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as of March 9, 2026 1:14am
0.0 in | 38.6° F | 46.1° F | SW 0.9 MPH gust to 0.9 MPH | 98.80' above sea level
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Waterfront Development

Downloadable Forms & Resources

This page includes details regarding waterfront construction, barge rentals, lighting, and tree removal and maintenance. View forms and documents below:

–>Development Permit and Procedures (PDF)

–>Barge Rentals

–>Lighting Plan Guidelines

–>Tree Removal Application

–>Tree Maintenance Policy

–>Log into Smartwebs

–>Create Smartwebs account

The information below is detailed in the Development Permit and Procedures PDF (linked above) but is included here for ease of use and browsing. If you have any questions about anything regarding development, please email Gabe.Winfrey@lakecorp.com.

Waterfront Development Guidelines

1. Permit Requirement & General Conditions

1. Permit Requirement & General Conditions

  • A Lake Oswego Corporation (LOC) Facility Permit is required for all waterfront construction, installation, or modification activities on LOC Property, projects which will abut the lake, the lakebed, and adjacent waterfront areas.
  • Shareholders must be current on property assessments before a permit will be issued or
    renewed.
  • Unauthorized construction or failure to comply with permit conditions may result in removal of facilities and restoration of affected areas at the shareholder’s sole expense along with fines and charges for time incurred by the LOC and the Development Committee.
  • You must complete the Revocable License and Permit Application and submit to the LOC office. (See pages 8-9 in the Development Permit and Procedures PDF). (In the PDF, the “Request for Approval form” mentioned is referring to the form on page 9.) 

2. Review & Approval Process

2.1 Committee Authority and Discretion

  • The Development Committee, authorized by the LOC Board, reviews all Requests for Approval and has full discretion to approve, condition, or deny applications.
  • Committee approval does not imply compliance with municipal, state, or federal requirements. Applicants are responsible for securing any additional permits or approvals.
  • Final decisions of the Development Committee are not appealable to the Board.
  • The Committee may publish updated or replacement guidelines and is not bound by past precedent.


2.2 Considerations for Approval

The Committee evaluates applications based on:

  • Environmental Impact: Erosion control per Clackamas County Water Environment Services Design Manual (e.g., silt fences, limited soil exposure).
  • Hazardous Material Management: Applicants must prevent and are responsible for any hazardous material spills.
  • Structure Massing: Mass, scale, and design compatibility with protection of navigation and sightlines.
  • Facility Type: Only docks, boathouses, and boat lifts may extend beyond the shoreline; infill is prohibited.

3. Design & Construction Standards

3.1 Environmental Protection

  • Maintain erosion control during and after construction.
  • Use only approved native plants for shoreline landscaping.
  • No elevation changes or dumping into the lake without prior approval.
  • Infill is strictly prohibited.

3.2 Facility Design

  • Facilities must not pose safety hazards or interfere with navigation.
  • Only docks, boathouses, and boat lifts may extend into or over the water; other structures require explicit approval.

3.3 Docks

  • Docks and decks may not exceed 16 feet beyond the seawall without special approval.

3.4 Boat Lifts

  • Covered boat lifts must not exceed 13.5 feet above water level.
  • Platform lifts are allowed only within enclosed boathouses.

3.5 Boathouses

  • Boathouses are a privilege and are not guaranteed at all locations.
  • Must be cut into the shoreline where feasible.
  • Limited to 500 sq. ft. in size.
  • Maximum height: 13’6″ above 98.6 feet above sea level (average lake level).
  • Rooftop decks require a variance and are not permitted in all areas. Rooftop decks may not exceed 10′ above water at deck height and must use 36″ see-through railings.
  • Peaked roofs are preferred.
  • Sanitary facilities (e.g., showers) and cooking amenities may be included for day use only.
  • No habitable rooms, offices, or overnight accommodations are allowed.

3.6 Lighting

  • Lighting must be shielded, low-profile, and directed away from the lake.
  • Use timers and motion sensors where possible.
  • Exposed floodlights are prohibited.
  • Lighting must preserve the privacy of adjacent properties.


3.7 Additional Limitations

  • Accessory Dwelling Units (ADUs) and habitable spaces are prohibited within boathouses.
  • Hot tubs on LOC property must include sanitary facilities and cannot be installed on boathouse rooftops.
  • New flagpoles may not be permitted on LOC property, docks, or the lakebed.
  • Facilities on LOC property may not be altered or removed without LOC approval.

4. Construction Equipment Use

  • Use of barges, workboats, or lakebed construction equipment requires prior permit approval and proof of insurance.

5. View Protection Guidelines

5.1 Purpose

To preserve direct, lake-facing views essential to property enjoyment and value.

5.2 Protected Views

  • Direct outward views from primary living areas (windows, decks, main rooms).

5.3 Non-Protected Views

  • Views across adjacent private property or side/rear yards are not protected.
  • Views down the shoreline rather than out toward the lake are not protected.

5.4 Design Considerations

  • Use step-backs, low rooflines, and transparent railings.
  • New fences/hedges on LOC property may not exceed 4.5 feet.

5.5 View Impact Documentation

  • Applicants may be required to submit:
    • Elevation drawings
    • Sightline diagrams
    • View studies from neighboring homes

5.6 Final Review Authority

  • The Development Committee has final discretion over view impacts. Decisions are not appealable.

6. Special Use Areas

  • Lakewood Bay “Cabana Lots” may be improved for residential use subject to setback, navigation, safety, and sightline requirements.
  • Refer to Cabana Covenants (Clackamas Co. Fee No. 92 37392) for details.

7. Replacement of Damaged Structures

  • Structures damaged by acts of God may be rebuilt, even if non-conforming, with Development Committee approval.
  • Neighbor and affected party input will be requested and considered.

8. Terms & Conditions

8.1 Liability Waiver

  • Submission of a Request for Approval constitutes a waiver of all claims against the LOC and Development Committee regarding permit decisions.

8.2 Non-Waiver of Precedent

  • Approval of one project does not establish a precedent for future approvals.

9. Final Authority

  • The Development Committee’s decisions are final and binding.

Homeowner Development Steps

Step 1: Review Guidelines

Begin by reviewing the Residential Waterfront Construction Rules and Regulations. (Pages 8-13 of the Development Permit and Procedures.)

Create a design drawing of proposed structures with lot lines, existing structures and clear dimensions. Submit it to the Development Committee for preliminary review.

  • Meet with adjacent neighbors to review your proposed plans.
  • If neighbors approve, have them sign the Building Permit form and drawings.
  • If neighbors have concerns, they may email comments to Gabe.Winfrey@lakecorp.com for committee review.
  • Upload your complete plans and Revocable License and Permit Form via the Smartwebs Portal.
  • Application fees and deposits are collected through online payment in Smartwebs.
  • The review process may take up to one month.
  1. Existing Site Plan: Show current site conditions, including seawall, property lines, and adjacent structures.
  2. Photographs: Include color site photos before any work begins.
  3. Proposed Site Plan: Show planned structures with seawall, property lines, and nearby structures. 3D renderings are recommended.
  4. Neighbor Signature: Must be present on proposed site plan or email receipt confirmation included.
  5. Construction Drawings: Include:
    • Labeled dimensions (not a scale drawing)
    • Elevations for elements exceeding 30″ above lake level
    • Property and extended property lines
    • Existing docks, boathouses, significant trees, and manholes
  6. Environmental Plan: Include silt curtains, erosion control, etc.
  7. Lighting Plan or Waiver. View Lighting Plan Guidelines

Permit Approval

Permit Approval Process
  • Once approved, LOC will stamp the drawings and issue a permit number.
  • Approval notice will be emailed and, if necessary, forwarded to the City of Lake Oswego Building Department.
  • Permits are valid for one year; renewals require committee approval and a renewal fee.

Permit Holder Responsibilities:

  • Ensure all contractors are registered to work on LOC property before construction begins.
  • Schedule all required inspections.

Changes to Approved Plan:

  • Any deviation from approved plan will require a minor variance or change order.
  • Change orders will require development committee review.
  • Minor variances may be granted through a variance field inspection

Contractor Requirements

Register as vendors with LOC

Contractors must register as vendors with LOC prior to working on Corporation property by submitting:

  1. Contractor Contact Information Sheet 
  2. Certificate of Liability Insurance (minimum $1M per occurrence & aggregate) with LOC listed as Additional Insured
  3. Proof of Workers’ Compensation Insurance (if applicable)
  4. Current Contractor’s License
  5. Signed Waiver, Release, and Indemnity Form (pages 13-14 in the Development Permit and Procedures)
  6. Signed Penalty Agreement (pages 11-12 in the 
  7. Development Permit and Procedures)

Construction & Demolition Process

1. Preliminary Site Inspection
  • Contractor is registered as an LOC vendor.
  • Before starting, the site must match the approved plan and include required
    environmental protections (e.g., silt curtains).
  • Approval is required before demolition or construction begins.
  • Once framing is complete, the applicant or contractor must request a secondary inspection.
  • Upon approval, construction may proceed.
  • Notify the Development Committee and impacted shareholders upon project completion.
  • Facilities must not be used until the final inspection is passed.
  • Early use requires Development Committee exception.
Additional inspections beyond standard requirements will be billed at $250/inspection, deducted from the project deposit.
  • Ongoing review, meetings, or design modifications involving the applicant’s contractor or designer will be billed against the project deposit.
  • If the deposit falls below 50%, the owner must replenish it upon request.

Questions?

Email Gabe.Winfrey@lakecorp.com with any questions or concerns regarding waterfront development.