x.rr"^^ 

U.S. DEPARTMENT OF TRANSPORTATION 

FEDERAL AVIATION ADMINISTRATION 

In the Matter of the Federal Aviation 

Administration Part 16 Formal Complaint 

of: 

DESERT WINGS JET CENTER, LLC, an 

Oregon Limited Liability Company, and 

SPIRIT FLIGHT, INC. dba WINGS OF 

THE CASCADES, an Oregon Corporation, 

Complainant. 

Docket No. 16-09-07 ^j 

REBUTTAL OF RESPONDENT CITY ^ ' 

OF REDMOND 

lECIfcuv^ I 

OCmT 1 5 ZUU9 

. 

PART 16 DOCKETS 

Respondent City of Redmond ("City") provides the following rebuttal to Complainant's FAA 

Part 16 Formal Complaint and Reply. 

1. GRANT ASSURANCE #19 - OPERATIONS AND MAINTENANCE: 

A. Flooding. Complainant alleges that Redmond Air, LLC, an adjacent tenant, failed 

to control storm water, which flooded a portion of the property leased by Complainant, and that the 

City failed to address this issue with Redmond Air, LLC. 

As an initial matter it is interesting to note that Complainant did not take any action against 

Redmond Air, LLC for the alleged trespasses. Under Oregon law, Redmond Air, LLC's incursion 

onto Complainant's property via storm water would give rise to a claim against Redmond Air, LLC. 

No such claim has ever been asserted. 

The substance of this issue is that the City allowed the incursion by failing to monitor 

Redmond Air, LLC's activities and failing to take action once the incursion occurred. The fact is 

Page 1 - CITY OF REDMOND REBUTTAL BRYANT, EMERSON & FITCH, UP 

ATTORNEYS AT LAW 

888 S.W. EVERGREEN AVENUE 

RO. BOX 457 

REDMOND, OREGON 97756-0103 

TELEPHONE (541) 548-2151 

FAX (541) 548-1895 
1 that once the incursion was discovered, city staff directed Redmond Air, LLC to control its storm 

2 water and the situation was corrected. Attached is the Affidavit of Ed Gilmore, a member of 

3 Redmond Air, LLC confirming that his company was directed by city staff to control its flood water, 

4 and that it has done so. (Rebuttal Ex. 1). 

5 B. Trespass. Complainant alleges that Redmond Air, LLC trespassed on property leased 

6 by Complainant by trenching for a natural gas line, and that the City consented to or condoned these 

7 actions. 

8 Again, it is interesting to note that Complainant did not take any action against the adjacent 

9 tenant (Redmond Air, LLC) for the alleged trespasses. Under Oregon law, Redmond Air, LLC's 

10 incursion onto Complainant's property via trenching would give rise to a claim against Redmond 

11 Air, LLC. No such claim has ever been asserted. 

12 Complainant includes a series of emails that purport to show that the City consented to the 

13 trespass. The City, through its airport manager, directed Redmond Air, LLC to locate their gas line 

14 in a utility easement or on their leased property. Specifically, the airport manager directed Redmond 

15 Air, LLC as follows: 

16 

There is a utility corridor off S.E. Salmon Avenue that rims along the fence which 

17 provides power, phone, and water to hanger development on Roberts Field -

Redmond Municipal Airport. It is this utility corridor that you are to place your 

18 natural gas line. [June 28, 2005 Airport Manager letter]. 

19 

20 This is a concurrence with Keeton Kings request to install a gas line approximately 

100 feet from Salmon Avenue along the property they currently lease from the airport 

21 as a parking lot. If you have any forther questions about it please don't hesitate to 

contact me at 504-3496. [December 20, 2007 Airport Manager letter]. 

22 

23 At no point in either communication does the airport manager authorize Redmond Air, LLC to enter 

24 onto the property leased by Complainant. Rather, both communications are clear that the work is 

25 to be performed in either the existing utility corridor or on Redmond Air, LLC's leased property that 

26 it was using as a parking lot. Moreover, the subsequent email included by Complainant demonstrate 

Page 2 - CITY OF REDMOND REBUTTAL BRYANT, EMERSON & FITCH, UP 

° ATTORNEYS AT LAiW 

888 S.W. EVERGREEN AVENUE 

RO. BOX 457 

REDMOND, OREGON 9775fr0103 

TELEPHONE (541) 548-2151 

FAX (541) 548-1895 
1 that the airport staff acted promptly to terminate the trespass. Mr. Gilmore's affidavit makes it clear 

2 that Redmond Air, LLC stopped work promptly once the trespass was brought to their attention by 

3 city staff (Rebuttal Exhibit 1). 

4 C. Site and Design Review. Complainant appears to assert that it was required to 

5 obtain Site and Design review of its buildings, and that this is not required of other tenants at the 

6 airport. 

7 As an initial matter, each of Complainant's three leases have included a Site and Design 

8 review (sometimes referred to as Site Plan review) requirement. This was never an issue during the 

9 negotiations of those leases because Complainant understood that this was a required procedure for 

10 all new leases. 

11 All development on the airport is required to go through Site and Design Review, which 

12 includes at a minimum building, public works and fire department review of the proposed plans. 

13 The City explained this process in its Answer. Attached as Rebuttal Exhibits 2 and 3, are the Site 

14 and Design approval for the Les Schwab hanger and the Bonneville Power Administration hanger, 

15 both of which were required to obtain Site and Design review for their proposed hanger 

16 improvements. 

17 Complaint has not completed Site and Design review under any of its three leases. 

18 Complainant did submit one application for Site and Design review under the 2005 lease (Answer 

19 Exhibit 1) but Complainant withdrew the application before a decision was issued. Complainant 

20 subsequently had informal conversations with city staff about possible plans, but has not made any 

21 further applications for Site and Design review. Complainant asserts her reason for being unable to 

22 complete Site and Design review is that lease line boundaries were never received from the City. 

23 Each of the three leases prepared for Complainant contained drawings showing the location of the 

24 leased property and a legal description of the lease property. See Answer Exhibits 1,3, and 7. 

25 D. Redmond Air, LLC Encroachment. Complainant asserts that Redmond Air, LLC 

26 constructed a building that encroached on property it was leasing. 

Page 3 - CITY OF REDMOND REBUTTAL BRYANT, EMERSON & FITCH, UP 

ATTORNEYS AT LAW 

888 S.W. EVERGREEN AVENUE 

RO. BOX 457 

REDMOND, OREGON 97756-0103 

TELEPHONE (541) 548-2151 

FAX (541) 548-1895 
1 The City acknowledged that Redmond Air, LLC constructed a portion of their facility outside 

2 of the lease boundaries, but denies that the property was under lease to Complainant at that time. 

3 Redmond Air, LLC asserts that it did not begin construction of the building vmtil its lease was 

4 modified to include all of the necessary property. Rebuttal Exhibit 1. 

5 

6 2. GRANT ASSURANCE #25 - AIRPORT REVENUES: 

7 Complainant alleges that airport resources were used to benefit Air Life, Epic Air, and Les 

8 Schwab Tire Co, and that Les Schwab Tire Co received a preferential lease. 

9 A. Epic Air and Air Life. Neither entity has or ever has had a lease at the airport. 

10 Therefore, they could never have benefitted from improvements at the airport. 

11 B. Connect II Oregon Grant. The specific allegation is that the airport used airport 

12 resources for engineering and specific improvements to portions of the airport property for the 

13 benefit of Les Schwab. 

14 The City has not used any resources to specifically benefit any current or fiiture tenants. The 

15 Connect II Grant was a highly competitive state transportation grant that the City received. The 

16 purpose of the grant was to construct a cargo ramp and provide for development of a previously 

17 unuseable portion of airport property. The state of Oregon was aware of and monitored all of the 

18 work performed under the grant as well as the use of the grant funds. They were satisfied that the 

19 work performed fell within the grant and that the City appropriately used all of the grant funds. This 

20 grant is now closed. In fact, the City was able to complete the improvements for less than estimated 

21 and, as a result, returned over $700,000 to the Oregon Department of Transportation. 

22 The City uses grant funds to make improvements to areas of the airport that would otherwise 

23 go undeveloped. The City intends to apply for a Connect III grant to help develop other areas of the 

24 airport. These grants provide improvements to portions of the airport property that would otherwise 

25 remain unusable so that those areas can be developed and provide revenue for the airport. In that 

26 sense, airport improvements that open new areas for development do benefit the future tenants who 

Page 4 - CITY OF REDMOND REBUTTAL BRYANT, EMERSON & FITCH, UP 

° ATTORNEYS AT UKW 

888 S.W. EVERGREEN AVENUE 

RO. BOX 457 

REDMOND, OREGON 97756-0103 

TELEPHONE (541) 548-2151 

FAX (541) 548-1895 
1 lease that space. However, it is the airport that benefits by the increased revenue for these newly 

2 leased areas. 

3 In the case of Les Schwab Tire Co., the grant and other city resources were used to provide 

4 fill to an area of the airport that would otherwise be unusable. The City provided the fill for the site 

5 using material excavated from the terminal expansion. The end result was that the City created 

6 developable sites for whatever entities ultimately leased them. In this instance, the tenants that have 

7 ultimately leased these sites are Les Schwab and the Bonneville Power Administration (BPA). It 

8 was then the obligation of the tenant to provide their own engineering, additional fill, compaction 

9 and asphalt for their lease site. The City did not provide engineering, fill, compaction or asphalt for 

10 Les Schwab or the BPA. Les Schwab provided and paid for all of those services for the construction 

11 of their specific hanger. The City did pave the area adj acent to the lease space because that was part 

12 of the cargo ramp and Les Schwab did not have permission to construct improvements outside of 

13 their leased property. The paving provision was added to the Les Schwab lease to insure that the 

14 cargo ramp was constructed because without that ramp the hanger sites would be unusable. 

15 The City did agree to temporarily relocate the security fence so that hanger construction 

16 would occur outside the security area. This was done with the approval of the Transportation 

17 Security Administration (TS A) and was considered a substantial benefit to both the airport and TS A, 

18 since neither agency had to manage the airfield access by construction workers. If BPA (or any 

19 similarly situated tenant) made such a request, the City, with the approval of TSA, would likely 

20 permit the tenant to temporarily relocate the security fence for construction purposes. 

21 B. Inequitable Leases. Complainant asserts that there is inequality between the Desert 

22 Wings lease and the Les Schwab lease. As support of that contention Complainant quotes from a 

23 portion of section 1 of both leases. Complainant's quotation is, at best, misleading. 

24 First, all material terms between the two leases are identical. The lease term is 20 years with 

25 two five year extensions. [Answer Exhibit 7 - Desert Wings lease section 2, and Answer Exhibit 13 -

26 Les Schwab lease section 2]. The lease rate is $0.21 per square foot. [Answer Exhibit 7 - Desert 

Page 5 - CITY OF REDMOND REBUTTAL BRYANT, EMERSON & FITCH, UP 

ATTORNEYS AT LAW 

888 S.W. EVERGREEN AVENUE 

RO. BOX 457 

REDMOND, OREGON 97756-0103 

TELEPHONE (541) 548-2151 

FAX (541) 548-1895 
1 Wings lease section 3, and Answer Exhibit 13 - Les Schwab lease section 3]. 

2 Moreover, if there is any inequality between the leases, it is in favor of Desert Wings. The 

3 Les Schwab lease requires that all improvements be completed within one year of the date of the 

4 lease. [Answer Exhibit 13, section IE]. The Desert Wings lease allows for construction to be 

5 completed one year from the date they begin construction, which must begin within 180 days after 

6 site and design review, which must be completed within 180 days of signing the lease. [Answer 

7 Exhibit 7 section 1]. Under those provisions. Desert Wings could have at least 180 days and as 

8 much as 360 days more than Les Schwab to complete the construction of its facilities. That 

9 additional time was a result of a negotiated settlement of the underlying litigation. 

10 The City acknowledges that not all leases will be identical. The City will continue to adjust 

11 some non-material terms of the leases based on the unique circumstances that may arise. For 

12 example, Les Schwab was contingent on the City completing certain improvements and has a 

13 delayed possession provision due to the construction activity (adding fill and constructing the cargo 

14 ramp) that precluded Les Schwab from taking possession immediately. However, there is no 

15 deviation on the material terms of the lease. 

16 

17 3. ADDITIONAL ISSUES RAISED BY COMPLAINANT 

18 A. Status of Lease: 

19 Complainant asserts that it has a current lease with the City and that each of the prior leases 

20 "was rolled into the next lease" or "enfolded into another lease." Complainant is incorrect. As a 

21 matter of Oregon law, each prior lease was terminated and each lease was a separate contract with 

22 the City; the new leases were not addendums, supplements, or enfolded into any other lease. The 

23 2005 and 2007 leases were terminated for failure to construct improvements as required under the 

24 provisions of each lease. The 2009 lease was terminated for non-payment of rent (Complainant 

25 made no payments to the City under that lease, despite repeated requests). 

26 The City entered into each subsequent lease to provide Complainant with the opportimity to 

Page 6 - CITY OF REDMOND REBUTTAL ^^^^"^^ EMERSON & FITCH, UP 

ATTORNEYS AT LAW 

888 S.W. EVERGREEN AVENUE 

RO. BOX 457 

REDMOND, OREGON 97756-0103 

TELEPHONE (541) 548-2151 

FAX (541) 548-1895 
1 complete the proposed improvements. With each successive lease, Complainant represented that 

2 it needed additional lease space in order to make its development financially feasible. The City 

3 accommodated each of those requests. Unfortunately, Complainant was unable to meet the lease 

4 requirements under any of its three leases. 

5 B. Public Records: 

6 Complainant raises issues about the City's response to its public records requests. 

7 Distribution of public records is controlled by state law. The state statute authorizes a city to charge 

8 for the actual costs of locating and copying the records. The City has established, by resolution, its 

9 fees for time and materials associated with a public records request. The statute now also requires 

10 that the city designate a single contact person for receiving and managing public requests. The City 

11 has designated the city recorder as that person. The City' s public records process complies with state 

12 law and applies to all public record requests. 

13 Complainant also raises issues about the deposit required for a public records request. The 

14 City always notifies requesters of the estimated cost for their public records request so they can 

15 determine if they want to proceed. Requesters must pay the actual cost of gathering the records (an 

16 hourly amount set by the City Council) as well as the copy costs. The state law permits a city to 

17 require the payment of the entire estimated amount before gathering the requested documents. The 

18 City's policy is to require a deposit of one-half of the estimate for all public records requests. 

19 Complainant's numerous requests were extensive and would have involved substantial hours of staff 

20 time. A deposit was required on each request that Complainant wanted staff to proceed with. 

21 The City did require Complainant to pay by cash or cashier's check for the records. 

22 Complainant previously made a public records request that required substantial staff time and a bill 

23 over $600.00. Complainant then refused to pick up the documents or pay for the staff time. 

24 

25 4. CONCLUSION 

26 Complainant has had three separate leases with the City of Redmond, two of which have 

Page 7 - CITY OF REDMOND REBUTTAL BRYANT, EMERSON & FITCH, UP 

ATTORNEYS AT LAW 

888 S.W. EVERGREEN AVENUE 

RO. BOX 457 

REDMOND, OREGON 97756-0103 

TELEPHONE (541) 548-2151 

FAX (541) 548-1895 
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provided for Complainant to operate as an FBO. Each lease has provided for increasing amounts 

of lease space, even though it has become clear that Complainant has become unable or unwilling 

to perform its obligations under the terms of those agreements. Those lease terms are consistent with 

all other leases that the City has recently entered into. 

The City of Redmond has not, in any manner, misused funds, discriminated against 

Complainant, or violated any other provisions of the Grant Assurances. In fact, the City has made 

substantial efforts to assist Complainant to be successful with its proposed business. The complaint 

should be dismissed with prejudice. 

Dated this 12th day of October, 2009. 

BRYANT, EMERSON & FITCH, LLP 

cs3 ^ 

STEVEN D. BRYANT, OSB #915302 

Of Attorneys for Sponsor, City of Redmond 

Page 8 - CITY OF REDMOND REBUTTAL BRYANT, EMERSON & FITCH, UP 

ATTORNEYS AT LAW 

888 S.W. EVERGREEN AVENUE 

RO. BOX 457 

REDMOND, OREGON 97756-0103 

TELEPHONE (541) 548-2151 

FAX (541) 548-1895 
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U.S. DEPARTMENT OF TRANSPORTATION 

FEDERAL AVIATION ADMINISTRATION 

In the Matter of the Federal Aviation 

Administration Part 16 Formal Complaint 

of: 

DESERT WINGS JET CENTER, LLC, an 

Oregon Limited Liability Company, and 

SPIRIT FLIGHT, INC. dba WINGS OF 

THE CASCADES, an Oregon Corporation, 

Complainant. 

Docket No. 16-09-07 

AFFIDAVIT OF ED GILMORE 

STATE OF OREGON 

County of Deschutes 

) ss. 

) 

1, ED GILMORE, being first duly sworn, depose and say: 

1. I am a member of Redmond Air, LLC. We are one of two current FBOs at the 

Redmond Airport. I make this affidavit in response to the complaint filed by Desert Wings Jet 

Center in this matter. 

2. Complaint has alleged that our company has, with the consent of the city of Redmond, 

impaired its ability to use property that it was leasing from the city of Redmond. Those allegations 

are false for the reasons below. 

3. In terms of the building we constructed on our property. We entered into a lease with 

the city of Redmond for airport property. Subsequently we began planning for the addition of a new 

Page 1 - GILMORE AFFIDAVIT 1 EXHiBrr__^__ 

PAGE / o-P 3 
1 building. Before we began construction of the building we determined that we needed additional 

2 land to properly site the building. We approached the city of Redmond and they agreed to add some 

3 additional land to our original lease so we could construct our building as planned. The area added 

4 to our lease was not subject to any other lease and had not been leased by complainant at that time. 

5 4. In terms of the drainage issues, the topography of the property complainant was 

6 previously leasing is such that a portion of it is lower than the surrounding properties and streets. 

7 As a result, there is some drainage that collects on a portion of that property. The airport staff, 

8 including the airport manager, approached me about the storm water from our property flowing onto 

9 the adjacent property and directed us to immediately correct the problem and retain the storm water 

10 on our property. We did correct the problem and will continue to monitor the situation and make 

11 additional corrections as needed. 

12 5. In terms of the trenching, we advised the airport manager and obtained her consent 

13 to locate a natural gas line within an existing utility easement. There was a misunderstanding 

14 between our staff and the utility company, and as a result a portion of the trenching was done on 

15 property that was leased by complainant. When airport staff saw the work, they recognized that it 

16 was outside of the utility easement and directed that the work immediately stop, which it did. 

] 7 Several utility workers returned on a subsequent day to do some additional work, and were again 

18 directed by city staff to stop work. No further work was done on that gas line while it was leased 

19 by complainant. At no time did we interfere with complainant's use of the property. At the time the 

20 trenching was done, complainant was not using the property and had no scheduled plans to use the 

21 property. 

22 6. We have no animosity or ill will toward complaint based on her previously proposed 

23 business plans at the Redmond Airport. We have tried to be supportive of her operations in the past, 

24 and Ms. Schu was a tenant in our facilities for a long time. 1 do, however, resent the innuendo that 

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Page 2 - GILMORE AFFIDAVIT £XHIBIT ^ 

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we are trying to prevent her from operating or interfere with her operations at the Redmond Airport. 

Nothing could be further from the truth. 

DATED this / ^ day of October, 2009. 

*4^ 

ED GILMORE, 

lember, 

Redmond Air, LLC 

SUBSCRIBED AND SWORN to before me this /J l day of October, 2009 

Page 3 - GILMORE AFFIDAVIT HXHBIT 

PAGE_^_JD£_2L 
DATE: 

APPLICANT: 

OWNER: 

ENGINEER: 

STAFF: 

REQUEST: 

LOCATION: 

REDMOND PLANNING STAFF 

NOTICE AND DECISION 

SP 08-22: SFP-C Limited Partnership Hanger 

August 8, 2008 

SFP-C Limited Partnership 

646 NW Madras Hwy 

Prinevilie, Oregon 97754 

City of Redmond 

2522 SE Jesse Butler Circle # 17 

Redmond, Oregon 97756 

LB Engineering 

20380 Halfway Road, Ste 3 

Bend, Oregon 97701 

Sean Cook, Senior Planner 

The apphcant is requesting approval for the construction of a new private 11,200 square 

foot hanger on Redmond Airport property. 

South on SE Veterans Way near SE Sisters Avenue (Redmond Municipal Airport) in 

Redmond, Oregon 

Aerial Photograph 

9 

EXHmrr ^ 
Illllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllll^ 

DECISION: APPROVAL WITH CONDITIONS 

iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiniiiiiiiiiii^ 

SUMMARY 

The applicant is requesting approval for the construction of a new 11,200 square foot hanger with an 

associated office on Redmond Airport property. 

There are no obvious capacity issues with this proposal regarding streets, sewer or water services. Staff 

identified no significant issues that could not be addressed through the conditions of approval included 

in this report. 

In regards to comments from agencies. Public Works, the Engineering Department, the Fire 

Department, the Finance Department and the Building Department have all reviewed and approved the 

proposed plans. 

As permitted by Redmond City Code, this report is a combination decision and notice. Therefore, neighbors are 

being notified of this action by this decision. The 12-day appeal period applies, and is effective beginning the date 

the decision is mailed, and valid until the end of business on the 12 day from the date the decision was mailed. 

Any comments or questions from neighbors should be directed toward Planning Staff at 541-923-7722. 

A full plan set is provided in Exhibit D. 

EXHIBITS The following exhibits are on-file and make up the record in this matter; 

1. Application, site elevations, site plan, and other miscellaneous information. 

2. Agency comments 

ATTACHMENTS 

Exhibit A - Decision and Conditions of Approval 

Exhibit B - Conclusionary Findings 

Exhibit C - Agency Comments 

Exhibit D - Site Plan and Elevations, city date stamped July 31, 2008. 

EXHIBIT 5. 

PAGE J n f 11/. 
EXHIBIT A - DECISION AND CONDITIONS OF APPROVAL 

DECISION 

Based on the findings and conclusions, the Planning Department hereby grants approval of SP 08-22, subject to 

the conditions of approval. Any substantial alteration to the approved plans, except as modified by the following 

conditions of approval, requires a modification of approval, minor alteration or a new application. 

CONDITIONS OF APPROVAL 

The following conditions of approval shall be required: 

1. Required parking spaces shall be available for the parking of automobiles, customers, patrons and employees 

only, and shall not be used for storage of materials or for the parking of trucks used in conducting the business or 

use. The provisions and maintenance of off-street parking is the continuing obligation of the property owner. 

2. Required clear vision areas shall be maintained at all times. 

/////////////////////////////////////////////W^^^^ 

THE PLANNING DEPARTMENTS DECISION BECOMES FINAL TWELVE (12) DAYS FROM DATE 

MAILED UNLESS A WRITTEN APPEAL IS SUBMITTED TO THE PLANNING DEPARTMENT 

WITH PAYMENT OF THE APPLICABLE FEE. FOR INFORMATION ON THE APPEAL PROCESS, 

PLEASE CALL (541) 923-7721. 

In accordance with RDC Section 8.1605, all land use approvals shall be valid for a period of two (2) years 

unless extended in compliance with Section 8.1610 of the Redmond Development Code. Such extensions 

shall be administrative, in writing, and not subject to appeal. Any change or modification will require a 

new application and approval by the City of Redmond Planning Department. 

Sean Cook Date 

Senior Planner 

Nick Lelack Date 

Planning Director 

Mailed by Date 

c; Adjacent property owners with 100' of the site 

Planning Commissioners 

David Pilling, Engineering 

Pamela Thomas, Building 

File 

EXHIBIT A 

PAGE .% 5-p l U 
EXHIBIT B -CONCLUSIONARY FINDINGS 

APPLICABLE ORDINANCE PROVISIONS 

Chapter 8 of the Redmond Development Code (RDC) 

Article I - Zoning Standards 

-Section 8.0220, Airport 

-Section 8.0305-8.0310, Clear Vision Area 

-Section 8.0370, Building Setbacks for the Protection of Solar Access 

-Section 8.0500- 8.0505 OfT-Street Parking and Loading Requirements 

-Section 8.0510, Design & Improvement Standards for Parking Lots 

Article II - Land Use Procedures 

Article III - Site & Design Review Standards 

-Section 8.3035, Design Review Criteria 

City of Redmond Urban Area Comprehensive Plan, if specific policies and objectives are found to apply 

to this proposal. 

City of Redmond's Public Works Standards & Specifications adopted 1995. 

FINDINGS OF FACT: 

1. Location: South on SE Veterans Way near SE Sisters Avenue (Redmond Municipal Airport) in 

Redmond, Oregon. 

2. Zone and Comprehensive Plan Designation: The subject property is zoned and planned Airport on the 

Redmond Urban Area Comprehensive Plan and Zone map. 

3. Site Description: Currently, the subject property is undeveloped. 

4. Surrounding Land Uses & Zoning: The subject property is surrounded by Airport zoned property, 

5. Proposal: The applicant is requesting approval for the construction of a new 11,200 square foot hanger 

with an associated office on the Redmond Airport property. 

RXHIBIT a 

PAGE V ftf lU 
CONCLUSIONARY FINDINGS 

1, Redmond Development Code, Chapter 8, Article I, 8,0235- Airport 

8.0235 Airport Zone. In an Airport Zone, the following regulations shall apply: 

2, Uses Permitted Outright. In an Airport Zone, the following uses and accessory uses are permitted 

subject to the provisions of subsection (4) of this section: 

A. Airfields 

B. General Aviation Facilities 

C. Passenger Terminal Complexes 

D. Air Cargo/Airline Maintenance Facilities 

E. Support Facilities including Aircraft Rescue and Firefighting (ARFF) facilities. 

F. Any compatible use which compliments aviation uses. 

FINDING: The proposed use of a hanger with an office is a "General Aviation Facility", which is a 

permitted use. This standard is met. 

3, Limitations on Use. 

A. All uses must meet local, state and federal environmental standards relating to noise, smoke, 

odor, water, sewage, air emissions, dust and hazardous waste. 

B. Materials shall be stored and grounds shall be maintained in a manner which will not attract or 

aid the propagation of insects or rodents or otherwise create a health hazard, 

FINDING: Compliance with these standards is the on-going responsible of the property owner. 

C. All parking and loading demand created by any use permitted by this section shall be 

accommodated on the subject premises entirely off-street. 

FINDING: Off-street parking is addressed later in this report. 

D. No use permitted by this section shall require the backing of traffic onto a public street or road 

right-of-way for access to any use on the premises thereof 

FINDING: The design of this project does not facilitate backing of traffic onto public streets or road rightof-way. 

4, Dimensional Standards. In an Airport Zone, the following dimensional standards shall apply: 

A, The minimum lot size shall be determined in accordance with the provisions of this section 

relative to setback requirements, off-street parking and loading, and as deemed necessary by the 

Hearings Body to maintain air, water and land resource quality and to protect adjoining and 

area land uses. 

B, The minimum building setback between a structure and an arterial street shall be 50 feet unless 

a greater setback is required for compliance with the Comprehensive Plan policies or criteria, 

and 25 feet from a collector, 

C, The right-of-way between the property line and the edge of the improved street shall be 

landscaped and maintained by the contiguous property owner in accordance with the provisions 

of the Site and Design Review Standards. 

5, Yards. Except as provided by Sections 8.0550-8,0575, in an Airport Zone, the minimum side yard 

EXHTOIT A 

PAGE . 5 of l(j> 
shall be 10 feet from the foundation for one and two story buildings and 15 feet from the foundation for 

three story buildings; and front and rear yards shall be a minimum of 10 feet or as approved by the 

Hearings Body, 

FINDING: The proposed building complies with the above standards. 

6, Height of Buildings. In an Airport Zone, all building shall meet the requirements set forth in the 

Airport Control (AC) zone, 

FINDING: The height of the proposed building is 31 feet, which is below the maximum height allowed in 

the zone. 

2. Redmond Development Code, Section 8.0305-8.0310, Establishment and Measurement of Clear 

Vision Areas. 

In all zones, on all corners of all building sites adjacent to the inter-section of two streets or of a street and 

an alley, within a triangle formed by the street curb of such building site (ignoring any corner radius) and 

a line drawn between points on such street lines at designated distances from the intersection thereof, 

there shall be no fence, wall, hedge, or building higher than three feet nor any obstruction to vision other 

than a post column or tree trunk (clear of branches or foliage) between a height of three feet and a height 

of eight feet above the level of the curb, or of the level of the above mentioned point of intersection if the 

streets are sloping. 

A clear vision area shall consist of a triangular area two sides of which are lines measured from 

the comer intersection of the street curb lines for a distance specified in this regulation, or, where the 

curb lines have rounded comers, the lines extended in a straight line to a point of intersection and so 

measured, and the third side of which is a line across the comer of the lot joining the non-intersecting 

ends of the other two sides. The following measurements shall establish clear vision areas within the city: 

(1) At an intersection of two streets, the minimum distance shall be 25 feet. 

(2) At all other intersections, including street to alley and street to private driveway intersections, 

the minimum distance shall be 15 feet. 

FINDING: Maintenance of the clear vision area is a standard condition of approval. The applicant can 

meet this standard by complying with condition of approval 2. 

3. Redmond Code, Chapter 8, Article I, Section 8.0370 Building Setbacks for the Protection of Solar 

Access 

(3) Exemptions: 

(a) Property which is zoned commercial or industrial shall be exempt from meeting the 

solar setback. 

FINDING: Properties zoned Airport, similar to commercial or industrial zoned properties, are exempt 

from meeting solar setbacks. This standard is not applicable. 

4. Redmond Development Code, Chapter 8, Article I, Section 8.0500-5, OfT-Street Parking and Loading 

Parking space requirements are based on the following standards according to the use (note: all required 

handicapped parking is included in the parking standards within these charts). Manufacturing, 

warehousing, and other industrial uses may base the number of required parking spaces on the number of 

employees. When the number of employees is specified, persons counted shall be those working on the 

premises, including proprietors, during the largest shift at peak season. 

EXHIBIT A 

PAGE l^n P f U 
FINDING: The parking table in the code does not specifically identify "airport hangers". However, Staff 

finds that the closest category for a hanger is a warehouse. The chart described in this section includes 

warehouse as 1 parking space per 1000 square feet and office as 1 parking space per 300 square feet of net 

office floor area. As such, 12 spaces are required for the warehouse/ hanger use and 4 spaces for the office. 

The total required parking is 16 spaces. The applicant is proposing 27 parking spaces including 2 ADA 

spaces. This standard is met. 

8,0505 Off-Street Parking and Loading. General provisions are as follows: 

1. The provisions and maintenance of off-street parking and loading spaces is the continuing 

obligation of the property owner. Should the owner or occupant of any lot or building change the 

use to which the lot or building is sited, thereby increasing off-street parking or loading 

requirements, this section must then be complied with. Businesses within the Central Business 

District (C-2 zone) shall be exempt from this provision if there is an existing building on the 

subject site that prevents the addition of on-site parking. Expansions of buildings in the C-2 zone 

however must comply with this section, 

FINDING: Adequate area for parking is available on-site. The provisions and maintenance of off-street 

parking and loading spaces is the continuing obligation of the property owner. The applicant can meet this 

standard by complying with condition of approval 1. 

2. Requirements for types of buildings and uses not specifically listed in these standards shall be 

determined by the Community Development Director or Hearings Body based upon the 

requirements for comparable uses listed. 

FINDING: This standard was previously addressed. 

3. In the event that several uses occupy a single structure or parcel of land, the total requirements for 

off-street parking shall be the sum of the net floor area requirements of the several uses computed 

separately. 

4. Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same 

parking and loading spaces when the hours of operation do not overlap; provided that satisfactory 

legal evidence is presented to the City in the form of deeds, leases or contracts to establish the 

joint use. 

5. Off-street parking spaces for dwellings shall be located on the same parcel with those dwellings, 

or written contract of agreement shall be provided to the City that expressly permits shared use of 

parking areas which are off site. 

6. All required parking spaces shall be located not farther than 300 feet from the building or use 

they are required to serve, measured in a straight line from the building. 

FINDING: Standards 3 through 6 are not applicable or are met as described in the applicant's proposal. 

7. Required parking spaces shall be available for the parking of passenger automobiles of residents, 

customers, patrons and employees only, and shall not be used for storage of vehicles or materials 

or for the parking of trucks used in conducting the business or use. 

FINDING: This is a standard condition of approval. The applicant can meet this standard by complying 

with condition of approval 1. 

8. In any zone, eve^- bd.ding having a gross floor area of ,0,000 square fee, or n,o., which is ,o, 

EXHIBIT <7\ 

PAGE 7 O-T / C/ 
be occupied for manufacturing, storage, warehousing, goods display, retail sales, a hotel, a 

hospital, a mortuary, a laundry, dry cleaning establishment, or other uses similar requiring the 

receipt or distribution by vehicles or materials or merchandise, shall provide one off-street 

loading berth, plus one additional loading berth for each additional 20,000 square feet of gross 

floor area. Each loading berth shall be provided with paved access, driveways and surfacing in 

the same manner as for off-street parking, except that each space shall be 10 feet wide and 22 feet 

long with a height clearance of at least 14 feet. A sight-obscuring screen, berm, or landscaping 

shall conceal all loading areas from view from public streets or roads, 

FINDING: Airport hangers are not listed in this standard as needing off-street loading berths or spaces. 

The intent of this standard is to provide for a loading and unloading area for materials or merchandise 

with related uses. An airport hanger is exempt from this standard as the building is designed to store 

airplanes. This standard does not apply. 

9. Interior loading docks, or loading areas or docks located inside buildings, shall be considered as 

being screened when securable by a powered overhead door that totally encloses the opening 

for vehicles being loaded / unloaded. 

10. Loading and unloading of merchandise, equipment, etc. shall not be permitted from public streets 

or roads. 

FINDING: No loading or unloading will be conducted from the public right of way as designed. 

8.0510 Design and Improvement Standards for Parking Lots. The design and improvement standards for 

parking lots are: 

1. Vehicle Parking Space Sizes and Bicycle Parking Requirements. 

A. Each regular sized parking space or stall shall be governed by the requirements of Section 

8,0515, and shall have a minimum width of 9 feet and a minimum length of 20 feet; must 

be individually accessible, paved, and shall be continuously maintained by the property 

owner. 

B. If desired by the applicant / owner, each compact parking space or stall shall be a 

minimum width of 8 feet and a minimum length of 18 feet. 

C. A maximum of 20% compact spaces is permitted as required parking. 

D. A securable parking space shall be provided for bicycles for each new commercial use. 

Credit for 1 vehicular parking space shall be given for each 5 bicycle parking spaces (up 

to 10 bicycle parking spaces / 2 vehicular parking spaces credit possible). However, 

parking lots containing less than 10 vehicular spaces are not eligible for credits, and at no 

time shall a lot subject to credits contain less than 10 vehicular spaces. Also, bicycle 

spaces shall not take up more than 20% of the required parking under any circumstance, 

FINDING: The applicant has provided parking spaces that are 9' x 20' as required. An airport hanger is 

not a commercial use; therefore no bicycle parking is required. The applicant reported, however, there is 

ample room inside the hanger for any bicycle parking. 

2. Except for parking in connection with single family or duplex dwellings, parking and loading 

areas adjacent to or within a residential zone or adjacent to any dwelling shall be screened with a 

sight-obscuring fence or planted screen of not less than three feet in height, 

FINDING: The subject property is not located adjacent to a residential zone or dwellings. This standard is 

not applicable. 

EXHIBrr ^ 

PAGE_S_fl£_lL^ 
3. Parking spaces between pavement and landscaping shall be contained by a bumper rail or by a 

curb which is at least four inches high and which is set back a minimum of one and one-half feet 

from the property line. 

FINDING: The applicant is proposing a combination of curbing and bumpers as described in this 

standard. This standard is met. 

4. Exterior Artificial lighting of any type shall not shine or create glare in any dwelling, property, or 

onto any public right of way. 

FINDING: The applicant has provided lighting information as a part of the application. The only lighting 

proposed will be low lit wall packs on the subject building. No excessive lighting is proposed. This standard 

is met. 

5. Access aisles shall be of sufficient width to permit easy turning and maneuvering. In no case 

shall access aisles be less than 20' in width. Any access aisle less than 24' in width shall provide 

"no parking / fire lane" striping or signage, or curbs painted red for "no parking". Further, any 

access aisle being used as backup room for parking spaces shall be no less than 24' wide. 

FINDING: Proposed access aisles are larger than 24 feet in width. This standard is met. 

6. Except for dwellings not required to undergo land use review, groups of more than two parking 

spaces shall be so located and served by a driveway that their use will require no backing 

movements or other maneuvering within a street right-of-way other than an alley. 

FINDING: No backing into public rights of way is facilitated by the design of the subject property. This 

standard is met. 

7. Service drives to off-street parking areas and internal access aisles shall be designed and 

constructed both to facilitate the flow of traffic and to provide maximum safety for vehicles and 

pedestrians. Pedestrian pathways shall be clearly differentiated from vehicular drive aisles on site 

and may be required to be physically separated from vehicular drives or aisles to ensure 

pedestrian safety. The number of service drives shall be limited to the minimum that will 

accommodate anticipated traffic. 

FINDING: As reported by the applicant, there is only one employee (mechanic) on-site during regular 

business hours. Most of the proposed parking (including ADA spaces) abuts the sidewalk around the 

subject building, which provides clear and safe access. This standard is met. 

8. Driveways shall have a minimum vision clearance area as described within RDC section 8,0305 

and 8.0310, "Clear Vision areas". 

FINDING: This standard has been previously addressed. 

9. The following standards shall apply to parking within industrial zones: 

A. Parking shall not be allowed within 10 feet of the front yard property line or 5 feet of a 

side property line. 

FINDING: This property is zoned Airport, not industrial. This standard does not apply. 

5. Redmond Development Code, Chapter 8, Article IV, Section 8.3030 Special Studies, Investigations and 

Reports. 

EXHIBrr (T\ 

PAGE_3_CL-IU 
Special studies, investigations and reports may be required to insure that the proposed development of a 

particular site does not adversely affect the surrounding community, does not create hazardous conditions 

for persons or improvements on the site. These may include traffic impact studies impact of 

contaminated soils, soil conditions, flooding of waters and excessive storm water runoff, tree 

preservation, and other concerns of the development's impact on adjacent properties or public facilities. 

FINDING: This section provides for adherence to fire/life safety standards that could potential impact the 

community. The Redmond Fire Department has reviewed and approved the permits for this application 

and building. This standard is met. 

6. Redmond Development Code, Chapter 8, Article IV, Section 8.3035 Design Review Criteria 

1. Installation of Utilities. All new service lines and relocated transmission lines shall be placed 

underground. Existing overhead transmission lines or utility lines shall be relocated underground 

unless otherwise approved by the CDD Director, City Engineer, or Hearings Body. 

FINDING: The applicant is proposing to have all new service lines and relocated lines placed underground, 

which is in compliance with this standard. 

2. Right- of- Way Dedication & Public Improvements. Adequate right-of-way dedication and 

improvements to streets, alleys, sidewalks, bikeways and other public ways shall be provided by 

the Owner that conform to City of Redmond adopted Transportation Plan, Transportation Impact 

Analysis & Access Management Standards, Public Works Standards & Specification and the 

local service street policies, including the grid policy. In lieu of actual construction of 

improvements, the City may choose to accept financial payment, contribution, other approved 

security or agreement for the purpose of providing the needed improvements. The City may 

require that no building permit be issued until public improvements are completed; this shall be 

clearly identified (if applicable) within the Site Improvement Agreement, 

FINDING: This section has been reviewed and signed off by the Engineering Department. This standard is 

met. 

3. Neighborhood Compatibility. This standard shall not apply to any development that also requires 

a conditional use permit; 

a. The proposal will be consistent with applicable zoning standards. 

b. The location, size, design, and physical characteristics of the proposal (such as setbacks, 

height, position of structure on the site) will have minimal adverse impact on the livability or 

value of abutting properties. 

FINDING: This project is compatible with the other airport uses and the zoning standards. This standard 

is met. 

c. The project will not exceed the operational capacity of public facilities and which are 

required to serve the development unless the City Engineer determines that sufficient capacity 

can be provided. The capacity of public facilities and services shall be based primarily on the 

City's Water and Wastewater Master Plan and the Transportation System Plan. 

FINDING: This proposal has been reviewed by the Engineering Department in regards to exceeding 

capacity of public facilities. The Engineering Department found no issues with capacity for this proposal. 

exHiBrr A 10 

PAGE I D o4^ I U 
4, Architectural Requirements. 

a. Architectural theme. A specific architectural theme is required for any structure that is a 

candidate for Site and Design review. The theme used shall be carried out completely in the 

design and not mixed with conflicting themes. The theme used shall be consistent with all 

buildings on the subject site. 

b. False front design. A false front design of a building shall be avoided, except for the 

Downtown (C-2) Commercial District. 

c. Historical Buildings. Compliance with the preservation of historic buildings and sites 

pursuant to section 8.0855 and 8.0860 where applicable, 

FINDING: The subject building is a standard hanger building with its theme being consistent with its use. 

The subject building is not a commercial building with regular hours and activities, but rather has one 

employee and will be otherwise used sporadically. Unlike commercial buildings which should have an 

inviting presence, the subject building is designed to not attract attention based on its non-public use and 

location. No false fronts are proposed and the site is not identified as a historic site. These standards are 

met. 

d. Commercial buildings. 

1. Commercial Building Orientation. The City may require the applicant to position 

commercial buildings to have their architectural orientation toward the primary focal 

point on the site (typically the higher ordered street). However, the City may also require 

the applicant to orient the building in any position on the site if the perceived focal point 

is internal to the site. At no time shall unbroken spans of side or rear walls of buildings 

be visible from any street without architectural treatments and screening added. 

Orientation of the building shall consider compatibility with neighboring structures in 

terms of setbacks, height of building, architectural treatment, and entrances of 

neighboring buildings. 

2. Commercial buildings shall comply with the City's access policies regarding vehicle 

access and provide adequate pedestrian ways to safely navigate the parking areas and to 

connect to the public sidewalks. Adequate internal vehicle access shall be designed to 

minimize or eliminate vehicle/vehicle or vehicle/pedestrian conflicts. 

3. Drive-up windows should be oriented away from the principle street. 

FINDING: The subject building is a private airplane hanger, not a commercial building. These standards 

do not apply. 

f Exterior Mechanical Equipment, These shall be screened so as not to be visible from public 

streets or residences. 

FINDING: The applicant provided information about a compressor located outside near the face of the 

subject building. The applicant has reported that this compressor is surrounded by a chain-linked fence 

with slats that will match the subject building. No other exterior mechanical equipment is proposed for this 

project. This standard is met. 

5. Landscaping. 

Area Required. Each property developed shall show at least the following percentage of the total 

site or project area to be developed in landscaping. 

EXHmrr (r\ " 

PAGE H of 1U 
ZONES 

R-1 to R-5 

With the exception of 

single family or duplex 

construction. 

C-1 

C-2 

C-3 

C-4 

C-5 

M-1 

M-2 

Airport 

Park 

OSPR 

PF 

FG 

15% 

15% 

5% 

15% 

15% 

15% 

15% 

15% 

per section 8.3035 

only. 

15% 

15% 

15% 

Not Applicable 

a. Plant sizes. All required shrubs shall be at least 1 gallon size and all required trees 15 gallon size 

at time of planting, and no less than 1-1/2" caliper measured 3' above finished grade. 

b. Vegetative cover. All required landscape areas shall be planted with shrubs, trees and or living 

ground cover to a minimum of 50% vegetative cover at the time of planting. 

FINDING: Properties in the Airport Zone do not have a specific landscape percentage requirement like the 

other zones in the city. Proposed landscaping of this property will consist of non-irrigated native grasses 

planted around the site. These standards are met. 

c. Outdoor storage and service areas. Outdoor storage and service areas shall be screened or 

buffered from adjacent properties or from public rights of way with a minimum 3 foot tall and wide 

landscape strip or site obscuring fencing unless otherwise approved when adjacent to a similar use or 

a use that does not require screening from the proposed use. Screening shall provide no less than 

50% visual screening at time of planting or installation, and shall be shown by detail or photo, 

FINDING: No outdoor storage or service areas are proposed. 

d. Areas between buildings and property lines adjacent to a street. Areas between buildings and 

property lines adjacent to a street shall be landscaped with trees and shrubs within a minimum 3 foot 

wide landscape strip. 

FINDING: The subject property is not located adjacent to a street. 

e. A parking or loading area. A parking or loading area shall be separated from any lot line adjacent 

to a roadway by a landscaped strip at least 10 feet in width, and any lot line by a landscaped strip at 

12 

JDOnBIT 

PAGEJ^ 
least 5 feet in width. Within the C-2, C-4, or Airport zone, street trees or other landscaping within the 

public right-of-way may be provided and considered as landscaping on site. Required landscape strips 

may be reduced to 3 feet in the C-2, C-4, and Airport zone if the strip is densely planted with trees, 

shrubs and living ground cover to a minimum of 90%> vegetative cover at time of planting. 

FINDING: The applicant is proposing landscaping (native grass) around the main (non-fenced) parking 

area, except as prohibited by the service road. 

f. Landscape areas abutting parking areas spaces, access aisles and loading zones. Landscape areas 

abutting parking spaces, access aisles and loading zones shall incorporate a sight obscuring landscape 

screen. The screen shall be at least 3 feet higher than the finished grade of the parking area, except in 

required clear vision areas where the clear vision requirements must be met. The screen height may 

be achieved by a combination of earth mounding and plant materials. Fences with or without slats 

may qualify for parking lot screening on interior, side or rear lot lines or when adjacent to an alley. 

FINDING: This standard addresses screening of the parking area from public view. The proposed parking 

area is located over 100 feet from the nearest street (Veteran's Way). Also, the parking area is behind an 

existing building on the adjacent north property. Staff finds that the parking area is sufficiently screened as 

proposed. 

g. Parking lot landscaping. In addition to meeting all other landscape requirements, at least ten 

(10%) percent of the total required landscaping for the site shall be planted within or immediately 

adjacent to the parking lot(s), plus a ratio of one tree per ten parking spaces shall be planted. This 

parking lot landscaping may be considered as meeting a portion of the underlying zone's minimum 

landscape percentage requirements. Parking lots exceeding 20 spaces shall incorporate a portion of 

this required landscaping in interior islands not less than three feet in width. 

FINDING: Properties in the Airport Zone do not have a specific landscape percentage requirement like the 

other zones in the city. Proposed landscaping of this property will consist of non-irrigated native grasses 

planted around the site. 

h. Protection of Parking Lot Landscaping. Parking lot landscaping shall be protected by a curb or 

secured wheel guards at least 4" high with a minimum three foot setback from the property line. This 

required 3' setback may be reduced to 1-1/2 feet if the planted area is planted with 90% vegetation at the 

time of planting. 

FINDING: The applicant is providing curbing and/ or bumpers to protect the landscaping in the parking 

lot. This standard is met. 

i. Preservation and Replacement of Trees. All existing trees having a six (6) inch trunk diameter 3' 

above grade or greater shall be preserved or replaced with fifteen gallon-sized trees at a 'one-to-one' 

ratio. Replacement trees shall have a minimum 1-1/2 inch trunk diameter measured at 3' above grade. 

These criteria shall be met in the submitted landscape plan. 

FINDING: The site does not contain any trees of significant size. This standard is not applicable. 

j . Irrigation of plants and trees. Irrigation systems shall be required for all landscape areas and 

street trees except those designated for native vegetation. Type of irrigation system and approximate line 

location shall be shown on the site plan. 

FINDING: As previously described, the applicant will be planting native grass on site, which does not 

require an irrigation system. This standard is met. 

EXHIBIT 

PAGE J^iorl ^ U 
k. Street trees. A street tree plan is required for all development fronting on 

public or private roads. All street trees shall meet the following requirements. 

1. Certain trees are prohibited by City Code. Prohibited tree species include: fir, cedar, willow, balm, 

poplar and aspen, nut, locust, all fruit bearing species and cottonwood. 

2. Trees chosen for the public right-of-way shall be single stem, round, compact crown, deciduous 

trees, free of fruit, thorns or other harmful apjiendages. Trees that are tolerant of extremes in weather, 

cultivation around the root area, and pest and diseases are recommended. 

3. Tap root trees and surface root trees shall be avoided. 

4. Trees shall be chosen with a mature height of no more than 30 feet and a minimum branching 

clearance of 8 feet at maturity. 

5. The center of all trees planted in public right of way shall be a minimum of 18" from the face of 

the street curb. 

6. Street trees shall be placed at the rate of one tree for every 25 feet of street frontage. Trees may be 

evenly spaced with variations to the spacing permitted. Irrigation systems shall be required for all 

street trees, 

7. When street trees are planted on private property, the trees shall not be planted further than 25' 

from the curb. Evergreen species are acceptable street trees on private property provided that they are 

more than 5 feet away from pathways and driveways. 

FINDING: The subject property is located on Airport property. The lease area, which is the described 

subject property, does not touch any road frontage; therefore no street trees are required. 

1. Maintenance of landscaping. All landscaping shall be continuously maintained and replaced when 

necessary to maintain compliance with an approved landscape plan. For landscaping in excess of 

$5,000, the City may require a maintenance bond. 

FINDING: Landscaping of the subject property is limited to non-irrigated native grasses. Maintenance of 

landscaping is the continual responsibility of the applicant. 

6, General Site Criteria 

a. Grading and Drainage 

1, Grading on the site shall take place so there is no adverse affect on neighboring 

properties or public right-of-way. A grading plan may be required to assure that all drainage is 

retained on site. 

2. All drainage shall be retained on site at all times. A drainage plan may be required that 

shows slope, method of drainage retention and disbursement of water on site at the discretion of 

the City Engineer. 

FINDNG: A grading and drainage plan was provided by the applicant. The Engineering Department has 

reviewed and approved this plan. This standard is met. 

b. Clear Vision Standard. No obstructions greater than three and one half (3 V-i) feet high, 

including any landscaping which will grow greater than three and one half (3 Vi) feet high, with 

the exception of trees whose canopy heights are at all times greater than eight(8) feet, may be 

placed in a clear vision area as defined in Article 1, "Supplementary Provisions". 

FINDING: Clear vision standards have been previously addressed. 

c. Trash collection areas. Trash collection areas shall not be oriented towards building entrances 

or public streets other than alleys and shall be screened or enclosed with building material which 

is compatible with those used in the exterior of the building. Location(s) of all trash collection 

EXHiBrr_JZL 

PAHR 1 ^ f>4^)U 
area(s) shall be reviewed and approved by the Fire Marshal or designate. 

FINDING: The applicant has reported that this facility will use one or two standard trash cans that will be 

located inside the subject building. These cans will be rolled out on the assigned trash day and returned 

inside the building once emptied. No permanent outside trash enclosure is needed or required. This 

standard is met. 

d. Water & Sewer Service. Connection to City public water & sewer systems are required and 

must comply with current Public Works Standards & Specifications, 

FINDING: Water and sewer service issues were reviewed by the Engineering Department. The 

Engineering Department has approved the proposed water and sewer connections for the subject property. 

This standard is met. 

e. Accessibility. At least one pedestrian pathway, which meets UBC accessibility requirements, 

shall be provided within the boundary of the site from public transportation stops, accessible 

parking spaces, passenger loading and drop off zones, and public streets or sidewalks to an 

accessible entry. When more than one building or facility is located on a site, at least one 

accessible route shall be provided between accessible buildings and accessible site facilities. The 

accessible route shall be the most practical and direct route among accessible building entries, 

accessible site facilities and the accessible entry to the site. Walks paralleling vehicular ways 

shall be separated from vehicular ways by curbs, planted areas, railings, or other means between 

the pedestrian way and vehicular routes. 

FINDING: The applicant has shown 2 ADA parking spaces on the site plan. ADA compliance is reviewed 

by the Building Department at the time of issuance of Building Permits. 

7. Traffic Impact Analysis (TIA) 

a. The following vehicle trip generation thresholds shall determine the level and scope of 

transportation analysis required for a new or expanded development. Trip ends shall be 

calculated as per the Institute of Transportation Engineers manual. Trip Generation, 6''' edition (or 

subsequent document updates), or local trip generation studies prepared by a qualified registered 

professional engineer and approved by the City Engineer. The City Engineer shall determine 

when a TIA has satisfied the requirements of the development's impact analysis. The TIA shall 

bear the stamp and signature of a qualified registered professional Engineer with a license valid in 

the State of Oregon. 

FINDING: The applicant provided a trip generation report from LB Engineering dated July 30, 2008. The 

City Engineer reviewed the report and provided an email, dated 8/7/08, stating that a Trafllc Impact 

Analysis will not be required. This standard is met. 

///////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////// 

CONCLUSIONS 

In all land use proceedings, the "burden of proof' rests with the applicant to demonstrate compliance with the 

land use regulations. After reviewing all available evidence submitted by the applicant, staff concludes that 

conditions of approval (Exhibit A) are warranted for the development to comply fully with the RDC standards and 

criteria. 

fiXHiBrr_^i—- 15 

PAGEjS-eO=2-
EXHIBIT C - AGENCY COMMENTS 

Agency Comments: The Planning Department received the following agency comments; 

A. 

B. 

C. 

D. 

E. 

F. 

Police: "Approval" 

Finance: "Approved 7/16/08" 

Building: "Approved 7/15/08" 

Engineering: "Approved 7/23/08" 

Public Works: "Approved 7/21/08" 

Fire: "Approved 7/22/08" 

EXHIBIT ?. 

PAGE l b T^\l i 

16 
DATE: 

APPLICANT: 

OWNER: 

PROFESSIONAL: 

SERVICES: 

STAFF: 

REQUEST: 

LOCATION: 

REDMOND PLANNING STAFF 

NOTICE AND DECISION 

SP 09-06: BPA Hanger 

September 11,2009 

BPA (Bonneville Power Admin) 

5411 NE Highway 99 

Vancouver, Washington 98663 

City of Redmond 

2522 SE Jesse Butler Circle # 17 

Redmond, Oregon 97756 

Womer & Associates 

1819 East Springfield Ave 

Spokane, Washington 99202 

Sean Cook, Senior Planner 

The applicant is requesting approval for the construction of a new private 4,550 square 

foot helicopter hanger on Redmond Airport property. 

South of SE Veterans Way near SE Sisters Avenue (Redmond Municipal Airport) in 

Redmond, Oregon. (Adjacent west of the new Les Schwab Hanger property) 

Aerial Photograph 

EXHIBIT J D 

PAGE / a\- ;^T} 
///////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////// 

DECISION: APPROVAL WITH CONDITIONS 

////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////// 

SUMMARY 

The applicant is requesting approval for the construction of a new private 4,550 square foot helicopter 

hanger on Redmond Airport property. This hanger is adjacent west of the new Les Schwab Hanger (city 

file # SP 08-22). 

e HT. 

("CLEAR HT- 24'-* " 

O R C+HANlSe 

AfMNSBT 

O^ 

powsfwr 

SOUTH ELEVATION 

S'-<rx7-0" SLAZOteTTPICAL AT H»NW« IXWR 

TRlSHED FLOOR 

<Kf 

There are no obvious capacity issues with this proposal regarding streets, sewer or water services. Staff 

identified no significant issues that could not be addressed through the conditions of approval included 

in this report. 

Comments from related agencies that affect this project are presented in Exhibit C. 

A full plan set is provided in Exhibit D. 

EXHIBITS The following exhibits are on-file and make up the record in this matter: 

1, Application, site elevations, site plan, and other miscellaneous information. 

2. Agency comments 

ATTACHMENTS 

Exhibit A - Decision and Conditions of Approval 

Exhibit B - Conclusionary Findings 

Exhibit C - Agency Comments 

Exhibit D - Site Plan and Elevations, city date stamped August 18, 2009 

EXHIBIT ^ 

PAGE B\ gf'^ U 
EXHIBIT A - DECISION AND CONDITIONS OF APPROVAL 

DECISION 

Based on the findings and conclusions, the Planning Department hereby grants approval of SP 09-06, subject to 

the conditions of approval. Any substantial alteration to the approved plans, except as modified by the following 

conditions of approval, requires a modification of approval, minor alteration or a new application. 

CONDITIONS OF APPROVAL 

The following conditions of approval shall be required: 

1. Transportation: 

Site Access - Proposed site access via existing Airport security gate east of the Les Schwab hangar and 

existing shared access to Veterans Way shall be subject to City clear vision standards or as otherwise 

approved by the City Public Works Director and City Engineer. 

2. Water: Existing twelve (12) inch City water main and six (6) service stub located in Veterans Way north of 

subject site. 

A) Proposed domestic water service shall conform to City standards for commercial property with meter and 

backflow prevention device located outside the existing and/or relocated Airport fence. A City approved 

backflow prevention device shall also be required for all fire service and irrigation systems. Metered domestic 

service shall be separately connected to the twelve (12) inch public main in Veterans Way and shall not be 

connected to the proposed six (6) inch fire hydrant line. All water lines located within the Airport 

boundary/fence and outside of City easements shall be considered privately owned and maintained unless 

otherwise approved by the City Public Works Department, 

B) The proposed new fire hydrant and hydrant line shall be considered publicly owned and maintained. A 

twenty (20) ft, wide City water easement and unobstructed access shall be required for any portion of the 

public water system located on Airport property. If unobstructed access cannot be provided, the proposed fire 

hydrant shall be located outside the existing and/or relocated Airport fence. 

C) Fire flow, fire hydrant'service locations and/or fire code requirements to be determined by Redmond Fire 

& Rescue, A water system/fire flow analysis and mitigation plan prepared by a registered professional 

engineer shall be required at the discretion of the Redmond Fire Marshal to verify conformance to 

international and Oregon fire code requirements. The fire flow analysis must show existing available 

pressures/flow and projected flow at 20 psi for the proposed new hydrant. 

3. Wastewater: Existing eight (8) inch City gravity sewer main and service located in Airport Way north of 

subject property. 

AJ Proposed sewer service with cleanout located outside the relocated Airport fence shall conform to City 

standards. 

B) Sewer service connections shall be subject to City Wastewater Division pretreatment, monitoring and 

sampling requirements, 

4. Site Drainage: All site drainage shall be maintained on site and shall not drain onto public streets or 

neighboring properties and non-designated/ non-approved lease areas. All earth fill areas located outside of public 

right-of-way require certification by a license professional Engineer. 

A) The proposed Grading/Horizontal Control Plan per sheet C2,0 dated 8/14/09 and Stormwater Plan and 

Profile per sheet C2.1 dated 8/14/09 shall be resubmitted to the Engineering Department with the following 

information: 

1) Storm water runoff volume vs. capacity and intensity calculations as noted in #4., B) below. 

2) Sizing and testing data for any proposed infiltration factor or system. 

EXHIBIT 

PAGE 3 0^-^QO 

3 
3) Cross section for proposed retention pond/swale with 3:1 max. slope, filtering layer, surface treatment, 

landscaping, irrigation, and any necessary security. 

4) All other relevant storm drainage construction detail drawings. 

B) Site drainage including underground injection control (UIC) systems, storm water retention basins, bioswales or a combination thereof shall be designed for a 50 year/24 hour storm event (2 inches per 

NOAA/Isopluvials). Storm drain conveyance shall be designed for 50 year intensity (3.2 inches). Water 

quality storm volumes based on 2 year/24 hour (1 inch) rainfall event to be provided volumetrically. The 

applicant shall identify the 100 year/24 hour storm event with path/footprint to outfall area. 

5. Construction Plans: Upon land use approval, a separate set of construction drawings shall be submitted to the 

Engineering Department for water/sewer connections, site grading/drainage and the new fire hydrant, 

6. Required clear vision areas shall be maintained at all times. 

7. The provisions and maintenance of off-street parking and loading spaces is the continuing obligation of the 

property owner. Required parking spaces shall be available for the parking of passenger automobiles of residents, 

customers, patrons and employees only, and shall not be used for storage of vehicles or materials or for the 

parking of trucks used in conducting the business or use. 

8. Five (5) parking spaces are required for the subject property. Currently, the applicant is proposing 3 spaces 

(including one ADA space). The applicant shall revise the plan to include 2 additional spaces (total of 5). The 

revised plan shall be submitted to the Planning Department for review and approval. 

9. Parking spaces are required to be 9' x 20'. The applicant's proposed stalls are undersized. The applicant shall 

revise the site plan to show the parking stalls being 9' x 20' as required. The revised plan shall be submitted to the 

Planning Department for review and approval, 

10. The applicant shall comply with the requirements of the Redmond Fire Department, at their discretion, as 

outlined in their comments submitted concerning this application (Exhibit C). Fire flow, fire hydrant/service 

locations and/or international fire code requirements to be determined by Redmond Fire & Rescue. 

////////////////////////////////////////////////////////END OF CONDITIONS////////////////////////////////////////////////////////////////////// 

THE PLANNING DEPARTMENTS DECISION BECOMES FINAL TWELVE (12) DAYS FROM DATE 

MAILED UNLESS A WRITTEN APPEAL IS SUBMITTED TO THE PLANNING DEPARTMENT 

WITH PAYMENT OF THE APPLICABLE FEE. FOR INFORMATION ON THE APPEAL PROCESS, 

PLEASE CALL (541) 923-7721. 

In accordance with RDC Section 8.1605, all land use approvals shall be valid for a period of two (2) years 

unless extended in compliance with Section 8.1610 of the Redmond Development Code. Such extensions 

shall be administrative, in writing, and not subject to appeal. Any change or modification will require a 

new application and approval by the City of Redmond Planning Department. 

Sean Cook Date 

Senior Planner 

Heather Richards Date 

Interim Community Development Director 

Mailed by Date 

cc: Planning Commissioners 

Engineering & Building Q 

EXHIBIT \ J 

PAGE '^p-T^ V 
EXHIBIT B -CONCLUSIONARY FINDINGS 

APPLICABLE ORDINANCE PROVISIONS 

Chapter 8 of the Redmond Development Code (RDC) 

Article I - Zoning Standards 

-Section 8.0220, Airport 

-Section 8.0305-8.0310, Clear Vision Area 

-Section 8.0370, Building Setbacks for the Protection of Solar Access 

-Section 8.0500- 8.0505 OfT-Street Parking and Loading Requirements 

-Section 8.0510, Design & Improvement Standards for Parking Lots 

Article II - Land Use Procedures 

Article III - Site & Design Review Standards 

-Section 8.3035, Design Review Criteria 

City of Redmond Urban Area Comprehensive Plan, if specific policies and objectives are found to apply 

to this proposal. 

City of Redmond's Public Works Standards & Specifications adopted 1995. 

FINDINGS OF FACT: 

1. Location: South of SE Veterans Way near SE Sisters Avenue (Redmond Municipal Airport) in 

Redmond, Oregon. 

2, Zone and Comprehensive Plan Designation: The subject property is zoned and planned Airport on the 

Redmond Urban Area Comprehensive Plan and Zone map. 

3, Site Description: Currently, the subject property is undeveloped. 

4. Surrounding Land Uses & Zoning; The subject property is surrounded by Airport zoned property. 

5. Proposal: The applicant is requesting approval for the construction of a new private 4,550 square foot 

helicopter hanger on Redmond Airport property. This hanger is adjacent west of the new Les Schwab 

Hanger (SP 08-22). 

EXHIBrr 

PAGE_S_e£JLD 
CONCLUSIONARY FINDINGS 

1. Redmond Development Code, Chapter 8, Article I, 8.0235- Airport 

8.0235 Airport Zone. In an Airport Zone, the following regulations shall apply: 

2. Uses Permitted Outright. In an Airport Zone, the following uses and accessory uses are permitted 

subject to the provisions of subsection (4) of this section: 

A. Airfields 

B. General Aviation Facilities 

C. Passenger Terminal Complexes 

D. Air Cargo/Airline Maintenance Facilities 

E. Support Facilities including Aircraft Rescue and Firefighting (ARFF) facilities. 

F. Any compatible use which compliments aviation uses. 

FINDING: The proposed use of a hanger is a "General Aviation Facility", which is a permitted use. This 

standard is met. 

3. Limitations on Use. 

A. All uses must meet local, state and federal environmental standards relating to noise, smoke, 

odor, water, sewage, air emissions, dust and hazardous waste. 

B. Materials shall be stored and grounds shall be maintained in a manner which will not attract or 

aid the propagation of insects or rodents or otherwise create a health hazard, 

FINDING: Compliance with these standards is the on-going responsible of the property owner. 

C. All parking and loading demand created by any use permitted by this section shall be 

accommodated on the subject premises entirely off-street. 

FINDING: Off-street parking is addressed later in this report. 

D. No use permitted by this section shall require the backing of traffic onto a public street or road 

right-of-way for access to any use on the premises thereof. 

FINDING: The design of this project does not facilitate backing of trafflc onto public streets or road rightof-way. 

4. Dimensional Standards. In an Airport Zone, the following dimensional standards shall apply: 

A. The minimum lot size shall be determined in accordance with the provisions of this section 

relative to setback requirements, off-street parking and loading, and as deemed necessary by the 

Hearings Body to maintain air, water and land resource quality and to protect adjoining and 

area land uses. 

B. The minimum building setback between a structure and an arterial street shall be 50 feet unless 

a greater setback is required for compliance with the Comprehensive Plan policies or criteria, 

and 25 feet from a collector. 

C. The right-of-way between the property line and the edge of the improved street shall be 

landscaped and maintained by the contiguous property owner in accordance with the provisions 

of the Site and Design Review Standards. 

5. Yards. Except as provided by Sections 8,0550-8.0575, in an Airport Zone, the minimum side yard 

EXHIBrr L 5 

PAGE_^£3!S2 
shall be 10 feet from the foundation for one and two story buildings and 15 feet from the foundation for 

three story buildings; and front and rear yards shall be a minimum of 10 feet or as approved by the 

Hearings Body. 

FINDING: The proposed building complies with the above standards. 

6. Height of Buildings. In an Airport Zone, all building shall meet the requirements set forth in the 

Airport Control (AC) zone. 

FINDING: The height of the proposed building is 29.1 feet, which is below the maximum height allowed in 

the zone. 

2, Redmond Development Code, Section 8.0305-8.0310, Establishment and Measurement of Clear 

Vision Areas. 

In all zones, on all corners of all building sites adjacent to the inter-section of two streets or of a street and 

an alley, within a triangle formed by the street curb of such building site (ignoring any corner radius) and 

a line drawn between points on such street lines at designated distances from the intersection thereof, 

there shall be no fence, wall, hedge, or building higher than three feet nor any obstruction to vision other 

than a post column or tree trunk (clear of branches or foliage) between a height of three feet and a height 

of eight feet above the level of the curb, or of the level of the above mentioned point of intersection if the 

streets are sloping. 

A clear vision area shall consist of a triangular area two sides of which are lines measured from 

the comer intersection of the street curb lines for a distance specified in this regulation, or, where the 

curb lines have rounded comers, the lines extended in a straight line to a point of intersection and so 

measured, and the third side of which is a line across the comer of the lot joining the non-intersecting 

ends of the other two sides. The following measurements shall establish clear vision areas within the city: 

(1) At an intersection of two streets, the minimum distance shall be 25 feet. 

(2) At all other intersections, including street to alley and street to private driveway intersections, 

the minimum distance shall be 15 feet. 

FINDING: Maintenance of the clear vision area is a standard condition of approval. The applicant can 

meet this standard by complying with condition of approval 6. 

3, Redmond Code, Chapter 8, Article I, Section 8.0370 Building Setbacks for the Protection of Solar 

Access 

(3) Exemptions: 

(a) Property which is zoned commercial or industrial shall be exempt from meeting the 

solar setback. 

FI>rDING: Properties zoned Airport, similar to commercial or industrial zoned properties, are exempt 

from meeting solar setbacks. This standard is not applicable. 

4, Redmond Development Code, Chapter 8, Article I, Section 8.0500-5, Off-Street Parking and Loading 

Parking space requirements are based on the following standards according to the use (note: all required 

handicapped parking is included in the parking standards within these charts). Manufacturing, 

warehousing, and other industrial uses may base the number of required parking spaces on the number of 

employees. When the number of employees is specified, persons counted shall be those working on the 

premises, including proprietors, during the largest shift at peak season. 

EXHIBrr 4 

''AGEJ7-C£,20 
FINDING: The parking table in the code does not specifically identify "airport hangers". However, Staff 

finds that the closest category for a hanger is a warehouse. The chart described in this section includes 

warehouse as 1 parking space per 1000 square feet. As such, 5 spaces are required for the warehouse/ 

hanger use. Currently, the applicant is proposing 3 spaces (including one ADA space). The applicant shall 

revise the plan to include 2 additional spaces. The revised plan shall be submitted to the Planning 

Department for review and approval. The applicant can meet this standard by complying with condition of 

approval 8. 

8.0505 Off-Street Parking and Loading. General provisions are as follows: 

1. The provisions and maintenance of off-street parking and loading spaces is the continuing 

obligation of the property owner. Should the owner or occupant of any lot or building change the 

use to which the lot or building is sited, thereby increasing off-street parking or loading 

requirements, this section must then be complied with. Businesses within the Central Business 

District (C-2 zone) shall be exempt from this provision if there is an existing building on the 

subject site that prevents the addition of on-site parking. Expansions of buildings in the C-2 zone 

however must comply with this section. 

FINDING: Adequate area for parking is available on-site. The provisions and maintenance of off-street 

parking and loading spaces is the continuing obligation of the property owner. The applicant can meet this 

standard by complying with condition of approval 7. 

2. Requirements for types of buildings and uses not specifically listed in these standards shall be 

determined by the Community Development Director or Hearings Body based upon the 

requirements for comparable uses listed. 

FINDING: This standard was previously addressed. 

3. In the event that several uses occupy a single structure or parcel of land, the total requirements for 

off-street parking shall be the sum of the net floor area requirements of the several uses computed 

separately. 

4. Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same 

parking and loading spaces when the hours of operation do not overlap; provided that satisfactory 

legal evidence is presented to the City in the form of deeds, leases or contracts to establish the 

joint use. 

5. Off-street parking spaces for dwellings shall be located on the same parcel with those dwellings, 

or written contract of agreement shall be provided to the City that expressly permits shared use of 

parking areas which are off site. 

6. All required parking spaces shall be located not farther than 300 feet from the building or use 

they are required to serve, measured in a straight line from the building. 

FINDING: Standards 3 through 6 are not applicable or are met as described in the applicant's proposal. 

7. Required parking spaces shall be available for the parking of passenger automobiles of residents, 

customers, patrons and employees only, and shall not be used for storage of vehicles or materials 

or for the parking of trucks used in conducting the business or use. 

FINDING: This is a standard condition of approval. The applicant can meet this standard by complying 

with condition of approval 7. 

axHiBrr ^ s 

PAGE 
8. In any zone, every building having a gross floor area of 10,000 square feet or more, which is to be 

occupied for manufacturing, storage, warehousing, goods display, retail sales, a hotel, a hospital, 

a mortuary, a laundry, dry cleaning establishment, or other uses similar requiring the receipt or 

distribution by vehicles or materials or merchandise, shall provide one off-street loading berth, 

plus one additional loading berth for each additional 20,000 square feet of gross floor area. Each 

loading berth shall be provided with paved access, driveways and surfacing in the same manner 

as for off-street parking, except that each space shall be 10 feet wide and 22 feet long with a 

height clearance of at least 14 feet. A sight-obscuring screen, berm, or landscaping shall conceal 

all loading areas from view from public streets or roads. 

FINDING: The proposed hanger is less than 10,000 square feet in size. This standard does not apply. 

9. Interior loading docks, or loading areas or docks located inside buildings, shall be considered as 

being screened when securable by a powered overhead door that totally encloses the opening 

for vehicles being loaded / unloaded. 

10. Loading and unloading of merchandise, equipment, etc. shall not be permitted from public streets 

or roads. 

FINDING: No loading or unloading will be conducted from the public right of way as designed. 

8.0510 Design and Improvement Standards for Parking Lots. The design and improvement standards for 

parking lots are: 

1. Vehicle Parking Space Sizes and Bicycle Parking Requirements. 

A, Each regular sized parking space or stall shall be governed by the requirements of Section 

8.0515, and shall have a minimum width of 9 feet and a minimum length of 20 feet; must 

be individually accessible, paved, and shall be continuously maintained by the property 

owner. 

B, If desired by the applicant / owner, each compact parking space or stall shall be a 

minimum width of 8 feet and a minimum length of 18 feet. 

C, A maximum of 20% compact spaces is permitted as required parking. 

D, A securable parking space shall be provided for bicycles for each new commercial use. 

Credit for 1 vehicular parking space shall be given for each 5 bicycle parking spaces (up 

to 10 bicycle parking spaces / 2 vehicular parking spaces credit possible). However, 

parking lots containing less than 10 vehicular spaces are not eligible for credits, and at no 

time shall a lot subject to credits contain less than 10 vehicular spaces. Also, bicycle 

spaces shall not take up more than 20% of the required parking under any circumstance. 

FINDING: Parking spaces are required to be 9' x 20'. The applicant's proposed stalls are undersized. The 

applicant shall revise the site plan to show the parking stalls being 9' x 20' as required. The revised plan 

shall be submitted to the Planning Department for review and approval. The applicant can meet this 

standard by complying with condition of approval 9. An airport hanger is not a commercial use; therefore 

no bicycle parking is required. However, there is ample room inside the hanger for any bicycle parking. 

2. Except for parking in connection with single family or duplex dwellings, parking and loading 

areas adjacent to or within a residential zone or adjacent to any dwelling shall be screened with a 

sight-obscuring fence or planted screen of not less than three feet in height. 

FINDING: The subject property is not located adjacent to a residential zone or dwellings. This standard is 

not applicable. 

EXmBIT 3 ^ 

PAGE 
3. Parking spaces between pavement and landscaping shall be contained by a bumper rail or by a 

curb which is at least four inches high and which is set back a minimum of one and one-half feet 

from the property line. 

FINDING: The applicant is proposing a combination of curbing and bumpers as described in this 

standard. This standard is met. 

4. Exterior Artificial lighting of any type shall not shine or create glare in any dwelling, property, or 

onto any public right of way. 

FINDING: The applicant has provided lighting information as a part of the application. The only lighting 

proposed will be low lit wall packs on the subject building. No excessive lighting is proposed. This standard 

is met. 

5. Access aisles shall be of sufficient width to permit easy turning and maneuvering. In no case 

shall access aisles be less than 20' in width. Any access aisle less than 24' in width shall provide 

"no parking / fire lane" striping or signage, or curbs painted red for "no parking". Further, any 

access aisle being used as backup room for parking spaces shall be no less than 24' wide. 

FINDING: Proposed access aisles are larger than 24 feet in width. This standard is met. 

6. Except for dwellings not required to undergo land use review, groups of more than two parking 

spaces shall be so located and served by a driveway that their use will require no backing 

movements or other maneuvering within a street right-of-way other than an alley. 

FINDING: No backing into public rights of way is facilitated by the design of the subject property. This 

standard is met. 

7. Service drives to off-street parking areas and internal access aisles shall be designed and 

constructed both to facilitate the flow of traffic and to provide maximum safety for vehicles and 

pedestrians. Pedestrian pathways shall be clearly differentiated from vehicular drive aisles on site 

and may be required to be physically separated from vehicular drives or aisles to ensure 

pedestrian safety. The number of service drives shall be limited to the minimum that will 

accommodate anticipated traffic, 

FINDING: The proposed parking (including the ADA space) abuts an entrance side of the building, which 

provides clear and safe access. This standard is met. 

8. Driveways shall have a minimum vision clearance area as described within RDC section 8,0305 

and 8.0310, "Clear Vision areas". 

FINDING: This standard has been previously addressed. 

9. The following standards shall apply to parking within industrial zones: 

A. Parking shall not be allowed within 10 feet of the front yard property line or 5 feet of a 

side property line. 

FINDING: This property is zoned Airport, not industrial. This standard does not apply. 

5, Redmond Development Code, Chapter 8, Article IV, Section 8,3030 Special Studies, Investigations and 

Reports. 

EXHIBrT__CL^___^ '0 
Special studies, investigations and reports may be required to insure that the proposed development of a 

particular site does not adversely affect the surrounding community, does not create hazardous conditions 

for persons or improvements on the site. These may include traffic impact studies impact of 

contaminated soils, soil conditions, flooding of waters and excessive storm water runoff, tree 

preservation, and other concerns of the development's impact on adjacent properties or public facilities, 

FINDING: This section provides for adherence to fire/life safety standards that could potential impact the 

community. The Fire Department provided comments concerning this application (Exhibit C). Also, this 

standard addresses stormwater related issues. The applicant can meet this standard by complying with 

conditions of approval 4 and 10. 

6. Redmond Development Code, Chapter 8, Article IV, Section 8.3035 Design Review Criteria 

1. Installation of Utilities. All new service lines and relocated transmission lines shall be placed 

underground. Existing overhead transmission lines or utility lines shall be relocated underground 

unless otherwise approved by the CDD Director, City Engineer, or Hearings Body. 

FINDING: The applicant is proposing to have all new service lines and relocated lines placed underground, 

which is in compliance with this standard. 

2. Right- of- Way Dedication & Public Improvements. Adequate right-of-way dedication and 

improvements to streets, alleys, sidewalks, bikeways and other public ways shall be provided by 

the Owner that conform to City of Redmond adopted Transportation Plan, Transportation Impact 

Analysis & Access Management Standards, Public Works Standards & Specification and the 

local service street policies, including the grid policy. In lieu of actual construction of 

improvements, the City may choose to accept financial payment, contribution, other approved 

security or agreement for the purpose of providing the needed improvements. The City may 

require that no building permit be issued until public improvements are completed; this shall be 

clearly identified (if applicable) within the Site Improvement Agreement. 

FINDING: This section has been reviewed by the Engineering Department. This standard is met subject to 

conditions of approval 1,2,3, and 5. 

3. Neighborhood Compatibility. This standard shall not apply to any development that also requires 

a conditional use permit; 

a. The proposal will be consistent with applicable zoning standards. 

b. The location, size, design, and physical characteristics of the proposal (such as setbacks, 

height, position of structure on the site) will have minimal adverse impact on the livability or 

value of abutting properties. 

FINDING: This project is compatible with the other airport uses and the zoning standards. This standard 

is met. 

c. The project will not exceed the operational capacity of public facilities and which are 

required to serve the development unless the City Engineer determines that sufficient capacity 

can be provided. The capacity of public facilities and services shall be based primarily on the 

City's Water and Wastewater Master Plan and the Transportation System Plan. 

FINDING: This proposal has been reviewed by the Engineering Department in regards to exceeding 

capacity of public facilities. The Engineering Department found no issues with capacity for this proposal. 

EXHIBrr O n 

PAGE JI oiD O 
4. Architectural Requirements. 

a. Architectural theme. A specific architectural theme is required for any structure that is a 

candidate for Site and Design review. The theme used shall be carried out completely in the 

design and not mixed with conflicting themes. The theme used shall be consistent with all 

buildings on the subject site. 

b. False front design. A false front design of a building shall be avoided, except for the 

Downtown (C-2) Commercial District. 

c. Historical Buildings. Compliance with the preservation of historic buildings and sites 

pursuant to section 8.0855 and 8.0860 where applicable. 

FINDING: The subject building is a standard hanger building with its theme being consistent with its use. 

The subject building is not a commercial building with regular hours and activities, but rather has one or 

two employees and will be otherwise used sporadically. No false fronts are proposed and the site is not 

identified as a historic site. These standards are met. 

d. Commercial buildings. 

1. Commercial Building Orientation. The City may require the applicant to position 

commercial buildings to have their architectural orientation toward the primary focal 

point on the site (typically the higher ordered street). However, the City may also require 

the applicant to orient the building in any position on the site if the perceived focal point 

is internal to the site. At no time shall unbroken spans of side or rear walls of buildings 

be visible from any street without architectural treatments and screening added. 

Orientation of the building shall consider compatibility with neighboring structures in 

terms of setbacks, height of building, architectural treatment, and entrances of 

neighboring buildings. 

2. Commercial buildings shall comply with the City's access policies regarding vehicle 

access and provide adequate pedestrian ways to safely navigate the parking areas and to 

connect to the public sidewalks. Adequate internal vehicle access shall be designed to 

minimize or eliminate vehicle/vehicle or vehicle/pedestrian conflicts. 

3. Drive-up windows should be oriented away from the principle street. 

FINDING: The subject building is a private airplane hanger, not a commercial building. These standards 

do not apply. 

f Exterior Mechanical Equipment. These shall be screened so as not to be visible from public 

streets or residences. 

FINDING: The applicant provided information about a condenser located outside near the face of the 

subject building. The proposed unit is very small (less than 3 feet high). This unit will not be visible from 

the public right-of-way. No other exterior mechanical equipment is proposed for this project. This 

standard is met. 

5. Landscaping. 

Area Required. Each property developed shall show at least the following percentage of the total 

site or project area to be developed in landscaping. 

EXHIBIT O 12 

PAGE / ^ pf_2D 
ZONES 

R-1 to R-5 

With the exception of 

single family or duplex 

construction. 

C-1 

C-2 

C-3 

C-4 

C-5 

M-1 

M-2 

Airport 

Park 

OSPR 

PF 

FG 

15% 

15% 

5% 

15% 

15% 

15% 

15% 

15% 

per section 8.3035 

only. 

15% 

15% 

15% 

Not Applicable 

a. Plant sizes. All required shrubs shall be at least I gallon size and all required trees 15 gallon size 

at time of planting, and no less than 1-1/2" caliper measured 3' above finished grade. 

b. Vegetative cover. All required landscape areas shall be planted with shrubs, trees and or living 

ground cover to a minimum of 50% vegetative cover at the time of planting. 

FINDING: Properties in the Airport Zone do not have a specific landscape percentage requirement like the 

other zones in the city. Proposed landscaping of this property will consist of non-irrigated native grasses 

planted around the site. These standards are met. 

c. Outdoor storage and service areas. Outdoor storage and service areas shall be screened or 

buffered from adjacent properties or from public rights of way with a minimum 3 foot tall and wide 

landscape strip or site obscuring fencing unless otherwise approved when adjacent to a similar use or 

a use that does not require screening from the proposed use. Screening shall provide no less than 

50% visual screening at time of planting or installation, and shall be shown by detail or photo. 

FINDING: No outdoor storage or service areas are proposed. 

d. Areas between buildings and property lines adjacent to a street. Areas between buildings and 

property lines adjacent to a street shall be landscaped with trees and shrubs within a minimum 3 foot 

wide landscape strip. 

FINDING: The subject property (lease area) is not located adjacent to a street. 

e. A parking or loading area. A parking or loading area shall be separated from any lot line adjacent 

to a roadway by a landscaped strip at least 10 feet in width, and any lot line by a landscaped strip at 

EXHIBIT 3 

PAGE J A DV^ O 

13 
least 5 feet in width. Within the C-2, C-4, or Airport zone, street trees or other landscaping within the 

public right-of-way may be provided and considered as landscaping on site. Required landscape strips 

may be reduced to 3 feet in the C-2, C-4, and Airport zone if the strip is densely planted with trees, 

shrubs and living ground cover to a minimum of 90% vegetative cover at time of planting. 

FINDING: The applicant is proposing to landscape with native grass around the entire lease area that is 

not improved with pavement or structure. This standard is met. 

f Landscape areas abutting parking areas spaces, access aisles and loading zones. Landscape areas 

abutting parking spaces, access aisles and loading zones shall incorporate a sight obscuring landscape 

screen. The screen shall be at least 3 feet higher than the finished grade of the parking area, except in 

required clear vision areas where the clear vision requirements must be met. The screen height may 

be achieved by a combination of earth mounding and plant materials. Fences with or without slats 

may qualify for parking lot screening on interior, side or rear lot lines or when adjacent to an alley. 

FINDING: This standard addresses screening of the parking area from public view. The proposed parking 

area is located over 100 feet from the nearest street (Veteran's Way). There is also a fence around the lease 

area as described in this standard. Staff finds that the parking area is sufficiently screened as proposed. 

g. Parking lot landscaping. In addition to meeting all other landscape requirements, at least ten 

(10%) percent of the total required landscaping for the site shall be planted within or immediately 

adjacent to the parking lot(s), plus a ratio of one tree per ten parking spaces shall be planted. This 

parking lot landscaping may be considered as meeting a portion of the underlying zone's minimum 

landscape percentage requirements. Parking lots exceeding 20 spaces shall incorporate a portion of 

this required landscaping in interior islands not less than three feet in width. 

FINDING: Properties in the Airport Zone do not have a specific landscape percentage requirement like the 

other zones in the city. Proposed landscaping of this property will consist of non-irrigated native grasses 

planted around the site. 

h. Protection of Parking Lot Landscaping. Parking lot landscaping shall be protected by a curb or 

secured wheel guards at least 4" high with a minimum three foot setback from the property line. This 

required 3' setback may be reduced to 1-1/2 feet if the planted area is planted with 90% vegetation at the 

time of planting. 

FINDING: The applicant is providing curbing and/ or bumpers to protect the landscaping in the parking 

lot. This standard is met. 

i. Preservation and Replacement of Trees. All existing trees having a six (6) inch trunk diameter 3' 

above grade or greater shall be preserved or replaced with fifteen gallon-sized trees at a 'one-to-one' 

ratio. Replacement trees shall have a minimum 1-1/2 inch trunk diameter measured at 3' above grade. 

These criteria shall be met in the submitted landscape plan. 

FINDING: The site does not contain any trees of significant size. This standard is not applicable. 

J- irrigation of plants and trees. Irrigation systems shall be required for all kndscupe Rfe^S ^M 

fl^ r """"h 'f"'PV''"' " ^"^P^*^'^ f°^ "^tive vegetation. Type of irrigation system and approximate line location shall be shown on the site plan. ° J vi' Aiumic unc 

FINDING: As previously described, the applicant will be planting native erass on «tP .vh:.h A 

require an irrigation system. This standard is met. ^ ' ^'""^ ^""^^ "°* 

EXHIBrr A '4 

PAGE Jf^^M 
area(s) shall be reviewed and approved by the Fire Marshal or designate. 

FINDING: The applicant has reported that this facility will use one or two standard trash cans that will be 

located inside the subject building. These cans will be rolled out on the assigned trash day and returned 

inside the building once emptied. No permanent outside trash enclosure is needed or required. This 

standard is met. 

d. Water & Sewer Service. Connection to City public water & sewer systems are required and 

must comply with current Public Works Standards & Specifications, 

FINDING: Water and sewer service issues were reviewed by the Engineering Department. The 

Engineering Department has approved the proposed water and sewer connections for the subject property, 

subject to conditions of approval 2,3, and 5. 

e. Accessibility. At least one pedestrian pathway, which meets UBC accessibility requirements, 

shall be provided within the boundary of the site from public transportation stops, accessible 

parking spaces, passenger loading and drop off zones, and public streets or sidewalks to an 

accessible entry. When more than one building or facility is located on a site, at least one 

accessible route shall be provided between accessible buildings and accessible site facilities. The 

accessible route shall be the most practical and direct route among accessible building entries, 

accessible site facilities and the accessible entry to the site. Walks paralleling vehicular ways 

shall be separated from vehicular ways by curbs, planted areas, railings, or other means between 

the pedestrian way and vehicular routes. 

FINDING: The applicant has shown an ADA parking space on the site plan. Further ADA compliance is 

reviewed by the Building Department at the time of issuance of Building Permits. 

7. Traffic Impact Analysis (TIA) 

a. The following vehicle trip generation thresholds shall determine the level and scope of 

transportation analysis required for a new or expanded development. Trip ends shall be 

calculated as per the Institute of Transportation Engineers manual. Trip Generation, 6"" edition (or 

subsequent document updates), or local trip generation studies prepared by a qualified registered 

professional engineer and approved by the City Engineer. The City Engineer shall determine 

when a TIA has satisfied the requirements of the development's impact analysis. The TIA shall 

bear the stamp and signature of a qualified registered professional Engineer with a license valid in 

the State of Oregon. 

FINDING: According to the Engineering Division: 

Based on the Institute of Transportation Engineers manual, S"" Edition, less than two hundred (200) average 

daily trips (ADT) or twenty (20) pm peak hour trips are expected to be generated by the proposed 

development. Therefore, a traffic study will not be required at this time. 

This standard is met. 

///////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////// 

CONCLUSIONS 

In all land use proceedings, the "burden of proof' rests with the applicant to demonstrate compliance with the 

land use regulations. After reviewing all available evidence submitted by the applicant, staff concludes that 

conditions of approval (Exhibit A) are warranted for the development to comply fully with the RDC standards and 

criteria. 

EXHIBIT O '^ 

PAGE J If o f ;;)D 
EXHIBIT C - AGENCY COMMENTS 

Agency Comments: The Planning Department received the following agency comments; 

A. PP&L: "No Comments" 

B. Finance: "No Comments" 

C. Airport: "Approved" 

D. Police: "Approved" 

E. Fire: 

Redmond Fire and Rescue Commercial Comments 

Date: August 26, 2009 

Location: 1513220000100, NW comer of Roberts Field 

Subject: SP 09-06, Bonneville Power Admin, Construct new helicopter hanger 

From: Clara Butler, Deputy Fire Marshal 

If there are questions regarding Fire Code issues, please contact the Redmond Fire and Rescue Deputy 

Fire Marshal at 541-504-5016 or email at clarab@ci.redmond.or.us. 

WATER: 

• Water Supply - 2007 OFC Appendix B / Fire Hydrant Spacing - 2007 OFC Section 508 and 

Appendix C 

o Type IIB construction at 4,550 square feet = 1,500 gpm = minimum of 1 hydrants required 

with not more than 500 feet spacing between them and not more than 250 feet to a hydrant 

from any point on the street. 

Note: Building not sprinkiered. 

• Fire Hydrant - 2007 OFC Section 508.5 

o Where a portion of the building is more than 400 ft from a hydrant on a fire apparatus access 

road as measured by an approved route around the exterior of the building, on-site hydrants 

and mains shall be provided where required. 

The above requirement has been met. 

• Final Water Flow Requirement 

o Based on the above modifications, the required water supply for this building shall be 1,500 

gpm at 20 psi residual pressure, with hydrants spaced every 500 feet around the exterior of 

the structure and not more than 250 feet to a hydrant from any point on the street. 

• Obstruction & Protection of Fire Hydrants - 2007 OFC 508.5.4 thru 508.5.6 

o A3 foot clear space shall be maintained around the circumference of fire hydrant. When 

exposed to vehicular damage, concrete curbing, sidewalks, or 4 inch concrete filled bollards 

placed 3 feet from hydrant shall suitably protect fire hydrants. 

• Fire Safety during Construction - 2007 OFC Chapter 14 

o Approved fire department access roads, required water supply, fire hydrants, and 

safety precautions shall be made available as soon as combustible material arrives on site. 

EXHIBIT 3 
• Note: Before the application can be deemed complete a stamped engineered fire flow analysis 

will be required. 

ACCESS: 

• Premises Identification - 2007 OFC 505,1 

o Approved nvunbers or addresses shall be placed on all new and existing buildings in such a 

position as to be plainly visible and legible from the street or road fronting the property. Said 

numbers shall contrast with their background and visible at night. Number/letter shall be a 

minimum of 4" high and a 0.5" stroke width. 

• Fire Apparatus Access Roads - 2007 OFC Section 503 & Appendix D 

o Fire apparatus access roads shall extend to within 150 ft of all portions of the building as 

measured by an approved route around the exterior of the building, 

o Fire apparatus access roads shall have an unobstructed width of not less than 20 feet and an 

unobstructed vertical clearance of not less than 13 feet 6 inches, 

o Fire apparatus roads shall be designed and maintained to support the imposed loads of 70,000 

lbs and shall be surfaced so as to provide all-weather driving capabilities, 

o The required turning radius of a fire apparatus access road shall be 30 feet inside and 50 

feet outside, 

o The grade of the fire apparatus access roads shall be within the limits established by the fire 

code official (10%). 

The above requirements have been met. 

• Fire Lanes - 2007 OFC 503.3 & Appendix D 

o Approved signs or other approved notices shall be provided for fire apparatus access roads to 

identify such roads or prohibit the obstruction thereof. Such signs or notices shall be kept in 

legible conditions at all times. The stroke shall be 1 inch with letters 6 inches high and read 

"No Parking Fire Lane". Spacing for signage shall be every 50 feet. 

• Recommended to also (in addition to Fire lane signs) paint fire lane curbs in bright 

red paint with white letters. 

o Appendix D Section D 103.6.1 Roads 20-26 Ft. Wide: Shall have Fire Lane signs posted on 

both sides of a fire lane. 

o Appendix D Section 103.6.2 Roads more than 26 Ft. Wide: Roads 26-32 ft wide shall 

have a Fire Lane signs posted on one side of the road as a fire lane. 

• Emergency Access Road Gates - 2007 OFC Appendix D 103.5 

o Minimum 20 feet wide. 

o Gates shall be swinging or sliding type. 

o Shall be able to be manually operated by one person. 

o Electric gates shall be equipped with a means of opening by emergency personnel & 

approved by fire official, 

o Locking devices shall be fire department padlocks purchased from A-1 Lock, Safe Co. or 

Vance Lock & Alarm or contact Redmond Fire & Rescue for an order form, 

o Section 503.3: Install a sign on the gate "Emergency Access" 

EXHIBIT O 18 

PAGE_il^JJ5 
F, Engineering: 

vOMo * 716SW Evergreen Avenue 

""^ — ^^1 Redmond, OR 97756-0100 

CITY OF REDMOND 

Engineering Department 

(541)504-2002 

Fax; (541) 923-4035 

inl'o(t<>redmond.or.us 

www.redmond.ur.us 

TO: REDMOND PLANNING DIV./COMMUNITY DEVELOPMENT DEPT. 

FROM: DAVID PILLING, Development Manager/Engineering Department 

DATE: August 27, 2009 

SUBJECT: SP09-06, Airport Helicopter Hangar, Bonneville Power Administration 

Tax Lot 15-13-22-100 

Subject property located south of SW Veterans Way and east of Airport Way, The Engineering Department provides the 

following recommendations based on the submitted site plan dated 8/14/09: 

1. Transportation: 

A) SW Veterans Way - Minor arterial street. Existing paved road north of subject site. 

B) Site Access - Proposed site access via existing Airport security gate east of the Les Schwab hangar and 

existing shared access to Veterans Way shall be subject to City clear vision standards or as otherwise 

approved by the City Public Works Director and City Engineer. 

C) Traffic Impacts - Based on the Institute of Transportation Engineers manual, 8"" Edition, less than two 

hundred (200) average daily trips (ADT) or twenty (20) pm peak hour trips are expected to be generated by 

the proposed development. Therefore, a traffic study will not be required at this time. 

2. Water: Existing twelve (12) inch City water main and six (6) service stub located in Veterans Way north of 

subject site. 

A) Proposed domestic water service shall conform to City standards for commercial property with meter and 

backflow prevention device located outside the existing and/or relocated Airport fence. A City approved 

backflow prevention device shall also be required for all fire service and irrigation systems. Metered domestic 

service shall be separately connected to the twelve (12) inch public main in Veterans Way and shall not be 

connected to the proposed six (6) inch fire hydrant line. All water lines located within the Airport 

boundary/fence and outside of City easements shall be considered privately owned and maintained unless 

otherwise approved by the City Public Works Department. 

B) The proposed new fire hydrant and hydrant line shall be considered publicly owned and maintained. A 

twenty (20) ft. wide City water easement and unobstructed access shall be required for any portion of the 

public water system located on Airport property. If unobstructed access cannot be provided, the proposed fire 

hydrant shall be located outside the existing and/or relocated Airport fence. 

C) Fire flow, fire hydranfservice locations and/or fire code requirements to be determined by Redmond Fire & 

Rescue. A water system/fire flow analysis and mitigation plan prepared by a registered professional engineer 

shall be required at the discretion of the Redmond Fire Marshal to verify conformance to international and 

Oregon fire code requirements. The fire flow analysis must show existing available pressures/flow and 

projected flow at 20 psi for the proposed new hydrant. 

3. Wastewater: Existing eight (8) inch City gravity sewer main and service located in Airport Way north of subject 

property. 

A) Proposed sewer service with cleanout located outside the relocated Airport fence shall conform to City 

standards. 

B) Sewer service connections shall be subject to City Wastewater Division pretreatment, monitoring and 

sampling requirements. 

4. Site Drainage: All site drainage shall be maintained on site and shall not drain onto public streets or 

neighboring properties and lease areas. All earth fill areas located outside of public right-of-way require 

certification by a license professional Engineer, 

A) The proposed Grading/Horizontal Control Plan per sheet C2.0 dated 8/14/09 and Stormwater Plan andi9 

fiXHiBrr - ^ 

PAGE_15;^ 
Profile per sheet C2.1 dated 8/14/09 shall be resubmitted to the Engineering Department with the following 

information: 

1) Storm water runoff volume vs. capacity and intensity calculations as noted in #4., B) below. 

2) Sizing and testing data for any proposed infiltration factor or system. 

3) Cross section for proposed retention pond/swale with 3:1 max. slope, filtering layer, surface treatment, 

landscaping, irrigation, and any necessary security. 

4) All other relevant storm drainage construction detail drawings. 

B) Site drainage including underground injection control (UIC) systems, storm water retention basins, bioswales or a combination thereof shall be designed for a 50 year/24 hour storm event (2 inches per 

NO/Wlsopluvials). Storm drain conveyance shall be designed for 50 year intensity (3.2 inches). Water quality 

storm volumes based on 2 year/24 hour (1 inch) rainfall event to be provided volumetrically. Identify the 100 

year/24 hour storm event with path/footprint to outfall area. 

5. Construction Plans: Upon land use approval, a separate set of construction drawings shall be submitted to the 

Engineering Department for water/sewer connections, site grading/drainage and the new fire hydrant. 

G. Wastewater: 

Wed 8/26/2009 8:08 AM 

Note to Planner: Please include all "Wastewater Division conditions" into the Findings and Decisions" document 

as Conditions of Approval. Applicable regulatory or code citations are referenced in parenthesis. Please also 

send a copy of the Findings and Decision for this application to the Wastewater Division. 

Wastewater Division conditions: 

Compliance with the wastewater pretreatment program shall be required for all commercial or institutional users. 

A wastewater pretreatment survey form is to be submitted to the Wastewater Division for each commercial or 

institutional user, after the final building usage is known. 

(COR code 4.316.4) An oil/water separator, with upstream sediment interceptor and downstream shutoff valve, 

compliant with the UPC is required for all facilities where vehicle washing or oil cleanup is performed. If heated 

water or detergents are used for washing, a coalescing plate separator is required. 

(COR Std 3-16) All stormwater must be retained onsite. Airport approval is required to locate drainage facilities 

outside leased area boundaries. Time period that standing water exists in swale must meet airport approval. 

Profile views are required for basins, ponds, and swales showing inlet area, surface treatment (irrigated 

vegetation or rock over geotextile and 18" depth topsoil), and flood overflow point. Basins, ponds, and swales 

must be able to retain a 50-year, 24 hour storm event and have an overflow feature for larger storms. The 

impervious area and volume calculations shall be indicated on the plans. 

Larry Morse 

Environmental Programs Coordinator 

City of Redmond 

3100 NW 19th Street 

Redmond, OR 97756 

Phone: 541-504-5079 

Fax: 541-923-4059 

Email: Larry.Morse@ci.redmond.or.us 

fiXHIBIT 3 

PAGEfPp ^rO O 

20 
CERTIFICATE OF SERVICE 

I hereby certify that I served the foregoing REBUTTAL OF RESPONDENT CITY OF 

REDMOND on the following by depositing a true copy of same in the U.S. Mail in Redmond, 

Oregon, on the 12"' day of October, 2009, contained in a sealed envelope, with postage paid and 

addressed as follows: 

Office of the Chief Counsel 

Attention: FAA Partl6 Airport Proceedings Docket 

AGC-610, Room 925 

Federal Aviation Administration 

800 Independence Avenue, S.W. 

Washington, D.C. 20591 

Desert Wings Jet Center L.L.C. 

Spirit Flight Inc. dba Wings of the Cascades 

c/o Mary A. Schu, President and Owner 

777 S.E. Salmon Avenue 

Redmond, Oregon 97756 

George Endicott, Mayor 

City of Redmond 

716 S.W. Evergreen Avenue 

Redmond, OR 97756 

BRYANT, EMERSON & FITCH, LLP 

STEVEN D. BRYANT, OSB #915302 

Of Attorneys for Sponsor, City of Redmond 

I hereby certify that the foregoing is a true and correct copy of the original. 

DATED this 12* day of October, 2009. 

BRYANT, EMERSON & FITCH, LLP 

/8/STEVEWD. BRYANT 

STEVEN D. BRYANT, OSB #915302 

Of Attorneys for Sponsor, City of Redmond 

BRYANT, EMERSON Sc FITCH, LU 

ATTORNEYS AT LAW 

888 S.W. EVERGREEN AVENUE 

RO. BOX 457 

REDMOND, OREGON 977560103 

TELEPHONE (541) 548-2151 

FAX (541) 548-1895 
CERTIFICATE OF SERVICE 

1 hereby certify that 1 served the foregoing REBUTTAL OF RESPONDENT CITY OF 

REDMOND on the following by depositing a true copy of same in the U.S. Mail in Redmond, 

Oregon, on the 12"^ day of October, 2009, contained in a sealed envelope, with postage paid and 

addressed as follows: 

Office of the Chief Counsel 

Attention: FAA Part 16 Airport Proceedings Docket 

AGC-610, Room 925 

Federal Aviation Administration 

800 Independence Avenue, S.W. 

Washington, D.C. 20591 

Desert Wings Jet Center L.L.C. 

Spirit Flight Inc. dba Wings of the Cascades 

c/o Mary A. Schu, President and Owner 

777 S.E. Salmon Avenue 

Redmond, Oregon 97756 

George Endicott, Mayor 

City of Redmond 

716 S.W. Evergreen Avenue 

Redmond, OR 97756 

BRYANT, EMERSON & FITCH, LLP 

I B I VSTEVEN D. BRYANT 

STEVEN D. BRYANT, OSB #915302 

Of Attorneys for Sponsor, City of Redmond 

1 hereby certify that the foregoing is a true and correct copy of the original. 

DATED this 12"^ day of October, 2009. 

BRYANT, EMERSON & FITCH, LLP 

<^e 

STEVEN D. BRYANT, OSB #915302 

Of Attorneys for Sponsor, City of Redmond 

BRYANT, EMERSON & FITCH, LLP 

ATTORNEYS AT LAW 

888 S.W. EVERGREEN AVENUE 

RO. BOX 457 

REDMOND, OREGON 97756-0103 

TELEPHONE (541) 548-2151 

FAX (541) 548-1895