Hearings Officer: Z0236-24 - Dec.4, 2025

Notice

File Number: Z0236-24

Appellant: Meredith Armstrong, Portland General Electric Company; and Greg Hathaway, Save Stafford Road.

Applicant: Meredith Armstrong, Portland General Electric Company;

Property Owner: Fee title is held by multiple owners along the corridor; however, for the purposes of initiation of the land use application, the “owner” is Portland General Electric Company (PGE) pursuant to Land Use Board of Appeals (LUBA) Opinion No. 2024-069.

Proposal: The applicant requested a verification of a nonconforming use for an existing overhead power line along Stafford Rd; the existing line is a distribution line in part and a transmission line in part. The applicant further proposed an alteration of the nonconforming use to replace existing power poles and lines along a 7.4-mile-long corridor. The altered public utility facility will include transmission, distribution and communication lines and added transmission capacity. Pole heights will increase.

Planning Director’s Initial Decision: Approval of the Verification of a Nonconforming Use and Denial of the Alteration of a Nonconforming Use

Applicable Zoning and Development Ordinance and Comprehensive Plan Criteria: 202, 316, 401, 1206 and 1307. Sections 202, 316, 401 and 1307 have been amended since this application was submitted on June 6, 2024. However, pursuant to ORS 215.427, the land use regulations that apply are the ones that were in effect on the date the application was submitted. See Planning Director’s Decision Appendix 1 for the versions in effect on the date of submittal.
These criteria may be viewed online

Site Address and/or Location: An approximately 7.4-mile stretch along Stafford Rd between Rosemont Rd and Kahle Rd

Zoning: RRFF-5, Rural Residential Farm Forest 5-acre District; and EFU, Exclusive Farm Use District

How to obtain additional information

Staff Contact: Joy Fields; 503-742-4510 or jfields@clackamas.us

A copy of the Planning Director’s initial decision, the application, all documents and evidence submitted by or on behalf of the applicant, and applicable criteria are available for inspection at no cost at the Planning Division offices.  Copies may be purchased at the rate of $2.00 per page for 8 1/2” x 11” or 11” x 14” documents, $2.50 per page for 11” x 17” documents, $3.50 per page for 18” x 24” documents and $0.75 per sq ft with a $5.00 minimum for large format documents, or you may view these materials:

1. By emailing or calling the staff contact; or
2. View online through Accela. After selecting the “Planning” tab, enter the File Number to search. Select Record Info and then select “Attachments” from the dropdown list, where you will find the submitted application.

Community Planning Organization for Your Area: The following recognized Community Planning Organization (CPO) has been notified of this application and may develop a recommendation. You are welcome to contact the CPO and attend their meeting on this matter, if one is planned. If this CPO currently is inactive and you are interested in becoming involved in land use planning in your area, please contact the Community Involvement Office at communityinvolvement@clackamas.us. 
CPOs: 
Stafford-Tualatin Valley CPO; staffordcpo@gmail.com
Far West Association of Neighbors; Sparkle Anderson, 503-682-1132; sparklefanderson@gmail.com

How to submit testimony on this application

• All interested parties are invited to “attend” the hearing remotely online or by telephone and will be provided with an opportunity to testify orally, if they so choose. One week prior to the hearing, specific instructions will be available online at www.clackamas.us/meetings/planning/hearingsofficer
• Written testimony received prior to the close of the record on this matter will be provided to the Hearings Officer for consideration. Please note that the record may close as soon as the conclusion of the public hearing.
• Written testimony may be submitted by email, fax, regular mail, or hand delivery. Please include the permit number on all correspondence and address written testimony to the staff contact who is handling this matter.
• Testimony, arguments, and evidence must be directed toward the criteria identified above, or other criteria in the Zoning and Development Ordinance or Comprehensive Plan that you believe apply to the decision. Failure to raise an issue in person at the hearing or by letter prior to the close of the record, or failure to provide statements or evidence sufficient to afford the Hearings Officer and the parties involved an opportunity to respond to the issue, precludes an appeal to the Oregon Land Use Board of Appeals based on that issue.
• Written notice of the Hearing Officer’s decision will be mailed to you if you submit oral or written testimony or make written request for notice of decision and provide a valid mailing address.

Procedure for the conduct of the hearing

The hearing will be conducted by one of the Land Use Hearings Officers, who are appointed by the Board of County Commissioners to conduct public hearings and issue decisions on certain land use permit applications. The following procedural rules have been established to allow an orderly hearing:

1. The length of time given to individuals speaking for or against an item will be determined by the Hearings Officer prior to the item being considered.
2. A spokesperson representing each side of an issue is encouraged.
3. Prior to the conclusion of the evidentiary hearing, any participant may request an opportunity to present additional evidence, argument, or testimony regarding the application. The Hearings Officer will either continue the hearing or leave the record open for additional written evidence, argument, or testimony.