Planning and Zoning

Second dwelling options: Accessory Dwelling Units (ADUs) in rural residential areas and Recreational Vehicles (RVs) in rural and urban residential areas

To help support access to more affordable housing in unincorporated Clackamas County, on August 1, 2024, the Board of County Commissioners adopted an ordinance approving amendments to the county’s Zoning & Development Ordinance (ZDO) that allow:

1. An accessory dwelling unit (ADU) on certain rural residential properties, and
2. Using a recreational vehicle (RV) as a second dwelling on certain urban and rural residential properties.

The ordinance became effective September 3, 2024.

Rural Accessory Dwelling Units (ADUs)

An accessory dwelling unit is a second (usually smaller) dwelling unit located on the same lot as a detached single-family home or manufactured home. It may be attached or detached from the single-family home or manufactured home.

Historically, state law has not allowed ADUs in rural areas. State legislation in 2021 and 2023 changed these rules, however, and now can now allow ADUs in rural residential areas, provided the site is outside of an urban reserve. The specific requirements rural ADUs must meet are as described in the following documents.

• FAQ: ADUs in Rural Residential Areas
• ZDO (Zoning & Development Ordinance), Section 839, Accessory Dwelling Units

Requirements for RVs

A recreational vehicle is a vehicle licensed by the state that:

• Is designed for human occupancy
• Is designed to be used temporarily for recreational, seasonal, or emergency purposes, and
• Has a gross floor area not exceeding 400 square feet when set up.

RVs include park trailers, travel trailers, pick up campers, motor homes, fifth-wheel trailers, and camping and tent trailers.

Historically, siting an RV as a residence on private property was prohibited in Clackamas County, except in limited circumstances, such as temporary dwellings for care or while building a permanent dwelling.  But because of recent state law changes, the county may now allow certain property owners to place one RV on their property for use as a second dwelling. RVs may be permitted as second dwellings on land zoned for single-family residential use that is within the unincorporated areas of Clackamas County (outside cities) and:

1. Inside the Portland Metro urban growth boundary (UGB), or
2. Both outside of an urban growth boundary (UGB) and outside of an urban reserve.

Specific requirements that must be met in order to site an RV as a second dwelling are described in the following document.

• FAQ: Using an RV as a Second Dwelling
• ZDO (Zoning & Development Ordinance), Section 847, Recreational Vehicles as Second Dwelling 

Need more Information? To determine if your property qualifies for one of these new housing options and learn more about siting and permitting requirements, contact Planning and Zoning at 503-742-4500 or zoninginfo@clackamas.us.

Background

See video below for the overview of the proposed rules presented to the Planning Commission in February 2024.

Meetings and public hearings

HB 2001 Implementation Project

Update 7/1/22

As of July 1, 2022, the new middle housing rules are in effect. Learn more.

Update 6/6/22

On June 2, 2022, the Board of Commissioners adopted amendments to the Zoning & Development Ordinance (ZDO) and Comprehensive Plan to allow for middle housing (duplexes, townhouses, triplexes, quadplexes and cottage clusters) on urban residential land in unincorporated Clackamas County. The amendments will be effective July 1, 2022.
Approved documents:

• Adoption Ordinance
• Comprehensive Plan Amendments
• Zoning and Development Ordinance (ZDO) Amendments
• Findings of Consistency with Statewide Goals and Guidelines

Questions about developing middle housing? Contact Principal Planner Martha Fritzie at mfritzie@clackamas.us or 503-742-4529.

Background

Expanding housing choice in Clackamas County means providing more housing types and options for residents. Housing in Clackamas County is becoming less affordable, and House Bill 2001 (HB 2001), approved by the state legislature in 2019, will allow property owners to build up the supply of housing — resulting in a wider range of housing types that can provide more affordable housing options in urban, unincorporated Clackamas County.

State law requires that the county amend its Zoning and Development Ordinance (ZDO), and, if necessary, Comprehensive Plan, by June 30, 2022, to allow for this development of middle housing in urban unincorporated, residential zones.

For information about county land use efforts underway to support housing throughout the county, go to Land Use Housing Strategies.

House Bill 2001 (HB 2001)

House Bill 2001 requires Oregon cities and counties to allow “middle housing” in urban residential zones that already allow houses. The purpose of the state law and the county’s HB 2001 Implementation Project is to increase the amount of lower-cost market-rate housing available in residential areas. Since middle housing — townhouses, duplexes, cottage clusters, quadplexes, etc. — can be less expensive to build than conventional single-family houses and new apartment complexes, it may be possible to charge lower rents or sale prices. Also, middle housing will be allowed in more locations than apartment complexes are allowed in today, which may result in the development of more new housing units. The law does not eliminate the option to build single-family homes.

Meetings

Documents

• Factsheet
  • English
  • español
  • русский
  • 简体中文
  • 繁体中文
  • tiếng Việt
• Frequently asked questions
  • English
  • Español
  • Pусский
  • 简体中文
  • 繁体中文
  • Tiếng Việt
• Community Survey Results, June 2021
• Presentation to Community Leaders Meeting, Feb. 7, 2022

Project Timeline

Let us know your preferences for the future of the Park Avenue area by taking our survey.

Take the Survey Responda la encuesta en español

Watch the Webinar

Check out these videos from the webinar:

• Introduction/Background/Guiding Principles
• Framework Plan: Purpose
• Preliminary Framework Plan Alternatives: Overview
  • Employment
  • Housing
  • Bicycle & Pedestrian Connections
  • Green Corridors
  • Active Street Design
  • Neighborhood Hubs
• Preliminary Framework Plan Alternatives: Conclusions & Next Steps

Click to Enlarge

WHAT: How can we make a more walkable, mass-transit friendly community? Clackamas County is working with Oak Grove neighbors to create updated land-use development and design standards for the area near the Park Avenue Max Station. The goal will be to support economic growth and protect neighborhoods around this area.

WHERE: Within a half mile of the light rail station at Park Avenue and McLoughlin Boulevard in Oak Grove, just south of the city of Milwaukie.

GOALS:

1. Increase employment opportunities, promote innovative business ventures and enhance access to business and community services, amenities, while remaining sensitive to existing businesses.
2. Increase the diversity and accessibility of housing choices adjacent to transit, along McLoughlin Boulevard, and along the near side streets, while maintaining sensitivity to existing residences.
3. Provide safe locations, crossings and connections for walking, biking, transit and parking.
4. Cultivate a heart and hub of neighborhood activity supported by a network of community gathering spaces that are safe and welcoming both day and night.
5. Treat natural systems as a benefit and an integral part of our community identity by preserving, promoting and enhancing native natural elements at a variety of scales.
6. Promote resilient, sustainable systems and infrastructure.

What we heard so far: We learned from people who attended our last workshop in February that they interested in the following community features to be a key part of future design of the area.

Jobs opportunities

• Local grocery and small businesses to serve the neighborhood
• Diverse choices jobs and businesses
• Retail
• Childcare

Housing

• More housing density, but designed appropriately for the area
• A range of housing types in varying densities (such as duplexes, apartments and co-housing communities
• Housing for workers
• Housing development that prioritizes accessibility for pedestrians and bicyclists, with flexible parking solutions, green spaces and required sustainability features

Transportation

• Improve access to Park Avenue station area
• Promote equitable access to all modes
• Improve safety along the Trolley Trail

Community Gathering Spaces

• Space for food trucks, dog parks, places to play and have events
• Encourage open space around housing development

Green Spaces and Natural Features

• Preserve existing trees and natural features
• Planted median on Highway 99E (McLoughlin Boulevard)
• Encourage courtyards and green roofs

Sustainability and Climate Resiliency

• Eco-sensitive housing density
• Community gardens to support surrounding housing
• E.V. charging and/or car share

Two alternatives to consider

A framework plan is a map that shows a 20-year vision and big ideas for the future of a neighborhood. The framework plan helps inform design and development standards, but it is not a zoning code and it is flexible enough to adapt to changing conditions in the community.

What is in a framework plan?

The framework plan provides suggestions for locating the following elements:

• Types of development (housing, job opportunities, businesses, etc.)Pedestrian and bicycle improvements (like paths, sidewalks, etc.)
• Street crossing improvements
• Hubs of neighborhood activity and community gathering spaces
• Opportunities for landscape and planting improvements

Now, we’d like give you a chance to let us know your preferences for the future of the Park Avenue area. Just click on the Survey link below. Thank you!