35490 se hwy 26 download (1054062)pdf

PROPERTY DEVELOPMENT PROFILE SUBJECT PARCELS 35490 SE Highway 26 Sandy, Oregon Clackamas County

PREPARED BY:

FIRST AMERICAN TITLE 121 SW Morrison St, Ste 300 Portland, OR 97204 OFFICE 503.222.3651

PREPARED FOR: Jason Shuler John L. Scott Real Estate 17150 University Ave, Suite 200 Sandy, OR 97055

Tuesday, January 16, 2018 Thank you for requesting this Property Development Profile from First American Title.

We pride ourselves on providing public data in a professional manner to help you present a comprehensive report on your subject property.

You will find included in this Property Development Profile the following information.

Please note that we do our best to provide this information for every property, but at times it is not available. This is especially true for rural or sparsely populated areas.

1) Site Data – This shows various property characteristics such as assessed/market values, parcel and building size, land use, and improvement type.

2) Ownership – The most recent vesting deed can be found here. If a parcel is owned by a commercial entity, there may be additional information identifying the principal.

3) Aerial 4) Location – You can find parcel maps with lot dimensions and maps showing relation of the site to the greater community in this section.

5) Zoning – A definition of the specific zoning code can be found here, often along with a zoning map of the area.

6) Transit – When possible, information about public transit accessibility will be provided.

7) Natural Features – This section may include information about soil, floodplains, and topography.

8) Utilities – If the parcel is served by a public water or sewer district, basic sketches or contacts to the appropriate authorities are listed.

9) Demographics – Based on Census 2000, this information reflects the characteristics of the population surrounding your site.

Please do not hesitate to contact us regarding any of the information included in this Property Development Profile. Though this is reliable data assembled by First American, it is provided by third parties and is not guaranteed.

121 SW Morrison St., Suite 300 Portland, OR 97204 TEL

503.219.8746•

FAX

503.790.7872

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CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

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

316.01

PURPOSE Section 316 is adopted to implement the policies of the Comprehensive Plan for Unincorporated Community Residential, Rural, and Future Urban areas.

316.02

APPLICABILITY Section 316 applies to land in the 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, hereinafter collectively referred to as the rural residential and future urban residential zoning districts.

316.03

USES PERMITTED A. Uses permitted in each rural residential and future urban residential zoning district are listed in Table 316-1, Permitted Uses in the Rural Residential and Future Urban Residential Zoning Districts. Uses not listed are prohibited.

B. As used in Table 316-1: 1. “P” means the use is a primary use.

2. “A” means the use is an accessory use.

3. “C” means the use is a conditional use, approval of which is subject to Section 1203, Conditional Uses.

4. “X” means the use is prohibited.

5. Numbers in superscript correspond to the notes that follow Table 316-1.

C. Permitted uses are subject to the applicable provisions of Subsection 316.04, Dimensional Standards; Subsection 316.05, Development Standard; Section 1000, Development Standards; and Section 1100, Development Review Process.

316-1

Last Amended 1/4/16

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

Table 316-1: Permitted Uses in the Rural Residential and Future Urban Residential Zoning Districts Use Accessory Buildings and Uses, Customarily Permitted, such as amateur (Ham) radio antennas and towers, arbors, bicycle racks, carports, citizen band transmitters and antennas, cogeneration facilities, courtyards, decks, decorative ponds, driveways, electric vehicle charging stations, family daycare providers, fountains, garages, garden sheds, gazebos, greenhouses, HVAC units, meeting facilities, outdoor kitchens, parking areas, patios, pergolas, pet enclosures, plazas, property management and maintenance offices, recreational facilities (such as bicycle trails, childrenâ&#x20AC;&#x2122;s play structures, dance studios, exercise studios, playgrounds, putting greens, recreation and activity rooms, saunas, spas, sport courts, swimming pools, and walking trails), rainwater collection systems, satellite dishes, selfservice laundry facilities, shops, solar energy systems, storage buildings/rooms, television antennas and receivers, transit amenities, trellises, and utility service equipment

RA-1

RA-2

RR

RRFF-5

FF-10

FU-10

A

A

A

A

A

A

Accessory Kitchens Aircraft Land Uses Aircraft Landing Areas Bed and Breakfast Inns, subject to Section 832 Bed and Breakfast Residences, subject to Section 832

A1 X X

A1 X C

A1 X C2

A1 C X

A1 C X

A1 C X

C

C

C

C

C

X

C

C

C

C

C

C

316-2

Last Amended 1/4/16

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

Use Bus Shelters, subject to Section 823 Campgrounds Cemeteries, subject to Section 808 Churches, subject to Section 804 Commercial or Processing Activities that are in Conjunction with Farm or Forest Uses4 Composting Facilities, subject to Section 834 Conservation Areas or Structures for the Conservation of Water, Soil, Forest, or Wildlife Habitat Resources Crematories, subject to Section 808 Daycare Facilities, subject to Section 807 Daycare Services, Adult Dwellings, Detached SingleFamily Dwellings, Two-Family, subject to Section 802 Energy Source Development Farmersâ&#x20AC;&#x2122; Markets, subject to Section 840 Farm Uses, including4: Raising, harvesting, and selling crops Feeding, breeding, management and sale of, or the produce of, livestock, poultry, fur-bearing animals, or honeybees Dairying and the sale of dairy products Any other agricultural or horticultural use or animal husbandry or any combination thereof

RA-1

RA-2

RR

RRFF-5

FF-10

FU-10

P

P

P

P

P

P

C

C

C

C

C

C

C

C

X

C

C

C

C

C

C

C

C

C3

X

X

X

C

C

X

X

X

X

C

C

X

P

P

P

P

P

P

C

C

X

X

X

X

C

C

C

C

C

C5

C

C

C

C

C

C6

P7

P7

P7

P7

P7

P7

C7

X

X

X

X

X

X

X

C

X

X

X

A

A

A

A

A

A

P

P

P8

P

P

P

X9

P

X9

P

P

P

X9

P

X9

P

P

P

X9

P

X9

P

P

P

316-3

Last Amended 1/4/16

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

Use Preparation, storage, and disposal by marketing or otherwise of the products or byproducts raised on such land for human or animal use Propagation, cultivation, maintenance, and harvesting of aquatic, bird, and animal species that are under the jurisdiction of the Oregon Fish and Wildlife Commission, to the extent allowed by the rules adopted by the commission Growing cultured Christmas trees Fish or Wildlife Management Programs Forest Practices, including the following operations conducted on or pertaining to forestland: reforestation of forestland, road construction and maintenance, harvesting of forest tree species, application of chemicals, disposal of slash, and removal of woody biomass

RA-1

RA-2

RR

RRFF-5

FF-10

FU-10

P

P

P8

P

P

P

X9

P

X9

P

P

P

P

P

P8

P

P

P

X

X

X

P

P

P

P10

P10

P

P10

P10

P10

Fraternal Organization Lodges Government Uses, unless such a use is specifically listed as a primary, accessory, conditional, or prohibited use in the applicable zoning district Guest Houses and Studios, subject to Section 833 Guest Ranches and Lodges Home Occupations, including bed and breakfast homestays, subject to Section 82212 Home Occupations to Host Events, subject to Section 806 Hydroelectric Facilities, subject to Section 829 Kennels Livestock, subject to Section 821

C11

C11

C11

C11

C11

C11

C11

C11

C11

C11

C11

C11

A

A

A

A

A

A

X

X

C

X

X

X

A

A

A

A

A

A

C

C

C

C

C

C

C

C

C

C

C

C

C13 P

C13 X9

X A

C13 X9

C13 X9

X X9

316-4

Last Amended 1/4/16

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

Use Manufactured Dwellings, subject to Section 824 Marijuana Processing Marijuana Production, subject to Section 841 Marijuana Retailing Marijuana Wholesaling Operations Conducted for the Exploration, Mining, or Processing of Geothermal Resources or Other Subsurface Resources Produce Stands Public Utility Facilities Radio and Television Transmission and Receiving Towers and Earth Stations Recreational Uses, including boat moorages, community gardens, country clubs, equine facilities, gymnastics facilities, golf courses, horse trails, pack stations, parks, playgrounds, sports courts, swimming pools, ski areas, and walking trails18

RA-1

RA-2

RR

RRFF-5

FF-10

FU-10

P7

P7

P7

P7

P7

P7

X

X

X

X

X

X

X

X

X

P

P

X

X X

X X

X X

X X

X X

X X

X

X

X

C

C

X

A14 C11,16

A14 C11,16

A14 C11,16

A14 C11,16

A14 C11,16

A14,15 C11,16

C11,17

C11,17

C11, 17

C11,17

C11,17

C11,17

C11

C11,19

C11

C11,19

C11,19

C11,19

316-5

Last Amended 1/4/16

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

Use Recreational Uses, GovernmentOwned, including amphitheaters; arboreta; arbors, decorative ponds, fountains, gazebos, pergolas, and trellises; ball fields; bicycle and walking trails; bicycle parks and skate parks; equine facilities; boat moorages and ramps; community buildings and grounds; community and ornamental gardens; courtyards and plazas; fitness and recreational facilities, such as exercise equipment, gymnasiums, and swimming pools; horse trails; miniature golf, putting greens, and sports courts; pack stations; parks; picnic areas and structures; play equipment and playgrounds; nature preserves and wildlife sanctuaries; ski areas; tables and seating; and similar recreational uses18 Recreational Uses, GovernmentOwned Golf Courses18 Recreational Vehicle Camping Facilities, subject to Section 813 Sanitary Landfills and Debris Fills, subject to Section 819 Schools, subject to Section 805 Signs, subject to Section 1010 Surface Mining, subject to Section 818 Telephone Exchanges Temporary Buildings for Uses Incidental to Construction Work. Such buildings shall be removed upon completion or abandonment of the construction work.

RA-1

RA-2

RR

RRFF-5

FF-10

FU-10

P20

P20

P20

P

P

P

P20

P20

P20

P

P

P

C11

C11

C11

C11

C11

X

X

X

X

C

C

X

C21 A23

C21 A23

C A23

C21 A23

C21 A23

C22 A23

X

X

X

C

C

X

C11

C11

C11

C11

C11

C11

A

A

A

A

A

A

316-6

Last Amended 1/4/16

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

Use Temporary Storage within an Enclosed Structure of SourceSeparated Recyclable/Reusable Materials Generated and/or Used On-site Prior to On-site Reuse or Removal by the Generator or Licensed or Franchised Collector to a User or Broker Transfer Stations, subject to Section 819 Utility Carrier Cabinets, subject to Section 830 Wireless Telecommunication Facilities listed in Subsections 835.04 and 835.05(A)(2) and (3), subject to Section 835 Wireless Telecommunication Facilities listed in Subsection 835.06(A), subject to Section 835

RA-1

RA-2

RR

RRFF-5

FF-10

FU-10

A

A

A

A

A

A

X

X

C

X

X

C

P

P

P

P

P

P

P

P

P

P

P

P

C

C

C

C

C

C

1

An accessory kitchen is permitted only in a detached single-family dwelling or a manufactured dwelling. Only one accessory kitchen is permitted in each single-family dwelling or manufactured dwelling.

2

Aircraft landing areas are permitted for use by emergency aircraft (fire, rescue, etc.) only.

3

This use is limited to alteration or expansion of a lawfully established church.

4

As used in Table 316-1, farm uses do not include marijuana production, marijuana processing, marijuana wholesaling, or marijuana retailing. See separate listings in Table 316-1 for these uses.

5

This use is limited to alteration or expansion of a lawfully established daycare facility.

6

This use is limited to alteration or expansion of a lawfully established adult daycare service.

7

Except as limited by Subsection 902.02, each lot of record may be developed with only one of the following: detached single-family dwelling, two-family dwelling (only if approved as a conditional use in the RA-1 District pursuant to Section 802), or manufactured dwelling.

8

This use is permitted only on lots larger than five acres.

9

Depending on the specific zoning district, livestock is either permitted as described under the use category of “farm uses” or is permitted as described under the use category of “livestock.”

316-7

Last Amended 1/4/16

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

10

For land inside the Portland Metropolitan Urban Growth Boundary, refer to Subsection 1002.03 regarding a development restriction that may apply if excessive tree removal occurs.

11

Uses similar to this may be authorized pursuant to Section 106, Authorization of Similar Uses.

12

A use may be permitted as a home occupation, subject to Section 822, even if such use is also identified in another use listing in Table 316-1.

13

The portion of the premises used shall be located a minimum of 200 feet from all property lines.

14

A produce stand shall be subject to the parking requirements of Section 1015, Parking and Loading.

15

In addition to selling produce grown on-site, a produce stand may sell agricultural products that are produced in the surrounding community in which the stand is located.

16

Public utility facilities shall not include shops, garages, or general administrative offices.

17

The base of such towers shall not be closer to the property line than a distance equal to the height of the tower.

18

This use may include concessions, restrooms, maintenance facilities, and similar support uses.

19

Equine facilities are a primary use, subject to the following standards and criteria: a. The number of horses shall be limited to no more than one horse per acre or five horses in total, whichever is less. Horses owned by the operator of the equine facility, or owned by a 501(c)(3) organization and being temporarily fostered by the operator of the equine facility, do not count toward the maximum number of horses. The one-horse-per-acre standard shall be calculated based on the area of the lot of record or tract on which the equine facility is located. b. Services offered at the equine facility, such as riding lessons, training clinics, and schooling shows, shall be provided only to the family members and nonpaying guests of the operator of the equine facility, the owners of boarded horses, or the family members and nonpaying guests of the owners of boarded horses.

20

Any principal building or swimming pool shall be located a minimum of 45 feet from any other lot in a residential zoning district.

21

Schools are prohibited within the areas identified as Employment, Industrial, and Regionally Significant Industrial on the Metro Region 2040 Growth Concept Map.

22

This use is limited to alteration or expansion of a lawfully established school.

316-8

Last Amended 1/4/16

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

23

Temporary signs regulated under Subsection 1010.13(A) are a primary use.

316.04

DIMENSIONAL STANDARDS A. General: Dimensional standards applicable in the rural and future urban residential zoning districts are listed in Table 316-2, Dimensional Standards in the Rural Residential and Future Urban Residential Zoning Districts. As used in Table 316-2, numbers in superscript correspond to the notes that follow the table.

B. Modifications: The standards in Table 316-2 may be modified pursuant to Sections 800, Special Use Requirements; 902, Lot Size Exceptions; 903, Setback Exceptions; 904, Other Exceptions; 1013, Planned Unit Developments; 1014, Design Standards for Land Divisions; 1107, Property Line Adjustments; and 1205, Variances.

316-9

Last Amended 1/4/16

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

Table 316-2: Dimensional Standards in the Rural Residential and Future Urban Residential Zoning Districts Standard

RA-1

RA-2

RR

RRFF-5

FF-10

FU-10

Minimum Lot Size1

1 acre2

2 acres2

2 acres

5 acres2,3

10 acres2,3

10 acres3

Minimum Front Yard Depth

30 feet

30 feet

15 feet, except 20 feet to garage and carport motor vehicle entries4

30 feet

30 feet

30 feet

Minimum Rear Yard Depth

30 feet5

30 feet6

15 feet

30 feet6

30 feet6

30 feet6

Minimum Side Yard Depth

10 feet7

10 feet

5 feet

10 feet

10 feet

10 feet

Maximum Lot Coverage

None

None

40 percent

None

None

None

Minimum Building Separation above 3,500 Square Feet in Elevation

None

None

20 feet between buildings with contiguous snow slide areas

None

None

None

1

The minimum lot size standards, as modified pursuant to Sections 800, Special Use Requirements; 902, Lot Size Exceptions; 1013, Planned Unit Developments; 1014, Design Standards for Land Divisions; 1107, Property Line Adjustments; and 1205, Variances, apply to subdivisions, partitions, and property line adjustments. Notwithstanding the minimum lot size standard, a lot of record may be developed subject to other applicable standards of this Ordinance, except as limited by minimum lot size standards of Section 800 and Subsection 902.02.

316-10

Last Amended 1/4/16

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

2

The minimum lot size inside the Portland Metropolitan Urban Growth Boundary shall be 20 acres. The 20-acre minimum lot size is applicable to a subdivision or partition, but not to a property line adjustment.

3

For the purpose of complying with the minimum lot size standard, lots with street frontage on County or public road rights-of-way may include the land area between the front lot line and the centerline of the road right-of-way.

4

For a corner lot located above 3,500 feet in elevation, the minimum depth of one of the front yards shall be 10 feet, except 20 feet to garage and carport motor vehicle entries.

5

The minimum rear yard depth for an accessory building shall be five feet.

6

The minimum rear yard depth for an accessory building shall be 10 feet.

7

The minimum side yard depth for an accessory building shall be five feet.

316.05

DEVELOPMENT STANDARD Redevelopment of a manufactured dwelling park with a different use is subject to Subsection 825.03.

[Added by Ord. ZDO-252, 6/1/15; Amended by Ord. ZDO-253, 6/1/15; Amended by Ord. ZDO-254, 1/4/16]

316-11

Last Amended 1/4/16

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

406

TIMBER DISTRICT (TBR)

406.01

PURPOSE Section 406 is adopted to implement the policies of the Comprehensive Plan for Forest and Agriculture areas.

406.02

APPLICABILITY Section 406 applies to land in the Timber (TBR) District.

406.03

DEFINITIONS Unless specifically defined in Subsection 406.03 or in Section 202, Definitions, words or phrases used in Section 406 shall be interpreted to give them the same meaning as they have in common usage and to give Section 406 its most reasonable application.

A.

Auxiliary: A use or alteration of a structure or land which provides help or is directly associated with the conduct of a particular forest practice. An auxiliary structure is located on site, temporary in nature, and not designed to remain for the forest's entire growth cycle from planting to harvesting. An auxiliary use is removed when a particular forest practice has concluded.

B.

Cubic Foot Per Acre: As defined in Oregon Administrative Rules (OAR) 660-006-0005(3).

C.

Cubic Foot Per Tract Per Year: As defined in OAR 660-006-0005(4).

D.

Date of Creation and Existence: When a lot of record or tract is reconfigured pursuant to applicable law after November 4, 1993, the effect of which is to qualify a lot of record or tract for the siting of a dwelling, the date of the reconfiguration is the date of creation or existence. Reconfigured means any change in the boundary of the lot of record or tract.

E.

Dwelling: Unless otherwise provided in Section 406, a dwelling is a detached single-family dwelling or a manufactured dwelling.

F.

Firearms Training Facility: An indoor facility only, that provides training courses and issues certifications required for law enforcement personnel, by the Oregon Department of Fish and Wildlife, or by nationally recognized programs that promote shooting matches, target shooting, and safety.

G.

Forest Operation: Any commercial activity relating to the growing or harvesting of any forest tree species as defined in Oregon Revised Statutes (ORS) 527.620(6).

H.

Navigation: References an instrument within a waterway or flightway that assists in traveling to a destination for water vessels and aircraft.

406-1

Last Amended 1/4/16

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

406.04

I.

Owner: For purposes of a Lot of Record Dwelling, “owner” includes the wife, husband, son, daughter, mother, father, brother, brother-in-law, sister, sister-in-law, son-in-law, daughter-in-law, mother-in-law, father-in-law, aunt, uncle, nephew, niece, stepparent, stepchild, grandparent, or grandchild of the owner, or a business entity owned by any one or a combination of these family members.

J.

Ownership: Holding fee title to a lot of record, except in those instances when the land is being sold on contract, the contract purchaser shall be deemed to have ownership. Ownership shall include all contiguous lots of record meeting this definition.

K.

Private Park: Land that is used for low impact casual recreational uses such as picnicking, boating, fishing, swimming, camping, hiking, or nature-oriented recreational uses such as viewing and studying nature and wildlife habitat and may include play areas and accessory facilities that support the activities listed above but does not include tracks for motorized vehicles or areas for target practice or the discharge of firearms.

L.

Relative: For purposes of a Temporary Dwelling for Care, “relative” means a child, parent, stepparent, grandchild, grandparent, stepgrandparent, sibling, stepsibling, niece, nephew, or first cousin of the owner.

M.

Temporary Structures: Onsite structures which are auxiliary to and used during the term of a particular forest operation and used in the preliminary processing of a particular forest operation such as: pole and piling preparation, small portable sawmill, small pole building, etc. Temporary structures are allowed for a period not to exceed one year.

N.

Tract: One or more contiguous lots of record under the same ownership, including lots of record divided by a County or public road, or land contiguous at a common point. Lots of record divided by a state highway are not considered contiguous.

USES PERMITTED Uses permitted in the TBR District are listed in Table 406-1, Permitted Uses in the TBR District.

A.

As used in Table 406-1: 1. “A” means the use is allowed.

2. “Type II” means the use requires review of a Type II application, pursuant to Section 1307, Procedures.

3. “C” means the use is a conditional use, approval of which is subject to Section 1203, Conditional Uses.

406-2

Last Amended 1/4/16

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

4. The â&#x20AC;&#x153;Subject Toâ&#x20AC;? column identifies any specific provisions of Subsection 406.05 to which the use is subject.

B.

Permitted uses are subject to the applicable provisions of Subsection 406.07, Dimensional Standards; Subsection 406.08, Development Standards; Section 1000, Development Standards; and Section 1100, Development Review Process.

Table 406-1: Permitted Uses in the TBR District

FARM AND FOREST USES

Type A

A

A

A A

TYPE II C

NATURAL RESOURCE USES

C C Type A C

Use Forest operations or forest practices including, but not limited to, reforestation of forest land, road construction and maintenance, harvesting of a forest tree species, application of chemicals and disposal of slash where such uses pertain to forest uses and operations. Inside the Portland Metropolitan Urban Growth Boundary, refer to Subsection 1002.03 regarding a development restriction that may apply if excessive tree removal occurs.

Temporary on-site structures which are auxiliary to and used during the term of a particular forest operation.

Physical alterations to the land auxiliary to forest practices including, but not limited to, those made for purposes of exploration, mining, commercial gravel extraction and processing, landfills, dams, reservoirs, road construction, or recreational facilities.

Farm use as defined in ORS 215.203. Marijuana production is subject to Section 841.

Uses and structures customarily accessory and incidental to a farm or forest use, only if a primary farm or forest use exists.

Temporary portable facility for the primary processing of forest products.

Permanent facility for the primary processing of forest products.

Permanent facilities for logging equipment repair and storage.

Log scaling and weigh stations.

Use Uninhabitable structures accessory to fish and wildlife enhancement.

Forest management research and experimentation facilities.

406-3 Last Amended 1/4/16

Subject To

406.05(B)(1) 406.05(A)(1) & (6) 406.05(A)(1) & (6) 406.05(A)(1) & (6) Subject To

406.05(A)(1) & (C)(1)

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

Type A

MINERAL, AGGREGATE, OIL, AND GAS USES

COMMERCIAL USES

RESIDENTIAL USES

A TYPE II TYPE II TYPE II TYPE II TYPE II TYPE II TYPE II Type A TYPE II C C C C Type A

C C

TRANSPORTATION USES

Type A

A A

Use Uses and structures customarily accessory and incidental to a dwelling, only if a lawfully established dwelling exists.

Alteration, restoration, or replacement of a lawfully established dwelling.

Forest Lot of Record Dwelling.

Forest Template Test Dwelling.

160 Acre Forest Dwelling.

200 Acre Noncontiguous Tract Forest Dwelling Caretaker residences for public parks and public fish hatcheries.

Temporary forest labor camp, subject to Subsection 1204.01, for a period not to exceed one year.

Temporary dwelling for care, subject to Subsection 1204.03.

Use Family daycare provider.

Home occupation, subject to Section 822.

Home occupation to host events, subject to Section 806.

Home occupation for canine skills training, subject to Section 836.

Private accommodations for fishing on a temporary basis.

Private seasonal accommodations for fee based hunting.

Use Exploration for mineral and aggregate resources as defined in ORS Chapter 517 and subject to the requirements of the Department of Geology and Mineral Industries.

Mining and processing of oil, gas, or other subsurface resources.

Exploration for and production of geothermal, gas, and oil.

Use Widening of roads within existing rights-of-way in conformance with Chapter 5 of the Comprehensive Plan.

Climbing and passing lanes within the right of way existing as of July 1, 1987.

Reconstruction or modification of public roads and highways, including the placement of utility facilities overhead and in the subsurface of public roads and highways along the public right of way, but not including the addition of travel lanes, where no removal or displacement of buildings would occur, or no new land parcels result.

406-4

Last Amended 1/4/16

Subject To

406.05(D)(1) 406.05(A)(3), (4), (5) & (D)(2) 406.05(A)(3), (4), (5) & (D)(3) 406.05(A)(3), (4), (5) & (D)(4) 406.05(A)(3), (4), (5) & (D)(5) 406.05(A)(2) & (5)

406.05(A)(1), (2) & (D)(6) Subject To 406.05(A)(1), (2), (5) & (E)(1) 406.05(A)(1), (2), (5) & (E)(1) 406.05(A)(1), (2) (5) & (E)(1) 406.05(A)(1), (2), (5) & (E)(2) 406.05(A)(1), (5) & (E)(3) Subject To

406.05(A)(1), (6) & (F)(1) 406.05(A)(1), (6) & (F)(2) Subject To

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

Type A

TRANSPORTATION USES (cont.)

A

TYPE II TYPE II

TYPE II

TYPE II C C C

UTILITY AND SOLID WASTE DISPOSAL FACILITY USES

C

Type A

A

A A

A A A A

Use Temporary public road and highway detours that will be abandoned and restored to original condition or use at such time as no longer needed.

Minor betterment of existing public road and highway related facilities such as maintenance yards, weigh stations, and rest areas, within right of way existing as of July 1, 1987, and contiguous public-owned property utilized to support the operation and maintenance of public roads and highways.

Construction of additional passing and travel lanes requiring the acquisition of right-of-way but not resulting in the creation of new land parcels.

Reconstruction or modification of public roads and highways involving the removal or displacement of buildings but not resulting in the creation of new land parcels.

Improvement of public roads and highway-related facilities, such as maintenance yards, weigh stations, and rest areas, where additional property or right-of-way is required but not resulting in the creation of new land parcels.

Parking of up to seven dump trucks and seven trailers, subject to ORS 215.311.

Aids to navigation and aviation.

Expansion of existing airports.

Temporary asphalt and concrete batch plants as accessory uses to specific highway projects.

Roads, highways, and other transportation facilities and improvements not otherwise allowed under this Ordinance.

Use Collocation of antennas with associated equipment on a previously approved wireless telecommunication facility, subject to Subsection 835.04(A).

Placement of telecommunication antennas with associated equipment on an existing utility pole, subject to Subsection 835.04(B).

Essential public communication services, subject to Subsection 835.04(C).

Local distribution lines (i.e., electric, telephone, natural gas) and accessory equipment (i.e., electric distribution transformers, poles, meter cabinets, terminal boxes, pedestals), or equipment which provides service hookups, including water service hookups.

Water intake facilities, canals and distribution lines for farm irrigation and ponds.

Solar energy systems as an accessory use.

Rainwater collection systems as an accessory use.

Electric vehicle charging stations for residents and their nonpaying guests.

406-5

Last Amended 1/4/16

Subject To

406.05(A)(1)

406.05(A)(1)

406.05(A)(1)

406.05(A)(1) 406.05(A)(1) & (6) 406.05(A)(1) 406.05(A)(1) 406.05(A)(1) & (G)(1)

Subject To

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

UTILITY AND SOLID WASTE DISPOSAL FACILITY USES (cont.)

Type A TYPE II TYPE II

TYPE II

C C C C

C

C C C

PARKS AND PUBLIC/QUASIPUBLIC USES

Type A A C C C C C C

Use Meteorological towers.

Wind energy power production systems as an accessory use.

Collocation of antennas with associated equipment on a previously approved wireless telecommunication facility that exceed Subsection 835.04(A), subject to Subsection 835.05(A).

Placement of telecommunication antennas with associated equipment on replacement utility pole that exceeds the replaced pole by no more than 20 feet, subject to Subsection 835.05(A).

Wireless telecommunication facilities listed in Subsection 835.06, subject to Section 835.

Water intake facilities, related treatment facilities, pumping stations, and distribution lines.

Reservoirs and water impoundments.

A disposal site for solid waste for which the Oregon Department of Environmental Quality has granted a permit under ORS 459.245, together with equipment, facilities, or buildings necessary for its operation. A composting facility is subject to Section 834.

A disposal site for solid waste that has been ordered established by the Oregon Environmental Quality Commission under ORS 459.049, together with the equipment, facilities, or buildings necessary for its operation.

Commercial utility facilities for the purpose of generating power.

New electric transmission lines.

Television, microwave, and radio communication facilities.

Use Private hunting and fishing operations without any lodging accommodations.

Towers and fire stations for forest fire protection.

Fire stations for rural fire protection.

Youth camps on 40 acres or more, subject to OAR 660-006-0031.

Cemeteries.

Firearms training facility.

Private parks and campgrounds.

Public parks including only those uses specified under OAR 660-034-0035 or 660-034-0040, whichever is applicable.

406-6 Last Amended 1/4/16

Subject to 406.05(H)(1)

406.05(A)(1) & (6) 406.05(A)(1), (2) & (5) 406.05(A)(1) & (6)

406.05(A)(1) & (6)

406.05(A)(1), (6) & (H)(2) 406.05(A)(1) & (H)(3) 406.05(A)(1), (6) & (H)(4) Subject To

406.05(A)(1) & (6) 406.05(A)(1) & (2) 406.05(A)(1) & (6) 406.05(A)(1) & (6) 406.05(A)(1), (2), (6) & (I)(1) 406.05(A)(1) & (6)

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

OUTDOOR GATHERINGS

Type A

406.05

C

Use An outdoor mass gathering as defined in ORS 433.735 or other gathering of fewer than 3,000 persons that is not anticipated to continue for more than 120 hours in any three-month period.

An outdoor mass gathering of more than 3,000 persons that continues or can reasonably be expected to continue for more than 120 hours within any three-month period and any part of which is held in open spaces.

Subject To 406.05(J)(1)

406.05(A)(1) & (J)(2)

APPROVAL CRITERIA FOR SPECIFIC USES The following criteria apply to some of the uses listed in Table 406-1. The applicability of a specific criterion to a listed use is established by Table 406-1.

A.

General Criteria 1. The use may be allowed provided that: a. The proposed use will not force a significant change in, or significantly increase the cost of, accepted farming or forest practices on agriculture or forest lands; and b. The proposed use will not significantly increase fire hazard or significantly increase fire suppression costs or significantly increase risks to fire suppression personnel.

2. A written statement recorded with the deed or written contract with the County or its equivalent is obtained from the land owner that recognizes the rights of the adjacent and nearby land owners to conduct forest operations consistent with the Oregon Forest Practices Act and Rules.

3. The landowner for the dwelling shall sign and record in the deed records for the County a document binding the landowner, and the landownerâ&#x20AC;&#x2122;s successors in interest, prohibiting them from pursuing a claim for relief or cause of action alleging injury from farming or forest practices for which no action or claim is allowed under ORS 30.936 or 30.937.

4. An approval to construct a dwelling may be transferred to any other person after the effective date of the land use decision.

5. If road access to the use is by a road owned and maintained by a private party or by the Oregon Department of Forestry, the United States Bureau of Land Management (BLM), or the United States Forest Service (USFS), then the applicant shall provide proof of a long-term road access use permit or agreement. The road use permit may require the applicant to agree to accept responsibility for road maintenance.

406-7 Last Amended 1/4/16

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

6. A land division for the use may be approved pursuant to Subsection 406.09(D).

B.

Farm and Forest Uses 1. Temporary portable facility for the primary processing of forest products grown on-site, subject to Subsection 1204.01, for a period not to exceed one year.

C.

Natural Resource Uses 1. Forest management research and experimentation facilities as described by ORS 526.215 or where accessory to forest operations.

D.

Residential Uses 1. Alteration, restoration, or replacement of a lawfully established dwelling that: a. Has intact exterior walls and roof structure; b. Has indoor plumbing consisting of a kitchen sink, toilet, and bathing facilities connected to a sanitary waste disposal system; c. Has interior wiring for interior lights; d. Has a heating system; and e. In the case of replacement, is removed, demolished, orâ&#x20AC;&#x201D;if not a manufactured dwelling or residential trailerâ&#x20AC;&#x201D;converted to an allowable use within 90 days from the occupancy of the new dwelling.

Manufactured dwellings and residential trailers to be replaced shall be removed from the property within 30 days from the occupancy of the new dwelling.

2. Lot of Record Dwelling, subject to the following criteria: a. The lot of record on which the dwelling will be sited was lawfully created prior to January 1, 1985. b. The lot of record on which the dwelling will be sited was acquired by the present owner: i. Prior to January 1, 1985; or ii. By devise or intestate succession from a person who acquired the lot or parcel prior to January 1, 1985.

406-8 Last Amended 1/4/16

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

c. The tract on which the dwelling will be sited does not include a dwelling. d. The lot of record on which the dwelling will be sited was not part of a tract that contained a dwelling on November 4, 1993. e. The property is not capable of producing 5,000 cubic feet per year of commercial tree species. f. The property is located within 1,500 feet of a public road, as defined under ORS 368.001 that provides or will provide access to the subject tract. The road shall be maintained and either paved or surfaced with rock and shall not be a BLM road, or a USFS road unless the road is paved to a minimum width of 18 feet, there is at least one defined lane in each direction, and a maintenance agreement exists between the USFS and the landowners adjacent to the road, a local government, or a state agency. g. The proposed dwelling is not prohibited by this Ordinance or the Comprehensive Plan, or any other provisions of law. h. When the lot or parcel on which the dwelling will be sited is part of a tract, the remaining portions of adjacent common ownership land shall remain in common ownership as long as the dwelling remains as approved. i. The County Assessor's Office shall be notified of all approvals granted under Subsection 406.05(D)(2).

3. Forest Template Dwelling, subject to the following criteria: a. The tract on which the dwelling will be sited does not include a dwelling. b. No dwellings are allowed on other lots of record that make up the tract. c. A deed restriction shall be recorded with the County Clerk stating no other lots of record that make up the tract may have a dwelling. d. The lot of record upon which the dwelling is to be located was lawfully created. e. The County Assessorâ&#x20AC;&#x2122;s Office shall be notified of all approvals granted under Subsection 406.05(D)(3). f. The lot of record upon which the dwelling will be sited shall pass a template test, conducted as follows: 406-9 Last Amended 1/4/16

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

i. A 160 acre square template shall be centered upon the subject tract.

The template may be rotated around the center point to the most advantageous position. After a position has been selected, the template shall remain fixed while lots of record and dwellings are counted. If the subject tract is larger than 60 acres and abuts a road or perennial stream, the 160 acre template shall be one-quarter mile wide by one mile long, be centered upon the subject tract, and, to the maximum extent possible, have its length aligned with the road or perennial stream. ii. If the predominant soil type on the subject tract has a forest production capability rating, as determined by the Natural Resources Conservation Service (NRCS) Internet Soils Survey of: A) Less than 50 cubic feet per acre per year of wood fiber production, at least part of a minimum of three lots of record shall fall within the template, and a minimum of three lawfully established dwellings shall exist on the lots within the template area; or B) 50 â&#x20AC;&#x201C; 85 cubic feet per acre per year of wood fiber production, at least part of a minimum of seven lots of record shall fall within the template, and a minimum of four lawfully established dwellings shall exist on the lots within the template area; or C) Greater than 85 cubic feet per acre per year of wood fiber production, at least part of a minimum of 11 lots of record shall fall within the template, and a minimum of five lawfully established dwellings shall exist on the lots within the template area. iii. The following types of lots of record and dwellings shall not be counted toward satisfying the minimum number of lots of record or dwellings required pursuant to Subsection 406.05(D)(3)(d)(ii) to pass a template test: A) Lots of record larger than 80 acres; B) Lots of record created on or after January 1, 1993; C) Dwellings on lots of record larger than 80 acres; D) Dwellings constructed on or after January 1, 1993; E) Lots of record or dwellings located within an urban growth boundary; 406-10 Last Amended 1/4/16

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

F) Temporary dwellings; and G) The subject property. iv. If the subject tract is larger than 60 acres and abutting a road or perennial stream, a minimum of one of the dwellings required by Subsection 406.05(D)(3)(d)(ii) shall be located on the same side of the road or stream as the subject tract and shall either be located within the template or within one-quarter mile of the edge of the subject tract and not outside the length of the template. If a road crosses the tract on which the dwelling will be sited, a minimum of one of the dwellings required by Subsection 406.05(D)(3)(d)(ii) shall be located on the same side of the road as the proposed dwelling.

4. 160 Acre Minimum Forest Dwelling, subject to the following criteria: a. The tract on which the dwelling is to be sited is at least 160 acres. b. The tract on which the dwelling will be sited does not include a dwelling. c. The lot of record upon which the dwelling is to be located was lawfully created. d. The County Assessorâ&#x20AC;&#x2122;s Office shall be notified of all approvals granted under Subsection 406.05(D)(4).

5.

200 Acre Noncontiguous Dwelling, subject to the following criteria: a.

The tract on which the dwelling will be sited does not include a dwelling;

b.

An owner of tracts that are not contiguous but are in Clackamas County adds together the acreage of two or more tracts that total 200 acres or more;

c.

The owner submits proof of an irrevocable deed restriction, recorded in the deed records of the county, for the tracts in the 200 acres. The deed restriction shall preclude all future rights to construct a dwelling on the tracts not supporting the proposed dwelling, or to use the tracts to total acreage for future siting of dwellings for present and any future owners unless the tract is no longer subject to protection under goals for agricultural and forest lands;

d.

None of the lots of record or tracts used to total 200 acres may already contain a dwelling.

406-11

Last Amended 1/4/16

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

e.

All lots of record or tracts used to total a minimum of 200 acres must have a Comprehensive Plan designation of Forest;

f.

The lot of record upon which the dwelling is to be located was lawfully created;

g.

The County Assessorâ&#x20AC;&#x2122;s Office shall be notified of all approvals granted under Subsection 406.05(D)(5).

6. A manufactured dwelling, residential trailer, or recreational vehicle may be used for care in conjunction with an existing dwelling for the term of a health hardship suffered by the existing resident or a relative.

E.

Commercial Uses 1. The home occupation shall not unreasonably interfere with other uses permitted in the zoning district in which the subject property is located and shall not be used as justification for a zone change.

2. Private accommodations for fishing occupied on a temporary basis may be allowed subject to the following: a. Accommodations limited to no more than 15 guest rooms as that term is defined in the Oregon Structural Specialty Code; and b. Only minor incidental and accessory retail sales are permitted; and c. Accommodations occupied temporarily for the purpose of fishing during fishing seasons authorized by the Oregon Fish and Wildlife Commission; and d. Accommodations must be located within one-quarter mile of fish bearing Class I waters.

3. Private seasonal accommodations for fee hunting operations may be allowed subject to the following: a. Accommodations are limited to no more than 15 guest rooms as that term is defined in the Oregon Structural Specialty Code; and b. Only minor incidental and accessory retail sales are permitted; and c. Accommodations are occupied temporarily for the purpose of hunting during game bird and big game hunting seasons authorized by the Oregon Fish and Wildlife Commission.

406-12 Last Amended 1/4/16

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

F.

Mineral, Aggregate, Oil, and Gas Uses 1. Mining and processing of oil, gas, or other subsurface resources, as defined in ORS Chapter 520 and mining and processing of aggregate and mineral resources as defined in ORS Chapter 517; 2. Exploration for and production of geothermal, gas, oil, and other associated hydrocarbons, including the placement and operation of compressors, separators, and other customary production equipment for an individual well adjacent to a well head;

G.

Transportation Uses 1. Roads, highways, and other transportation facilities and improvements not otherwise allowed under this Ordinance, with: a. The adoption of an exception to the goal related to forest lands and to any other applicable goal with which the facility or improvement does not comply; or b. Compliance with ORS 215.296 for those uses identified by rule of the Oregon Land Conservation and Development Commission as provided in Section 3, Chapter 529, Oregon Laws 1993.

H.

Utility and Solid Waste Disposal Facility Uses 1. Wind energy power production systems as an accessory use, provided: a.

The system is not a commercial power generating facility;

b.

No turbine has an individual rated capacity of more than 100kW, nor does the cumulative total rated capacity of the turbines comprising the installation exceed 100 kW;

c.

The system complies with the Oregon Department of Environmental Quality noise standards otherwise applicable to commercial and industrial uses for quiet areas, measured at the nearest property line of the noise-sensitive use. This may be demonstrated through information provided by the manufacturer;

d.

The system is prohibited if tower lighting for aviation safety is required;

e.

The system will be located outside an urban growth boundary on a minimum of one acre;

f.

The system does not exceed 150 feet in height from base to the height of the tower plus one blade; 406-13

Last Amended 1/4/16

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

g.

The system is set back a distance not less than the tower height plus one blade from all property lines; and

h. Roof mounted system towers shall extend no more than an additional five feet above the highest ridge of a buildingâ&#x20AC;&#x2122;s roof or 15 feet above the highest eave, whichever is higher, but shall not exceed 150 feet in height from finished grade.

2. Commercial utility facilities for the purpose of generating power. A power generation facility shall not preclude more than 10 acres from use as a commercial forest operation unless an exception is taken pursuant to OAR 660, Division 4. Hydroelectric facilities shall also be subject to Section 829.

3. New electric transmission lines with right-of way widths of up to 100 feet as specified in ORS 772.210. New distribution lines (i.e., gas, oil, geothermal, telephone, fiber optic cable) with rights-of-way 50 feet or less in width.

4. Television, microwave, and radio communication facilities and transmission towers, provided the base of such structure shall not be closer to the property line than a distance equal to the height of the tower.

I.

Parks, Public, and Quasi-Public Uses 1. Private parks and campgrounds: Campgrounds in private parks shall only be those allowed by Subsection 406.05(I)(1). A campground is an area devoted to overnight temporary use for vacation, recreational, or emergency purposes, but not for residential purposes and is established on a site or is contiguous to lands with a park or other outdoor natural amenity that is accessible for recreational use by the occupants of the campground, subject to the following: a. Except on a lot of record contiguous to a lake or reservoir, campgrounds shall not be allowed within three miles of an urban growth boundary unless an exception is approved pursuant to ORS 197.732 and OAR Chapter 660, Division 4. b. A campground shall be designed and integrated into the rural agricultural and forest environment in a manner that protects the natural amenities of the site and provides buffers of existing native trees and vegetation or other natural features between campsites. c. Campsites may be occupied by a tent, travel trailer, yurt, or recreational vehicle.

406-14 Last Amended 1/4/16

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

d. Separate sewer, water, or electric service hook-ups shall not be provided to individual campsites except that electrical service may be provided to yurts allowed for by Subsection 406.05(I)(1)(g). e. Campgrounds authorized by Subsection 406.05(I)(1) shall not include intensively developed recreational uses such as swimming pools, tennis courts, retail stores, or gas stations. f. Overnight temporary use in the same campground by a camper or camperâ&#x20AC;&#x2122;s vehicle shall not exceed a total of 30 days during any consecutive six-month period. g. A private campground may provide yurts for overnight camping. No more than one-third or a maximum of 10 campsites, whichever is smaller, may include a yurt. The yurt shall be located on the ground or on a wood floor with no permanent foundation. As used in Subsection 406.05(I)(1), "yurt" means a round, domed shelter of cloth or canvas on a collapsible frame with no plumbing, sewage disposal hook-up, or internal cooking appliance.

J. Outdoor Gatherings 1. An outdoor mass gathering as defined in ORS 433.735 or other gathering of fewer than 3,000 persons that is not anticipated to continue for more than 120 hours in any three-month period, subject to ORS 433.735 through 433.760.

2. An outdoor mass gathering of more than 3,000 persons that continues or can reasonably be expected to continue for more than 120 hours within any three-month period and any part of which is held in open spaces, shall be subject to review by the Planning Commission under the provisions of ORS 433.763.

406.06

PROHIBITED USES Uses of structures and land not specifically permitted are prohibited.

406.07

DIMENSIONAL STANDARDS A.

Minimum Lot Size: New lots of record shall be a minimum of 80 acres in size, except as provided in Subsection 406.09 or as modified by Section 902.

For the purpose of complying with the minimum lot size standard, lots of record that front on existing county or public roads may include the land area between the front property line and the middle of the road right-of-way.

B.

Minimum Front Yard Setback: 30 feet.

C.

Minimum Side Yard Setback: 10 feet.

406-15

Last Amended 1/4/16

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

406.08

D.

Minimum Rear Yard Setback: 30 feet; however, accessory structures shall have a minimum rear yard setback of 10 feet.

E.

Exceptions: Dimensional standards are subject to modification pursuant to Section 900.

F.

Variances: The requirements of Subsections 406.07(B) through (D) may be modified pursuant to Section 1205.

DEVELOPMENT STANDARDS A.

Fire-Siting Standards for New Structures: Fuel-free break areas shall be provided surrounding any new structure approved pursuant to a land use application based on standards in effect on or after February 5, 1990, as follows: 1. A primary fuel-free break area shall be maintained surrounding any new structure, including any new dwelling. a. The primary safety zone is a fire fuel break extending a minimum distance around structures. The minimum distance is established by Table 406-2 and Figure 406-1. The goal within the primary safety zone is to remove fuels that will produce flame lengths in excess of one foot. Vegetation within the primary safety zone may include green lawns and shrubs less than 24 inches in height. Trees shall be spaced with greater than 15 feet between the crowns and pruned to remove dead and low (less than eight feet) branches. Accumulated leaves, needles, limbs and other dead vegetation shall be removed from beneath trees. Nonflammable materials (i.e., rock) instead of flammable materials (i.e., bark mulch) shall be placed next to the structure. As slope increases, the primary safety zone shall increase away from the structure and down the slope at a 45-degree angle from the structure, in accordance with Table 406-2 and Figure 406-1: Table 406-2: Minimum Primary Safety Zone Slope

Feet of Primary Safety Zone

0%

30

0

10%

30

50

20%

30

75

25%

30

100

40%

30

150 406-16

Last Amended 1/4/16

Feet of Additional Primary Safety Zone Down Slope

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

Figure 406-1: Example of Primary Safety Zone

2. For any new dwelling, a secondary fuel-free break area shall be cleared and maintained on land surrounding the dwelling that is owned or controlled by the owner. a. The secondary fuel-free break extends around the primary safety zone required pursuant to Subsection 406.08(A)(1). The goal of the secondary fuel-free break shall be to reduce fuels so that the overall intensity of any wildfire would be lessened and the likelihood of crown fires and crowning is reduced. Vegetation within the secondary fuel-free break shall be pruned and spaced so that fire will not spread between crowns of trees. Small trees and brush growing underneath larger trees shall be removed to prevent spread of fire up into the crowns of the larger trees. Dead fuels shall be removed. The minimum width of the secondary fuel-free break shall be100 feet.

3. Where the fuel-free breaks can reasonably be satisfied, they must be.

4. Section 1205 shall not be used to modify fuel-free breaks.

5. If a structure cannot reasonably satisfy fuel-free breaks on the subject property due to the size, shape, topography, or other physical characteristics of the property, the standards may be modified by one or more of the following alternatives: 406-17 Last Amended 1/4/16

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

a. Irrevocable easements for fuel-free break safety zones may be obtained from adjacent property owners so that the fuel-free break safety zone can be maintained. The easement(s) shall be recorded with the County Clerk. b. The area of an existing road right-of-way or access easement in use and adjacent to the subject property may be utilized to satisfy the fuelfree break safety zone requirement. c. Structures within a River and Stream Conservation Area or the Willamette River Greenway shall be sited consistent with the requirements of Sections 704 and 705, respectively. Structures shall be sited so that a primary safety zone can be completed around the structure outside of the river or stream corridor setback/buffer area.

The area within the river or stream setback/buffer area shall be exempt from the secondary fuel-free break area requirements.

6. The fuel-free break standards shall be completed and approved by the Planning Director prior to issuance of any septic, building, or manufactured dwelling permits. Maintenance of the fuel-free breaks shall be the continuing responsibility of the property owner.

B.

Additional Fire-Siting Standards for New Dwellings: The following firesiting standards shall apply to any new dwelling approved pursuant to a land use application based on standards in effect on or after February 5, 1990.

1. The dwelling shall be located upon a parcel within a fire protection district or shall be provided with residential fire protection by contract. If the dwelling is not within a fire protection district, the applicant shall provide evidence that the applicant has asked to be included within the nearest such district. If inclusion within a fire protection district or contracting for residential fire protection is impracticable, an alternative means for protecting the dwelling from fire hazards shall be provided. The means selected may include a fire sprinkling system, onsite equipment and water storage, or other methods that are reasonable, given the site conditions. If a water supply is required for fire protection, it shall be a swimming pool, pond, lake, or similar body of water that at all times contains at least 4,000 gallons or a stream that has a continuous year round flow of at least one cubic foot per second. The applicant shall provide verification from the Oregon Water Resources Department that any permits or registrations required for water diversion or storage have been obtained or that permits or registrations are not required for the use. Road access shall be provided to within 15 feet of the water's edge for firefighting pumping units. The road access shall accommodate the turnaround of firefighting equipment during the fires season. Permanent signs shall be posted along the access route to indicate the location of the emergency water source.

406-18

Last Amended 1/4/16

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

2. The dwelling shall have a fire retardant roof.

3. The dwelling shall not be sited on a slope of greater than 40 percent.

4. If the dwelling has a chimney or chimneys, each chimney shall have a spark arrester.

C.

Compatibility Siting Standards: The following compatibility siting standards shall apply to any new structure, including any new dwelling, approved pursuant to a land use application based on standards in effect on or after February 5, 1990.

1. Structures shall be sited on the subject property so that: a. They have the least impact on nearby or adjoining forest or agricultural lands; b. The siting ensures that adverse impacts on forest operations and accepted farming practices on the tract will be minimized; c. The amount of forest lands used to site access roads, service corridors, and structures is minimized; and d. The risks associated with wildfire are minimized.

2. Siting criteria satisfying Subsection 406.08(C)(1) may include setbacks from adjoining properties, clustering near or among existing structures, siting close to existing roads, and siting on that portion of the subject property least suited for growing trees.

3. The applicant shall provide evidence that the domestic water supply is from a source authorized in accordance with the Oregon Water Resources Department's (OWRD) administrative rules for the appropriation of ground water or surface water and not from a Class II stream as defined in the Oregon Forest Practices Rules (OAR Chapter 629). Evidence of a domestic water supply means: a. Verification from a water purveyor that the use described in the application will be served by the purveyor under the purveyorâ&#x20AC;&#x2122;s rights to appropriate water; b. A water use permit issued by the OWRD for the use described in the application; or

406-19 Last Amended 1/4/16

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

c. Verification from the OWRD that a water use permit is not required for the use described in the application. If the proposed water supply is from a well and is exempt from permitting requirements under ORS 537.545, the applicant shall submit the well constructor's report to the County upon completion of the well.

D. 406.09

Manufactured Dwelling Parks: Redevelopment of a manufactured dwelling park with a different use shall require compliance with Subsection 825.03.

LAND DIVISIONS Land divisions are permitted, if consistent with one of the following options and Oregon Revised Statutes Chapter 92. A land division pursuant to Subsection 406.09(A) shall require review of a Type I application pursuant to Section 1307. A land division pursuant to Subsection 406.09(B), (C), (D), (E), or (F) shall require review of a Type II application pursuant to Section 1307.

A.

80-Acre Minimum Lot Size Land Divisions: A land division may be approved if each new lot of record is a minimum of 80 acres in size, as established by Subsection 406.07(A).

B.

Multiple Dwelling Land Divisions: A lot of record may be divided subject to Subsection 406.05(A)(2) and the following provisions: 1. At least two lawfully established dwellings existed on the lot of record prior to November 4, 1993; 2. Each dwelling complies with the criteria for a replacement dwelling under Subsection 406.05(D)(1); 3. Except for one lot or parcel, each lot or parcel created under this provision is not less than two nor greater than five acres in size; 4. At least one of the existing dwellings is located on each lot or parcel created under this provision; 5. The landowner of a lot or parcel created under this provision provides evidence that a restriction has been recorded in the Deed Records for Clackamas County that states the landowner and the landowner's successors in interest are prohibited from further dividing the lot or parcel.

This restriction shall be irrevocable unless released by the Planning Director indicating the land is no longer subject to the statewide planning goals for lands zoned for Forest use; 6. A lot of record may not be divided under this provision if an existing dwelling on the lot of record was approved through:

406-20 Last Amended 1/4/16

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

a. A statute, an administrative rule, or a land use regulation that prohibited or required removal of the dwelling or prohibited a subsequent land division of the lot of record; or b. A farm use zone provision that allowed both farm and forest uses in a mixed farm and forest use zone under Goal 4 (Forest Lands); 7. Existing structures shall comply with the minimum setback standards of Subsections 406.07(B) through (D) from new property lines; and 8. The landowner shall sign a statement that shall be recorded with the County Clerk, declaring that the landowner and the landownerâ&#x20AC;&#x2122;s successors in interest will not in the future complain about accepted farming or forest practices on nearby lands devoted to farm or forest use.

C.

Homestead Dwelling Land Division: A land division may be approved for the establishment of a parcel for an existing dwelling, subject to the following criteria: 1. The parcel established for the existing dwelling shall not be larger than five acres, except as necessary to recognize physical factors such as roads or streams, in which case the parcel shall be no larger than 10 acres; 2. The dwelling existed prior to June 1, 1995; 3. The remaining parcel, not containing the existing dwelling, is: a. At least 80 acres; or b. The remaining parcel, not containing the existing dwelling, is consolidated with another parcel, and together the parcels total at least 80 acres; 4. The remaining parcel, not containing the existing dwelling, is not entitled to a dwelling unless subsequently authorized by law or goal; 5. The landowner shall provide evidence that an irrevocable deed restriction on the remaining parcel, not containing the existing dwelling, has been recorded with the County Clerk. The restriction shall state that the parcel is not entitled to a dwelling unless subsequently authorized by law or goal and shall be irrevocable unless a statement of release is signed by the Planning Director that the law or goal has changed in such a manner that the parcel is no longer subject to statewide planning goals pertaining to agricultural or forest land; and 6. The landowner shall sign a statement that shall be recorded with the County Clerk, declaring that the landowner and the landownerâ&#x20AC;&#x2122;s successors in interest will not in the future complain about accepted farming or forest practices on nearby lands devoted to farm or forest use.

406-21

Last Amended 1/4/16

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

D.

Conditional Use Divisions: A land division creating parcels less than 80 acres in size may be approved for a conditional use to which Subsection 406.05(A)(6) is applicable, subject to the following criteria: 1. The parcel created for the conditional use shall be the minimum size necessary for the use; 2. Either the conditional use was approved pursuant to Subsections 406.05(A)(1) and (2), orâ&#x20AC;&#x201D;for those uses not subject to Subsections 406.05(A)(1) and (2)â&#x20AC;&#x201D;compliance with Subsections 406.05(A)(1) and (2) shall be demonstrated; and 3. The landowner shall sign a statement that shall be recorded with the County Clerk, declaring that the landowner will not in the future complain about accepted farming or forest practices on nearby lands devoted to farm or forest use.

E.

Parks/Open Space/Land Conservation Divisions: A land division for a provider of public parks or open space, or a not-for-profit land conservation organization, may be approved subject to ORS 215.783. In addition, the landowner shall sign a statement that shall be recorded with the County Clerk, declaring that the landowner will not in the future complain about accepted farming or forest practices on nearby lands devoted to farm or forest use.

F.

Forest Practice Divisions: A land division creating parcels less than 80 acres in size may be approved, subject to the following criteria: 1. The division will facilitate a forest practice as defined in ORS 527.620; 2. There are unique property specific characteristics present in the proposed parcel that require an amount of land smaller than 80 acres in order to conduct the forest practice; 3. Parcels created pursuant to Subsection 406.09(F): a. Are not eligible for siting of a new dwelling; b. May not serve as the justification for the siting of a future dwelling on other lots of record; c. May not, as a result of the land division, be used to justify redesignation or rezoning of resource lands; and d. May not result in a parcel of less than 35 acres, unless the purpose of the land division is to: i. Facilitate an exchange of lands involving a governmental agency; or 406-22

Last Amended 1/4/16

CLACKAMAS COUNTY ZONING AND DEVELOPMENT ORDINANCE

ii. Allow transactions in which at least one participant is a person with a cumulative ownership of at least 2,000 acres of forest land; and e. The landowner shall sign a statement that shall be recorded with the County Clerk, declaring that the landowner and the landowner’s successors in interest will not in the future complain about accepted farming or forest practices on nearby lands devoted to farm or forest use.

406.10

SUBMITTAL REQUIREMENTS In addition to the submittal requirements identified in Subsection 1307.07(C), an application for any use requiring review of a Type I or II application shall include an accurate site plan drawn to scale on eight-and-one-half-inch by 11-inch or eight-andone-half-inch by 14-inch paper, showing the subject property and proposal.

406.11

APPROVAL PERIOD AND TIME EXTENSION A.

Approval Period: Approval of a Type I or II application 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. “Implemented” means: 1. For a land division, the final plat shall be recorded with the County Clerk.

If a final plat is not required under Oregon Revised Statutes Chapter 92, deeds with the legal descriptions of the new parcels shall be recorded with the County Clerk; or 2. For all other applications, a building or manufactured dwelling placement permit for a new primary structure that was the subject of the application shall be obtained and maintained. If no building or manufactured dwelling placement permit is required, all other necessary County development permits shall be obtained and maintained.

B.

Time Extension: If the approval of a Type I or II application is not implemented within the initial approval period established by Subsection 406.11(A), a two-year time extension may be approved pursuant to Section 1310.

C.

Subsections 406.11(A) and (B) do not apply to home occupations or conditional uses, which shall be subject to any applicable approval period and time extension provisions of Sections 822 or 1203, respectively.

[Amended by Ord. ZDO-224, 5/31/11; Amended by Ord. ZDO-230, 9/26/11; Amended by Ord. ZDO234, 6/7/12; Amended by Ord. ZDO-245, 7/1/13; Amended by Ord. ZDO-247, 3/1/14; Amended by Ord. ZDO-248, 10/13/14; Amended by Ord. ZDO-254, 1/4/16] 406-23 Last Amended 1/4/16

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Property Development Profile

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Site Map 97055 (Sandy) 97055 (Sandy) Geography: ZIP Code

Prepared by Esri

February 27, 2017 ©2016 Esri

Page 1 of 1

2010 Census Profile 97055 (Sandy) 97055 (Sandy) Geography: ZIP Code

Prepared by Esri

2000-2010 2010 17,054 6,435 6,865

Annual Rate 2.51% 3.04% 3.15%

Number 17,053 16,548 15,671 56 182 180 24 435 505

Percent 100.0% 97.0% 91.9% 0.3% 1.1% 1.1% 0.1% 2.6% 3.0%

Total Hispanic Population

1,178

6.9%

Population by Sex Male Female

8,487 8,568

49.8% 50.2%

Population by Age Total Age 0 - 4 Age 5 - 9 Age 10 - 14 Age 15 - 19 Age 20 - 24 Age 25 - 29 Age 30 - 34 Age 35 - 39 Age 40 - 44 Age 45 - 49 Age 50 - 54 Age 55 - 59 Age 60 - 64 Age 65 - 69 Age 70 - 74 Age 75 - 79 Age 80 - 84 Age 85+

17,055 1,150 1,100 1,237 1,206 901 1,011 1,142 1,126 1,087 1,304 1,335 1,302 1,031 753 491 369 258 252

100.0% 6.7% 6.4% 7.3% 7.1% 5.3% 5.9% 6.7% 6.6% 6.4% 7.6% 7.8% 7.6% 6.0% 4.4% 2.9% 2.2% 1.5% 1.5%

12,794 2,123

75.0% 12.4%

Population Households Housing Units

2000 13,312 4,772 5,036

Population by Race Total Population Reporting One Race White Black American Indian Asian Pacific Islander Some Other Race Population Reporting Two or More Races

Age 18+ Age 65+

Data Note: Hispanic population can be of any race. Census 2010 medians are computed from reported data distributions.

Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri converted Census 2000 data into 2010 geography.

February 27, 2017 Š2016 Esri

Page 1 of 4

2010 Census Profile 97055 (Sandy) 97055 (Sandy) Geography: ZIP Code Households by Type Total Households with 1 Person Households with 2+ People Family Households Husband-wife Families With Own Children Other Family (No Spouse Present) With Own Children Nonfamily Households All Households with Children Multigenerational Households Unmarried Partner Households Male-female Same-sex Average Household Size

Prepared by Esri

6,435 1,422 5,013 4,590 3,603 1,449 987 552 423

100.0% 22.1% 77.9% 71.3% 56.0% 22.5% 15.3% 8.6% 6.6%

2,225 219 493 443 50

34.6% 3.4% 7.7% 6.9% 0.8%

2.65

Family Households by Size Total

4,589

100.0%

2 People

1,979

43.1%

3 People

1,046

22.8%

4 People

893

19.5%

5 People

385

8.4%

6 People

178

3.9%

7+ People

108

2.4%

Average Family Size

3.08

Nonfamily Households by Size Total 1 Person 2 People 3 People 4 People 5 People 6 People 7+ People Average Nonfamily Size Population by Relationship and Household Type Total In Households In Family Households Householder Spouse Child Other relative Nonrelative In Nonfamily Households In Group Quarters Institutionalized Population Noninstitutionalized Population

1,845

100.0%

1,422 354 43 16 5 4

77.1% 19.2% 2.3% 0.9% 0.3% 0.2%

1 1.30

0.1%

17,054 17,040 14,633 4,631 3,638 5,364 514 486 2,407 14 0 14

100.0% 99.9% 85.8% 27.2% 21.3% 31.5% 3.0% 2.8% 14.1% 0.1% 0.0% 0.1%

Data Note: Households with children include any households with people under age 18, related or not. Multigenerational households are families with 3 or more parent-child relationships. Unmarried partner households are usually classified as nonfamily households unless there is another member of the household related to the householder. Multigenerational and unmarried partner households are reported only to the tract level. Esri estimated block group data, which is used to estimate polygons or non-standard geography. Average family size excludes nonrelatives.

Source: U.S. Census Bureau, Census 2010 Summary File 1.

February 27, 2017 Š2016 Esri

Page 2 of 4

2010 Census Profile 97055 (Sandy) 97055 (Sandy) Geography: ZIP Code Family Households by Age of Householder Total Householder Age 15 - 44

Prepared by Esri

4,589 1,780 1,085 919 521 284

100.0% 38.8%

1,844

100.0%

489 331 429 253 342

26.5% 18.0% 23.3% 13.7% 18.5%

Households by Race of Householder Total Householder is White Alone Householder is Black Alone Householder is American Indian Alone Householder is Asian Alone Householder is Pacific Islander Alone Householder is Some Other Race Alone Householder is Two or More Races Households with Hispanic Householder

6,435 6,090 11 60 38 9 107 120 273

100.0% 94.6% 0.2% 0.9% 0.6% 0.1% 1.7% 1.9% 4.2%

Husband-wife Families by Race of Householder Total

3,603

100.0%

3,417 5 26

94.8% 0.1% 0.7%

24 6 69 56 185

0.7% 0.2% 1.9% 1.6% 5.1%

987 920 0 14 5 3 19 26 50

100.0% 93.2% 0.0% 1.4% 0.5% 0.3% 1.9% 2.6% 5.1%

1,845 1,754 6 19 9 0 19 38 37

100.0% 95.1% 0.3% 1.0% 0.5% 0.0% 1.0% 2.1% 2.0%

Householder Householder Householder Householder

Age Age Age Age

45 - 54 55 - 64 65 - 74 75+

Nonfamily Households by Age of Householder Total Householder Householder Householder Householder Householder

Age Age Age Age Age

15 45 55 65 75+

44 54 64 74

Householder is White Alone Householder is Black Alone Householder is American Indian Alone Householder is Asian Alone Householder is Pacific Islander Alone Householder is Some Other Race Alone Householder is Two or More Races Husband-wife Families with Hispanic Householder Other Families (No Spouse) by Race of Householder Total Householder is White Alone Householder is Black Alone Householder is American Indian Alone Householder is Asian Alone Householder is Pacific Islander Alone Householder is Some Other Race Alone Householder is Two or More Races Other Families with Hispanic Householder Nonfamily Households by Race of Householder Total Householder is White Alone Householder is Black Alone Householder is American Indian Alone Householder is Asian Alone Householder is Pacific Islander Alone Householder is Some Other Race Alone Householder is Two or More Races Nonfamily Households with Hispanic Householder

23.6% 20.0% 11.4% 6.2%

Source: U.S. Census Bureau, Census 2010 Summary File 1.

February 27, 2017 Š2016 Esri

Page 3 of 4

2010 Census Profile 97055 (Sandy) 97055 (Sandy) Geography: ZIP Code Total Housing Units by Occupancy Total Occupied Housing Units Vacant Housing Units

Prepared by Esri

7,025 6,435

100.0% 91.6%

109 7 115 19 218 7

1.6% 0.1% 1.6% 0.3% 3.1% 0.1%

115 6.3%

1.6%

Households by Tenure and Mortgage Status Total Owner Occupied Owned with a Mortgage/Loan Owned Free and Clear Average Household Size Renter Occupied Average Household Size

6,435 4,656 3,616 1,041 2.67 1,779 2.59

100.0% 72.4% 56.2% 16.2%

Owner-occupied Housing Units by Race of Householder Total Householder is White Alone

4,657 4,463

100.0% 95.8%

6 30 32 6 46 74 138

0.1% 0.6% 0.7% 0.1% 1.0% 1.6% 3.0%

1,778

100.0%

1,627 5 30 6 3 61 46 135

91.5% 0.3% 1.7% 0.3% 0.2% 3.4% 2.6% 7.6%

For Rent Rented, not Occupied For Sale Only Sold, not Occupied For Seasonal/Recreational/Occasional Use For Migrant Workers Other Vacant Total Vacancy Rate

Householder is Black Alone Householder is American Indian Alone Householder is Asian Alone Householder is Pacific Islander Alone Householder is Some Other Race Alone Householder is Two or More Races Owner-occupied Housing Units with Hispanic Householder Renter-occupied Housing Units by Race of Householder Total Householder is White Alone Householder is Black Alone Householder is American Indian Alone Householder is Asian Alone Householder is Pacific Islander Alone Householder is Some Other Race Alone Householder is Two or More Races Renter-occupied Housing Units with Hispanic Householder Average Household Size by Race/Hispanic Origin of Householder Householder is White Alone Householder is Black Alone Householder is American Indian Alone Householder is Asian Alone Householder is Pacific Islander Alone Householder is Some Other Race Alone Householder is Two or More Races Householder is Hispanic

27.6%

2.61 2.45 2.55 3.42 3.11 4.16 2.98 3.81

Source: U.S. Census Bureau, Census 2010 Summary File 1.

February 27, 2017 Š2016 Esri

Page 4 of 4

Demographic and Income Comparison Profile 97055 (Sandy) 97055 (Sandy) Geography: ZIP Code

Prepared by Esri

97055 (Sandy,...

Census 2010 Summary Population Households Families Average Household Size Owner Occupied Housing Units Renter Occupied Housing Units Median Age

17,054 6,435 4,590 2.65 4,656 1,779 38.5

2016 Summary Population Households Families Average Household Size Owner Occupied Housing Units Renter Occupied Housing Units Median Age Median Household Income Average Household Income

18,547 7,006 4,941 2.65 4,877 2,129 39.4 $62,577 $73,690

2021 Summary Population Households Families Average Household Size Owner Occupied Housing Units Renter Occupied Housing Units Median Age Median Household Income Average Household Income

19,856 7,508 5,263 2.64 5,214 2,294 39.8 $73,118 $81,330

Trends: 2016-2021 Annual Rate Population Households Families Owner Households Median Household Income

1.37% 1.39% 1.27% 1.35% 3.16%

Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2016 and 2021.

February 27, 2017 Š2016 Esri

Page 1 of 5

Demographic and Income Comparison Profile 97055 (Sandy) 97055 (Sandy) Geography: ZIP Code 2016 Households by Income <$15,000 $15,000 - $24,999 $25,000 - $34,999 $35,000 - $49,999 $50,000 - $74,999 $75,000 - $99,999 $100,000 - $149,999 $150,000 - $199,999 $200,000+

Prepared by Esri

97055 (Sandy,...

Number Percent 470 6.7% 482 6.9% 784 11.2% 981 14.0% 1,314 18.8% 1,346 19.2% 1,220 17.4% 268 3.8% 141 2.0%

Median Household Income Average Household Income Per Capita Income

$62,577 $73,690 $27,859

2021 Households by Income <$15,000 $15,000 - $24,999 $25,000 - $34,999 $35,000 - $49,999 $50,000 - $74,999 $75,000 - $99,999 $100,000 - $149,999 $150,000 - $199,999 $200,000+

Number 483 471 921 618 1,333 1,518 1,632 359 173

Median Household Income Average Household Income Per Capita Income

$73,118 $81,330 $30,774

Percent 6.4% 6.3% 12.3% 8.2% 17.8% 20.2% 21.7% 4.8% 2.3%

Data Note: Income is expressed in current dollars.

Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2016 and 2021.

February 27, 2017 Š2016 Esri

Page 2 of 5

Demographic and Income Comparison Profile 97055 (Sandy) 97055 (Sandy) Geography: ZIP Code

Prepared by Esri

2010 Population by Age Age 0 - 4 Age 5 - 9 Age 10 - 14 Age 15 - 19 Age 20 - 24 Age 25 - 34 Age 35 - 44 Age 45 - 54 Age 55 - 64 Age 65 - 74 Age 75 - 84 Age 85+

97055 (Sandy,...

Number Percent 1,150 6.7% 1,100 6.4% 1,237 7.3% 1,206 7.1% 901 5.3% 2,153 12.6% 2,213 13.0% 2,639 15.5% 2,333 13.7% 1,244 7.3% 627 3.7% 252 1.5%

2016 Population by Age Age 0 - 4 Age 5 - 9 Age 10 - 14 Age 15 - 19 Age 20 - 24 Age 25 - 34 Age 35 - 44 Age 45 - 54 Age 55 - 64 Age 65 - 74 Age 75 - 84 Age 85+

Number 1,219 1,230 1,245 1,121 1,051 2,300 2,464 2,531 2,737 1,691 689 269

Percent 6.6% 6.6% 6.7% 6.0% 5.7% 12.4% 13.3% 13.6% 14.8% 9.1% 3.7% 1.5%

2021 Population by Age Age 0 - 4 Age 5 - 9 Age 10 - 14 Age 15 - 19 Age 20 - 24 Age 25 - 34 Age 35 - 44 Age 45 - 54 Age 55 - 64 Age 65 - 74 Age 75 - 84 Age 85+

Number 1,276 1,342 1,386 1,180 920 2,511 2,697 2,470 2,731 2,168 888 287

Percent 6.4% 6.8% 7.0% 5.9% 4.6% 12.6% 13.6% 12.4% 13.8% 10.9% 4.5% 1.4%

Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2016 and 2021.

February 27, 2017 ©2016 Esri

Page 3 of 5

Demographic and Income Comparison Profile 97055 (Sandy) 97055 (Sandy) Geography: ZIP Code

Prepared by Esri

2010 Race and Ethnicity White Alone Black Alone American Indian Alone Asian Alone Pacific Islander Alone Some Other Race Alone Two or More Races Hispanic Origin (Any Race)

97055 (Sandy,...

Number Percent 15,671 91.9% 56 0.3% 182 1.1% 180 1.1% 24 0.1% 435 2.6% 505 3.0% 1,178 6.9%

2016 Race and Ethnicity White Alone Black Alone American Indian Alone Asian Alone Pacific Islander Alone Some Other Race Alone Two or More Races Hispanic Origin (Any Race)

Number 16,807 76 199 239 30 534 662 1,458

Percent 90.6% 0.4% 1.1% 1.3% 0.2% 2.9% 3.6% 7.9%

2021 Race and Ethnicity White Alone Black Alone American Indian Alone Asian Alone Pacific Islander Alone Some Other Race Alone Two or More Races Hispanic Origin (Any Race)

Number 17,750 95 216 301 39 639 816 1,773

Percent 89.4% 0.5% 1.1% 1.5% 0.2% 3.2% 4.1% 8.9%

Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2016 and 2021.

February 27, 2017 Š2016 Esri

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Demographic and Income Comparison Profile 97055 (Sandy) 97055 (Sandy) Geography: ZIP Code

Prepared by Esri

97055 (Sandy,...

Annual Rate (in percent)

Trends 2016-2021 3 2.5 2 1.5 1 Area State USA

0.5 0

Population

Households

Families

Owner HHs

Median HH Income

Population by Age 14 12

Percent

10 8 6 4

2016 2021

2 0-4

5-9

10-14

15-19

20-24

2016 Household Income $35K - $49K 14.0%

$50K - $74K 18.8%

35-44

45-54

55-64

65-74

75-84

85+

2016 Population by Race 90 80

$25K - $34K 11.2%

70

$15K - $24K 6.9% < $15K 6.7% $200K+ 2.0% $150K - $199K 3.8%

$75K - $99K 19.2%

25-34

$100K - $149K 17.4%

60

Percent

0

50 40 30 20 10 0

White

Black

Am.Ind.

Asian

Pacific

Other

Two+

Hisp

Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2016 and 2021.

February 27, 2017 Š2016 Esri

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Market Profile 97055 (Sandy) 97055 (Sandy) Geography: ZIP Code

Prepared by Esri

97055 (Sandy,...

Population Summary 2000 Total Population 2010 Total Population 2016 Total Population 2016 Group Quarters 2021 Total Population 2016-2021 Annual Rate 2016 Total Daytime Population Workers Residents Household Summary

13,312 17,054 18,547 15 19,856 1.37% 14,152 4,191 9,961

2000 Households 2000 Average Household Size 2010 Households 2010 Average Household Size 2016 Households 2016 Average Household Size 2021 Households 2021 Average Household Size 2016-2021 Annual Rate 2010 Families 2010 Average Family Size 2016 Families 2016 Average Family Size 2021 Families 2021 Average Family Size 2016-2021 Annual Rate Housing Unit Summary

4,772 2.78 6,435 2.65 7,006 2.65 7,508 2.64 1.39% 4,590 3.08 4,941 3.09 5,263 3.09 1.27%

2000 Housing Units Owner Occupied Housing Units Renter Occupied Housing Units Vacant Housing Units 2010 Housing Units Owner Occupied Housing Units Renter Occupied Housing Units Vacant Housing Units 2016 Housing Units Owner Occupied Housing Units Renter Occupied Housing Units Vacant Housing Units 2021 Housing Units Owner Occupied Housing Units Renter Occupied Housing Units Vacant Housing Units Median Household Income 2016 2021 Median Home Value 2016 2021 Per Capita Income 2016 2021 Median Age 2010 2016 2021

5,036 73.5% 21.2% 5.2% 6,865 67.8% 25.9% 6.3% 7,475 65.2% 28.5% 6.3% 8,000 65.2% 28.7% 6.2% $62,577 $73,118 $284,349 $328,101 $27,859 $30,774 38.5 39.4 39.8

Data Note: Household population includes persons not residing in group quarters. Average Household Size is the household population divided by total households.

Persons in families include the householder and persons related to the householder by birth, marriage, or adoption. Per Capita Income represents the income received by all persons aged 15 years and over divided by the total population.

Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography.

February 27, 2017 Š2016 Esri

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Market Profile 97055 (Sandy) 97055 (Sandy) Geography: ZIP Code

Prepared by Esri

97055 (Sandy,...

2016 Households by Income Household Income Base <$15,000 $15,000 - $24,999 $25,000 - $34,999 $35,000 - $49,999 $50,000 - $74,999 $75,000 - $99,999 $100,000 - $149,999 $150,000 - $199,999

7,006 6.7% 6.9% 11.2% 14.0% 18.8% 19.2% 17.4% 3.8%

$200,000+ Average Household Income 2021 Households by Income Household Income Base

2.0% $73,690

<$15,000 $15,000 - $24,999 $25,000 - $34,999 $35,000 - $49,999 $50,000 - $74,999 $75,000 - $99,999 $100,000 - $149,999 $150,000 - $199,999 $200,000+ Average Household Income 2016 Owner Occupied Housing Units by Value Total <$50,000 $50,000 - $99,999 $100,000 - $149,999 $150,000 - $199,999 $200,000 - $249,999 $250,000 - $299,999 $300,000 - $399,999 $400,000 - $499,999 $500,000 - $749,999 $750,000 - $999,999 $1,000,000 + Average Home Value 2021 Owner Occupied Housing Units by Value Total <$50,000 $50,000 - $99,999 $100,000 - $149,999 $150,000 - $199,999 $200,000 - $249,999 $250,000 - $299,999 $300,000 - $399,999 $400,000 - $499,999 $500,000 - $749,999 $750,000 - $999,999 $1,000,000 + Average Home Value

6.4% 6.3% 12.3% 8.2% 17.8% 20.2% 21.7% 4.8% 2.3% $81,330

7,508

4,877 8.0% 0.9% 3.4% 12.0% 17.2% 12.3% 20.2% 10.8% 8.8% 4.8% 1.7% $336,841 5,214 5.1% 1.0% 3.9% 10.1% 13.0% 9.2% 27.4% 12.8% 8.3% 7.0% 2.3% $374,079

Data Note: Income represents the preceding year, expressed in current dollars. Household income includes wage and salary earnings, interest dividends, net rents, pensions, SSI and welfare payments, child support, and alimony.

Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography.

February 27, 2017 Š2016 Esri

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Market Profile 97055 (Sandy) 97055 (Sandy) Geography: ZIP Code

Prepared by Esri

97055 (Sandy,...

2010 Population by Age Total 0-4 5-9 10 - 14 15 - 24 25 - 34 35 - 44 45 55 65 75 85 18 +

17,055 6.7% 6.4% 7.3% 12.4% 12.6% 13.0%

- 54 - 64

15.5% 13.7%

- 74 - 84 +

7.3% 3.7% 1.5% 75.0%

2016 Population by Age Total 0-4 5-9 10 - 14 15 - 24 25 - 34 35 - 44 45 - 54 55 - 64 65 - 74 75 - 84 85 + 18 + 2021 Population by Age Total 0-4 5-9 10 - 14 15 - 24 25 - 34 35 - 44 45 - 54 55 - 64 65 - 74 75 - 84 85 + 18 + 2010 Population by Sex Males Females 2016 Population by Sex Males Females 2021 Population by Sex Males Females

18,547 6.6% 6.6% 6.7% 11.7% 12.4% 13.3% 13.6% 14.8% 9.1% 3.7% 1.5% 76.4% 19,856 6.4% 6.8% 7.0% 10.6% 12.6% 13.6% 12.4% 13.8% 10.9% 4.5% 1.4% 76.1% 8,487 8,568 9,291 9,256 9,994 9,862

Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography.

February 27, 2017 Š2016 Esri

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Market Profile 97055 (Sandy) 97055 (Sandy) Geography: ZIP Code

Prepared by Esri

97055 (Sandy,...

2010 Population by Race/Ethnicity Total White Alone Black Alone American Indian Alone Asian Alone Pacific Islander Alone Some Other Race Alone Two or More Races Hispanic Origin Diversity Index 2016 Population by Race/Ethnicity Total White Alone Black Alone American Indian Alone Asian Alone Pacific Islander Alone Some Other Race Alone Two or More Races Hispanic Origin Diversity Index 2021 Population by Race/Ethnicity Total White Alone Black Alone American Indian Alone Asian Alone Pacific Islander Alone Some Other Race Alone Two or More Races Hispanic Origin Diversity Index 2010 Population by Relationship and Household Type Total In Households In Family Households Householder Spouse Child Other relative Nonrelative In Nonfamily Households In Group Quarters Institutionalized Population Noninstitutionalized Population

17,053 91.9% 0.3% 1.1% 1.1% 0.1% 2.6% 3.0% 6.9% 26.4 18,547 90.6% 0.4% 1.1% 1.3% 0.2% 2.9% 3.6% 7.9% 29.8 19,856 89.4% 0.5% 1.1% 1.5% 0.2% 3.2% 4.1% 8.9% 33.1 17,054 99.9% 85.8% 27.2% 21.3% 31.5% 3.0% 2.8% 14.1% 0.1% 0.0% 0.1%

Data Note: Persons of Hispanic Origin may be of any race. The Diversity Index measures the probability that two people from the same area will be from different race/ ethnic groups.

Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography.

February 27, 2017 Š2016 Esri

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Market Profile 97055 (Sandy) 97055 (Sandy) Geography: ZIP Code

Prepared by Esri

97055 (Sandy,...

2016 Population 25+ by Educational Attainment Total Less than 9th Grade 9th - 12th Grade, No Diploma High School Graduate GED/Alternative Credential Some College, No Degree Associate Degree Bachelor's Degree Graduate/Professional Degree 2016 Population 15+ by Marital Status Total Never Married Married Widowed Divorced 2016 Civilian Population 16+ in Labor Force Civilian Employed Civilian Unemployed 2016 Employed Population 16+ by Industry Total Agriculture/Mining Construction Manufacturing Wholesale Trade Retail Trade Transportation/Utilities Information Finance/Insurance/Real Estate Services Public Administration 2016 Employed Population 16+ by Occupation Total White Collar Management/Business/Financial Professional Sales Administrative Support Services Blue Collar Farming/Forestry/Fishing Construction/Extraction Installation/Maintenance/Repair Production Transportation/Material Moving 2010 Population By Urban/ Rural Status Total Population Population Inside Urbanized Area Population Inside Urbanized Cluster Rural Population

12,681 1.4% 4.8% 25.3% 5.4% 31.4% 11.9% 13.8% 6.2% 14,853 20.2% 61.7% 5.7% 12.4% 94.1% 5.9% 8,744 2.1% 8.3% 9.0% 3.4% 15.1% 5.1% 1.1% 5.2% 47.6% 3.1% 8,744 53.0% 13.2% 18.4% 9.3% 12.1% 21.5% 25.5% 1.5% 6.8% 4.5% 6.2% 6.4% 17,054 0.3% 61.4% 38.3%

Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography.

February 27, 2017 Š2016 Esri

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Market Profile 97055 (Sandy) 97055 (Sandy) Geography: ZIP Code

Prepared by Esri

97055 (Sandy,...

2010 Households by Type Total Households with 1 Person Households with 2+ People Family Households Husband-wife Families With Related Children Other Family (No Spouse Present) Other Family with Male Householder With Related Children Other Family with Female Householder With Related Children Nonfamily Households All Households with Children Multigenerational Households Unmarried Partner Households Male-female Same-sex 2010 Households by Size Total 1 Person Household 2 Person Household 3 Person Household 4 Person Household 5 Person Household 6 Person Household 7 + Person Household 2010 Households by Tenure and Mortgage Status Total Owner Occupied Owned with a Mortgage/Loan Owned Free and Clear Renter Occupied 2010 Housing Units By Urban/ Rural Status Total Housing Units Housing Units Inside Urbanized Area Housing Units Inside Urbanized Cluster Rural Housing Units

6,435 22.1% 77.9% 71.3% 56.0% 24.1% 15.3% 5.1% 3.1% 10.3% 6.7% 6.6% 34.6% 3.4% 7.7% 6.9% 0.8% 6,434 22.1% 36.3% 16.9% 14.1% 6.1% 2.8% 1.7% 6,435 72.4% 56.2% 16.2% 27.6% 6,865 0.3% 61.3% 38.4%

Data Note: Households with children include any households with people under age 18, related or not. Multigenerational households are families with 3 or more parentchild relationships. Unmarried partner households are usually classified as nonfamily households unless there is another member of the household related to the householder. Multigenerational and unmarried partner households are reported only to the tract level. Esri estimated block group data, which is used to estimate polygons or non-standard geography.

Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography.

February 27, 2017 Š2016 Esri

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Market Profile 97055 (Sandy) 97055 (Sandy) Geography: ZIP Code

Prepared by Esri

97055 (Sandy,...

Top 3 Tapestry Segments 1.

2.

Salt of the Earth (6B)

3.

Parks and Rec (5C)

Middleburg (4C)

2016 Consumer Spending Apparel & Services: Total $ Average Spent Spending Potential Index Education: Total $ Average Spent Spending Potential Index Entertainment/Recreation: Total $ Average Spent Spending Potential Index Food at Home: Total $ Average Spent Spending Potential Index Food Away from Home: Total $ Average Spent Spending Potential Index Health Care: Total $ Average Spent Spending Potential Index HH Furnishings & Equipment: Total $ Average Spent Spending Potential Index Personal Care Products & Services: Total $ Average Spent Spending Potential Index Shelter: Total $ Average Spent Spending Potential Index Support Payments/Cash Contributions/Gifts in Kind: Total $ Average Spent Spending Potential Index Travel: Total $ Average Spent Spending Potential Index Vehicle Maintenance & Repairs: Total $ Average Spent Spending Potential Index

$13,114,235 $1,871.86 93 $8,927,624 $1,274.28 90 $19,680,738 $2,809.13 96 $32,965,025 $4,705.26 94 $20,496,639 $2,925.58 95 $36,703,683 $5,238.89 99 $11,926,897 $1,702.38 96 $4,871,479 $695.33 95 $101,040,152 $14,421.95 93 $15,977,363 $2,280.53 98 $12,608,195 $1,799.63 97 $7,006,675 $1,000.10 97

Data Note: Consumer spending shows the amount spent on a variety of goods and services by households that reside in the area. Expenditures are shown by broad budget categories that are not mutually exclusive. Consumer spending does not equal business revenue. Total and Average Amount Spent Per Household represent annual figures. The Spending Potential Index represents the amount spent in the area relative to a national average of 100.

Source: Consumer Spending data are derived from the 2013 and 2014 Consumer Expenditure Surveys, Bureau of Labor Statistics. Esri.

Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2016 and 2021 Esri converted Census 2000 data into 2010 geography.

February 27, 2017 Š2016 Esri

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Traffic Count Map 97055 (Sandy) 97055 (Sandy) Geography: ZIP Code

Prepared by Esri

Source: ©2016 Kalibrate Technologies

February 27, 2017 ©2016 Esri

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