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MARK YOUR CALENDARS! The Road Map for Residential Infill Projects for Milwaukie in 2020 and beyond will discussed at these two very important meetings.

Comp Plan Update Meeting #19

12/16 6:00 - 8:30 pm: CPAC (Comprehensive Plan Advisory Committee) Meeting #19 Agenda here at Milwaukie Public Safety Building, 3200 SE Harrison Street, Community Meeting room

6:00 Opening Remarks

6:10 Public Comment period

6:25 Review layout of Comp Plan update document

7:25 Brief Discussion of CPAC/ Public Comments on policies

8:00 Update on Neighborhood Hubs and Plan Implementation

8:10 Comprehensive Plan Implementation Committee

8:25 Closing Remarks and Adjourn

Meeting materials • Agenda • Draft Comprehensive Plan Policy Document (updated version to be provided at meeting) • Potential Call-Out Boxes for Comprehensive Plan Policies • Public comments on Comprehensive Plan policies (received as of December 9) • CPAC Meeting 18 Draft Summary Notes • Neighborhood Hubs Economic Analysis

All Comprehensive Plan Advisory Committee meetings are open to the public. Community members are welcome to observe and provide written comment at any time to Learn more at

City Council Regular Session, followed by City Council and Planning Commission Joint Session

12/17 6:00 - 9:40 pm: City Council Regular Session Agenda here at City Hall Council Chambers, 10722 SE Main Street, Council Chambers

6:00 Opening Remarks and Announcments

6:45 Public Comment period - Community Concerns

6:50 ADU Code Amendments - Public Hearing - Final Decision

7:20 Elk Rock Developments Appeal - Public Hearing -Final Decision

7:50 Coho Point at Kellogg Creek - Approval of Term Sheet

8:20 New City Hall - Condition of Waivers for Purchase and Leaseback

8:35 Comp Plan Updates - Priorities for Middle Housing to comply with HB 2001.

Joint Meeting with Planning Commission re: Comp Plan update 2020 work plan

▪ Comp Plan update work plan project list – Is the project list complete?

▪ Priorities – Do the Council and the Planning Commission have the same priorities for 2020?

Meeting Agenda and Packet here - pages RS 55, 56, 57 -for complete list of Comp Plan Update project list summarized below:

▪ Comp Plan Update phase 1: Housing-Related changes: These changes implement the draft comprehensive plan policies and respond to Oregon House Bill 2001. These tasks include

− Code amendments for middle housing – duplex, triplex, quads, cottage clusters, etc. to comply with HB 2001.

− Adjust density tables. Ensure a clear and objective path is available for all forms of housing.

− Housekeeping map changes to correct inconsistencies and align the zoning and plan maps.

− Consider zone changes along corridors and near centers and hubs (provided hub locations are finalized)

- Pair this work with the Transportation System Plan (TSP) update to assess potential impacts.

▪ Comp Plan Update phase 2: TSP and Public Facilities changes: These include preparing a new TSP, and updating key elements of the public facilities plan, including water, and waste water components. These tasks include

- Prepare a new Transportation System Plan (TSP) - Update key elements of the public facilities plan – water and wastewater components. - Update the natural resources and historic resources inventory.

▪ Zoning Text and Plan/Zone map adjustments: New neighborhood hub zone or overlay for all neighborhood hub sites. These tasks include

− Potentially create a new neighborhood hub zone or overlay – zone all hub sites. − Eliminate or consolidate outdated commercial designations − Eliminate the current outdated Town Center Plan and replace it with the Downtown and Central Milwaukie Plan − Designate park and school sites with a new parks/institutions zone.

In addition to the tasks identified above, the Planning Commission and planning staff arresponsible for current planning review.

Projects that are expected to be reviewed in the new year include a subdivision on Railroad Avenue, the Hillside Master Plan and related zone change, and a possible mixed-use development on 32nd Avenue, such as the old Luther Davis garage site, and the Monroe Apartments Complex at SE 37th and Monroe.

Residential Infill Projects (RIPs) are coming to Milwaukie!

Why do we spend so much time and effort tracking changes to Milwaukie land use and transportation policies?

The City of Milwaukie is now planning to develop high density residential infill for thousands of new residents in multiple Central Milwaukie "opportunity sites" over the next 10 years, as well as "cottage clusters" (multi-family housing developments in single family residential neighborhoods), and is propsosing rezoning throughout most neighborhoods.

Major changes to our land use policies and building development code currently under consideration will impact infrastructure and transportation, yet the assumptions made by City Planners with regards to impacts on transportation have not been yet discussed. Explore each of the nine sections below, and share this site with your neighbors too!

We strive for full documentation and accuracy on this website with regards to City of Milwaukie policies and planning. Please let us know if you find errors. as we are concerned citizens who wish to participate in the public process, but we are not land use or transportation planners, and we are not lawyers or developers. In short, it's complicated!

Milwaukie RIP now has a Facebook page! Please like our page, and add your comments to our posts here

How to Navigate this Wiki Site This is a free wiki platform with a navigation bar to return to the Main Page (this one) on the left side of your browser screen. Clicking on any link with a blue box and arrow icon will open that page in the same window, and use the Main Page button to return. You can aslo right mouse click over a blue box hyperlink, and choose "open in new tab" to open a series of tabs while you keep the Main Page open. The Main Page is organized in the following eight sections:

Section One: Monroe St. Apartments - 234 market-rate residential units proposed on the old McFarland Site located behind the Milwuaukie Marketplace.

Section Two: Hillside Master Plan - 500 affordable housing units (400 net new) on the Hillside Manor and Park site adjacent to Providence Milwaukie.

Section Three: "Missing Middle" Housing Clusters - Duplex, Triplex, Quad and Cluster Housing as required by House Bill (HB) 2001 which must be adopted by June 30, 2021.

Section Four: Downtown Historic Milwaukie - South Downtown projects, Infrastructure, new Ledding Library and City Hall replacement.

Section Five: City Wide Comp Plan Update - Comprehensive Land Use Plan to be adopted by City Council before the end of 2019 to rezone Milwaukie neighborhoods.

Section Six: Land Use Review - Process which governs the application and review of residential infill projects as reviewed by the Planning Commission and Counci.

Section Seven: City and NDA Directory - Contact information for City Staff, City Planners, and City Councilors

Section Eight: Milwaukie 2040 Vision - Stated goals by the City and Council to be more inclusive and transparent to encourage citizen involvement.

Section Nine: Milwaukie RIP Editorials on the Impacts of Density on Neighborhoods in Portland and Milwaukie

  • To be alerted for important city meetings where public comment will be accepted, email Ronelle Coburn, and say "Add me to the list".
  • To volunteer, contribute an editorial, or share news about Residential Infill and "Cottage Cluster" projects, email Chris Ortolano,

City of Milwaukie Project Finder

City of Milwaukie Meeting Finder

Please attend City Council and Planning Commission meetings to participate in the public comment period on these land use and transportation issues.

City of Milwaukie Meetings period of Sep 02-09, 2019

Monday Sept 09 Hector Campbell NDA "Community Meeting" 6:00 pm at Public Saftey Building. The NDA will facilitate a meeting about the Monroe Apartments development (starting at 7pm). Senior Planner Denny Egner and Johnson Development Asssociates Director Marc Wyzykowski have been invited to attend.

Thursday Sept 05 Comprehensive Plan Advisory Committe (CPAC) meeting #17 6:00 pm - 8:00 pm at Public Safety Building. The CPAC will discuss urban design policies, neighborhood hubs, and the upcoming schedule for the Comp Plan Update. Public is invited to attend and, as time allows, public comment will be allowed during time specified on the agenda.

Tueday Sept 03 City Council Regular Session 6:00 pm at City Hall. Council to consent on a Hillside Manor Renovation Project Letter of Support.

Tuesday Sept 03 City Council Work Session 4:00 pm at City Hall. Erin Maxey, Housing and Economic Development Coordinator, City of Milwuakie, to update Council on Milwaukie Housing Affordability Strategy (MHAS).

Milwaukie Housing Affordability Strategy (MHAS)

The Milwaukie MHAS states 3 main housing goals.

1. Develop New Units 2. Prevent Displacement and Retain Affordability 3. Connect People to Existing Affordable Housing

This 5-year-long strategy contains 31 action items for short, mid-term, and long-term implementation for providing and supporting equitable and affordable housing opportunities. The Milwaukie Housing Affordability Strategy (MHAS) was adopted by Milwaukie City Council on July 7th, 2018.


Per Denny Egner, Senior Planner, City of Milwaukie at 08/27/19 PC meeting - The Monroe Apartment application for Land Use permit was deemed incomplete - " a number of items are incomplete in the current application, and we don't know when the applicant will file that. They (Johnson Development Associates) are interested in moving forward. The applicant wanted some clarification about a couple of the items, especially related to transportation."

EDITORIAL: Dangerous Road, Dangerous Politics - Save the Monroe Greenway

On Friday July 26th, Johnson Development Associates submitted their request for land use permit to develop the Monroe Apartments on the 7.24 acres behind the Milwaukie Marketplace, with the proposed single driveway at the confluence of Washinton Street and 37th Ave, which aligns the driveway directly into the Family Friendly route for the Monroe Street Greenway. See Central Milwaukie Editorial above for details.

  • SAVE THE DATE: September 9th: Monore Apartments "Community Meeting" with City Planners and Developers 6:30pm in the Public Safety Building meeting room.

The City continues to seek new comments from additional Milwuakie residents who wish to comment on this project. If you have further questions about the impact on your neighborhood, email Council President Angel Falconer at and cc/ Planning Director Denny Egner at

Additional Transportation Elements

Central Milwaukie Railroad Crossing Intersections

  • All of the intersections above serve as feeders to Highway 224, and subject to Railroad Quiet Zone traffic medians that slow traffic.

Central Milwaukie Marketplace

  • Possible Conversion Milwaukie Marketplace to residential or mixed use - citation needed


The Hillside Manor and Park community currently comprised of 200 units of public housing located on 16 acres on SE 32nd Avenue. The Housing Authority of Clackamas County (HACC) has launched revitalization efforts for the site that include two phases:

1. Rehabilitation of the 9-story tower (Hillside Manor) 100 units remodeled

2. Master planning for the redevelopment of the site (Hillside Park) 100 new replacement units, plus 400 new units

3. Total Number of Affordable Units planned for Hillside Master Plan is 600 units (100 current, 100 replacement, 400 new)

EDITORIAL: Hillside Master Plan Update Causes Concerns

Aug 13th Planning Commission: Hillside master plan Land Use Briefing

Why are your Neighbors in Milwaukie upset about this Affordable Housing Project?

Site designs were presented to the community on May 30 at a Design Alternatives Open House at Providence Milwaukie Hospital. HACC also hosted an online open house from May 30 through June 14 to collect additional comments. Based on feedback from the in-person and online open houses, the consultants drafted a final master plan design that will go before the Clackamas County Board of Commissioners in August for adoption.

At the most recent master plan community meeting, a Driveway connecting the Hillside Apartment complex to 29th Ave, which is also a bike-ped route as designated by the TSP. Ardenwald NDA leaders have expressed significant concerns over the last 10 years with regards to the lack of transparency regarding the phased development plan of a project this size, and no community engagement around the impacts that the new road on 29th Ave will have on their community.

Now community organizers are taking their case to protect the 29th Street corridor, a designated Greenway in the City of Milwaukie TSP (Transporation System Plan) to the Planning Commission and City Council.

Following adoption of the master plan by the Clackamas County Board of Commissioners, HACC will submit land use applications to the City of Milwaukie for Comprehensive Plan and zone changes to allow for proposed density at the site. HACC will also submit a planned development application to provide formal City approval of the final master plan.

The City continues to seek new comments from additional Milwuaukie residents who wish to comment on this proposal. If you have further questions about the impact on your neighborhood, email Council President Angel Falconer at and cc/ Planning Director Denny Egner at


HB 2001, Oregon's "Middle Housing" Legislation passed in 2019 defines cottage clusters as "groupings" of no fewer than four detached housing units peracre with a footprint of less than 900 square feet each and that include a common courtyard, and the City of Milwaukie commissioned a feasibility study to determine how to adopt that into our housing policy.

Consultants conducted financial feasibility analysis and preliminary site design work for 4 real-world test sites to assess their potential to provide a cottage cluster development. Read the Final Report below:

Yet the pro-forma test sites resemble housing developments much more than "cottage clusters" as defined by the HB 2001. See details of the four pro forma development studies below.

HB 2001 also requires cities like Milwaukie to adopt land use regulations or amend its comprehensive plan no later than June 30, 2021.

EDITORIAL: The City of Milwaukie has proposed new policy in the Comp Plan update to support housing developments such as those described above and use language which suggests cottage clusters (as defined by the state in HB 2001) when in fact the pro-forma development plans in the feasibility study are not cottage clusters at all. While the City of Milwaukie may choose to adopt policies that lead to developments described above, these are not required by HB 2001. To suggest during Planning Commission meetings that HB 2001 requires these types of housing developments is misleading to the public at large.

On Aug 6th, City Council adopted a resolution accepting the Cottage Cluster Feasibility Analysis, and voted to "direct staff" to incorporate ideas and recommendations learned from the Milwaukie Cluster Feasiblity Analysis into "ongoing public process for the Compprehensive Plan and future code updates".

Significant concerns been about size, density, height, minimum lot size, setbacks, yards, and green spaces. Concerns about affordablity, cost of renting, and the ratio between renters and buyers who will own these homes were also discussed.

EDITORIAL: The City of Milwaukie has stated that many citizens participated Cottage Cluster meetings and town halls, yet 75 citizens who live in close proximity to the 3736 SE Harvey St. site were not informed by U.S. Postal Mail or email. The advisory group meetings were listed using the acronym SAG on the City Calendar. And there has been little or no public comment on the Cottage Cluster Feasibility Study since it was adopted by Council, and Council directed Staff to incorporate this type of housing development into the Comp Plan update. This is not only misleading to the public at large, it may also be a violation of SB 100 which defines the manner and methods by which citizens are encouraged to participate in the Comp Plan update process.

Why are your Neighbors in Milwaukie upset about Cottage Cluster Final Analysis?

"I had a question about the return on investment numbers for the Cottage Clusters Feasiblity Study Final Report. Looks like commercial real estate has a 9.1% return on investment, residential slightly higher, and REITs even higher at 10.6%. These cluster cottages have a 44.9% return on investment in only 3 years? That's more than 4 times the stock market, too. Can you help me understand this?"

I've been reading what I can on cluster cottages and the ones planned in Milwaukie don't appear to have the charm and appeal as others, such as the one in Portland. Insufficient parking, no garden spaces, very limited green space. Yet, the return on investment is HUGE. It looks like somebody is going to make a ton of money and it's not the residents of Ardenwald. I'm concerned that the neighborhood livability and increased traffic will suffer greatly while others are getting rich." via concerned Ardenwald neighbor.

The City continues to seek new comments from additional Milwuakie residents who wish to comment on this study. If you have further questions about the impact on your neighborhood, email Council President Angel Falconer at and cc/ Planning Director Denny Egner at


Downtown Residential Infill projects here:

City to relocate City Hall to the former Advantis Credit Union Building

On August 27th, 2019, City Staff recommended that Council approve the resolution authorizing the City Manager to execute a Purchase and Sale Agreement for the acquisition of 10501 SE Main Street, Milwaukie, Oregon in an amount not to exceed $6.5 million dollars. See the full detail of the Staff recommendation and resolution here and now what will become of Milwaukie's historic City Hall building?


The City of Milwaukie has divided its Comprehensive Plan Update process into three policy "blocks" described below. The update process in each block includes policy analysis, consideration of alternative policies, policy selection, and review and refinement. The final stage is a "synthesis" process in fall 2019. Urban Design, inlcuding transporation planning and infrastucture requirements will be addressed during the final synthesis phase.

Comp Plan updates by Block:

Block 1 was focused on policies concerning economic development, community culture, the Urban Growth Management Agreement and annexations.

Block 2 was focused on policies concerning housing, parks and recreation, energy, climate, hazards and the Willamette Greenway.

Block 3 was focused on policies concerning public facilities, natural resources, environmental quality with the exception of urban design.

Aug 27th, 2019: City Planners recommended Neighborhood Areas Eligible for Zone Changes to High and Medium Density, and Reclassification of Neighborhood Streets to High and Medium Density. See Section Five CITY WIDE COMP PLAN UPDATE for link to City Planning Presentation of Proposed Rezoning Map to the Planning Commission. City Planners and Planning Commission engaged in discussion about how to be more inclusive with regards to the Comp Plan update process

To be added to the Comprehensive Plan Update email list, please email Milwaukie Senior Planner David Levitan at

Transportation System Plan

Milwaukie Greenway Network

Milwaukie Neighborhood Hubs

The idea for Neighborhood Hubs was developed by Milwaukie community members during the City’s 2017 Community Vision and Action Plan process. Neighborhood Hubs are intended to provide neighborhood gathering places and locations where residents have access to a variety of services or goods within walking or biking distance of their homes. Hubs are envisioned to vary in size and intensity. They could be as small as a mobile neighborhood tool library (tool sharing) or as large as a cluster of mixed use buildings with housing above shops and services. Have further questions about the Neighborhood Hubs Project? Please contact Mary Heberling, Assistant Planner, at or 503-786-7658.


Land Use Review Process

Transportation Review Process

  • The Public Safety Advisory Committee (PSAC) is responsible for Transportation and Last Mile Planning however that is not proven out by the PSAC meeting notes. PSAC has no decision making authority, and the PSAC charter is to plan for earthquake preparedness in 2020. Who else is responsible for transportation planning?
  • Currently the City is making significant decisions without a Transporation Commision, and no plans to mandate any sort of Transportation Commission, despite requests from community members. This may be due to the fact that the City has very limited staff, no budget for transporation infrastructure, and no appetite for these types of discussions. Yet neighbors continue to cite traffic flow and traffic safety as their #1 concern associated with impacts of residential infill.

Recent Important Land Use and Transportation Dates

  • August 6th City Council Meeting: City adopts Resolution directing staff to work on updating the Comp Plan with Cottage Cluster recommendations.
  • July 30th: Comprehensive Plan Advisory Committee (CPAC) Meeting #16 : CPAC reviewed revised policies for Block 3 topic areas (Public Facilities, Natural Resources, Environmental Quality but did not get to Urban Design).
  • July 26th: Johnson Development Associates submits final application for land use to develop Monroe Apartments to City Planning.
  • July 16th: Milwaukie City Council passed a unanimous resolution "pinning down" Housing Goals and Policies as stated in the Comprehensive Plan update final versions of which will be adopted by ordinance during the synthesis stage of the project. See Middle Housing Cottage Cluster for infill housing prototypes below.
  • June 25th: Milwaukie Planning Commission approved the Type 3 Height Variance for Monroe Apartments.


Milwaukie City and Staff Directory

Milwaukie NDA's (Neighborhood District Associations)

SECION EIGHT: MILWAUKIE 2040 VISION Milwaukie's neighborhoods are the centers of daily life, with each containing amenities, and community-minded local businesses that meet resident's needs. Milwaukie's government strongly encourages engagement and participation by all and nurtures a deep sense of community through celebrations and collective action. Milwaukie's government is also transparent and accessible, and is committed to promoting tolerance and inclusion and eliminating disparities.


Milwaukie RIP (Residential Infill Project) serves as a hub to inform, inspire, and empower the community to work with City Planners, City Council, landowners and developers to propose and maintain land use and transportation plans that align with the Miwaukie 2040 Vision stated at the bottom of this page. This hub was created to serve the citizens in all neighborhoods to keep up with the land use changes, and promote Sustainable, not High Density, development and growth. The Pacific Northwest has many planned housing and transporation projects, and some pretty poor plans too. Which road will Milwaukie Planners and Council decide on?

Based on data provided to Council by former Community Development Director Alma Flores in February of this year: Over 200 housing units have been built since 2016. 130 multifamily units (Axletree + NW Housing Alternatives), a handful of ADUs, one triplex, a couple of duplexes, and about 60 single family homes. And now the City is actively planning for 235 units for Monroe Apartments, 400 net new units at Hillside (across from Providence Hospital) and staff has been directed to update the Comp Plan for multiple "Cottage Cluster" sites ranging from 36 to 72 net new units. Note Oregon Statute allows up to two occupant per bedroom unit.

The impacts on traffic safety, water, sewer, schools, sidewalks, and traffic bottelnecks at 4 major Railroad Crossings from both of these major types of land use changes are significant and need to be addressed as the Comp Plan update goes into the final "synthesis" phase and before new Development Code is accepted. RIP's and so called "cottage clusters" will change transportation patterns leading to increasing gridlock and traffic safety issues unless we get involved now.