I � c Y , �•: -::•`
—
1
OESCNUCA CAD—
TES-
- _ � { • / i / � =1=1 1 1_I_ — —` `—'— !—`— 141 ' ~ � Y .t` J L' 1 �.1�� �: � ••• • — —
1 _I 1 1 ,.� I �-' �-f Y '� .c > j 1 • EY-ERGREEN
MIX.1 1
r
' �' 1 1 .^ i 1-1�. { 1 . 1 ' �,L Y w 1 l �t r •1 .( < -
11 % •e
ii
L
or C �_.:. _ •_• a.
1-e i i Pi �i i i : i.:�t-t--ir4i' �-ti -i ".> r >'w rc>• rr _ �.`t 'mss --"y r - - .'/_:
O� R EC
AREGQ
STAFF REPORT
E X H I B I T "'D"
VOL 0 fA�E 6422CITY OF REDMOND
DESCHUTES COUNTY, OREGON 455 SOUTH SEVENTH STREET
REDMOND, OREGON 97756
PHONE 548.2148
TO: Redmond City Council and Deschutes County Board of Commissioners
FROM: City Planning Department
DATE: June 19, 1981
SUBJECT: Proposed zone change/plan amendment to rezone certain
lands from R-5 High Density Residential to M-1 Light
Industrial and rezone certain other lands from R-4
General Residential to R-5 High Density Residential.
REVIEW DATE: Public hearing on June 30, 1981
LOCATION: a. R-5 to M-1: PARCEL A
From Antler Avenue north to Jackpine Avenue between
Canal Boulevard and the railroad.
b. R-4 to R-5: PARCEL B
From the intersection of Maple Avenue and the railroad
east to the UGB and south to Kingwood Avenue.
STAFF EXHIBITS
1. Staff report
2. Zoning map
3. Property owners involved in the rezoning
4. Notice mailed to the property owners
5. Newspaper notice
INTRODUCTION
The Redmond Urban Area Planning Commission initiated by motion the
subject rezoning on May 19, 1981. This was based on a recent
application by an owner of 2.2 acres (Chase/Nolan) within the subject
area to rezone land that had historically been zoned and used for
industrial purposes. At that time, it came to the City's attention
that zoning the area from Antler to Jackpine Avenue east of Canal
Boulevard (Parcel A) Urban High Density Residential R-5 was
probably an error. It became apparent that the entire strip (Parcel
A) between the railroad and Canal Boulevard should be rezoned.
On June 2, 1981 a public hearing was held by the Redmond Urban Area
Planning Commission. At that time, testimony was received by the
property owners involved in the rezoning. It was their opinion that
M-1, Light Industrial zoning was appropriate, not M-2 Heavy _
Industrial. Staff agreed with the property owners and the Commission
subsequently unanimously recommended to the City Council and County
Board that Parcel A be zoned M-1 and Parcel B,R-5
Parcel A is about 20 acres in size and is mixed residential and
industrial use. Rezoning that to M-1 creates an overall shortage
R-5 land in the Plan's buildable lands inventory. So acquiring
additional R-5 land becomes a required companion to the proposed
to M-1. Thus, it is suggested that the other parcel east of the
railroad and south of Maple Avenue (Parcel B) be zoned from R-4
of
rezoning
'to R-5. Parcel B is under residential/agricultural use. There are
two tax lots that total of about 65 acres.
VO L 40 FACE 6�� --
In summary, the proposal would be adding about 20 acres to the
industrial lands inventory and about 25 acres to the high density
residential inventory in the urban area.
Notice was mailed to all property owners involved at least ten days
before the hearing and public notice was placed in the Redmond
Spokesman at least ten days before the hearing.
APPLICABLE ORDINANCE PROVISIONS
1. Redmond Urban Area Comprehensive Plan
2. Ordinance 529 Article III Sections 3.040 R-4 zone, 3.050 R -5 -zone
and 3.120 M-2 zone.
3. Ordinance .529 Article X Amendments .
CONFORMANCE WITH THE REDMOND URBAN AREA COMPREHENSIVE PLAN
The primary issue in this application is the rezoning of Parcel A
from R-5 to M-1. Rezoning Parcel B from R-4 to R-5 is not a major
change in use, but is needed for balancing the! -land use inventories.
The major differences between the R-4 and R-5 zones are that apartments
are allowed outright in the R-5 and the overall density is slightly
increased.
Parcel A is a mixture of residential And•'industrial use, The
property was zoned industrial up to September, 1980 when it was
apparently rezoned by -mistake in conjunction with the land west
of Canal Boulevard. Some of the properties involved have a history
of industrial use associated with the railroad access and docking
facilities. The Comprehensive Plan encourages preserving existing
industrial uses and states they should be protected from incompatible
residential use. The Plan urges the community to further develop
its policy of attracting new industry, (Economic Element P. 104-1.05).
1. Industrial Areas should be preserved for such use, and should
be provided with adequate public services and facilities
necessary to support full development. Continuing efforts
should be made to upgrade the quality of existing and future
industrial developments. P. 13
2. Community efforts shall be directed at acquiring and preserving
prime industrial lands for industrial purposes. industrial
areas shall be protected from incompatible commercial and
residential uses. P. 104
3. Unless there is a broader diversification in the manufacturing
industries of the area, future industrial growth of the area -
will be limited by resource policies of the U.S. Forest Service.
P. 104
Not all of Parcel A has a history of industrial use. However, it would
seem inappropriate to zone the parcel part industrial and part
residential which would result in direct conflicting uses in a very
narrow strip of land. Further, the railroad abuts all the properties
involved and is more relevant and compatible with industrial. uses.
It should also be noted that many retail co^ur_ercial uses are allowed
in an M-1 zone and would be appropriate in this area.
-2-
Parcel B is an. undeveloped area within.:'the urban growth boundary
bounded by Maple Avenue to the north and light industrial zoning
to the south. The railroad borders the west line and a future
alternate traffic route around Redmond via 9th Street will border
the east property line of Parcel B. As both Maple and 9th Street
develop and become major arterials, the character of this area will
change dramatically. Further, the proposed mobile. court north of
Maple is expected to construct a well that will serve this entire
area east of the railroad. The hospital and commerical zoning is
in close proximity and Canal Boulevard is a major collector that will
carry traffic into town. For these reasons, high: density residential
zoning could be considered an.appropriate land use designation for
the area- The following plan policies support the zoning:
I. High density residential development should have good access to
major streets (collectors), be near commercial and emergency services,
and public open space. P. 15
2. Multiple residential uses shall be perrhitted in designated zones
within the limits of definitive development standards; such standards
shall include consideration of proximity to service commerical,
public facilities and services, higher order streets, and respect for
existing residential area characteristics and respect for maintaining
the.highest level of environmental living for the occupants.
3. Multiple residential uses shall be allowed in and convenient
proximity to Central Oregon District Hospital. Multi -family dwellings
should also be considered as an appropriate use in some commerical
areas, expecially near necessary shopping facilities for purposes bf
energy conservation, elderly housing and downtown revitalization.
Changing the zoning of both Parcels A and B will have some effect
on the overall land use inventory. The rezoning of Parcel B to R-5
will improve the high density residential lands inventory which at
the time of plan acknowledgement was considered slightly lacking.
Adding about 20 acres of industrial land to the- already large
industrial inventory is more difficult to justify. However, the
Redmond Plan has analyzed industrial and commerical needs countywide,
emphasizing the regional concept of jobs and services. Redmond is
supplying such jobs -and services for other than just Redmond residents.
The inventories indicate a surplus of 114 industrial -acres county-
wide, but a deficit of 155 commerical acres countywide. (P. 31)
The Plan concludes that because many commerical uses are allowed
in the industrial zones the difference is basically balanced, still
with about a 40 acre deficit. Therefore, it is staff opinion that
adding 20 acres to the industrial inventory is still within the -
overall land use needs. VOL 40 pAF624
CONFORMANCE WITH THE ZONING ORDINANCE
The Planning Commission must determine that the public health, safety,
peace, comfort, convenience, economic well being and general welfare
will be best served by this classification.
FINDINGS OF FACT
1. The Redmond Urban Area Planning Commission initiated the subject
rezoning on May 19, 1981. The Commission unanimously recommended
approval on June 2, 1981,
-3-
2. A recent application for a zone change/plan amendment from
R-5 to M-2 on 2.2 acres of land in Parcel A was approved by
the Planning Commission and City Council. }}��
3. The rezoning of Parcel A in September, 1980 from M-2�Lto 0 625
R-5 is considered an error.
4. Parcel A is about 20 acres in size. Parcel B is about 65 acres
in size.
5. Rezoning Parcel A from R-5 to 11--1 creates a shortage of R-5 land
in the urban area. Rezoning Parcel B compensates for that shortage.
6. Parcel B is near major traffic arterials and collectors, will
have adequate public facilities available, is near the hospital,
employment and commercial services.
7. Parcel A has access to the railroad and docking facilities
appropriate for industrial use.
8. The land use inventory indicates a slight shortage of high
density R-5 land. The proposed change would imprcve the
inventory.
9. The land use inventory indicates a surplus of industrial land
but a shortage of commercial and for an overall shortage of
about 40 acres. Commercial uses are. allowed in the industrial
zone so adding 20 acres to the industrial inventory would
improve the overall inventories.
CONCLUSION
1. The R-5 zoning of Parcel.A is considered to be a mistake as well
as an ineffective use of a narrow strip of land. Further, use
of railroad loading facilities should be reserved for industrial
and commercial uses.
2. The railroad is not an effective buffer between heavy industrial
and high density residential uses. The area from COI canal to the
west side of N. Canal Boulevard plus a required setback from
the street is a more effective buffer between these land uses.
3. With the proposed changes in traffic patterns and land use,
rezoning of Parcel B to R-5 appears to be the proper land use
designation.
4. The proposed rezoning of both Parcel's A. and B appears to be in
compliance with the Comprehensive Plan and. Zoning Ordinance.
RECOMMENDATION
Staff recommends approval of the proposed zone change/plan amendment.
vou 40 PA il,, F
...........
..........
. ............ 77
P f
ts
7f
EST
+ ........
r-ARCW
cr ? tgAgee, +
KWOOD
v
Ir -C�
-C
r A A 4 A V A
.. ........ r
A
V
X 11 IV 'I, 'V
A ll�
x -F
%
IF
< b -..
FI%W
Ta I 't " - > -c
AD
r0b. A> L >7
r c A A 7
7A
r r A
A 4'v
C >
A. 3.
A.
A Ir
v 06
J,
c"
KY
F]
El I, it. ;IL v -a 1 1 i �_ ( j a T -� A
LLJ- A-3
A Vim
ANTLER
A-
'f .. - --. BLACK BOT-fE
It, CAS CADE
)ESCHU
TES-.-'
7Z70 -
,
::D-1 I-
- I E"---
A
1} tA�, 1 - 4�4� =1= 1 t T i 1 _ - f ...tttj{j{j) YA
Ir
--- ---- ------
P::P
L-1 "Al
tl-
GU+'1 � t�'�.L YW cam/ / " r :! �1 �'J'�/H Cull p.,•��t;�.%-
vol 40 ?ASF X27
/DD - 'Add b/ca 0 S// /YW
k Q A/ilt uo !�f ,L..,
r
If--I-)-lo C6
Vbt�L VP�e,Jl 7 656e> 5 W.
S�'D - ` r Jr .'..CC(r1 l�. •.J! � � _ '� ^• • C•1' % • -.,, , f }_i,1.1 .� y"..lr tt� , l
1 C.
Dear Property Owners,
VOL 40 PAOF 628
CITY OF REDMOND "G-4,h,�fx
DESCHUTES COUNTY, OREGON 455 SOUTH SEVENTH STREET
REDMOND, OREGON 97756
PHONE 548-2148
June 19, 1981
This letter is to advise you that a public hearing has been
scheduled before the Redmond City Council and Deschutes County
Board of Commissioners for Tuesday, June 30, 1981 at 7:00 p.m.
at the Redmond Fire Hall. The purpose of the hearing is to
consider a zone change and plan amendment, changing the land use
designation as indicated on the attached map. This request was
initiated by the Redmond Urban Area Planning Commission.
As a property owner involved in the proposed change, you are
invited to offer testimony in person or by submitting a
written statement to the City Planning Director on or before
June 30, 1981. Also, if you have questions, please feel free
to come into the Planning Office.
Since7yL
-�n �
Carole Wells Connell
Planning Director
City of Redmond
CWC/plf
von 40
PUBLIC NOTICE
The Deschutes County Board o6 Comm.issionen� u%Z W6 -,Cd a joint
pub.e.ie heating wtith the Redmond City Council on June 30,1981 at 7:00 P.M. in the
Redmond Pine Hatt, Redmond, Oregon, to heax testimony
SAom .interested persons regarding amendments to the Redmond
Urban AAea Management Agreement and to the Redmond Urban
Area Zoning Ordinance concexn.ing hea,%ings proeedunes,
duplex .cots, Sence 3etbackz, tree cutting and
o -then matters. AP -so, testimony .is requested on the proposed
Redmond Urban Arcea Site and Design Review Committee OAd.inanee
and Appendix, which estabt ishes the Redmond Urban Anea Site
and Design Committee, sets their auzhorc.ity and provides
rutes and gu.ideZ ines Son theix decisions.
Interested persons ane invited to attend and submit
eitheA wA.itten on orae testimony. WAitten testimony
may be submitted besore 5:00 P.M., June 30, 1981 at the
So.etow.ing address:
Deschutes County Ptanning Dept,
Room 102
Courthouse Annex
Bend, OAegon 97701
DCSCHUTES COUNTY PLANNING DEPARTMENT
John E. Andersen, Ptann-ing Director
Nancy Smith
Seniox Ossice Associate
Pube.ish----------------------- June 20, 1981
fU
VOL
.I
CITY OF REDMOND Z --x
DESCHUTES COUNTY, OREGON 455 SOUTH SEVENTH STREET
REDMOND, OREGON 97756
PHONE 548.2148
NOTICE OF PUBLIC HEARING
Notice is hereby given that a joint public hearing has been
scheduled for Tuesday, June 30, 1981, by the Redmond City
Council and the Deschutes County Board of Commissioners.
The purpose of the hearing is to consider revisions to the
zoning ordinance to allow for a Hearings Officer and to
revise the variance and amendment procedure. Rezoning of
certain properties in the NE section of the City will also
be considered as well as the adoption of a revised Site and
Design Ordinance.
The hearing will be held at the Redmond Fire Hall. If there
questions, please contact the City Planning Department.
Carole Wells Connell
Planning Director
City of Redmond
PUBLISH DATES: June 17, 1981
June 24, 1981