Pleasant Valley – North Carver Comprehensive Plan FAQs
Following the May 2016 vote to disincorporate the City of Damascus, the City of Happy Valley has welcomed the voluntary annexation of over 1,000 acres of land by property owners, primarily in the western portion of the former Damascus area, and will continue to welcome other new residents in the future.
While the City Council has been actively discussing the future of the former Damascus area, we recognize that many current and future City residents may still have questions. For more information on this topic, we encourage you to read these responses to a few of our Frequently Asked Questions (FAQs).
What is the City’s plan for the western portion of the former Damascus area?
Because most of the former Damascus area is located within the Portland Metro Urban Growth Boundary (UGB), state law requires the adoption of a Comprehensive Plan that meets the Oregon Land Use Planning Goals and the Metro regional government Functional Plan. The City of Happy Valley has been awarded a Metro 2040 Planning and Development grant to fund the planning of an integrated land use and transportation plan for this area, which is titled the Pleasant Valley/North Carver (PV/NC) Comprehensive Plan, for approximately 2,700 acres, shown here, east and south of the City’s most recently adopted Comprehensive Plan area, which is known as the East Happy Valley Comprehensive Plan. This planning process is currently underway. At present, the focus is on outreach to property owners, other residents, and service providers.
How long will it take to adopt a Comprehensive Plan for the westerly portion of the former Damascus area?
The City estimates that the process, which will result in the adoption of a Comprehensive Plan and related products, which include (but are not limited to) the integrated Transportation System Plan (TSP) Update, a Parks Master Plan Update, Sewer and Water Master Plans, and Schools Plans, will be completed between late summer and early fall of 2020.
When will the City adopt new zoning for properties formerly in the western portion of the City of Damascus?
Because the City has a “one-map” (combined Comprehensive Plan and Zoning Map) system, new zoning for those properties within the PV/NC Comprehensive Plan will be adopted at the same time as the adoption of the Plan.
What zoning is planned in the future?
New zoning designations for properties in the former western Damascus area are still unknown, and will not be known until adoption of the PV/NC Comprehensive Plan. However, the City’s work will “stand on the shoulders” of the former Damascus-Boring Concept Plan and many facets of the work from the City of Damascus. Per Metro and Oregon Department of Land Conservation and Development (DLCD) requirements, a combination of residential densities and employment lands will be examined. In addition, future commercial and institutional zoning districts will be explored.
Where are roads planned in the future?
The PV/NC Comprehensive Plan will be an integrated land use and transportation plan. That means it will include much more than just future zoning designations. In addition to identifying the future zoning designations, the PV/NC Comprehensive Plan will amend the City’s existing TSP to identify the future road network to serve the area. The system of Neighborhood, Collector and Arterial facilities will be evaluated against future projected trip generation of the various urban zones. As part of the process, the City will work with Clackamas County and the Oregon Department of Transportation (ODOT).
Where are parks planned in the future?
The City has recently adopted a Parks Master Plan for areas of the City outside of the PV/NC area. We anticipate the Parks Master Plan will be updated through the PV/NC Comprehensive Plan to conceptualize the location of future park sites in the PV/NC Comprehensive Plan area.
Where are sewer and water facilities planned to be?
Storm/Sanitary Sewer Master Plans, (Clackamas County Water Environment Services) as well as a Water Master Plan (Sunrise Water Authority) will be included in the PV/NC Comprehensive Plan.
What schools are planned in the future?
A ten-year schools plan for the three districts in the former western Damascus area – North Clackamas School District #12, Centennial School District, and Gresham-Barlow School District – will be included in the PV/NC Comprehensive Plan. In addition, the voters in the North Clackamas School District recently approved a bond measure to fund additional classrooms and a new high school. For more information on the projects already planned, visit: http://bond.nclack.k12.or.us/bond/page/clackamas-high-school-feeder-schools-bond-projects
I used to live in the City of Damascus – do I have to annex to the City of Happy Valley?
No. However, to receive City services and ultimately urban zoning, a property owner would have to be annexed within the City limits.
My property is shown on the PV/NC Comprehensive Plan map, but I’m not annexed to the City of Happy Valley – what will happen to my property?
You may choose to remain in unincorporated Clackamas County, or annex to the City of Happy Valley in order to receive urban zoning and City services.
My property is not shown on the PV/NC Comprehensive Plan map, what will happen to my property?
You may choose to remain in unincorporated Clackamas County, or annex to the City of Happy Valley. However, the timeline for yet another Comprehensive Plan in the areas of the former City of Damascus (further east of the PV/NC area) is yet to be determined and will be subject to future annexation patterns, grant funding and the direction of the City Council.
A link to the application form can be found here . There is currently no fee for annexation, and the City covers all costs associated with all necessary survey work. To learn more about the benefits of annexation, please visit here.
If you have any questions, or would like to provide feedback, please contact Michael D. Walter, AICP, Economic & Community Development Director at (503) 783-3839 or [email protected] or the Planning Division staff.