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11-142    The City will initiate an Area Plan for the North Triangle area. The Area Plan will address policies 11-143 through 11-151. Prior to completion of the Area Plan, annexations in this area must be a minimum of 40 contiguous acres and be the subject of a master plan application which includes a framework level Area Plan for the rest of the subarea. Following adoption of the Area Plan, annexation and development of individual properties or groups of properties of any size, consistent with the Area Plan, may be approved in compliance with the Bend Development Code.

11-143    The concept for this area, shown on Figure 11-7, is to provide for a mix of uses, including residential development to balance the mix of employment uses in this area and provide a transition to existing rural residential areas to the north.

11-144    This area shall provide for a mix of residential and commercial uses, including 86 gross acres of residential plan designations, 40 gross acres of commercial plan designations, and 22 gross acres of industrial designations, and 26 gross acres of mixed employment plan designations (excluding existing right of way).

11-145    In order to provide sufficient housing capacity and mix, the residential plan designations must include 60 gross acres of RS, 21 gross acres of RM, and 5 gross acres of RH. The acreage of RM includes 3 to 4 acres for a neighborhood park site, which may be designated PF if a site has been acquired by the Bend Park and Recreation District prior to completion of the Area Plan. Alternatively, the Area Plan may demonstrate that this area will provide capacity for a minimum of 510 housing units, including at least 13% townhomes and at least 42% multi-unit and duplex/triplex/quadplex housing types. The Area Plan may include and rely on plan designations, zones, special plan districts, and/or other binding development regulations to demonstrate compliance with the specified mix and capacity.

11-146    The properties identified on Figure 11-9, below, shall provide for affordable housing, consistent with policies 5-20 and 5-21 of the Housing Chapter of the Comprehensive Plan, as follows:

o    The minimum number of affordable housing units shall be 25% of all housing units approved by the City on each property.

o    The minimum required number of affordable housing units is satisfied when 77 units of affordable housing (in total on the properties identified on Figure 11-9) have been approved in land use applications, subject to phasing requirement acceptable to the City.

o    Guarantees, in a form acceptable to the City, shall be in place to ensure that affordable housing units will meet the affordability requirements for not less than 50 years.

o    Planning and phasing requirements for affordable housing units shall be established, in a form acceptable to the City.

11-147    As an alternative to meeting the requirements of Policy 11-146, affordable housing, consistent with policies 5-20 and 5-21 of the Housing Chapter of the Comprehensive Plan and the requirements below, may be implemented within the North Triangle as a whole through an area plan, with prior written consent of affected property owners and guarantees in a form acceptable to the City.

o    The minimum number of affordable housing units shall be 77.

o    Guarantees, in a form acceptable to the City, shall be in place to ensure that affordable housing units will meet the affordability requirements for not less than 50 years.

Figure 11-9: Properties subject to policy 11-146

11-148    Buffering measures are required between industrial uses and abutting residential uses within and adjacent to this area.

11-149    The street, path and bikeway network shall provide connectivity throughout this area and connect to existing abutting local roads. Circulation plans for this area shall be coordinated with ODOT.

11-150    Coordination with the Bend Park and Recreation District is required to identify a suitable site for a neighborhood park within this area.

11-151    Coordination with other special districts and utility providers is required within this area.