Department of Land Conservation and Development 
635 Capitol Street, Suite 150 
Salem, OR 9730 1-2540 
(503) 373-0050 
Fax (503) 378-5518 
w w w . lc d. s tat e. or. us 
NOTICE OF ADOPTED AMENDMENT 
12/01/2010 
TO: Subscribers to Notice of Adopted Plan 
or Land Use Regulation Amendments 
FROM: Plan Amendment Program Specialist 
SUBJECT: City of Bend Plan Amendment 
DLCD File Number 006-10 
The Department of Land Conservation and Development (DLCD) received the attached notice of adoption. 
A Copy of the adopted plan amendment is available for review at the DLCD office in Salem and the local 
government office. This amendment was submitted without a signed ordinance. 
Appeal Procedures* 
DLCD ACKNOWLEDGMENT or DEADLINE TO APPEAL: Monday, December 13, 2010 
This amendment was submitted to DLCD for review prior to adoption with less than the required 45-day 
notice. Pursuant to ORS 197.830(2)(b) only persons who participated in the local government proceedings 
leading to adoption of the amendment are eligible to appeal this decision to the Land Use Board of 
Appeals (LUBA). 
If you wish to appeal, you must file a notice of intent to appeal with the Land Use Board of Appeals 
(LUBA) no later than 21 days from the date the decision was mailed to you by the local government. If 
you have questions, check with the local government to determine the appeal deadline. Copies of the 
notice of intent to appeal must be served upon the local government and others who received written notice 
of the final decision from the local government. The notice of intent to appeal must be served and filed in 
the form and manner prescribed by LUBA, (OAR Chapter 661, Division 10). Please call LUBA at 
503-373-1265, if you have questions about appeal procedures. 
*NOTE: The Acknowledgment or Appeal Deadline is based upon the date the decision was mailed by local 
government. A decision may have been mailed to you on a different date than it was mailed to 
DLCD. As a result, your appeal deadline may be earlier than the above date specified. NO LUBA 
Notification to the jurisdiction of an appeal by the deadline, this Plan Amendment is acknowledged. 
Cc: Amy Barry, City of Bend 
Gloria Gardiner, DLCD Urban Planning Specialist 
Jon Jinings, DLCD Community Services Specialist 
Karen Swirsky, DLCD Regional Representative 
Gary Fish, DLCD Regional Representative 
Amanda Punton, Regional Representative 
<paa> YA 
1 2 DLCD 
Notice of Adoption 
THIS FORM MUST BE MAILED TO DLCD 
WITHIN 5 WORKING DAYS AFTER THE FINAL DECISION 
PER ORS 197.610, OAR CHAPTER 660 - DIVISION 18 
: g 
: T 
A 
i <V? 
• In person [ j electronic j_J mailed 
DEP i OF 
NOV 2 4 R O -
L A N D C O N S E R V A T I O N 
a n d d e v e l o p m e ^ t 
For DLCD Use Only 
Jurisdiction: City of Bend Local file number: PZ 10-288 
Date of Adoption: 11/17/2010 Date Mailed: 11/19/2010 
Was a Notice of Proposed Amendment (Form 1) mailed to DLCD? YesDate: 9/9/2010 
• Comprehensive Plan Text Amendment Ö Comprehensive Plan Map Amendment 
Land Use Regulation Amendment • Zoning Map Amendment 
• New Land Use Regulation Ö Other: 
Summarize the adopted amendment. Do not use technical terms. Do not write "See Attached". 
Development Code Text Amendment to the Juniper Ridge Overlay Zone for the Employment Sub-District 
previously approved under PZ 09-185. Amendment provides some minor corrections and clarifications, as 
well as the addition of a vehicle PM peak hour trip limitation, and detailed fencing and screening standards 
Does the Adoption differ from proposal? Yes, Please explain below: 
Additional language was added to further detail the phasing of the trip cap proposed. The trip limitation 
language memorializes the transportation mitigation portions of the Intergovernmental Agreement (IGA) 
between the City and ODOT. 
Plan Map Changed from: N/A to: N/A 
Zone Map Changed from: N/A to: N/A 
Location: N of Cooley Road, E of BNSF Railroad Acres Involved: 306 
Specify Density: Previous: 1 dwelling/acre New: N/A 
Applicable statewide planning goals: 
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 
Was an Exception Adopted? • YES IE NO 
Did DLCD receive a Notice of Proposed Amendment... 
45-days prior to first evidentiary hearing? Yes Q No 
If no, do the statewide planning goals apply? • Yes No 
DLCD File No. 006-10 (18515) [16431] 
If no, did Emergency Circumstances require immediate adoption? • Yes !KI No 
DLCD file No. 
Please list all affected State or Federal Agencies, Local Governments or Special Districts: 
Local Contact: Amy Barry 
Address: 710 NW Wall Street 
City: Bend Zip: 97759-
Phone: (541) 693-2114 Extension: 
Fax Number: 541-388-5519 
E-mail Address: abarry@ci.bend.or.us 
ADOPTION SUBMITTAL REQUIREMENTS 
This form must be mailed to DLCD within 5 working days after the final decision 
per ORS 197.610, OAR Chapter 660 - Division 18. 
1. Send this Form and TWO Complete Copies (documents and maps) of the Adopted Amendment to: 
ATTENTION: PLAN AMENDMENT SPECIALIST 
DEPARTMENT OF LAND CONSERVATION AND DEVELOPMENT 
635 CAPITOL STREET NE, SUITE 150 
SALEM, OREGON 97301-2540 
2. Electronic Submittals: At least one hard copy must be sent by mail or in person, but you may also submit 
an electronic copy, by either email or FTP. You may connect to this address to FTP proposals and 
adoptions: webserver.lcd.state.or.us. To obtain our Username and password for FTP, call Mara Ulloa at 
503-373-0050 extension 238, or by emailing mara.ulIoa@state.or.us. 
3. Please Note: Adopted materials must be sent to DLCD not later than FIVE (5) working days 
following the date of the final decision on the amendment. 
4. Submittal of this Notice of Adoption must include the text of the amendment plus adopted findings 
and supplementary information. 
5. The deadline to appeal will not be extended if you submit this notice of adoption within five working 
days of the final decision. Appeals to LUBA may be filed within TWENTY-ONE (21) days of the date, 
the Notice of Adoption is sent to DLCD. 
6. In addition to sending the Notice of Adoption to DLCD, you must notify persons who 
participated in the local hearing and requested notice of the final decision. 
7. Need More Copies? You can now access these forms online at http://www.lcd.state.or.us/. Please 
print on 8-1/2x11 green paper only. You may also call the DLCD Office at (503) 373-0050; or Fax 
your request to: (503) 378-5518; or Email your request to mara.ulloa@state.or.us - ATTENTION: 
PLAN AMENDMENT SPECIALIST. 
ORDINANCE NO. NS-2152 
AN ORDINANCE AMENDING THE CITY OF BEND DEVELOPMENT CODE SECTION 
2.7.2030, JUNIPER RIDGE OVERLAY ZONE EMPLOYMENT SUB-DISTRICT 
Findings 
A. The City of Bend initiated a legislative Development Code text amendment on 
September 9, 2010. 
B. The application was submitted in accordance with Chapter 4.1 of the Bend 
Development Code. Timely and sufficient notice of public hearing, pursuant to 
Section 4.1.515 of the Bend Development Code, were provided. 
C. On October 25, 2010, the City of Bend Planning Commission conducted a public 
hearing to accept testimony on the request. Following its deliberations, the 
Planning Commission voted to recommend that the Bend City Council approve 
the requested text amendment to the Juniper Ridge Overlay Zone Employment 
Sub-District. The Planning Division staff report and recommendation together 
with the testimony of the persons testifying at the hearing have been considered 
and are part of the record of this proceeding. 
D. On November 3, 2010 the Bend City Council conducted a public hearing, 
considered the testimony, the record, and the Planning Commission's 
Recommendation, and found that the request satisfies the applicable approval 
criteria Section 4.6.200 of the Development Code, the goals and policies of the 
Bend Urban Area General Plan, and Statewide Planning Goals. This general 
finding is supported by the specific findings contained in the Planning 
Commission Recommendation to the City Council; file number PZ 10-288. 
Based on these findings, the City of Bend ordains as follows: 
Section 1. Section 2.7.2030 of the Bend Development Code is amended as shown in 
Exhibit A. 
Section 2. In addition to the findings set forth above, the City adopts the Planning 
Commission Findings and Conclusion attached as Exhibit B as findings 
supporting this amendment. 
First Reading: November 3, 2010 
Second Reading: November 17, 2010 
Adopted by roll call vote on November 17, 2010. 
Ordinance NS-2152 Page 1 of 29 
YES: 6 NO: 0 ABSTAIN: 
Authenticated by the Mayor on November 17, 2010. 
0 
Kathie Eckman, Mayor 
Attest: 
Patricia Stell, City Recorder 
Approved as to form: 
City Attorney's Office 
Ordinance NS-2152 Page 2 of 29 
Exhibit A 
Proposed Text Amendment 
2.7.2000 Juniper Ridge Overlay Zone 
Sections: 
2.7.2010 Purpose 
2.7.2020 Implementation 
2.7.2030 Employment Sub-District 
2.7.2040 Town Center Sub-District - reserved 
2.7.2050 Educational Sub-District - reserved 
2.7.2060 Residential Sub-District - reserved 
2.7.2010 Purpose 
This chapter applies to all development within the Juniper Ridge Overlay Zone. The 
purpose of the Juniper Ridge Overlay Zone is to promote economical, sustainable, and 
reasonable growth in Juniper Ridge by creating unique overlay zoning sub-districts for 
residential, commercial, educational and industrial uses. 
2.7.2020 Implementation 
A. The Juniper Ridge Overlay Zone consists of the area within the dashed line 
shown on Figure 2.7.2020 - Juniper Ridge District Map. 
Ordinance NS-2152 Page 3 of 29 
Figure 2.7.2020 
Juniper Ridge District Map 
LEGEND 
POTENTIAL ROUNDABOUT 
JUMPER 
«ose 
xooie/noj 
TmmMjm. 
NE TALUi 
COOLEYROAD 
NOT TO SCA1ÌE. 
Ordinance NS-2152 Page 4 of 29 
FIGURE 2.7.2020 
JUNIPER RIDGE DISTRICT MAP 
LEGEND 
JUNIPER RIDGE DISTRICT BOUNDARY 
POTENTIAL ROUNDABOUT 
JUMPER RIDGE 
COPLEY RD. 
VICINITYf MAP 
NE TALUS I [PLACE 
NOT TO SCALE 
COOLEYROAD 
Ordinance NS-2152 
2.7.2030 Employment Sub-District 
A. Purpose. The Juniper Ridge Employment Sub-District is a 3-2Q 306 acre area that 
is intended to promote economical, sustainable, and reasonable growth by allowing 
a mix of light industrial uses, offices for research and development, corporate and 
regional headquarters and accessory uses to serve the needs of these primary uses. 
The Employment Sub-District will: 
• Provide a variety of employment opportunities 
• Promote efficient use of the land 
• Promote pedestrian and other multi-modal transportation options 
• Ensure compatibility of uses within the development and with the surrounding 
areas 
• Create an efficient, interconnected system of streets with standards 
appropriate to the intensity and type of adjacent use 
• Create safe and attractive streetscapes that will meet emergency vehicle 
access requirements and enhance pedestrian and bicycle access 
B. Applicability. The Employment Sub-District Overlay shall apply to all lands that are zoned 
Industrial Light (IL) and within the boundaries of the Juniper Ridge Overlay Zone depicted in 
Figure 2.7.2030.A. The standards of this section shall supersede those of the underlying 
zone unless no special standards within the sub-district are provided. 
C. Infrastructure Implementation. Development within the Employment Sub-District shall not 
occur unless adequate public facilities are in place to serve the property prior to occupancy. 
D. Transportation Management Association (TMA). A TMA organized to operate in a 
manner that is consistent with the Transportation Demand Management goals and policies in 
the City's Transportation System Plan and Section 4.7.500 will be developed for the 
Employment Sub-District. All site development review applications within the Employment 
Sub-District that are subject to review under Chapter 4.2 shall demonstrate conformance 
with Employment Sub-District TMA program requirements. 
Ordinance NS-2152 Page 6 of 29 
Figure 2.7.2030.A 
Employment Sub-District Map 
FIGURE 2.7.2030.A 
EMPLOYMENT SUB-DISTRICT MAP 
Ordinance NS-2152 Page 8 of 29 
E. Permitted and Conditional Uses. The land uses listed in Table 2.7.2030.A are allowed in 
the Employment Sub District, subject to the provisions of this Chapter. Only land uses that 
are specifically listed in Table 2.7.2030.A, and land uses that are approved as "similar" to 
those in Table 2.7.2030.A may be allowed. 
F. Limitations on Permitted Uses. Small scale personal and professional service uses shall 
be limited to an aggregate area total within the Employment Sub-district not to exceed 
30,000 square feet. 
G. Determination of Similar Land Uses. Similar use determinations shall be made in 
conformance with the procedures in Chapter 4.1.1400, Declaratory Ruling. 
Table 2.7.2030.A Permitted Land Uses 
Land Use Employment 
Sub-District 
Light manufacturing, fabrication, assembly and repair with incidental sales 
associated with a permitted use 
P 
Heavy manufacturing, assembly and processing of raw materials and recycling C 
Wholesale Distribution, Warehousing and Storage P 
Research and development facilities P 
Production Office (e.g., IT support centers, biotechnology, 
software/hardware development, broadcast and production studios/facilities.) 
P 
Wholesale processing uses {e.g., dry cleaning, laundry) C 
Food and beverage processing and packaging P 
Medical and dental laboratories P 
Small-scale personal and professional services 
• Within a freestanding or multi-tenant building, up to 2,500 square feet of gross 
floor area (e.g., coffee shop / deli, dry cleaners, barber shops and salons, copy 
centers, banks, financial institutions, and similar uses)- shall be allowed 
• Within a freestanding or multi-tenant building, up to 10,000 square feet for child 
care, fitness center and similar uses shall be allowed when a site has frontage 
and/or direct access to an Arterial or Collector street 
P 
Corporate Headquarters/Regional Corporate Office P 
Trade, vocational technical, professional, business schools including university 
programs serving industrial needs 
P 
Professional consulting services. P 
Industrial and professional equipment and supply sales P 
Professional office accessory to a primary use, in the same building, up to 30% 
of the floor area of the primary use. 
P 
-Utility Facilities (e.g., natural gas, electricity, telephone, cable, 
elecommuriication and similar facilities). 
P 
Public Park and Recreation Facility (not including private Open Space) C 
Key to Permitted Uses 
P = Permitted; subject to Chapter 4.1 
C Conditional Use, subject to Chapter A A 
1* In conformance Special Standards in conformance with Section 2.4.800, Special 
Development Standards 
Ordinance NS-2152 Page 9 of 29 
H. Vehicle Trip Limit Development within the Employment Sub-District shall be limited to a 
maximum of 2,220 PM peak-hour vehicles trips that will be allocated consistent with the 
terms of Intergovernmental Agreement No. 27115 and phased in accordance with the 
following Mitigation Table: 
Table 2.7.2030.B Mitigation Improvements 
PHASE 
PM 
PEAK 
HOUR 
TRIPS 
MITIGATION IMPROVEMENT 
1 700 
Empire Avenue / 18th Street 
Roundabout 
Empire Avenue / US-97 
Northbound Ramp Terminal 
Empire Avenue / US-97 
Southbound Ramp Terminal 
Third Street to US-97 
2 600 
US-97 Improvements between 
Nels Anderson & Bowery Lane 
3 580 
18th Street Corridor Improvements 
Cooley Road to Empire Avenue 
4 340 
US-97 Southbound Improvements 
Empire Avenue to Butler Market Road 
Purcell Street Extension 
Cooley Road to Yeoman Road 
1. The Vehicle Trip Limit shall be the considered the Employment Sub-District 
Transportation Mitigation Plan and shall apply to all land use applications that propose 
development that will generate peak hour vehicle trips. A PM Peak Hour trip is defined 
as a trip occurring between 4:00 PM and 6:00 PM, as further defined by the Institute of 
Transportation Engineers Trip Generation Manual. 
2. No land use application shall be deemed complete unless it includes a Traffic Impact 
Analysis (TIA) that complies with the City of Bend standards for preparing a TIA 
identified in Chapter 4.7, and includes an evaluation of Transportation Demand 
Management Measures (TDM) that will minimize peak hour vehicle trips generated by 
the proposed development. 
3. The City shall provide written notification to ODOT when a land use application is 
deemed complete at least 20 days before a decision is issued. 
4. Peak hour vehicle trip allocations are committed upon City approval of the proposed land 
use action and will expire consistent with Section 4.1.1310B of this Code. 
5. Land use applications in any phase that propose development that will generate peak 
hour trips that (i) exceed the peak hour trip thresholds identified in Table 2.7.2030. B 
Mitigation Improvements prior to the construction of local street improvements, or (ii) 
Ordinance NS-2152 Page 10 of 29 
prior to the execution of a Cooperative Improvement Agreement for the construction of 
improvements on state highway facilities, or (iii) exceed the cumulative total vested peak 
hour vehicle trips for the phase in which the application is submitted, may be approved 
only if they meet the requirements of OAR 660-012-0060. 
The City shall not grant site plan approval for any development proposal that exceeds a 
cumulative site total of 2,050 peak hour trips until all Phase 4 mitigation improvements identified 
in the above Table 2.7.2030.B Mitigation Improvements are constructed or agreed to be 
constructed in Cooperative Improvement Agreement(s) or Development Agreement(s). 
. Development Standards 
Table 2.7.2030.B Development Standards 
Maximum Building Height 65 feet 
Minimum Front Yard Setback 10 feet 
Maximum Front Setback on Primary Street 30 feet 
Frontage 
Minimum Primary Street Frontage 50 feet 
Minimum Side Yard Setback 10 feet (100 feet when abutting a 
Residential Zone) 
Minimum Rear Yard Setback 15 feet (100 feet when abutting a 
Residential Zone) 
Maximum Building Coverage 50 percent of total lot area 
JL Additional Development Standards 
1. Off-Street Parking and Loading. Off-street parking and loading spaces shall 
be provided as required in Chapter 3.3, Vehicle and Bicycle Parking. All off-
street parking or loading areas and access drives shall be paved and continually 
maintained. 
2. Block Length and Perimeter. Figure 2.7.2030.B depicts the interconnected, 
multi-modal transportation network for the Employment Sub-District. Therefore, 
the block length and perimeter standards of Section 3.1.200 are not applicable in 
the Employment Sub-District. If during development review it is determined that 
the street alignments shown in Figure 2.7.2030.B cannot be met due to 
topography, natural features or other development-related barriers, any 
development approval for such areas shall provide walkways or access ways in 
conformance with the provisions of Section 3.1.300, Pedestrian Access and 
Circulation. 
3. Parking and Loading Setback. Where the Employment Sub-District abuts a 
residential zone, any off-street parking and loading areas shall be set back at 
least 30 feet from the abutting residential property line and the setback area 
shall be landscaped a minimum of 30 feet to provide a buffer along the adjoining 
residential property. Landscaping shall be maintained by the property owner and 
Ordinance NS-2152 Page 11 of 29 
shall conform to the standards in Sections 3.2.200, Landscape Conservation and 
3.2.300, New Landscaping. 
4. Maintenance of Undeveloped Property. All undeveloped property on a 
developed site shall be either left in a natural state, or landscaped and 
continually maintained according to the requirements and standards in Sections 
3.2.200, Landscape Conservation and 3.2.300, New Landscaping. 
5. Prohibition of Nuisance Activities. All development shall be designed and 
constructed so that operation of the uses on the property will not create a 
nuisance or hazard on any adjacent property or right of way from noise, 
vibration, heat, glare, dust, or odorous, toxic or noxious matter. 
6. Parking and Circulation. No vehicle circulation or parking except for access 
driveways shall be permitted within any minimum front yard setback area. 
7. Corner Lots and Through Lots. For buildings on lots with more than one street 
frontage or through lots, the minimum front yard setback standards in Table 
2.2.2030.B shall be applied to all street frontages. The maximum setback 
standard shall be applied to only one of the frontages. Where the abutting streets 
are of different classifications, the maximum setback standard shall be applied to 
the higher classification of street. 
8. Fencing and screening. Continuous lot perimeter fencing shall not be allowed 
within the Employment Sub District. Architectural screen walls shall be used to 
screen service, loading, and exterior material and equipment storage areas, and 
may be used to screen other on site amenities such as private patios and 
employee break areas. Non decorative fencing may be used to screen areas not 
visible from rights of way or adjoining properties. 
a. Perimeter Fencing: Lot perimeter fencing is only permitted within the 
Employment Sub-District under the conditions set forth in Table 2.7.2030.C, 
Fencing and Screening Conditions. 
b. Standard Fencing: Standard non-decorative fencing may be installed in areas 
not visible from street rights of way or adjoining properties within the 
Employment Subdistrict. Standard fencing also may be used as specified in 
Table 2.7.2030.C. A minimum quality of standard fencing shall be black vinyl-
coated chain link. 
c. Upgraded Fencing: Upgraded fencing shall be provided as specified in Table 
2.7.2030.C. Upgraded fencing is intended to provide limited security, 
discourage trespass, and provide an informative demarcation between uses 
(e.g., public / private, institutional / private / public, etc.). Design 
considerations for upgraded fencing shall include: 
• Simplicity as opposed to excessive ornamentation. 
• Low maintenance / ease of landscape maintenance on each side. 
• Respect for the design theme of established development on adjacent 
parcels. 
Ordinance NS-2152 Page 12 of 29 
• A clear relationship to the building's architecture. 
• Consideration of a standard design where a large property shares a 
common boundary with several smaller properties. 
d. Architectural Screen Walls: Architectural screen walls shall be used to screen 
service and loading areas; above-ground utilities such as transformers and 
generators, exterior material and equipment storage areas, work yards, and 
trash and/or recycling areas. Architectural screen walls may be used to 
screen other on-site amenities such as private patios and employee break 
areas. Architectural screen walls shall be integrated into the overall building 
architectural statement, employing materials and colors drawn from the 
building design palette. The size of an area enclosed by an architectural 
screen wall shall be the minimum necessary to accommodate the facility or 
operation that is to be screened. 
e. Fencing and Screening on Steep Slopes: Properties with more extreme 
variations in topography (e.g., substantial slopes adjacent to relatively flat 
areas) shall employ fencing and/or screening design approaches that are 
thoughtfully integrated with the site's unique characteristics while fulfilling the 
overall functional intent of these features. Stair-step fence profiles shall be 
avoided. 
Table 2.7.2030.D Fencing and Screening Conditions 
Condition Subcondition Required Treatment 
(Minimum Standard) 
Property line adjacent to a 
Public Right of Way 
Improved right of way Upgraded Fencing 
Unimproved right of way No requirement prior to 
development 
Property line adjacent to the 
railroad tine across the 
northwest corner of the site 
Standard Fencing 
Property line on the west and 
south perimeter of Juniper 
Ridge Employment 
Subdistrict 
Adjacent to Residential zoned 
property 
Standard Fencing 
Adjacent to Commercial 
zoned property 
Upgraded Fencing 
Adjacent to permanent open 
space 
Upgraded Fencing 
Adjacent to Public Facility 
zoned property 
Standard Fencing 
Property line shared between 
two abutting lots 
When properties share a 
common property line 
No fencing allowed if it 
interferes with shared 
access/parking; Upgraded 
Fencing if it does not interfere 
with shared access/parking; 
Architectural Screen Wall if 
exterior loading or storage 
Property line adjacent to a Upgraded Fencing 
Ordinance NS-2152 Page 13 of 29 
park or open space 
Property line on the east 
perimeter of the Employment 
Sub-District 
Adjacent to Residential or 
mixed use 
Upgraded Fencing 
Adjacent to higher education 
land uses 
Upgraded Fencing 
Fencing/Screening around a 
Loading or Exterior Storage 
area 
Visible from right of way Architectural Screen Wall 
Not visible from right of way Standard Fencing 
Screening around a trash 
and/or recycling enclosure or 
exterior storage 
Architectural Screen Wall 
Fencing around a secure 
parking lot 
Visible from right of way Upgraded Fencing 
Not visible from right of way Standard Fencing 
íQ.Employment Sub-District Street Alignments. Figure 2.7.2030.B, the Juniper 
Ridge Employment Sub-District Transportation Plan Map, depicts the conceptual 
alignment of the Sub-District transportation network. Precise street alignments shall 
be determined through the development review process. Alternate alignments may 
be approved in accordance with 2.7.2030.1.2, or if it is demonstrated through the 
development review process that equivalent or improved safety and circulation will 
be achieved. The final multi-use path alignment shall be established prior to either 
the associated land division or Site Development Review, whichever occurs first. To 
ensure consistency, amendments to street classifications in the TSP, are 
incorporated into Figure 2.7.2030.B, i.e. if the TSP is amended to reclassify a 
collector street as an arterial, Figure 2.7.2030.B is equally amended. 
LK.Employment Sub-District Street Cross Sections. Figures 2.7.2030.C.1 and 
2.7.2030.C.2 depict the typical street cross-sections in the Employment Sub-District. 
Alternative cross sections that respond to site-specific circumstances may be 
approved by the City Engineer through the development review process. 
ÍViL. Employment Sub-District Access Standards. Due to large block sizes and large 
lot sizes, multiple access points to each lot in the Employment Sub-District will be 
permitted, including accesses to higher order transportation facilities, as long as the 
standards of this section are met. The following access standards supersede the 
vehicular access management standards of Chapter 3.1. 
1) Minimum Access Spacing 
a. Access points on local streets shall be a minimum often feet (10') apart as 
measured from edge of driveway to edge of driveway. 
b. Access points on Collector Streets shall be a minimum of three hundred feet 
(300') apart as measured from centerline of access to centerline of access. 
c. Access points on Arterial Streets shall be a minimum of three hundred feet 
(300') apart as measured from centerline of access to centerline of access. 
2) Additional Access Standards 
a. Driveways onto arterials and collectors may have directional restrictions (i.e. 
right-in/right-out only) depending on the roadway's characteristics, including 
Ordinance NS-2152 Page 14 of 29 
number of lanes, queuing at nearby intersections/driveways, and locations of 
signals or roundabouts, and locations of conflicting accesses. 
b. Directional restrictions will be determined by the City Engineer after a review 
of the Transportation Impact Analysis provided by the applicant. 
c. Crossing of the multi-use path by driveways shall not be allowed unless there 
are no other access options for the site. If allowed, a driveway access 
crossing a multi-use path shall be constructed to provide shared access to 
adjacent property, when applicable. 
d. Driveways shall not be located within 300 feet of an intersection. 
e. Only one access is permitted per street frontage (including shared access), 
however lots may have multiple street access points, so long as minimum 
access spacing requirements are met. 
f. The centerlines of driveways are required to align across arterials and 
collectors to minimize conflicting turning movements and allow for adequate 
turn storage. 
g. Shared access may be required, in order to comply with these access 
requirements. All access driveways on Local Truck Roads shall provide 
shared access to adjacent property to the extent practicable. 
3) Exceptions to the Access Standards of this Section. Alternate access may be 
approved by the City Engineer if all of the following criteria are met: 
a. The minimum access spacing standards of this section cannot be met. 
b. Shared access with an adjoining property cannot be established. 
c. Access to the roadway at the proposed location is critical to the function of 
the development on the property. 
d. Operations and safety of the public road system is maintained for a minimum 
analysis period of 15 years as demonstrated in a Transportation Impact 
Analysis, including an assessment for the 95% queue. The queuing between 
the proposed driveway and an intersection shall not overlap. 
e. On arterial and collector streets, directional turn restrictions are applied. 
f. AASHTO intersection sight distances are available at the proposed access 
point. 
Ordinance NS-2152 Page 15 of 29 
Figure 2.7.2030.B 
Employment Sub-District Transportation Plan Map 
'LEGEND 
x x x x x x x x 
I I miMWPH 
VE TALUS PLACI 
X X X X X X XI 
COOLEY ROAD 
^ a a a a a ^ 
M N M M M 
NOTE 
EMPLOYMENT ARTERIAL ROAD 
EMPLOYMENT COLLECTOR ROAD 
LOCAL TRUCK ROAD 
OPTIONAL LOCAL TRUCK ROAD 
EMPLOYMENT LOCAL ROAD 
OPTIONAL EMPLOYMENT LOCAL ROAD 
ONE WAY PARK BOULEVARD 
MULTI-USE PATH 
OPEN SPACE 
__ ROUNDABOUT 
r " 1 
TINQMILROAD 
:NT SUB-DISTRICT BOUNDARY 
(7).ALIGNMENT OF FUTURE 
wCONNECTION TO BE 
DETERMINED PRIOR TO 
DEVELOPMENT. 
NOT TO SCALE 

Figure 2.7.2030.C.1 
Employment Sub-District Street Cross Sections 
JUNIPER RIDGE EMPLOYMENT SUB-DISTRICT 
EMPLOYMENT ARTERIAL ROAD (FIVE LANE) 
•100' PROPOSED R - O - W • 
25* • 
15.5' LSCP*/ 
SWALE 
• 25' • 
50* • 
I 
20' PAVEMENT 
WIDTH 
12' 
TRAVEL 
LANE 
10' 
RAISED 
MEDIAN/ 
LSCP* 
•25'-
20' PAVEMENT 
WIDTH 
12' 
TRAVEL 
LANE 
15.5' LSCP*/ 
SWALE 
6' 
BIKE 
LANE. r-4 li-M 
JUNIPER RIDGE EMPLOYMENT SUB-DISTRICT 
EMPLOYMENT ARTERIAL ROAD (THREE LANE) 
15.5' LSCP*/ 
SWALE - H O ' — 
h MIN. 2.0' ADD'L EASEMENT 
MULTI-USE PATH ON 
EMPLOYMENT ARTERIAL ROAD 
•LSCP = LANDSCAPE AREAS 
Figure 2.7.2030.C.1 
Employment Sub-District Street Cross Sections 
NOTE: 
60' PROPOSED R - O - W • 
38'• 
0 . 5 1 — -"-0.5" 
5' LSCP" 
5' ADD'L u 
EASEMENT 
JUNIPER RIDGE EMPLOYMENT SUB-DISTRICT 5' LSCP" 
EMPLOYMENT LOCAL ROAD 
RESTRICT PARKING NEAR INTERSECTIONS TO 
PROVIDE ADEQUATE TRUCK TURNING AREAS MULTI-USE PATH ON 
EMPLOYMENT LOCAL ROAD 
14.5' 
LSCP« 
•OPTIONAL 8' 
PARKING 
BAY/CURB 
TIGHT SW 
•80' PROPOSED R - O - W • 
40' 
•20'-
6' 
BIKE 
LANE 
14' 
TRAVEL 
•20'-
14' 
TRAVEL 
6' 
BIKE 
LANE 
JUNIPER RIDGE EMPLOYMENT SUB-DISTRICT 
EMPLOYMENT COLLECTOR ROAD 
14.5' 
LSCP« 
•OPTIONAL 8' 
PARKING 
BAY/CURB 
TIGHT SW 
•5'H 
•ANY PROPOSED OPTIONAL PARKING MUST 
BE STAGGERED SO PARKING BAYS ARE 
LOCATED ONE SIDE OF ROAD ONLY. 
**LSCP = LANDSCAPE AREAS 
Figure 2.7.2030.C.1 
Employment Sub-District Street Cross Sections 
.Employment Sub-District Natural Resource Areas. Significant Heritage trees, 
significant rock outcroppmgs, preserved open spaces and natural landscape buffers 
areas within the Employment Sub-District are identified in Figure 2.7.2030.D, 
Employment Sub-District Natural Resource Identification Map. AN-Open Sspace 
Aareas and Open Space Buffers are required to be retained and no development will 
be allowed in these areas them. Natural landscape buffers are required to be 
maintained with native landscaping or, if they are disturbed by adjacent site 
development, to be revegetated with native landscaping. Heritage trees and 
significant rock outcrop^ings are defined in the Juniper Ridge Design Guidelines, 
Chapter 1.1, Key Site Attributes and identified in Figure 2.7.2030.D. They are 
mapped solely with the intention of providing guidance to development asd site 
design and site development, with the overall goal of preserving as many of these 
resources as is practicable. The City may allow one or more of the exceptions to 
development standards listed in Section 3.2.200.D, Landscape Conservation, if 
identified heritage trees and/or significant rock outcropp+ngs identified in Figure 
2.7.2030.D are preserved by a proposed development. The identification of 
hHeritage T-trees identified in Figure 2.7.2030.D afe is based upon the Phase I: 
Juniper Ridge Ecological Site Assessment - Summary Report and Maps, prepared 
by Gene Hickman and Matt Shinderman, 2007. 
Ordinance NS-2152 Page 21 of 29 
Figure 2.7.2030.D 
Employment Sub-District Natural Resource Identification Map 
FIGURE 2.7.2030.D 
EMPLOYMENT SUB-DISTRICT NATURAL RESOURCE IDENTIFICATION MAP 
LEGEND 
EMPLOYMENT SUB-DISTRICT BOUNDARY 
SIGNIFICANT ROCK OUTCROP 
30 FT. NATURAL LANDSCAPE BUFFER 
PRESERVED OPEN SPACE 
HERITAGE TREE 
POTENTIAL ROUNDABOUT 
NOT TO SCALE 
urainance N Ö - Z I D Z rage ¿6 OT ¿y 
2,7=2040 Town Center Sub-District - reserved for future 
(This subsection shall be developed and codified at a future date to be determined) 
2.7.2050 Educationai Sub-District - reserved for future 
(This subsection shall be developed and codified at a future date to be determined) 
2.7.2060 Residential Sub-District - reserved for future 
(This subsection shall be developed and codified at a future date to be determined) 
Ordinance NS-2152 Page 24 of 29 
CITY OF BEND PLANNING COMMISSION 
FINDINGS AND CONCLUSION 
PROJECT NUMBER: PZ 10-288 
PLANNING 
COMMISSION 
HEARING DATE 
TIME AND 
LOCATION: 
October 25, 2010, 5:30 p.m. 
City of Bend Council Chambers 
710 NW Wall Street. 
CITY COUNCIL 
HEARING DATE 
TIME AND 
LOCATION: 
November 3, 2010, 7:00 p.m. 
City of Bend Council Chambers 
710 NW Wall Street. 
APPLICANT 
OWNER: 
LOCATION: 
REQUEST: 
STAFF 
REVIEWER: 
City of Bend 
710 NW Wall Street 
PO Box 431 
Bend, OR 97709 
The 306-acre Juniper Ridge Employment Sub-District is located 
north of Cooley Road, west of Deschutes Market Road, and east of 
the Burlington Northern/Santa Fe (BNSF) railroad, at the northeast 
edge of the Urban Growth Boundary. Includes a portion of Tax Lot 
100 and all of tax lots 101, 102, 103, 200 and 300, on Deschutes 
County Assessor's Map No. 17-12-10. 
Type IV Legislative proposal to amend the text of Chapter 2.7.2000, 
Juniper Ridge Overlay Zone, Section 2.7.2030, Employment Sub-
District of the Bend Development Code. The amendment includes a 
limit of 2,220 P.M. peak-hour vehicle trips for the sub-district which 
is broken into four phases and linked to future transportation 
improvements. Development applications will have to observe the 
trip limitation as the Sub District builds out. The proposed 
amendment will also correct several map drafting errors, and 
provide additional detail to the fencing and screening standards 
regarding fencing and screening types and locations. 
Amy Barry. AICP, Associate Planner; (541) 693-2114; 
abarry@ci.bend.or.us 
APPLICABLE STANDARDS, PROCEDURES AND CRITERIA: 
Bend Code Chapter 10; City of Bend Development Code 
Chapter 4.1, Land Use Review and Procedures 
Chapter 4.6, Land Use District Map and Text Amendments 
Ordinance NS-2152 Page 25 of 29 
FINDINGS OF FACT: 
1. LOCATION: The 306-acre Juniper Ridge Employment Sub-District is located north 
of Cooley Road, west of Deschutes Market Road, and east of the Burlington 
Northern/Santa Fe (BNSF) railroad, at the northeast edge of the Urban Growth 
Boundary. Includes a portion of Tax Lot 100 and all of tax lots 101, 102, 103, 200 
and 300, on Deschutes County Assessor's Map No. 17-12-10. 
2. ZONING AND PLAN DESIGNATION: A portion of the property is zoned Industrial 
Light (IL)/JR Overlay, while the majority of the property is zoned Urban Area 
Reserve (UAR). The property is designated IL on the Bend Urban Area General 
Plan map. 
3= SITE DESCRIPTION & SURROUNDING USES: The Employment Sub-district is 
approximately 306 acres and located at the southwestern corner of the overall 
parcel, commonly known as Juniper Ridge. 
Most of the land to the west is zoned Residential Urban Standard Density (RS); 
however, the southern portion of the area to the west is zoned Residential Urban 
Low Density (RL). 
The acknowledged General Plan Map designations of the surrounding residential 
areas are consistent with the current zoning. The developed land to the west 
includes a residential subdivision and a mobile home park. The Burlington Northern 
Santa Fe (BNSF) railroad tracks run diagonally across the northwestern corner of 
the Employment Sub-District. 
The land north of the Employment Sub-District is outside the city limits and Urban 
Growth Boundary in Deschutes County's Multi-Use Agriculture (MUA 10) zone. The 
land immediately east of the Employment Sub-District is inside the city limits and 
inside the Juniper Ridge Overlay Zone and is designated IL but zoned UAR. The 
land further to the northeast, outside the city limits, is in the County's MUA 10 zone 
and is mostly undeveloped. The land further to the east and southeast is in the 
County's Exclusive Farm Use Alfalfa Subzone (EFUAL) and is mostly undeveloped. 
A small number of residential buildings are scattered to the east and northeast of the 
Employment Sub-District, outside the city limits. 
The land to the south of the Employment Sub-District is inside the city limits, is 
zoned Public Facilities (PF) and is occupied by Lava Ridge Elementary School and 
Skyview Middle School. This area also is designated PF on the General Plan Map. 
The land to the south of the Employment Sub-District and east of 18th Street is 
outside the city limits in Deschutes County's SR 2-1/2 Residential suburban Low 
Density zone and is occupied by large-lot residential development. The area is 
designated Urban Area Reserve on the Bend Urban Area General Plan Map. 
Ordinance NS-2152 Page 26 of 29 
Portions of the Employment Sub-District of the Juniper Ridge Overlay Zone have 
been developed, including Les Schwab Tire Centers' 120,000 square foot corporate 
headquarters (Tax Lot 200); Suterra's 76,000 square foot biotechnology 
manufacturing and research facility (Tax Lot 102); and a power substation (Tax Lot 
101). 
The topography of the Employment Sub-District is varied and undulating. The land 
gradually slopes down from the southwest corner of the property toward the 
northeast. A number of significant juniper trees - some more than 800 years old -
and rock outcrops are scattered throughout the Employment Sub-District. 
4. PUBLIC NOTICE AND COMMENTS: Notice of the proposed amendments was sent 
to DLCD on September 9, 2010. Notice of the public hearing was also published in 
The Bulletin on October 3, 2010. Notices were sent to City Departments and other 
affected agencies for comment. Various agency comments and recommendations 
are contained in the project file and were considered in the staff recommendation. 
No public comments were received. 
5. APPLICATION ACCEPTANCE DATE: This Legislative Text Amendment was 
initiated by the City on September 9, 2010. 
FINDINGS OF CONFORMANCE WITH APPLICABLE CRITERIA AND PROCEDURES 
Chapter 4.8 Land Use District Map and Text Amendments 
4.6.200 Legislative Amendments 
A. Applicability, Procedure and Authority. Legislative amendments generally 
involve broad public policy decisions that apply to other than an individual 
property owner. These include, without limitation, amendments to the text of 
the comprehensive plan and map, Development Code and changes in the 
zoning map not directed at a small number of properties. They are reviewed 
using the Type IV procedure in accordance with Chapter 4.1, Land Use Review 
and Procedures and shall conform to Section 4.8.600, Transportation Planning 
Rule Compliance. A Legislative Amendment may be approved or denied. 
FINDING: There currently are six lots, with four owners in the 306 acre area of the 
Employment Sub-District of the Juniper Ridge Overlay Zone. This application was 
initiated by the City as a Type IV Legislative Text Amendment. 
B. Criteria for Legislative Amendments. The applicant shall submit a written 
narrative which explains how the approval criteria will be met. A 
recommendation or a decision to approve or to deny an application for a 
Legislative Amendment shall be based on all of the following criteria: 
1. The request is consistent with the applicable State land use law; 
Ordinance NS-2152 Page 27 of 29 
FINDING: There are 19 Statewide Planning Goals which articulate Oregon's land use 
policies. The City of Bend has adopted a comprehensive plan - the Bend Area General 
Plan - to implement these policies. 
The Juniper Ridge Overlay Zone was adopted by Ordinance No. NS-2134, effective 
November 18, 2009, and acknowledged by DLCD on December 24, 2009. It was found 
to be consistent with the Statewide Planning Goals and applicable goals and policies of 
the Bend Area General Plan. 
The proposed amendments do not change that consistency. They correct several small 
map drafting errors; coordinate fencing and screening standards with improvements 
already in place in the Juniper Ridge Employment Sub-District; clarify access standards; 
set a limit on peak hour vehicle traffic generated in the sub-district; and require that site 
plan review applications observe the established trip limitation and phasing schedule. 
After adoption of the proposed amendment to the Juniper Ridge Overlay Zone the 
owner intends to submit an application to re-zone land in the Juniper Ridge Employment 
Sub-District from Urban Area Reserve (UAR) to Light Industrial (IL)/JR Overlay, bringing 
it into conformance with the Bend Area General Plan and map. 
The trip limitation language is included in the Development Code as a mitigation 
measure to meet the requirements of theTransportation Planning Rule and to gain 
ODOT's support for the upcoming rezoriing of the Employment Sub-District. 
2. The request is consistent with the applicable Bend Area General Plan goals 
and policies; 
FINDING: The Juniper Ridge Overlay Zone was found to be consistent with the 
applicable goals and policies of the Bend Area General Plan when adopted by 
Ordinance No. NS-2134, effective November 18, 2009, and acknowledged by the 
Oregon Department of Land Conservation and Development on December 24, 2009. 
The proposed amendments do not change that consistency. They correct several small 
map drafting errors, provide additional detail to the fencing and screening standards 
regarding fencing/screening types and locations and adds a cross reference to the 
access standards and set a limit on peak hour vehicle traffic generated in the sub-
district. The proposed amendments continue to be consistent with the General Plan. 
3. The applicant can demonstrate a public need or benefit for the proposed 
amendment 
FINDING: The Burden of Proof Statement for the adopted Juniper Ridge Overlay Zone 
adequately demonstrated the public need and benefit of the Employment Sub-District. 
The proposed fence standards will provide for a more comprehensive and deliberate 
fencing theme throughout the Sub-District. And the vehicle trip limitation will ensure that 
the transportation mobility standards at affected intersections will be maintained. 
Ordinance NS-2152 Page 28 of 29 
CONCLUSION: 
Based on the above findings, the Planning Commission finds that the proposed 
amendments to the Juniper Ridge Overlay Zone meet all applicable criteria of approval 
within the Development Code. 
Ordinance NS-2152 Page 29 of 29 
(r ^ 
CITY OF BEND 
COMMUNITY DEVELOPMENT DEPARTMENT 
710 NW WALL STREET 
BEND, OR 97701 
TO: 
DLCD 
Attn: Plan Amendment Specialist 
635 Capitol St NE, Ste 150 
Salem, OR 97301-2540 
J