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Minor and Time-Sensitive Comprehensive Plan and ZDO Amendments is a Planning project that is intended to be completed annually and focuses on relatively minor changes to the County’s Comprehensive Plan and Zoning and Development Ordinance (ZDO) that are necessary to comply with any new state and federal mandates, clarify existing language, correct errors, or adopt optional provisions that require only minimal analysis.
Ordinance ZDO-294 includes the minor and time sensitive amendments for fiscal year 2027 (FY2027) and proposes changes to one chapter of the Comprehensive Plan and to 21 sections of the ZDO and the addition of one new ZDO section, in order to accomplish the following four actions:
- Implement state mandates, which were adopted through legislation or administrative rulemaking, that are currently in effect or will become effective by January 1, 2027;
- Adopt optional regulations for farm stores, which is a use mandated by new state law in the Exclusive Farm Use and Ag/Forest zones;
- Amend property line setbacks for accessory structures in certain locations within the FU-10 (Future Urban, 10-acre) zoning district; and
- Make minor changes to the Comprehensive Plan and ZDO to clarify provisions, reduce administrative barriers, and correct citations and typographical errors.
The Planning Commission and Board of County Commissioners have scheduled hearings to receive testimony from the public and other interested parties on the proposed amendments. Because the amendments may affect your community or area of interest, we are giving you and your organization advance notice of the opportunity to review and comment on them before or at the public hearings.
A summary of the amendments proposed for each section of the ZDO will be available online. To obtain emailed or printed copies of the full text of the proposed amendments, please contact Planning & Zoning at 503-742-4500 or zoninginfo@clackamas.us.
Notice of Land Use Public Hearings
for Community Planning Organizations, Hamlets, and Other Interested Parties
Subject: Ordinance ZDO-294: Minor and Time Sensitive Comprehensive Plan and ZDO Amendments FY2027
Notice Date: September 21, 2026
Contact:
Martha Fritzie, Principal Planner
150 Beavercreek Road, Oregon City, OR 97045
Phone: 503-742-4529
Email: mfritzie@clackamas.us
Minor and Time-Sensitive Comprehensive Plan and ZDO Amendments is a Planning project that is intended to be completed annually and focuses on relatively minor changes to the County’s Comprehensive Plan and Zoning and Development Ordinance (ZDO) that are necessary to comply with any new state and federal mandates, clarify existing language, correct errors, or adopt optional provisions that require only minimal analysis.
Ordinance ZDO-294 includes the minor and time sensitive amendments for fiscal year 2027 (FY2027) and proposes changes to one chapter of the Comprehensive Plan and to 21 sections of the ZDO and the addition of one new ZDO section, in order to accomplish the following four actions:
- Implement state mandates, which were adopted through legislation or administrative rulemaking, that are currently in effect or will become effective by January 1, 2027;
- Adopt optional regulations for farm stores, which is a use mandated by new state law in the Exclusive Farm Use and Ag/Forest zones;
- Amend property line setbacks for accessory structures in certain locations within the FU-10 (Future Urban, 10-acre) zoning district; and
- Make minor changes to the Comprehensive Plan and ZDO to clarify provisions, reduce administrative barriers, and correct citations and typographical errors.
The Planning Commission and Board of County Commissioners have scheduled hearings to receive testimony from the public and other interested parties on the proposed amendments. Because the amendments may affect your community or area of interest, we are giving you and your organization advance notice of the opportunity to review and comment on them before or at the public hearings.
A summary of the amendments proposed for each section of the ZDO will be available online. To obtain emailed or printed copies of the full text of the proposed amendments, please contact Planning & Zoning at 503-742-4500 or zoninginfo@clackamas.us.
Public Hearings and Testimony
Interested parties are welcome to provide testimony in advance of or at the hearings listed below. The Planning Commission public hearings are held virtually using the Zoom platform. The Board of County Commissioners’ public hearings are held both in-person and virtually using the Zoom platform. One week before the hearing dates, a Zoom link to the public hearing and details on how to observe and testify will be posted at the hearing web address.
Public Hearing Dates and Times:
- Planning Commission: 6:30 p.m., Monday, October 26, 2026
- Board of County Commissioners: 11:00 a.m., Tuesday, November 10, 2026
BCC Hearing Room (4th Floor), 2051 Kaen Rd, Oregon City, 97045
Written testimony may be submitted before the hearings to Martha Fritzie at mfritzie@clackamas.us or 150 Beavercreek Road, Oregon City, OR 97045.
- Written testimony received by 4 p.m., Wednesday, October 14, 2026, will be included in the information packet provided to the Planning Commission one week before its scheduled hearing; written testimony received after that time and before 10 a.m., Monday, October 26, 2026, will be emailed to the Planning Commission before the hearing. If the Planning Commission continues the October 26th hearing, additional testimony submittal deadlines will be identified at that hearing.
- Written testimony received by 4 p.m., Monday, November 2, 2026, will be included in the information packet provided to the Board of County Commissioners (BCC) one week before its scheduled hearing; written testimony received after that time and before 4 p.m., Monday, November 9, 2026, will be emailed to the BCC before the hearing. If the BCC continues the November 10th hearing, additional testimony submittal deadlines will be identified at that hearing.
Interested parties who want to present verbal testimony at either hearing will be asked to sign up and/or indicate their interest in testifying at the beginning of the hearing.
Overview of Proposed Amendments
Ordinance ZDO-294 proposes changes to accomplish the following four actions.
Implement state mandates, which were adopted through legislation or administrative rulemaking, that are currently in effect or will become effective by July 1, 2027.
Generally, these amendments fall into one of three categories: (1) expanding allowances for middle housing, single room occupancies, and replacement dwellings, (2) implementing new rules related to coordination with tribes and establishing significant cultural landscape areas, and (3) implementing new rules for farm stores and associated agri-tourism activities in agriculture zones. ZDO-294 includes amendments to include these mandatory items in the county’s ZDO, including:
- Expanding middle housing allowances in the Urban Low Density Districts and VR 5/7 and VR4/5 Districts to include up to four middle housing dwelling units that are in any configuration of attached or detached units;
- Allowing single room occupancies (SROs) to be developed at three times the density of dwelling units in zones that allow multifamily dwellings;
- Amending the Middle Housing Land Division (MHLD) process to allow an existing detached single family dwelling or duplex to remain on one of the lots created through the middle housing land division.
- Adopting procedures for notifying tribes with ancestral connections to lands in Clackamas County of Type II and III land use applications that propose ground disturbance;
- Implementing a new process for designating and potentially protecting significant cultural landscape features under Statewide Planning Goal 5, Natural Resources, Scenic and Historic Areas, and Open Spaces;
- Expanding allowances for farm stores and associated agri-tourism activities in agriculture zones; and
- Adding a new Section 850, Restoration or Replacement of a Dwelling, to implement Senate Bill 1561 [2026], which is mandatory for local governments, applies in all zoning districts, and establishes standards for the restoration of replacement of a dwelling damaged or destroyed by a natural or involuntary event.
Adopt regulations for farm stores in Exclusive Farm Use and Ag/Forest zones
Per the legislation relating to farm stores in agriculture zones (HB 4153 [2026]), allowing farm stores, and associated agri-tourism activities, in agricultural zones is mandatory. However, the county is permitted to adopt operational standards for farm stores specifically related to
- Access, egress and parking;
- Traffic management;
- Noise management;
- Hours of event operation; or
- Sanitation and solid waste.
Ordinance ZDO-294 includes proposed amendments for regulations related to (A) through (D) above with the exception of sanitation, which will continue to be regulated by other county-administered standards.
Amend property line setbacks for accessory structures in certain locations within the FU-10 (Future Urban, 10-acre) zoning district.
In response to a request by a member of the public to remedy a setback issue, ZDO-294 includes a proposed amendment that would allow an exception to the setback standards applicable to residential accessory structures when properties are both located in the FU-10 (Future Urban, 10-acre) zoning district and have had a low-density residential comprehensive plan designation applied by the City of Oregon City. The proposal would allow for property owners in that circumstance to develop under the city’s setback rules applicable to accessory structures in low density residential zones, rather than the larger setback requirements in the FU-10 zone.
- Make minor changes to the Comprehensive Plan and ZDO to clarify provisions, reduce administrative barriers, and correct citations and typographical errors.
- Revise an outdated provision related to schools and required by the Metro Code.
- Increase the maximum size allowed for a flag from 40 sq. ft. to 47.5 sq. ft. to allow for a military casket flag to be flown.
- Clarify existing allowances for wireless telecommunication facilities in the EFU, TBR, and AG/F zones
- Edit Section 406, Timber District, as needed to conform to state statutes and administrative rules. These rules may also apply in the AG/F District.
- Clarify provisions that routinely cause confusion for staff and customers.
- Correct citations and typographical errors.
Additional Information and Staff Report
- For general Planning & Zoning information
- For additional information about ZDO-294 and its public hearings (and for a copy of the staff report available October 19, 2026)
- Martha Fritzie, 503-742-4529, mfritzie@clackamas.us
- Planning & Zoning Customer Service, 503-742-4500, zoninginfo@clackamas.us
