• Fairness & Property Rights
• Lifestyle, Livability & Natural Attributes
• Political & Legal
• Traffic/Connectivity
• Financial

• Clean water/wells
• Area not already developed
• US Constitution – taking without compensation
• Right of eminent domain
• Tree removal without permission or government regulation
• Right to do what one wants on own property
• Ability to keep livestock/animals
• Separation of quiet residential and commercial/town center. We can have it all because of layout of area now/space
• Willing leadership for the visioning process, willing participation
• Cash value of land
• Fairness for everyone as things change; law the same for everyone
• When develop property, loss of open space…how to balance
• How to deliver fairness to both sides, preserve natural assets and develop
• Incentives for preserving rural/farms, providing open space
• “No value” if have natural assets; have to give “value” to trees, etc. that we want to preserve
• If my property becomes a park, who pays for it?
• Cost of infrastructure for development
• Impact on 5-acre owners
• Change financial structure so that ones who profit pay fair share of costs
• Preserve rivers/wildlife – developers want to “cherrypick” – not pay for land with natural assets
• Think of impact of your development on adjacent properties Cutting trees on adjacent property → fir trees don’t stand alone
• OR State, Clackamas County, Metro – figure out what goals they have; see how we can help them and meet our goals;
• Will Metro listen to us if less than 1/acre?
• Metro must listen to legislature, so part of Vision Effort must include legislative effort
• Timing – is on our side for sustainability
• We are being taken seriously.
• Disaster of Damascus → Metro willing to listen to avoid another disaster.
• Need to be united – avoid dividing between development and preservation
• Everyone wants livability → so have accountability, options, building green
• Developers pay for infrastructure – schools, roads, fire
• Not just immediate cost of development
• At what price do we give up these assets for someone else to profit?

Issues

• 80 acres; can’t develop. Ok with open space if compensated.
• Development credits – Those who get development buy credits from those with land that becomes open space; no legalmechanism for development credits in OR.
• Has been used for agricultural land. Use development’s credits to balance so not ‘sprawl’
• Work in harmony with those who want to develop. They may not yet be at the table. Use democratic process
• What level of density do we want to see? 1 acre lots? Consistency → between properties of development density
  Incorporate into city.
• Not put homes where natural habitat – Wilson Creek.
• We should approach preservation groups
• Metro buys open space – Wilson Creek and Tualatin River: Assessed value is not ____ cash; Reality is that government pays a lot all the time
• Farm land – old model of farming doesn’t work in Stafford
• New model – peak oil
• Fairness for this community to forsake farming when new models could allow to keep farming
• Splinter groups – how to deal with those not playing by the rules; Splinter groups can bring ideas – Keep them in the process.
• Lake Oswego & West Linn – concerns about development, impacts on cities → traffic (no clear solution)

Assets

• Open space – fresh air
• Low traffic, less noise
• Natural beauty, trees
• Natural filtration with water/air
• Low crime, personal safety
• Wildlife corridors- deer, coyotes, geese, otters, birds
• Views
• Privacy
• Creek, stream and river access
• Tualatin River dam
• Wilson Creek watershed
• Good groundwater; natural wells, aquifer
• Raising domestic livestock
• Local nurseries
• Small ranches, farms, mini-forests, rural land
• Agricultural soil/working landscape
• 3rd lifestyle – “farming” without being full time farmers
• Darkness! No lights at night; can see stars
• Less population
• Terrain/topography is diverse/creates view sheds
• Walking space
• Easy freeway access
• Rural atmosphere; community feel
• Recreation areas – river’s edge,walking paths,horses,hiking
• Wineries
• High property values
• High quality schools/not overcrowded
• Rural and pioneer legacy – farmland and good soils
• Low cost water/sewer/taxes
• Abundant sunlight
• Haven for churches
• Multigenerational community – kids come to live when adults
• Unique location – rural yet close to amenities, proximity to PDX .. a buffer area
• Family oriented
• The people are willing to fight for this unique area (to preserve it)
  

Issues

• Conflicting Governments
• City vs. County vs. State vs. Metro
• Fire Response
• Fire station, hydrants
• Law enforcement response
• Affordability when downsizing – How can you do without subdividing?
• Water usage – running out
• Building codes restrict our options
• Dichotomy of development options
• Balancing rules fairly with plan for high/low density
• Can’t subdivide with current zoning/potential zoning changes
• Freeway noise
• Overcrowding potential
• What we see as assets is threatened by future development.
• Lack of access – no pathways, parks, or trails for riding, etc.
• Lack of access has also preserved the area.
• Traffic increases – Regional issue
• Sewer – costs for future hook-up, installation
• Hamlet needs to have “green” building standards
• Issuance of water permits without concerns for water availability
• Concurrency – Can we demand roads be built: funded before development
• School systems growth with future development
• Voice in what develops → with legislature
• Ability to gain/purchase access to open land for public use
• The representation of pro-livability concerns – as a force
• Developer $$$ gives them extra concessions from planning authorities
• Who will pay for what? Need long-term plan
• Residential apathy
• Substandard roads
• Lack of Public transportation
• Threat to wildlife/habitat
• UGB
• Annexation by city
• Ground Population
• Exhaustion of natural resources
• Flooding
• Lack of privacy
• Holding onto our community voice
• Sustain current livability
• Raising funds
• Ask landowning religious community to respect Hamlet
• Need to be seen as a group working together; “Come together to stay apart” (asset and opportunity)
• Communication
• Input in any level of development
• METRO
• Outsiders don’t understand that asset of Hamlet are assets to them, as well.
• Good assets bring development and $/envy
• Complex issues need everyone’s input
• Different areas of Hamlet = different needs
• Balance of development/preservation
• Fair compensation for all members

I-205

Stafford Road – 6 Lanes???
Stafford Bridge Replacement

UGB

Impact on governance
Impact on zoning
Impact on taxes
UGB – if not brought in, can’t ask for annexation
If in UGB - What/where developed?
Has to help protect rural properties
Presents serious infrastructure
Constraints/Issues: Traffic; Utilities
Annexation issues or incorporation options need to be fleshed out
2 Counties
3 Cities – West Linn, Lake Oswego, Tualatin
4 School districts
Fire (1 district)
Water district (3)
Intergovernmental Agreements (IGA’s)
Negotiate with surrounding cities to support
Infrastructure – IGA’s ???
Legal Rights/Ramifications
Power/authority of residents
How to be pro-active vs re-active
Liability insurance
Asking people to be good neighbors to support greenways
Impact of church development; Paving, traffic; no tax support of area
Power in showing up
Governance – important Be a city?
Assets and issues are the same
Pavement, transportation study;
who should do?
who funds/how to fund studies
Water, utilities are political issues
County Support

Assets and Issues

• Lack of inclusion in adjacent city discussions
• Growing voice in local planning
• Water availability
• Annexation (?) Which city(ies)(?)
• Who pays development costs?
• SDCs
• Equitable cost sharing
• Incorporation/annexation
• IGA’s (Intergovernmental Agreements)
• Urban vs. Rural Reserves

Assets

• Centralized location
• Consistent flow
• Freeway interchange
• Pot holes, bumps
• Terrain
• Open spaces
• Aesthetics
• Foot paths
• Veteran drivers
• Small roads
• Round-about (Stafford and Rosemont)
• 3-Rivers plan – path (carriage Way – Lusher Farm
• Rail system from Tualatin
• Existing road structure
• Ability to expand Stafford
• Opportunity to find future plan that fits
• Define for ourselves “from scratch” for new solutions
• Clean water
• Narrow roads are scenic
• Possibility for coordinating a path crossing private land
• Need for paths connecting new development
• More opportunity for shared spaces
• Easement opportunity

Issues

• Terrain makes sound infrastructure difficult and expensive
• Round-about effects
• Feeder road traffic
• Increased traffic volume
• Speeding
• Rural road system
• Pedestrian/bike safety
• Walking path right-of-way
• Dangerous bicycling routes
• Car vs. bike right-of-way
• Utilities – overhead vs. underground
• Blind intersections
• Lack of mass transit
• Perception of riders
• High fire zone for TVFR
• How do we see our community identity?
• Roads too narrow for demand; Safety issue
• Live where you work – must leave area
• Adjacent communities not serving their traffic
• I-5 to 205 Intersection over-whelmed at time now
• Concerns about access of those outside the community
• Sunday traffic with 5 churches
• School traffic
• Permit coordination
• Sewerage }
• Water (potable – who pays) } = Availability
• Sustainability }
• “Almost like building a city” (?) New zoning?
• Over use of water table
• Establish fees

Assets

Best value is location.
City of Lake Oswego development is an asset for Stafford.
A village concept (walkability) would be/is an asset
“Classy village” and “wayside” community
Farm land has tax deferment – but it’s not much.
Potential asset is Tri-Met and light rail
As a property owner, development could increase my assets.
So close to everything. Desirability draws other people because we are both close and rural

Why are we here?

Obtaining money
Maintain quality of living
Lift burden on existing home owner
Find stable source of income for the initial phase
Can we get grants? (to date, not guaranteed) Who will give us grants? Where do we go?
LCDC, government – developers
Who will write grants? Which cost money!
We will need permanent employees (personnel)

What financial assets does the Hamlet have?

We only get $500/mo. From Clackamas for “paper & pencils”
Turn to Damascus or other communities about how they got funding
We have $11,000 in bank now.
We need $50,000 more
We need a long-term budget
We don’t know how to raise money for planning.
We don’t have the ability because we’re not a taxing entity

Where are we going? i.e. Hamlet – village, city

Do we want to be taken over by another city?
How do we fund to get wherever we go?
How did other communities identify their assets?
Current residents should not have to pay for new community development
Will we incorporate or not? Future question
Businesses – ask them for money?
Overriding concerns re: financial assets is that none can really be identified and outsourcing (i.e. grants) seems necessary as well as modeling other communities
Need to identify the tax base and financial potential.
Potential assets are retail businesses, etc.
What is the Borland Group? – Land & business owners
Can be a selling point for Stafford because of the tax base they offer
Developing of assets through roads, greenways, “eminent domain”, better infrastructure
- Needs for fair compensation
Metro imposes a lot on the community, especially Borland Road.

What’s the first challenge that comes to mind?

Infrastructure -Who’s going to pay for it?
Financing for infrastructure is the first stage after planning
Lots of property here that doesn’t now or ever pay taxes.
Contributions from non-taxable entities (i.e. churches)
Can we have a bond issue that could help?
- Could have bond or from “big user” (like a builder) others could hack up
- Limited improvement districts
- Federal matching funds
Septic systems are failing and there is a serious need to address repair/replacement
Desirability: scarcity increases value or the attributes of the community make home land values increase Large warehousing in Wilsonville increases tax base without increasing financial costs or multi-storied businesses
Roadways are related to safety and value
Need consensus on eminent domain
- Many people will be impacted and their needs to be uniformity on addressing the problem.
Hamlet needs a system for “density transfer” in dollars.