The 2035 Comp Plan Early Implementation Package adopted by City Council included the Mixed Use Zones Project, the Campus Institutional Zoning Project, the Employment Zoning Project, and the Miscellaneous Zoning Amendments Project. Council also adopted zoning changes to implement the City’s new Inclusionary Housing program around the same time. These projects resulted in significant amendments to the Zoning Code, including substantial zoning rewrites and the creation of new base zones. Many chapters of the current Zoning Code either reference or interact with these amended code sections to regulate development.
Because of the breadth of the zoning changes and the number of code interfaces and references that need to be addressed, the Bureau of Planning and Sustainability is initiating this project to reconcile the Zoning Code technical and minor policy amendments.
The Code Reconciliation Project began in early 2017 and is expected to be completed and adopted by Portland City Council in early 2018. This coincides with the early 2018 effective date of the 2035 Comprehensive Plan Early Implementation amendments. Major project steps include:
- Complete project scope; develop outreach strategy.
- Review code sections for reconciliation, including minor and technical amendments and major and policy-level amendments.
- Conduct preliminary outreach to stakeholders.
- Develop preliminary approach to reconcile codes and address issues with policy implications (plan district FARs, neighborhood contact process, etc.).
- Discussion Draft (Summer 2017):
- Complete code development.
- Hold a public meeting and meet with groups to share Discussion Draft and gather input.
- Revise as appropriate based on feedback.
- Proposed Draft (Fall 2017):
- Incorporate comments from Discussion Draft.
- Share Proposed Draft with public.
- Planning and Sustainability Commission review and public hearing.
- Recommended Draft (Winter 2017-18):
- Incorporate direction from PSC.
- Transmit Recommended Draft to City Council for consideration.
- City Council review and public hearing.
- Adoption: effective date early 2018.
The following is a general timeline for the project. Dates are subject to change.
The adopted Mixed Use, Campus Institutional, and Employment zoning amendments operate within a larger regulatory structure that affects how development occurs. The Zoning Code contains a number of references to zones that will require technical amendments. Other issues with the Zoning Code will require amendments with more significant policy and planning implications driven by base zone changes.
Substantive issues requiring reconciliation are in Plan Districts, Overlay Zones and Additional Use and Development Regulations. In most cases, allowances for height and uses provided in these plan districts and overlay zones are expected to be maintained as prescribed in the current code. However, some plan districts and overlay zones will require additional policy discussion to determine how provisions of the plan district can be reconciled with the new base zone structures, floor area ratios (FAR), bonuses and other development standards.
The Neighborhood Contact requirement in the Zoning Code is also a topic to be reviewed and potentially amended as part of this project. The contact requirement was expanded to include significant new development in the Commercial/Mixed Use zones, and the Planning and Sustainability Commission requested further review and revision.
- Amend Commercial/Mixed Use base zone to incorporate the Inclusionary Housing (IH) bonus/offset structure and make other minor revisions to the code consistent with final City Council action.
- Amend Plan Districts (Title 33) that offer FAR and height limits different from base zones to reconcile with new approach to the FAR bonus and IH program, including the following:- East Corridor- Hayden Island- Hollywood- Kenton- Macadam- North Interstate- Northwest- St. Johns
- Review Neighborhood Contact requirements to clarify the purpose and improve the process.
- Review and amend other city codes as needed to address code references to new Commercial/Mixed Use and Campus/Institutional base zones, including Title 11, Trees.
- Review Zoning Code (Title 33) and amend as needed to address code references to new Commercial/Mixed Use and Campus/Institutional base zones.
- Amend Campus/Institutional base zone to reconcile with Commercial/Mixed Use base zone development standards.
- Review and amend other city codes as needed to address code references to new Commercial/Mixed Use and Campus/Institutional base zones, including:
- Title 17, Public Improvements
- Title 18, Noise Control
- Title 32, Signs and Related Regulations