Development potential
A rare development opportunity in Oregon City's Park Place Concept Plan
Two parcels totaling 7.89 acres, zoned FU-10 and situated inside a planning area the city has already mapped for growth. The likely outcome on annexation is low or medium density zoning, an adjacent property allows a possible 25+ contiguous-acre assembly, and the seller is motivated. Buyer to verify all information.
7.89 ac
Total acreage
2
Parcels
FU-10
Zoning
Park Place
Concept plan
Sec. 01
The land
Two parcels, 7.89 acres, one offering
16868 S Livesay Rd is a two-parcel land offering totaling 7.89 acres in southeast Oregon City, near the intersection of S Livesay Rd and S Redland Rd. Both parcels are zoned FU-10, Clackamas County's Future Urbanizable 10-Acre district, a holding zone for land inside the urban growth boundary until urban services arrive.
For a developer, the working figure is 7.89 contiguous acres inside a concept plan area the city has already studied and mapped for future villages, commercial nodes, and parks. The aerial photograph shows the current rural character: a residence, outbuildings, pasture, a pond, and dense tree cover, with the plat map recording the two parcel boundaries.
- Two parcels sold together as one 7.89-acre offering
- Zoned FU-10, Future Urbanizable 10-Acre district
- Within Oregon City's Park Place Concept Plan boundary
- Buyer to verify all information, including future density
Sec. 02
Annexation & density
FU-10 is a holding zone, not a final designation. While the land remains unincorporated, county rules apply: one dwelling per lot, farm uses, and 10-acre minimum lots, so no urban-density subdivision is possible today. The switch happens at annexation, when Oregon City replaces the county district with its own zoning, typically through the annexation application or a concurrent zone change.
The likely outcome for this property is low or medium density zoning upon annexation. The Park Place Concept Plan, adopted in 2008 and updated with implementable code in January 2025, is the city's roadmap for the area: two mixed-use villages with housing, neighborhood commercial nodes, and parks.
-
The holding zone
FU-10 preserves rural land for future urban use, permitting a dwelling and farm use now with 10-acre minimum lots.
-
The annexation trigger
Annexation moves the land into Oregon City, which then applies its own zoning in place of the county district.
-
Likely low or medium density
Low or medium density is the likely zoning direction on annexation. Buyer to verify all information including future development density.
Buyer to verify all information, including future development density, with Oregon City planning and Clackamas County before underwriting.
Development momentum
Why now
The Park Place area is already deep in Oregon City's pipeline. ICON Development has spent years advancing a nearby residential development through the city's entitlement process and is nearing final approval, and preliminary utility planning is already under way. The full momentum story, the Park Place II fact block, and the process timeline are covered in the Why Now story.
Park Place II does not involve these subject parcels; it is development in close proximity to them and a demonstration of Oregon City's long-range plan for the Park Place Concept in motion.
Income while you plan
Hold, rent, plan
A rentable residence on the land while you work the entitlement
The property includes a current residence that can be rented out in the interim while the land is held. The home offers 4 bedrooms plus a den, 2 full baths and 1 half bath, plus a large shop, making it a desirable rental that can cushion carrying costs during entitlement or planning.
The existing residence is on septic and connected to city water. Buyers should verify current utility status, capacities, and any connection or upgrade requirements directly with the city and the listing agent.
Buyers should verify rental condition, feasibility, and local rental regulations with the listing agent.
4 + den
Bedrooms
2 full
Baths
1 half
Bath
Shop
Large outbuilding
Sec. 03
Adjacent opportunity
25+ contiguous acres, alternate access
The property immediately adjacent to 16868 S Livesay Rd is also for sale and available now, listed by the same listing agent, Danielle Bade. It sits between this offering and the nearby Park Place II subdivision, and it abuts lots owned by ICON Construction or its subsidiaries. Together with this listing, it offers the potential for 25+ contiguous acres and alternate access.
Park Place II does not involve these subject parcels; it is development in close proximity to them and a demonstration of Oregon City's long-range plan for the Park Place Concept in motion.
For a buyer assembling a larger site, that combined footprint opens options the two-parcel offering alone does not have: a 25+ acre contiguous site and alternate access beyond Livesay Rd. Because both listings sit with the same agent, the full assembly can be explored in one conversation. Ask Danielle Bade how the parcels fit together, what access each one has, and how an assembly offer would be structured.
25+ ac
Potential contiguous assembly with the adjacent listing
Same agent
Both listings with Danielle Bade
Alternate access
Potential access options beyond Livesay Rd
Listing status
MUST SELL
This is a firm, timeline-driven sale. The sellers must sell, and they need to transact on a defined timeline; why is not explained on this page, and it does not need to be. Serious buyers should discuss price, terms, and timing directly with the listing agent.
Sec. 05
Talk through the development math
Danielle Bade is a Principal Real Estate Broker with more than 17 years in sales and negotiation, and her team pairs that with Scott Bade's 25+ years of residential and commercial construction experience. That combination is built for land questions: zoning, utilities, access, and what a site like this can realistically become.
Send an inquiry