|Pacific Rogue Ranch Development Reports|
|Table of Contents|
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|Zoning Change Feasibility - Executive Summary|
|The City of Gold Beach received notice from the Oregon Department of Land Conservation and Development to begin Periodic Review of its land use planning ordinances in 1997. This agency is responsible for directing State Administrative Rules and Statewide Planning Goals.|
The process involves updating inventories of vacant and buildable lands and infrastructure; reassessing urbanization policies and other matters affecting growth within and around the city; then, adjusting ordinances and the Urban Growth Boundary to accommodate additional growth which is expected or projected from that time forward.
By state law, planning time frames for the Urban Growth Boundary require cities to provide a twenty year supply of vacant buildable land for development within the boundary. The City of Gold Beach will be required to adjust its Urban Growth Boundary to allow for this expanding residential community.
The 592 acre Pacific Rogue Ranch uniquely offers the optimal vacant land expansion for the City of Gold Beach Urban Growth Boundary. This possibility, along with a zoning change to allow for either Rural Residential, a Planned Unit Development or a Destination Resort, are the primary considerations under review by the present owners to provide for the inevitable variety of residential and perhaps commercial land use options afforded by this unique property and opportunity.
A possible centerpiece for this community would feature a village centre with a 150+/- suite Lodge and Spa with both conference and theatre facilities in a country club atmosphere with additional guest rooms, life care facilities and staff apartments. The majority of the ranch could be preserved as common park with secluded residential clusters amidst gardens, an arboretum and wildlife sanctuary.
Along with its dramatic setting at the confluence of the Rogue River with the Pacific Ocean, the ranch community will share in the extensive resort amenities offered within the Bandon, Gold Beach and Brookings sunbelt corridor. Galleries, cafes, shops, clubs and numerous organizations create cultural perspectives with a naturalist appreciation in this spectacular coastal enclave.
The Curry General Hospital offers certified state of the art radiological and cardiological care and acute medical-surgical facilities with emergency flights available from Gold Beach's 3,200 ft. airport to Portland, Salem and Medford metropolitan hospitals. The airport enjoys the clearest coastal skies in Oregon.
The Pacific Rogue Ranch will inevitably provide an exclusive residential environment above the City of Gold Beach. Selective site urban zoning could allow for some 500 + residences. Comparable area homesites sell in the $100,000.+ range.
This Development Analysis report outlines the objectives and procedures to obtain this community allocation.
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|This overview of information and issues surrounding the potential development of The Pacific Rogue Ranch is based on studies performed by the owner and its government liaison consultant J. Robert Capp, the former Planning Director of Jackson County, Oregon. Meetings have been held over the past nine years with commissioners, the mayor, managers and planning staffs representing the State of Oregon, Curry County and the City of Gold Beach The Pacific Rogue Ranch consists of 592 acres partitioned into seven 80+ acre parcels presently zoned for Forestry/Grazing, each allowing for a single family residence. Any application procedure requesting a new zoning change will depend on the particular type and density of development intended.|
Our concept involves the clustering of townhomes and condominiums in several distinct areas, preserving most of the ranch as a private park. If permitted, development could include a life care retirement village offering apartments in a country club setting. At this time we are focusing on those parcels lying adjacent or nearest to the city of Gold Beach: One-A, One-B, One-C, Two-B and Three-B (Exhibit "A" Map).
Development permits are sought from either the City or County depending upon which has jurisdiction. City Limit lines separate one authority from the other. Oregon land use law has created a second boundary line which effects how zoning permits are processed and where urban as opposed to rural levels of growth will occur: the Urban Growth Boundary (UGB). This encircling boundary distinguishes rural from urbanizable land which may be considered for development over time.
Outside the UGB, urban densities and services (municipal water and sewer) are not generally permitted. Under Oregon law, the UGB must be agreed upon and adopted by ordinance at both the city and county level. Lands lying between the city limits and the urban growth boundary remain under county jurisdiction, subject to county zoning regulations. The Pacific Rogue Ranch lies outside of, yet adjacent to, the City of Gold Beach and its UGB. The Forestry/Grazing zoning, under county authority and regulation, was created as a mixed use zone to preserve and maintain agricultural (livestock grazing) and forest use. This "resource" type of zoning is one of the more restrictive categories under Oregon land use law.
Local governments in Oregon have authority to approve, with or without conditions, or deny land use permits and zoning applications. However, such permits, government ordinances and plan amendment adoptions may be appealed by third parties to the State Land Use Board of Appeals.
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|Development under County Jurisdiction|
|Partitioning: To create 3 parcels or less during a calendar year. The current Forestry/Grazing zoning carries an eighty acre minimum lot size. With the ranch already parceled in that configuration, no further partitioning may occur.|
Subdivision: To create 4 or more parcels. Under present Curry County zoning, subdivision is not possible. A zone change to some other zone which allowed subdivision would be required to effect this density.
Zone Change: A Planned Unit Development will require a change in zoning from its present "Resource" designation. An exception to Statewide Goal 3 Agricultural Lands and Goal 4 Forest Lands together with a change of zone would have to be approved to allow development under some other zoning.
The process for taking an Exception is partially explained in Goal 2 and further defined by Oregon Administrative Rule. Our alternative options for zoning are more or less threefold, only one of which does not require inclusion to the city UGB. That zoning, RR-5 and RR-10, while advised during numerous meetings by Curry County and Gold Beach Planning Directors, has until recently seemed likely to be appealed by the Oregon Department of Land Conservation and Development (DLCD).
RURAL RESIDENTIAL RR-5 or RR-10
RESIDENTIAL ONE R-1
RESIDENTIAL TWO R-2
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|Development under City of Gold Beach Jurisdiction|
|City jurisdiction and zoning law only affects land lying within the corporate limits of the city. Therefore, annexation to the City would be required prior to development pursuant to its land use codes.|
The Gold Beach City Limits and Urban Growth Boundary are coterminous where adjacent to the Pacific Rogue Ranch (Exhibit "A" Urban Growth Boundary Location Map).
Annexation of land outside of the UGB could occur since a majority of the western and northern boundaries of the ranch are contiguous to the City Limits and Urban Growth Boundary. Conferences with the county and city planning staffs have indicated that neither believe annexation law is tied to zoning law. Further, it has been suggested that we might seek annexation and then apply for a zone change because zoning is not affected by (automatically changed by) annexation.
However, there have been a few appeals to Oregon courts wherein annexation of lands outside of urban growth boundaries were challenged. Those that failed involved a reasonable doubt that the area annexed could logically be considered as contiguous to the City Limits; the annexations being "cherry stemmed" i.e. long lines going out to consume a large area at the end of the "stem".
Annexation prior to zone change or any other land use application may be an alternative. However, case law should be reviewed in conjunction with decisions regarding which portions of the property are to be subject to any proposed annexation. Efforts to annex should be closely coordinated with City and County personnel.
Delayed Annexation: Cities quite often react favorably to a proposal for delayed annexation. This usually involves an agreement or contract with the City or County to obtain development permits, complete improvements construction and then annex the property after development has been completed. Cities prefer to annex lands already developed rather than vacant land. This is because Oregon taxing law limits tax base increases to no more than 6% per year.
The key is the assessed value of the property at the time annexation occurs. Basically, annexation of developed property generates more tax revenue more quickly than vacant land. Given annexation of vacant land, the city tax revenue will be increased only by the tax rate factored with the assessed value of the property alone. A delayed property tax increase may be of benefit during the initial stages of the Planned Unit Development.
While the land remains under County jurisdiction, zoning hearings, development permits, construction inspections et al must be completed prior to the agreed upon annexation unless the County and City agree to do otherwise. Cities quite often prefer delayed annexation and work with developers toward it.
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|Periodic Review Process|
|Throughout the discussions over the past four years, the County and City Planning Departments along with the Mayor and City Administrator have been very supportive of plans for an increase in residential density on the Pacific Rogue Ranch.|
The consensus is that the proposal for inclusion to the Urban Growth Boundary and commensurate zoning change would dovetail remarkably well with the City of Gold Beach's upcoming Periodic Review of their UGB this September 1997.
Oregon Planning Law requires all cities and counties to coordinate with each other to adopt Urban Growth Boundaries (UGB), lines drawn around lands outside a City Limit which define areas where a city intends to grow (urbanize). Curry County and the City of Gold Beach adopted their current plan in the early 1980's.
This process is governed by Oregon's Statewide Planning Goal 14 and assorted State Administrative Rules. Entwined as well are State rules and City policies which may prohibit the extension of municipal water and sewer service outside of the UGB. This is applicable to Gold Beach where water and sewer line extensions might also be denied outside of the city limit.
PERIODIC REVIEW is the process whereby all city and county planning ordinances are updated by local governments and then reviewed by the Oregon Department of Land Conservation and Development (DLCD) the implementing agency for State Administrative Rules and Statewide Planning Goals.
The City of Gold Beach was scheduled to receive notice from DLCD this September, 1997 to initiate it's required Periodic Review of land use planning ordinances. The process involves updating inventories of vacant lands, buildable lands and infrastructure; reassessing urbanization policies and other matters affecting growth within and around the City; then, adjusting ordinances and the Urban Growth Boundary, to accommodate additional growth which is expected or projected from that time forward.
Planning time frames for urban growth boundaries are normally twenty years. Plan review and update is required every five to ten years in order that adjustments may be made to accommodate vacant land needs. Recent amendment to State law now requires cities to provide a 20 year supply of vacant buildable property within an urban growth boundary.
Beginning in September, 1997 the City of Gold Beach was required to rethink and adjust its Urban Growth Boundary for the coming ten to twenty year planning period.
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|City/County Study Coordination|
|The next two years provide the ideal opportunity for the Pacific Rogue Ranch to provide assistance to, and be involved with, both City and County decision making regarding the direction, quantity and quality of growth for the community.|
Amendment of the Urban Growth Boundary consists of documenting the needs for growth and guiding urban growth in and around Gold Beach. Once this process and the local land use decisions regarding the city's development needs/aspirations are completed and an UGB amendment is adopted, the growth parameters will be set for the next planning period.
Efforts to include portions of Pacific Rogue Ranch within the Gold Beach Urban Growth Boundary are being pursued prior to the Periodic Review Process to assist the County and City with land inventories and use analysis. Our efforts to assist with city planning involving eastward expansion of Gold Beach into the ranch provides mutually beneficial coordination for the project.
Gold Beach presently has relatively little upper middle or high income development. Most of this is along the Rogue River or in the hills overlooking its confluence with the Pacific Ocean. These characteristics are identical to the majority of Pacific Rogue Ranch properties earmarked for inclusion into the adjacent City Urban Growth Boundary.
As part of it's ongoing land use planning responsibilities the City must provide housing opportunity for all economic levels within its Urban Growth Boundary. Certain less view oriented portions of the ranch lend themselves excellently for this type of affordable low and middle income housing which may ultimately provide for staff associated with development on the property, while helping the City comply with such availability measures. Eastward growth for the City of Gold Beach into the Pacific Rogue Ranch is perfect for upper end value residences. Over the past decade Curry County has exhibited one of the highest growth rates in the state. Population data verifies the southwest corner of Curry County has been the third fastest growing area in Oregon (following Portland and Bend).
The limited supply of quality development properties to satisfy an increasing upscale retirement demand in this area places the Pacific Rogue Ranch in an unprecedented time and place to provide the City of Gold Beach with the residential lands required for projected growth on this spectacular coast.
The Oregon Department of Transportation is supervising a traffic study for Curry County and the City of Gold Beach to be performed during 1997-98. Representative planning staffs advise coordination in the design of a traffic loop through the ranch will also provide municipal water and sewer access.
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|Gold Beach Municipal Facilities|
|WATER:The City of Gold Beach derives its water supply from the Rogue River. The City Comprehensive Plan indicates water rights are 10 cubic feet per second (cfs) and concludes that amount to be adequate to handle anticipated growth. The Plan identifies the most pressing problem with the city water system to be inadequate storage vis-a-vis future development within the community. Further, once the prioritized storage problem is resolved, the City will begin repairing and looping existing lines within the City.|
Here is an opportunity for the Pacific Rogue Ranch as a developing community to enhance the City's ability to deal with an identified problem by assisting with the provision of a water storage capacity. The ranch, ideally located at higher elevation adjacent to the City, provides several sites for additional storage, adding greater flow and pressure to the overall capacity along with major fire-flow service through looping the existing system.
It is anticipated that the City of Gold Beach will respond favorably to our development proposal which approaches the need for future provision of adequate system storage along with additional infrastructure augmentation.
SEWER: According to the Comprehensive Plan (7/82) the Gold Beach Sewage Treatment Plant had a design capacity of 500,000 gals/day of secondary treatment. Average dry weather sewage flow to the treatment plant for July is only 130,000 gals/day. The Plan concludes that the plant has an adequate capacity to handle reasonable anticipated growth.
In fact, a simple comparison of these figures indicates an enormous excess of sewage treatment facility capacity. The Comprehensive Plan also identifies inflow and infiltration (referred to as I & I) from surface runoff into the collection system during rainy periods. The Plan sets a priority for efforts to solve the I & I problem in the existing system. A second priority of the Plan is to extend sewage collection lines to areas within the City Limits which have no service.
Here is another opportunity for the development of the Pacific Rogue Ranch to provide for and enhance the City's ability to deal with an identified facilities problem. Extending new sewer lines into a developing area can dovetail nicely with the City's stated desire to continue it's efforts to solve I & I problems.
Additionally, increased tax revenues from our proposed development will enhance the City of Gold Beach's financial ability to deal generally with such identifiable concerns.
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Curry County offers one of the most spectacular coastal settings in America. Along with its unique sunbelt climate the region hosts the Siskiyou National Forest, North America's most diverse botanical ecosystem.|
Immigration to the area, primarily from California, has dramatically increased over the past fifteen years. A largely retirement oriented population has increased county growth by 30% since 1980. Recent Gold Beach annexation has led to a 35% increase in the city's population over the past five years alone. City economies and cultures thrive on growth.
Interestingly enough, County statistics show a 20% decrease in persons per dwelling over the past twenty years, translating into a substantial increase in the number of dwellings needed to house the population increases that all current demographic trends suggest for the future.
The overwhelming majority of those moving into the Gold Beach area are wealthy retirees enamored with the marvelous coastal environment, refined country lifestyle, unusually mild and sunny climate and reasonably priced Pacific panoramas.
The ocean and river views and natural park atmospheres throughout the Pacific Rogue Ranch offer the most desirable residential locations in the entire Gold Beach area.
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