This 3-lot site on Beavercreek Road offers excellent visibility (20,000 cars/day), public transit, and proximity to schools, college, and residential areas. Zoning allows for commercial, residential, or mixed-use development. A May 2025 wetland delineation dramatically increases the buildable footprint. Key findings include: No jurisdictional wetlands, expanding developable area. One small intermittent stream on Lot 500 and 401 (208 ft) has a reduced buffer (15 ft from 50 ft) due to seasonal drying. A second previously mapped stream was removed from regulatory consideration, increasing developable acreage, especially for Lot 501. Oregon Department of State Lands (DSL) concurrence is pending. An adjacent property's 250 unit apartment development brings expensive roadway improvements (Colton Place extension, Molalla/Beavercreek Rd intersection upgrades), improving site access, satisfying easements, and slashing future improvement costs, boosting property value. Oregon City's population and employment growth drive demand for well-located infill properties. Utilities are at or near the property boundary, minimizing extension costs.