THE STAFFORD HAMLET COMPROMISE
BACKGROUND Over the years three divergent visions for development in the Stafford area have emerged: •The majority of Stafford Hamlet residents and citizens in the three surrounding cities oppose urbanizing Stafford and favor preserving Stafford’s open spaces and rural character. • Metro and developers envision Stafford developed into a new “town center.” • Clackamas County has long eyed the area for future employment land opportunities.
Since the formation of The Stafford Hamlet nine years ago, our residents have worked to formulate thoughtful recommendations that strike a reasonable compromise between these differing visions. In light of the Oregon Court of Appeals remand of Metro’s Urban Reserve designation for The Stafford Hamlet, the following recommendations represent a solution that will achieve the best outcome for all.
THE COMPROMISE Our compromise considers Stafford as comprised of two separate areas, treated separately, in a way that allows all stakeholders to get some of what they want: (1) Borland, an area for future urbanization, and (2) the remaining Hamlet, which would see little change.
Borland: Designate as Urban Reserve • Suitable for use as an employment area for development as a Kruse Way-type class A office campus with restaurants and other limited retail to support the people working there. • Close proximity to I–205 minimizes traffic impact and infrastructure needs in the rest of the Hamlet and neighboring cities.
Area North of the Tualatin River and Halcyon Neighborhood: Remove from Urban Reserve; reclassify as undesignated, with up-zoning to RRFF-5 or FF-10. This allows for: • Protection and preservation of open space and Stafford’s rural character • Relief for large EFU landowners from the burdens of 80-acre EFU zoning by allowing for up-zoning to the predominate zoning in the area, resulting in no more than an additional 200 new homes, which will not require any new infrastructure.
We believe The Stafford Hamlet Compromise represents the best achievable outcome by: • Allowing for up-zoning in North Stafford, which eliminates the need for costly city-service infrastructure (roads, sewer, water, schools). • Greatly reducing potential traffic impacts on surrounding cities. • Creating employment land in the Borland area that provides local living-wage jobs and increases tax revenues to the County without burdens on taxpayers. • Preserving our unique “Stafford Character” and creating a regional, close-in, rural/ag/equestrian asset that will benefit future generations.
We urge you to join The Stafford Hamlet community and support this compromise.
Stafford Hamlet is comprised of a well-organized citizenry working steadfastly to have input on our future. Approved by The Stafford Hamlet Board on 3/9/1
NEW and RETURNING
Chair Thane Eddington
Vice Chair Carol Yamada
Treasurer Joe Wickoff
Secretary Tracie Tolbert
MEETINGS WILL CHANGE TO THE SECOND MONDAY OF EVERY MONTH STARTING THE BEGINNING OF 2015
ADVISORY VOTE TO THE COUNTY
ON DESIGNATIONS FOR STAFFORD HAMLET
FINAL VOTE RESULTS
52 STAFFORD HAMLET REQUESTS TO REMAIN DESIGNATED "URBAN RESERVE
317 STAFFORD HAMLET REQUESTS BORLAND "EMPLOYMENT" AREA BE
DESIGNATED AS URBAN RESERVE AND THE REMAINING PORTION BE
DESIGNATED AS "UNDESIGNATED"
5 Blank Ballot
The complete Final Vote document that will be presented to the
Clackamas County Board of Commissioners
will be posted as soon as possible.
Thank you for your participation.
Special thanks to the all the people that have worked hard
get the information out, staffed election tables and
all the other functions to accomplish getting our information to
The Stafford Hamlet Board of Directors
Be Heard - Vote October 9 (7-9 PM) or October 11 (9-12 Morning)
Ballot for Thursday and Saturday
Supplementary Ballot (For folks who can't attend)
Ballot Pro-Undesignated 350 word Statement
Reserve Designation Information
In-Favor Argument for Undesignated
Pro Urban Argument
Informational Town Halls Format:
Welcome and Introductions
WHY are we doing what we are doing? Vision and Values Statement
HOW we are doing it? "Ask" to County for a Bargain at the State Legislature.
WHAT we are doing? Vote in Oct. - Then back to CVP.
OUR WHAT OCT. VOTE PROS AND CONS PRESENTATION
1. STAFFORD HAMLET IS DESIGNATED "URBAN RESERVES"-
10 Min pro & con statements
2. BORLAND EMPLOYMENT AREA IS "URBAN RESERVES"
REMAINDER OF STAFFORD HAMLET "UNDESIGNATED"
10 Min pro & con statements
3. SPECIAL DISTRICT OPTION-MOLLY ELLIS
Handout / Options / Timetable / Grants
4. Questions and answer session
35O WORD Statement for "Voter Pamphlet" Handout
Calendar of events leading up to Vote.
Vocabulary and Definitions:
In October we’ll be voting on a Land Use question that is unique to our Metro region and uses terminology coined in 2007 to classify lands in relation to how soon they could be brought into adjacent cities and developed. Here’s a quick guide to the terms that you’ll hear during our upcoming town hall discussions.
Urban Growth Boundary (UGB). This is a legacy of governor Tom McCall’s landmark land use legislation from 1971, Senate bill 100. Designed to halt urban sprawl, this is the boundary set by regional government’s that marks where urban development ends.
Periodic Review. Every five years Metro is required by the State to review the UGB boundary and make sure there’s a 20 year inventory of developable land inside the UGB. The next periodic review is in 2016.
The Remand. This is a legal definition. If cities or residents disagree with the boundaries they can sue and LUBA (see below) may remand the decision—that is, make Metro and the county prove their point as to why it needs to come into the UGB.
LUBA. The Land Use Board of Appeals. It was created by legislation in 1979 (ORS Chapter 197) and has exclusive jurisdiction to review all governmental land use decisions, whether legislative or quasi-judicial in nature.
link to reserves legislation
Clackamas County is excited to announce the launch of a new website on Monday, September 15th. The new website includes enhanced mobile support, better search capabilities, and a clean, more modern appearance. We believe Clackamas County residents, staff and stakeholders will find the new site easier to navigate and locate important information (attached is a sneak peek of the new design!).
Evaluating the county website began in fall 2013 at the direction and support of the Board of County Commissioners. A contractor was hired to conduct internal and external outreach resulting in recommendations on how the website should look and operate.
If you have bookmarked specific pages on the current website, your bookmarks will direct you to the new version of the page. All page links will retain the same web address on the new site.
If you have questions or feedback about this web transition or the new website, please contactRyan Johnson email@example.com) in Public and Government Affairs.
Senate Bill 1011
Senate Bill 1011, enacted by the 2007 Oregon Legislature, enables Metro and metro-area counties to designate "urban and rural reserves." The reserves identify:
(a) what lands might become urbanized in the future (if there is a need); and
(b) what lands will be left in a rural setting over the long-term.
The purpose of this program is to allow Metro and other local governments to plan for efficient future development patterns, while at the same time giving farmers and others certainty about what areas will not be urbanized and that will remain available as farm or forest lands.
Urban Reserve. A 40 to 50 year inventory of land suitable for development that is outside of the current UGB. These lands are the only lands to be studied for future periodic review for inclusion to the UGB.
Optimally they aren’t Foundation Farmland. Stafford is considered important farm land and conflicted land, which by Metro’s definition is okay for developement. Also, any land designated Urban Reserve is in a zoning “lock” until it a brought into the UGB. This lock is intended to prevent parcelizeation, so large plots stay large, which is useful for development goals.
Rural Reserve. These lands are prime Farm and Forest lands that won’t be developed at least until 2050 (40 years from 2010, the year the designation was made). This designation was created to give farmers confidence that they can continue to farm without worrying about urbanization.
Undesignated. These are lands that are neither of the above—they won’t be candidates for urbanization until 75% the Urban Reserve lands are about tapped out. Nearly 95% of the state of Oregon is undesignated.
RRFF5—Rural Residential Farm and Forest, 5 Acres. Most of the Hamlet properties are zoned RRFF5.
This is the most liberal zoning in Clackamas County. Property owners of RRFF5 land can do just about anything they want, except build subdivisions. There is no better way to describe the Stafford Character then RRFF5.
The long list of permitable uses include
1. Raising, harvesting, and selling of crops.
2. Feeding, breading, selling, and management of livestock, poultry, furbearing animals, or honeybees:
3. Selling of products of livestock, poultry, fur-bearing animals, or honeybees;
4. Dairying and the selling of dairy products;
5. Preparation and storage of the products raised on such lands for man's use and animal use;
6. Distribution by marketing or otherwise of products raised on such lands;
7. Any other agricultural use, horticultural use, animal husbandry, or any combination thereof
Public and private parks, community gardens, campgrounds, playgrounds, recreational grounds, hiking and horse trails, pack stations, corrals, stables, etc
Home occupations, including bed and breakfast homestays, subject to Section 822;
Guest houses, subject to Section 833;
STAFFORD HAMLET SUMMER
ICE CREAM SOCIAL
News from the Stafford Tualatin CPO
ZDO - 249 Comprehensive Plan Amendments for Urban Residential Zones. Another administrative change initiative in process at the County
Metro Conditional Use Staff Recommendations:
Z0005-14-C METRO BORLAND OPERATIONS CENTER - APPROVED SUBJECT TO CONDITIONS JULY 23, 2014
Stafford Trials Committee
All entries are posted in the photo gallery, Please check out the beautiful work from our community children.
PLANNING MAPS ARE POSTED!
Please visit the planning page and check out the maps
New 2014 Stafford Hamlet Board Retreat Minutes:
Calling all Interested Parties to:
“THE FUTURE OF STAFFORD HAMLET"
For all committee contacts and information please click on planning to the left of the screen
Stafford Hamlet Bylaws:
WE WANT TO HEAR FROM YOU!
Go to our Forum page and tell us your thoughts, share your stories, share photos of the area.
Anyone interested in past minutes for 2013 and many other useful resources
Please go to the resources link to the left of the page.