A 169-lot subdivision for future townhouses and one detached single family dwelling. The subject property is commonly known as the Joe Koida Florist, and contains approximately 19.55 acres of land historically engaged in nursey and agriculture production. The site is split in two general sectors: The north sector consists of tax lots 12E32BA00400 and 12E32AB04400, and is located between SE Monroe Street and SE King Street. The south sector consists of tax lot 12E32BA04900 and is located south of SE Monroe Street and west of SE 72nd Ave. The north sector will primarily take access off of SE Monroe Street and will include new public and private streets. In addition, lots 78-86 will take access off SE King Road, via a new private street. The south sector will take access off of SE Monroe Street and SE 72nd Ave. For lots 144-155, two access options are proposed: Option 1 calls for individual driveways for each townhouse onto SE 72nd Ave. Option 2 calls for an alley behind lots 144-155 and avoids individual driveways onto SE 72nd Ave. Public and private roads will have sidewalks for pedestrian connectivity including a dedicated pathway to SE Jack Road. Direct vehicular access between SE King Road and SE Monroe Street is not proposed, but a public pathway will connect the lower and upper part of development, providing a pedestrian connection. A planned bike lane is also proposed along Monroe Street and SE 72nd Ave. Lastly, four nonresidential tracts are proposed: Tracts “A” and “C” are reserved for stormwater facilities. Tracts “B” and “D” are open space tracts designed to protect hillsides and the large pond in the south sector of the subject property.
The applicant requests approval for a dwelling in conjunction with farm use. The dwelling is proposed in the western area of tax lot 100. Planning Director’s Initial Decision: Denial of the request on March 13, 2024, based on insufficient evidence that the criterion in ZDO 401.05(C)(5) were met.
An appeal of staff decision for a proposed home school co-op associated with the Stafford Farm School, serving 19+ children, in a pole building on the property.
Lot Subdivision and Planned Unit Development (PUD) for future residential dwellings. Lot sizes range from 5,220 Sq. Ft. to 8,570 Sq. Ft. Water Quality areas will be contained in open space tracts. A private road will serve the lots, with access onto SE 92nd Ave. Duplexes are planned for new residential lots.
An appeal of staff decision for a proposed home school co-op associated with the Stafford Farm School, serving 19+ children, in a pole building on the property.
Minor and Time-Sensitive Comprehensive Plan and ZDO Amendments is a Planning project that is intended to be completed annually and focuses on changes, some of which are relatively minor, to the County’s Comprehensive Plan and Zoning and Development Ordinance (ZDO) to comply with any new state and federal mandates, clarify existing language, correct errors, or adopt optional provisions that require only minimal analysis. This year, however, this amendment package is also proposed as a vehicle for the adoption of new land use allowances in state law.
Second dwelling options: Accessory Dwelling Units (ADUs) in rural areas and Recreational Vehicles (RVs) in rural and urban areas
To help support access to more affordable housing in unincorporated Clackamas County, the Planning & Zoning Division is considering allowing for county residents to:
The County Planning Commission and Board of Commissioners will hold public hearings on these options in spring 2024, and would like to hear how county residents and property owners feel about them.
Where would the ADUs and RVs be allowed and under what circumstances? Please watch our 8-minute video or review the information below.
Meetings and public hearings
2024
April 2 6 p.m. to 7:30 p.m.
Online Information Session Full event video Listen to a brief overview of the changes under consideration, along with an extensive Q-and-A with County Planning staff.
April 22 6:30 p.m.
Planning Commission Public Hearing Online through Zoom; the link will be posted one week prior to hearing Staff presentation on proposed code amendments, testimony from the public and discussion by Planning Commission members. The public is welcome to attend to listen or provide testimony.*
May 8 10 a.m.
Board of County Commissioners Public Hearing In person or online through Zoom: in person in the Board Hearing Room, 4th floor of Public Services Building, 2051 Kaen Road, Oregon City, or online through Zoom (the link will be posted one week before the hearing). Staff presentation on proposed code amendments, testimony from the public and discussion by County Commissioners. The public is welcome to attend, in-person or online, to listen or provide testimony.*
*Mail or email: Testimony may also be sent by email or US mail in advance to Martha Fritzie, Planning & Zoning, 150 Beavercreek Road, Oregon City, OR 97045 or mfritzie@clackamas.us.
Requirements for rural 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.
Attached ADU
Detached ADU
Historically, state law has not allowed ADUs in rural areas. State legislation in 2021 and 2023 changed these rules, however, and now counties can allow ADUs in certain areas zoned for rural residential use, as long as the site is both outside of an urban growth boundary (UGB) and outside of an urban reserve.
If the county allows the construction of ADUs in these areas, it would have to apply the standards described below and could, but would not have to, add its own standards
Property requirements:
Be at least two acres in size;
Have only one single-family dwelling (could be a manufactured dwelling);
Not be subject to an order or pending action declaring it as a nuisance property;
Be served by a fire protection service provider, and
Cannot be subdivided to separate the primary dwelling and the ADU.
ADU requirements:
No larger than 900 square feet;
Located within 100 feet of the single-family dwelling;
Comply with all applicable state laws relating to water supply, sanitation and wastewater disposal;
Comply with all applicable state laws relating to wildfire mitigation standards, including:
Fire hardening of structures
Defensible space surrounding structures
Adequate access for emergency services, firefighting equipment, safe evacuation
Not be in a groundwater-restricted areas where domestic wells and ½-acre of lawn or garden have been restricted;
Would not have access to public sewer, and would need to connect to an existing or new septic system;
In some cases, would not have access to public water and would need to rely on a well, and
Could not be used as a short-term rental.
The blue areas on the map below show where construction of ADUs would be permissible in rural areas.
MAP 1: Rural Residential Areas Where the County Could Allow Accessory Dwelling Units (ADUs)
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, state law has not allowed using an RV as a residence on private property except in limited circumstances, such as temporary dwellings for care or while building a permanent dwelling. However, based on state legislation in 2023, SB 1013, counties now may allow property owners to place one RV on certain property to use as a second dwelling.
Under this legislation, the county can allow an RV to be used as a second dwelling on unincorporated (outside cities) properties zoned for residential use under the following circumstances:
If the site is inside the Portland Metro UGB or
If the site is both outside of an urban growth boundary (UGB) and outside of an urban reserve (see map).
The RV would not be subject to building codes and could not be used as a short-term rental, In addition, the law would require:
A residential rental agreement
The primary single-family dwelling (may be a manufactured dwelling) on the property must be occupied as the property owner’s primary residence
No portion of the primary dwelling can be rented for residential use
No other dwellings besides the primary dwelling on the property
The property owner to provide utility hookups to the RV space
In addition to the requirements above, if a county allows for siting RVs on residential property, it may also require property owners to:
Register the RV with the county
Limit the amount of payments the property owner can accept from the tenant to those reasonably necessary to cover the owner’s costs or losses
Require that the RV comply with any reasonable appearance, repair, inspection or siting standards.
If the proposed changes are approved, RVs would be allowed as second dwellings on land inside the Portland Metro UGB (shown in orange) and land that is both outside of an urban growth boundary (UGB) and outside of an urban reserve (shown in blue) on the following map.
MAP 2: Urban and Rural Residential Areas Where the County Could Allow RVs as Second Dwellings
Translate
