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CLACKAMAS COUNTY COMPREHENSIVE PLAN: CHAPTER 10- MOUNT HOOD COMMUNITY PLAN

LAND USE
VILLAGES
RESIDENTIAL
COMMERCIAL
OPEN SPACE
PUBLIC FACILITIES
TRANSPORTATION
PLANNING PROCESS

The Mt. Hood area is unique, and the policies of the Mt. Hood Community Plan recognize this character. The economy of the community is dependent upon the conservation of the environment, which creates the setting so attractive to both residents and visitors. The Mt. Hood Community Plan, in conjunction with the Clackamas County Comprehensive Plan, provides the guidelines to assure reasonable development potential consistent with the need for environmental conservation.

The Clackamas County Comprehensive Plan is applicable to the Mt. Hood area; however, the Mt. Hood Community Plan takes precedence where conflicts between the two documents exist.

The Mt. Hood Community Plan contains some policies which are in addition to, or different from, the County Comprehensive Plan in four subject areas: Land Use, Public Facilities, Transportation, and Planning Process.

LAND USE

In the Mt. Hood area, the Forest, Agriculture, Rural, Rural Commercial, Urban Low Density Residential, Community Commercial, and Open Space designations of the Comprehensive Plan are applicable. Additionally, the Mountain Recreation designation may be applied. All land designated Urban in the Mt. Hood area is Immediate Urban. The three village districts of Government Camp, Rhododendron and Wemme/Welches are recognized for their separate character and individual environment.

VILLAGES

1.0 Government Camp
  1.1 The Government Camp Village is identified as an Urban Unincorporated Community in compliance with Chapter 660, Division 22 of the Oregon Administrative Rules (OARs).
  1.2 Provide for a high intensity development character in Government Camp Village.
  1.3 Development of US Forest Service lands inside the Government Camp Urban Unincorporated boundary may occur only if it complies with the US Forest Service regulations. Upon completion of a land transfer to private ownership, development of these lands may occur only if it complies with the provisions of this Plan.
  1.4 Provide for pedestrian circulation and access within the business center.
  1.5 Require new commercial or residential development of more than three units to provide a plan for snow removal and stockpiling.
  1.6 Require one on-site parking space for each single-family residence developed on a lot of record existing prior to the adoption of this provision.
  1.7 Require all new residential development of more than three units to provide covered parking.
  1.8 Limit building height to seventy (70) feet, within the Low Density Residential and Mountain Recreation designations within Government Camp. Allow modification procedures to accommodate understructure parking. (3-11-93)
2.0 Rhododendron
  2.1 Provide for a development character of low intensity (See development level chart, page 3).
  2.2 Encourage development of crosswalks, signals, or a pedestrian overpass or underpass to facilitate movement across Highway 26.
3.0 Wemme/Welches
  3.1 Provide for a development character of medium intensity (See development level chart, page 3).
  3.2 Orient new development away from Highway 26, which is designated a scenic highway.
  3.3 Encourage development of recreational-resort facilities to provide accommodations for the users of the area's recreational amenities.
  3.4 Encourage development of a shuttle bus system to provide access to the ski areas.

RESIDENTIAL

1.0 Property may be zoned Recreational Residential in areas designated Rural within the Mount Hood Community Plan, when all of the following criteria are met:
   
  1. Parcels are generally two acres or smaller,
  2. The area is significantly affected by development, and
  3. There are no natural hazards and the topography and soils conditions are well-suited for the location of homes.
2.0 Allow density bonuses within the Low Density Residential and Mountain Recreation designations pursuant to the County Comprehensive Plan and the Zoning and Development Ordinance. In the Mountain Recreation designation, units allowed through the density bonus provisions shall be developed with the same unit size mixture as provided in the base density for the development. For example, if a development is proposed with a mixture of 50 units of 700 square feet each, and 50 units of 500 square feet each, and a bonus density of 10 units is allowed -- the ten units shall include 5 units of 700 square feet each, and 5 units of 500 square feet.
3.0 The Low Density Residential designation of the Comprehensive Plan may be applied within the Mt. Hood urban area, according to the policies for designation stated in the Comprehensive Plan.
4.0 Implement the Low Density Residential designation by application of only the Hoodland Residential (HR) zone, which shall allow a maximum density of four (4) units per acre.
5.0 The Mountain Recreation areas provide overnight housing for the users of the recreational facilities in the Mt. Hood area, in addition to providing for a variety in housing types at a density higher than allowed in the Low Density Residential areas. Uses allowed include multifamily residential structures, resort housing and motels.
  5.1 The Mountain Recreation designation may be applied within the Mt. Hood urban area, when all of the following criteria are met:
   
  1. The land is located within a village district,
  2. Public sewer and a State approved water system are available and adequate to support the development potential of this designation, and
  3. The pattern and character of development within the area would not be adversely affected by uses allowed by this designation.
  5.2 Encourage a variety of housing types and individual unit sizes within the Mountain Recreational Resort zoning district by calculating density based on floor area. The unique character of individual village districts shall be recognized by varying density according to the village.
  5.3 Government Camp Densities: Mountain Recreational Resort zoning district - 22 units per acre. Rural Tourist Commercial zoning district - 50 units per acre for resort accommodations.
    5.31 The following development level chart establishes the densities for other village districts:
    Floor Area per unit in sq. ft. No. of units per acre at development levels
      Wemme/Welches Rhododendron
    1200+ 6 4
    1000-1199 7 5
    800-999 8 6
    600-799 10 8
    400-599 14 12
    200-399 32 22
  5.4 Allow incidental commercial uses within a development in the Mountain Recreation area, as a limited use.
  5.5 Implement the Mountain Recreation designation with the Mountain Recreational Resort zone.
6.0 Establish density standards for fragile or hazardous areas within the Mt. Hood urban area as follows:
   
  1. Land within the 100 year floodplain shall be excluded from land area calculations; there is no density credit allowed for this area.
  2. Except as modified by policy 6.1, identified land movement areas, wetlands, and slopes over 25% shall not be developed; 50% of the density allowed by zoning may be transferred to an unrestricted area within the development.
  3. Except as modified by policy 6.1, development shall not occur within stream corridor areas; 100% of the density allowed by zoning may be transferred to an unrestricted area.
  6.1 Notwithstanding Policy 6.0, one single family residence may be developed on a lot of record, provided that such development is otherwise consistent with the provisions of the Comprehensive Plan and the Zoning and Development Ordinance. The policies stated in 6.0 above apply only to residential development; all other development shall be controlled by the provisions of the Comprehensive Plan and Zoning and Development Ordinance.

COMMERCIAL

1.0 The Community Commercial designation of the Comprehensive Plan may be applied within the Mt. Hood urban area, according to the criteria for designation stated in the Comprehensive Plan.
  1.1 Implement the Community Commercial designation by application of only the Rural Tourist Commercial (RTC) zoning district.
2.0 The Rural Commercial designation of the Comprehensive Plan may be applied outside of the Mt. Hood urban area, according to the criteria for designation stated in the Comprehensive Plan.
3.0 The Neighborhood Commercial zone shall not be applied in the Mt. Hood area.

OPEN SPACE

1.0 All areas within the 100 year floodplain, wetlands and slopes exceeding 25% in the Mt. Hood area shall be designated Resource Protection Open Space. See Maps X-MH-1, X-MH-2, X-MH-3.
2.0 For the Government Camp Urban Unincorporated Community, there are two (2) Open Space designations that are implemented through the Government Camp Open Space Management District: (1) Public and Community Use, and (2) Buffer areas.
  2.1 Designate Public and Community Use areas for utility facilities and public and private recreation uses and structures, including ski facilities, ice skating arenas, and indoor and other outdoor athletic and sport training facilities.
  2.2 Designate buffer areas as open to maintain the area's environmental character and residential privacy. Development shall be minimized in these areas to the fullest possible extent.
3.0 Open space uses shall not substantially contribute to vehicular trip generations.

MAP X-MH-1 Resource Protection Open Space (Online version not available)
MAP X-MH-2 Resource Protection Open Space, Wemme-Welches (Online version not available)
MAP X-MH-3 Resource Protection Open Space, Wildwood-Timberline (Online version not available)
MAP X-MH-4 Government Camp Village Plan, Land Use Plan and Boundary
MAP X-MH-5 Government Camp Village Plan, Resource Protection and Open Space
MAP X-MH-6 Government Camp Village Plan, Recreation Trails and Facilities

PUBLIC FACILITIES

1.0 Prohibit lot divisions or development requiring subsurface disposal systems, within the Mt. Hood urban area, except for:
   
  1. Remodeling or additions to existing development, when such remodeling would not require any alteration or expansion of the subsurface disposal system, or
  2. Parcels with unique topographic or other natural features which make sewer extension impractical.
2.0 Insure that subsurface sewage disposal systems in non-urban areas are allowed only when lot sizes give maximum assurance that no failures will occur that could require annexation to the Hoodland Service District.
3.0 Extension of sanitary sewer service to lands outside an unincorporated community boundary may be allowed in the Hoodland Service District or Government Camp Sanitary District boundary only under the following circumstances:
   
  1. The property is located within an acknowledged unincorporated community boundary or the sanitary sewer line extension is the only practicable alternative to resolve a health hazard as defined by the State of Oregon; or
  2. The sanitary sewer extension provides service to an existing, committed nonforest public use area, such as Timberline Lodge and its related facilities, Silcox Hut, or a Boy Scout lodging facility provided: (1) these uses are approved as an exception to Goal 4 of the Statewide Planning Goals; and (2) the extension is approved as an exception to Goal 11 of the Statewide Planning Goals.
4.0 The Government Camp Water System Master Plan, dated July 2000, shall be acknowledged as the water element of the Government Camp Facilities Plan.
5.0 The Government Camp Sanitary District Wastewater Facilities Plan, dated October 1995, shall be acknowledged as the sanitary sewer element of the Government Camp Facilities Plan.
6.0 The Rural Transportation System Plan, approved February 14, 2001, shall be acknowledged as the transportation element of the Government Camp Facilities Plan.
7.0 Clackamas County shall acknowledge periodic updates of the sanitary sewer, water and transportation elements of the Government Camp Facilities Plan.
8.0 Review of development applications shall be coordinated with all service agencies to ensure facility service capacity is available to new developments.

TRANSPORTATION

In addition to those policies which form a part of the Comprehensive Plan for the County, the development of the roads shall be in accordance with the following policies.

1.0 Designate the following roads as:
  1.1 Major Arterials
A.  Highway 26
B.  Highway 35
  1.2 Minor Arterial
A.  East Barlow Trail Road
B.  East Lolo Pass Road
C.  Salmon River Road to the U.S. Forest Service Boundary
  1.3 Collector
A.  East Welches Road
B.  East Brightwood Loop
C.  East Government Camp Loop
D.  East Arrah Wanna Blvd.
E.  East Sleepy Hollow Drive
F.  East Fairway Avenue
G.  S.E. Cherryville Drive
H.  Multorpor Drive
2.0 Encourage intersection improvements at the following intersections with Highway 26:
    A.  East Brightwood Loop
B.  East Lolo Pass Road
C.  East Welches Road
D.  Highway 35
E.  Entrance to Multopor Ski Bowl facilities.
F.  Government Camp Loop
3.0 Encourage development of a loop road south of Highway 26 in Government Camp. The loop would complete access from the west to the east side of Government Camp, and would improve access to the Multorpor/Ski Bowl facilities. Interchanges should be developed at the intersections with Highway 26.
4.0 Cooperate with the Oregon Department of Transportation to maintain a reasonable level of service and safety on US 26, in the Mt. Hood Corridor.
  4.1 Limit access to Highway 26, and encourage shared access where access to Highway 26 is necessary.
  4.2 Encourage redesign of older platted areas along Highway 26, to reduce the number of access points.
  4.3 Encourage the development of alternatives to automobile transportation to ski facilities, to reduce parking needs at ski areas and to reduce congestion on Highway 26. Individual developers and existing resort facilities should be encouraged to provide shuttle systems.
  4.4 Coordinate with the community and Oregon Department of Transportation to design safe and convenient pedestrian and bicycle crossings across Hwy 26.
5.0 Cooperate with the State Highway Department to provide a rest area and information center between Sleepy Hollow and Zig Zag.
6.0 Encourage development of a community-wide network of pedestrian trails.
  6.1 Ensure continued public access to recreation trails shown on Map X-MH-5 and located within the Government Camp Urban Unincorporated Community boundary. Provisions may be made through appropriate legal documents, and may include requirements such as retaining conservation easements on these lands.
  6.2 Encourage the efficient connection of Forest Service trails located outside the Government Camp Urban Unincorporated Community Boundary to trail systems located within the boundary, to provide an integrated network of walkways, bikeways and trails.

PLANNING PROCESS

1.0 The Clackamas County Comprehensive Plan is applicable to the Mt. Hood area; however, the Mt. Hood Community Plan takes precedence where conflicts between the two documents exist.
2.0 The statements of issues and alternatives and the inventories and data of the1976 Mt. Hood Community Plan, the 1976 Mt. Hood Planning Unit Draft Environmental Statement, 1989 Government Camp Village Revitalization Plan and Report, 1999 Government Camp Village Design Incentives Plan, 1980 Summit Ski Area Expansion Environmental Assessment Report, 1981 Multorpor Ski Bowl Master Plan, 1995 Government Camp Sanitary District Wastewater Facility Plan, 2000 Government Camp Water System Master Plan, 2000 Rural Transportation System Plan, Mt. Hood Corridor Plan-Final Environmental Impact Statement, and the revisions and additions to these documents are adopted as background reports for the policies and designations of the Mt. Hood Community Plan.