4.5.100 Master Plan General Provisions

4.5.100 Master Plan General Provisions.

A. Purpose. The purpose of the community master plan, institutional master plan and employment master plan is to promote and facilitate coordinated development. Master plans provide a process to consider future development on larger sites and to analyze future demand on public facilities. Master plans provide an opportunity for innovative and creative development while providing long-term predictability for the applicants, surrounding neighborhoods, and the entire community.

B. Applicable Standards and Criteria. There are three categories of master plans (community master plan, institutional master plan, and employment master plan) each with a distinct set of standards and criteria. The determination of master plan category will be made by the City based on the most prominent use(s) proposed by the master plan or development proposal. Each master plan or development proposal must only fall into one master plan category and only the standards and criteria applicable to the category of master plan determined by the City are applicable to a proposed master plan or development proposal.

C. Uses. The uses are the same as those permitted within the zoning district except as follows:

1. Density transfers may be permitted as part of a major community master plan 20 acres or larger, or as part of a major employment or major institutional master plan in an opportunity area that is 20 acres or larger; however, the density must comply with the density standards in BDC 4.5.200(E)(3);

2. Uses in the zoning district may be modified and may prohibit uses or include uses not permitted when consistent with the Bend Comprehensive Plan designation’s characteristics; and

3. Private recreational facilities and private open space areas in compliance with BDC 4.5.200(E)(4) are permitted as part of a community master plan.

D. Consistency with ORS 227.178. A major master plan is an amendment to an acknowledged Comprehensive Plan and/or land use regulation and is therefore not subject to the 120-day review period under ORS 227.178. The City will use all reasonable resources to render a final decision on all major master plans within 180 days of receiving a complete application. Approval or denial of the major master plan application will be based on the standards and criteria at the time the major master plan was first submitted to the City.

E. Submittal Requirements. The following information must be submitted as deemed applicable by the Community and Economic Development Director based on the size, scale, and complexity of the master plan:

a. Narrative statement that describes the following:

i. Current uses.

ii. Site description, including the following items. May also reference submitted maps, diagrams or photographs.

(A) Physical characteristics;

(B) Building inventory including size and height;

(D) Landscaping/usable open space; and

(E) Lot coverage.

iii. Infrastructure facilities and capacity, including the following items:

(A) Water;

(B) Sanitary sewer;

(D) Easements.

i. The existing site conditions map must include the following information on site and within 150 feet of the proposed master plan (as applicable):

(A) The applicant’s entire property and the surrounding property. The property boundaries, dimensions and gross area must be identified. Existing aerial photos may be used;

(B) Ownership of master plan area and ownership of all property within 150 feet of the proposed master plan;

(C) Topographic contour lines shown at one-foot intervals for slopes of 10 percent or less. For slopes greater than 10 percent, contour lines must be shown at two-foot intervals. Slopes greater than 25 percent must be identified;

(D) The location, names, and widths of existing public and private streets, alleys, drives, sidewalks, bike lanes, multi-use paths, transit routes and facilities, rights-of-way, and easements. Existing aerial photos may be used;

(E) The location of existing irrigation canals and ditches, pipelines, drainage ways, waterways, railroads, and any natural features such as rock outcroppings, wooded areas, and natural hazards. Existing aerial photos may be used;

(F) The location of existing sanitary and storm sewer lines, water mains, septic facilities, culverts, and other underground and overhead utilities;

(G) Potential natural hazard areas, including any areas identified as subject to a 100-year flood, areas subject to high water table, and areas mapped by the City, County, or State as having a potential for geologic hazards;

(H) Resource areas, including wetlands on the City’s Local Wetlands Inventory, streams, surface mines, and wildlife habitat identified by the City or any natural resource regulatory agencies as requiring protection; and

(I) Locally or federally designated historic and cultural resources on the site and the adjacent parcels.

ii. The existing site conditions map must include the following information on site:

(A) The location of existing structures, parking, loading and service areas, and pavement. Existing aerial photos may be used; and

(B) The location, size and species of trees and other vegetation having a caliper (diameter) of six inches or greater at four feet above grade.

iii. Date, north arrow, scale, names, and addresses of all persons listed as owners on the most recently recorded deed.

iv. Name, address, email address, and telephone number of project designer, engineer, surveyor, and/or planner, if applicable.

a. Narrative that describes the following:

i. Development boundary subject to proposed master plan. May also reference submitted maps or diagrams;

ii. Project description;

iii. Description, approximate location, and approximate timing of each proposed phase of development. The phasing plan may be tied to necessary infrastructure improvements. May also reference submitted maps or diagrams;

iv. How the proposed water, sewer, and street system will serve the size and type of development and uses planned for this area;

v. How the location and sizing of water and sewer facilities on site will be consistent with existing and planned facilities;

vi. How water flow volumes will be provided to meet fire flow and domestic demands;

vii. The function and location of any private utility system;

viii. Compliance with the applicable approval criteria set forth at BDC 4.5.200, Community Master Plan, BDC 4.5.300, Institutional Master Plan, and BDC 4.5.400, Employment Master Plans;

ix. Types of residential uses and planned densities; and

x. Bend Comprehensive Plan Map compliance analysis which explains how plan designation acreages in the Bend Comprehensive Plan Map designations for the subject site or sites, including minimum and maximum residential density ranges, are implemented by the master plan, including rearranging the plan designations and/or zoning that retains the same total area of all plan designations on the subject site or within one percent of the same total acres. All other changes must be processed concurrently as a Comprehensive Plan amendment and zone change.

b. Scaled maps or diagrams that include the following information (as applicable):

i. Development boundary;

ii. Phasing plan;

iii. Conceptual site plan including the following:

(A) General land uses;

(B) Approximate building envelopes and square footage;

(C) Vehicle, biking, and walking circulation system, including cross-sections, and where these facilities will connect with the existing and planned system;

(D) General location and size of areas to be conveyed for public use (e.g., schools, recreational areas, parks, fire stations, and other public uses) in accordance with the City of Bend, the Bend Parks and Recreation District Parks, Recreation, and Green Spaces Comprehensive Plan, and the School Facility Plan, latest editions, and other open space areas as required by this chapter;

(E) Transit routes and facilities;

(F) Parking, loading, and service areas including loading and service areas for waste disposal;

(G) North arrow and scale; and

(H) Other information necessary to show how the conceptual site plan meets applicable criteria;

iv. Water and sewer facilities to serve the master plan area, including line sizes, general location of routes, and how the lines will tie into adjacent areas and facilities;

v. General location of streets and water and sewer lines illustrated on abutting vacant land and developable land and all contiguous property under common ownership. This illustration is not binding on the abutting properties;

vi. Grading concept plan (for hillside or sloping properties, or where extensive grading is anticipated);

vii. Landscape concept plan and tree preservation plan in accordance with BDC Chapter 3.2, Landscaping, Street Trees, Fences and Walls;

viii. Architectural concept plan (e.g., information sufficient to describe architectural styles, building heights, and general materials); and

ix. Sign concept plan (e.g., locations, general size, style, and materials of signs).

c. Draft Development Code text, figures, and tables, in a format prescribed by the City, which propose changes to the development standards and zoning district requirements intended to implement the major master plan. The draft text, figures, and tables must also include any proposed districts, street layouts, and cross-sections that vary from standards.

d. A letter or other written documentation from the Bend Metro Park and Recreation District which indicates that the applicant has met with the District to discuss the proposed master plan, and provided the District an opportunity to review the design for options to enhance existing parks and trails, and develop new parks and trails.

e. A letter or other written documentation from the Bend-La Pine School District which indicates that the applicant has met with the District to discuss the proposed master plan, and provided the District an opportunity to review the master plan area for compliance with the School Facility Plan, latest edition.

f. Transportation analysis in compliance with BDC Chapter 4.7, Transportation Analysis.

g. Institutional and employment master plans must submit a transportation and parking demand management (TPDM) plan in compliance with BDC Chapter 4.8, Transportation and Parking Demand Management (TPDM) Plan.

h. Water and sewer capacity analysis.

i. Information required by BDC 2.7.600, Water Overlay Zone (WOZ), BDC 2.7.700, Upland Areas of Special Interest Overly Zone, BDC 3.5.200, Outdoor Lighting Standards, and/or BC Chapter 5.50, Noise, as applicable.

j. Copies of all existing covenants and restrictions, and general description of proposed restrictions or covenants (e.g., for common areas, access, parking, etc.).

k. A title report prepared within the previous 90 days.

1. The following modifications to a master plan, area plan, PUD or special planned district may be approved with a land division or with an application in compliance with BDC Chapter 4.2, Minimum Development Standards Review, Site Plan Review, and Design Review, unless the Community and Economic Development Director elevates the application to the Planning Commission for hearing as a Type III application.

a. Increase or decrease of residential densities relative to that approved in the master plan by no more than 15 percent, when such change conforms to the Bend Comprehensive Plan and its density ranges. In no case shall the density fall below the minimum density established in BDC 4.5.200(E)(3)(b). Master plans 20 acres or larger must comply with the density standards of BDC 4.5.200(E)(3);

b. A reduction to the amount of open space or landscaping relative to that approved in the master plan by no more than 10 percent, when such change complies with the master plan’s minimum open space requirements;

c. An increase in lot coverage by buildings relative to that approved in the master plan by no more than 15 percent of the approved lot coverage (e.g., approved lot coverage of 40 percent may increase to 46 percent);

d. Any changes in the amount of parking relative to that approved in the master plan by no more than 15 percent. A proposed modification that is part of an approved TPDM plan must comply with BDC Chapter 4.8, Transportation and Parking Demand Management (TPDM) Plan;

e. A change in the location or alignment for proposed streets, parking lot configuration, utility easements, landscaping or other site improvements as long as the change is in substantial conformance with the approved master plan; and

f. Increase or decrease in the size and/or height of a building relative to that approved in the master plan by no more than 10 percent.

2. In no case will a modification under subsections (F)(1)(a) through (f) of this section be approved that causes a minor master plan that was approved without any deviations to this code to fail to meet a minimum or maximum standard as set in this code.

3. All other changes require a modification in conformance with BDC 4.1.1325, Modification of Approval. [Ord. NS-2445, 2022; Ord. NS-2434, 2022; Ord. NS-2405, 2021; Ord. NS-2303, 2018; Ord. NS-2289, 2017]