2.7.3170 Major Development Phases and Sub-phasing.
A. Major Development Phases. The Wildflower Master Planned Development is planned to be built out in two major development phases, which may each be divided into smaller subphases as described in subsections (B) and (C) of this section. The two major development phases are depicted in Figure 2.7.3170, Wildflower Master Planned Development, Development Phasing Plan below. The two major development phases may be modified or further refined during site plan review or land division review so long as the transportation improvements listed in Table 2.7.3170 are completed as outlined below.
B. Subphases. Additional development subphases may be created within the two major development phases so long as the public roadway improvements, public trail/walkway improvements, and public utility improvements for the major phase which that subphase is located within are completed. Subphases may include individual buildings or groups of buildings created for purposes of obtaining site plan review approval, land division approval, building permit approval, or certificates of occupancy. There is no limit to the number of subphases that may be created within each major phase. Subphases may be detailed during site plan review, or land division review.
1. The portion of the property occupied by the proposed residential buildings M1 and F1 on Figure 2.7.3170 must be developed as a subphase of Phase 1. This subphase may not be developed until after the completion of the remainder of Phase 1.
C. Development Standards Compliance – Major Development Phases and Subphases. Development standards are measured on a community-wide basis based on the underlying zoning of each district. When evaluating these development standards for site plan review approval, building permit approval, or for the purpose of issuing certificates of occupancy for buildings, multiple subphases may be created for individual buildings or groups of buildings; however, the development standards for Common Open Space (BDC 2.1.1000(B)(1)), Private Open Space (BDC 2.1.1000(B)(2)), Housing Mix Standards in the RM District (BDC 2.1.1000(C)), Landscape Area Standards (BDC 3.2.300(C)), Landscape Design Standards (BDC 3.2.300(E)), Vehicle Parking Standards for On-Site Parking (BDC 3.3.300), and Bicycle Parking Standards (BDC 3.3.600), will be reviewed on a cumulative basis, across the entire Master Planned community, including the ability to include a previously approved major development phase or subphase.
When reviewing the development standards on a cumulative basis, in no case will any one accumulated development standard be permitted to fall below the minimum development standards of the BDC sections listed above. Phases and subphases must always meet or exceed the minimum development standards of the BDC sections listed above on a cumulative basis. Subphases may exceed the maximum development standards; however, the Master Plan, when fully completed, may not exceed any maximum development standards within the Master Plan as a whole, unless permitted herein.
Figure 2.7.3170. Development Phasing Diagram
D. The table below outlines transportation improvements; both vehicular and pedestrian, required as part of each Major Development Phase.
Transportation Improvements | Trigger |
|---|---|
Phase 1 | |
Sixty feet of right-of-way dedication is required along the SE Valleywood Place and SE Wilson Avenue street extension within the Phase 1 limits. | Prior to occupancy of the first building in Phase 1. |
The SE Valleywood Place and SE Wilson Avenue street extension within Phase 1 limits shall be constructed to City of Bend local street standards with 36 feet of pavement width and property tight sidewalk. A City standard 10-foot multi-use path shall be constructed on the south and west side of the street in lieu of sidewalk to provide a continuation of the Coyner trail. Modifications to City standards for reduced planter widths on both sides of the street and a narrower sidewalk width on the north and east sides of the SE Valleywood Place and SE Wilson Ave extensions are permitted to accommodate the additional width needed for the 10-foot-wide multi-use path within the 60-foot right-of-way. | Prior to occupancy of the first building in Phase 1. |
SE Wildcat Drive shall be extended from the existing terminus of SE Wildcat Drive, near the north site boundary of the project site, to the SE Wilson Avenue extension. SE Wildcat Drive shall be constructed to City of Bend local street standards with 36 feet of pavement width and property tight sidewalk. A total of six new perpendicular directional curb ramps shall be installed at the new SE Wildcat and SE Wilson intersection in accordance with City standards and PROWAG guidelines. | Prior to occupancy of the first building in Phase 1. |
Curb extensions shall be installed near the Wilson/Valleywood curve in order to limit parking along the curve, maximize site distances at the driveway approaches and reduce the pedestrian crossing distance. No parking signs shall be installed along the curb extensions. Curb ramps shall also be installed at the proposed multi-use path crossing location in accordance with City standards and PROWAG guidelines. | Prior to occupancy of the first building in Phase 1. |
A City standard six-foot-wide connector trail shall be constructed along the property’s northern boundary to connect the SE Wilson Avenue multi-use path to the eastern property line. A public pedestrian and cyclist access easement shall be recorded over the multi-use path. | Prior to occupancy of the first building in Phase 1. |
All concrete driveway approach connections to public streets within the Phase 1 limits shall be constructed in accordance with City of Bend standards. | Prior to occupancy of the first building in Phase 1. |
A City standard concrete reinforced driveway approach shall be installed at the site’s private drive aisle connection to SE 15th Street near SE Lostine Circle and at the private drive aisle connection to the SE Valleywood Place extension. | Prior to occupancy of the first building in Phase 1. |
A 10-foot paved multi-use path shall be constructed on the north side of the private drive aisle that connects SE 15th Street at SE Lostine Circle to the SE Valleywood Place extension. A public pedestrian and cyclist access easement shall be recorded over the multi-use path between SE 15th Street right-of-way and the SE Valleywood Place extension right-of-way. | Prior to occupancy of the first building in Phase 1. |
Six perpendicular directional curb ramps shall be installed at each of the three SE Valleywood Place extension crossings indicated by crosswalks on the site plan within the Phase 1 limits in accordance with City Standards and PROWAG guidelines. The exact location of the curb ramps is conceptual at this time and will be finalized during right-of-way permit review. | Prior to occupancy of the first building in Phase 1. |
Ten feet of right-of-way dedication is required along SE 15th Street to provide 50 feet of right-of-way width between property line and right-of-way centerline in accordance with City Arterial Street Standards. | Prior to occupancy of the first building in Phase 1. |
Along SE 15th Street, between the 15th and Wilson roundabout and the southern extent of the property frontage, the project shall demolish the existing curb tight sidewalk and install a City standard 10-foot-wide property tight multi-use pathway. The area between the back of curb and the new path shall be a landscape strip. The southernmost 30 feet of the project frontage may be used to accommodate a taper to the existing curb tight sidewalk to the south and to allow for a bicycle on-ramp that will allow northbound cyclists to transition from the existing on street bike lane to the 10-foot multi-use pathway. | Prior to occupancy of the first building in Phase 1. |
A fire department turnaround must be constructed to City of Bend standards and Oregon Fire Code at the termination of the Phase 1 SE Valleywood Place extension. Where the turnaround extends outside the dedicated right-of-way, an emergency access easement must be recorded over the turnaround encroachment on private property under a separate document prepared and recorded by the City of Bend. The easement may be released once the SE Valleywood Place extension is completed under Phase 2 and dead end streets that are greater than 150 feet in length no longer exist. | Prior to occupancy of the first building in Phase 1. |
Phase 2 | |
Sixty feet of right-of-way dedication is required along the SE Valleywood Place and SE Wilson Avenue street extension within the Phase 2 limits. | Prior to occupancy of the first building in Phase 2. |
The SE Valleywood Place and SE Wilson Avenue street extension within the Phase 2 limits shall be constructed to City of Bend local street standards with 36 feet of pavement width and property tight sidewalk. A City standard 10-foot multi-use path shall be constructed on the west side of the street in lieu of sidewalk to provide a continuation of the Coyner trail. Modifications to City standards for reduced planter widths on both sides of the street and a narrower sidewalk width on the north and east sides of the SE Valleywood Place and SE Wilson Ave extensions, as proposed by the project, will be acceptable in order to accommodate the additional width needed for the 10-foot wide multi-use path within the 60-foot right-of-way. | Prior to occupancy of the first building in Phase 2. |
All concrete driveway approach connections to public streets within the Phase 2 limits shall be constructed in accordance with City of Bend standards. | Prior to occupancy of the first building in Phase 2. |
Four perpendicular directional curb ramps shall be installed at each of the two SE Valleywood Place extension crossings indicated by crosswalks within the Phase 2 limits on the site plan in accordance with City Standards and PROWAG guidelines. The exact location of the curb ramps is conceptual at this time and will be finalized during right-of-way permit review. | Prior to occupancy of the first building in Phase 2. |
A total of eight new perpendicular directional curb ramps shall be installed at the SE Valleywood and SE Bronzewood intersection in accordance with City standards and PROWAG guidelines. The existing diagonal curb ramps on the south side of the intersection shall be removed and replaced with the new perpendicular directional curb ramps. | Prior to occupancy of the first building in Phase 2. |
Sixty feet of right-of-way dedication is required over the existing SE Black Ridge Place street construction that exists on this property. | Prior to occupancy of the first building in Phase 2. |
A concrete driveway approach shall be constructed at the private property connection to SE Black Ridge Place in accordance with City of Bend standards. | Prior to occupancy of the first building in Phase 2. |
Existing sidewalks, along the property’s SE Bronzewood Avenue frontage and the future Black Ridge Place right-of-way dedication must be reviewed and certified by the project’s registered Professional Engineer to conform to City of Bend standards and PROWAG guidelines. The review must be provided to the City of Bend in an engineered stamped memo indicating what is out of conformance prior to issuance of building permits. Anything found to be out of conformance must be removed and replaced prior to occupancy of the first building in the second phase. Where the sidewalk is installed over the existing water meters, valves or manholes, either the utility or the sidewalk must be relocated. | Prior to occupancy of the first building in Phase 2. |
A City standard 10-foot-wide multi-use path shall be constructed along the north side of Bronzewood Avenue between the Valleywood Place intersection and the existing Larkspur Trail to provide a continuation of the Larkspur trail. The existing Larkspur Trail at the southeast corner of the property shall be reconstructed to provide a perpendicular street crossing through the Bronzewood Avenue extension. A public pedestrian and cyclist access easement shall be recorded over the multi-use path where it crosses private property. | Prior to occupancy of the first building in Phase 2. |
An enhanced pedestrian crossing shall be constructed across SE 15th Street at the SE Bronzewood Avenue intersection. | Prior to occupancy of the first building in Phase 2. |
Sixty feet of right-of-way dedication is required along the SE Bronzewood Avenue extension. | Prior to occupancy of the first building in Phase 2. |
The SE Bronzewood Avenue street extension shall be constructed to City of Bend local street standards with 36 feet of pavement width and curb tight sidewalks. Curb extensions, curb ramps and crosswalk striping shall also be installed at the proposed multi-use path crossing in accordance with City standards and PROWAG guidelines. | Prior to occupancy of the first building in Phase 2. |
[Ord. NS-2471, 2023]