Unincorporated Rural Community Plans
Several settled areas in Marion County have never been incorporated as cities. Some of these enclaves can be considered a "community" serving the rural population of the surrounding area or the traveling public.
In 1994 the Land Conservation and Development Commission adopted administrative rule amendments establishing planning and zoning requirements for unincorporated communities. This report explains the Planning Commission's findings and analysis to plan for unincorporated communities in conformity with the rule (Findings And Analysis). The Comprehensive Plan previously identified several communities that do not satisfy any of the definitions of an unincorporated community. North Santiam, Pratum, Shaw, Talbot, Waconda, West Stayton had too few commercial, industrial, and public uses. Central Howell, North Howell, Drake's Crossing, Hopmere, Norton's Corner, Brooks Interchange, North Jefferson Interchange, Santiam Interchange, Talbot Interchange, Lone Pine had no residential use. St. Louis was not an exception area.
Generally, rural communities are exception areas that are predominantly residential but also have at least two types of other uses (commercial, industrial, and/or public uses). The communities of Butteville, Labish Village, and Marion provide commodities and services to their surrounding areas and have fairly diverse types of activities. The smaller communities of Monitor, Quinaby, and Macleay include a sufficient quantity and type of land uses to satisfy the definition of rural community, although they are not significant centers of commerce or industry. Mehama conforms to the rural community definition although a sizeable portion of the commercial district is within the Lyons urban growth boundary and therefore is not "rural."
These communities should remain rural in character by limiting activities to those consistent with a low density and the unincorporated communities rule. Multi-family development is considered inconsistent with this planned low density character. Where a community service district is necessary to correct health hazards or where a district will be cost effective without encouraging development of resource lands or urban density development, provision of public sewer and water service may be appropriate. Marion County does not encourage individual private systems in these communities.
The following is a discussion of the rural communities and the county's intent for their future development.
Brooks - See the “Brooks-Hopmere Community Plan” at the end of this page.
Butteville is one of the earliest settlements in Marion County and has historical significance. It is a small residential community with limited commercial and no industrial development. Due to its proximity to the Willamette River and Champoeg State Park additional riverfront homesite development and development of limited commercial activities is a possibility. Any development of this kind should be limited to the residential and commercial uses shown on the Plan Map. Development should be consistent with low density rural development standards. Community sewer and water systems should not be needed.
Labish Village is located adjacent to Highway 99E between Salem and Brooks. It is composed of two abutting subdivisions: Labish Village, a 130-lot development platted in 1948, and Helton Tracts, a 31-lot subdivision platted in 1956. The size of the lots in these subdivisions range from 7,000 to 13,000 square feet. Land uses are predominantly residential, with some commercial use along the highway. The two subdivisions each have their own water system, and sewage service was extended to the development in the mid-1970s for health reasons. There is infill potential on existing lots in this community since adequate services exist. However, the entire area is already divided into small lots so no further division of land is forthcoming.
Macleay is centered on an 1884 town plat adjacent to what is now the Southern Pacific Railroad. There are commercial and public uses serving the community and the surrounding rural area. No water or sewer service is available. There is a large residential exception area adjacent to Macleay, but only the core enclave is considered part of the community.
Mehama is located along the North Santiam River and State Highway 22. There are residential, commercial and industrial activities that serve regional needs which include the logging industry, recreational activities and highway related services. Immediately south across the North Santiam River is the city of Lyons in Linn County. A portion of the Mehama area has been included in the Lyons Urban Growth Boundary, and this area is not considered part of the rural community. The Lyons-Mehama Water District is a private agency that provides water to the city and to the area within the urban growth boundary. The District also provides service to land outside the proposed boundary within the Mehama area.
The provision of water and other public services in this community should be accomplished on a coordinated basis considering the service needs of both the urban and rural development areas in Lyons and Mehama. Rural densities should be maintained outside the urban growth boundary by requiring residential parcels of more than one acre and by maintaining only the present rural level of commercial and industrial activity. Basic public services such as schools, fire and police protection provided outside the urban growth boundary should continue at levels adequate to meet rural needs. However, it may be appropriate for the District to provide water service within the designated rural development area.
Marion consists of approximately 75 dwellings, an elementary school and several commercial uses. Enough land has been zoned commercial to accommodate needed services. Development should be limited to infilling of residences within the designated area.
Monitor is a small community at a crossing of Butte Creek, adjacent to the boundary with Clackamas County. Monitor dates to 1914 and contains dwellings, commercial uses, a small manufacturing facility, a fire station, and a school. The businesses and public uses in Monitor serve the community and the surrounding rural population. There is no public water or sewer service, and the soils in the area have limitations for on-site sewage disposal. Therefore, the community should be encouraged to infill only at an appropriate level until or unless these services are provided.
Quinaby is at the intersection of Quinaby and River Roads near Keizer. It contains a commercial use serving the surrounding area near this busy intersection and a small manufacturing facility. There is no water or sewer service available, so uses need to be kept a rural level.
Shaw is located between Salem and Stayton around the intersections of Silver Falls Highway and the Southern Pacific Railroad line and Howell Prairie Road. The community contains 18 dwellings, a machine shop, a general store building, warehouse and a church. The businesses serve the community, surrounding rural population, and also cater to the traveling public using the highway. Soil conditions are suitable for on-site sewage disposal at rural residential development density. The community and surrounding areas rely on groundwater for domestic use and are located within identified Sensitive Groundwater Overlay zone boundaries.
Brooks/Hopmere Community Plan
Community Plan Maps