Get answers to common questions and learn the facts behind the issues affecting our community. Don’t see your question here? Submit a question or topic you’d like the City to address via the form at the bottom of the page.
City Council
The City is not proposing to create a traditional “homeless camp.” The proposal would establish a designated safe rest area that allows overnight sleeping in a specific location and under specific rules. The purpose is to provide a controlled location for people who have no other place to sleep while also allowing the City to establish reasonable restrictions on sleeping and camping in other City-owned areas.
Under the ordinance, the designated rest area would be available only during specific overnight hours, 9:00 p.m. to 7:00 a.m. People using the area would be required to follow the rules established for the site and would need to remove themselves and all of their belongings in the morning.
This approach would give the City a way to restrict unauthorized camping and sleeping in other areas of the community, including locations where those activities could interfere with public use, create nuisance conditions, or raise concerns related to the health, welfare, and safety of the public. The City intends to coordinate with the Estacada Police Chief and use best practices in implementing the program, with the goal of maintaining a safe environment for everyone.
Residents who have questions or concerns about the program are encouraged to review the ordinance or contact the City to discuss the requirements and limitations that apply.
No. City Council members are not paid by developers for development projects or for their decisions on development applications. Developers do not pay Council members to approve, deny, or otherwise influence a development application.
City officials are subject to Oregon's ethics laws and applicable policies regarding conflicts of interest and the acceptance of benefits or gifts. When an actual or potential conflict of interest exists, Oregon law establishes requirements for how the public official must handle that conflict. The City's land-use decisions must be based on the applicable laws, regulations, and development standards. Not on payments from developers to individual Council members.
Topics scheduled for City Council discussion are listed on the agenda for that meeting. If there are supporting documents for an agenda item, those documents will be included in the meeting packet. City Council agendas and meeting packets are typically posted the week before the meeting, generally on Wednesday, although they may be posted earlier. A copy of the agenda is also posted on the doors at City Hall.
You can find Agendas, Minutes, and Packets on the City’s website under Meetings on the homepage. They are also available under Government → Mayor and City Council → City Council → Agendas & Minutes and you can also find City Council Upcoming Meetings by navigating under the same Government tab on the homepage.
Our website includes a Subscribe to Notifications feature that lets you choose the topics you want to be notified about. It's an easy way to make sure you never miss important City updates. Getting started is simple:•
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Once you're signed up, you'll receive an email whenever new information is posted in the categories you selected.
Wastewater Treatment Plant
The design showing in the preliminary plan (see page 135 of the Preliminary Design Report) just shows feasibility on the lot. While we are still in the process of layout, many of the processes require a specific layout with buildings set in a strategic position. We may adjust the layout but there are many variables which will ultimately decide the layout.
The original location for the wastewater facility in 2021 was on the Public Works/Portal site. At the direction of the Council, city staff have spent the past two years seeking out options for property where the wastewater facility could be built rather than on the City property, however, due to land use restrictions, costs, time constraints, and the availability of willing property sellers, the most viable location is the City property that was chosen.
The Council is allowed to discuss real estate transactions in an executive session, and the City Attorney was advising the City Council through the process so that they would follow any legal requirements. For the August 14, 2023, City Council Meeting, the Wastewater Treatment Plant discussion was an agenda item following executive session. If the Council had directed staff to begin negotiations on a property purchase, they would not have been able to discuss the location of the property that evening. The topic was listed as a general discussion on the agenda following the executive session, and there were members of the public who attended the meeting and commented.
You can view the meeting packet, minutes, and video where the Council discusses their decision here:https://www.cityofestacada.org/government/mayor-city-council/citycouncilagenda-minutes/
Following the executive session (which was not recorded) the City Attorney gives a thorough overview of the process and the decision. (approx. 1 hour 26 minutes into the meeting).
The location is chosen to be the lot that the city owns. We are too far along in the process to change locations. We evaluated building the WWTP on the Public Works shops and rebuilding the shops elsewhere on the same lot. This would add at least $5 million to the project cost. We evaluated moving the Public Works shops and building the WWTP on that location, this would add at least $8-10 million to the project cost.
The new facility will be built to meet the projected needs for the next 20 years, with capacity to add on additional equipment for longer term growth.
Yes, the old wastewater plant will be completely decommissioned. That property will eventually be repurposed. The use of that property has not yet been fully considered. The use of the space will need to be decided upon, and then funds raised to build the space for this use.
That will be determined when the design is more refined. An initial layout of the facility showed the path being relocated closer to the property line.
MAO stands for Mutual Agreement and Order. This agreement between DEQ and the city is in additional to our National Pollutant Discharge Elimination System (NPDES) permit. Together they outline discharge limits, monitoring and reporting requirements, and timelines.
Estacada's effluent discharge had higher than permitted levels of ammonia, TSS, and BOD. The City has done work to the system to address some of the root causes of the TSS and BOD issues. These are often caused by a sudden increase in loading from heavy precipitation events and inflow and infiltration (I/I). The city has slip-lined pipes and manholes to prevent I/I. We've decreased the peak flow during these events by close to half.
However, our current plant does not have the technology to address ammonia. Our current plant is biologic, which means that the 'bugs' which process our wastewater can be upset or die off from a wide variety of stimuli such as an increase or decrease in temperature. DEQ recognizes that until a new facility is constructed that we will have occasions where we will violate our ammonia limits.
The MAO offers an abatement for violations as long as we follow the steps and timeline outline in the MAO. This abatement saves the city thousands of dollars in potential fines while we work to build the new plant.
No. The MAO has no impact on the ability to, or not to, place a moratorium on construction. The MAO outlines steps which the City will work with DEQ to remedy the process related issues with our current wastewater plant.
Maybe. The MAO is a cooperative agreement and DEQ has some leeway to work with the City if we can prove that we're moving in a positive direction towards completing the new Wastewater Treatment Plant. The schedule to build the new plant is progressive with specific milestones which DEQ will be monitoring. If we are unable to meet milestones along the way, we would proactively approach DEQ to amend the MAO.
State law dictates when a city is allowed or able to declare a moratorium. A moratorium, when related to land use, is when a city will not allow, or severely restrict, new building and/or land use permits and applications.
Oregon State Law, ORS 197.520, outlines the means in which a city can declare a moratorium.
We calculate the capacity of our facilities when a property is annexed into the city. This can be confusing because there may be years between when a property is annexed in and when it’s developed. When a residential annexation application is submitted, the City Engineer calculates the maximum possible increase in utilities usage when the property is developed, based on the highest possible residential density for that property. This usage data is sent to our regional representative at DEQ to verify. If the calculations from the City Engineer and DEQ indicate that existing water and sewer capacity can support the highest possible residential development for the property, the City can approve the annexation application. The state also allows for land use application approval if there is a high likelihood that water and sewer capacity will be available to support development within the next three years. Oregon's land use regulations do not allow cities or counties to deny a land use application unless they can prove that they do not or will not have capacity to serve new development.
Water Conservation
When demand exceeds supply or water storage falls below 750,000 gallons.
This is an emergency level and the actions will be required.
1. **Essential Water Use:** Only essential water use is allowed.
2. **Water Allocations:** The City Manager may set water allocations. Use no more water than you would on a typical December day.
3. **Meter Readings:** Water meters will be read bi-weekly to ensure compliance.
– **Service Disconnection:** Non-compliance will result in service disconnection until Stage 4 ends. A reconnect fee will apply.
When demand exceeds supply or water storage falls below 1,000,000 gallons.
The actions for this level are:
- All outdoor water use is prohibited.
- We need a 30% reduction in water use from all customers.
– If you’re found watering outside, Public Works will shut off your irrigation system and issue a warning. Continued non-compliance will result in service disconnection. - Public Works will spot-check water meters for compliance.
The second level of conservation is triggered when the water demand is 90% of the production capacity or the water plant is producing 1.5 million gallons a day for at least three days.
The actions for this level are:
- We need everyone to cut their water use by 20%.
- Watering lawns and landscaping is not allowed.
- No washing vehicles.
- Avoid using water for non-essential purposes.
- Construction and non-emergency fire water use is not permitted.
The first level of conservation is triggered by the water plant either producing 1.4 million gallons of water a day or 80% of the production capacity each day for three consecutive days.
The first level of conservation asks residents to:
- reduce water usage by 10%
- not water during daylight hours (water after dusk or before dawn)
- don't water your lawns more than twice a week
- don't wash your vehicles or fill pools/water features
- if an HOA fines a resident for not watering their lawns, then the city will fine the HOA
Under Oregon law (ORS 197.520), cities may only enact a construction moratorium under specific and limited circumstances. To issue a moratorium based on public facility capacity—such as water—the City must demonstrate the following:
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The demand for the public facility (in this case, water) will exceed its available capacity.
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The moratorium is narrowly applied only to the geographic area affected by the shortage.
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The City has accommodated housing and economic development needs as much as possible.
Even if those criteria are met, a moratorium must be reviewed and justified every 120 days, with evidence that the City is actively working to resolve the underlying issue. For water, that includes implementing and enforcing water curtailment and conservation efforts.
In our case, water usage during winter months remains well within system capacity. This seasonal variation makes it difficult—if not impossible—to demonstrate a consistent or system-wide capacity shortfall. As a result, the City does not meet the threshold required to enact a construction moratorium.
Instead, the City is committed to being a responsible steward of our water resources through proactive conservation measures and seasonal curtailment policies when necessary. These steps allow us to manage water demand without halting needed housing or economic development.
State law dictates when a city is allowed or able to declare a moratorium. A moratorium, when related to land use, is when a city will not allow, or severely restrict, new building and/or land use permits and applications.
Oregon State Law, ORS 197.520, outlines the means in which a city can declare a moratorium.
The actions which the city will take to conserve water:
The city will stop watering parks and won't wash their vehicles.
City Irrigation Sprinklers: Public property irrigation will be reduced/paused at Stage 1 of the Water Curtailment Plan.
The City had a Landscape Water Audit done and has since adjusted timing, upgraded to lower flow sprinklers, and added sensors to account for rain to our irrigation systems
At stage 2, we may reduce hours or completely shut down the splash pad.
- Adjust your sprinklers so that they’re watering your lawn and garden, and not the street or sidewalk.
- Water early in the morning (before 10:00) or later in the evening (after 6:00) when temperatures are cooler and evaporation is minimized.
- Set it, but don’t forget it! Whether you have a manual or automatic system, be sure to adjust your watering schedules throughout the irrigation season or install an EPA WaterSense Certified Smart Controller and receive up to a $100 rebate from the Clackamas River Water Providers (CRWP).
- Water established lawns about 1 inch per week (a bit more during hot, dry weather).
- Inspect your irrigation system for leaks, broken lines, or blockage in the lines. A well-maintained system will save you money, water, and time.
- Consider replacing some turf area with hard scapes or low water use plants and ornamental grasses. They are easier to maintain than turf, look beautiful, and require far less water.
- Group plants with like watering needs. Creating “watering zones” in your garden will allow you to give each plant the water it requires — not too much or too little.
- Add a shut-off nozzle to your garden hose and save about 5-7 gallons each minute your hose is on. Ask the CRWP for your free hose nozzle.
- Adjust your mower to a higher setting. A taller lawn provides shade to the roots and helps retain soil moisture, so your lawn requires less water.
- Apply the amount of water your soil can absorb. Water thoroughly, but infrequently. If run off or puddling occurs, break longer watering sessions into several short sessions allowing water to soak into the soil between each session.
Go to the Clackamas River Water Provider's website for more information on how to conserve your water and find valuable rebates.
We are working with Clackamas County to use their Public Alerts system to notify customers. This will use the information you have listed in your utility account. Please update this if you number or email is not current.
You will receive an email, automated phone message, and/or text message depending on what information you have in your account.
You can also verify your information in ClackCo Public Alerts. https://www.clackamas.us/dm/publicalerts
By entering your information in the ClackCo Public Alerts, you would also receive alerts for other emergencies such as wildfire evacuation.
The city made minor upgrades to the water plant this spring which increased the capacity and redundancy. This included increased pipe sizing and updated a smaller pump with a larger pump. These costs won't require additional funding.
The city completed an additional water reservoir for storage capacity.
The city has started work on upgrading our water treatment plant. This project will be complete by the late spring of 2027. This will increase our production capacity to 2.6 MGD (million gallons a day).
The water treatment plant has the capacity to treat 1.9 million gallons a day (MGD). This is not an issue for most of the year, throughout the spring, fall, and winter the usage falls around 600,000 gallons a day. So throughout most of the year, we are able to produce more water than we're using. This allows us to fill our reservoirs for the backup.
In the summer we see a sharp increase in water usage. It more than doubles at times, we're using a million gallons more a day in the summer than we are in the winter.
When the water usage is more than 1.4 million gallons a day this means that the water plant is running upwards of 20 hours a day. This also doesn't allow us to refill our reservoirs. If the reservoirs are not full and a part breaks, there is not enough capacity to serve the entire city for more than a day.
We also need the reservoirs full to keep enough water flow for the firefighting. As we head into the summer, this is one of our highest concerns.
Development
Much of rural Clackamas County is not located within an incorporated city (e.g., Estacada, Canby, Sandy). The post office often assigns addresses to properties in these areas that include the nearest city name, irrespective of jurisdictional boundaries. In our area, this means that many rural properties have "Estacada" in their address, though they are not within Estacada city limits, or under the City's jurisdiction. In these cases, all land use approval authority is held by Clackamas County (https://www.clackamas.us/planning). If you aren't sure whether or not a property is within City limits, feel free to contact the Community Development Department and we can let you know.
The City does not proactively look for code violations in the community. Code enforcement, unless excessively egregious, is based on citizen complaints. You can report a code violation online here, or the City's Code Enforcement Officer may be contacted during business hours at (971) 806-5169 or you can send an email to Code Enforcement.
If you are building something on your property and are unsure if it is allowed, you are encouraged to contact the Community Development Department to verify. Common code compliance issues involve placement and height of accessory structures (e.g., sheds, patio covers, RV covers) and fence heights.
If you’ve noticed more traffic in Estacada, you’re not alone. The Planning Department hears about these concerns often, as traffic on our roads and intersections has been increasing for several reasons.
Estacada continues to grow, attracting new residents and businesses. Many people are also living farther from work, which adds to congestion, especially during morning and evening commutes. Additionally, our expanding industrial park has brought more warehouses and distribution centers, increasing truck traffic in the area.
The City of Estacada tracks traffic volume in a variety of ways. Larger development projects are required to complete traffic impact studies that analyze project-related trips. The City has an adopted Transportation System Plan (TSP) that identifies street classifications and lists transportation projects, among other things. Lastly, the City closely coordinates with Clackamas County and ODOT, which are also concerned with traffic patterns in our area, and have their own lists of transportation projects.
It is worth noting that traffic impacts and mitigation for development projects, as in other cities, are analyzed using the City's adopted performance thresholds, which are identified in the TSP. This is sometimes unsatisfying to the general public because traffic studies are perceived as saying that traffic is "no problem," which is not the intended message. Many projects do generate more traffic, but do not trigger "failures" at intersections based on these adopted thresholds. If you have questions on this topic, feel free to reach out to planning staff.
System Development Charges (SDCs) are fees assessed on new commercial and residential development and some re-development to pay for the costs of expanding the streets, parks, water system, stormwater system, and sewer system. If you are applying for a building permit for development in Estacada, SDCs are due when the building permit is issued.
SDCs provide a mechanism for the City to pay for the infrastructure required to support new growth, while protecting the City’s existing utility customers from subsidizing new development through higher taxes or utility rates. The purpose of the System Development Charge is to impose a portion of the cost of specified capital improvements upon those developments that create the need for new infrastructure, or substantially increase the demands on existing infrastructure.
SDCs are updated regularly. The Capital Improvement Plan (CIP) outlines the estimated costs for projects that are SDC eligible. These project costs are used to help calculate the rates for SDCs.
More about SDCs can be found here, including charge tables, rates, and where they are used.
We calculate the capacity of our facilities when a property is annexed into the city. This can be confusing because there may be years between when a property is annexed in and when it’s developed. When a residential annexation application is submitted, the City Engineer calculates the maximum possible increase in utilities usage when the property is developed, based on the highest possible residential density for that property. This usage data is sent to our regional representative at DEQ to verify. If the calculations from the City Engineer and DEQ indicate that existing water and sewer capacity can support the highest possible residential development for the property, the City can approve the annexation application. The state also allows for land use application approval if there is a high likelihood that water and sewer capacity will be available to support development within the next three years. Oregon's land use regulations do not allow cities or counties to deny a land use application unless they can prove that they do not or will not have capacity to serve new development.
Due to our proximity to the Portland Metro area, the state's housing shortage, and our community's reputation for having a high quality of life, Estacada continues to experience intense pressure to grow. While the Planning Department and Planning Commission are tasked with evaluating consistency between development proposals and applicable regulations, neither party initiates development. Development proposals come before decision makers (Planning Commission and/or City Council) when property owners decide to utilize the development capacity on their property, which is based on zoning standards. As such, the amount of development occurring in Estacada at any point in time is largely a function of market forces.
Subdivision applications are subjected to a thorough review process requiring a recommendation from the Planning Commission and final approval from the City Council. Here’s how it works:
- Public Notice and Hearing: The specific code criteria that subdivision applications must meet are identified in the public notice and are discussed during the public hearing(s). These criteria generally relate to the zoning designation of the subject property, the type(s) of housing proposed, and the transportation / utility infrastructure that must be built concurrently with the development.
- Compliance with Codes and Laws: If an application meets all the requirements outlined in the City’s code, it cannot be denied. Property owners have the right to develop their property as long as they follow the applicable laws and regulations. Denying an application that meets all requirements could lead to claims with the Land Use Board of Appeals (LUBA) and potential lawsuits against the City.
- Denial for Non-Compliance: If the City's findings demonstrate that an application does not and cannot comply with all applicable development code standards, the application may be denied.
- Estacada Comprehensive Plan: In addition to development code requirements, the application must also align with the applicable goals and policies of the Estacada Comprehensive Plan.
This process ensures that all new subdivisions are reviewed fairly and consistently, allowing development that adheres to adopted community standards and legal requirements.
Annexation applications are subject to the public hearing process and public noticing requirements. Comments received from property owners, agencies and other interested parties may affect the decision. Special conditions may be attached to any approval. Annexation applications will be reviewed at a public hearing before the Estacada Planning Commission, who will forward a recommendation to the City Council. The City Council will then review the application at a public hearing and render a final decision. City Council decisions may be appealed to the State Land Use Board of Appeals (LUBA), subject to the criteria in EMC 16.132.050.
A pre-application conference (often shortened to "pre-app") is often the required first step when a project applicant is looking to develop or build a project. It is an opportunity to gain valuable input from the people and parties that will be analyzing and reviewing the development or land use application once it is submitted, and includes representatives from City Planning, Public Works, Engineering, Estacada Fire District, and other relevant agency partners.
Discussions in the pre-app often confirm the availability of public utilities and services, clarify the City's expectations for public improvements (e.g., right-of-way dedications and sidewalks), and identify issues with a project design before it is finalized.
The process of annexing land to the City allows for orderly expansion of the City and for the adequate provision of public facilities and services. For annexation to proceed, the land must be within the City’s urban growth boundary, adjacent to existing city limits, and align with the goals and policies of the Comprehensive Plan. Proposals must demonstrate that adequate services can be provided within three years, and all property owners must consent.
Completion Review – 30 days: Once a land use application is submitted and the associated fee is paid, City Staff have 30 days to determine whether the application is complete or incomplete.
Application Review & Decision – 120 days: After an application is deemed complete, the City must issue a final decision within 120 days. This includes a 15-day appeal period.
Maximum timeline for a complete land use application: From the initial application submittal to the final decision, the maximum timeline is 150 days (5 months).
Minimum time required between application submittal and the first public hearing: The first public hearing will occur at least 9 weeks after the application is submitted.
Applications that require Planning Commission approval only:
- Conditional Use (CU)
- Temporary Use (TU)
- Variance (VAR)
- Land Partition (LP)
- Parking Adjustment (PA)
Applications that require Downtown Design Review Committee approval only:
- Downtown Design Review (DR) - only in certain circumstances, see 16.26.050 Downtown Design Guidelines And Standards)
Applications that require a Planning Commission recommendation and City Council approval:
- Annexation (ANNEX)
- Subdivision (S)
- Planned Development (P-D)
- Zone Change (ZC)
- Code Amendments and Plan Amendments (ORD)
Planning Staff evaluates land use proposals against the policies and requirements of the Comprehensive Plan and Development Code, and presents findings and recommendations to the Planning Commission, the Downtown Design Review Committee, and/or the City Council for their consideration. Here’s how the review process works:
- Public Notice and Hearing: Specific criteria that land use applications must follow are outlined in the public notice and discussed during the public hearing(s). These criteria typically relate to the zoning designation of the subject property and the type of land use proposed.
- Compliance with Codes and Laws: Applications are evaluated based on whether they meet the City's development code standards. If an application complies with all applicable standards, it cannot be denied. Property owners have the right to develop their property as long as they adhere to all applicable laws and regulations. Denying applications that meet all requirements could result in claims with the Land Use Board of Appeals (LUBA) and potential lawsuits against the City.
- Denial for Non-Compliance: If the City's findings demonstrate that an application does not and cannot comply with all applicable development code standards, the application may be denied.
- Estacada Comprehensive Plan: In addition to development code requirements, land use applications must also align with the applicable goals and policies of the Estacada Comprehensive Plan. This ensures that proposed developments are consistent with the overall vision and planning objectives for the community.
This thorough review process ensures that all land use applications are evaluated fairly and consistently, adhering to established codes, laws, and community plans.
No. The City of Estacada has no current plans to expand its UGB. Expansions must meet specific state requirements and involve a formal planning process. The City does not anticipate a need for expansion anytime soon.
Learn more about UGBs and expansion requirements through the Oregon Department of Land Conservation and Development.
The City does long range planning for transportation infrastructure improvements. This plan is called the Transportation System Plan and was recently updated in 2024, previous to that the plan was updated in 2018. We use this plan to direct strategic investment into the transportation system.
You can read about the planning process here and you can find the plan here.
LUBA stands for the Land Use Board of Appeals. It is an independent state agency created by the Oregon Legislature in 1979 to review appeals of certain land-use decisions made by cities, counties, and special districts. LUBA has three Board Members appointed by the Governor, who are attorneys with expertise in Oregon land-use planning law.
In Oregon, cities must make land-use decisions in accordance with applicable state laws, statewide planning requirements, comprehensive plans, zoning regulations, and local development codes. Certain final land-use decisions can be appealed to LUBA. This includes decisions involving matters such as zone changes, conditional use permits, variances, and certain urban subdivisions and partitions.
LUBA is important because Oregon's land-use laws apply to property owners and local governments alike. Property owners have the ability to use and develop their property as allowed by applicable state and local laws and regulations.
Check out the Oregon Land Use Board of Appeals FAQ page.
When the City reviews a development application, the decision must be based on the laws and regulations that apply to that application. If an application meets all applicable requirements, the City generally cannot deny it simply because the City Council, Planning Commission, or members of the public do not like the proposed development. A decision that violates applicable state or local law can itself be subject to appeal.
If a final land-use decision is appealed, LUBA reviews whether the local government made a legally sufficient decision. LUBA describes its role as similar to an appellate court. It does not reconsider the development as a political or policy decision, and it generally does not consider new evidence that was not part of the local government's record.
LUBA may reverse or remand a decision when, for example, the local government failed to follow required procedures, the decision violates a constitutional provision, state or local law, or the decision is not supported by substantial evidence in the record. LUBA cannot overturn a decision simply because its Board Members disagree with it or believe the decision is unwise.
Check out the Oregon Land Use Board of Appeals FAQ page.
If a development application met the applicable zoning, development code, and legal requirements but the City denied it without a legally sufficient basis, the applicant could appeal the City's final decision to LUBA. Depending on the circumstances and the legal issues raised, LUBA could determine that the City's decision needs to be reversed or remanded. LUBA's possible outcomes include affirming the local decision, reversing it, remanding it to the local government for further action, or dismissing the appeal.
This is why the City's land-use decisions must balance public input with the legal standards that govern development. Public comments and concerns are an important part of the local land-use process, but the City must ultimately make its decision based on the applicable laws and development standards.
LUBA decisions can also be appealed to the Oregon Court of Appeals.
Check out the Oregon Land Use Board of Appeals FAQ page.
Developers may pay fees to the City, but these are fees for specific services and requirements, not payments to the City simply for developing property.
Development applications can involve fees established by City Council to cover the costs associated with reviewing and processing applications, inspections, permits, infrastructure, and other development-related services. These fees help the City recover the costs of providing those services.
These payments are not the same as the City “making money from developers.” Development-related fees are collected for specific purposes and are subject to the City's established fee schedules and applicable laws. They are not payments made to influence whether a particular development is approved.
No. City Council members are not paid by developers for development projects or for their decisions on development applications. Developers do not pay Council members to approve, deny, or otherwise influence a development application.
City officials are subject to Oregon's ethics laws and applicable policies regarding conflicts of interest and the acceptance of benefits or gifts. When an actual or potential conflict of interest exists, Oregon law establishes requirements for how the public official must handle that conflict. The City's land-use decisions must be based on the applicable laws, regulations, and development standards. Not on payments from developers to individual Council members.
Permitting
The City does not proactively look for code violations in the community. Code enforcement, unless excessively egregious, is based on citizen complaints. You can report a code violation online here, or the City's Code Enforcement Officer may be contacted during business hours at (971) 806-5169 or you can send an email to Code Enforcement.
If you are building something on your property and are unsure if it is allowed, you are encouraged to contact the Community Development Department to verify. Common code compliance issues involve placement and height of accessory structures (e.g., sheds, patio covers, RV covers) and fence heights.
Permits required
The following electrical improvements require a permit:
- Install or alter any permanent wiring or electrical devices.
- Run additional wiring; install a new or upgraded electrical outlet or light fixtures; install a receptacle for a garage-door opener; and convert from a fuse box to circuit breakers.
- Repair broken or damaged outlets that have a ground fault circuit interrupter installed as a safety precaution.
- Install or alter low-voltage systems like security alarms, stereo systems, or computer systems.
Permits not required
The following electrical repair and maintenance activities do not require a permit:
- Replace or maintain broken or damaged electrical outlets, light fixtures, and light switches with a like replacement.
- Replace approved fuses and defective breakers.
- Replace light bulbs and fluorescent tubes.
- Replace an existing garbage disposal and dishwasher, or similar appliance of 30 amps or less.
- Install low voltage wiring for garage door openers.
- Install phone outlets, however wire must be listed as the proper type of insulated wire for the project.
- Install coaxial cable for cable television (CATV), however must be listed as the proper type of insulated wire for the project.
- Replace an existing doorbell.
A mechanical project consists of work on heating, cooling and ventilation systems, including bath vents and wood stoves. It also includes installation, alteration, or repair of gas piping between the meter or liquid petroleum gas (LPG) tank and equipment. The State Fire Marshal's licensing law requires anyone, including homeowners, who install, extend, alter, or repair any LP gas appliance or piping, vent or flue connection must be licensed through them.
Permits required
The following mechanical improvements require a permit:
- Install or change any part of a heating or cooling system that must be vented into any kind of chimney.
- Install unvented decorative appliances, like a "gas log" or "Amish fireplace."
- Install a wood stove, fireplace insert, pellet stove or related venting.
- Install, alter, or repair gas piping between the meter or LPG tank and an appliance, both indoors and outdoors.
- Install bath fans, dryer exhausts, kitchen range exhausts and appliances that are required to be vented.
Permits not required
The following mechanical improvements do not require a permit:
- Install portable heating appliances, cooking appliance, clothes dryers, cooling units, evaporative cooler and other portable appliances, such as freezers, washing machines, and refrigerators.
- Install portable ventilation appliances such as room air cleaners and whole-house window fans.
- Steam, hot or chilled water piping within any heating or cooling equipment regulated by the code, such as heating or cooling coils inside an air conditioner.
- Replace any minor part that does not alter approval of equipment or make it unsafe.
- Change furnace filters.
Permits required
A homeowner or firm performing the plumbing work must obtain a permit for the following plumbing improvements:
- Replace water heaters, which are a type of pressure vessel and if it is not properly installed it can blow up. If a plumbing contractor is hired to perform the plumbing work, they may obtain a minor label permit (which allows a contractor to access a streamlined permitting system) for water heater replacement.
- Alter piping inside a wall, ceiling or under a floor; and for plumbing in all new installations.
- Emergency repair, alteration, or replacement of freeze-damaged or leaking concealed piping, if new piping exceeds five feet.
- Remodel or addition that requires existing plumbing to be relocated, including installation of building sewers, water service and rain drains that connect to wastewater collection system.
- Plumbed water feature.
Permits not required
The following plumbing improvements and ordinary minor plumbing repairs do not require a permit:
- Repair or replace a sink, toilet, faucet not concealed in a wall, countertops, shower heads, rain gutters and downspouts.
- Resurface shower walls or regrout tile.
- Add to or alter an irrigation system with an existing approved back flow device.
- Install a water filter.
- Replace a hose bibb.
- Install a water feature or exterior hot tub that is filled by a hose.
Important
It is important to keep in mind the following when you are assessing whether the proposed work requires a building permit:
- Work exempt from a building permit is not necessarily exempt from a mechanical, electrical or plumbing permit. Review the other dropdowns on this webpage for more information about those types of permits.
- Local land-use (planning/zoning) laws must always be considered FIRST. The building code tells you how to construct something while the local laws will tell you if you can construct something.
- Always start the discussion early with the local land-use authorities. There may be other local requirements that must be met prior to consideration of building.
- Work not meeting all parameters specified by a particular building permit exemption will require a local building permit.
Permits required
A building permit is required to construct, enlarge, alter, repair, or move a residential building or structure. Structural improvements and repairs requiring a local building permit include but are not limited to:
- Adding a room.
- Building or moving a carport, garage or shed of more than 200 square feet.
- Adding, moving, or removing walls.
- Finishing an attic, garage, or basement to make additional living space.
- Cutting a new window or door opening or changing the dimensions of existing openings.
- Applying roofing when all of the old roofing is removed, and all new roof sheathing is installed.
- Building, installing or altering:
- A stairway to the primary door or to porches and decks more than 30 inches above grade.
- A deck more than 30 inches above grade.
- A fence serving as a barrier around swimming pool, hot tub, or spas.
- Building a retaining wall higher than 4 feet (all retaining walls that support a structure or driveway require permits).
Permits not required
The following residential improvements do not require a building permit:
- Building an accessory structure, such as a shed or garage, that is nonhabitable, detached, one-story, less than 200 square feet or less than 15 feet measured from the floor to the average height of the roof.
- Building a patio, porch or deck cover not more than 200 square feet in area or 12 feet in average roof height, and not closer than three feet to any property line.
- Building a porch or deck where the floor or deck is not more than 30 inches above the adjacent grade at any point.
- Installing a fence made of wood, wire mesh, or chain link less than seven feet in height.
- Creating a private concrete sidewalk, slab, or driveway not more than 30 inches above adjacent grade and not over any basement or story below.
- Applying paint, paper, tile or other similar finish work on walls, floors, and ceiling, as well as carpet, cabinets, countertops or similar finish work.
- Installing a prefabricated swimming pool where the pool walls are entirely above the adjacent grade. Barriers around prefab-pools are not exempt from building permits.
- Installing window awnings supported by an exterior wall that do not project more than 54 inches from the exterior wall and do not require additional support.
- Erecting interior walls that are nonbearing, except when creating habitable rooms that are used for living, sleeping, eating, or cooking, or when creating new toilet rooms or bathrooms.
- Repairing or replacing siding not required to be fire resistant.
- Retrofitting or installing insulation.
- Repairing masonry.
- Installing gutters and downspouts.
- Replacing doors and windows with no structural changes.
- Replacing roofing where the weight of the replacement or repair does not exceed 30 percent of the roof's required live load design capacity and is not required to be fire resistant.
- Building or replacing membrane-covered frame structures, that are nonhabitable accessory buildings not more than 500 square feet in area, one story in height and not closer than three feet to the property line.
- Repairs using like materials or materials meeting new construction requirements that do not include any of the following:
- Cutting away of any wall.
- Removing or cutting of any structural beam or load-bearing support.
- Removing or cutting of any required means of egress/exiting.
- Rearranging any parts of a structure affecting the egress/exiting requirements.
Please contact the Planning Division if you are in doubt of whether or not a particular home alteration or repair needs a permit.
Code Enforcement
We get it — RVs, trailers, and boats are a big part of life for many residents. To keep neighborhoods safe and accessible, especially for fire trucks and other emergency vehicles that may need quick access to homes, these vehicles can only be parked on a public street, alley, or right-of-way for up to 24 consecutive hours in a calendar week. They also cannot be parked in the required front yard setback (typically 20ft with some exceptions).
For longer-term parking, please use a driveway area outside the front setback or a designated storage facility.
Why does this rule exist?
Large vehicles can limit visibility, narrow streets, and block access for firefighters, paramedics, and police during emergencies. This rule helps ensure emergency crews can reach homes quickly while also keeping streets clear and neighborhoods looking their best.
Example
If you park your boat on the street on Saturday at 10:00 a.m., it must be moved by Sunday at 10:00 a.m. You can’t leave it there again for another 24-hour period during the same calendar week. Parking the boat in your front yard setback is not allowed at any time.
All vehicles parked on a public street, alley, or other public right-of-way must be currently registered and display valid registration (or have a valid permit in place of registration). Vehicles that are unregistered, have expired registration, or don’t display current registration may not be parked on public streets.
In addition, public streets are meant for temporary vehicle parking and travel, not for long-term storage or other uses.
No one may park—or allow a vehicle to be parked—on a public street, alley, or right-of-way for the main purpose of:
- Displaying a vehicle for sale
- Greasing or repairing a vehicle (except for emergency repairs)
- Selling merchandise from a vehicle unless specifically authorized
- Using a vehicle for storage, junk, or dead storage for more than 15 hours
- Displaying advertising from a parked vehicle
- Parking or storing a vehicle for more than 72 consecutive hours
- Parking in a way that creates a traffic hazard or interferes with normal traffic flow
Why does this rule exist?
These rules help keep streets clear, safe, and available for their intended use—everyday travel and short-term parking. They also prevent abandoned vehicles, visual clutter, and unsafe conditions in neighborhoods.
Examples
- A car with expired registration parked on the street may be cited and even towed
- Leaving a vehicle parked in the same spot on the street for more than 72 hours is not allowed and is a citable offense
- Parking a car on the street to display the vehicle as for “For Sale” is not permitted
- Working on or storing a vehicle on the street is not allowed
No. While many neighborhoods have HOAs with their own rules and bylaws, the City does not enforce HOA regulations. If someone in your neighborhood is violating an HOA rule, it’s up to the Homeowners’ Association to address the issue and take any necessary legal action.
What can the City enforce?
The City’s Code Enforcement Department can only enforce city laws. HOA bylaws are private agreements between property owners and the association and fall outside the City’s enforcement authority.
Why is this important to know?
Understanding who enforces which rules can save time and frustration. Reporting HOA-related concerns directly to your association will usually lead to a faster resolution.
Example
If your HOA has rules about fence height, paint colors, or parking in driveways, those issues must be handled by the HOA.
We understand it can be frustrating when a reported issue doesn’t seem to be resolved right away. In every case, the property owner or responsible party must first be notified that there is a violation and given a reasonable amount of time to correct the issue.
Notification can take different forms. Sometimes it’s as simple as a visit from a Code Enforcement officer or another authorized City employee. In other cases, it may require certified mail, repeated attempts to make contact, or even issuing a formal citation if the responsible party does not respond.
Why does this take time?
The City is required to follow due process, which ensures that everyone is treated fairly and legally. While this can take time, it helps ensure violations are resolved properly and stand up to legal requirements.
Please know
Your complaint is important. Even if you don’t see immediate changes, the case is being actively tracked and handled in an appropriate manner until it reaches compliance or moves to the next enforcement step.
No. Property line disputes are private civil matters between property owners, and the City does not have the authority to determine or enforce private property boundaries.
What can I do instead?
If you believe a fence or other structure is crossing onto your property, you may want to:
- Review your property survey or deed
- Speak directly with your neighbor to try to resolve the issue
- Contact a licensed surveyor to confirm property lines
- Seek advice from a private attorney if the issue cannot be resolved informally
Why can’t the City get involved?
The City enforces public laws and codes but does not have legal authority to settle private property disputes. Determining property boundaries requires legal documentation and, in some cases, court involvement.
Example
If a fence is built a few feet over the property line, the City cannot require it to be moved unless it violates a city code (such as height or visibility rules). Ownership and placement relative to the property line must be resolved between the property owners.
Utilities
The new rates for basic residential services are $50.45 per month for a 35- gallon garbage cart and $67.03 per month for a 65-gallon garbage cart starting the October 1, 2026 billing cycle. This monthly charge includes garbage, recycling, and yard debris service.
See all rates under "Supporting Documents" on the Garbage and Recycling page.