10022 SE 172ND Ave, Happy Valley, OR 97086

This 6.06-acre parcel is level and split-zoned Mixed Commercial Center (MCC, approximately 4 acres) and Mixed Use Residential-Multifamily (MUR-M2, approximately 2 acres). The property includes a tenant-occupied home, and available documentation includes an ALTA survey, wetland reports, and materials from a City pre-application process. An intermittent creek runs through the back (northeast) portion of the site, affecting approximately one acre between the waterway and required buffers, along with a few minor wetland areas totaling approximately 0.14 acres that are described as addressable through standard mitigation.

The site offers approximately +/-300 feet of frontage on SE 172nd Avenue, with access aligned to SE Huckleberry Street. The City of Happy Valley is advancing commercial development to the south and has indicated it would not want this parcel competing with that effort, and city staff have signaled willingness to support a zone change that would eliminate the commercial designation in favor of multifamily. A prior development team took a 184-unit mixed-use concept through a full City Pre-Application Conference in 2024, and the planning groundwork for an incoming buyer is in place.

For an owner or developer, the parcel presents two development paths supported by the current split zoning: proceeding with a mixed commercial/residential project under MCC and MUR-M2, or pursuing a Type III zone change to bring the entire site under MUR-M2. The presence of the creek and identified minor wetlands should be incorporated into any site planning and mitigation strategy from the outset.