Planning and Zoning

705.01 Purpose 

Section 705 is adopted to: 

1. Protect, conserve, enhance, and maintain the natural, scenic, historical, agricultural, economic, and recreational qualities of lands along the Willamette River; 
2. Maintain the integrity of the Willamette River by minimizing erosion, promoting bank stability, and maintaining and enhancing water quality and fish and wildlife habitats; and 
3. Implement the Willamette River Design Plan set forth in Chapter 3 of the Comprehensive Plan. 

705.02 Definitions 

Unless specifically defined in Subsection 705.02, words or phrases used in Section 705 shall be interpreted to give them the same meaning as they have in common usage and to give Section 705 its most reasonable application. 

1. Change of Use:  Making a different use of the land or water which requires construction, alterations of the land, water, or other areas outside of existing structures and which substantially alters or affects the land or water. 
2. Develop:  To bring about growth or availability; to construct or alter a structure; to conduct a mining operation; to make a physical change in the use or appearance of land; to divide land into parcels; to create or terminate rights of access. 
3. Development:  The act, process, or result of developing.  
4. Intensification:  Any addition or action which increases or expands the area or amount of an existing use, or the level of activity, including remodeling the exterior of a structure if the remodeling substantially alters the appearance of the structure. 
5. Water-Dependent Use:  A use or activity that can be carried out only on, or adjacent to water areas because the use requires access to the water body for water borne transportation, recreation, energy production, or source of water. 

705.03 Area of Application 

Section 705 applies to development, change of use, or intensification of use on lands and water within the Willamette River Greenway, except: 

1. A change of use of a building or other structure which does not substantially alter or affect the land or water upon which it is situated; 
2. Landscaping, driveway construction, modifications of existing structures, and the construction or placement of subsidiary structures or facilities which are usual and necessary to the use and enjoyment of existing improvements; 
3. Changes, modifications, and other practices customarily related to those farm uses described in Section 401; 
4. Gravel removal from the bed of the Willamette River when conducted under a permit from the State of Oregon, and when compatible with the purposes stated in Subsection 705.01; 
5. Customary dredging and channel maintenance; 
6. The placing, by a public agency, of signs, workers, or aids to serve the public;   
7. Activities to protect, conserve, enhance, and maintain public recreational, scenic, historical, and natural uses on public lands; 
8. Acquisition and maintenance of scenic easements by the Oregon Parks and Recreation Department; and 
9. The partial harvest of timber beyond the vegetative fringes in areas not covered by a scenic easement when the harvest is consistent with an approved plan under the Oregon Forest Practices Act (OFPA).  If such activity is not covered by the OFPA, it shall be reviewed as a Type II application pursuant to Section 1307, to ensure consistency with the purposes stated in Subsection 705.01.  Commercial forest activities and harvesting practices shall provide for vegetation buffers and the intended shading, soil stabilizing, and water filtering effects required by the OFPA.   

705.04 Standards for Intensification, Change of Use, or Development Within the Willamette River Greenway 

All intensification, change of use, or development shall require a Willamette River Greenway (WRG) permit.  A WRG permit requires review as a Type II application pursuant to Section 1307 and shall be subject to the following standards and criteria: 

1. The request is consistent with the purposes stated in Subsection 705.01. 
2. Where necessary, public access has been provided by appropriate legal means to and along the river. 
3. The request will provide the maximum possible landscaped area, open space, or vegetation between the activity and the river.  The depth of this area need not exceed 150 feet. 
4. The request will result in the preservation of a buffer or filter strip of natural vegetation along the river bank.  The depth of this vegetative buffer or filter strip need not exceed 150 feet, and shall be determined by consideration of the following: 
   1. The character of the use or development;  
   2. The width of the river;   
   3. Steepness of the terrain;   
   4. Type and stability of the soil; and   
   5. The type and density of the existing vegetation.   
5. Structures shall observe a minimum setback between 100 and 150 feet from the mean low water level.  The setback shall be determined by evaluation of the criteria stated in Subsection 705.04.  Residential lots of record and water-dependent uses unable to meet this requirement shall be exempt from this setback. 
6. The maximum height of a dwelling or a structure accessory to a dwelling shall be 35 feet. 
7. Private noncommercial docks and boathouses shall be subject to the following standards, in addition to the other standards in Subsection 705.04: 
   1. General Provisions: 
      1. Private noncommercial docks, boathouses, and pilings shall either be dark natural wood colors, or painted dark earth tones (dark brown or green). 
      2. The square footage of docks and boathouses is measured as the length times the width of the outer edge of the structure. 
      3. The length-to-width ratio of a private noncommercial dock shall not exceed 3:1. 
      4. Only one dock and boathouse is allowed per riverfront lot of record.   
   2. Oregon City Falls to Multnomah County line: 
      1. Private noncommercial docks shall not exceed 400 square feet.   
      2. Private boathouses are prohibited.   
   3. Oregon City Falls to Marion County line: 
      1. Private noncommercial docks shall not exceed 700 square feet.   
      2. Private noncommercial boathouses shall not exceed 500 square feet.   
      3. Private noncommercial boathouses shall not exceed 12 feet in height, measured from the platform of the dock to the roof peak.   
   4. All docks located on state-owned submerged and/or submersible land must be leased or registered with the Oregon Division of State Lands, according to state law. 

705.05 Prohibited Uses 

The following uses are prohibited in the Willamette River Greenway (WRG):  

1. Low head hydroelectric dam facilities, which adversely impact fisheries or the scenic and water quality of the river; and 
2. Private noncommercial docks and moorages in the limited use rural portions of the WRG identified on Comprehensive Plan Map III-1e, Willamette River Greenway Design Plan. 

705.06 Submittal Requirements 

In addition to the submittal requirements identified in Subsection 1307.07(C), an application for a Willamette River Greenway permit shall include:   

1. A site plan showing existing vegetation and development, and locations of proposed development or activity;   
2. Elevations of any proposed structures;   
3. Exterior materials list for any proposed structures, including type and colors of siding and roofing; and   
4. Cross section of any area within the vegetative buffer or filter strip where grading, filling, or excavating will occur.   

705.07 Approval Period and Time Extension 

1. Approval of a WRG permit is valid for four years from the date of the final written decision.  If the County's final written decision is appealed, the approval period shall commence on the date of the final appellate decision.  During this four-year period, the approval shall be implemented, or the approval will become void. 
   1. "Implemented" means all major development permits shall be obtained and maintained, or if no major development permits are required to complete the development contemplated by the approved WRG permit, "implemented" means all other necessary County development permits (e.g. grading permit, building permit for an accessory structure) shall be obtained and maintained.  A "major development permit" is: 
      1. A building or manufactured dwelling placement permit for a new primary structure that was part of the WRG permit approval; or 
      2. A permit issued by the County Engineering Division for parking lot or road improvements that were part of the WRG permit approval. 
2. If the approval of a WRG permit is not implemented within the initial approval period established by Subsection 705.07(B), a two-year time extension may be approved pursuant to Section 1310. 

[Amended by Ord. ZDO-230, 9/26/11; Amended by Ord. ZDO-248, 10/13/14] 

Ordinance ZDO-293, Minor and Time Sensitive Comprehensive Plan and ZDO Amendments proposes amendments to the county’s Comprehensive Plan and Zoning & Development Ordinance (ZDO) that are intended to accomplish the following five actions:

1. Implement state mandates, which were adopted through legislation or administrative rulemaking, that are currently in effect or will become effective by July 1, 2026; 
2. Align the County’s requirements in Agriculture and Forest zones with state law; 
3. Amend certain height limit and dock prohibition standards within the Willamette River Greenway (WRG);
4. Clarify how to identify front, rear, and side lot lines for the purpose of structure setback measurement; and 
5. Make minor changes to the Comprehensive Plan and ZDO clarify provisions, reduce administrative barriers, and correct citations and typographical errors. 

A summary of the changes proposed for each section of the Comprehensive Plan and the ZDO are included below. 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.

• ZDO-293 Notice of Proposed Amendments
• COMP PLAN CH3 Summary
• ZDO 202 Summary
• ZDO 315 Summary
• ZDO 316 Summary
• ZDO 401 Summary
• ZDO 406 Summary
• ZDO 407 Summary
• ZDO 510 Summary
• ZDO 511 Summary
• ZDO 512 Summary
• ZDO 602 Summary
• ZDO 703 Summary
• ZDO 704 Summary
• ZDO 705 Summary
• ZDO 706 Summary
• ZDO 709 Summary
• ZDO 710 Summary
• ZDO 712 Summary
• ZDO 713 Summary
• ZDO 804 Summary
• ZDO 806 Summary
• ZDO 837 Summary
• ZDO 839 Summary
• ZDO 840 Summary
• ZDO 841 Summary
• ZDO 845 Summary
• ZDO 848 Summary
• ZDO 849 Summary
• ZDO 903 Summary
• ZDO 1005 Summary
• ZDO 1009 Summary
• ZDO 1010 Summary
• ZDO 1015 Summary
• ZDO 1102 Summary
• ZDO 1103 Summary
• ZDO 1105 Summary
• ZDO 1107 Summary
• ZDO 1203 Summary
• ZDO 1205 Summary
• ZDO 1206 Summary
• ZDO 1307 Summary
• ZDO 1309 Summary
• ZDO 1310 Summary

Notice of Land Use Public Hearings

for Community Planning Organizations, Hamlets, and Other Interested Parties

Subject: Ordinance ZDO-293: Minor and Time Sensitive Comprehensive Plan and ZDO Amendments FY2026 

Notice Date: April 6, 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-293 includes the minor and time sensitive amendments for fiscal year 2026 (FY22026) and proposes changes to one chapter of the Comprehensive Plan and 36 sections of the ZDO; the repeal of one ZDO section; and the addition of two new ZDO sections, in order to accomplish the following five actions:

1. Implement state mandates, which were adopted through legislation or administrative rulemaking, that are currently in effect or will become effective by July 1, 2026;
2. Align the County’s requirements in Agriculture and Forest zones with state law;
3. Amend certain height limit and dock prohibition standards within the Willamette River Greenway (WRG);
4. Clarify how to identify front, rear, and side lot lines for the purpose of structure setback measurement; and
5. Make minor changes to the Comprehensive Plan and ZDO 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, May 11, 2026
• Board of County Commissioners: 11:00 a.m., Tuesday, June 16, 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, April 29, 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, May 11, 2026, will be emailed to the Planning Commission before the hearing. If the Planning Commission continues the May 11th hearing, additional testimony submittal deadlines will be identified at that hearing.
• Written testimony received by 4 p.m., Monday, June 1, 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, June 15, 2026, will be emailed to the BCC before the hearing. If the BCC continues the June 16th 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-293 proposes changes to accomplish the following five actions.

1. Implement state mandates, which were adopted through legislation or administrative rulemaking, that are currently in effect or will become effective by July 1, 2026. 
   Generally, these mandates relate to urban housing (procedural and substantive changes); on-site parking in the urban area; and requirements to allow certain uses outright, including childcare centers, emergency shelters, residential treatment facilities and homes, mental and psychiatric hospitals, and crisis stabilization centers. Many of these changes would be limited to the urban area. 
   ZDO-293 includes amendments to include these mandatory items in the county’s ZDO, including:
   • Amending the Middle Housing Land Division (MHLD) process to allow shared water/wastewater facilities; allow a MHLD before, during and after middle housing building permits; and offer concurrent review of MHLD and partition/ subdivision; and
   • Amending the Expedited Land Division (ELD) process to reflect new requirements for no public notice; no public hearing; no allowance for any party to intervene in opposition; and that the applicant is the only party required to receive Notice of Decision and eligible to appeal.
   • Ensuring certain housing developments with Include 20 or more units of new single-family dwellings, manufactured dwellings, or middle housing within the Portland Metro urban growth boundary (UGB) are not subject to certain design standards related to such features as façade materials; roof decorations, form, or materials; or other architectural features.
   • Allowing for an applicant of a housing application within the UGB to “opt in” to new standards if they have become effective after application was submitted, if public notice has not been issued
   • Including standards for a new applicant type, called an “urban housing application”, for a residential zone change, planned unit development or variance. The process for this application would include notice to property owners within 300 feet and a comment window of 14 days, but limited appeal rights.
   • Including standards for another new application type that applies to housing applications in certain urban and rural areas that are reviewed under only clear & objective standards. The process for this application also requires property owners and only the applicant may appeal a decision to the Land Use Board of Appeals.
   • Allowing childcare facilities in farm zones, subject to certain criteria related to serving children in rural areas and must collocate with community center or school
   • Allowing by right certain specific uses and, where necessary, including a new definition to the ZDO for the specified use, including
     • A residential treatment facility or residential home within a UGB on certain publicly-owned lands and lands zoned for residential commercial, employment, and industrial uses.
     • A mental or psychiatric hospital and adjacent crisis stabilization center within a UGB on certain commercial, industrial or publicly-owned lands.
     • A preschool or pre-kindergarten with place of worship (does not apply if place of worship is a nonconforming use)
     • An emergency shelter that meet certain defined criteria within a UGB. This requirement sunsets if the most recently completed point-in-time count indicates the total sheltered and unsheltered homeless population is less than 0.18 percent of the state population
     • A childcare center in multifamily residential, commercial, and light industrial zones.
   • Implementing changes related to parking and parking lots within the UGB that are currently in effect but are being administered directly from state law. ZDO-293 would include the amendments necessary to implement the parking rules through the ZDO, which will reduce confusion for applicants and make administration more efficient for staff. These amendments would apply to property in urban zones within the UGB and generally include the following:
   • Removal of references to minimum off-street parking requirements
   • Amended off-street parking maximums for certain locations
   • New tree canopy and other design standards for parking lots > 0.5 acre.
2. Align the County’s requirements in Agriculture and Forest zones with state law. 
   Ordinance ZDO-293 includes proposed amendments resulting from an audit of the Exclusive Farm Use, Timber and Ag/Forest zones to ensure they are consistent with, and no more restrictive than, state law. The proposal would:
   • Remove references to State Wildfire Map that was repealed in 2025 (also affects some rural residential lands)
   • Remove extensive table of uses and replace with a statement that uses permitted in the AG/F District are those allowed in the EFU District, subject to standards in the EFU District, and those allowed in the TBR District, subject to the standards in the TBR District, and subject to certain limitations. This is not a substantive change, rather it is proposed for clarity and to ensure that future code amendments do not inadvertently create inconsistency between Ag/F and EFU and TBR.
   • Reorganize some standards to be more consistent with structure in state law to make future amendments easier.
   • Incorporate amendments from recent state rulemaking that codified certain common law standards related to
   • Farm impacts test analyses
   • Agri-tourism events standards
   • Transportation facilities subject to farm impacts test
   • Private park definition and clarifications
3. Amend certain height limit and dock prohibition standards within the Willamette River Greenway (WRG). The Willamette River Greenway (WRG), established through Statewide Planning Goal 15, is a corridor of water and land in which development is planned and built with recognition of the unique qualities of the Willamette River. Ordinance ZDO-293 proposed two specific amendments within the WRG.
   • Repeal an unnecessary dock prohibition affecting certain areas of the WRG. There are two stretches of the Willamette River – called Limited Use areas - in which new private non-commercial docks are prohibited.
     However, based on an analysis of lots, existing dwellings, and existing docks within the two Limited Use areas, staff have found that all but three of the lots within the Limited Use areas that have river frontage and a dwelling already have a dock, and that none of the vacant lots with river frontage in the Limited Use areas are zoned for residential development. In addition, there is no state requirement to prohibit docks anywhere on the river and there is no basis or evidence in the county’s records to warrant the dock prohibition.
     Ordinance ZDO-293 would repeal the prohibition on new docks in the Limited Use area and allow private, non-commercial docks to be established as an accessory use, subject to the same standards and processes as such docks elsewhere on the river.
   • Remove the 35-foot height limit for properties located within the WRG and designated as High Density Residential (HDR). Currently the ZDO limits the height for all residential development within the WRG boundary to 35 feet. Inside the UGB, the vast majority of residential lots within the WRG boundary are in a low-density residential designation, which has a height limit of 35 feet for development even outside the WRG. There are, however, a limited number of lots within the WRG that have a High Density Residential (HDR) zoning designation The HDR zoning district is intended for multifamily development; currently has a maximum allowed density of 25 dwelling units per acre; and has no specified height limit outside the WRG.
     A property owner within the WRG requested the county consider removing the 35-foot height limit so that more housing could be developed. Ordinance ZDO-293 includes this consideration and would remove the 35-foot height limit for lots within the WRG that are also within the HDR zoning district.
4. Clarify how to identify front, rear, and side lot lines for the purpose of structure setback measurement. The way that setbacks are reviewed has not changed substantially since the ZDO was adopted in 1980. At that time, the shape and dimensions of lots were strictly controlled, which allowed for a relatively rigid set of setback rules. Since then, however, many of the standards controlling lot shape and dimensions have been repealed, nonconforming lots are no longer required to be consolidated, new access and life safety requirements outside the ZDO have changed the way developments are constructed, and changes to state and local rules regarding infill development have resulted in lot configuration and development that was not contemplated when the 1980 ZDO was drafted. As a result, the current setback rules sometimes create conflicts and confusion when applied to certain lots.
   The proposal under ZDO-293 will not change required setback distances. Rather it seeks to clarify how the front lot line is identified for setback purposes, thereby addressing some of the most common administrative challenges identified by staff, including:
   • Private access easements
   • Fire turnarounds
   • Unusual flag lots
   • Rounded and “unintentional” corner lots
     Ordinance ZDO-293 includes amendments to provide these clarifications.
5. Make minor changes to the Comprehensive Plan and ZDO clarify provisions, reduce administrative barriers, and correct citations and typographical errors. 
   • Remove references to a zoning district that has been repealed.
   • Remove the limit on refiling applications, which requires staff to make a determination about whether the application is “substantially similar” to the previous application.
   • Remove option for a two-year time extension for most land use applications and extend the approval period for those application by two years to reduce administrative burdens on both applicants and staff. Time extensions in EFU, AG/F, and TBR Districts will remain, pursuant to relevant state law requirements.
   • Revise an outdated provision required by the Metro Code.
   • 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-293 and its public hearings (and for a copy of the staff report available May 4, 2026)

or

• Martha Fritzie, 503-742-4529, mfritzie@clackamas.us

or

• Planning & Zoning Customer Service, 503-742-4500, zoninginfo@clackamas.us

Clackamas County is committed to providing meaningful access and will make reasonable accommodations, modifications, or provide translation, interpretation or other services upon request. Please contact us at 503-742-4545 or email DRenhard@clackamas.us.

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Summary of Proposed Amendments to Comprehensive Plan Chapter 3, Natural Resources and Energy

1. Remove policy prohibiting docks in Limited Use area of Willamette River Greenway 
2. Amend policy to allow for residential buildings in a high density residential designation within the Willamette River Greenway to exceed 35 feet in height.  

Summary of Proposed Amendments to Section 202, Definitions

1. Amend definitions of Child Care Facility, Family Child Care Home and add definition of Child Care Center, pursuant to HB 3109[2021] and HB 3560[2025]. 
2. Add definition of Residential Treatment Facility and Residential Treatment Home, pursuant to HB 2005 [2025] 
3. Clarify that an Access Drive serves exactly two lots or parcels.
4. Clarify that a lot within the curve of a single road where the curve contains multiple radii is not a corner lot.
5. Clarify provisions related to triangular shaped lots apply to lots with only three lot lines, or lots that front on curved streets with only two other lot lines.
6. Clarify that emergency vehicle turnaround and pullout areas that are contained within easements across private properties should be considered side lot lines when measuring setbacks, unless motor vehicle access to the subject property also crosses the emergency vehicle turnaround and pullout area.
7. Clarify definition of Lot Line, Rear to address situations where a lot has a limited extent of front lot line.
8. Amend definition of Building Line to address corner lots, through lots, and lots where the building is not constructed exactly parallel to the front lot line. 
9. Add definitions for Private Street and Internal Street.
10. Amend definition of Property Line Adjustment to reflect past practice of allowing multiple line segments of a single boundary to be adjusted with one application.
11. Add definition of Boundary Line.
12. Add definition of Parking Area, Motor Vehicle.
13. Add definitions for Driveway, Drive Aisle, and Internal Street.
14. Amend definition of Lot Area or Lot Size to allow property owners to measure to road centerlines along their frontage(s) in areas with Comprehensive Plan designations of Rural, Agriculture, or Forest. 
15. Remove definitions for terms no longer used in the ZDO and make other clarifying edits.

Summary of Proposed Amendments to Section 315, Urban Low Density Residential (R-2.5, R-5, R-7, R-8.5, R-10, R-15, R-20, and R-30), Village Standard Lot Residential (VR-5/7), Village Small Lot Residential (VR-4/5), Village Townhouse (VTH), Planned Medium Density Residential (PMD), Medium Density Residential (MR-1), Medium High Density Residential (MR-2), High Density Residential (HDR), Village Apartment (VA), Special High Density Residential (SHD), and Regional Center High Density Residential (RCHDR) Districts

1. Allow child care centers as primary use in all urban residential zones that allow at least 17 dwelling units per acre and allow child care centers as primary use in all urban residential zones if collocated with certain types of institutional uses, as required by HB 3109[2021] and HB 3560[2025].
2. Allow emergency shelter to be sited in all urban residential zones, if standards in new Section 848 are met, including specific requirements for the entity that must operate the shelter. May not be sited within regulated hazard areas and allowance will sunset if state homeless population is less than 0.18% of total state population, as required by ORS 197.782 – 783. 
3. Allow residential treatment facilities and residential treatment homes as a primary use in all residential zones, subject to standards in new Section 849, as required by HB 2005 [2025].
4. Exempt developments with 20 or more dwelling units from the building design standards in Table 315-2 and Table 315-3, as required by SB 974[2025].

Summary of Proposed Amendments to Section 316, Rural Area Residential 1-Acre (RA-1), Rural Area Residential 2-Acre (RA-2), Recreational Residential (RR), Rural Residential Farm Forest 5-Acre (RRFF-5), Farm Forest 10-Acre (FF-10), and Future Urban 10-Acre (FU-10) Districts

1. Allow child care centers as primary if located within the Portland Metro Urban Growth Boundary (PMUGB) and collocated with certain institutional uses, as required by HB 3109[2021] and HB 3560[2025].
2. Add “NA” notation in Table 316-1 to clarify where certain listed uses are not applicable to a particular zoning district. 

Summary of Proposed Amendments to Section 401, Exclusive Farm Use District (EFU)

1. As allowed by new legislation, allow “child care facilities, preschool recorded programs or school-age recorded programs” for children of residents and workers of the rural area in which the facility or program is located and provided the use must collocate with a community center or school.
2. Numerous edits for consistency with requirements of state law.
3. Amend notations in Table 401-1, Permitted Uses in the EFU District, to be more consistent with notations in the tables of uses for other zoning districts in the ZDO.
4. Move some of the approval criteria from Subsection 401.05 to Table 401-1.
5. Update for consistency with Oregon Administrative Rule amendments that became effective in January 2025. Amendments pertain to the analysis required for the farm/forest impacts test, tax return transcript requirement for permits that are dependent on demonstrating farm income, limits on certain home occupations, agri-tourism-related definitions, the definition of “private park,” and clarifying which transportation uses are subject to the farm/forest impacts test.  
6. To conform to state legislation from 2025, repeal the fire hardening construction standards for replacement dwellings. 
7. Repeal the “capability test” farm dwelling provisions because the county has not prepared the required gross sales figures. If this work is completed, the provisions can be added back, but currently they create confusion for staff and the public.
8. Add land division allowances from state law that are not currently in the ZDO.
9. Move the site plan submittal requirement to Section 1307.
10. Amend the approval periods for various types of land use applications for consistency with state regulations.

Summary of Proposed Amendments to Section 406, Timber District (TBR)

1. Delete redundant definitions.
2. Amend notations in Table 406-1, Permitted Uses in the TBR District, to be more consistent with notations in the tables of uses for other zoning districts in the ZDO.
3. Move some of the approval criteria from Subsection 406.05 to Table 406-1.
4. To conform to state legislation from 2025, repeal the fire hardening construction standards for replacement dwellings.
5. Resolve inconsistency with state regulations by removing the dates that limit the applicability of various siting standards for new structures.
6. Resolve inconsistency with state regulations by adding a tree stocking requirement as a condition of approval applicable to new dwellings. It appears this provision was inadvertently removed from the ZDO in 2012.
7. Move the site plan submittal requirement to Section 1307.
8. Amend the approval periods for various types of land use applications for consistency with state regulations.

Summary of Proposed Amendments to Section 407, Ag/Forest District (AG/F) 

1. Remove extensive table of uses and references to certain land use processes and replace with a statement that uses permitted in the AG/F District are those allowed in the EFU District, subject to Section 401, Exclusive Farm Use District (EFU), and those allowed in the TBR District, subject to Section 406, Timber District (TBR), subject to certain limitations. If a use is allowed in both TBR and EFU, subject to different standards, both sets of regulations apply, and any conflicts result in application of the more restrictive standard. This is not a substantive change; rather, it is proposed for clarity and consistency with state law. It is also intended to create greater efficiency for future code amendments by minimizing the potential for inadvertently creating inconsistencies between the AG/F table of allowed uses and those in the EFU and TBR code sections.

Summary of Proposed Amendments to Section 510, Neighborhood Commercial (NC), Community Commercial (C-2), Regional Center Commercial (RCC), Retail Commercial (RTL), Corridor Commercial (CC), General Commercial (c-3), Planned Mixed Use (PMU), Station Community Mixed Use (SCMU), Office Apartment (OA), Office Commercial (OC), and Regional Center Office (RCO) Districts

1. Allow child care centers as primary use in all commercial zones, as required by HB 3109[2021] and HB 3560[2025].
2. Allow emergency shelter to be sited in all commercial zones, if standards in new Section 848 are met, including specific requirements for the entity that must operate the shelter. May not be sited within regulated hazard areas and allowance will sunset if state homeless population is less than 0.18% of total state population, as required by ORS 197.782 – 783.
3. Allow residential treatment facilities and residential treatment homes as a primary use in all commercial zones, subject to standards in new Section 849, as required by HB 2005 [2025].
4. Allow mental or psychiatric hospitals as a primary use in all commercial zones, only if located adjacent to crisis stabilization center. Allow crisis stabilization center as primary use in all commercial zones use on publicly-owned land, only if located adjacent to a mental or psychiatric hospital. These uses are required subject to standards in new Section 849 (HB 2005 [2025]).
5. Add “single room occupancies” as an allowed dwelling type in all commercial zones that currently allow multifamily dwellings to be consistent with allowances in multifamily residential zones.

Summary of Proposed Amendments to Section 511, Village Community Service District (VCS)

1. Replace “child care facilities” with “child care centers”
2. Allow emergency shelter to be sited, if standards in new Section 848 are met, including specific requirements for the entity that must operate the shelter. May not be sited within regulated hazard areas and allowance will sunset if state homeless population is less than 0.18% of total state population, as required by ORS 197.782 – 783. 
3. Allow residential treatment facilities and residential treatment homes as a primary use, subject to standards in new Section 849, as required by HB 2005 [2025].
4. Allow mental or psychiatric hospitals as a primary use, only if located adjacent to crisis stabilization center. Allow crisis stabilization center as primary use on publicly-owned land, only if located adjacent to a mental or psychiatric hospital. These uses are required subject to standards in new Section 849 (HB 2005 [2025]).

Summary of Proposed Amendments to Section 512, Village Office District (VO)

1. Allow child care centers as primary use, pursuant to HB 3109[2021] and HB 3560[2025].
2. Allow emergency shelter to be sited, if standards in new Section 848 are met, including specific requirements for the entity that must operate the shelter. May not be sited within regulated hazard areas and allowance will sunset if state homeless population is less than 0.18% of total state population, as required by ORS 197.782 – 783. 
3. Allow residential treatment facilities and residential treatment homes as a primary use, subject to standards in new Section 849, as required by HB 2005 [2025].
4. Allow mental or psychiatric hospitals as a primary use, only if located adjacent to crisis stabilization center. Allow crisis stabilization center as primary use on publicly-owned land, only if located adjacent to a mental or psychiatric hospital. These uses are required subject to standards in new Section 849 (HB 2005 [2025]).

Summary of Proposed Amendments to Section 602, Business Park, Light Industrial, and General Industrial Districts (BP, LI and GI)

1. Allow child care centers as primary use in LI and BP zones, as required by HB 3109[2021] and HB 3560[2025].
2. Allow emergency shelter to be sited in all industrial zones, if standards in new Section 848 are met, including specific requirements for the entity that must operate the shelter. May not be sited within regulated hazard areas and allowance will sunset if state homeless population is less than 0.18% of total state population. (ORS 197.782 – 783) 
3. Allow residential treatment facilities and residential treatment homes as a primary use in LI and BP zones, subject to standards in new Section 849 (HB 2005 [2025]).
4. Allow mental or psychiatric hospitals as a primary use in all industrial zones, only if located adjacent to crisis stabilization center. Allow crisis stabilization center as primary use in all industrial zones use on publicly-owned land, only if located adjacent to a mental or psychiatric hospital. These uses are required subject to standards in new Section 849 (HB 2005 [2025]).
5. Ensure setbacks for a silo, tower, or other specialized storage or processing structure located outside of a building in the BP 0r LI zone are consistent with such structures in the GI zone.

Summary of Proposed Amendments to Section 703, Floodplain Management District (FMD)

1. Change approval period to six years with no option for a time extension, instead of the current four years plus an optional two-year time extension. 
2. Correct citation.

Summary of Proposed Amendments to Section 704, River and Stream Conservation Area (RSCA)

1. Change approval period to six years with no option for a time extension, instead of the current four years plus an optional two-year time extension. 

Summary of Proposed Amendments to Section 705, Willamette River Greenway (WRG)

1. Remove the 35-foot height limit for residential buildings in the High Density Residential (HDR) District.
2. Add clarification on how to measure dock and boathouse area.
3. Remove the prohibition on private noncommercial docks and moorages in the Limited Use rural portions of the WRG identified on Comprehensive Plan Map 3-1e, Willamette River Greenway Design Plan.
4. Change approval period to six years with no option for a time extension, instead of the current four years plus an optional two-year time extension. 

Summary of Proposed Amendments to Section 706, Habitat Conservation Area District (HCAD)

1. Change approval period to six years with no option for a time extension, instead of the current four years plus an optional two-year time extension. 
2. Correct citation.

Summary of Proposed Amendments to Section 709, Water Quality Resource Area District (WQRAD)

1. Change approval period to six years with no option for a time extension, instead of the current four years plus an optional two-year time extension. 

Summary of Proposed Amendments to Section 710, Sensitive Bird Habitat District (SBH)

1. Change approval period to six years with no option for a time extension, instead of the current four years plus an optional two-year time extension. 

Summary of Proposed Amendments to Section 712, Private Use Airport and Safety Overlay Zone

1. Clarify date for establishing current level of activity that may be continued.  
2. Clarify that procedure for review of other (non-airport related uses) requires a Type II application.
3. Correct citations and references.

Summary of Proposed Amendments to Section 713, Public Use Airport and Safety Overlay Zone

1. Clarify date for establishing current level of activity that may be continued. 
2. Remove definition of “public assembly facility,” a term that is not used anywhere in the ZDO.
3. Remove redundant reference to the need to comply with the section.
4. Clarify that procedure for review of other (non-airport related uses) requires a Type II application.
5. Correct citations and references.

Summary of Proposed Amendments to Section 804, Places of Worship

1. Update permitted accessory activities in Subsection 804.02(A) to include preschools or prekindergarten education, as required by SB 1099 [2025].

Summary of Proposed Amendments to Section 806, Home Occupations to Host Events

1. Clarify which development standards sections from Section 1000 apply to Home Occupations to Host Events.
2. Eliminate the standards for portable restrooms due to significant confusion for applicants related to how the standard worked with other department’s standards (i.e. Building Code, Septic rules)
3. Add the requirement to Screening and Buffering section, which provides standards and guidance to use landscaping, fencing, or other techniques to mitigate impacts of dissimilar uses. 
4. Conforming amendment necessary due to proposed changes to use tables in AG/F, EFU, and TBR Districts.

Summary of Proposed Amendments to Section 837, Mobile Vending Units

1. Remove off-street motor vehicle parking requirement for locations within urban zoning districts, which includes those regulated by ZDO Sections 315, 510, 511, 512, 602, and 702, to comply with recent changes to OAR 660, Division 12. Off-street motor vehicle parking requirements would remain for other zones in which this use is allowed. 

Summary of Proposed Amendments to Section 839, Accessory Dwelling Units

1. Repeal the fire hardening construction and defensible spaces standards that were tied to the now-repealed statewide map of wildfire risk.

Summary of Proposed Amendments to Section 840, Farmers Markets

1. Remove off-street motor vehicle parking requirement for locations within urban zoning districts, which includes those regulated by ZDO Sections 315, 510, 511, 512, 602, and 702, to comply with recent changes to OAR 660, Division 12. Off-street motor vehicle parking requirements would remain for other zones in which this use is allowed.

Summary of Proposed Amendments to Section 841, Marijuana Production, Processing, and Retailing

1. Correct citations to ORS sections and to Oregon Liquor and Cannabis Commission.  
2. Change approval period to six years with no option for a time extension, instead of the current four years plus an optional two-year time extension. 

Summary of Proposed Amendments to Section 845, Triplexes, Quadplexes, Townhouses, and Cottage Clusters

1.  Exempt townhouse developments with 20 or more units from the building design standards in Section 845.03(C), pursuant to SB 974[2025].

Summary of Proposed Addition of Section 848, Emergency Shelter Siting

1. Add standards for emergency shelter siting, as required by HB 2026 [2021] and reflected in ORS 197.782 – 783. Standards include specific requirements for operator of emergency shelter, siting requirements and list of services that may be provided. Approval of an emergency shelter siting sunsets if, in the most recent point-in-time count, total sheltered and unsheltered homeless population was less than 0.18 percent of the state population.
2. Require review of an emergency shelter as a new Type II-S application, as described in Section 1307, Procedures. 

Summary of Proposed Addition of Section 849, Residential Treatment Facilities, Residential Treatment Homes, Mental or Psychiatric Hospitals, and Crisis Stabilization Centers

1. Add standards for certain residential treatment facilities, residential treatment homes, mental or psychiatric hospitals, and crisis stabilization centers, as required by HB 2005 [2025].  
2. Require review of any of these uses as a new Type II-S application, as described in Section 1307, Procedures.

Summary of Proposed Amendments to Section 903, Setback Exceptions

1. Revise alternative setback options for flag lots to be clear and objective, and to account for flag lots that are not rectilinear.
2. Remove standards that provided a process for a reduced front setback for alterations to a structure with a lawfully nonconforming front setback. This process is removed as the standards were both duplicative to the nonconforming use process established in ZDO 1206 and potentially imposed a greater restriction on property owners with nonconforming structures than is allowed under ORS 215.130.

Summary of Proposed Amendments to Section 1005, Site and Building Design

1. Fix incorrect citations/references:
   • 1005.05(H) references 1009.04(A)(2) but it is intended to reference 1009.03(A)(2).
   • 1005.09(E) references 1005.10(G) and (L) but it is intended to reference 1005.09(G) and (L).
2. Remove the prohibition on outdoor silos, towers, or other specialized storage structures in the BP and LI zones, subject to a height limit, siting standards, and screening requirements. 
3. Add requirement that on-site walkways must connect primary building entrances to accessible parking spaces, to comply with recent changes in ORS 660, Division 12.
4. Replace “major on site vehicular circulation ways” with “internal streets” to be consistent with proposed new definition of internal streets in Section 202, Definitions.

Summary of Proposed Amendments to Section 1009, Landscaping

1. Include climate mitigation actions and tree canopy requirements for new off-street parking lots that are over one-half acre in size and within the Portland Metropolitan Urban Growth Boundary, to comply with recent changes to OAR 660, Division 12.

Summary of Proposed Amendments to Section 1010, Signs

1. Remove references to CI zoning district, which is no longer applied in the county, including a reference to the definition of “site area.” Replace with reference to the same definition found in Section 844, Multi-Use Developments.
2. Clarify that the standards for signs in Commercial zoning districts apply to all signs in Commercial zoning districts, not just commercial signs.

Summary of Proposed Amendments to Section 1015, Parking and Loading

1. Remove off-street motor vehicle parking requirement for locations within urban zoning districts, which includes those regulated by ZDO Sections 315, 510, 511, 512, 602, and 702, to comply with recent changes to OAR 660, Division 12.
2. Amend standards currently tied to the minimum number of required spaces to apply to the number of provided spaces, if no minimum number of spaces are required.
3. Amend maximum off-street parking requirements for certain uses within the Portland Metropolitan Urban Growth Boundary to comply with to OAR 660, Division 12, while maintaining compliance with Metro’s Regional Transportation Functional Plan. Where the two standards conflicted, the more restrictive standard was applied. Amendments includes a new definition of “Urban Zone A” to incorporate requirements of OAR 660, Division 12.
4. Replace “major on site circulation drive aisles” with “internal streets” for consistency and to reflect with proposed new definition of internal streets in Section 202, Definitions.
5. Includes conforming amendments.

Summary of Proposed Amendments to Section 1102, Design Review

1. Require design review for institutional uses in any zoning district. Institutional uses are subject to the development standards in Section 1000, but it is not currently clear in some zoning districts what process is required for review of a proposed development against those standards. 
2. Change approval period to six years with no option for a time extension, instead of the current four years plus an optional two-year time extension. 

Summary of Proposed Amendments to Section 1103, Open Space Review

1. Change approval period to six years with no option for a time extension, instead of the current four years plus an optional two-year time extension.

Summary of Proposed Amendments to Section 1105, Subdivisions, Partitions, Replats, Middle Housing Land Divisions, Condominium Plats, and Vacations of Recorded Plats

1. Adopt new standards and submittal requirements for Expedited Land Divisions, as required by Section 19 of House Bill 2138 [2025]. 
2. Adopt amended standards for Middle Housing Land Divisions, as required by Section 14 of HB 2138 [2025]. 
3. Minor renumbering housekeeping amendments resulting from new section created for (1) and other citation corrections.
4. Change approval period to six years with no option for a time extension, instead of the current four years plus an optional two-year time extension. 

Summary of Proposed Amendments to Section 1107, Property Line Adjustments

1. Change approval period to six years with no option for a time extension, instead of the current four years plus an optional two-year time extension.

Summary of Proposed Amendments to Section 1203, Conditional Uses

1. Change approval period to six years with no option for a time extension, instead of the current four years plus an optional two-year time extension.

Summary of Proposed Amendments to Section 1205, Variances

1. Change approval period to six years with no option for a time extension, instead of the current four years plus an optional two-year time extension.

Summary of Proposed Amendments to Section 1206, Nonconforming Uses and Vested Rights

1. Removes two Oxford commas to align ZDO 1206.05(A) and (B) with ORS 215.130(10)(a) and (11).
2. Removes option for time extension for approval period, which was inconsistent with the allowed discontinuance period of a nonconforming use.

Summary of Proposed Amendments to Section 1307, Procedures

1. Adopt changes to the review procedures for Type II-E land use applications (applicable to expedited land divisions and middle housing land divisions) to align with changes adopted per House Bill 2138 [2025].
2. Remove listing for Type I time extensions from Table 1307-1, Land Use Permits by Procedure Type. This is required to conform to changes proposed in Sections 401, 406 and 1310.
3. Allow for one property owner of each taxlot within a subject property to sign to authorize a land use application. This change will enable the county to begin processing land use applications through an online portal.
4. Amend time period during which a Type I application can be made complete from 60 to 180 days, to be consistent with Type II and III land use applications.
5. Allow the filing of a new application to modify a prior condition of approval if two years have passed since the original application was approved. This will sync the modification provisions with those that apply to refiling a denied or revoked application
6. Add two new land use application types and procedures: 
   1. Type I-H, for certain housing applications utilizing only clear & objective standards for review, required pursuant to Section 17, HB 4037[2026].
   2. Type II-S, for specific use applications that are required by state law to have different procedural aspects, including in some case limited notice of application and limited appeal rights. The applications follow the Type II procedures and processes except where specifically noted in this section. Type II-S applications include the new “urban housing application” required pursuant to ORS 197A.146.

Summary of Proposed Amendments to Section 1309, Modification

1. Remove reference to time extension, a process which is proposed for removal from the ZDO. A modification will remain subject to the same approval period as the application type modified by the approval.
2. Clarifies that a modification approval will become void if not implemented during the approval period. 

Proposed Repeal of Section 1310, Time Extension

1. Section was initially proposed for repeal because implementation creates an unnecessary burden on both applicants and Planning staff. Two-year time extensions are rarely denied, unless standards have changed during the original approval period (typically four years). Rather than require an additional fee and application, that takes a substantial amount of time for staff to review, the proposal in ZDO-293 is to eliminate the two-year time extensions for most land use approvals in most zoning districts and allow two additional years for the original approval. 
2. All Sections of the ZDO that currently have a four-year approval period plus an optional two-year time extension are proposed to change to a six-year approval period with no option for a time extension. 
3. However, if this section were repealed now, it would eliminate the opportunity for applicants who were approved under the current four-year approval period to apply for a two-year time extension. Rather than remove this option, amendments are now proposed to maintain this option for applicants with prior approvals.   
4. Exceptions are the AG/F, EFU, and TBR Districts, in which approval periods and time extensions for certain uses are specified in state law. Amendments are proposed for these sections to ensure approval period and time extension provisions are consist with state law.

Figure 5 – 1a: Typical Urban Major Arterial Cross Section

Notes:

1. For more detailed information on the implementation of this Cross Section – see the Zoning and Development Ordinance and/or the County Roadway Standards.
2. Cross section may vary to accommodate Metro's Regional Transportation Functional Plan 3.08.110 Street System Design, to accommodate design modifications in compliance with the County Roadway Standards, or where a special transportation plan in Chapter 5 specifies a different cross section.
3. Medians, pedestrian refuges, islands, curb extensions, turn lanes, and drainage facilities shall be provided as needed in accordance with the Comprehensive Plan, the 5-year Transportation Capital Improvement Program, or as warranted by the County Roadway Standards and will vary the required constructed and right-of-way width.
4. Bikeway facilities shall be based on the guidelines found in 5.2 of the Clackamas County Active Transportation Plan except as specified in the Comprehensive Plan and the 5-year Capital Improvement program.

Figure 5 – 1b: Typical Urban Minor Arterial Cross Section

Notes:

1. For more detailed information on the implementation of this Cross Section – see the Zoning and Development Ordinance and/or the County Roadway Standards.
2. Cross section may vary to accommodate Metro's Regional Transportation Functional Plan 3.08.110 Street System Design, to accommodate design modifications in compliance with the County Roadway Standards, or where a special transportation plan in Chapter 5 specifies a different cross section.
3. Medians, pedestrian refuges, islands, curb extensions, turn lanes, and drainage facilities shall be provided as needed in accordance with the Comprehensive Plan, the 5-year Transportation Capital Improvement Program, or as warranted by the County Roadway Standards and will vary the required constructed and right-of-way width.
4. Bikeway facilities shall be based on the guidelines found in 5.2 of the Clackamas County Active Transportation Plan except as specified in the Comprehensive Plan and the 5-year Capital Improvement program.

Figure 5 – 1c: Typical Urban Collector Cross Section

Notes:

1. For more detailed information on the implementation of this Cross Section – see the Zoning and Development Ordinance and/or the County Roadway Standards.
2. Cross section may vary to accommodate Metro's Regional Transportation Functional Plan 3.08.110 Street System Design, to accommodate design modifications in
3. compliance with the County Roadway Standards, or where a special transportation plan in Chapter 5 specifies a different cross section.
4. Medians, pedestrian refuges, islands, curb extensions, turn lanes, and drainage facilities shall be provided as needed in accordance with the Comprehensive Plan, the 5-year Transportation Capital Improvement Program, or as warranted by the County Roadway Standards and will vary the required constructed and right-of-way width.
5. Bikeway facilities shall be based on the guidelines found in 5.2 of the Clackamas County Active Transportation Plan except as specified in the Comprehensive Plan and the 5-year Capital Improvement program.

Figure 5 – 1d: Typical Urban Connector/Local Cross Section

Notes:

1. For more detailed information on the implementation of this Cross Section – see the Zoning and Development Ordinance and/or the County Roadway Standards.
2. Cross section may vary to accommodate Metro's Regional Transportation Functional Plan 3.08.110 Street System Design, to accommodate design modifications incompliance with the County Roadway Standards, or where a special transportation plan in Chapter 5 specifies a different cross section.
3. Curb extensions, turn lanes, and drainage facilities shall be provided as needed in accordance with the Comprehensive Plan, the 5-year Transportation Capital Improvement Program, or as warranted by the County Roadway Standards and will vary the required constructed and right-of-way width.
4. Standard configuration is parking on both sides, which may be reduced to one side of the street (resulting in a paved width of 26' with a design exception per the Roadway Standards.
5. Local Streets Only: Under no circumstances will the paved width be less than 20' (two 10' travel lanes with no parking).

Figure 5 – 1e: Typical Urban Alley Cross Section

Notes:

• This standard cross section shall apply except where a Special Transportation plan in Chapter 5 specifies a different cross section.
• For more detailed information on the implementation of this Cross Section – see the Zoning and Development Ordinance and/or County Roadway Standards.
• Cross section may vary to accommodate Metro Regional Transportation Functional Plan 3.08.110 Street System Design or to accommodate topographical or environmental constraints.

Last Amended November 27, 2018

Citizen Involvement

• Citizen and Agency Involvement Program
• Clackamas County Citizen Involvement Program.  Comprehensive Plan 
  Chapter 2
• Committee for Citizen Involvement Bylaws
• Committee for Citizen Involvement Roster
• Community Planning Organization Leaders.  Lists and maps of CPO areas.

Natural Resources and Energy

Clackamas County Energy Project Publications, 1983:

• An Energy Anthology
• Clackamas County Energy Use and Supply Background Data
• Clackamas County Energy Management Plan
• Technical Memorandum, Energy Emergency Planning
• Technical Memorandum, County Buildings
• Technical Memorandum, County Motor Fleet
• Technical Memorandum, County Organization

Clackamas County Resources Atlas, Clackamas County Dept. of Environmental Services, Planning Division.  Includes maps of the following:

• General Resources
• Agricultural Land Types and Major Production Areas
• Forest Zones and Vegetative Types
• Cubic Foot Forest Site Classes
• Forest Ownerships
• Urban Forest Cover
• Detailed SCS Soil Mapping Index
• Unique National and Scenic Features
• Open Urban Land Inventory
• Park and Recreation Facilities;  Historic and Cultural Sites
• Fisheries and Wildlife Habitats
• Aggregate Sites
• Groundwater Studies Index
• Geologic Hazards, Northwest Clackamas County
• River Corridors, Existing Conditions and Management Strategies
• Precipitation and Physiography

Draft Third Biennial Energy Plan, Action Plan and Recommendations, Oregon Department of Energy, October 1988.

Environmental Geology of the Kellogg Creek-Mt. Scott Creek and Lower Clackamas River Drainage Areas, Northwestern Clackamas County, Oregon, M.S. Thesis, Matthew John Brunego, March, 1978.

Federal Land Resource/Management Plans - Mt. Hood National Forest, Draft EIS, U.S. Forest Service, 1988; and Eastside Salem District Planning Area Land Use Plan (Clackamas Unit), Bureau of Land Management, 1982.

Fish and Wildlife Habitat Protection Plan for Clackamas County, Oregon Department of Fish and Wildlife, 1979.

Geologic Hazards of the Bull Run Watershed, Multnomah and Clackamas Counties, Oregon, Oregon Bulletin 82.  Oregon Department of Geology and Mineral Industries, 1974.

Geology and Geologic Hazards of Northwestern Clackamas County, Oregon Bulletin 99, Oregon Department of Geology and Mineral Industries, 1979.

Geology and Ground Water of the Molalla-Salem Slope Area, Northern Willamette Valley, Oregon, U.S. Geological Survey, 1967.

Ground Water Resources in the French Prairie Area, Northern Willamette Valley, Oregon, U.S. Geological Survey, 1967.

Ground Water Resources in the East Portland Area, Oregon, U.S. Geological Survey, 1965.

Lakes of the Mt. Hood National Forest, Oregon Dept. of Fish and Wildlife and U.S. Forest Service, N.D.

National Wetlands Inventory, U.S. Dept. of the Interior, Fish and Wildlife Service, Individual Quad Maps Covering Clackamas County, 1981 to date.

1980 Major Water Tables Aquifers Map, supplied by Oregon Dept. of Environmental Quality, N.D.

1984 Census of Agriculture, U.S. Dept. of Commerce, Bureau of the Census, Vol. 1, part 36.

Oregon Air Quality, 1988 Annual Report, Dept. of Environmental Quality, Air Quality Control Division, Portland, Oregon.

Oregon Natural Areas Clackamas County, Oregon, Natural Heritage Program, the Nature Conservancy, 1977.

Oregon Nongame Wildlife Management Plan (Revised Draft), Oregon Dept. of Fish and Wildlife, June, 1984.

Oregon Outdoor Recreation "SCORP '83", State Parks and Recreation, Oregon Dept. of Transportation, 1983.

Oregon's Statewide Assessment of Nonpoint Source Problems, Oregon Dept. of Environmental Quality, 1978.

Planning Background Report, Energy; Clackamas County Dept. of Environmental Services, Planning Division.

Planning Background Report, Natural Hazards; Clackamas County Dept. of Environmental Services, Planning Division.

Planning Background Report, Natural Resources; Clackamas County Dept. of Environmental Services, Planning Division.

Planning Background Report, Rivers; Clackamas County Dept. of Environmental Services, Planning Division.

Preliminary Willamette River Greenway, Royston, Hanamoto, Beck and Abey, 1974.

Regional Urban Wildlife Habitat Maps, U.S. Army Engineer District Portland Corps of Engineers, 1978.

Review of Land, Water, Air Quality and Noise Control, 1980-88, Clackamas County Planning and Economic Development Division, 1988.

Rock Material Resources of Clackamas, Columbia, Multnomah and Washington Counties, Oregon, Oregon Dept. of Geology and Mineral Industries, 1978.

State Comprehensive Outdoor Recreation Plan, Technical Documents I, II, and III;  ODOT, Parks and Recreation Branch.

Timber for Oregon's Tomorrow, Oregon State University School of Forestry, Beuter, John H.; Johnson, K. Norman; Scheurman, H. Lynn; Research Bulletin 19, January 1976.

U.S. Dept. of Agriculture Forest Service, "Timber Resource Statistics for Northwest Oregon," Basset, Patricia M.; preliminary copies of unpublished report, 1979.

Water Resources Data for Oregon 1976, 1977, U.S. Geological Survey.

Well Hydrographs Clackamas County, Oregon, Oregon Water Resources Dept., unpublished.

Wilderness Management Plan for the Table Rock Wilderness (Draft), U.S. Dept. of the Interior, Bureau of Land Management, 1986.

Willamette Greenway Plan, Bureau of Planning, Portland, Oregon, November, 1987.

The Willamette River Greenway, Oregon State Parks and Recreation Branch, Dept. of Transportation.

Land Use

Comprehensive Plan, Clackamas County, Oregon, Planning Dept., Clackamas County, August, 1974.

Comprehensive Plan, Clackamas County, Oregon, Planning Dept., Clackamas County, June, 1980.

Comprehensive Plan Update, The Sunnyside United Neighbors, June 30, 1988, Revised August 22, 1988.

Comprehensive Plan, Clackamas County, Oregon, Planning Dept., Clackamas County, June 1992.

Let's Build A Revised Comprehensive Plan for Clackamas County, Dept. of Environmental Services, Clackamas County, January, 1979.

Sunrise Center Task Force, Clackamas County, December, 1987.

City of Sandy Urban Growth Boundary Expansion Analysis – Final Report, City of Sandy
Planning Department, February 2017.

City of Sandy Urbanization Study – Final Report, City of Sandy Planning Department,
January 2015.

Transportation

5 Year Transportation Capital Improvement Plan, Fiscal Years 1996-2000, Clackamas County, July, 1996.

Capital Improvement Plan, 5-Year Capital Improvement Program, FY 1998/99 to 2002/03, 20-Year Long Range Transportation Plan, 1998 to 2008, December 1998.

Getting There by Bike, Metropolitan Services District, Metro, 1988.

Handbook for Environmental Quality Elements of Land Use Plans, Air Quality, Oregon Dept. of Environmental Quality, 1978.

I-5/Canby/Highway 213 Access Improvement Study, Clackamas County Dept. of Transportation and Development, 1987.

Oregon Action Plan for Transportation, Oregon Dept. of Transportation, 1989.

Planning Background Report: Transportation, Clackamas County Dept. of Environmental Services, Planning Division, 1979.

Planning With Transit, Tri-Met, 1979.

Public-Private Task Force on Transit Finance, Policy Report, Barney and Worth, Inc., 1988.

Regional Bicycle Plan, Metropolitan Service District, August 1983.

Regional Transportation Plan, Metropolitan Service District, 1989.

Six-Year Highway Improvement Program 1989-1994, Oregon Dept. of Transportation, 1988.

State of Oregon Bicycle Master Plan, Oregon Dept. of Transportation, Highway Division, March 15, 1988.

Oregon Bicycle and Pedestrian Plan, Oregon Department of Transportation, Highway Division, June 14, 1995.

Sunnyside I-205 Split Diamond Interchange, Clackamas County Dept. of Transportation and Development, 1988.

Sunnyside Road, (I-205 to SE 172nd Avenue) Environmental Assessment. Clackamas County, August 21, 1998.

Sunrise Corridor Reconnaissance Study, Oregon Dept. of Transportation, Highway Division, Region 1, 1987.

A Systems Analysis of Major Regional Transportation Corridors, MSD, 1979.

Transportation Involvement Program, Metropolitan Service District, 1987.

Transportation Plan Background Document, Clackamas County Dept. of Transportation and Development, September 2013.

Clackamas County Transportation Safety Action Plan, Kittelson & Associates, July 2013.

Clackamas County ITS (Intelligent Transportation System) Action Plan, DKS Associates, May 2011.

Tri-Met Five-Year Transit Development Plan, Tri-Met, 1987.

SE 172nd Avenue/ SE190th Drive Corridor Management Plan, Appendix A - Environmental Baseline Report, MB&G, Inc., September 20, 2011

SE 172nd Avenue/ SE190th Drive Corridor Management Plan, Appendix B – Analysis of Preferred Alternative

SE 172nd Avenue/ SE190th Drive Corridor Management Plan, Appendix C – 
15% Design Plans, Alignment Alternative AT2, Clackamas County, 
October 24, 2011

SE 172nd Avenue/ SE190th Drive Corridor Management Plan, Appendix E – Corridor Centerline Survey, November 10, 2011

Clackamas County Active Transportation Plan, Appendices A through F

Damascus Mobility Plan, Kittleson & Associates, Inc., July 27, 2022

Walk Bike Clackamas Plan, Appendices A through T

Housing

A Report to the Board of County Commissioners, Housing Affordability and Homelessness Task Force, December, 2019.

Background Report for the Clackamas County Comprehensive Plan Update 1989, Goal 10 - Housing, Clackamas County Dept. of Transportation and Development, Economic Development Section, 1989.

Clackamas County Regional Housing Need Analysis, EcoNorthwest, September, 2019.
Exploring the Factors that Drive Displacement Risk in Unincoprorated Clackamas County: With a Special Look at Manufactured Housing Communities, EcoNorthwest, September, 2019.
Long-Range Planning Issue Paper #2020-1:  Housing Strategies Related to Comprehensive Plan and Zoning and Development Ordinance Updates, Planning and Zoning Division, Clackamas County, February, 2020.

Plan for Community Development, Clackamas County Dept. of Environmental Services, Planning Division, 1979.

Public Facilities and Services

Clackamas County School Directory 1988-1989, Education Service District, 1988.

CRAG 208 Areawide Wastewater Treatment Management Study, (Volumes 1 and 2, including technical supplements), CRAG, 1977.

DEQ Coordination Program Approved by LCDC, Dept. of Environmental Quality, 1978.

Draft Plan for Community Development - Clackamas County, Clackamas County, January, 1979.

Draft Regional Water Supply Plan, U.S. Army Corps of Engineers, 1979.

Drainage Management Flood Damage Reduction Measures, Kramer, Chin and Mayo, 1978.

Drainage Management Planning Manual, Review Draft, U.S. Army Corps of Engineers, March, 1979.

Drainage Study for the City of Milwaukie, Oregon, Stevens, Thompson and Runyan, 1970.

Drainage Study of the Oak Lodge Area, Clackamas County, Stevens, Thompson and Runyan, 1970.

Guide to Water and Sewer Systems, CRAG, 1976.

Interim Guidelines for Storm Water Run-off Management in the Johnson Creek Basin, MSD, 1979.

Inventory of Existing Water Supply Systems for Major Outlying Communities, U.S. Army Corps of Engineers, 1978.

Kellogg Creek Storm Drainage, Clackamas County, CH2M, 1970.

Master Plan Report, Clackamas Community College, 1977 (revised).

North Clackamas Urban Area Public Facilities Plan, Sanitary Sewerage Services, Clackamas County Dept. of Transportation and Development, Planning and Economic Development Division, January 1989.

North Clackamas Urban Area Public Facilities Plan, Storm Drainage Element, Clackamas County Dept. of Transportation and Development, Planning and Economic Development Division, February, 1989.

North Clackamas Urban Area Public Facilities Plan, Transportation Element, Clackamas County Dept. of Transportation and Development, Planning and Economic Development Division, November, 1988.

North Clackamas Urban Area Public Facilities Plan, Water Systems, Clackamas County Dept. of Transportation and Development, Planning and Economic Development Division, February, 1989, as amended on September 3, 1992, by Board Order 92-931.

Sewerage Facilities Plan and Study Treatment and Disposal Element--Tri-City Area, Clackamas County, CH2M-Hill, 1978.

Sewerage Facilities Plan for Mt. Hood Recreational Corridor, Stevens, Thompson and Runyan, 1977.

Solid Waste and Waste Management Ordinance, Clackamas County, 1970, Amended 1973, 1975, 1985, and 1989.

Solid Waste Landfill Study, Clackamas County, CH2M-Hill, 1971.

Statement of Taxes Levied in Clackamas County, Clackamas County Assessor, 1988.

Storm Sewer and Drainage Study of the Lake Oswego Area, CH2M, 1968.

Subdivision Manual, Clackamas County, 1975.

Water and Sewerage for Non-Urban Clackamas County, Clackamas County, 1970 (Vol. 1 and 2).

Economics

Background Report for the Clackamas County Comprehensive Plan Update 1989, Goal 9 - Economy of the State, Dept. of Transportation and Development, Economic Development Section, 1989.

Economic Development Plan, Clackamas County Dept. of Transportation and Development, 1986.

Tourism Background Report with Appendices, Clackamas County, Dept. of Transportation and Development, August, 1985.

Open Space, Parks, and Historic Sites

Clackamas County Cultural Resources Inventory, Volumes I through XV, Clackamas County, 1984 and 1986.

Clackamas County Historic Landmarks, Unincorporated Urban Area, Clackamas County Dept. of Transportation and Development, June, 1988.

Clackamas County Household Survey, 1978; Portland State University, CPRC.

Maps of the Barlow Road, Mt. Hood to Oregon City, Clackamas County, Oregon, Clackamas County Planning and Economic Development Division, November, 1988.

Metropolitan Area Parks, Metropolitan Service District, 1989.

Metropolitan Regional Recreation Resources 1995 and 2010, Metro, 1988.

Oregon Recreation Trails, State Parks and Recreation, Oregon Dept. of Transportation, 1979.

Our Oregon Trail, A Report to the Governor, Oregon Trail Advisory Council, 1988.

Parks and Recreation for the East Urban Area, Clackamas County Dept. of Transportation and Development, Planning and economic Development Division, 1989.

Plan for Community Development, Clackamas County, Clackamas County Dept. of Environmental Services, Planning Division.

Recreation Economic Decisions, Richard J. Walsh, Colorado State University, 1986.

Recreation, Park and Open Space Standards and Guidelines, National Recreation and Park Association, 1987.

Regional Factbook, Demographic, Employment and Land Development Trends - Portland and Metropolitan Area, Metro, 1988.

State Comprehensive Outdoor Recreation Plan, Technical Documents I, II, and III;  ODOT, Parks and Recreation Branch.

Strategies for Parks and Recreation, Clackamas County, Technical Memorandum, 1981.

Trails for Oregon, A Plan for a Recreation Trails System; ODOT, Parks and Recreation Branch.

The 2010 Plan, State Parks and Recreation, ODOT, 1988.

The Urban Outdoors, Metropolitan Service District.

Community Plans and Design Plans

Clackamas Industrial Area and North Bank of the Clackamas River Design Plan, Clackamas County Planning Department, February 13, 1997.

Clackamas Regional Center Transportation System Plan, Kittelson & Associates, Inc., January, 1999.

Kruse Way Design Plan, Clackamas County Department of Environmental Services, October, 1983.

McLoughlin Corridor Land Use and Transportation Study, Final Report, Clackamas County, June, 1999.

Mount Hood Community Plan, Clackamas County Planning Department, July, 1982.

Sunnyside Corridor Community Plan, Clackamas County Dept. of Transportation and Development, Planning Division, June, 2000.

Sunnyside Village Plan, Clackamas County Dept. of Transportation and Development, Planning Division, July, 1996.

Villages at Mt. Hood Pedestrian and Bikeway Implementation Plan, June 2016

The following maps and documents have been adopted by reference to the Comprehensive Plan.  These documents are available for review at the Clackamas County Planning and Zoning Division. 

Natural Resources and Energy

• Habitat Conservation Area Maps [Added by Order 2008-197, 1/5/2009; Added by Ordinance ZDO-256, 7/18/2016]
• Water Quality Resource Area Maps [Added by Order 2008-197, 1/5/2009; Added by Ordinance ZDO-256, 7/18/2016]
• Board Order 2014-14 (In the Matter of a Comprehensive Plan Amendment, Zone Map Amendment, and Site Plan Review request from Tonquin Holdings, LLC, on property described as T3S R1W Section 04A, Tax Lots 100 and 102) and All Attachments [Added by Order 2014-14, 2/27/2014]
• Board Order 2020-16 (In the Matter of a Comprehensive Plan Amendment, Zone Map Amendment, and Site Plan Review request from Cadman Materials, Inc. on property described as T4S R1E Section 07, Tax Lots 500, 600, 700, 800, 801, 1002, 1003 & 1004) and all Attachments [Added by Order 2020-16, 3/12/2020]

Transportation

• Walk Bike Clackamas Plan [Added by Ordinance ZDO-292, 7/17/2025]
• Clackamas County Airport Plan [Added by Order 01-256, 11/1/2001]
• SE 172nd Avenue/190th Drive Corridor Management Plan, February 2012, Revised January 2018 [Added by Ordinance ZDO-232, 3/12/2012; Amended by Ordinance ZDO-255, 7/14/2016; Amended by Ordinance ZDO-270, 11/27/2018]
• Clackamas County Active Transportation Plan, June 1, 2015 [Added by Ordinance ZDO-251, 6/1/2015]

Community Plans and Design Plans, Clackamas Regional Center Area Design Plan

• Phillips Creek Greenway Framework Plan [Added by Order 98-308, 12/23/1998]
• Clackamas Regional Center Pedestrian/Bicycle Plan [Added by Ordinance ZDO-238, 10/15/2012]

Citizen involvement is essential in the governmental process to promote the general health and welfare of the total community. New approaches must be developed by local government to effectively involve citizens in the planning and decision-making process. Positive accomplishments can be achieved.

The resources and natural systems of Clackamas County are the most enduring and tangible assets for its communities and their economies and environment.

River corridors, farm fields, marshes, scenic outlooks, wildflowers, spawning beds for salmon, deer and elk wintering areas, gravel quarries, magnificent stands of trees along Oatfield Ridge, or reservoirs of hot water beneath the slopes of Mt. Hood are all part of the wealth of Clackamas County's environment.

Natural resources and processes are interdependent, supplying benefits to the system of which they are a part. Plants are used by animals. Floodplains accommodate floods. Geologic processes produce areas of spectacular scenery. Skiers use the snow-covered slopes of Multorpor Mountain. Favorable soils and slopes result in savings for construction. Energy flows into the region from the sun, wind, and rain.

Clackamas County is an area of rapid growth, urbanization pressures, and diverse rural activities. As man exerts a greater influence on the environment, planning for future use of Clackamas County's land, water, and energy resources becomes increasingly important. The concern becomes one of insuring long-range values and a high quality of life. This can be accomplished by insuring that our resources are wisely managed, that different uses of land do not conflict, that energy for productivity is available in the quantities needed, and that there is a sufficient amount of high-quality water for the needs of the population as well as natural systems.

Issues

• Use of rivers for recreation and public water supply.
• Effects of river corridor development.
• Competing land use demands in river corridors and impact of development on wetlands.
• Availability and quality of groundwater.
• Management of agricultural resources.
• Management of forest resources on small woodlot ownerships.
• Management of urban forests.
• Competition of recreational demands in forest areas.
• Management of mineral and aggregate supplies.
• Reuse of exhausted aggregate extraction sites.
• Management of fish and wildlife habitat.
• Compatibility of structures and land uses in critical habitat areas; animal damage in agricultural/forest areas.
• Protection of scenic and unique natural areas on public and private lands.
• Housing density in hazard areas (e.g., steep slopes, active landslides, and floodplains).
• Government liability if known hazard areas are allowed to develop, and damage to life or property occurs.
• Energy efficiency and alternative local sources (e.g., solar, geothermal).
• Need for educational programs on energy conservation (e.g., weatherization, recycling, and efficient land use patterning).

Summary of Findings and Conclusions

On peak days and/or during summer months, sections of the Willamette River are overused in terms of recreational activities. The Clackamas and Sandy Rivers may be approaching recreational overuse in some sections. The Molalla has very low summer flows. Access points on the Tualatin River and lower Molalla River are few. The banks of the Tualatin are predominantly mud, relatively fragile, and cannot withstand much wave (wake) action. Regulatory programs include State Scenic Waterways on the Clackamas and Sandy Rivers, Federal Wild and Scenic Waterways Act, the Willamette River Greenway, state water quality standards, Water Resources Department policy and water rights, and Division of State Lands fill permits. Seven cities and the County share jurisdiction of the Willamette River.

• All rivers either support or provide passage for anadromous fish, i.e. salmon and steelhead.
• Existing land uses within each river corridor area are:

Land Use as Percentage of Total

• Quality of groundwater in Clackamas County is generally good, although some dissolved iron is found in well supplies. Groundwater monitoring activities show a gradual yearly decline in the water table; however, according to the Oregon Water Resources Department, there is no indication of a critical groundwater situation.
• The County's agricultural production in 1987 had an estimated value of over $150 million. This contributed a total of approximately $500 million to the state's economy. The County's agricultural land base has decreased over 100,000 acres in the last 30 years. The potential for agricultural production is further reduced by rural parcelization patterns and inactive farm land owners.
• Techniques for maintaining the County's agricultural base are (1) regulating land uses to insure that in prime agricultural lands, economic farm units are preserved; and (2) utilizing and expanding existing resources that provide tax relief, educational programs, technical assistance, cooperatives, etc., to encourage the economic viability of the County's farms.
• Federal timber revenues to the County treasury averaged over $9 million per year from 1984 to 1988. The forest industry is one of the largest industries in the state.
• During the late 1980s (from 1984 to 1988) federal lands supplied 70 to 75 percent of Clackamas County's timber harvest volume, and the forest industry supplied about 15 to 20 percent. Small woodlot owners control approximately 20 percent of the Countywide commercial forest land, and supply 5 to 10 percent of the timber harvest.
• Inside the Portland Metropolitan Urban Growth Boundary, street trees are required in certain areas and encouraged elsewhere.
• Inside the Portland Metropolitan Urban Growth Boundary, preservation, maintenance, and enhancement of the tree canopy are required or encouraged through regulation and public education.
• The County could simplify management of its scattered forest holdings by exchanging them for forest lands in other parts of the County and using them for parks and/or open space. A County forest land inventory and management plan has been completed and is now being implemented.
• Aggregate supplies are integral to general economic development in the County; however, supplies near the urban area are limited due to encroachment of urban land uses.
• Fishing is a major recreational activity in the County, with many streams and rivers noted for their salmon and steelhead runs. Hunting is also a major activity, with deer, bear, elk, and other hunting having an important economic impact on Clackamas County.
• Areas near rivers or streams are the most important wildlife habitat, harbor the greatest species diversity, and are critical to the survival of numerous species. Cool and well-oxygenated rivers sustain fish in the summer. Winter range is necessary to support big game during inclement months.
• Scenic and natural areas are often quite fragile and easily obscured or degraded by inappropriate forms of development.
• County population projections indicate an increase of 45 percent by the year 2010, substantially increasing development pressure and recreational use of the County's scenic and natural areas. The quality of these resources affects tourism, a major County industry.
• Flooding and landslides are natural events posing hazards to existing structures and may be compounded by further development. There are approximately 330 acres of landslides and 935 acres of floodplain in northwest unincorporated urban Clackamas County.
• Inappropriate hillside development can increase runoff, erosion, and public service costs. County road maintenance costs, for development on hillsides with greater than 15 percent slope, are about four times as great as maintenance costs for development on 0 percent to 8 percent slope.
• Practically all energy is imported to the County. Although little can be done to affect price or supply, efficient use of energy can be accomplished once it enters the County, and auxiliary sources (e.g. solar, wind, geothermal, etc.) can be developed.
• Nearly 40 percent of the County's energy consumption is wasted by inefficient insulation, improper ventilation, poorly designed appliances, etc. Energy loss due to inefficient land use patterns add to this total. Energy conservation strengthens the economy by preventing job loss during shortages, reducing demands on natural resources, and providing time to develop new or more efficient sources.
• Solar and wind energy are both essentially unlimited in their supply and pose few environmental problems. If more actively promoted, they could become important auxiliary energy sources in Clackamas County. Solar energy can make an immediate contribution for heating and cooling individual buildings.
• The Metropolitan Service District has established a solid waste transfer station and recycling center in Oregon City. It, and a similar station near Sandy, are collection points for solid waste before the nonrecycled material is trucked to the landfill.
• Initial exploration near Mt. Hood indicates a potential for geothermal energy. Heat from the earth could be an important contributor to the total energy requirements of the Portland metropolitan area in the next 10 to 20 years.

Water Resources

The value of Clackamas County's water resources is immeasurable. Rivers, lakes, farm ponds, marshes, streams, and groundwater provide for domestic supply, recreation, wildlife habitat, drainage control, and many aesthetic benefits.

To protect our water resources, the following goals and policies address rivers and stream corridors in general, five individual river corridors, wetlands, and groundwater.

Water Resources Goals

• Maintain an adequate amount of surface water and maintain and improve water quality to insure its continued use for domestic water supply, aquatic habitat, and recreation.
• Minimize erosion and hazards to life or private and public property.
• Maintain or improve the quality and quantity of groundwater.
• Maintain or improve the quality of rivers and streams.
• Protect and enhance wetlands as a valuable source of groundwater recharge, wildlife habitat, and stormwater drainage control.

3.A River and Stream Corridors Policies

3.A.1 Maintain rivers and streams in their natural state to the maximum practicable extent through sound water and land management practices. Consideration shall be given to natural, scenic, historic, economic, cultural, and recreational qualities of the rivers and adjacent lands.

3.A.2 Apply erosion and sediment reduction practices in all river basins to assist in maintaining water quality. Existing riparian vegetation along streams and river banks should be retained to provide fisheries and wildlife habitat, minimize erosion and scouring, retard water velocities, and suppress water temperatures.

3.A.3 For areas that are outside both the Metropolitan Service District Boundary and the Portland Metropolitan Urban Growth Boundary, require preservation of a buffer or filter strip of natural vegetation along all river and stream banks as shown on the adopted Water Protection Rules Classification (WPRC) Maps. The depth of the buffer or filter strip will be dependent on the proposed use or development, width of river or stream, steepness of terrain, type of soil, existing vegetation, and other contributing factors, but will not exceed 150 feet. River and stream corridor crossings shall be permitted provided they do not interfere with fish movement. Commercial forest activities and harvesting practices shall provide for vegetation buffers and the intended shading, soil stabilizing, and water filtering effects as required by the Oregon Forest Practices Act and administered by the State Department of Forestry. Tree cutting activities associated with river or stream enhancement projects approved by the Oregon Department of Fish and Wildlife are exempt from this policy.

3.A.4 For areas that are inside either the Metropolitan Service District Boundary or the Portland Metropolitan Urban Growth Boundary, require preservation of a buffer or filter strip of natural vegetation along all river and stream banks as shown on the adopted Habitat Conservation Areas Map and Water Quality Resource Areas Map and for unmapped Water Quality Resource Areas.

3.A.5 Encourage establishment and maintenance of adequate minimum flow standards in all streams to insure a productive fish habitat and to protect aquatic life and scenic qualities. As new data become available, and the Department of Water Resources Commission establishes minimum stream flows, such information shall be incorporated into the County planning process.

3.A.6 Require to the most reasonable extent possible the use of nonstructural methods of bank stabilization in areas experiencing accelerated soil loss. Require that bank stabilization not degrade fish habitat and not accelerate erosion in other sections of the river or stream.

3.A.7 Allow diversion or impoundment of stream courses if fisheries, wildlife, water quality, and flow will not be adversely affected. If the action is taken for fish or wildlife habitat enhancement, the action shall be approved by the applicable federal, state or local agencies having jurisdiction.

3.A.7.1 Require new dams or other impoundments, or major modifications to existing dams or impoundments, to demonstrate that anadromous and resident fish will not be adversely affected by the installation of such works. The methodology for such determination shall be developed by the County in conjunction with affected federal and state agencies, including, but not limited to, the U.S. Department of Fish and Wildlife, the Oregon Department of Environmental Quality and Environmental Quality Commission, and the Oregon Department of Fish and Wildlife.

3.A.7.2 Require all new dam and impoundment projects to incorporate designs which assist to the maximum extent practicable the restoration, expansion and monitoring of anadromous fish populations, as determined by the County in the development of a methodology with the agencies listed in Policy 3.A.7.1 above.

3.A.8 Allow low head hydroelectric dam facilities that do not adversely impact fisheries and water quality.

3.A.8.1 Require new dams or other impoundments, or major modifications to existing dams or other existing impoundments, to demonstrate pursuant to current accepted methodology that anadromous and resident fish will not be adversely impacted as determined by the Oregon Department of Fish and Wildlife.

3.A.8.2 Require all new dam and impoundment construction incorporate designs which assist to the maximum extent practical restoration, expansion and monitoring of anadromous fish populations as determined by the Oregon Department of Fish and Wildlife and U.S. Fish and Wildlife Services.

3.A.9 Decisions regarding developments in Principal River Conservation Areas, Stream Conservation Areas, and Habitat Conservation Areas shall be consistent with the applicable Economic, Social, Environmental and Energy (ESEE) analyses for the watershed.

3.A.10 Establish water-based recreational areas for activities such as swimming, fishing, and canoeing that are free from conflicts with speed boating and water skiing.

3.B Principal River Conservation Area Policies

3.B.1 Designate a Principal River Conservation Area along the corridor of the Willamette River. For areas that are outside both the Metropolitan Service District Boundary and the Portland Metropolitan Urban Growth Boundary, designate Principal River Conservation Areas along the corridors of the Clackamas River, Sandy/Salmon Rivers, Molalla/Pudding Rivers, Tualatin River, Roaring River, and Zig Zag River as shown on Map 3-2. The corridors include those rivers identified by the Omnibus Oregon Wild and Scenic Rivers Act (1988), and the State Scenic Rivers Program. The corridor width will be one-quarter mile from mean high water level on each side, except along the Willamette River, where the width is defined by the Willamette River Greenway boundaries, urban and rural.

3.B.1.1 Coordinate with regional, state and federal regulatory agencies to provide a common management direction and permit review procedures for the designated river corridors. This includes reliance on the Oregon Forest Practices Act for contemplated forest management activities.

3.B.1.2 Manage development in all Principal River Conservation Areas according to the following siting performance criteria:

3.B.1.2.a Maintain vegetative fringe areas along the river free of structures, grading and tree cutting activities (see Policy 3.A.3). Diseased trees or those in danger of falling may be removed.

3.B.1.2.b Minimize erosion and sedimentation through drainage control techniques, revegetation of cleared/disturbed areas, phasing of vegetation removal, closure of unused roads, and discouraging off-road vehicles.

3.B.1.2.c Limit residential structure height to 35 feet and use a vegetative fringe to screen from the river primary and accessory structures.

3.B.1.2.d Encourage subdued substructure color or tones to blend with surroundings and adjacent features.

3.B.1.2.e Screen commercial/industrial structures (except water-dependent or water-related uses), parking and/or loading, and storage areas from view from the river, and orient signs away from the river.

3.B.1.3 Require a minimum setback of not less than 100 feet or more than 150 feet from mean high water level for all structures, except water-dependent uses. The actual setback shall be based on the site criteria stipulated in Policy 3.A.3. Residential lots of record and residential minor land partitions unable to meet this requirement shall be exempt from the minimum setback standard. However, all River Areas siting criteria and other provisions of this Plan shall be met. Requirements of the State Scenic Waterways Act and Willamette River Greenway must be met on the applicable reaches of the Clackamas, Sandy, and Willamette Rivers.

3.B.1.4 Encourage new public access points to minimize trespass and vandalism on private property.

3.B.1.5 Mining of aggregate within Principal River Conservation Areas shall only be allowed upon demonstration the site is significant, has been reviewed pursuant to the Goal 5 process and procedures, and when demonstrated such uses shall not adversely impact water quantity or quality. Under no circumstances shall mining or other development activities associated with the use occur within one hundred fifty (150) feet of the mean high water line of the river.

3.B.1.5.a The Canby Sand and gravel site, identified in Board order 95-47, commenced the Goal 5 process in 1992 and has been designated as a significant Goal 5 aggregate site but has not completed the ESEE stage of the process. This site has been found to have significant aggregate and fish habitat. The County has delayed the decision to protect these Goal 5 resources until a concurrent examination of these resources is performed pursuant to the ESEE analysis in OAR 660, Division 16.

3.C Stream Conservation Area Policies

3.C.1 For areas that are outside both the Metropolitan Service District Boundary and the Portland Metropolitan Urban Growth Boundary, designate stream conservation areas along the corridors of fish-bearing streams based on Water Protection Rule Classification (WPRC) Maps created through the cooperative efforts of the Oregon Department of Forestry (DOF) and Oregon Department of Fish and Wildlife (ODFW) pursuant to OAR 629-635-000. Establish and manage conservation corridors based upon the following performance criteria:

3.C.1.1 Large stream conservation areas: A minimum 100 feet from the mean high water line shall be designated along all streams described as fish-bearing streams (Type F) with average annual flows of 10 cubic feet per second or greater as shown on WPRC maps.

3.C.1.2 Medium stream conservation areas: A minimum 70 feet from the mean high water line shall be designated along all streams described as fish-bearing streams (Type F) with average annual flows greater than two cubic feet per second and less than 10 cubic feet per second or greater as shown on WPRC maps.

3.C.1.3 Small stream conservation areas: A minimum 50 feet from the mean high water line shall be designated along all streams described as fish-bearing streams (Type F) with average annual flows less than two cubic feet per second as shown on WPRC maps.

3.C.1.4 Manage development and establish minimum setbacks from watercourses. Allow stream corridor crossings provided they do not interfere with fish movement.

3.C.1.5 Maintain vegetative fringe areas along fish bearing streams free of structures.

3.C.1.6 Establish residential lots of record exemption provisions to allow development on properties physically unable to satisfy the minimum setback requirements.

3.C.1.7 Manage stream conservation areas to maintain and enhance water flows from springs, seeps, side channels and other sources.

3.C.2 Sandy/Zig Zag/Salmon Rivers Design Plan and Policies

3.C.2.1 Implement the design plan for the Sandy/Salmon Rivers according to Map 3-1b, which illustrates uses. Management activities and land classifications shown on the map are consistent with land use policies and designations in the Land Use Chapter. Official maps showing precise boundaries and sites (scale 1"=2000') are on file at the Clackamas County Department of Transportation and Development.

3.C.2.2 Limit development and intense recreation activities on those sites designated Protection Resource Areas on the Design Plan Map. Islands shall not be developed.

3.C.2.3 Apply policies contained in the adopted Mt. Hood Community Plan to the Sandy/Salmon Rivers.

3.C.2.4 Prohibit water appropriations or other withdrawals from the Salmon River unless it is demonstrated through current accepted methodology that anadromous and resident fish habitat will not be adversely impacted as determined by the Oregon Department of Fish and Wildlife.

3.C.3 Clackamas River Design Plan and Policies

3.C.3.1. Implement the design plan for the Clackamas River according to Map 3-1a, which illustrates uses. Management activities and land classifications shown on the map are consistent with land use policies and designations in the Land Use Chapter. Official maps showing precise boundaries and sites (scale 1"=2000') are on file at the Clackamas County Department of Transportation and Development.

3.C.3.2. Cooperate with the Oregon Department of Transportation (ODOT) in development of a coordinated management scheme for the scenic waterway section.

3.C.3.3. Limit development and intense recreational activities on those sites/areas designated Protection Resource Area on the Design Plan Map. Islands shall not be developed.

3.C.3.4. Develop, with the Oregon State Parks and Recreation Department, a Clackamas River Scenic Waterway Recreation Guide for river users that shows landmarks, access/egress points, and scenic waterway rules.

3.C.3.5. Study, for potential inclusion in the State Scenic Waterway Program, a Clackamas River "Gorge" from Estacada to Faraday Dam.

3.C.3.6. Encourage the posting of hazardous water signs in reaches of the river where safety hazards exist.

3.C.4 Molalla River Design Plan and Policies

3.C.4.1. Implement the design plan for the Molalla/Pudding Rivers according to Map 3-1c, which illustrates uses. Management activities and land classifications shown on the map are consistent with land use policies and designations in the Land Use Chapter. Official maps showing precise boundaries and sites (scale 1"=2000') are on file in the Clackamas County Department of Transportation and Development.

3.C.4.2. Encourage new public access points to minimize traffic hazards, trespass, vandalism, and crop disturbance. Clackamas County shall evaluate public access sites shown by the Oregon Department of Fish and Wildlife as indicated in the Pudding River Basin Master Plan for Angler Access and Associated Recreational Uses, 1969.

3.C.4.3. Limit development and intense recreational activities on those sites designated Protection Resource Areas on the Design Plan Map.

3.C.5 Tualatin River Design Plan and Policies

3.C.5.1 Implement the design plan for the Tualatin River according to Map 3-1d, which illustrates uses. Management activities and land classifications shown on the map are consistent with land use policies and designations in the Land Use Chapter. Official maps showing boundaries and sites (scale 1"=2000') are on file at the Clackamas County Department of Transportation and Development.

3.C.5.2 Encourage new public access points to minimize trespass and vandalism on private property.

3.C.5.3 Identify public access points above River Mile 3.4 (Lake Oswego Diversion Dam) and discourage boating activities which create bank erosion due to wave action.

3.C.5.4 Cooperate with the State Water Resources Department and other appropriate agencies to implement the Willamette River Basin Plan.

3.C.6 Willamette River Design Plan and Policies

3.C.6.1 Implement the design plan for the Willamette River according to Map 3-1e, which illustrates uses. Management activities and land classifications shown on the map are consistent with land use policies and designations in the Land Use Chapter. Official maps showing precise boundaries and sites (scale 1"=2000') are on file at the Clackamas County Department of Transportation and Development.

3.C.6.2 Support regulation of recreational activities in the rural portion of the Willamette Greenway to minimize conflicts between water-based recreational uses, manage the intensity of recreational uses, and buffer bankside uses from water-borne recreational activities including recreational noise levels. The County shall develop a joint land management program with the Oregon State Parks and Recreation Department for all County- and state-owned lands in the rural greenway.

3.C.6.3 Provide for recreational activities in the urban portion of the Willamette Greenway through a jointly developed management program with all incorporated cities. At a minimum, public safety, recreational use intensity, and recreational noise need to be addressed.

3.C.6.4 Exempt specified modifications of single family residences from the existing Greenway Conditional Use procedure. For all other uses, change of use, modifications, and intensifications, require Willamette River Greenway Conditional Use approval and compliance with provisions of the design plan and Policies 3.B.1.2 and 3.B.1.3 of this chapter.

3.C.6.5 Prohibit private noncommercial docks and moorages in limited-use rural portions of the Greenway to protect the natural river character.

3.C.6.6 Allow private noncommercial docks and moorages in urban and multiple-use rural portions of the Greenway through the Greenway Conditional Use provisions of the Zoning Ordinance which require an extraordinary exception in the rural portion.

3.C.6.7 Limit development and intense recreational activities on sites designated Protection Resource Areas on the Design Plan Map. Islands shall not be developed.

3.C.6.8 Encourage new public access points to minimize trespass and vandalism on private property. Emphasis shall be directed to the area from Gladstone to Milwaukie.

3.C.7 Cooperate with the State Water Resources Department and other appropriate agencies to implement the Willamette River Basin Plan.

3.D Habitat Conservation Area Policies

3.D.1 For areas that are inside the Metropolitan Service District (Metro) Boundary or the Portland Metropolitan Urban Growth Boundary, designate Habitat Conservation Areas as required by Title 13 of the Metro Urban Growth Management Functional Plan, a Statewide Planning Goal 5 program for riparian corridors, wetlands, and wildlife habitat.

3.D.2 Regulate development in Habitat Conservation Areas, and on parcels that contain Habitat Conservation Areas, in a manner consistent with Metro's acknowledged Goal 5 inventory, significance determination, and Economic, Social, Environmental, and Energy analysis.

3.D.3 Implement Habitat Conservation Area regulations by adopting by reference Metro's Habitat Conservation Areas Map, establishing an overlay zoning district, and applying development standards consistent with Metro's Habitat Conservation Areas model ordinance.

3.E Water Quality Resource Area Policies

3.E.1 For areas that are inside the Metropolitan Service District (Metro) Boundary or the Portland Metropolitan Urban Growth Boundary, designate Water Quality Resource Areas as required by Title 3 of the Metro Urban Growth Management Functional Plan, a Statewide Planning Goal 6 program for water quality.

3.E.2 Regulate development in Water Quality Resource Areas by adopting by reference Metro's Water Quality Resource Areas Map, establishing an overlay zoning district, and applying development standards consistent with Metro's Water Quality Resource Areas model ordinance.

3.E.3 Use Metro's Water Quality Resource Areas Map as a reference document, but rely on the text of the Zoning and Development Ordinance to establish criteria for the identification of protected water resources and the location of the boundaries of Water Quality Resource Areas.

3.F Wetlands Policies

3.F.1 For areas that are outside both the Metropolitan Service District Boundary and the Portland Metropolitan Urban Growth Boundary, prevent disturbance of natural wetlands (marshes, swamps, bogs) associated with river and stream corridors. Adjacent development shall not substantially alter normal levels or rates of runoff into and from wetlands. Site analysis and review procedures specified in the Open Space and Floodplains section of the Land Use chapter shall apply. (See Wildlife Habitats and Distinctive Resource Areas of this chapter).

3.F.1.1 Develop guidelines for compatible uses on wetlands and their peripheries, and for wetland restoration. Table 3-1 shall be used as a guide. Wetland restoration decisions shall be made on a site-specific basis.

3.F.1.2 The County recognizes the U.S. Department of the Interior, Fish and Wildlife Service National Wetlands Inventory as a resource document for wetland identification in the County. Individual site development of inventoried lands will be reviewed for compliance with wetlands policies.

3.F.1.3 The County has insufficient information as to location, quality, and quantity of wetland resources outside of the Mt. Hood urban area and the Portland Metropolitan Urban Growth Boundary to develop a management program at this time. If such information becomes available, the County shall evaluate wetland resources pursuant to Goal 5 and OAR Chapter 660, Division 16, prior to the next Periodic Review. In the interim, the County will review all conditional use, subdivision, and zone change applications and commercial and industrial development proposals to assure consistency with Section 1000 of the Zoning and Development Ordinance and goals and policies of Chapter 3 of the Plan.

3.G Groundwater Policies

3.G.1 Cooperate with appropriate state and federal agencies to inventory and catalog groundwater resources and their uses to assess groundwater potentials and establish management criteria and priorities to protect and maintain this natural asset.

3.G.2 Investigate the feasibility of maintaining or subsidizing a groundwater testing service, available to the County's citizens (upon request for a nominal fee) to assist in assuring adequate well water quality.

3.G.3 Cooperate in the monitoring of groundwater levels and quality with the Oregon Water Resources Department.

3.G.4 Protect groundwater supplies in rural, agricultural, and forest areas.

3.G.4.1 Implement large-lot zoning.

3.G.4.2 Regulate all subdivisions utilizing groundwater as a potable water source to promote long-term sustainability of groundwater supplies.

3.G.4.3 Regulate all development and land divisions utilizing groundwater as a potable water source located in areas classified by the State of Oregon as a groundwater limited area, critical groundwater area or other area where new groundwater appropriations are restricted by the State of Oregon, to promote long-term sustainability of groundwater supplies.

3.G.5 Develop programs to encourage the conservation of groundwater.

Agriculture

Preliminary estimates of the County's farm income show that it added over five hundred million dollars to the State's economy in 1987. The County ranked second among Oregon counties for total farm income according to the Oregon State University Extension Service. Production of nursery stock, Christmas trees, poultry, and vegetables have increased in recent years, along with traditional County crops of berries, tree fruits, field crops, and livestock.

In addition to its economic importance, farm land is valuable open space and provides urban buffers, visual resources, and wildlife habitats.

For additional consideration of agricultural lands, see the Land Use Chapter.

Agrigulture Goals

Preserve agricultural lands.

Maintain the agricultural economic base in Clackamas County and the State of Oregon.

Increase agricultural markets, income and employment by creating conditions that further the growth and expansion of agriculture and attract agriculturally related industries.

Maintain and improve the quality of air, water, and land resources.

Conserve scenic areas, open space and wildlife habitats.

3.H Agriculture Policies

3.H.1 Recognize agricultural areas through appropriate zoning. All agricultural areas shall continue unencumbered by activities/land uses unrelated to agriculture in order to insure productive farm land. Specific policies relating to land use in agricultural areas are found in the Land Use Chapter of this Plan.

3.H.2 Investigate the feasibility of irrigation projects in cooperation with the Oregon State University Extension Service, Bureau of Reclamation, Soil Conservation Service, and other state and federal agencies.

3.H.3 Encourage cooperative agricultural projects in support of small agricultural businesses within the County, e.g., establishment of a receiving/shipping station for fresh produce and a farmers market for the direct exchange of local farm products between growers and the public to benefit the economic viability of agricultural businesses.

3.H.4 Encourage food processing industries and services that support agriculture to locate in the County.

3.H.5 Cooperate with the Oregon State University Extension Service to promote education and dissemination of information on agricultural crops, methods and technology, special tax assessment programs, new farming techniques, and commercial agriculture opportunities for new farmers.

3.H.6 Encourage the appropriate agencies to assess agriculture's labor force problems and develop a program to alleviate these problems (e.g., provision of second job opportunities in Unincorporated Communities).

Forests

The forest resources of Clackamas County, primarily Douglas Fir, Western Hemlock and other coniferous trees, have provided thousands of jobs for many decades both in Clackamas County and the surrounding region. Timber volume is temporarily declining in the County as the old growth stands are replaced by younger forests. Sound management practices and coordination are needed by all forest owners.

Increased demand for outdoor recreation from a growing County and regional population places renewed emphasis on the need for balanced use and management of forest resources.

Development pressures pose a challenge to retaining and enhancing a healthy urban forest canopy. Accommodating growth inside the Portland Metropolitan Urban Growth Boundary should be balanced with the preservation and planting of trees for their environmental, aesthetic, and economic benefits.

For additional consideration of forest lands, see the Land Use Chapter.

Forests Goals

Conserve and protect forest lands.

Provide continued employment in the forest products industry.

Protect, maintain, and conserve open space, environmentally sensitive areas, wildlife habitat, scenic corridors, recreational uses, and urban buffers.

Maintain and improve the quality of air, water and land resources.

Create conditions that will maintain or further the growth of the wood products industry.

Support principles and implementation of the Oregon Forest Practices Act.

3.I Forests Policies

3.I.1 Protect from conflicting land uses productive forest lands and related forested areas which are environmentally sensitive or otherwise require protection (watersheds, areas subject to erosion, landslides, etc.) (see Chapter 4-Land Use). Recognize forest producing areas through appropriate zoning.

3.I.1.1 Ensure that forest productivity data, based on cubic foot site classes, is current and revised periodically to reflect changes in commercial forest resources.

3.I.2 Encourage forest related industries, specifically firms doing secondary wood processing or those which use wood products now underutilized or considered waste--hardwoods, slash materials, etc.

3.I.3 Continue to support and coordinate programs of the Oregon State University Extension Service and the State Forestry Department to promote more intensive management of small woodlot forest lands, including the education and dissemination of information on timber management methods, special tax assessment incentives, and programs to aid in the marketing of small timber sales.

3.I.3.1 Encourage ready availability of regeneration stock, greater opportunity for equipment-sharing co-ops, and joint timber harvest programs to assist smaller woodlot and timber tract owners.

3.I.4 Encourage coordinated management of major forest lands by cooperation with the U.S. Forest Service, the Bureau of Land Management, the Oregon State Board of Forestry, and the private industry sector.

3.I.5 Cooperate and coordinate with appropriate state and federal agencies to ensure forest management practices that recognize the multiple resource values of forest lands. Impacts on environmentally sensitive areas such as slide and erosion hazard areas, sensitive fish and wildlife habitat, scenic corridors, unique natural and/or cultural features, etc, shall be minimized.

3.I.5.1 Encourage forest owners to restrict the use of off-road vehicles to specified areas where environmental damage and conflicts with other forest uses will be minimized.

3.I.5.2 Encourage public agencies to acquire through purchase, exchange, or easement, scenic areas now in private ownership in order to insure their preservation.

3.I.5.3 Encourage strengthening of the Oregon Forest Practices Act to include special consideration of scenic values in methods of harvesting, in addition to prompt clean up and regeneration (ref. State Forest Practices Act, Section 629-24-541(h), 1978) and ORS 527.710.

3.I.5.4 Support visual management techniques on federal lands within the County, e.g., alternating smaller harvests along scenic corridors to reduce large-scale impacts. Develop incentives to increase the management of scenic/watershed resources on privately owned forest lands, e.g., tax incentives for modifying harvest techniques in designated scenic corridors.

3.I.6 Initiate a tree conservation and planting program inside the Portland Metropolitan Urban Growth Boundary to preserve urban forest areas and promote tree landscapes.

3.I.6.1 Implement tree conservation standards in conjunction with the processing of design review, land division, and conditional use applications to minimize and regulate removal of trees and other vegetation and protection of trees during construction.

3.I.6.2 Discourage excessive tree removal prior to development by imposing a five-year prohibition on approval of design review, land division, and conditional use applications, if such tree removal has occurred.

3.I.6.2.a Provide an exception for lands specially assessed as forestland on the effective date of the regulations.

3.I.6.2.b Provide an exception for minor modifications to approved developments.

3.I.6.2.c Allow unlimited removal of certain types of trees, such as those that are hazardous, diseased, or planted as a commercial crop.

3.I.6.2.d Allow unlimited removal of trees for certain purposes, such as utility line maintenance, or compliance with other legal requirements.

3.I.6.3 Develop non-regulatory approaches to encourage and facilitate tree preservation, maintenance, and planting. Such approaches may include public education and outreach, partnerships with other community organizations, and County-sponsored tree planting.

3.I.6.4 Develop an urban street tree planting and maintenance program that focuses on specified arterials (e.g., boulevards) and designated neighborhoods. This should be done in cooperation with businesses and community groups.

3.I.7 Adopt and implement an updated Forest Management Plan for County-owned forest land, emphasizing consolidation/exchange of scattered County holdings to facilitate more intensive programs for timber management, park development and acquisition, and protection of any recognized watershed, recreation, or scenic values.

Mineral and Aggregate Resources

Clackamas County is rich in mineral and aggregate resources, the conservation of which is an economic necessity to our society. Haul distances and development, however, have limited many options for use of these resources. To maintain the availability of these valuable resources, areas containing significant resources must be protected from the potential limitations on their use caused by encroachment of conflicting uses.

Mining and processing these resources generates noise, truck traffic, dust and other impacts that can be a problem where there are conflicting uses like nearby houses or a school. Conflicting uses can reduce the economic viability of the resource site. Regulating some conflicting uses is necessary to allow the use of significant mineral and aggregate resources to some desired extent. Development standards are required of mining and processing to reduce the adverse effects these activities may have on surrounding land uses. The county requires reclamation of the mined land for use consistent with the comprehensive plan.

Mineral and Aggregate Resources Goals

Protect and ensure the appropriate use of mineral and aggregate resources while minimizing adverse effects of mining and processing on surrounding land uses.

3.J Mineral and Aggregate Resources Policies

3.J.1 To identify and protect mineral and aggregate resources, the county will comply with Statewide Planning Goal 5 and administrative rules adopted by LCDC interpreting the Goal 5 planning process.

3.J.2 The county will maintain an inventory of mineral and aggregate resources. The inventory comprises three parts.

• A list of sites the county has determined are not significant or not in its planning jurisdiction. These sites are "other sites."
• A list of sites for which the county lacks specific information about the location, quality and quantity of the possible resource. These sites are "potential sites."
• A list of sites the county has determined are significant Goal 5 resources. These sites are "significant sites".

3.J.3 Where the county has completed the Goal 5 planning process and developed a program for protection of a significant mineral or aggregate site, the county shall use a Mineral and Aggregate Overlay District. The county may use other tools to carry out its program to achieve the Goal. If any aspect of the overlay requires interpretation, the county shall rely on direction in the site-specific program in the comprehensive plan.

3.J.4 The county shall use the site plan review process for the Mineral and Aggregate Overlay District solely for determining whether an application to mine complies with the site-specific program developed through the county's Goal 5 analysis or complies with other standards of the Zoning and Development Ordinance.

3.J.5 Applicants may seek land use permits to mine mineral or aggregate sites not zoned with the Mineral and Aggregate Overlay District. Subject to applicable laws, on land zoned exclusive farm use, the county may only issue a permit if an aggregate site is on the county inventory of mineral and aggregate sites. The requirement that a site be on the comprehensive plan inventory shall not apply to sites zoned other than for exclusive farm use.

3.J.6 Before 2005, the county will review its list of potential sites to determine if information exists to judge the significance of these sites. If the county finds sites on the list of potential sites significant resources, it shall complete the Goal 5 planning process.

3.J.7 Before 1999, the county will complete its analysis for the Anderson Quarry site, the Canby Sandy and Gravel site, and the Oregon Asphalt Paving Company site. The county will follow administrative rules interpreting and implementing Statewide Planning Goal 5.

3.J.8 The county will coordinate its planning and permitting processes for mineral and aggregate resources with the Oregon Department of Geologic and Mineral Industries (DOGAMI) and Oregon Department of State Lands (DSL).

3.J.8.1 To assist state agency permit decisions, the county will identify post-mining land uses as part of any program to protect a significant mineral or aggregate resource site.

3.J.8.2 The county recognizes the jurisdiction of DOGAMI for the purpose of mined land reclamation pursuant to ORS 517.750 to 517.900 and the rules adopted thereunder.

3.J.8.3 Unless specifically authorized by ORS 517.830(3), DOGAMI should delay its final decision on approval of a reclamation plan and issuance of an operating permit, as those terms are defined by statute and rule, until all issues concerning local land use are decided by the county.

3.J.8.4 No mining or processing activity, as defined by the Zoning and Development Ordinance, shall begin until the county has issued a final land use decision and the permittee provides copies of an approved reclamation plan and operating permit issued by DOGAMI or DSL.

3.J.9 The county shall resolve issues relating to mine truck use of public roads as directed in county transportation plans and policies. The county reserves the right to make agreements with aggregate operators about the use of county roads independent from its decisions in Goal 5 analysis.

Wildlife Habitats and Distinctive Resource Areas

Fish and wildlife species provide an essential "background" to our daily lives and must have the environments necessary to provide food, cover, and water in order to survive.

Clackamas County's well-known distinctive resources include mountains, rivers and lakes, forest lands, agricultural lands, unique natural vegetation, geological formations, and other natural features.

The popularity of such places as the Mt. Hood Highway Corridor, the Clackamas River Corridor, and the Willamette River is testimony to the quality of scenic resources available to the Portland metropolitan area and Clackamas County.

Visual corridors along scenic roadways, rivers, and major arterials, the prominent slopes in the urban areas, and other distinctive areas are landscapes highly sensitive to alteration and development.

Wildlife Habitats and Distinctive Resource Areas Goals

Maintain and improve fisheries and wildlife habitat to enhance opportunities for consumptive and non-consumptive uses.

Retain and enhance wetlands and riparian habitat to provide areas for fisheries and wildlife and to promote species diversity, bank stabilization, and storm water runoff control.

Protect the scenic landscapes and natural beauty of Clackamas County.

Provide an urban environment where trees and landscape plantings abound and where significant features of the natural landscape are retained.

Preserve and protect areas of unique and distinctive wildlife habitats, native vegetation, and geologic formations.

3.K Wildlife Habitat and Distinctive Resource Area Policies

3.K.1 Cooperate with wildlife management agencies to enhance fish and wildlife opportunities and populations. This includes cooperation with the Oregon Department of Fish and Wildlife in its habitat improvement practices and programs and Wild Fish Management Policy, and with the U.S. Fish and Wildlife Service to inventory and classify wetland environments.

3.K.2 Protect native plant species, wetlands, and stream bank vegetation on County-managed public lands.

3.K.3 Manage roadside spraying programs to minimize adverse water quality, and fish and wildlife impacts.

3.K.4 Support preferential taxation methods to encourage retention of riparian habitat, brushy fencerows, and wetlands on private lands.

3.K.5 Minimize adverse wildlife impacts in sensitive habitat areas, including deer and elk winter range below 3,000 feet elevation, riparian areas, and wetlands.

3.K.6 Encourage closure of temporary roads outside the urban area that are no longer necessary for fire protection or logging activities to reduce wildlife harassment during the critical seasons of winter and spring. Countywide, all new roads crossing streams containing anadromous fish shall provide fish passage facilities acceptable to the Oregon Department of Fish and Wildlife.

3.K.7 Expand, in conjunction with the cities and the County's community planning organizations, the detailed inventory of unique natural and scenic areas, including a visual resource inventory and map showing areas of outstanding visual sensitivity as well as blighted areas.

3.K.8 Protect areas of high visual sensitivity and/or unique natural areas by requiring development review for any development which would substantially alter the existing landscape, as specified in the Land Use Chapter of the Plan. The purpose is to integrate development with natural features, minimizing any adverse impacts.

3.K.9 Improve scenic quality of areas impacted by urban blight, working toward the following objectives:

3.K.9.1 Regulation and/or removal of advertising billboards

3.K.9.2 Screening junkyards and other unsightly areas

3.K.9.3 Placing of utility service lines underground

3.K.9.4 Requiring landscape buffers (berms, trees, etc.) between incompatible uses and in visually sensitive areas.

3.K.10 When natural resource activities (e.g., commercial timber harvesting) compete with retention of visual or unique/natural resources and values, the County shall coordinate with appropriate state and federal agencies to minimize significant adverse impacts. The County also will encourage the public acquisition of land through purchase or land exchange, or conservation easements in designated scenic corridors or vistas and unique/distinctive natural areas (see Map 3-2).

3.K.11 Protect and conserve sensitive bird resources to avoid degradation of habitat by requiring development review for any development which could potentially result in adverse impacts to sensitive bird nesting and rearing areas. See maps 3-3, Molalla State Park Great Blue Heron Rookery, and 3-4, Stevens Great Blue Heron Rookery.

3.K.11.1 Inventory and analyze, on a periodic basis, nesting and rearing areas of sensitive bird species pursuant to the Goal 5 and Oregon Administrative Review Rules 660, Division 16 provisions.

3.K.11.2 Establish standards and procedures for evaluating development activities that affect sensitive bird habitat areas.

3.K.11.3 Cooperate and coordinate with wildlife management agencies to identify sensitive bird habitat areas and protect sensitive bird populations. This includes cooperation with the Oregon Department of Fish and Wildlife and the U.S. Department of Fish and Wildlife for inventorying habitat and reviewing development activities in habitat areas.

3.K.12 For areas that are inside the Metropolitan Service District (Metro) Boundary or the Portland Metropolitan Urban Growth Boundary, designate Habitat Conservation Areas as required by Title 13 of the Metro Urban Growth Management Functional Plan, a Statewide Planning Goal 5 program for riparian corridors, wetlands, and wildlife habitat.

3.K.12.1 Regulate development in Habitat Conservation Areas, and on parcels that contain Habitat Conservation Areas, in a manner consistent with Metro's acknowledged Goal 5 inventory, significance determination, and Economic, Social, Environmental, and Energy analysis.

3.K.12.2 Implement Habitat Conservation Area regulations by adopting by reference Metro's Habitat Conservation Areas Map, establishing an overlay zoning district, and applying development standards consistent with Metro's Habitat Conservation Areas model ordinance.

3.K.13 For areas that are inside the Metropolitan Service District (Metro) Boundary or the Portland Metropolitan Urban Growth Boundary, use the performance and implementation objectives and indicators identified in Table 3.07-13e of the Metro Urban Growth Management Functional Plan as the County's performance monitoring program for wildlife habitat protection and restoration.

3.K.14 In accordance with Statewide Planning Goal 5, the County will consider development of additional regulatory and non-regulatory programs to protect upland wildlife habitat identified on Metro's Regionally Significant Fish and Wildlife Habitat Inventory Map.

Natural Hazards

Policies for natural hazards protect County residents and prevent development in those areas with a potential for structural damage or destruction.

Natural Hazards Goals

Protect life, property, private and public investments from natural or man-induced geologic and/or hydrologic hazards.

Incorporated hazardous areas within open space networks encouraging these areas to remain natural.

3.L Natural Hazards Policies

3.L.1 Recognize floodplains as areas where high water presents hazards to life and property, and provide protection in flood hazard areas as stated in the Land Use Chapter.

3.L.2 Prevent development (structures, roads, cuts and fills) of landslide areas (active landslides, slumps and planar slides as defined and mapped by the Oregon Department of Geology and Mineral Industries, DOGAMI) to avoid substantial threats to life and property except as modified by 3.L.2.1. Vegetative cover shall be maintained for stability purposes and diversion of stormwater into these areas shall be prohibited.

3.L.2.1 Allow mitigation of identified landslide hazards based on established and proven engineering techniques, and related directly to an approved specific plan that avoids adverse impacts (see Land Use Chapter). Developers should be made aware of liability in such cases for protection of private and public properties from damage of any kind.

3.L.3 Apply appropriate safeguards to development on organic/compressible soils, high shrink-swell soils and wet soils with high water table (as defined in DOGAMI Bulletin No. 99) to minimize threats to life, private and public structures/facilities.

3.L.4 Insure that data on the severity and area of natural hazards is current and revised periodically to reflect any additional information.

3.L.5 Continue cooperation with DOGAMI in the delineation of earth faults. As the information becomes available, policies governing the location of structures and land uses shall be adopted as a part of the Plan. The County Emergency Operations Plan should be reviewed and modified as necessary to prepare for volcanic eruptions, earthquakes, and other natural hazards.

3.L.6 Regulate the use of hillsides and steep slope hazard areas in order to direct urban area development toward more suitable lands. As slope and other adverse conditions increase, the need to regulate development also increased in order to reduce major sources of erosion and storm runoff, and public costs of maintaining development.

3.L.6.1 Require soils and engineering geologic studies in developments proposed on slopes of 20 percent or greater. More detailed surface and subsurface investigations shall be warranted if indicated by engineering and geologic studies to sufficiently describe existing conditions (e.g., soils, vegetation, geologic formations, drainage patterns) and where stability may be lessened by proposed grading/filling or land clearing. DOGAMI Bulletin No. 99 provides general geologic data.

3.L.6.2 Establish any additional standards or criteria including the density for development on hillside slope and hazard areas, as stated in the Land Use Chapter. Density Transfers shall be encouraged to take advantage of natural topographic features such as benches or terraces. Joint hillside development projects shall be encouraged.

3.L.6.3 Establish a consistent, uniform method for calculating slope on a site specific basis in conjunction with zoning and subdivision ordinances.

Energy Sources and Conservation

Virtually all energy used in Clackamas County is imported in one form or another from other counties, states, or in the case of petroleum and natural gas, foreign countries. There is very little the County can do to affect the supply or cost of imported energy; however, it is possible to develop supplemental energy sources, such as geothermal, solar and waste by products, and to use energy efficiently once it enters Clackamas County.

The importance of energy conservation cannot be overemphasized. Conscientious application of a broad energy conservation program to all sectors of the energy market -- homes, businesses, industry and transportation -- could significantly cut the historical energy growth rate and reduce long-term energy price increases. Programs such as home weatherization produce immediate benefits due to reduced energy expenditures by the homeowner or renter, and the creation of new jobs.

Energy Sources and Conservation Goals

Conserve energy and promote energy efficiency and resiliency through source development, recycling, land use and circulation patterning, site planning, building design and public education.

3.M Energy Sources and Conservation Policies

3.M.1 Cooperate with the state legislature and appropriate state and federal agencies (Public Utility Commission, Geology and Mineral Industries, Forest Service, etc.) in programs to encourage alternative energy source development. Such programs will focus on (a) geothermal resources in the Cascades; (b) single building solar and wind conversion technologies; and (c) energy recoverable from solid wastes.

3.M.1.1 Support exploration, research and development of geothermal resources consistent with environmental protection policies of this Plan. The County also will cooperate in the development of any necessary transmission facilities designed to bring such energy to local industries and residences.

3.M.1.2 Cooperate with the State Department of Energy to undertake and evaluate studies on the specific nature and potential of the County's wind and solar energy resources.

3.M.2 Initiate solid waste recycling programs to reduce dependence on nonrenewable resources.

3.M.2.1 Work cooperatively with the Metropolitan Service District to develop a solid waste recycling program and refuse-derived fuel facility.

3.M.2.2 Facilitate recycling of domestic, commercial and industrial waste materials through collection franchises and conveniently located collection depots.

3.M.3 Encourage energy-efficient land use and circulation patterns.

3.M.3.1 Locate employment centers, shopping services, parks, recreational and cultural facilities, and medical/dental services near residential developments to minimize transportation, fully utilize urban services, and encourage neighborhood self-sufficiency.

3.M.3.2 Provide for high density developments near transit and major employment/shopping centers.

3.M.3.3 Develop an overall circulation system for the County which promotes transportation alternatives (transit, carpooling, bicycling, and foot travel) and improves traffic flow on major arterials (synchronized signals, vacating nonessential cross streets, access controls).

3.M.3.4 Design subdivisions, Planned Unit Developments, and multifamily, commercial and industrial developments to encourage the use of transit, bicycles, and pedestrian walkways (see Land Use and Transportation chapters).

3.M.3.5 Encourage bike lanes/sidewalks on collector streets. Bike/pedestrian paths should be developed through long blocks and between cul-de-sacs to improve neighborhood circulation.

3.M.4 Encourage energy efficiency through site planning of all residential subdivisions and multifamily, commercial, and industrial projects.

3.M.4.1 Permit lot configurations within subdivisions and Planned Unit Developments to make maximum use of energy-saving features of the natural environment and minimize the effects of temperature extremes.

3.M.4.2 Retain natural terrain features and vegetation where practical which create micro-climates conducive to energy conservation in subdivisions, Planned Unit Developments and multifamily, commercial, and industrial developments.

3.M.4.3 Encourage planting of appropriate landscape materials to reduce solar impact in the summer, minimize winter heat loss and buffer against prevailing wind sources in Planned Unit Developments and multifamily, commercial and industrial developments.

3.M.4.4 Orient structures to enhance potentials for both passive and active solar collection where practical.

3.M.4.5 Allow low-density residential developments to include common-wall structures or attached dwellings.

3.M.4.6 Allow flexibility in yard size, setbacks, and building height to permit efficient building orientation and shapes.

3.M.4.7 Cluster structures to minimize road surfaces and utility networks and to provide the potential for common-wall construction or attached dwellings.

3.M.4.8 Allow flexible road standards for more energy-efficient circulation within developments. Streets should be of such widths as to serve only necessary functions and minimize use of asphalt.

3.M.4.9 Provide for adequate and convenient bicycle parking spaces in multifamily, commercial, and industrial developments.

3.M.4.10 Revise parking standards to reflect the trend to smaller automobiles and use of transit. The integration and sharing of parking facilities within commercial/industrial areas should be encouraged.

3.M.4.11 Permit planting of street trees in new subdivisions and along designated arterials to minimize temperature extremes, favoring deciduous trees (sun in winter and shade in summer) over evergreens and ornamentals.

3.M.4.12 Encourage large employment centers to provide priority parking spaces for carpools and vanpools, as well as incentives for increasing transit ridership.

3.M.4.13 Encourage eating facilities, day care facilities, and on-site recreational areas in large employment centers and large multifamily developments.

3.M.4.14 Provide incentives such as density bonuses for housing proposals demonstrating exceptional examples of energy-efficient site planning.

3.M.5 Encourage energy efficiency through building design and weatherization of existing structures.

3.M.5.1 Encourage flexibility in building and zoning codes to permit energy-efficient building design, such as commonwall construction, solar collection and underground/earth-sheltered structures.

3.M.5.2 Encourage architectural and design features which are conducive to energy efficiency and conservation, such as south facing windows, roof overhangs, awnings, double entry vestibules, storm windows, insulation, shutters, louvers, double glazed windows and draperies with thermal linings. Many of these same features also can be utilized in the weatherization of existing structures.

3.M.6 Cooperate with the cities, other agencies (e.g., educational) and energy purveyors (Portland General Electric, Northwest Natural Gas, etc.), in development of an education program to:

3.M.6.1 Publicize the importance of energy conservation and available weatherization programs.

3.M.6.2 Serve as a forum for addressing energy-related issues (e.g., recycling of domestic wastes, code weatherization of existing residences prior to sale, and need for a Countywide Energy Advisory Commission).

3.M.7 Continue implementation of the 1983 County Energy Management Plan for County activities and property, including assessment of vehicular policy and an energy audit of County buildings.

3.M.8 Support and facilitate the placement of electrical lines underground to increase infrastructure resiliency and promote wildfire mitigation.

Noise and Air Quality

Noise and air quality affect our health, our economic interests, and our quality of life. High noise levels affect a person's mental and physical well being and ability to work. Poor air quality can be a health hazard, impair views of scenic vistas, and erode and degrade structures. Air quality management is a regional responsibility, while noise control is more local.

Noise and Air Quality Goals

• Maintain an environment not disturbed by excessive levels of noise.
• Promote maintenance of an airshed in Clackamas County free from adverse effects on public health and welfare.

3.N Noise Policies

3.N.1 Cooperate with public agencies and the private sector to reduce noise, and continue to enforce the County noise ordinance.

3.N.2 Implement a procedure to minimize the impact of external noise on sensitive land uses.

3.N.1.1 Require, through the review process, buffering of noise sensitive areas or uses where appropriate. For example, adjacent to arterials, expressways, freeways or heavily used rail lines, landscaped berms or other solid barriers may be required. Encourage setbacks and/or noise insulation in structures.

3.N.1.2 Noise mitigation plans, subject to County approval, shall be required of significant new noise generating land uses adjacent to or impacting established noise sensitive properties.

3.N.1.3 Construction or reconstruction of high volume arterials, expressways, or freeways in or near residential areas may require sound buffers as part of the road project.

3.O Air Quality Policy

3.O.1 Cooperate with local, regional, state, and federal agencies and industry to maintain and/or improve local air quality.

Last Amended 9/9/2024