Zoning Designations
The following provides a brief description of each of the City’s zoning designations found in our Land Development Code.
Residential Zones
⦁ FU-10 (Future Urbanization). This district is intended to preserve for future development at urban densities the future urbanizable areas of the City as designated by the Comprehensive Plan and to act as a “holding area” for future urban development on lands formerly in unincorporated Clackamas County that are annexed to the City. Learn more about the zone in LDC 16.22.010.
⦁ R-40 (R-40 Residential). This district reflects the first developmental step in the conversion of agricultural or open space land to residential purposes. Through benefit of available public services and faculties, land in this district is capable of supporting lower densities, yet constraints may still exist which would limit present and future carrying capacities. This district provides the transition to the more fully urban development of higher districts while expressing physical limitations on the potential of the land. The district may be applied in sloped areas where clustering and other hillside protection standards are applied. The numerical designation R-40 shall be interpreted to mean that generally the maximum density shall be one primary dwelling unit per forty thousand (40,000) square feet of lot area, though there are exceptions. Learn more about the zone in LDC 16.22.020.
⦁ R-20 (R-20 Residential). This low density urban residential district responds to development patterns already established in the City and perpetuates those patterns in recognition of the potential for infilling and the overall carrying capacity of the land. Single-family detached dwellings on larger lots are encouraged in this district which seeks to maintain “elbow room and breathing space” within the urban framework of the City. This district is a buffer between the low density and undeveloped areas and the higher density, more typical urban residential districts. It is within this district that uses and standards begin to change to reflect the desired urban trends and patterns. The district may be applied in sloped areas where clustering and other hillside protection standards are applied. The numerical designation of R-20 shall be interpreted to mean that generally the maximum density shall be one primary dwelling unit per twenty thousand (20,000) square feet of lot area, though there are exceptions. Learn more about the zone in LDC 16.22.020.
⦁ R-15 (R-15 Residential). This low density urban residential district responds to the continuing urbanization of the City due to the availability of public sanitary sewers in areas previously zoned R-40 or R-20. Single-family detached dwellings are encouraged in this district which seeks to maintain “estate development” within the urban framework of the City. This district is a buffer between the densities allowed in the lower density R-20 district and the densities allowed in the medium density, more typical urban residential districts. The numerical designation of R-15 shall be interpreted to mean that generally the maximum density shall be one primary dwelling unit per fifteen thousand (15,000) square feet of lot area, though there are exceptions. Learn more about the zone in LDC 16.22.020.
⦁ R-10 (R-10 Residential). This urban residential district is a means by which the densities are increased to make efficient use of available facilities and services in an environment of single-family dwellings. Variations in dwelling types and lot sizes should provide for a necessary flexibility in the City which will prevent typical appearances created by the traditional subdivision of land. Standards in this district are strictly urban oriented and are designed to develop and perpetuate urban trends and patterns. The numerical designation R-10 shall be interpreted to mean that generally the maximum density shall be one primary dwelling unit per ten thousand (10,000) square feet of lot area, though there are exceptions. Learn more about the zone in LDC 16.22.030.
⦁ R-8.5 (R-8.5 Residential). This urban residential district responds to the continuing urbanization of the City. Single-family detached dwellings are encouraged, but multifamily development is allowed in this district, as part of a PUD, which seeks to maximize the development potential in hillside areas. This district serves as a buffer between the R-10 and R-7 development districts. The numerical designation of R-8.5 shall be interpreted to mean that generally the maximum density shall be one primary dwelling unit per eight thousand five hundred (8,500) square feet, though there are exceptions. Learn more about the zone in LDC 16.22.030.
⦁ R-7 (R-7 Residential). This development district will allow more urban residential density within the City through the use of small lots and a variation in dwelling types. Trends which were originated in lower density districts are continued and strengthened in this district and the patterns of the Comprehensive Plan are reinforced. Sanitary sewer and water are the most essential of urban services, but all Level I services and facilities are necessary and required for development at full density. The numerical designation R-7 shall be interpreted to mean that generally the maximum density shall be one primary dwelling unit per seven thousand (7,000) square feet of lot area, though there are exceptions. Learn more about the zone in LDC 16.22.030.
⦁ R-5 (R-5 Residential). This development district will allow single-family (attached and detached) as well as duplexes, triplexes within the City. Sanitary sewer and water are the most essential of urban services, but all Level I services and facilities are necessary and required for development at full density. In this district, there is generally an average lot size of five thousand (5,000) square feet, though there are exceptions. Learn more about the zone in LDC 16.22.040.
⦁ MUR-S (Mixed Use Residential-Single-Family). Mixed use residential will promote compact form, and residential and commercial or residential and office mixed vertically, in addition to across the district. Minimum densities are provided to comply with the Urban Growth Management Functional Plan, Title 1 requirements. MUR-S generally has a minimum density of six units per net acre and a minimum lot size of five thousand (5,000) square feet, though there are exceptions. Learn more about the zone in LDC 16.22.040.
⦁ SFA (Single-Family Attached Residential). This district is intended to promote the livability, stability and improvement of Happy Valley’s new neighborhoods and to provide opportunities for a variety of medium density residential housing types with a general density range of ten (10) to fifteen (15) dwelling units per acre, as well as certain neighborhood commercial uses, though there are exceptions. Learn more about the zone in LDC 16.22.050.
⦁ MUR-A (Mixed Use Residential-Attached). Mixed use residential will promote compact form, and residential and commercial or residential and office mixed vertically, in addition to across the district. Minimum densities are provided to comply with the Urban Growth Management Functional Plan, Title 1 requirements. MUR-A has a general maximum density of fifteen (15) units per net acre and a minimum density of ten (10) units per net acre, though there are exceptions. Learn more about the zone in LDC 16.22.050.
⦁ VTH (Village Townhouse District). This district is based on the Village Townhouse District in the Clackamas County Zoning and Development Ordinance. It was adopted by the City of Happy Valley to provide consistent land use regulations for areas recently annexed to the City. Learn more about the zone in LDC 16.22.050.
⦁ MUR-M (Mixed Use Residential-Multifamily). Mixed use residential will promote compact form, and residential and commercial or residential and office mixed vertically, in addition to across the district. The multifamily sub-area provides for a range of densities, each of which should be shown on the master plan map. The multifamily sub-areas allow for retail uses that are meant to provide services to local residents, not attract outside traffic. The density requirements and minimum/maximum lot sizes are meant as a guide, and will vary based on the amount of unbuildable lands removed from gross acres. The density is calculated by averaging density for the residential district area identified in the master plan. Therefore, some lots may be smaller than the lot sizes given below. Minimum densities are provided to comply with the Urban Growth Management Functional Plan, Title 1 requirements. Learn more about the zone in LDC 16.22.060.
⦁ MUR-X (Mixed Use Buildings with Residential Emphasis). Residential and retail combinations with the primary use of the building being residential. Learn more about the zone in LDC 16.22.060.
Commercial and Employment Districts
⦁ MUC (Mixed Use Commercial District). Mixed use commercial will provide for convenience commercial needs of residential neighborhoods and office workers in locations adjacent to and mixed in with residential and office areas. The location of services and offices near residential units and major transportation networks should promote use of alternative modes of transportation such as bus ridership, bicycle and pedestrian activity. Retail uses should be primarily located on the ground floor to encourage an interesting and active streetscape. Buildings should be oriented toward the street or accessway with clearly marked entrances. Blank frontage walls at street level are discouraged. Development boundaries and patterns are not defined by type of use (i.e., retail and office); instead the district allows a variety of permitted uses to occur throughout the commercial district. The commercial uses are meant to provide a concentration of commercial and office uses to create an active area. Learn more about the zone in LDC 16.23.010.
⦁ MUE (Mixed Use Employment District). The mixed use employment district will provide for development of office, employment and low density multifamily residential uses. The MUE neighborhood commercial subdistrict provides for neighborhood scale retail needs. Learn more about the zone in LDC 16.23.010.
⦁ RCMU (Regional Center Mixed Use District). The regional center mixed use district will provide for urban development within the boundaries of the Clackamas Regional Center. A wide range of uses is permitted within the district. The district is intended to create a quantifiable sustainable mixed use area with high employment and housing densities, structured parking, and significant amenities in an urban design that is accessible by a range of transportation modes. To ensure that the mix of uses and urban form are consistent with the objectives of the district, master plan approval is required prior to development. The RCMU District implements the planned mixed use policies of the Clackamas Regional Center Area Design Plan. Learn more about the zone in LDC 16.23.010.
⦁ VC (Village Commercial District). This section provides for a mixture of retail/office, commercial and business park uses. These uses are located in areas where suitable services and facilities are currently provided or can be provided as development occurs. In addition, this district allows for pedestrian friendly development with good connections via the sidewalks, trails and street system from residential areas to parks, open spaces, commercial and office uses. Learn more about the zone in LDC 16.23.020.
⦁ VO (Village Office District). This section provides for a mixture of retail/office, commercial and business park uses. These uses are located in areas where suitable services and facilities are currently provided or can be provided as development occurs. In addition, this district allows for pedestrian friendly development with good connections via the sidewalks, trails and street system from residential areas to parks, open spaces, commercial and office uses. Learn more about the zone in LDC 16.23.020.
⦁ CCC (Community Commercial Center District). The Community Commercial Center (CCC) District is intended to provide locations or “nodes” for a relatively wide range of small businesses, services and mixed use adjacent to residential areas as a convenience to nearby residents. The CCC District is to be located and developed in a manner consistent with the Comprehensive Plan. In order to limit impacts to residential areas, new community commercial center nodes are intended to be limited in size to not more than five acres of contiguous land. Building size is also limited to a thirty thousand (30,000) square foot footprint, and measured in accordance with requirements of Table 16.23.030-2 (Footnote 5). Appropriate locations for community commercial center nodes are at the intersection of two arterial streets (major and minor), an arterial street and a collector street, or two collector streets, and within the Happy Valley Town Center Plan Area. Learn more about the zone in LDC 16.23.030.
⦁ MCC (Mixed Commercial Center District). This zone is intended to establish locations for the development of mixed use commercial centers providing a broad range of shopping and service requirements to meet neighborhood and city-wide needs. The Mixed Commercial Center (MCC) District, as applied in the East Happy Valley Comprehensive Plan Area, corresponds to the Damascus/Boring Concept Plan’s designation of Neighborhood Centers. These mixed-use centers in the East Happy Valley Comprehensive Plan area accommodate retail services with a focus on meeting resident’s daily shopping needs. They are planned to be well served by transit and be integrated with mixed use and higher density housing, thus supporting less auto-dependent lifestyles. These centers are also appropriate locations for civic uses such as post offices and branch libraries. Their design is intended to be highly pedestrian-oriented. Learn more about the zone in LDC 16.23.030.
Institutional Districts
⦁ IPU (Institutional and Public Use District). The IPU District proposes to serve the need for the designation of areas for necessary institutional uses such as schools and churches, and public and semipublic uses such as parks, a local government center and other governmental and public service uses. This district may be located at any place throughout the City, based on a determination by the City that such areas are required. The Comprehensive Plan identifies the need for such uses throughout the City, with that need being fulfilled through this district. Learn more about the zone in LDC 16.24.010.
Industrial Districts
⦁ RC-ME (Rock Creek Mixed Employment District). The Rock Creek Mixed Employment (RC-ME) District permits land uses with high job densities that provide stable, family-wage employment within the City. This district provides a mix of uses that are compatible with nearby residential, institutional and commercial uses and provides a buffer between residential and more formally “light industrial” areas to the east. Permitted uses in the Rock Creek Mixed Employment District include office, creative arts, small-scale manufacturing, research and development, and medical centers. Commercial uses are limited to those serving the primary uses of the district. A limited number of residential uses, including pre-existing dwelling units, are permitted by right. Learn more about the zone in LDC 16.25.005.
⦁ EC (Employment Center District). The purpose of the Employment Center (EC) District is to provide for a mix of employment opportunities, located where they are accessible by a variety of transportation modes, including transit services and safe and convenient pedestrian connections. These areas provide sites suitable for business and office parks, campus and light industrial uses, professional and corporate offices, medical offices and clinics, tech/flex businesses, creative arts and services, technical/vocational schools and other related businesses. Building types range from large single user campuses, multiple tenant business parks to multistory mixed-use buildings. Quality design and a connected and walkable character of the surrounding environment will be provided. Housing is allowed when combined in vertical mixed-use buildings. Learn more about the zone in LDC 16.25.010.
⦁ IC (Industrial Campus District). Pursuant to Metro’s Urban Growth Management Functional Plan Title 4 for Regionally Significant Industrial Areas (RSIA) the purpose of the Industrial Campus District is to provide a ready supply of developable industrial land for the City of Happy Valley and the southeast metropolitan area. It seeks to promote economic development, job creation, sustainable businesses and green building practices, jobs-housing balance, land optimization and freight mobility by preserving large contiguous areas for industrial clusters near existing and planned residential areas and transportation corridors. In order to protect the viability and integrity of industrial land, this district is not intended for residential use and shall allow only limited retail and commercial components. Learn more about the zone in LDC 16.25.010.