Chapter 19.12
SPECIFIC LAND USE GOALS AND POLICIES
Sections:
19.12.010 Urban growth boundary goals and policies.
19.12.020 General residential category goals and policies.
19.12.030 Suburban residential category goals and policies.
19.12.040 Mobile home residential category goals and policies.
19.12.060 Rural suburban unincorporated residential category goals and policies.
19.12.070 General commercial category goals and policies.
19.12.080 Highway commercial category goals and policies.
19.12.090 Light industrial category goals and policies.
19.12.100 Heavy industrial category goals and policies.
19.12.110 Public and semi-public land category goals and policies.
19.12.120 Open space category goals and policies.
19.12.130 Hazard area category goals and policies.
19.12.010 Urban growth boundary goals and policies.
(Ref: Statewide Planning Goal 14)
(1) Preface. The intent of the city’s urban growth boundary is to provide for an economic and efficient transition from rural to urban land use, to guide development to fit our natural resources and to preserve as much as possible the “quality of life” as experienced by people today.
(2) Goals.
(a) To create within St. Helens and its growth area optimal conditions of livability.
(b) To avoid the extension of urban services, particularly water and sewer systems, into outlying, sparsely settled areas.
(c) To locate all major public and private developments such as schools, roads, shopping centers and places of employment so that they do not tend to attract residential development to locations outside the designated urban growth boundary.
(d) To include within the urban growth boundary ample land for future development.
(3) Policies. It is the policy of the city of St. Helens to:
(a) Work with the county in establishing and maintaining an urban growth boundary.
(b) Create an urban growth boundary taking into account the following considerations:
(i) Population growth rates and projections;
(ii) Suitability for residential, commercial and industrial land development;
(iii) Appropriate densities of residential development;
(iv) Physical features that are influential in determining and maintaining the identity of the St. Helens community;
(v) Existing city limits and recent trends in the area’s industrial, commercial and residential growth;
(vi) Areas intended for public acquisition, parks or preservation;
(vii) Effective provision of public facilities including the maximum feasible use of existing public facilities, and the timely, orderly and economically feasible extension of public facilities and services;
(viii) Compatibility of proposed urban uses with nearby agricultural activities and resources;
(ix) Existing industrial, commercial and residential developments that have been identified as potential health hazard areas or otherwise in need of the city’s services;
(x) Recommendations and desires of affected property owners, private citizens, public agencies, citizen involvement committee members, and public agencies; and
(xi) Prevention of abnormally irregular boundaries.
(c) Require that changes in the UGB comply with State Land Use Goal 14 and with the procedures of Goal 2.
(i) Establishment and change of urban growth boundaries shall be based on the following:
(A) Demonstrated need to accommodate long-range urban population, consistent with a 20-year population forecast coordinated with affected local governments; and
(B) Demonstrated need for housing, employment opportunities, livability or uses such as public facilities, streets and roads, schools, parks, or open space, or any combination of the need categories in this subsection.
Note: In determining need, local government may specify characteristics, such as parcel size, topography, or proximity, necessary for land to be suitable for an identified need. Prior to expanding an urban growth boundary, local governments shall demonstrate that needs cannot reasonably be accommodated on land already inside the urban growth boundary.
(ii) The location of the urban growth boundary and changes to the boundary shall be determined by evaluating alternative boundary locations consistent with ORS 197.298 and with consideration of the following factors:
(A) Efficient accommodation of identified land needs;
(B) Orderly and economic provision of public facilities and services;
(C) Comparative environmental, energy, economic and social consequences; and
(D) Compatibility of the proposed urban uses with nearby agricultural and forest activities occurring on farm and forest land outside the urban growth boundary.
(iii) Land within urban growth boundaries shall be considered available for urban development consistent with plans for the provision of urban facilities and services. Comprehensive plans and implementing measures shall manage the use and division of urbanizable land to maintain its potential for planned urban development until appropriate public facilities and services are available or planned.
(d) Cooperate with the county in establishing a process to manage the St. Helens urban growth area by:
(i) Establishing joint review procedures with the county planning commission, the citizens planning advisory committee and the St. Helens planning commission for conditional use permits, land partitioning, annexations and service extensions; and
(ii) Working with the county planning commission, Department of Environmental Quality and potential developers on a case-by-case basis to ensure the proper siting of buildings on developable parcels.
(e) Review all subdivision plats, land partitions, lot line adjustments and development proposals in the growth area to ensure the establishment of a safe and efficient road system consistent with planning efforts in the growth area to date. (Ord. 3241 § 3 (Att. B), 2019; Ord. 2980 § 2, 2006)
19.12.020 General residential category goals and policies.
(1) Goals. To create conditions suitable for higher concentrations of people in proximity to public services, shopping, transportation and other conveniences.
(2) Policies. It is the policy of the city of St. Helens to:
(a) Require undeveloped public ways of record to be improved to applicable city standards as a condition to the issuance of building permits for lots that front these ways.
(b) Encourage the infilling of areas presently undeveloped due to topographical limitations to achieve a more efficient use of the land.
(c) Allow for the convenient location of grocery stores by the conditional use process.
(d) Develop rules for multifamily dwellings which are consistent with housing policies.
(e) Designate general residential lands as R-5, General Residential or AR, Apartment Residential on the city zoning map. (Ord. 2980 § 2, 2006)
19.12.030 Suburban residential category goals and policies.
(1) Goals. To establish conditions which will maintain attractive, convenient residential living typical of moderate density semi-suburban areas.
(2) Policies. It is the policy of the city of St. Helens to:
(a) Allow for the convenient location of grocery stores by the conditional use process.
(b) Permit a degree of flexibility in residential site design and a mixture of housing, including multi-dwelling units, through the planned development procedures.
(c) Promote the development of homesites at a density and standard consistent with: the level of services that can reasonably be provided and the characteristics of the natural environment.
(d) Review diligently all subdivision plats in the suburban residential category to ensure the establishment of a safe and efficient road system.
(e) Designate suburban residential lands as R-7, Moderate Residential, or R-10, Suburban Residential, on the city zoning map. (Ord. 2980 § 2, 2006)
19.12.040 Mobile home residential category goals and policies.
(1) Goals. To provide conditions suitable for concentrations of people living in mobile homes and in areas where a wide range of public services would be made available.
(2) Policies. It is the policy of the city of St. Helens to:
(a) Permit mobile home park developments in areas designated as mobile home residential.
(b) Make sure such parks conform to local and state regulations with regard to density, open space areas, landscaping and parking facilities.
(c) Manufactured or mobile homes are to be permitted in areas that allow single dwelling units.
(d) In the urban growth area, the county shall allow mobile homes or manufactured homes on individual lots only if the mobile home or manufactured home meets the following requirements:
(i) The mobile home or manufactured home shall be multi-sectional and enclose a minimum of 1,000 square feet.
(ii) The mobile home or manufactured home must have a pitched roof of at least 3:12.
(iii) The mobile home or manufactured home must have a composition shake, wood shake or metal shake roof similar to that found on single-family dwellings located in the city and urban growth boundary.
(iv) The mobile home or manufactured home must have siding which in color, material and appearance is similar to that found on single-family dwellings located in the city and urban growth boundary.
(v) The mobile home or manufactured home must be affixed to an excavated and backfilled foundation and enclosed at the perimeter with cement or cement block such that the mobile home or manufactured home is located not more than 12 inches above grade.
(vi) A minimum of two off-street parking spaces must be provided for each mobile home or manufactured home.
(e) Designate mobile home-residential designated lands as MHR on the city zoning map. (Ord. 2980 § 2, 2006)
19.12.050 Unincorporated general and multifamily residential category goals and policies (UGR and UGMFR).
(1) Goals. To ensure that the city provides housing opportunities for all members of its community.
(2) Policies. It is the policy of the city of St. Helens to:
(a) Work with the county on partition and subdivision applications for these lands to ensure that they are divided in a manner that does not hinder future urbanization.
(b) Zone the unincorporated general residential lands as R-5 or AR upon annexation.
(c) Zone the unincorporated multifamily residential lands as AR upon annexation.
(d) Re-evaluate the appropriateness of the unincorporated general and multifamily residential designation upon the specifically designated lands if:
(i) Other lands area annexed and zoned R-5 or AR prior to annexation of these lands; or
(ii) The county and city determine, due to the pattern of development in the city and within the urban growth area, that other lands are more appropriate for these designations. (Ord. 2980 § 2, 2006)
19.12.060 Rural suburban unincorporated residential category goals and policies.
(1) Goals. To provide sufficient area for urban development that will accommodate a variety of housing types.
(2) Policies. It is the policy of the city of St. Helens to:
(a) Work with the county on partition and subdivision applications for these lands to ensure that they are divided in a manner that does not hinder future urbanization.
(b) Zone the rural suburban-unincorporated residential as R-7 or R-10 upon annexation to the city unless circumstances listed in subsection (2)(c) of this section exist.
(c) Consider zoning lands with the rural suburban-unincorporated residential category for R-5 or AR if the following conditions are found:
(i) The parcel is vacant and larger than two acres in size.
(ii) The carrying capacity of the public services including but not limited to streets, sewer, and water are sufficient for higher density development.
(iii) The county and city determine, due to the pattern of development in the city and within the urban growth area, that other lands are more appropriate for these designations. (Ord. 2980 § 2, 2006)
19.12.070 General commercial category goals and policies.
(1) Goals. To establish commercial areas which provide maximum service to the public and are properly integrated into the physical pattern of the city.
(2) Policies. It is the policy of the city of St. Helens to:
(a) Encourage new commercial development in and adjacent to existing, well-established business areas taking into account the following considerations:
(i) Making shopping more convenient for patrons;
(ii) Cutting down on street traffic;
(iii) Maximizing land through the joint use of vehicular access and parking at commercial centers; and
(iv) Encouraging locations that enjoy good automobile access and still minimize traffic hazards.
(b) Designate sufficient space for business so that predictable commercial growth can be accommodated and so that an adequate choice of sites exists.
(c) Ensure that all commercial enterprises maintain sufficient off-street parking to accommodate their patrons, workers and loading requirements.
(d) Emphasize and support existing town centers as business places. When areas are developed adjacent or next to existing town centers, ensure that the new development is compatible with and will complement existing development.
(e) Improve the general appearance, safety and convenience of commercial areas by encouraging greater attention to the design of buildings, parking, vehicle and pedestrian circulation, and landscaping through a site design review procedure.
(f) Preserve areas for business use by limiting incompatible uses within them.
(g) Encourage a variety of retail shopping activities to concentrate in the core commercial areas to enhance their attractiveness for a broad range of shoppers; additionally, encourage in this area the development of public spaces such as broad sidewalks, small squares, etc., to facilitate easy, safe, pleasant pedestrian circulation. When located along the waterfront, such public spaces shall facilitate public access to and enjoyment of the Columbia River and Multnomah Channel to the maximum extent possible.
(h) Encourage in-filling of vacant lands within commercial areas.
(i) Encourage redevelopment of waterfront property that is not designated industrial and can be integrated with existing nearby commercial or mixed use areas. (Ord. 3215 § 4 (Att. D), 2017; Ord. 2980 § 2, 2006)
19.12.080 Highway commercial category goals and policies.
(1) Goals.
(a) To create opportunities for the orderly business development along selected portions of arterials.
(b) To establish conditions which will assure that arterial traffic flows are not disrupted and that access to and from these locations is designed for safety.
(c) To prevent highway frontage from becoming a strip of mixed commercial, residential and other unrelated uses.
(2) Policies. It is the policy of the city of St. Helens to:
(a) Designate as highway commercial such areas along portions of US 30 where highway business has already become well established.
(b) Designate as highway commercial such areas at major road intersections where access to business sites does not conflict with safe traffic movement.
(c) Encourage enterprises which cater to the traveling public to locate in this designation.
(d) Encourage curbing along Highway 30 and limit the number of curb-cuts to minimize traffic hazards as a result of conflicts between through traffic and shopper traffic.
(e) Preserve areas for business use by limiting incompatible uses within them.
(f) Improve the appearance and safety of US 30 and sites along US 30, through means such as landscaped medians, banner poles, landscaping along the highway right-of-way, and landscaping in parking lots.
(g) Encourage undergrounding of overhead utilities. (Ord. 3181 § 4 (Att. C), 2015; Ord. 3144 § 2 (Att. A), 2011; Ord. 2980 § 2, 2006)
19.12.090 Light industrial category goals and policies.
(1) Goals. To provide a place for smaller and/or less intensive industrial activities where their service and transportation requirements can be met, and where their environmental effects will have minimal impact upon the community.
(2) Policies. It is the policy of the city of St. Helens to:
(a) Apply this category where light industrial concerns have become established and where vacant industrial sites have been set aside for this purpose.
(b) Encourage preserving such designated areas for light manufacturing, wholesaling, processing and similar operations by excluding unrelated uses which would reduce available land and restrict the growth and expansion of industry.
(c) Ensure that light industry operations have adequate space with respect to employee and truck parking, loading, maneuvering and storage.
(d) Follow a site design review process for light industrial activity to ensure proper setbacks as well as screening and buffering, particularly for unsightly areas which can be viewed from arterials or from adjoining residential areas; in contemplating the setbacks, consideration should be given to the effect of the activity on significant fish and wildlife areas. (Ord. 2980 § 2, 2006)
19.12.100 Heavy industrial category goals and policies.
(1) Goals.
(a) To establish large tracts of land where manufacturing and industrial operations of an intensive or heavy character may be carried out with minimal impact upon the community.
(b) To provide suitable sites where transportation, including employee carpooling, public utilities, and other special industrial requirements, such as the disposal of waste materials, can be met.
(2) Policies. It is the policy of the city of St. Helens to:
(a) Apply this category to areas that already have existing heavy industry or can serve such industry with adequate rail, river or highway access.
(b) Ensure that the size, location and boundary conditions of heavy industrial areas are such that surrounding residential areas are protected.
(c) Follow a site design review process for heavy industrial activity to ensure proper setback, screening and buffering, and adequate consideration of significant fish and wildlife habitats; screening and buffering are particularly important for unsightly areas which can be viewed from arterials or adjoining residential areas.
(d) Ensure that heavy industrial operations have sufficient space for employee and truck parking, loading, maneuvering and storage.
(e) Designate sufficient land for heavy industrial purposes to meet estimated future needs and preserve these areas for such activities by excluding unrelated uses which would reduce available land and restrict the growth and expansion of industry and consider adding additional lands when the need for a specific site becomes known.
(f) Activities which have no off-site effects will be allowed in this area; heavy industrial activities with off-site noise, odor, air pollution or vibrating effects may be required to increase the setback from a property line. (Ord. 2980 § 2, 2006)
19.12.110 Public and semi-public land category goals and policies.
(1) Goals.
(a) To integrate public facilities with land use, transportation, recreation and other community objectives and plans in order to realize their optimum value for the citizenry.
(b) To identify sites for public and semi-public activities.
(2) Policies. It is the policy of the city of St. Helens to:
(a) Cooperate with public and semi-public organizations to acquire and develop properties designated for public use as soon as funding is available.
(b) Follow the process to amend the Comprehensive Plan map as public and semi-public agencies designate which sites they propose to utilize for future development.
(c) Require all development, whether private or public, to conform to the zoning ordinance standards. (Ord. 2980 § 2, 2006)
19.12.120 Open space category goals and policies.
(1) Goals.
(a) To conserve open space and protect natural and scenic resources.
(b) To promote healthy and visually attractive environments in harmony with the natural landscape character.
(2) Policies. It is the policy of the city of St. Helens to:
(a) Attempt to acquire, where feasible, such identified lands for open spaces. Possible mechanisms include outright purchase, the acquisition of developmental rights or easements, the attainment of Bureau of Outdoor Recreation and HUD grants or loans, property exchanges, donations, and the acquisition of tax-foreclosed lands.
(b) Subject private development on such identified land to a site design review procedure.
(c) Upon annexation to the city, zone Dalton Lake as open space.
(d) Encourage the development and redevelopment of lands which include or border all riparian corridors such as Scappoose Bay north to Willamette Greenway and west to Gable Road along Milton Creek through the use of development agreements and/or planned developments with flexible and innovative design techniques, transferable development rights, density transfer, including residential density bonuses and authorized mixed-use development.
(e) Encourage the development of planned developments for those lands that border or include open space area; developers can utilize these lands in their density calculations. (Ord. 2980 § 2, 2006)
19.12.130 Hazard area category goals and policies.
(1) Goals. To protect against all loss of life or property by closely regulating construction, investment and activities in designated hazard areas.
(2) Policies. It is the policy of the city of St. Helens to:
(a) Prohibit development on lands within the 100-year floodplain (i.e., special flood hazard areas subject to inundation by at least one percent annual flood probability), on slopes exceeding 20 percent, or with recognized drainage problems unless showing that design and construction techniques can minimize potential loss of life or property; specifically:
(i) All development within the 100-year floodplain (i.e., special flood hazard areas subject to inundation by at least one percent annual flood probability) shall conform to the standards set by FEMA;
(ii) All development plans on slopes greater than 20 percent shall be reviewed and approved by the city engineer;
(iii) All development plans on lands with recognized drainage problems shall be reviewed and approved by the city engineer.
For development on such designated lands, the city may impose whatever conditions it deems necessary to protect life and property. (Ord. 3138 § 3 (Att. B), 2010; Ord. 2980 § 2, 2006)