Camp Sherman casts wary eye on comp plan

Residents and visitors to Camp Sherman generally think the Metolius Basin is just about perfect as it is. They view change with wary apprehension, fearing life-style changes, traffic and pollution from growth in the region.

"Not much has changed around here," said Camp Sherman resident Clara Cool. "The General Store, the Black Butte School, the Chapel in the Pines and the Community Hall are all still here."

But change may be afoot. New zoning and comprehensive plans by the Jefferson County Board of Commissioners last month could allow some changes that residents have resisted since the proposed changes were announced last year.

A map, showing two destination resort eligible lands, appears in the Comprehensive Plan (page 57). The locations are relatively close to Camp Sherman on the east and west.

One possible resort area is on land owned by Shane Lundgren, and the second is owned by Colson and Colson Holiday Retirement Corporation. The Lundgren property is west of Camp Sherman near the junction of Road 12 and Road 1216. The parcel has 640-acres available for development under Measure 37.

Colson's land, east of Camp Sherman, comprises approximately 30,000 acres in the Green Ridge area. Current access to the area would mainly be by Road 11, a one-lane, paved road.

We support "no destination resorts nor mapping in any Camp Sherman zones as described in the Comprehensive Plan," said Gregory McClarren, Friends of the Metolius (FOM) Board President, in commenting to the Jefferson County Commissioners.

"We do not support any language in the Comprehensive Plan that states or might give the perception as allowing destination resorts throughout the forest management zone.

"Frankly, we are skeptical that any destination resort is appropriate within the Metolius Basin. The historic character of Camp Sherman and the National Forest summer homes as well as the national prominence of the Metolius Wild & Scenic River do not lend themselves to such a mammoth development," McClarren stated.

However, destination resorts would increase tax revenue for Jefferson County and are supported by county officials in Madras.

"We do know the property tax increase is a significant positive, and all the ancillary economics that spin from developments like these are too numerous to count," said community development director for Jefferson County, Chris Gannon. "What we get are 'feelings' that somehow, some way, things are going to be bad because the county has adopted two potential destination resort sites, only one of which is in the Metolius Basin proper."

Local resident Pete Schay argued that "the environmental and societal impacts of destination resorts on Camp Sherman and the Metolius Basin would be dramatically negative. The land owners and developers would benefit, and Jefferson County officials claim the tax revenue would save their bacon, but growth brings higher taxes, not lower.

"The rural character of Camp Sherman would be forever changed if a giant resort became a reality," he said. "The recreational carrying capacity of the trails, streams and river would be surpassed. Other than satisfying the desire for profit for some people, I can't think of a single good thing about mega resorts in our neck of the woods."

Not everyone in the area is adamantly opposed to destination resorts.

Black Butte Ranch resident Neil Wineman said, "both sides should work together to produce the best quality destination resorts for the area and its people."

Gordon Jones, one of the owners of Lake Creek Lodge and a member of the Citizens Advisory Group for Jefferson County, said, "I don't believe that the adoption of the new Comp Plan or the changes to the zoning ordinances will have any noticeable affect on Camp Sherman."

Jones also believes that the language put into the new plans has safeguards for moving forward with changes he plans at Lake Creek Lodge. Those plans have led to a battle between Jones and Friends of the Metolius.

Expansion plans may lead to more than a doubling of existing rental cabins that can be purchased by private owners.

Size and owner/rental percentage of occupancy have been in dispute for over three years, and the county acceptance of the expansion has been overruled two times by LUBA (Oregon's Land Use Board of Appeals).

New rules may smooth Jones' path.

Destination resorts remain a primary concern for residents who want to control their own destiny.

"This is an issue we all need to consider seriously," said local resident Kevin Adams. "I do believe a resort done right can be a positive contributor. However, to ensure this result here in this county requires a united community action. We cannot rely on Madras.

"The basin we hand off to our children will be determined by these decisions, decisions being made now and over the next few years. Hopefully, responsible commissioners and developers will emerge who will deliberately consider the basin, involve the community and preserve the unique elements of beauty that are here."

Action may come soon.

"I believe, based on interest, that we will have an application submitted within six months of our ability to implement destination resort provisions," said Gannon. "It could be closer to 60 days but, given the complexity, I suspect somewhere between these two will be the actual outcome."

The revised plans were passed by the commissioners on December 27 and the decision was mailed to residents on December 28. This decision may be appealed within 21 days of mailing (by January 18). To view the new Comp Plan (272 pages) or Zoning Ordinance (97 pages) changes visit http://www.co.jefferson.or.us.