HomeMy WebLinkAbout82-043V3L 44 FA.,c 6-0'
BEFORE THE BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTY, OREGON
An Ordinance Amending Ordin-
ance No. PL -15, Deschutes
County Zoning Ordinance of
1979, as Amended, by the
Addition of Section 4.240,
Providing for a Planned
Community (PC) Zone; Zoning
Certain Property Planned
Community (PC) Zone; Adopting
the Sunriver Master Plan;
Adopting Findings of Fact;
and Declaring an Emergency.
ORDINANCE NO. 82-043
L E®
f't (n V 15 1982
ROSEMARY
�ESCHUTES PATTcRSO1V
COUNTY CLERK
WHEREAS, the Deschutes County Comprehensive Land Use Plan
identifies Sunriver, Oregon, as a Planned Community; and
WHEREAS, a Planned Community is a fully self-contained
complex of residential, commercial and industrial areas,
transportation facilities, utilities, public facilities, and
recreation areas; and
WHEREAS, the Board of County Commissioners have considered
the adoption of a Planned Community (PC) Zone to implement those
portions of the Comprehensive Plan providing for Planned
Communities; and
WHEREAS, the Board of County Commissioners have proposed the
zoning of Sunriver, Oregon, as a Planned Community in accordance
with the Comprehensive Plan and proposed Zoning Ordinance
provision; now, therefore,
THE BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTY,
OREGON, ORDAINS as follows:
Section 1. That Section 4.240, Planned Community (PC) Zone,
marked Exhibit "A", attached hereto and by this reference
incorporated herein, be added to Ordinance No. PL -15, Deschutes
County Zoning Ordinance of 1979, as amended.
Section 2. That Sunriver, Oregon, as shown on the Sunriver
Land Use District Map, marked Exhibit "B", attached hereto and by
this reference incorporated herein, be zoned Planned Community
(PC) Zone.
1 - ORDINANCE NO. 82-043
VOL
Section 3. That the Sunriver Master Plan, marked Exhibit
"C", attached hereto and by this reference incorporated herein,
including the Sunriver Land Use District Map referred to in
Section 2 of this Ordinance, be adopted and approved as the
Sunriver Master Plan, in accordance with the standards and
criteria as set forth in the provisions of the Planned Community
(PC) Zone adopted by this Ordinance.
Section 4. That the Findings of Fact, marked Exhibit "D",
attached hereto and by this reference incorporated herein, be
adopted as the Findings and Conclusions of the Board of County
Commissioners in support of Sections 1 through 3 of this
Ordinance.
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 1982.
ATTEST:
SUSAN STONEMAN
Recording Secretary
2 - ORDINANCE NO. 82-043
BOARD OF COUNTY COMMISSIONERS
OF D S UTES COU ,
C AY HEPAR , Chairman
ALBERT A.
mmiss
;'" I r 'C�.S �I,-
.
r. PAULSON, JR., gDWissioner
von
Section 4.240. Planned Community Zone, PC.
following regulations shall apply:
44 FAGE 609 1'� 7
QHS y�zz��q..R� 82
In a PC Zone t'h�Arr�
Cp pRS
U, ""r oN
QeRK
(1) Purpose: Purpose of the Planned Community zone is to provide
standards and review procedures for the development of planned
communities in Deschutes County.
(2) Districts Permitted in a PC Zone. In a PC zone, the
following districts shall be established subject to the terms of
the Master Plan.
(A) Single Family Residential District - RS District
1. Permitted Uses. The following uses are permitted:
a. Single-family dwelling.
b. One private garage for each dwelling unit.
C. Other accessory uses and buildings and structures
customarily appurtenant to a permitted use.
2. Conditional Uses. The following uses may be permitted
subject to a Conditional Use Permit:
a. Parks and recreation facilities, fire stations,
libraries, museums; but not including storage or
repair yards, warehouses or similar uses.
b. Recreation facilities, including swimming pools and
tennis clubs for the private use of individuals or
groups of individuals.
C. Utility substations or pumping stations with no
equipment storage and sewage treatment facilities.
d. Temporary subdivision tract office.
e. Community buildings.
3. Height Regulations. No building or structure shall be
hereafter erected, enlarged, or structurally altered to
exceed 30 feet in height.
4. Lot Requirements. The following lot requirements shall
be observed, provided that the Hearings Body may allow
smaller lots approved pursuant to this Ordinance and
consistent with the Comprehensive Plan designations for
preservation of forested areas or significant rock
outcroppings when these lots are internal to the
subdivision or after a hearing if they are located on the
edge of the new plat.
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Final Draft November 3, 1982 x I_ C / A
Y0� 44 PAGE 61
a. Lot Area: Every lot shall have a minimum area of
6,000 square feet.
b. Lot Width: Every lot shall have a minimum average
width of 60 feet except that a corner lot shall be a
minimum of 70 feet.
C. Frontage: Every lot shall have a minimum width at
the street of 50 feet except that on an approved
cul-de-sac this may be reduced to 30 feet.
d. Front Yard: The front yard shall be a minimum of 20
feet.
e. Side Yard: A side yard shall be a minimum of 5 feet.
f. Rear Yard: A rear yard shall be a minimum of 5 feet,
provided, however, that if there is common property
abutting the rear -yard the setback may be reduced 6
inches for each foot of common property exceeding 10
feet.
g. Lot Coverage: Maximum lot coverage by buildings and
structures shall be 35 percent of the lot area.
(B) Multiple Family Residential District - RM District
1. Permitted Uses. The following uses are permitted:
a. Two-family dwelling or duplex.
b. Multiple -family dwellings, apartment houses, and
dwelling groups including townhouses and
condominiums.
C. Permitted uses in an RS District.
2. Conditional Uses. The following conditional uses may be
permitted subject to a Conditional Use Permit.
a. Parks and recreation facilities, fire stations,
libraries, museums; but not including storage or
repair yards, warehouses, and similar uses.
b. Utility substations or pumping stations with no
equipment storage and no sewage treatment facilities.
C. Off-street parking lots when contiguous to a less
restrictive zoning district.
d. Building over 30 feet in height.
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Final Draft November 3, 1982
1 � L
VOL 44 PAI'L 611
e. Community building.
f. Temporary sales office for on site dwelling units.
3. Height Regulations. No building or structure shall be
hereafter erected, enlarged, or structurally altered to
exceed a height of 30 feet without Conditional Use
Permit.
4. Lot Requirements. The following lot requirements shall
be observed:
a. Duplexes, Threeplexes and Fourplexes:
(i) Lot Area. Every lot shall have a minimum area
of 5,000 square feet for the first dwelling
unit, plus the following minimum unit square
footages based upon the number of bedrooms per
additional dwelling unit in the following table:
Studio or Efficienty
1 Bedroom
2 Bedrooms
3 Bedrooms
4 Bedrooms
750 square feet
1,000 square feet
1,500 square feet
2,250 square feet
2,500 square feet
provided that the overall density shall not
exceed one dwelling unit per 2,000 square feet
of lot area.
(ii) Lot Width: Every lot shall have a minimum
average width of 50 feet.
(iii) Frontage: Every lot shall have a minimum width
at the street of 50 feet except that on an
approved cul-de-sac this may be reduced to 30
feet.
(iv) Front Yard: The front yard shall be a minimum
of 10 feet.
(v) Side Yard: There shall be a minimum side yard
of 5 feet and the sum of the side yards shall be
minimum of 15 feet. The side yards shall be
increased by 1/2 feet for each foot by which the
building height exceeds 15 feet.
(vi) Rear Yard: There shall be a rear yard having a
depth of not less than 5 feet. The rear yard
shall be increased by 1/2 foot for each foot by
which the building height exceeds 15 feet.
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Final Draft November 3, 1982
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VOL 44 FAcE 12
(vii) Lot Coverage: Maximum lot coverage by buildings
and structures shall be 40 percent of the total
lot area.
b. Townhouses, Condominimums and Apartments:
(i) There shall be no minimum lot area for
apartments, townhouses and condominium
development provided however that the overall
density shall not exceed one dwelling per 2,000
square feet of land area.
(ii) Setbacks: Yard setbacks, lot widths and lot
coverage shall be determined at the time of site
plan approval.
C. Single Family Residences:
(i) Lot widths, yard setbacks and lot coverage shall
be the same as provided in the RS District.
5. Off -Street Parking. Off-street parking shall be provided
for two cars per dwelling unit.
(C) Commercial District - C District
1. Permitted Uses. The following uses are permitted in the
C District.
a. Ambulance service.
b. Antique shop.
C. Applicance sales (household), including minor
repairs.
d. Art galleries, libraries and reading rooms.
e. Artist supplies and picture framing.
f. Auto parts sales (new).
g. Bakery, retail.
h. Bank or other financial institution.
i. Barber shop.
j. Beauty shop.
k. Book or stationery store.
1. Bicycle shop.
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Final Draft November 3, 1982
VOL 44 F.w* 613
M. Churches.
n. Clothing store or tailor shop.
o. Clothes cleaning pick-up agency, clothes cleaning
agency using non-flammable cleaning agents, including
self-service cleaning or laundry establishment.
p. Confectionary or delicatessen.
q. Dairy products, sales only.
r. Drug store, including soda fountain.
s. Dry goods store, millinery shop, dress shop.
t. Florist shop.
U. Food store.
V. Frozen food locker, excluding wholesale storage.
W. Furniture store.
X. Garden supply store.
y. Gift shop, notion or variety store.
Z. Hardware store or paint store.
aa. Health food store.
bb. Hobby shop.
CC. Home furnishings.
dd. Jewelry store.
ee. Leather goods and luggage.
ff. Musical instruments.
gg. Office - business or professional not including the
retail sale of goods.
hh. Pet shop.
ii. Photographic supplies and studio.
jj. Radio and television sales and service.
Final Draft November 3, 1982
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VOL 44 PACE 61
kk. Radio and television broadcasting studios and
facilities, except towers.
11. Restaurant, bar, and cocktail lounge including
entertainment.
mm. Shoe store, shoe repair shop.
nn. Service station.
oo. Toy store.
pp. Upholstery shop.
qq. Technical and business schools.
rr. Accessory uses and buildings customarily appurtenant
to a permitted use, such as incidental storage, are
permitted.
ss. Bus stop.
tt. Catering establishment.
uu. Crafts in conjunction with retail sales (occurring on
premises such as stained glass/pottery, etc.).
vv. Floor covering store.
ww. Interior decorating.
xx. Musical instruments/record store.
yy. Liquor store.
ZZ. Medical and dental clinic, office and laboratory.
aaa. Meat and seafood market, including a butcher shop for
on-site sales.
bbb. Printer, blueprinting, photocopying and other
reproduction processes.
ccc. Sporting goods store.
ddd. Telephone exchange.
eee. Travel agency.
fff. Wine/cheese store.
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91 f
_ r
ggg. Video movie rental.
hhh. Real estate sales office.
Vol, 44 FACE 615!
2. Conditional Uses: The following conditional uses may be
permitted subject to a Conditional Use Permit.
a. Residential dwelling units consistent with the master
plan of the planned community subject to the
standards of the RM district.
b. Bowling alley.
C. Car wash.
d. Dancing or music school, nursery school, kindergarten
and day care facility.
e. Department store.
f. Drive-in restaurant.
g. Public buildings and public utility buildings and
structures as may be appropriate.
h. Club, lodge or fraternal organization.
i. commercial off-street parking lot.
j. Theatre.
k. Veterinary clinic or kennel operated entirely within
an enclosed building.
1. Minor automotive repair, battery and tire store
provided the business is wholly conducted within an
enclosed building and all waste or used parts are
removed from the premises each day.
M. Bus passenger station.
3. Special conditions: The above permitted or conditional
uses shall not involve the transport of chemicals which
would present a significant hazard.
4. Height Regulations: No building or structure shall be
hereafter erected, enlarged, or structurally altered to
exceed a height of 40 feet.
5. Lot Requirements. The following lot requirements shall
be observed:
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Final Draft November 3, 1982
vo! 44 PAS- !
a. Lot Area: No requirements.
b. Lot Width. No requirements.
C. Lot Depth: 100 feet.
d. Front Yard. The front yard shall be a minimum of 10
feet.
e. Side Yard: None, except when a side lot line is
abutting a lot in an "R" District, and then the side
yard shall be a minimum of 10 feet. The required
side yard shall be increased by 1/2 foot for each
foot by which the building height exceeds 20 feet.
f. Rear Yard: None, except when a rear lot line is
abutting a lot in an "RS" or "RM" District, and then
the rear yard shall be a minimum of 10 feet. The
required rear yard shall be increased by 1/2 foot for
each foot by which the building height exceeds 20
feet.
g. Lot Coverage: No requirements.
6. Off -Street Parking and Loading. Off-street parking and
loading space shall be provided as required in Article 5.
(D) Resort District - R District
1. Permitted Uses. The following uses are permitted in the
R District:
a. Restaurant, bar, cocktail lounge including
entertainment.
b. Convention facilities.
C. Meeting rooms.
d. Recreational facilities commonly associated with the
resort developments including but not limited to
swimming pools, tennis courts, golf courses, putting
greens, nature centers, boat docks, equestrian
facilities, equipment rental facilities.
e. On site sales of equipment and accessories directly
related and customarily appurtenant to existing
recreational facilities.
g. Property sales offices operated by the developer.
h. Lodge facilities, except overnight accommodations.
Final Draft November 3, 1982
VOL PAGE t
g. Maintenance facilities associated with the resort
development.
2. Conditional Uses. The following conditional uses may be
permitted subject to a Conditional Use Permit:
a. Residential dwelling unit in conjunction with a
permitted use.
b. Public buildings and public utility buildings and
structures as they may be appropriate to the R zone.
C. Church, club or fraternal organization.
d. Storage buildings necessary for resorts and/or
property development.
e. Motel, hotel and lodge facilities with overnight
accommodations.
f. Retail sales commonly associated with outright
permitted uses in the R District.
g. Schools.
h. Buildings over 30 feet in height.
3. Lot Requirements. The following lot requirements shall
be observed:
a. Lot Area: No requirements.
b. Lot Width: No requirements.
C. Lot Depth: 100 feet.
d. Front Yard: The front yard shall be a minimum of 10
feet.
e. Side Yard: None, except when a side lot line is
abutting a lot in an "RS" or "RM" District, and then
the side yard shall be a minimum of 10 feet. The
required side yard shall be increased by 1/2 foot for
each foot by which the building height exceeds 20
feet.
f. Rear Yard: None, except when a rear lot line is
abutting a lot in an "RS" or "RM" District, and then
the rear yard shall be a minimum of 10 feet. The
required rear yard shall be increased by 1/2 foot for
each foot by which the building height exceeds 20
feet.
Final Draft November 3, 1982
(E)
VOL 44 FA 61 8
g. Lot Coverage: No requirements.
4. Off -Street Parking and Loading. Off-street parking and
loading space shall be provided as required in Article 5.
Industrial District - I District
1. Permitted Uses. The following uses are permitted in the
I zone:
a. Existing residential uses, without any increase in
density.
b. Scientific research or experimental development of
materials, methods or products, including
engineering, and laboratory research.
C. Administrative, educational, and other related
activities and facilities in conjunction with a
permitted use.
d. Light manufacturing, assembly, fabricating or
packaging of products from previously prepared
materials, such as cloth, plastic, paper, leather,
precious or semi-precious metals, or stones.
e. Manufacture of food products, pharmaceuticals, and
the like, but not including the production of fish or
meat products, or fermented foods, such as sauer-
kraut, vinegar, or the like, or the rendering of fats
and oils.
f. Other similar uses which the Commission may find to
be similar to those listed as permitted in this Zone
and which are not inconsistent with the purpose of
this Zone.
g. Accessory uses and buildings customarily appurtenant
to a permitted use, such as incidental storage, are
permitted.
2. Conditional Uses. The following conditional uses may be
permitted subject to a Conditional Use Permit:
a. Public buildings and public utility structures and
yards, including railroad yards.
b. Warehouse and distribution uses which the Commission
finds not to be inconsistent with the purpose of this
Zone and which will not impair present or potential
use of adjacent properties.
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Final Draft November 3, 1982
va 44 PAc, 61
C. Buildings over 45 feet in height.
d. A dwelling unit for a caretaker or watchman working
on the property.
e. Commercial uses which are consistent with the Planned
Communities Master Plan and which will not conflict
with the uses permitted within the I zone.
3. Height Regulations. No building or structure shall be
hereafter erected, enlarged, or structurally altered to
exceed a height of 45 feet without Conditional Use
Permit.
4. Lot Requirements. The following lot requirements shall
be observed:
a. Lot Area: No requirements.
b. Lot Width: No requirements.
C. Lot Depth: Each lot shall have a minimum depth of
100 feet.
d. Front Yard: The front yard shall be a minimum of 35
feet.
e. Side Yard: Side yard shall be a minimum of 25 feet
except when abutting a lot in an "RS" or "RM" Dis-
trict and then the required side yard shall be 50
feet. No side yards are required on the side of a
building abutting a railroad right-of-way.
f. Rear Yard: A rear yard shall be a minimum of 25 feet
except when abutting a lot in an "RS" or "RM" Dis-
trict and then the rear yard shall be 50 feet. No
rear yard is required on the side of a building
abutting a railroad right-of-way.
g. Lot Coverages: The maximum lot coverage by buildings
and structures shall be 50 percent of the total lot
area.
5. Off -Street Parking and Loading. Off-street parking and
loading space shall be provided as required in Article 5
of Ordinance PL -15.
(F) Community Property - CP District
1. Permitted Uses. The following uses are permitted:
Final Draft November 3, 1982
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VOL 44 rn-t 6219
a. Schools, subject to site plan reviewe.
b. Utility substations, utility equipment storage yards,
and pump stations.
C. Dedicated common areas.
d. Recreational facilities generally associated with
resort developments such as golf courses, tennis
courts, swimming pools, parks, playgrounds, nature
centers, putting greens, equestrian facilities, boat
docks, amphiteatres aned observatories.
e. Open space.
2. Conditional Uses: The following uses may be permitted
subject to a Conditional Use Permit and the provisions of
Article 8.
a. Sewage treatment facilities.
b. Utility transmission lines.
(G) Airports - A District
1. Uses Permitted Outright:
a. Runway, fuel storage and sales, and emergency repair.
b. Farm use.
2. Conditional Uses.
a. Farm accessory buildings and uses.
b. Utility facility necessary for public service except
landfills.
C. Golf course.
d. Park, playground, other recreational site or facility
or community service facilty.
e. Related use such as hangers, tie -down areas, and
parking facilities.
3. Use Limitations: In an A District, the following
limitations and standards shall apply to all uses
permitted:
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Final Draft November 3, 1982
r
voc 44 FAcr 621
a. The height of any plant growth or structure or part
of a structure such as chimneys, towers, antennas,
power lines, etc., shall not exceed 35 feet.
b. In approach zones beyond the clear zone areas, no
meeting place designed to accommodate more than 25
persons for public or private purposes shall be
permitted.
C. All parking demand created by any use permitted by
this section shall be accommodated on the subject
premises entirely off-street.
d. No use permitted by this section shall require the
backing of traffic onto a public or private street or
road right-of-way.
e. No power lines shall be located in clear zones.
f. No use shall be allowed which is likely to attract an
unusual quantity of birds, particularly birds which
normally fly at high altitudes.
4. Dimensional Standards. In an A District, the following
dimensional standards shall apply:
a. The minimum lot size shall be determined in accor-
dance with the provisions of this section relative to
setback requirements, off-street parking and loading
requirements, lot coverage limitations or as deemed
necessary by the Planning Director to maintain air,
land and water resource quality, protect adjoining
and area land uses and to insure resource carrying
capacities are not exceeded.
b. No non-residential use located adjacent to or across
a street from an existing residential use or platted
lot shall exceed 70 percent lot facilities and
require off-street parking and loading areas.
C. No residential use permitted by this section shall
exceed 30 percent lot coverage by primary and
accessory structures.
d. The minimum setbacks between any structure and an
arterial right-of-way shall be 100 feet. The minimum
setback of a non-residential structure from a col-
lector right-of-way shall be 50 feet, and from all
local streets the minimum setback shall be 20 feet.
e. The minimum setback between a non-residential struc-
ture and a property line abutting a residential use
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Final Draft November 3, 1982
VOL 44 ?AGF C2
or lot, or for a residential structure and a property
line abutting a non-residential use or lot, shall be
50 feet.
f. The minimum lot frontage shall be 50 feet.
g. The minimum side setback between any structure and a
property line shall be three feet, and the minimum
total of both side setbacks shall be 12 feet.
h. The minimum rear setback between any structure and a
rear property line shall be 25 feet.
i. Utility Runway Visual Approach Zone. Slopes twenty
(20) feet outward for each foot upward beginning at
the end of and at the same elevation as the primary
surface and extending to a horizontal distance of
5,000 feet along the extended runway centerline.
j. Runway Larger than Utility with a Visability Minimum
Greater than 3/4 Mile Non Precision Instrument
Approach Zone. Slopes thirty-four (34) feet outward
for each foot upward beginning at the end of and at
the same elevation as the primary surface and extend-
ing to a horizontal distance of 10,000 feet along the
extended runway centerline.
k. Transitional Zones. Slopes seven (7) feet outward
for each foot upward beginning at the side of and at
the same elevation as the primary surface and ap-
proach surface, and extending to a height of 150 feet
above the airport elevation. In addition to the
foregoing, there are established height limits begin-
ning at the sides of and at the same elevation as
they approach surface, and extending to where they
intersect the conical surface.
1. Horizontal zone. Established at 150 feet above the
airport elevation.
M. Concial Zone. Slopes twenty (20) feet outward for
each foot upward beginning at the periphery of the
horizontal zone and at 150 feet above the airport
elevation and extending to a height of 350 feet above
the airport elevation.
(3) Site Plan Review
(A) Approval Required. Any use in an RM District, C
District, R District, I District, CP District, or A
District shall be subject to Article 7 of this
Ordinance.
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Final Draft November 3, 1982
VOL 44 PAvt 92:
(4) Owners Association
(A) Owners Association Required. Every planned community
shall have an owners association whose membership shall
consist of every owner with the planned community. This
requirement shall be evidenced by a recorded declaration
of covenants and restrictions which run with the land.
The Owners Association shall be a non-profit corporation
or other entity as approved by the Planning Director.
(5) Approval of a PC Zone.
(A) Application. Application for approval of a Planned
Community shall be made according to the terms of the
County Procedures Ordinance. The Hearings Officer shall
conduct the initial hearing. Any approval shall, how-
ever, be automatically reviewed by the Planning
Commission.
(B) Minimum Size. A planned community shall be at least 640
acres in size consisting of a contiguous property.
(C) Density. A planned community may have a density not to
exceed 1.5 units per acre.
(D) Standards for Approval. Any planned community shall be
developed in accordance with existing subdivision
ordinance of the County.
(E) Additional Standards. The Hearings Officer and Planning
Commissioner can adopt additional standards for the
development of planned community which are consistent
with Ordinance PL -20 and this ordinance.
(6) Amendment of a Development Plan
1. Application. Application for an amendment to an approved
development plan within a PC Zone shall be made in accor-
dance with the County Procedures Ordinance and Zoning
Ordinance. The criteria shall be the same as for a
change of zone. The Hearings Officer shall conduct the
intitial hearing. Any approval shall, however, be auto-
matically reviewed by the Planning Commision.
2. Plan Required. The applicant shall submit the following
documents as a part of the application:
1. An original and 10 copies of the amended development
plan.
2. A description of each proposed change and the
reasons for each change.
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Final Draft November 3, 1982
VOL 44 FacF- 624
3. A legal description of the area affected by the
proposed change.
4. Additional information as may be required.
3. Standards for Approval. Any amended development plan shall be
in conformance with this section, the existing subdivision
ordinances of the County, and the concept of the planned
community for which a change is being requested.
Final Draft November 3, 1982
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1 VOL 44 FA, 11 ' r i
11 E 6255 ,o
pRp SMq 11982
E
SUNRIVER MASTER PLAN 'Esc;; ES CO VTfRSpN
A. RS - Single Family Residential Y CIFRK
RS -(1): Contains 2.83 acres. This area is in Forest Park and
lies between Ponderosa Road and the railroad tracks. Maximum
lots intended for this area would be 8, or 2.83 units per
acre, which is consistent with the average density in Forest
Park I and II.
RS -(2): This property should be designated as CP, Community
Property.
RS -(3): Contains 12.8 acres. This area was designated as a
school site on previous master plans. Because of the traffic
impact on the internal road system and noise around nearby
residents, it was felt that the Business Park would be a more
suitable area for a future school. Low density housing was
requested as a substitute. The actual number of dwellings
would not exceed 10 units or 0.8 units per acres. Lots would
have building envelopes to protect view corridors from exist-
ing lots in Overlook Park, and height restrictions would be
placed on proposed structures so as not to impede views to Mt.
Bachelor.
RS -(4): = 10.6 acres.
(5): = 38.5 acres.
(7): = 297 acres.
RS -(8): Contains 9.7 acres. This area was designated as a
school site on previous master plans. Because of the traffic
impacts on the internal roady system, and noise around nearby
residents, the school site has been moved to the Business Park
on Century Drive. There are 22 lots proposed in this loca-
tion. These have been preliminarly platted as part of Deer
Park Subdivision.
For a total of 356 acres, more or less. Maximum units to be
placed on these areas in total would be 711 or a density of 2
units per acre overall. These areas will be phased in several
plats. Some individual plats may exceed 2 UPA, but lower
densities on other plats will balance out the higher densities.
B. RM - Multi -Family Residential
RM -(1): Contains 12.0 acres, approximately 5.8 acres of which
is buildable. The density shall not exceed 36 units or 3 units
per acre overall, or 6.2 units per acre on the buildable area. An
overhead power transmission line runs north and south through the
property, plus the site is rather narrow. Because of all this,
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Final Draft November 3, 1982
Exh
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VOL 44 DACE 6219
all buildings would be confined to the north end of the proprty.
A 10 foot right-of-way will be maintained for a power line
easement.
1. The 50 feet along the Abbot Drive right-of-way and the
Century Drive right-of-way shall be dedicated as common
property.
2. No access shall be allowed from either Abbot Drive or
Century Drive.
3. The County site plan review and approval process shall
insure that any development will have a minimum visual
impact upon the surrounding area. If the development is
within 50 feet of the common area, a greater amount of
screening will be required. The height and color of
structures are also important considerations.
RM -(3)
= 6.6
acres.
(4)
= 5.4
acres.
(5)
= 12.5
acres.
(6)
= 6.4
acres.
(7)
= 12.7
acres.
RM -(8)
= 3.05
acres.
(9)
= 4.7
acres.
(10)
= 4.1
acres.
For a total of 55.4 acres, more or less. Densities assigned to
these areas will be 8 units per acre maximum on any one site.
RM -(11): Contains 12.9 acres. Density would not exceed 6 UPA
or 77 units for the entire site. The north portion of the
site is vacant with no existing improvements. The south por-
tion would encompass the northerly and westerly portions of
the present corporation yard. Thorough engineering studies
will be made prior to platting to determine if sewer line
sizes and pump stations are adequate to handle the anticipated
flows.
RM -(12): Contains 4 acres and is located along the south
boundary of the business park. This area is to be for
apartment houses and is to take the place of the Abbot House
apartments which had been adjacent to the Country Mall. The
density of this area shall not exceed that of the density
allowed in the "RM" District of the "PC" zone. This area is
designated for apartment dwellings for employees of Sunriver.
C. C - Commercial
C-(1): Contains 3.7 acres. Presently this site has the
following improvements:
Final Draft November 3, 1982
21BR:W
vol, 44 27
(1) Administration Building, containing:
(a) Sunriver Corporate Offices;
(b) Emergency Services Center;
(c) Corporate Accounting Offices;
(d) Pottery Shop.
(2) Nature Center.
When the developer leaves the project and no longer has a need
for the buildings, they will be sold with the stipulation that
the commercial uses be confined to the following:
(a) Art gallery with art supplies;
(b) Offices, business or professional, not including retail
sales of goods.
C-(2): Contains 2.48 acres. This site will be platted as
Tract A in Deer Park. It appears on the 1978 master plan map
as a commercial site. Commercial uses will be limited to the
following:
(a) Grocery store - convenience center;
(b) Service station
C-(3): Contains 3.1 acres and is located at the north end of
the mall site between Abbot, Beaver and Theater Drives. This
property was sold to the Sunriver Commuinity Church with the
understanding that the site be used for a church.
C-(4): Contains 30.66 acres of which approximately 6 acres
are currently developed for retail commercial uses. Uses
allowed in this area shall be any use permitted in the "C"
Commercial section of the Planned Community District subject
to site plan review.
Uses allowed as conditional uses in this area shall only be
approved upon additional findings by the hearings body that;
1. The use will not conflict with commercial uses permitted
outright or existing in the area.
2. The characteristics of the use will relate harmoniously to
the surrounding environment and the existing buildings.
3. The use will have adequate parking and access which does
not conflict with other uses in the area.
- 19 -
Final Draft November 3, 1982
' va 44 Fur628
4. In the case of residential dwellings, the development will
provide a share of aesthetic and recreational amentities
comparable to other multi -family development in Sunriver.
5. That the density of residential units does not exceed 8
units per gross acre or the density of other "RM" multi-
family residential areas within Sunriver.
6. The use will not cause the overall density of Sunriver to
exceed 1.5 dwelling units per acre.
D. R - Resort
R-(1): Contains 34.2 acres. Presently located on the pro-
perty are (1) the Sunriver Marina Operation, which has boat
launching facilities, canoe rental and a small amount of
retail commercial consisting of fishing tackle and packaged
snacks; (2) Trout House Restaurant; (3) stock pasture. No new
uses shall be allowed; however, the existing marina and res-
taurant may be expanded.
R-(2): Contains 8.16 acres. This property has no improve-
ments on it at the present time. It is partially covered with
20-30' high lodgepole pine. The site is in a very sensitive
location, as it is bordered on the east by Lake Aspen and the
north by marsh area. Because the site protrudes into the
meadow, any structures would be quite visible. Any structures
would be confined to the treed area with height not to exceed
tree height. Use for the property would be a Nature Center
with appropriate bird -watching areas. Proposed structures and
site plans would be presented to the Design Committee for its
approval.
R-(3): Contains 5.58 acres. Present improvements include:
(1) tennis courts; (2) observatory. If necessary, some
additional tennis courts could be constructed on this parcel.
R-(4): Contains 13.28 acres. This site is referred to as the
north core area. Present improvements include: (1) a golf
pro shop and snack bar; (2) golf cart storage building; (3) 4
tennis courts; (4) associated parking; (5) branch sales office
in the pro shop; and (6) swimming pool and bath house which
will be constructed during 1982. Future development planned,
but not committed to, includes the following:
(a) Expansion of the pro shop building to include restaurant
and cocktail lounge;
(b) Tennis courts;
(c) Bike rental facility;
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Final Draft November 3, 1982
vol" 44 FACE 629
(d) Playground.
R-(5): Contains 6.6 acres, more or less. This area contains
the buildings comprising the present corporation yard. The
following activities are conducted on the site:
(a) Sunriver Automotive Services, a commercial vehicle repair
and rental shop, existing primarily to service Sunriver
and maintenance fund vehicles.
(b) Sunriver Utilities Company offices, shop and warehouse;
(c) Sunriver Maintenance office and shop;
(d) Lease space containing two engineering firms, landscaping
and carpentry shop, which are temporary uses to support
remaining development.
(e) Construction firm office and equipment storage, which is
a temporary use to support remaining development.
(f) South golf course maintenance area;
(g) Warehouse and storage.
These activities exist in this location basically to support the
development of the property in addition to maintenance of the
common property and roads. It is proposed to extend this use
through the rest of the development stages of Sunriver. The use
then would continue to support the resort, other developer -owned
prcperty and maintenance fund operations.
R-(6): This area consists of 28.4 acres and includes the
present lodge, great hall, pool, parking, tennis courts 1
through 4, playground, various associated commons, the old
skating rink building and the property surrounding it. Much
of this area contains dedicated commons. Inclusion is for
clarification only. Such inclusion does not affect the status
of these commons. No retail sales shall be allowed except
those associated with recreational facilities operated within
Sunriver. Any uses which are permitted as conditional uses in
the Resort section of the "PC" zone shall only be approved
upon additional findings by the hearings body that:
1. The use will not conflict with the recreational character
of the area.
2. The use will not have an adverse impact upon the
surrounding residential uses.
3. The use will have adequate parking and access which does
not conflict with other uses in the area.
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Final Draft November 3, 1982
PAe� X31
VOL 4
4. If the use is permitted outright in another zone, that
there is substantial reason for locating the use in this
location as opposed to an area where the use is permitted
outright.
R-(7): This area is located in Tennis Village. The use shall
be restricted to a racquetball/tennis club with related
facilities.
R-(8): This area includes all of the existing golf course
areas. These areas shall be limited to golf course uses only.
R-(9): Contains 61.16 acres. This area is along the
Deschutes River and includes the existing equestrian facili-
ties. The use shall be restricted to equestrian facilities
and open space.
E. I - Industrial
Contains 38.8 acres. Commercial uses which are incompatible
for the existing commercial area would be allowed in the
Business Park only after a conditional use permit is approved.
The area east of the Business Park would be reserved for
industrial uses only.
F. CP - Community Property
CP -(1) = 14.2 acres.
(2) = 9.2 acres.
(3) = 1.0 acres.
These sites are presently owned by Sunriver and will be dedi-
cated as common areas in the future. No development on these
sites is planned.
CP -(4): Contains 3.6 acres. This area was platted as Tract G
of Fairway Crest Village V. It is designatd as a special use
area for a community center.
CP -(5): Contains 3.35 acres. This site was designated on the
preliminary plat of Deer Park and the 1978 master plan map as
a recreation site. The developer will construct 2 tennis
courts on the site, with the stipulation that the use of the
courts be for Sunriver owners and their guests.
CP -(6): Contains 2.9 acres, more or less. This area is
presently undeveloped. It lies northeast of the present
corporation yard and west of Abbot Drive. The present owners'
storage facility is to be moved to this site. Sunriver will
fence, cinder and provide power to the site, at which time it
will be turned over to the owners for their management and
use.
- 22 -
Final Draft November 3, 1982
VOIL 44 PAG, CC 631
CP -(7): Contains 6.4 acres, more or less. The site lies at
the northeast corner of Sunriver adjacent to the Burlington
Northern railroad and Midstate Electric substation. It is
presently cleared and used for rock and direct processing and
burning in connection with road and utilities construction.
The proposed use, after development is completed, is for a
second owners' storage facility.
CP -(8): Conatins 61.5 acres. This area is a sensitive unde-
veloped area along the Deschutes River south of the Sunriver
Marina operation. It shall remain as open space and pasture
for the equestrian facilities.
CP -(9): Contains 11.7 acres. This area is located on the
southeast intersection of Sunriver Road (the north entrance
road) and East Cascade Road. This area was originally desig-
nated as a lake on the Phase II Master Plan. It appears that
there may be problems creating a lake at the location due to
physical development problems. However, the area will remain
as some form of open space and should be considered to provide
an adequate school site to compensate for the loss of the
former school site in Deer Park Subdivison.
CP -(10): This is the location of the present fire station and
shall be used for fire and emergency services only.
L. A - Airport
The airport designation shall be limited to the following:
1. The airport runway shall be allowed to expand to the north
a maximum of 1000 feet. The additional runway shall be a
displaced threshold, which is designed and developed only
to be used for a take -off area and is not to be used for
landings.
2. At the time the runway is expanded a visual approach slope
indicator (VAST) shall be installed.
3. The existing terminal building will be allowed to expand
as well as additional hangers provided. Such expansion
shall require a conditional use permit as well as site
plan approval.
4. An increase in the airplane tie -down area shall require a
conditional use permit as well as site plan approval.
5. Facilities for minor repairs or maintenance of airplanes
shall be allowed if performed totally within the hanger
facilities.
6. The Sunriver airport was designed as a private aircraft
with some public use; therefore, activities such as flying
schools, parachuting, commercial gliding or ballooning
Final Draft November 3, 1982
- 23 -
VO IL 44 PACE 632
shall be allowed only on special occasions after approval
by the management of Sunriver.
VII. FACILITIES PLAN
A. Common Areas
A considerable amount of area within Sunriver is classi-
fied as common area. The land either has been or will be
dedicated, on various subdivision plats or through special
dedications, to the property owners. The Plans of Sun -
river define what uses this property can be put to. The
primary use is as open space to be preserved in a natural
condition. As density increases, more use pressure will
be placed on this ground, and the question arises as to
how to protect the natural eco -system thereon.
The most damage now is being cause by bike and motor
vehicle traffic. Dirt bicycles seem to be the largest
offenders, as they can easily travel over the soft
terrain. Physical barricades such as rocks and logs do
not seem to be much of a deterrent. In many areas, the
bicyclists simply find another route. Other areas are
short-cuts between bike paths and roads. Solutions to
help alleviate this particular problem include:
a) Continue to place physical barricades in areas where
practical.
b) Gravel obvious routes and short-cuts to keep people on
prescribed routes.
c) Biker education.
d) Closer supervision and enforcement of off -bike -path
rules.
e) Restrict use of dirt bikes on property.
Motor vehicle pressure comes mainly from parking on common
areas. A minimum of 2 off-street parking spaces are re-
quired at each residence. Often more than 2 vehicles are
present at a residence and hence the cars park alongside
the road or pull into the common in the center of the
court. Physical barricades such as rocks are placed which
work in some cases. Other solutions include:
a) Require a minimum of 3 parking spaces unless owner -
occupied.
b) Cinder overflow parking in cul-de-sacs.
- 24 -
Final Draft November 3, 1982
vul` 44 Pms fiti
c) Provide wider cindered shoulders.
d) Require overflow parking to go to a common lot.
B. Recreation Amentities
Tennis
At this time, there are 18 tennis courts on property
constructed by the developer. 8 of those courts are on
dedicatd common ground and are owner -controlled. 10
courts are still owned by Sunriver.
-There is free use by owners on all 18 courts. Guests pay
for the use of the courts and can be scheduled into any
one of the 18 courts. Reservations by owners and guests
are required during the peak season. Maintenance costs
are borne by the respective owners.
In addition to the above, the following are built or
planned:
a) Racquet Club: 3 indoor courts built.
b) Quelah: 2 outdoor courts built; 3 planned.
c) Black Bear: 2 courts planned.
d) Vacation Internationale: 1 court planned.
e) RM -4: 1 court planned.
All of these facilities are for the use of owners and
guests of the respective developments.
Sunriver will construct 11 more courts before the end of
the project, 2 to be located in Tract B of Deer Park and 2
in the island area of the back 9 of the north golf course.
The remainder would be constructed at the north golf
course core area or some additional on parcel RC -(3),
depending upon space availability. Final disposition of
these courts would be for Sunriver to retain ownership of
7 courts and dedicate the 2 in Deer Park and the 2 in the
island area to common. Use structure would remain as is,
with owners receiving free use and guests paying on courts
dedicated on common, courts owned by the developer.
Pools
Sunriver presently has one main pool which has been
dedicated to common. The Ranch Cabin condominimums also
have a pool for their use. Sunriver Racquet Club has a
Final Draft November 3, 1982
- 25 -
VOL 44 FALL 634
small lap pool. Wildflower built a small pool for use by
their development, but it is not being used at this time.
Sunriver will have a 25 -meter pool and a wading pool
constructed during 1982 in the north pro shop area. This
pool is anticipated for use by guests and owners for a
fee. Quelah has 2 pools planned, Black Bear plans 1, and
The Pines plan 1. These pools are for the use of guests
and owners of those developments. Sunriver intends to
retain ownership of the pool at the north pro shop area.
Golf Courses
There are two 18 -hole courses constructed at Sunriver.
-Each course has a driving range and pro shop. Both
courses are public. Owners are allowed to buy a season
pass, which entitles them to unlimited use while the
courses are open. Tee times are required by both guests
and owners. The foregoing policy will remain in effect.
There is no intention of -,turning either golf course over
to the owners.
The attached report by Bob Yoxall indicates what the projected
impact upon the planned recreational amentities would be when
Sunriver is fully developed.
C. Sewer and Water
Sunriver has over the years retained engineering firms to
monitor the sewer and water systems at Sunriver to ensure
that capacities are adequate for current and future
development.
A master sewer and water plan was done in 1979, a copy of
which is attached. Phased expansions of both sewer and
water plants are laid out in the master plan. Sewer
trucks and water mains are sized to handle anticipated
sewer flows and water demands.
During 1981, an expansion of the flow equalization facil-
ities was completed at the waste treatment plant. An
expansion of the treatment facilities will be completed
during 1982/83 period to increase capacity from the cur-
rent 400,000 gallon per day to 700,000 gallon per day.
Based upon average build out, these improvements will
provide sufficient waste treatment capacity through the
1980's.
The treatment plant is monitored by the State Department
of Environmental Quality. They monitor not only the
quality of water discharged, but also the quantity. When
the quantity approaches the capacity of the plant, the
facilities have to be expanded to meet the flows.
- 26 -
Final Draft November 3, 1982
VOL 44 FAGS 635
The Department of Health monitors the water system to make
sure water quality is maintained, as well as adequate
supplies. An adequate supply has to be maintained to
serve all lots platted, both domestic flows and fire
flows.
All sewer collection plans and specifications are sub-
mitted to DEQ prior to construction and all water dis-
tribution plans are supplied to the Department of Health.
Metering of the entire water system has been nearly com-
pleted. As soon as consumption has been studied, a rate
based upon usage will be submitted to the Public Utilities
Commission for approval, versus the present flat rate. As
a result:
1) Consumption should go down because people will pay for
what they use; and
2) An accurate determination as to how much water is
being used can be made. This will be beneficial in
projecting future needs.
D. Roads
The roadway system within Sunriver is comprised of private
roads and ways which are dedicated to common for the use
and benefit of owners and guests.
Maintenance of the road system is provided for under the
Plan of Sunriver and the Plan of Sunriver Phase II
maintenance funds. Each unit within the community pays
for a proportionate share of these costs through a portion
of their monthly assessments.
The primary roadway system within Sunriver is two-way with
one travel lane in each direction. The surfaced portion
of these roadways are generally 22 feet in width, with
cinder shoulders of one to two feet. With minor excep-
tions, construction is oil -mat.
Construction of remaining roadways will meet the following
standards:
Primary
Right-of-way 60 feet
Surfaced width 22 feet
Construction Modified 0 - 9 oil mat (2 spreads of
3/4" - 1/2 ")
- 27 -
Final Draft November 3, 1982 -
3 ;. 11,
w, ♦16 It 0
VOL 4 FAc, 636
Private Ways
Right-of-way 35 feet
Surfaced width 20 feet
Constrcution 0 - 9 oil mat
A study of the roadway system was conducted by Carl H.
Buttke, a consulting transportation engineer. Based upon
his findings, both the existing and future primary road
systems have adequate capacity to meet the traffic re-
quirements at the time that Sunriver is fully developed.
Certain modifications to specific areas in the study are:
1. The Abbot Drive two-way approach to Century Drive was
widened to 24 feet when repaved late in 1981. The
stop sign arrangement will not be followed, since the
majority of traffic enters west bound and stopping
traffic flow would create a greater hazard through
back-up on a down slope. A left turn lane on Century
Drive is appropriate.
2. A separate connection between Abbot Drive and the
Country Mall to separate traffic movements is appro-
priate. Sunriver will budget this improvement for
construction during 1983. Sunriver will not create
left turn lanes on Abbot Drive, as the company feels
segregating traffic flows will greatly reduce left
turn congestion.
3 and 19. Information centers and roadway maps will be con-
sidered, with no committment regarding installation.
4 and 5. Mall Drive is located on private property which
requires action by the Mall owners.
6. Guard rails on Theatre Drive will not be installed.
Low speed limits plus no accident history makes such
action unnecessary at this time.
7 and 8. Traffic control proposed for Abbot Circles 1 and 2
will be instituted in the spring of 1982.
9 thru 16. Traffic flow will be monitored in areas recommended
and instituted as required. Most are noted as long
term items and will not require action for several
years.
17. The second access to Highway 97 will be constructed
during 1983. Sunriver will construct an overpass at
the railroad crossing and work with the State Highway
Department to create a safe intersection at Highway
97.
Final Draft November 3, 1982
- 28 -
vol, 44 FACE 6*37
18. It does not appear that an emergency access from
Meadow Road to Century Drive is desirable, as it would
gradually evolve to an unauthorized entry for bicycles
and other traffic.
An item not mentioned in the study is the upgrading of
Cardinal Landing and the bridge. Cardinal Landing is cur-
rently surfaced to a 22 foot width so no further improve-
ment is required. The eastern one-third of the bridge was
deeded to the Phase II Owners' Association and the western
two-thirds to the U. S. Forest Service prior to the adop-
tion of the Deschutes County resolution providing for im-
provement. Approval of the owners would be required prior
to construction activity. Since it is highly unlikely that
Sunriver will be able to convince the Forest Service to
create an all-weather road from the bridge to Road 1808,
the bridge improvement should be reconsidered to determine
whether it is in the best interests of the homeowners to
consider this a major access. Costs of maintaining, plow-
ing and security considerations will be substantial. How-
ever, this is the only western access to Sunriver and is
important for emergency evacuation during the fire season.
Therefore, it will be maintained in a usable condition
during fire season. Sunriver recognizes that this improve-
ment was a condition of approval of the Phase II master
plan and will fulfill the committment if it will serve a
useful purpose in the future.
E. Bike Paths
The bikeway system in Sunriver is provided for recreational
biking and as a transportation system alternative to auto-
motive travel. With minor exception, paths are located on
dedicated common areas. Maintenance is provided for under
the Plan of Sunriver and Plan of Sunriver Phase II mainten-
ance funds.
Recently constructed bikeways are 8 feet in width. The
remaining paths, all to be located in Phase II, are not yet
designed or located. However, the system will, at a mini-
mum, meet the recommended pattern established by Mr.
Buttke. These ways will also be 8 feet wide.
Mr. Buttke's study recommended several modifications to the
system. the majority of items are day to day operational
modifications which will be considered in the annual oper-
ating budget as funds are available. Those items requiring
construction are addressed as follows:
- 29 -
Final Draft November 3, 1982
x
VOL 44 FACE 638
1. Separate bikeways from the pavilion to Meadow Road will
not be constructed by the developer. Signage recommen-
dations will be considered and accomplished as we see
fit.
2. Will be considered for correction by the developer
during 1983.
8. Reconstruction of the bikeway between Abbot Drive and
Mall Drive will be accomplished as necessary when the
new entrance to the Mall area is constructed.
9. The proposed bikeway from Fairway Island will not be
constructed. This would require passage through the
golf course, which presents potential damage to tees
and greens, as well as a hazard from golf balls.
10. Addressed earlier.
14. Underpass control or warning systems will be provided
by the developer.
Some currently existing bikeways cross property owned by
the developer. At the time of turnover to the Owner's
Association, rights-of-way or easements will be provided.
F. Firehall Location
The developer will provide a location for a second firehall. In
the event two independent buildings are desired, a location near
the North Golf Course Maintenance area will be provided. Should
a centralized firehall be considered more feasible, a location
within P(6) or RC(5) will be made available.
- 30 -
Final Draft November 3, 1982
r 4
V0� 4PAGE ��, 1,
FINDINGS OF FACT Pf ®V 151982
RZSN
A. Background Information: �`�SCHUrES'COUvTPRSON
1. Nature of Application: The County, on its own CIFRIC
motion, agreed to initiate and consider an amendment to Ordinance
PL -15 to establish a Planned Community Zone and to review and
approve a Revised Sunriver Master Plan submitted in accordance with
the Planned Community Zoning Ordinance.
The establishment of a planned community ordiance is a
legislative amendment, and was referred to the Planning Commission
for consideration and recommendation.
Because of multiple ownership, application for approval
of the Revised Sunriver Master Plan had to be initiated by the
County. This is also a legislative action, and was referred to the
Planning Commission for consideration and recommendation.
2. Location: The community of Sunriver is located 15
miles south of Bend, Oregon, portions of which are located in
Sections 20, 28, 29, 30 31, 32, and 33, Township 19 South, Range 11
East of the Willamette Meridian, Deschutes County, Oregon. The
total area known as Sunriver consists of 3,373 acres.
3. Comprehensive Plan Designation: Deschute County
Year 2000, Comprehensive Plan Map identifies Sunriver as a "Planned
Community". A Planned Community is defined as:
"A fully self-contained complex of residential,
commercial, and industrial areas, transportation,
facilities, utilities, public facilities, and recreation
areas."
The Planned Community Zoning Ordinance and Master Plan will
implement these provisions by providing recognition and certainty
in the development of Sunriver as a Planned Community.
V1 44 WE 4f
2
4. Zone: The area known as Sunriver is zoned RR -10
(Rural Residential) under Ordinance PL -15. (There was no provision
for a "Planned Community Zone" in Ordinance PL -15).
5. History: Development of Sunriver began in 1967, and
the first subdivision plat within Sunriver was filed in 1968. This
subdivision was made subject to the Plan of Sunriver which was
recorded June 20, 1966, in Volume 159, Page 198, Deed Records. This
development occurred during a period of time when the unincorporated
areas of Deschutes County were not zoned. A comprehensive plan and
zoning ordinance were adopted in Deschutes County in 1972.
Ordinance PL -1S and year 1990 Comprehensive Plan. Sunriver was
identified as a "planned development" by the comprehensive plan.
Originally zoned A -1-T, Sunriver applied for and received a zone
change to PD in 1973. As part of the application, Sunriver presented
to the County a "Master Plan" which consisted of a map showing the
proposed development of Sunriver. The original area of Sunriver
encompassed approximately 5,500 acres. Development occurred in
accordance with the PD zone of ordinance PL -5, and density was
determined to be 1.5 units per acre overall. See transcript of
testimony of Lorin Morgan, former Deschutes County Planning
Director, at Planning Commission meeting held September 27, 1978.
In 1977, approximately 2,200 acres of property originally
contemplated for development as part of Sunriver were sold to the
United States Forest Service (USFS). This sale was consummated only
after extensive public hearings.
Following the USFS sale, Sunriver had a "Revised Master
Plan for Sunriver Phase II" prepared for the undeveloped portion of
VOL44 FAGf 4
3
Sunriver, and submitted the same to the County for approval in
accordance with the PD Zone, Ordiance PL-5. By resolution dated
October 18, 1978, the County approved the Sunriver Phase II Revised
Master Plan.
Beginning in 1979, the County started work on revising its
comprehensive plan, zoning ordinance, and subdivision/partition
ordinance to bring them in compliance with the Statewide Planning
Goals. During this process Sunriver Properties, Inc. was assured in
writing that the County would continue to honor the Sunriver Master
Plan for all future development. See letter dated May 1, 1980, from
County addressed to Charles P. Hansen.
Following a controversy over an application fried by
Wally and Helen White, File No. CU-80-168, the viability of the
Sunriver Master Plan was called into question. This was compounded
by the fact that no provision was made in Ordinance PL-15 for
"planned communities".
At this point, Sunriver Properties Oregon, Ltd., the
developer of Sunriver, agreed to develop a Planned Community (PC)
Zoning Ordinance and an overall Master Plan for Sunriver provided
the County would initiate a review of the same on its own motion.
6. Preparation of PL Zoning Ordinance and Master
Plan: After preparation of a proposed PC Zoning Ordinance and
Sunriver Master Plan - 1982, each owner of record within Sunriver
was notified in writing by letter dated June 30, 1981, of the
intention to request adoption of the PC Ordinance and Master Plan,
given copies of proposed ordinance and master plat., and advised of
three public hearings to be held for community input.
VOL 44 FACE 642
4
A committee was also appointed by the Board of Directors
of the Phase I and Phase II Owners Associations to meet with the
developer to d-scuss the community input following each public
hearing. (Sunriver Land Use Committee).
Three public hearings were held at Sunriver on July 11,
1981, July 25, 1981, and August 8, 1981. Several meetings with the
Sunriver Land Use Committee and developer were held. See
transcripts of hearings and meetings. Additional information was
requested and submitted including a Report on Evaluation of Roadways
and Bikeways, Sunriver, Oregon, prepared by Carl H. Buttke, Inc., a
Sanitary Sewerage Facilities and Water Supply System Master Plan
prepared by DMJMjHilton, Consulting Engineers, and an analysis of
recreation at Sunriver prepared by Robert Yozall, Inc.
The developer submitted to the County on January 25,
1982, a proposed Planned Community Zoning Ordinance, Sunriver
Master Plan Data - Revised 1982, a Land Use Map, the supporting
documentation referenced above, and minutes of public hearings and
meetings of the Sunriver Land Use Committee and developer.
7. Public Hearings: The Deschutes County Planning
Department prepared a staff report dated March 4, 1982, and the
Planning Commission held its initial public hearing at Sunriver on
March 10, 1982. A subsequent hearing was held on April 28, 1982,
and a workshop conducted on May 12, 1982. After the Planning
Commission submitted its recommendations to the Board of
Commissioners, the Board held a public hearing on August 25, 1982,
and allowed written testimony to be submitted until 4:00 p.m.,
September 3, 1982.
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AA
VOL q44
..
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B. Planned community Zone:
1. Planned communities can be a viable form of land use
and development in the County.
2. Sunriver is a planned community as defined in the
Comprehensive Plan, Ordinance P1-20.
3. In a planned community zone, it is necessary to have
enumerated zoning districts defining permitted and conditional uses
within each district to clarify the future uses to be allowed.
4. The following districts shall be permitted within a
PC Zone:
(a) Single family residential - RS
(b) Multiple family residential - RM
(c) Commercial - C
(d) Resort - R
(e) Industrial -I
(f) Community Property - CP
(g) Airport - A
S. A planned community shall be approved only after
review and acceptance of a Master Plan. The Board finds that the
standards for approval of a development plan and a PC Zone
designation shall be the same as for a change of zone together with
such other standards as may be adopted from time to time because such
changes have an effect similar to a zone change with regard to land
use.
6. To allow enough area to fulfill the elements
required to meet the definition of a Planned Community as defined by
the Comprehensive Plan, a planned community shall be at least 640
acres in size consisting of contiguous property.
voL 446PAGEG 44
7. To ensure adequate open space and out of door
amenities, a planned community may have an overall density not to
exceed 1.5 unitz per acre to insure adequate room for amenities and
open space.
S. Any proposed amendment to an approved development
plan or master plan for a planned community shall be reviewed and
approved in accordance with the same standards as for a change of
zone.
9. A planned community shall have such covenants,
conditions, and restrictions of record as will assure the
conditioned operation and maintenance of roadways, utilities,
common properties, recreational amenities and other facilities
which are part of the community. This shall include an owner's
association whose existence shall be perpetual.
10. Setbacks: After reviewing the proposed rear yard
setback standards in the RS District, it was determined that the
rear yard setback should be reduced by a minimum of five feet,
provided, however, that there is common area abutting the rear yard.
Furthermore, the setback can be reduced six inches for each foot of
common property exceeding ten feet. This would change from the
original proposal of reducing it by one foot for each foot of common
property. This was based upon discussions with the planning staff
regarding the ability to administer setbacks without field checking
the site prior to issuing permits.
11. Bus Station: The commercial district had provided
as an outright permitted use a bus passenger station in the C
District. The Sunriver Homeowners Association recommended that a
w}
'J�l AC- L1 5
7
bus passenger station be permitted only as a conditional use in the C
District. Because of the potential impact that a bus station might
have on a C District based upon increased traffic, noise, and
related parking problems, it was determined that the bus passenger
station use be permitted only as a conditional use in a C Commercial
District. Paragraph C.1.(vv) is to be amended accordingly.
12. A Multiple Family Living Unit in C District: The
Northshore Development Corporation has purchased a one-half
interest in the Sunriver Country Mall which is designated as a C
District under the Sunriver Master Plan. It requested that multiple
family units be included as a conditional use within the C District.
Based upon the documents received from North Shore Development
Corporation, the Board finds that residential living units within
the C District could be consistent with the commercial district,
provided, however, that they be specified in the master plan of a
commercial area before it be considered as a conditional use.
Furthermore, any multiple family units should be developed
consistent with the standards of the RM District in the planned
community zone.
13. Resort District: There was a controversy between
the Sunriver Owner's Association and the potential purchasers of the
old skating rink property which is to be included within the R
District in the Sunriver Master Plan. The Owner's Association took
the position that no offices should be permitted in the R District
except property sales offices operated by the Developer and retail
sales commonly associated with recreational facilities. Much of the
imput from the Homeowners and the Mall Association was against
VC 44 Pac- X46
8
allowing commercial uses in the R District. The Board finds that
retail sales associated with outright permitted uses in the R
District sroul:-': be a conditional use. This is to insure
compatibility with surrounding uses and to limit commercial uses to
the C District unless they are consistent with the purposes of the R
District.
Levi Hermann did request that school facilities be a
conditional use in an R District. The Developer did not object to
this proposed use for the skating rink property and there does not
appear to be a serious conflict with allowing schools in the R zone
after reviewing their potential impact on an individual basis.
Therefore, the Board finds that the schools could be an appropriate
conditional use in the R District. All conditional uses must be
consistent with the master plan of the Development as well as
meeting the other criteria appropriate for conditional uses.
14. Building Heights: The proposed ordinance did not
allow buildings in excess of 30 feet in height in a resort district.
However, there are several buildings already located in Sunriver
that are over 30 feet in height, for instance, the Sunriver Lodge.
The Board finds it to be appropriate to review future requests for
buildings in excess of 30 feet as a conditional use rather than as a
variance. Therefore, buildings over 30 feet in height will be a
conditional use in a resort district in all Planned Community zones.
15. Amendment of a Development Plan: Paul Speck, a
representative of Stan Ochs, contends that a development plan
amendment should be a comprehensive plan change rather than a zone
change. The comprehensive plan designation for Sunriver is "planned
f VOL 44 FACE 647
9
community". It would not be appropriate to require an amendment to a
development plan for Sunriver to be a comprehensive plan change.
Rather, it should be in the nature of a zone change. Therefore, the
board finds that the appropriate criteria for considering an
amendment of development plan would be criteria for a zone change
rather than criteria for a comprehensive plan change.
C. Sunriver Master Plan:
1. Sunriver is an existing planned community consisting
of approximately 3,373 acres in southern Deschutes County.
2. The development consists of four legally distinct
areas. A portion of the property, Sunriver Phase I, has been made
subject to the Plan of Sunriver recorded June 20, 1968, in Volume
159, Page 198, Deed Records. A portion of the property has been made
subject to Plan of Sunriver Phase I I . The area known as the Business
Park I is located southerly of South Century Drive and is subject to
The Declaration of Business Park I. The property adjacent to
Business Park I and identified as I(1) will be made subject to a
declaration similar to Business Park I. These areas are not legally
a part of either Sunriver Phase I or Phase II. The last area is what
has been called "developer's areas", and generally include the
Sunriver Lodge, maintained areas, 2 18 -hole golf courses and some
recreational areas used in the resort operation. These areas are
collectively known as Sunriver.
3. The Sunriver Master Plan consists of the following:
(a) Sunriver Master Plan Data - Revised 1982
VOL 44 r"AGE 648
10
(b) Recreation at Sunriver, Oregon, prepared by
Robert E. Yoxall, Inc.
c) Sanitary Sewerage Facilities and Water Supply
System Master Plan prepared by DMJM; Hilton.
(d) Report on Evaluation of Roadways and Bikeways,
prepared by Carl H. Buttke, Inc.
(e) Sunriver Land Use District Map.
4. Every single family residential area which has
received final plat approval in Sunriver has been disignated RS.
S. Every multiple family, condominium or townhouse area
which has received site plan approval or final plat approval in
Sunriver has been designated RM.
6. Dedicated common areas, utility company property and
other Developer owned properties in Sunriver (excluding common
areas within recorded subdivision plats) have been designated CP.
7. The 2 18 -hole golf courses are designated R, and
restricted to use as golf courses.
8. The Sunriver County Mall area is designated C.
9. The Sunriver Airport is designated A.
10. Approval of the Sunriver Master Plan is not intended
to effect existing uses except as may be specifically identified in
the Sunriver Master Plan Data - Revised 1982.
11. All other currently undeveloped areas within
Sunriver have received a district designation and a number. The
uses permitted for these areas are specifically identified in the
Master Plan.
t �
VOL 44 PACE64P
11
12. RS 1 : This area contains 2.3 acres and is located
in Forest Park. The Developer had originally designated the area as
RM and requested a density of 16 units. As a result of public
hearings held in Sunriver, the Developer amended its request and
redesignated the property RS with eight lots or 2.83 units per acre.
This density is consistent with the average density of Forest Park I
and II. The area is commonly known as Ridgetop. A project by that
name had been denied by the board of commissioners in 1978, for 16
multiple family units. The Board finds that the original Sunriver
map designated the area as "possible multiple family unit area" or
"reserved for future development". The area can be developed
through the subdivision process. The grounds for denial of the
project in 1978 were related to the proposed density of 16 units.
The decision was not based on any alleged representation of
Developer that the area was to be common property. The Board finds
that there is no evidence in the record which shows that this area
was previously designated as Common Property.
13. RS(3) and RS(6): The Sunriver Master Plan
originally presented to the owners contained an area designated as
RS(6) which was on the southeast corner of Sunriver Road and East
Cascade Road. This area had been originaly designated as a lake on
the 1978 Sunriver phase II Master Plan. It was later determined that
a lake was not practical on this location because of drainage
patterns in the area. The Sunriver Owners' Association and
Developer agreed that RS(6) should be designated as CP. The
original school site as shown on the Sunriver Phase II Master Plan
would be deleted and that area would become part of RS (8) . The Board
t r
va 44 PAL_ 650-
12
finds that the school site would not be appropriate at the former school
site location (RS -7), because of the internal traffic which would be
generated within Sunriver. The school site is more appropriate on
Century Drive adjacent to the Business Park where it is more
accessable to children from the entire surrounding area. The former
school site, (RS -7) is suitable for residential development in
character with the rest of the area, that the proposed school site
would be suitable for residential development and further finds that
RS(6) would be better designated as CP even though it may not be
dedicated to common property by the Developer. (see finding #28)
14. RS(2): RS(2) was located adjacent to the Deschutes
River and the marina. It contains 61.5 acres. The. Developer had
originally requested 12 dwelling units or one unit per five acres.
The Planning Commission and Sunriver owner's Association
recommended that the area remain CP. The Developer has stated that
if the total number of dwelling units recommended by the Planning
Commission is not reduced for the total development, that the change
from RS(2) to CP would be acceptable. The Board finds that RS(2) is
best suited for community property based upon its location adjacent
to the Deschutes River, its potential for flooding and its other
development limitations cited by the Planning Staff in their
reports. This will not be dedicated as common property by the
Developer. (see finding #27)
15. RM(l) : RM(l) contains 12 acres and is located at the
southerly entrance to Sunriver. There are approximately 5.8 acres
of buildable area. The Developer has requested that density not
exceed 36 units or three units per acre overall or 6.28 units per
■
L 44 PACE 6 51-
13
acre on the buildable area. The Developer has agreed to dedicate as
common property 50 feet along Abbott Drive and 50 feet along the
Century Drive right of way. There would be no access from either
Abbott Drive or Century Drive. This area was shown as a possible
multiple unit area on the original Plan of Sunriver map. The Board
finds that this site would be suitable for multiple family
development provided that the common property is dedicated, that no
access be allowed from either Abbott Drive or Century Drive, and
that any development be subject to site plan review and approval.
Furthermore, it finds that if the development is to be within 50 feet
of the common area and an incre-ased amount of screening would be
required.
16. RM(11) : This site contains 12.9 acres and is located
adjacent to the existing corporate maintenance yard and the Ouelah
Development. The Developer originally requested a density of eight
units per acre or 103 units overall As a result of public hearing,
it amended its request and asked for density not to exceed six units
per acre or 77 units for the entire site. The Planning Department
and Planning Commission have recommended density of six units per
acre. The record has indicated that the primary concern of
adjoining landowners was the ability of the sewer line to handle the
proposed development and lack of compatibility with surrounding
single family units. The Board finds that this site would be
suitable for multi -family residential development, because of its
location between Ranch Cabins and Ouelah multi -family developments.
Sinale family development in this area would conflict with the
multi -family character of the area. However, the Developer shall
t
conduct engineering studies prior to platting to determine that
sewer line sizing and pump stations are adequate to handle the
anticipated flo.: of any new development.
17. C(1): This site contains 3.7 acres and is the
current location of the administration building, the emergency
services center, the pottery shop, and the nature center. The Board
finds that this site is suitable for limited commercial development.
When the Developer has left the project and no longer has a need for
the buildings, the Board finds that the following commercial uses
would be appropriate:
(a) Art Gallery with. -art supplies;
(b) Offices, business or professional, not including the
retail sale of goods.
18. C(2): This is a commercial tract of land containing
2.4 acres proposed to be located at the north entrance to Sunriver.
The Board finds that a limited amount of commercial uses would be
appropriate, provided, however, that commercial uses be limited to a
grocery store and convenience center and service station.
19. qL4) : This is the area of property commonly referred
to as the Sunriver Country Mall and contains 30.66 acres of which
approximately 6 acres have currently been developed for retail
commercial uses. The Board finds that this area is suitable for a
commercial district and for the uses allowed outright in the
commercial district. The Board further finds, based upon the "Town
Center Sunriver" document submitted by North Shore Development
Corporation August 18, 1982, that, residential units within this
area would be an appropriate conditional use provided that any
va 4 a �Au x
15
density does not exceed eight units per gross acre consistent with
other RM multiple family residential areas in Sunriver and, further
provided, that no residential developments would be allowed which
would affect the overall density of 1.5 building units per acre in
Sunriver.
20. R(6): This area was not originally designated on the
master plan that had been submitted by the Developer. The area
contains the present lodge, great hall, pool, parking, tennis courts
1 through 4, playground areas, associated commons, the old skating
rink, and the property surrounding the old skating rink. The area
consists of approximately 28.4_. acres, much of which is dedicated
common property. The Board finds that this area should be
designated for clarification only, but that such inclusion does not
effect the status of the designated common area or pre-existing
uses. The Board finds that the concerns of the Homeowners
Association as to the importance of limiting the impacts of uses in
this area warrants special consideration therefore, specific
conditional use criteria are included in the plan. No construction
of dwellings should be permitted in this area. The Board does
specifically find that the old skating rink would be an appropriate
location for a school provided the application meets the criteria
for a conditional use.
21. Golf Course: The Board finds that the golf courses
should be designated as a resort district to clarify their status.
22. I District: The I District consists of the Business
Park I and the area designated as I(1) on the Sunriver Master Plan
adjacent to Business Park I. The adoption of this master plan is not
vot 44 rAcE 654
16
intended to in any way effect existing development within Business
Park I, including existing commercial development for which
approvals have :._ireadv been granted. The Board further finds that,
do to potential impacts and conflicts of commercial uses outside of
the "C" commercial zones, only commercial uses within Business Park
I which are consistent with the master plan of Sunriver and do not
conflict with the use permitted outright within the I zone should be
conditionally allowed in Business Park I. However, the area
designated as I(1) shall be restricted to industrial development
only.
23. RM(12): RM(12) is located adjacent to Business Park
I and contains four acres. The Board finds that this area is
suitable for apartment houses to take the place of the Abbott House
Apartments which are adjacent to the Country Mall. This area would
be appropriate for those persons who work in Sunriver and especially
those persons that are employed as part of the resort operation. The
Board finds that the density of development should not exceed that
allowed in the RM District of the PC zone which is one unit per 2,000
square feet.
24. Airport: The Sunriver Airport is an existing
airport and is to be designated as an A district. The Board does
find that an additional 1,000 feet of runway to the north would add
to the safety of the airport, provided, however, that the additional
runway would be designed and developed only to be used as a take -off
area and is not to be used as a landing which is known as a displaced
threshold. At such time as the runway is expanded, the Board finds
that a visual aid slope indicator should be installed to further
VOL 44 w' 655
17
improve airport safety and this will be a condition to any permit to
expand the airport. The Board does find that the existing terminal
building may be allowed to expand as well as additional hangers
provided. Such expansion will require a conditional use permit as
well as site plan approval. The Board specifically finds that a
weight limitation is not appropriate for the type of aircraft that
commonly use Sunriver Airport. The lack of relationship between the
noise and safety of aircraft and there weight supports this finding.
However, the Board does find that the Sunriver Airport was designed
as a private airstrip with only some incidental public use.
Therefore, activities such as flying schools, parachuting,
commercial gliding, or ballooning shall be allowed only on special
occasions after approval by the management of the Sunriver Resort.
The Board finds that facilities for minor repairs and maintenance of
airplanes should be allowed but that they should be totally within
the hanger facilities to minimize the potential impacts.
25. Cardinal Landing: The Board finds that it is not
likely that the U. S. Forest Service will pave Road 1808 or improve
the road from the Bridge to Road 1808 in the immediate future. Costs
of maintaining, plowing and security considerations will be
substantial and the Owners Association has agreed that improvements
of Cardinal Landing would not be necessary, provided that there is a
north access to Sunriver from Highway 97. Therefore, it is not
necessary to consider improvement of the Cardinal Landing at this
time. However, the road shall remain available for emergency exit
during the fire season.
va 44 FACE 656
18
26. Fire Hall Location: The Board finds that the
Developer shall be required to find a location for a second fire
hall. A fire h_.1l may be located either near the north course golf
course maintenance area or at a location within CP(6) or R(S)
depending upon whether there shall be two firehalls or a centralized
fire hall.
27. CP -8: This area is a sensitive undeveloped area
along the Deschutes River. The revised policy statement of the
Sunriver Owners Association (SROA) of April 28, 1982, and comments
submitted by SROA at the Planning Commission meeting of the same day
cited objections to development in this area. The principle
objections were obstruction of views, added traffic on the roads and
the minimal benefit compared to the potential for major impact in
the area. SROA stated that this area should be open space.
The March 29, 1982, letter from Sunriver Horseowne-rs
Association points out several development limitations to the site
and cites the importance this area has to the equestrian uses within
Sunriver.
The Planning Commission on May 12, 1982, specifically
discussed this area, its high water table and the high impact
development would have there. It came to a concensus that this area
should remain undeveloped. The planning staff in its staff report
of March 4, 1982, cited numerous reasons, including the need for
septic systems for development, the sensitive nature of the area and
the unknown status of the flood plain in the area. The staff
recommended that the area remain open space and recreation. There
was no testimony which proposed any uses other than 12 single family
i r
vU`! 44 P�q 65"7
residences, open space, and pasture for this site, received by the
close of the public hearing. Based upon the reasons cited by the
Sunriver Owners Association, the Sunriver Homeowners Association,
the County Planning Commission, and the planning staff, the Board
finds that this area should be designated on the Master Plan for open
space and pasture only.
28. CP -9: This area is located on the south east corner
of Sunriver Road and East Cascade Road. This area was originally
designated as a lake on the Phase II Master Plan. It appears that
there may be development limitations which preclude building a lake
at this location. The Sunriver Owners Association has stated
throughout their testimony that this area should be for open space
and recreation. They have stated that this area should be combined
with CP -5. A school site was removed from Beaver Drive in the Deer
Park area because of potential adverse impacts to residential
neighborhood. This was an area of about 10 acres. The Board finds
that there is an inadequate amount of property available for school
sites. Because of its (CP -9) location on two major roads (Sunriver
Road and East Cascade Road) and the limited amount of residential
development in this area, the Board finds that CP -9 could be a
suitable school site. The Board further finds that the site plan
review process is adequate to insure compatibility of school with
the area.
C. Miscellaneous Matters:
1. Letter from Paul Sbeck Received August 26, 1982:
Mr. Speck represents Stan Ochs, a resident and businessman in
VOL 44 FAu� �JR
20
Sunriver. He identified a number of areas which, in his opinion,
were not adequately addressed in the Sunriver Master Plan and
Planned Cemmun:y Zoning Ordinance.
(a) Rules Applicable to Sunriver: The Board fully
recognizes that Sunriver is an area of special interest. The
initial subdivision approvals and master plan for Sunriver
were adopted prior to zoning having been implemented in
Deschutes County. In 1972, when zoning was in fact
implemented, a master plan for Sunriver was approved under the
PD portion of zoning ordinance PL -5. More recently, in
September of 1978, a revised master plan for Sunriver Phase II
was adopted by the county. Sunriver has complied with the
rules and regulations set up in The Deschutes County Zoning and
Subdivision Ordinances. Sunriver further recognizes that
there was an oversight in not adopting a planned community zone
at the time of the adoption of the current zoning ordinance.
However, this application is intended to alleviate that
oversight. The Board further finds that the Sunriver Master
Plan applies to the development of a very small portion of
Sunriver. A vast majority of the property in Sunriver has
already been developed or received approval for development.
The Board further finds that Sunriver is not a municipality but
rather a planned community as set forth in the Deschutes County
Comprehensive Plan. The Deschutes County Comprehensive Plan
has been acknowledged by the LCDC and the Board takes the
position that Sunriver, as a planned community, complies with
the statewide planning goals and guidelines.
Vol, 4 aAu 659
21
The County Comprehensive Plan defines a "Planned
Community."
In order to process an application for a future
Planned Community a comprehensive plan change will be
necessary for the site. This will require that all relevant
Statewide Planning Goals and Guidelines are satisfied and that
the project and site is consistent with the County's
Comprehensive Plan and implementing Ordinances. Such a change
could also be reviewed by LCDC through the Post Acknowledgement
Process. The Planned Community's Master Plan will be required
to demonstrate that implementation of all applicable goals,
policies and ordinances will occur. This is insured by
subsection (5) of the Planned Community Zoning Ordinance
addition to PL -15 and more specifically by Section -3.030 of
Ordinance 81-043, the County Subdivision Ordinance.
Further review of a Planned Community will occur
when the area is re -zoned. Each district within the "PC" zone
must meet the County Zone Change Criteria in order to be
designated for a specific use.
For the above reasons the Board finds that the
process for creating a Planned Community does have sufficient
criteria to judge the adequacy of the site, project and its
implementing master plan. The Board further finds that because
each planned community is unique, further textual definition
and explanation within the text of the Comprehensive Plan is
not appropriate.
V 0111 42Atz 660
(b) Landscaping: The question of landscaping is
dealt with extensively by the Sunriver Design Committee in the
Sunriver DF sign Committee Manual in accordance with the Plan of
Sunriver and the Plan of Sunriver Phase II. Furthermore,
extensive landscaping requirements will be imposed upon any
site plan approval for the future development of multiple
family and commercial sites in Sunriver.
(c) Maintenance: The maintenance of the
development is addressed in the Plan of Sunriver and the Plan
of Sunriver Phase II. Specifically the administrator for
Sunriver is responsible far maintenance of common areas and
privateways within Sunriver. Individual owners are
responsible for the maintenacne of their own units and there
are separate conditions, covenants, and restrictions imposing
maintenance requirements upon commercial developments within
Sunriver. There has been no evidence to indicate that the Plan
of Sunriver is inadequate or that the administrator is without
the necessary resources or authority to continue to maintain
the privateways and common areas within Sunriver.
(d) Transportation: The data base of the master
plan includes a 41 page report on roads and bikeways prepared
by Carl Buttke, Inc., a consulting traffic engineer. That
report has been incorporated into a part of the Sunriver Master
Plan. The Board finds that this report adequately addresses
the question of transportation within Sunriver.
(e) Public Services: There is an extensive
facilities section contained in the master plan of Sunriver and
VOL 44 pw-:661
23
supported by an extensive data base. The Board finds that the
issue of public services has been adequately addressed in the
master plan.
(f) Transfer to the Owners' Association: The
issue of transfer to the Owners' Association is again a matter
left to the Plan of Sunriver and Plan of Sunriver Phase II.
There is adequate provision in the Plan of Sunriver and the
Plan of Sunriver Phase II to accomplish the required transfer
to the Owners' Association.
(g) Coordination with Existing and Oriainal
Plan of Sunriver:
As set forth above, the county has
recognized the master plan of Sunriver and the revised master
plan of Sunriver Phase II. There has been extensive review of
prior master plans and the Board finds that there has been a
significant degree of coordination with the existing Sunriver
Master Plan and the original plan of Sunriver.
(h) Timing of the Development: The Board finds
the timing is not a critical issue. As set forth above, the
Board finds that the vast majority of Sunriver has already been
developed and that the question of timing is generally moot.
(i) Overall Density: The Board specifically finds
that Sunriver was originally granted approval for densities
not to exceed 1.5 dwelling units per acre. The present master
plan contemplates a density of 1.4 dwelling units per acre or
less.
(j) Commercial Development: The Board finds the
commercial development has been limited in Sunriver. There
von 44 PgG62
will be allowed commercial development in Business Park I,
Sunriver Country Mall, the North Entrance Area Commercial
District, . and the present location of the Sunriver
Administrative offices. The Board feels that this does not
create any confusion with respect to the amount of commercial
development that is available and finds that it would not be in
the best interest to have only one commercial district in
Sunriver.
(k) Amenities and Common Areas: The Developer has
made specific representations regarding the development of
additional recreational amenities in Sunriver. The Board
feels that based on these representations, recreational
amenities provided in Sunriver are sufficient for the
community.