West Bull Mountain Background Information
The West Bull Mountain planning area includes Metro’s 500-acre urban growth boundary (UGB) expansion area, known as Areas 63 and 64. It also includes the 248 acres of rural properties between Areas 63 and 64 and Roy Rogers and Beef Bend Roads.(Map)
The planning process includes developing a concept plan for West Bull Mountain. This West Bull Mountain Concept Plan will establish the vision and framework for how new development should occur. Once the concept plan is completed, the county will develop a community plan and regulations to fully implement the concept plan for Areas 63 and 64. A finance plan will also be prepared; it will determine how some of the major infrastructure for these areas will be paid for. A concept plan will be developed for the rural area to help guide the creation of the plan for Areas 63 and 64. The creation of a concept plan for this rural area does not mean the area will be added to the UGB.
North Bethany As A Bellwether
The county's two newest urban communities (West Bull Mountain and North Bethany) were brought into the Urban Growth Boundary in 2002. The county decided to provide a greater level of planning detail than previous community plans, as well as develop an accompanying funding plan. The planning efforts have required more resources than the county's traditional approach. Initially a significant factor in allocating staff (and consultant) resources to North Bethany was to use lessons learned in North Bethany and apply those to the West Bull Mountain process. The intended differences in timing didn't work out as expected, resulting in shifting staff resources between the two projects. Staff continues working on both plans.
On October 27, 2009 the Board of County Commissioners made significant progress in North Bethany and adopted the North Bethany Concept Plan (A-Engrossed Ordinance No. 712). The concept plan provides the design elements (e.g., park locations) applicable in North Bethany, land use (e.g., range of residential densities) and natural feature categories (steep slopes and wetlands).
Implementation of the adopted concept plan will occur through adoption of a subsequent ordinance (Ordinance No. 730) to be considered in 2010. Ordinance 730 will contain community plan provisions (land use district maps and text) as well as implementing regulations, including appropriate land use regulations (e.g., Community Development Code provisions).
Citizens interested in West Bull Mountain are encouraged to visit the North Bethany website to view past materials for A-Engrossed Ordinance No. 712 and future materials prepared for Ordinance 730. You may track the North Bethany progress at:
Housing Focus Group Completes Its Work
The Housing Focus Group finished up their work and the final report is ready. It is posted on the website under "Documents and Maps" at http://www.co.washington.or.us/LUT/PlanningProjects/westbullmt/documents-and-maps.cfm
March 10th Information Coffee Recap
The coffee was well attended with staff providing updates on the West Bull Mountain planning process and receiving additional public comment on the Draft Concept Plan. A summary of the comments received at the coffee will soon be posted on the web site (see Project Reports and Documents). Summaries of earlier community forums, including neighborhood coffees, are also posted on this page.
The project team looks forward to completing the planning for
* Completion of draft cost estimates for infrastructure such as roads, parks, and sanitary and storm sewer for review by county staff.
* Presentation of finalized infrastructure cost estimates to the committees by the project team; currently anticipated in the fall of 2009.
* Presentation of the requested DRAFT Concept Plan refinements along with project team recommendations to the SWG and the TAC by the project team.
* Distribution of materials, including cost estimates, to the SWG and TAC; materials will also be posted on the project web site.
* Refine (revise) DRAFT Concept Plan and report back to the committees as well as to the public at a future public involvement event (e.g., open house, informational coffees, or other public forum).
Please visit the web site for future meeting dates. If you have questions or comments please contact the
Two Concept Plan Alternatives: One Analysis Effort
Based on input from the community and technical advisors, the project team developed and presented two Draft Concept Plan Alternatives to the TAC and the SWG during their November meetings. One draft Concept Plan Alternative (Alternative A) included Areas 63 and 64 as well as the 212-acre rural area; the other (Alternative B) excluded the rural area.
The project team recommended to the committees that Alternative A be carried forward into the next phase of analysis as the Preferred Concept Plan. Both the SWG and TAC supported the decision with the TAC requesting that estimates for key infrastructure (e.g., sewer, water, roads, and parks) to be provided prior to fully supporting the concept plan with the rural area included.
Why Consider the Concept Plans with or without the Rural Area?
The 212 acre rural area is currently zoned as exclusive farm use (EFU) which does not allow development and is not in the existing Urban Growth Boundary (UGB). Several regional planning efforts are currently underway to determine future areas for growth.
The EFU adjacent to Areas 63 and 64 could be considered in upcoming UGB expansions and the project team decided it is prudent to develop a community plan taking that possibility into account. Areas 63 and 64 are not contiguous to each other. The 212-acre area does provide a logical connection between the two urban areas and allows the two urban areas to function as one community.
Should the rural area be brought into the UGB, the entire planning area would have better connected roads and trails and placement of parks and open space. Including the rural area in the concept planning stage is a logical step to ensuring that the current urban area is planned and developed efficiently.