2.7.2070 Large Tract Industrial Land Divisions.
A. Purpose. The purpose of this section is to allow the creation of large tracts for separate ownership but not developable sites until further steps are taken as required in subsection (C) of this section. It allows the basic pattern of collector and arterial streets to be established, and a demonstration that it is feasible to serve the site with urban facilities and services and meet other code requirements.
B. Applicability. This section applies to lots, parcels, tracts and other units of land located in the Juniper Ridge Overlay Zone that are more than 100 acres in size and owned by the City of Bend.
C. Review Procedures. The following procedures apply to large tract industrial land divisions:
1. Step 1. The approval of a large tract tentative land division plan (Type II process) and large tract final plat (Type I process) to create tracts 15 acres or larger in compliance with this section. Demonstration that adequate transportation, sewer and water is available is not applicable to this step. Step 1 is subject to the process set forth in subsections (D) through (F) of this section.
2. Step 2. Upon recordation of the large tract final plat as required in Step 1, the following two procedural options may begin:
a. Option 1. The approval of a tentative land division plan (Type II process) and final plat (Type I process) for the entire tract approved in Step 1 that creates new lots or parcels for development in compliance with BDC Chapter 4.3, Land Divisions and Property Line Adjustments.
b. Option 2. The approval of a site plan review application (Type II process) for the entire tract that is a minimum of 15 acres in compliance with BDC Chapter 4.2, Minimum Development Standards Review, Site Plan Review and Design Review. Providing full infrastructure improvements for the entire tract is a component of the site plan review application. For purposes of this section, a tract is a lot or a parcel and must receive approval of the site plan review application before it is developable.
D. Large Tract Tentative Plan Submittal Requirements. An application for review under this section must include the following information, as deemed applicable by the Community and Economic Development Director:
1. General information and existing conditions in BDC 4.3.300(B)(1) and (B)(2).
2. Information concerning the proposed large tract land division:
a. Location, names, width, typical improvements, cross-sections, bridges, culverts, curve radii and centerline lengths and reserve strips of all proposed streets, and the relationship to all existing and projected streets within 150 feet.
b. Location, width, and purpose of all proposed easements or rights-of-way for utilities, bikeways, and access corridors, and relationship to all existing easements and rights-of-way within 150 feet.
c. Location of at least one permanent bench mark within the existing or proposed subdivision, partition or replat boundary.
d. Location, approximate area, and dimensions of each tract and proposed tract numbers.
e. Location, approximate area, and dimensions of any tract proposed for public use, the use proposed, and plans for improvements or development thereof.
f. Description and location of any proposed common area and community facility.
g. Statement from each utility company proposed to serve the proposed land division or reconfiguration stating that each such company is able and willing to serve the proposed land division as set forth in the tentative plan. Each utility purveyor must be noted on the tentative plan.
E. Large Tract Criteria for Tentative Plan Approval. The Review Authority must not approve a tentative plan for a proposed large tract land division unless the Review Authority finds that the large tract land division will satisfy the following criteria of approval:
1. The proposal provides for the preservation of natural features and resources such as streams, lakes, natural vegetation, special terrain features, and other natural and historic resources to the maximum degree practicable.
2. The proposal allows for the development of adjacent property in accordance with the provisions of this code.
3. The proposal contributes to the orderly development of the Bend area transportation network of roads, bikeways, and pedestrian facilities, and allows for continuation and expansion of existing public access easements within or adjacent to the subdivision, partition or replat.
4. Each tract is 15 acres or larger and abuts an arterial or collector street.
5. Arterials and collector streets comply with Figure 2.7.2025.A, Juniper Ridge Overlay Zone Boundary Map. Rights-of-way for arterial and collector streets within the proposed large tract land division area will be dedicated to the public, in a location approved by the City Engineer, with the final plat unless waived by the City.
6. The proposal meets the requirements of the Fire Code, adopted flood protection standards, and other adopted standards intended to protect against natural hazards.
7. Property lines are established along projected future rights-of-way and do not interfere with the ability for future land divisions of the larger tracts that are created or development of adjacent properties.
F. Large Tract Final Plat.
1. Filing Time Period Requirements. Except as provided for in this chapter, the applicant must prepare and submit to the City a final plat that is substantially in conformance with the approved tentative plan.
a. The final plat must be filed with the City within two years of the approval date of the tentative plan.
2. Large tract industrial final plats are subject to BDC 4.3.400(B), (C), (D), (E), (G), (H) and (I).
3. Criteria for Final Plat Approval. Upon receipt by the Planning Division, the plat and other data must be reviewed by the Review Authority to determine that the following criteria have been met:
a. The large tract land division final plat is substantially the same as it appeared on the approved tentative plan, and all conditions of tentative plan approval have been or will be met.
b. That the final plat contains the following elements:
i. Streets and roads for public use are dedicated to the public without any reservation or restriction.
ii. Streets and roads held for private use and indicated on the tentative plan have been approved by the City.
iii. The plat contains provisions for dedication to the public of all streets, roads, bikeways, access corridors, parks, sewage disposal, and water supply system, if made a condition of the approval of the tentative plan. [Ord. NS-2445, 2022; Ord. NS-2434, 2022]