Ch. 2.7 Art. I Lava Ridge Refinement Plan

Article I. Lava Ridge Refinement Plan

2.7.200 Lava Ridge Refinement Plan.

The area covered by the Lava Ridge Refinement Plan is approximately 700 acres of partially developed land on the northeast edge of Bend. It is bounded on the north by Cooley Road, to the east by the Urban Growth Boundary, to the south by Empire Boulevard and to the west by the railroad.

The purpose of the Lava Ridge Refinement Plan is to create overlay zoning standards for the Residential and Commercial Districts within the refinement plan area. The refinement plan objectives are:

•Identify and coordinate street and utility locations.

•Develop a street plan that will allow individual property owner to develop independently and still create an interconnected street system and compatible uses.

•Designated neighborhood open space and provide a mechanism for construction and maintenance of designated parks.

•Determine density locations and ranges that will allow flexibility for individual property owners.

•Establish design standards for street, sidewalks and building locations to create streetscapes that are safe and accessible for pedestrians.

The plan promotes the development of neighborhoods based on traditional planning principles. A network of connected streets, some narrower than the current standard, will help to reduce cut-through traffic while distributing local traffic more evenly. Neighborhood parks are provided, particularly in higher density areas. Neighborhood commercial at the edge of the neighborhood can reduce daily car trips while keeping the associated commercial traffic away from the residential areas.

A. Residential Density and Development Provisions. The permitted residential densities shall be the same as in the underlying zones except as specified below:

1. In the RL Zone, a parcel or a lot in existence on September 6, 2000 (the date of adoption of the Lava Ridge Refinement plan) may be partitioned into no more than two lots. This standard shall apply even if sewer service is provided to the RL Zone.

2. In the RS Zone in the area north of Morningstar Drive in Sections 17-12-15CB and 17-12-15CC, all new lots next to the Morningstar subdivision lots shall have a minimum width of 100 feet along any rear or side property line that abuts the existing Morningstar subdivision lots.

B. Neighborhood Public Parks. Public parks shall be provided at the locations depicted in Figure 2.7.200.B, Parks and Pedestrian Access Ways, of the refinement plan. The developer shall work with the Bend Metro Park and Recreation District on park design to comply with district standards. The developer may be reimbursed by the Park District for park land and/or construction costs up to the amount of park system development charges for the development. Procedures for developing such proposals are outlined in the Bend Metro Park and Recreation District SDC Ordinance No. 1, Section 7. The proposal to develop a park and receive park SDC credits must first be approved by the Bend Metro Park and Recreation District Board of Directors. Upon construction of the park to district standards and reimbursement to the developer, the designated park land shall be transferred to Park District ownership. The Park District shall be responsible for ongoing park maintenance.

C. Street and Pedestrian Standards. Street and pedestrian standards must be consistent with the requirements of the Bend Comprehensive Plan and the Zoning Ordinance, except as set forth below:

1. Boyd Acres Road.
2. Empire Boulevard.
3. Local Street.
4. Local Street with Median.
5. Alley. Alleys shall include a minimum of 20 feet of right-of-way and 16 feet of paved travel surface.
6. Pedestrian Access Way. Pedestrian access ways shall be located within a right-of-way no less than 14 feet wide. The trail or path shall be a minimum of 10 feet wide and paved with asphalt or concrete.

7. Hammerhead Streets. Hammerhead streets meeting the following design standards may be permitted in the Lava Ridge Refinement Plan RM and RS Zones:

a. Hammerhead streets shall be private streets.

b. The hammerhead street length shall be no more than 150 feet.

c. The minimum right-of-way width shall be 40 feet plus a five-foot utility easement on each side.

d. Utility easements shall be required for public and/or private development.

e. The minimum street pavement width shall be 20 feet.

f. The maximum public street block length shall be 600 feet.

g. The maximum width of a housing cluster on a hammerhead street shall be 300 feet.

h. Sidewalks are not required within the cluster.

i. Sidewalks shall be required on the external public streets.

j. Parking is not permitted on the hammerhead street.

k. Landscaping on interior of hammerhead cluster is required in area from house to edge of pavement.

l. Street Frontage. Houses on lots fronting a public street, except an arterial, shall face the public street.

m. Building setback shall be the same as the underlying zone unless modified in the plat.

n. Fences or walls adjacent to an arterial shall be approved at the time of plat. Walls shall be built with varied texture and materials and shall comply with any adopted design standards. The maximum height shall be six feet except where the elevation between the arterial street and the lot line exceeds eight feet, in which case reductions to the wall or fence height may be required. The area between the fence or wall and the arterial curb shall be landscaped and maintained by abutting property owner(s) or homeowners association.

o. Fencing. On hammerhead and public streets, except arterials, fences within the yard setback area may not exceed three and a half feet in height. A fence up to six feet in height may be constructed outside of the setback area; provided, that it is no closer to the street than the building face. A fence up to six feet in height may be constructed on rear lot line.

D. Street Trees. Street trees shall be provided along all arterial streets and streets designated as connector streets on Figure 2.7.200.C, Lava Ridge Plan Circulation Plan diagram. Only street trees from a list maintained by the City Planning Department shall be planted. Street trees shall be planted 25 to 30 feet on center. Trees shall be a minimum of two-inch caliper measured four feet from ground level.

E. Block Perimeter. In addition to block length standards of the Subdivision Ordinance, the perimeter of blocks shall not exceed 1,600 feet.

1. Design review standards in BDC 2.2.600 shall apply to development in the Commercial and Professional Office Zones and any other Design Review Overlay District specified in BDC 2.2.600.

2. Residential development must be oriented to a street, with a primary entrance that fronts on the street. Garages must be no more than five feet in front of the front of the house. Front sides of garages must represent no more than 50 percent of the building frontage of any residential structure. The width of the garage door opening must be used to determine the percentage of frontage. The Planning Director or designee may waive the standards if they are impractical due to factors including, but not limited to, the following:

•When the slope at the front of the lot exceeds 12 percent.

•Preservation of natural features, such as rock outcrops.

•Preservation of trees or other vegetation.

•Lot width at the front property line of lots existing prior to December 3, 2004, is less than 50 feet.

Exception: A side loaded garage where the side of the garage faces the street and the garage doors are not oriented to a street. In this case, the garage must have a window(s) in the wall facing the street that is a minimum of six square feet. The side entry garage must have a driveway with a minimum length of 20 feet from the front and side property lines.

G. Area of Special Interest. Areas of Special Interest shown on the Bend Comprehensive Plan Map shall be subject to policies of the Bend Comprehensive Plan.

H. Fences. Walls and fences in the setback area between the front of the house and the adjacent local or collector street shall not exceed three and a half feet in height. Six-foot-high fences are permitted outside the front yard setback area between the property line and the building and on side lot lines. Fences up to six feet high may be provided along alleys.

[Ord. NS-2462, 2023; Ord. NS-2389, 2020; Ord. NS-2271, 2016; Ord. NS-2037, 2007; Ord. NS-2016, 2006; Ord. NS-1944, 2004; Ord. NS-1754, 2000]