Planning and Zoning

The Planning Commission consists of nine members appointed by the Board of County Commissioners (BCC) to advise the BCC on land use applications and issues. The Planning Commission provides recommendations to the BCC in accordance with the requirements of State law, the Clackamas County Comprehensive Plan, Zoning & Development Ordinance, and Clackamas County Code. Planning Commission hearings are held as needed on the second and fourth Monday of each month at 6:30 p.m. If you would like to participate in a Planning Commission meeting via the Zoom online platform, please click on the green “Planning Commission” link under the date of the meeting below. Recorded videos can also be seen on @ClackamasCounty on Facebook, Twitter and YouTube. For more information, contact Darcy Renhard at drenhard@clackamas.us 503-742-4545.

Public Testimony

No preregistration is needed to testify. If you would like to speak during a Planning Commission meeting, there will be directions on when and how you are able to do so once the meeting begins. It will require you to use the “raise hand” feature in Zoom (or *9 if attending by phone). Members of the public are usually given up to three minutes to speak.

Planning Commission Members

The Land Use Hearings Officer is an impartial third party contracted by the county to hear land-use applications that require judgment and discretion in applying the Clackamas County Zoning and Development Ordinance, as well as the Clackamas County Comprehensive Plan and other criteria under State law. The Hearings Officer may impose conditions in order for the application to comply with county and state regulations and to minimize impacts to surrounding properties.

• Hearings will not begin before the time noted but may begin later depending on the length of prior items.
• Any interested person may attend the hearing to listen or testify.
• This public hearing will be conducted virtually using the Zoom platform. One week before the hearing, a Zoom link to the public hearing and details on how to observe and testify online or by telephone will be available by clicking on the file number.
• Applications may be viewed online. After selecting the “Planning” tab, enter the Record (File) Number to search. (Do not include the second dash or the letters that follow it.) Select Record Info and then select “Attachments” from the dropdown list, where you will find the submitted application.
• Please direct questions to the staff planner, whose contact information is found by selecting the file number below.
• Clackamas County is committed to providing access and will make reasonable accommodations, modifications, or provide translation, interpretation or other services upon request. Please contact us at least three business days before the meeting at 503-742-4545 or email drenhard@clackamas.us.
• 503-742-4545: ¿Traducción e interpretación? | Требуется ли вам устный или письменный перевод? | 翻译或口译？| Cấn Biên dịch hoặc Phiên dịch? | 번역 또는 통역?

Actions by Board of County Commissioners (BCC)

June 2021

On June 22, 2021, the BCC directed staff to take no further action on the Park Avenue Community Project, with the understanding that if community groups in the area can come to agreement, they can come back to the BCC with a proposal in the future.

With this direction, the process to update the Zoning and Development Ordinance (ZDO) and Comprehensive Plan to implement the recommendations of the Park Ave Community Advisory Committee will not be started. Current ZDO development and design standards will continue to be used to guide development in the area.

December 2020

On Dec. 2, 2020, the Park Avenue Community Advisory Committee and county staff presented the committee’s report to the Board of County Commissioners and the Commission approved motions to: 

1. Acknowledge the work completed by the Park Ave Community Project, Phase II, including the Guiding Principles, Framework Plan, proposed Development and Design Standards, and Implementation Actions to consider for the future. 
2. Direct staff to move forward the proposed Development and Design Standards to the Planning and Zoning Division to begin consideration of amendments to the Zoning and Development Ordinance (ZDO) and Comprehensive Plan, working through the routine process with the Planning Commission and Board of Commissioners, with outreach to the residential and business community, and development of a policy framework for anti-displacement.

Project History

Between November 2019 – December 2020, the McLoughlin Area Plan Implementation Team (MAP-IT) and Clackamas County worked with the community to create Guiding Principles, a Framework Plan and drafted updated land use development and design standards for commercial areas within ½ mile of the light rail station at Park Avenue and McLoughlin Boulevard in Oak Grove, just south of the city of Milwaukie. The purpose of the standards is to support economic development in commercial areas, and protect and preserve surrounding residential areas.

The project provided an inclusive and innovative public engagement process (as much as was possible during a pandemic), an assessment of neighborhood livability and economic vitality, and draft revised development and design standards on commercial land around the Park Ave Light Rail station to support a more walkable, transit-oriented environment.

• Guiding Principles
• Framework Plan
• Development and Design Standards Overview
• Implementation
• Public Outreach Overview 
   

Background

The project has two distinct phases:

Phase I: Community Engagement (Fall 2018 - Spring 2019)

Community assessment including researching community demographics and organizations, and policies, plans and development conditions. There was an assessment of the public’s understanding of the McLoughlin Area Plan (MAP) vision and related policy considerations, and an initial livability assessment, with a review of the potential impact of gentrification. Phase I also provided the opportunity to develop an extensive, innovative and inclusive public engagement process for Phase II. The results of Phase I are detailed in the three memos listed below.

• Memorandum 1: Community Overview and Development Trends
• Memorandum 2: Summary of Engagement: Roundtables and Survey
• Memorandum 3: Recommended Revised Phase 2 Scope of Work

Phase II: Development & Design Standards (Spring 2019 – Summer 2020)

Technical work and community engagement to present options to code refinements and develop anti-displacement strategies. An extensive and inclusive public engagement process will be employed to ensure all segments of the residential and business community have the opportunity to participate. The anticipated outcome is the development of code and map amendments for commercially-zoned areas, recommendations for implementation tools and community development, and anti-displacement strategies. Any proposed amendments to the county’s Zoning & Development Ordinance (ZDO) will be brought forward to the Planning Commission and Board of County Commissioners, with final adoption by the Board.

The project is funded by a Metro 2040 Planning Development Grant of $180,000, with matching in-kind services from Clackamas County of $45,000.

¹ Application fees all include a technology fee of 3% of the base fee, up to a maximum of $5.

² Application fee includes $3,937 for Hearings Officer review.

³ If the property is located in an AG/F, EFU, FF-10, FU-10, RA-1, RA-2, RC, RI, RR, RRFF-5 or TBR zoning district, an additional notification surcharge of $154 applies due to the expanded notification area required by ZDO 1307. If more than one application is filed concurrently on the same property, only one surcharge applies.

⁴ Application fee includes $4,142 for hydrogeologist review.

The Design Review process ensures that new and significantly remodeled commercial and multifamily developments meet the needs of the community by complying with all applicable codes and zoning regulations. Design Review considers issues that affect safety, function, overall appearance and livability, including zoning, site conditions, off-site impacts, setbacks, access, parking, grading, drainage, signs, landscaping, architectural design, and adequate circulation for pedestrians, bicycles, cars and service vehicles.

Section 1102 of the Zoning and Development Ordinance (ZDO) describes Design Review in detail.

The Design Review Committee meets on Tuesdays at 8:30 a.m. as necessary. Its purpose is to advise land use planning staff — when requested by the Planning Director — on design decisions for new industrial, commercial, institutional, and multifamily development.

Who Does Design Review?

County staff with, for some projects, the advice of the Design Review Committee, conduct the Design Review process. The Design Review Committee is composed of community volunteers, several of whom are experts in architecture, landscape design or engineering.

What is the Design Review process?

Pre-Application Conference
The first step is the pre-application conference. The "pre-app" allows the applicant an opportunity to meet with county staff and appropriate service providers such as solid waste, water, fire, sewer and surface water management. In this informal setting, the applicant explains the proposal, and county staff and service providers outline the requirements that apply to the project site. The applicant also gets an estimate of the Transportation System Development Charge (TSDC) fees and Parks System Development Charge (PSDC) fees that may be required for the project.

Application
To apply, the applicant must submit the application form and design review fee, as well as preliminary plans. Scaled site, grading and landscaping plans and architectural drawings are required. If applicable, the applicant must also provide a signed Preliminary Statement of Feasibility from the water provider, sanitary sewer provider and surface water management authority. To avoid paying separate fees for sign review, applicants are encouraged to submit their sign proposal with the Design Review application.

Review Process

Prior to final plan approval, county staff and, for large or complex projects, the Design Review Committee will review the preliminary plans. If the DRC is involved, a public meeting (no testimony) will be held to allow the DRC, staff and the applicant to discuss the project. The DRC will then make a recommendation to staff, following which staff will issue an initial written decision. If the application is approved, conditions of approval will be attached to the decision. The initial decision may be appealed to the Land Use Hearings Officer by the applicant or any interested party.

Processing Time

Reviewing the initial submittal for completeness, notifying appropriate parties, evaluating comments received and writing the decision generally takes four to six weeks from the date the complete application is submitted. This includes time for notification of the appropriate community planning organization (CPO) and adjacent property owners, which have a minimum of 20 days to respond after the notice is mailed.

Appeals

The staff decision may be appealed to the county's Land Use Hearings Officer. An appeal must be filed within 12 days of the mailing date of the decision. The appeal fee is $250.

Committee members

• Rita Baker, Chair
• William Brannan
• Todd Iselin
• Cedomir Jesic
• Darrel Mulch
• Tracy Orvis

Figures

• Figures 5-1 a-e Urban Cross Sections
• Figures 5-2 a-e Rural Cross Sections
• Figure 5-3 Typical Multi-Use Path Cross Section
• Figure 10-CRC-01 Clackamas Regional Center Area Design Plan 82nd Avenue Regional Boulevard (Gateway Intersections)
• Figure 10-CRC-02 Clackamas Regional Center Area Design Plan 82nd Avenue Regional Boulevard (Between Gateway Intersections)
• Figure 10-CRC-03 Clackamas Regional Center Area Design Plan Sunnyside Road
• Figure 10-CRC-04 Clackamas Regional Center Area Design Plan Harmony Road Regional Boulevard (Fuller Road to 82nd Avenue)
• Figure 10-CRC-05 Clackamas Regional Center Area Design Plan Monterey Avenue Main Street (I-205 to 82nd Ave. with Causey Ave. Overpass)
• Figure 10-CRC-06 Clackamas Regional Center Area Design Plan Causey Avenue Main Street (I-205 to 82nd Avenue)
• Figure 10-CRC-07 Clackamas Regional Center Area Design Plan Gateway Intersection (Boulevard and Main Street)
• Figure 10-CRC-08 Clackamas Regional Center Design Plan Fuller Road Station Community, Street Type "B"
• Figure 10-CRC-09 Clackamas Regional Center Area Design Plan Fuller Road Station Community, Street Type "C"
• Figure 10-CRC-10 Clackamas Regional Center Area Design Plan Fuller Road Station Community, Street Type "D"
• Figure 10-CRC-11 Clackamas Regional Center Area Design Plan Fuller Road Station Community, Type "E" Pedestrian/Bicycle Connection
• Figure 10-MC-01 McLoughlin Corridor Design Plan Street Cross Sections
• Figure 10-MC-02 McLoughlin Corridor Design Plan Street Cross Sections
• Figure 10-SC-01 Sunnyside Corridor Community Plan 132nd Avenue South of Sunnyside Rd. Street Cross Section
• Figure 10-SC-02 Sunnyside Corridor Community Plan New Local Streets Street Cross Section
• Figure 10-SC-03 Sunnyside Corridor Community Plan Alley Cross Section
• Figure 10-SV-01 Sunnyside Village Plan Connector Street with Planting Strips and Bike Lanes
• Figure 10-SV-02 Sunnyside Village Plan Connector Street with Planting Strips
• Figure 10-SV-03 Sunnyside Village Plan Typical Connector Street Plan
• Figure 10-SV-04 Sunnyside Village Plan Choker and Curb Extension Design Connector Street
• Figure 10-SV-05 Sunnyside Village Plan Local Street With Planting Strips
• Figure 10-SV-06 Sunnyside Village Plan Alleys
• Figure 10-SV-07 Sunnyside Village Plan Intersections Minimum Curb Radius at Intersections
• Figure 10-SV-08 Sunnyside Village Plan Traffic Circle
• Figure 10-SV-09 Sunnyside Village Plan Alternative Horizontal Curve for Local Streets

Maps

• Map 3-01a Principal River Conservation Area Clackamas River Design Plan
• Map 3-01b Principal River Conservation Area Sandy-Salmon River Design Plan
• Map 3-01c Principal River Conservation Area Molalla River Design Plan
• Map 3-01d Principal River Conservation Area Tualatin River Design Plan
• Map 3-01e Willamette River Greenway Design Plan
• Map 3-02 Scenic & Distinctive Resource Areas
• Map 3-03 Molalla State Park Great Blue Heron Rookery
• Map 3-04 Stevens Great Blue Heron Rookery
• Map 4-01 Urban Land Within the Metro Urban Growth Boundary
• Map 4-02 Land Use Plan Map Index
• Map 4-03 Lake Oswego Area Land Use Plan
• Map 4-04 West Linn Area Land Use Plan
• Map 4-05 Oregon City Area Land Use Plan
• Map 4-06 North Urban Area Land Use Plan Map
• Map 4-07a Non-Urban Area Land Use Plan
• Map 4-07b Mt. Hood Corridor Land Use Plan
• Map 4-08 Urban Growth Concept
• Map 4-09 Urban & Rural Reserves Designated Pursuant to OAR 660, Division 27
• Map 5-1 Scenic Roads
• Map 5-2a Planned Bikeway Network (Urban)
• Map 5-2b Planned Bikeway Network (Rural)
• Map 5-3 Essential Pedestrian Network
• Map 5-4a Road Functional Classification (Urban)
• Map 5-4b Road Functional Classification (Rural)
• Map 5-5 Metro Regional Street Design Classifications
• Map 5-6 Potentially Buildable Residential Sites > 5 Acres in UGB
• Map 5-7 Interchange Management Areas
• Map 5-8a Transit (Urban)
• Map 5-8b Transit (Rural)
• Map 5-8c High Capacity Transit (HCT) System Plan
• Map 5-9a Freight Routes (Urban)
• Map 5-9b Freight Routes (Rural)
• Map 5-9c Over Dimensional Freight Routes (Urban)
• Map 5-9d Over Dimensional Freight Routes (Rural)
• Map 5-10 Airports
• Map 5-11a Capital Improvement Plan (Greater Clackamas Regional Center/Industrial Area)
• Map 5-11b Capital Improvement Plan (East County)
• Map 5-11c Capital Improvement Plan (Greater McLoughlin Area)
• Map 5-11d Capital Improvement Plan (Northwest County)
• Map 5-11e Capital Improvement Plan (Southwest County - Northern Portion)
• Map 5-11f Capital Improvement Plan (Southwest County - Southern Portion)
• Map 5-12a_Principal Active Transportation Routes Urban
• Map 5-12b_Principal Active Transportation Routes Rural
• Map 9-01 Open Space Network & Recreation Needs
• Map 9-02 Urban Park & Recreation Sub-Areas
• Map 10-CR-01 North Bank Clackamas River Greenway
• Map 10-CRC-01 Clackamas Regional Center Area Design Plan Regional Center, Corridors and Station Community
• Map 10-CRC-03 Clackamas Regional Center Area Design Plan Urban Design Elements
• Map 10-CRC-04 Clackamas Regional Center Area Design Plan Transportation Network (Public and Private)
• Map 10-CRC-06 Clackamas Regional Center Area Design Plan Transit Network
• Map 10-CRC-07 Clackamas Regional Center Area Design Plan Bikeway and Path Network
• Map 10-CRC-07a Clackamas Regional Center Area Design Plan Walkway Network
• Map 10-CRC-08 Clackamas Regional Center Area Design Plan 82nd Avenue Access Management Targets
• Map 10-MC-01 McLoughlin Corridor Design Plan Design Plan Area
• Map 10-MC-02 McLoughlin Corridor Design Plan Location of Street Improvements
• Map 10-MH-01 Resource Protection Open Space
• Map 10-MH-02 Resource Protection Open Space
• Map 10-MH-03 Resource Protection Open Space
• Map 10-MH-04 Government Camp Village Plan Land Use Plan & Boundary
• Map 10-MH-05 Government Camp Village Plan Resource Protection Open Space
• Map 10-MH-06 Government Camp Village Plan Recreation Trails and Facilities
• Map 10-SC-01 Sunnyside Corridor Community Plan Community Plan Area and Corridor Design Type Location
• Map 10-SC-02 Sunnyside Corridor Community Plan Land Use Plan Map
• Map 10-SC-03 Sunnyside Corridor Community Plan New Streets 
• Map 10-SC-05 Sunnyside Corridor Community Plan Sunnyside Road Access Management Targets
• Map 10-SC-06 Sunnyside Corridor Community Plan Trails
• Map 10-SV-01 Sunnyside Village Plan Land Use Plan Map
• Map 10-SV-03 Sunnyside Village Plan Street Classifications
• Map 10-SV-04 Sunnyside Village Plan Park Locations & Sizes

Tables

• Table 3-01 Compatibility Criteria for Wildlife Sensitive Areas
• Table 3-02 Inventory of Mineral and Aggregate Resource Sites
• Table 4-1 Land Use Plan Designations and Implementing Zoning Districts
• Table 5-3a 20 Year Capital Projects
• Table 5-3b Preferred Projects
• Table 5-3c Long Term Capital Projects
• Table 5-3d Regional Capital Projects
• Table 9-01 Classifications and Standards
• Table 10-01 Non-Capital Projects

We have had several significant recent floods, such as the Sandy River flood of January 2011. In 1996, a warm-weather system known as a "Pineapple Express" caused many rivers and creeks throughout the region to rise to 100-year flood levels.

Although the floods of 1996 represented a large-scale disaster, they are not unprecedented within the recent past. The Christmas Flood of 1964 caused $157 million in damage, and 20 Oregonians lost their lives. Records dating back to the mid-1800s show at least seven significant Willamette River floods in the county. Flooding from the Clackamas River has dramatically affected the county at least five times.

Learn more about flooding preparedness on Disaster Management's webpage.

Floodplain Management District

The county regulates development in the floodplain through its Floodplain Management District, which may include requirements to elevate or floodproof new construction, or retrofit and elevate older structures being renovated that do not meet current floodplain development standards. Floodplain regulations also apply to streambank stabilization projects, and most development in the floodplain requires a floodplain development permit. For application requirements or to find out if you’re in a designated floodplain, contact the Planning and Zoning Division at zoninginfo@clackamas.us or 503-742-4500.

Floodplain Development Materials

• County Floodplain Ordinance
• Floodplain Development Application Form

Contacts

• Federal Emergency Management Agency (FEMA)
• Clackamas County Code Enforcement
• Clackamas County Department of Water Environment Services (WES)
• Clackamas County Library System (floodplain publications and other information)