Base zones state two purposes:
- What uses are allowed on the property
- The required development standards that apply (such as maximum height and required setbacks)
There are five categories of base zones:
- Single-dwelling residential zones
- Multi-dwelling residential zones
- Commercial or mixed use zones
- Employment and industrial zones
- Campus institutional zones
How the property is used
A “use” is essentially how the property is used. Some uses are allowed by right, while other uses are limited or require a conditional use review. Finally, some uses are prohibited and are not allowed in the zone at all.
To determine in what zones a specific use may be located, you must first determine what land use category it is in. Use Chapter 33.920, Descriptions of the Use Categories, to classify the specific use.
For example, a clothing store is classified as a retail sales and service use and a dry cleaning shop is classified as an industrial services use.
Once you have determined the appropriate use category, review the primary use tables in the Use Categories handout or in the below base zone links to see the status of that category to determine whether the use is allowed, limited, conditional or prohibited.
If the proposed use is allowed by the base zone, you will also need to find out if the site is subject to additional uses from an Overlay Zone, Plan District, or Additional Use and Development Regulations.
Development standards
Development standards are set by the zone.
Development standards regulate development on a site by the size, bulk, and location of the development.
Development standards can include maximum allowed height, setbacks, and allowed density.
First, find the zoning on your property
Search your address on PortlandMaps.com. Under the property details, you'll find the zoning.
For more detailed instructions, go to Find Zoning Regulations and Zoning Maps.
Then find the allowed uses and development standards for your zone
Review the applicable zoning code chapter and the development standards tables or documents listed below.
Summaries of development standards in the base zones
Please note: The information listed below is not a complete list of standards. For all regulations that apply to your site, please review the Zoning Map at PortlandMaps.com and the Zoning Code chapters. Refer to the Zoning Code section listed next to the standard for additional information. These standards may be superseded by the regulations of an overlay zone or plan district.
Search by zone type:
- Single Dwelling Zones (RF, R20, R10, R7, R5, R2.5)
- Multi-Dwelling Zones- (RM1, RM2, RM3, RM4, RX, RMP)
- Commercial / Mixed Use Zones - (CR, CM1, CM2, CM3, CE, and CX)
- Employment and Industrial Zones - (EG1, EG2, EX, IG1, IG2, and IH)
- Campus Institutional Zones - (IR, CI1, CI2)
"FAR" explained
In the tables below you'll find "FAR" mentioned a lot. FAR stands for "Floor Area Ratio". Learn more about FAR at Understanding Floor Area Ratio (FAR) in Single Dwelling Zones.
Building height
In the tables below you'll find "building height" mentioned a lot. Learn about measuring building height.
Single Dwelling zones (RF, R20, R10, R7, R5, R2.5)
- Generally developed with detached single-family residences and some attached single-family residences and duplexes
- Zoning Code Chapter 33.110 Single-Dwelling Residential Zones
| Standard | RF | R20 | R10 | R7 | R5 | R2.5 |
|---|---|---|---|---|---|---|
| Maximum FAR
(see 33.110.210 and 33.110.265) | ||||||
1 total dwelling unit[1] | no limit | 0.4 to 1 | 0.4 to 1 | 0.4 to 1 | 0.5 to 1 | 0.7 to 1 |
2 total dwelling units [2] | 0.5 to 1 | 0.5 to 1 | 0.5 to 1 | 0.6 to 1 | 0.8 to 1 | |
3 total dwelling units [2] | 0.6 to 1 [3] | 0.6 to 1 [3] | 0.6 to 1 [3] | 0.7 to 1 [3] | 0.9 to 1 [3] | |
4 or more total dwelling units | 0.7 to 1 [3] | 0.7 to 1 [3] | 0.7 to 1 [3] | 0.8 to 1 [3] | 1 to 1 [3] | |
| Maximum FAR with bonus
(see 33.110.210 and 33.110.265) | ||||||
1 total dwelling unit | NA | 0.4 to 1 | 0.4 to 1 | 0.4 to 1 | 0.5 to 1 | 0.7 to 1 |
2 total dwelling units [2] | 0.6 to 1 | 0.6 to 1 | 0.6 to 1 | 0.7 to 1 | 0.9 to 1 | |
3 total dwelling units [2] | 0.7 to 1 | 0.7 to 1 | 0.7 to 1 | 0.8 to 1 | 1 to 1 | |
4 or more total dwelling units | 0.8 to 1 [3] | 0.8 to 1 [3] | 0.8 to 1 [3] | 0.9 to 1 [3] | 1.1 to 1 [3] | |
| Maximum height
(see 33.110.215 and 33.110.260) | 30 ft. | 30 ft. [3] | 30 ft. [3] | 30 ft. [3] | 30 ft. [3] | 35 ft. |
| Minimum setbacks
(see 33.110.220) | ||||||
Front building setback | 20 ft. | 20 ft. | 20 ft. | 15 ft. | 10 ft. | 10 ft. |
Side building setback | 10 ft. | 10 ft. | 10 ft. | 5 ft. | 5 ft. | 5 ft. |
Rear building setback | 10 ft. | 10 ft. | 10 ft. | 5 ft. | 5 ft. | 5 ft. |
Garage entrance setback | 18 ft. | 18 ft. | 18 ft. | 18 ft. | 18 ft. | 18 ft. |
| Maximum building coverage
(see 33.110.225) | See Table 110-5 | See Table 110-5 | See Table 110-5 | See Table 110-5 | See Table 110-5 | See Table 110-5 |
| Required outdoor area
(see 33.110.240) | ||||||
Minimum area | 250 sq. ft. | 250 sq. ft. | 250 sq. ft. | 250 sq. ft. | 250 sq. ft. | 200 sq. ft. |
Minimum dimension | 12 ft. x 12 ft. | 12 ft. x 12 ft. | 12 ft. x 12 ft. | 12 ft. x 12 ft. | 12 ft. x 12 ft. | 10 ft. x 10 ft. |
[1] Including any site with a congregate housing facility.
[2] Including accessory dwelling units.
[3] Additional FAR and height may be allowed. See 33.110.265.F.
| Lot Size | Maximum Building Coverage |
|---|---|
| Less than 3,000 sq. ft. | 50% of lot area |
| 3,000 sq. ft. or more but less than 5,000 sq. ft. | 1,500 sq. ft. + 37.5% of lot area over 3,000 sq. ft. |
| 5,000 sq. ft. or more but less than 20,000 sq. ft. | 2,250 sq. ft + 15% of lot area over 5,000 sq. ft. |
| 20,000 sq. ft. or more | 4,500 sq. ft. + 7.5% of lot area over 20,000 sq. ft. |
Multi-dwelling zones- (RM1, RM2, RM3, RM4, RX, RMP)
- Generally developed with apartments
- Zoning Code Chapter 33.120 Multi-Dwelling Residential Zones
| Standard | RM1 | RM2 | RM3 | RM4 | RX | RMP |
|---|---|---|---|---|---|---|
| Maximum FAR (see 33.120.210) | FAR of 1 to 1 | FAR of 1.5 to 1 | FAR of 2 to 1 | FAR of 4 to 1 or 3 to 1 | FAR of 4 to 1 | NA |
| Maximum density (see 33.120.212) | None | None | None | None | None | 1 unit per 1,500 sq. ft. of site area |
| Maximum density with affordable housing bonus (see 33.120.212.C) | NA | NA | NA | NA | NA | 1 unit per 1,000 sq. ft. of site area |
| Minimum density (see 33.120.213) | 1 unit per 2,500 sq. ft. of site area | 1 unit per 1,450 sq. ft. of site area | 1 unit per 1,000 sq. ft. of site area | 1 unit per 1,000 sq. ft. of site area | 1 unit per 500 sq. ft. of site area | 1 unit per 1,875 sq. ft. of site area |
| Base height (see 33.120.215) | 35 ft. | 45 ft. | 65 ft. | 75 or 100 ft. | 100 ft. | 35 ft. |
| Step-down height (see 33.120.215.B.2) | ||||||
Within 25 ft. of lot line abutting RF - R2.5 zones | 35 ft. | 35 ft. | 35 ft. | 35 ft. | 35 ft. | 35 ft. |
Within 15 ft. of lot line across a local service street from RF - R2.5 Zones | 35 ft. | 45 ft. | 45 ft. | 45 ft. | 45 ft. | 35 ft. |
| Minimum setbacks (see 33.120.220) | ||||||
Front building setback | 10 ft. | 10 ft. | 10 ft. | 5 ft. | 0 ft. | 10 ft. |
Side and rear building setback | 5 ft. [1] | 5 ft. [1] | 5 or 10 ft. [1] | 5 or 10 ft. [1] | 0 ft. [1] | 10 ft. [1] |
Garage entrance setback | 18 ft. | 5 or 18 ft. | 5 or 18 ft. | 5 or 18 ft. | 5 or 18 ft. | 18 ft. |
| Maximum setbacks (see 33.120.220) | ||||||
Transit Street or Pedestrian District | 20 ft. | 20 ft. | 20 ft. | 10 ft. | 10 ft. | NA |
| Maximum building coverage (see 33.120.225) | 50% of site area | 60 or 70% of site area | 85% of site area | 85% of site area | 100% of site area | 50% of site area |
| Maximum building length (see 33.120 230) | Yes | Yes | No | No | No | Yes |
| Minimum landscaped area (see 33.120.235) | 30% of site area | 20% of site area | 15% of site area | 15% of site area | None | 30% of site area |
| Required outdoor areas (see 33.120.235) | Yes | Yes | Yes | Yes | No | See 33.251 |
[1] See 33.120.220.B.2 for Eastern Pattern Area special rear building setback
| - | RM1 | RM2 | RM3 | RM4 & RX |
|---|---|---|---|---|
| Overall maximum per site [1] | ||||
Maximum FAR with deeper housing affordability bonus (See 33.120.211.C.2) | 2 to 1 | 3 to 1 | 4 to 1 | 7 to 1 or 6 to 1[3] |
Maximum FAR with other bonuses [2] | 1.5 to 1 | 2.5 to 1 | 3 to 1 | 6 to 1 or 4.5 to 1[3] |
| Increment of additional FAR per bonus | ||||
Inclusionary Housing (see 33.120.211.C.1) | 0.5 to 1 | 0.75 to 1 | 1 to 1 | 2 to 1 or 1.5 to 1[3] |
Deeper Housing Affordability (see 33.120.211.C.2) | 1 to 1 | 1.5 to 1 | 2 to 1 | 3 to 1 |
Three-Bedroom Units (see 33.120.211.C.3) | 0.25 to 1 | 0.4 to 1 | 0.5 to 1 | 1 to 1 or 0.75 to 1[3] |
Visitable Units (see 33.120.211.C.4) | 0.25 to 1 | 0.4 to 1 | 0.5 to 1 | 1 to 1 or 0.75 to 1[3] |
[1] Overall maximum FAR includes FAR received from a transfer.
[2] Other bonuses are the Inclusionary Housing, Three-Bedroom Units, and Visitable Units bonuses.
[3] The lower FAR applies in the RM4 zone in Historic and Conservation districts.
Commercial / Mixed Use zones - (CR, CM1, CM2, CM3, CE, and CX)
- Generally developed with commercial uses. Some of the zones encourage commercial areas that serve the surrounding neighborhoods, while other zones serve a larger, often regional, market.
- Zoning Code Chapter 33.130 Commercial Mixed Use Zones
| Standards | CR | CM1 | CM2 | CM3 | CE | CX |
|---|---|---|---|---|---|---|
| Maximum FAR (see 33.130.205 and 33.130.212) | 1 to 1 [1] | 1.5 to 1 | 2.5 to 1 | 3 to 1 | 2.5 to 1 | 4 to 1 |
Bonus FAR (see 33.130.212) | NA | See Table 130-3 | ||||
| Minimum density (see 33.130.207) | NA | NA | 1 unit per 1,450 sq. ft. of site area | 1 unit per 1,000 sq. ft. of site area | NA | NA |
| Base height (see 33.130.210.B.1) | 30 ft. | 35 ft. | 45 ft. | 65 ft. | 45 ft. | 75 ft. |
| Step-down height (see 33.130.210.B.2) | ||||||
Within 25 ft. of lot line abutting RF - R2.5 zones | NA | NA | 35 ft. | 35 ft. | 35 ft. | 35 ft. |
Within 25 ft. of lot line abutting RM1 and RMP Zones | NA | NA | 45 ft. | 45 ft. | 45 ft. | 45 ft. |
Within 15 ft. of lot line across a local service street from RF - R2.5 zones and RM1 and RMP zones | NA | NA | 45 ft. | 45 ft. | 45 ft. | 45 ft. |
Bonus Height (see 33.130.212) | NA | NA | See Table 130-3 | |||
| Minimum building setbacks (see 33.130.215.B) | ||||||
Street lot line | None | None | None | None | None | None |
Street lot line abutting selected Civic Corridors | 10 ft. | 10 ft. | 10 ft. | 10 ft. | 10 ft. | 10 ft. |
Street lot line across a local street from an RF - RM2 or RMP zone | None | None | 5 or 10 ft. | 5 or 10 ft. | 5 or 10 ft. | 5 or 10 ft. |
| Minimum building setbacks (see 33.130.215.B) | ||||||
Lot line abutting OS, RX, C, E, or I zoned lot | None | None | None | None | None | None |
Lot line abutting RF - RM4, RMP, or IR zoned lot | 10 ft. | 10 ft. | 10 ft. | 10 ft. | 10 ft. | 10 ft. |
| Maximum building setbacks (see 33.130.215.C) | ||||||
Street lot line | 10 ft. | 10 ft. | 10 ft. | 10 ft. | 10 ft. | 10 ft. |
Street lot line abutting selected Civic Corridors | 20 ft. | 20 ft. | 20 ft. | 20 ft. | 20 ft. | 20 ft. |
| Maximum building coverage (% of site area) | ||||||
Inner Pattern Area | 85% | 85% | 100% | 100% | 85% | 100% |
Eastern, Western, and River Pattern Areas (see 33.130.220) | 75% | 75% | 85% | 85% | 75% | 100% |
| Minimum landscaped area (% of site area) (see 33.130.225) | 15% | 15% | 15% | 15% | 15% | 15% |
| Landscape buffer abutting an RF - RM4 or RMP zoned Lot (see 33.130.215.B) | 10 ft. @ L3 | 10 ft. @ L3 | 10 ft. @ L3 | 10 ft. @ L3 | 10 ft. @ L3 | 10 ft. @ L3 |
| Required residential outdoor area (see 33.130.228) | Yes | Yes | Yes | Yes | Yes | No |
| Ground floor window standards (see 33.130.230.B) | Yes | Yes | Yes | Yes | Yes | Yes |
[1] On sites that do not have a Retail Sales and Service or Office use, the maximum density for household living is 1 unit per 2,500 square feet of site area.
| - | CM1 | CM2 | CM3 | CE | CX |
|---|---|---|---|---|---|
| Overall maximums per zone | |||||
| Maximum FAR with bonus | 2.5 to 1 | 4 to 1 | 5 to 1 | 4 to 1 | 6 to 1 |
| Maximum height with bonus | 35 ft. | 55 ft. [1] 75 ft. [2] | 75 ft. 120 ft. [2] | 45 ft. | 85 ft. 120 ft. [2] |
| Increment of additional FAR and height per bonus | |||||
| Inclusionary housing (see 33.130.212.C) | |||||
FAR | 1 to 1 | 1.5 to 1 | 2 to 1 | 1 to 1 | 2 to 1 |
Height | None | 10 ft. | 10 ft. | None | 10 ft. |
| Affordable commercial space (see 33.130.212.D) | |||||
FAR | 0.5 to 1 | 0.75 to 1 | 1 to 1 | 0.5 to 1 | 1 to 1 |
Height | None | 10 ft. | 10 ft. | None | 10 ft. |
| Planned development (see 33.130.212.E) | |||||
FAR | None | 1.5 to 1 | 2 to 1 | 1.5 to 1 | 2 to 1 |
Height | None | up to 30 ft. | up to 55 ft. | up to 30 ft. | up to 45 ft. |
[1] Bonus height in the CM2 zone is only allowed on sites that are within a Historic District, Conservation District, or the Design Overlay Zone and that have a Comprehensive Plan Map designation of Mixed Use–Urban Center or Mixed Use–Civic Corridor. Bonus height on a site where a Historic or Conservation Landmark or a contributing structure in a Historic or Conservation District has been demolished within the past ten years is prohibited unless the landmark or contributing structure was destroyed by fire or other causes beyond the control of the owner or the only structure on the site that was demolished was an accessory structure.
[2] This larger overall maximum is only allowed through the Planned Development bonus option and required Planned Development Review.
Employment and Industrial zones - (EG1, EG2, EX, IG1, IG2, and IH)
- Generally for areas of the City that are reserved for industrial uses and for areas that have a mix of uses with a strong industrial orientation
- Zoning Code Chapter 33.140 Employment and Industrial Zones
| Standard | EG1 | EG2 | EX | IG1 | IG2 | IH |
|---|---|---|---|---|---|---|
| Maximum FAR (see 33.140.205) | 3 to 1 | 3 to 1 | 3 to 1 | No limit | No limit | No limit |
| Maximum FAR with inclusionary housing bonus (see 33.140.205.C) | NA | NA | 5 to 1 | NA | NA | NA |
| Maximum height (see 33.140.210) | 45 ft. | No limit | 65 ft. | No limit | No limit | No limit |
| Minimum building setbacks (see 33.140.215) | ||||||
Street lot lines | 5 ft. | 25 ft. | 0 | 0 | 25 ft. | 5 ft. |
Lot line abutting an OS, C, E, or I zoned lot | 0 | 0 | 0 | 0 | 0 | 0 |
Lot line abutting an R zoned lot | See Table 140-3 | 15 ft. | See Table 140-3 | See Table 140-3 | 15 ft. | 15 ft. |
| Maximum building setbacks (see 33.140.215) | ||||||
Transit street or pedestrian district | 10 ft. | None | 10 ft. | None | None | None |
| Maximum building coverage (see 33.140.220) | 85% of site area | 85% of site area | 100% of site area | 100% of site area | 85% of site area | 100% of site area |
| Minimum landscaped area | 15% of site area | 15% of site area | None | None | 15% of site area | None |
| Ground floor window standards apply (see 33.140.230) | No | No | Yes | No | No | No |
| Pedestrian standards apply (see 33.140.240) | Yes | Yes | Yes | No | No | No |
| Zone | Height of the building wall | Lots abutting a side lot line of an R zoned lot | Lots abutting a rear lot line of an R zoned lot |
|---|---|---|---|
| EG1, EX, IG1 | 15 ft. or less | 5 ft. / 5 ft. @ L3 | 0 / none |
| 16 or more | 10 ft. / 5 ft. @ L3 | 10 ft. / 5 ft. @ L3 | |
| EG2, IG2, IH | Any height | 15 ft. / 10 ft. @ L3 | 15 ft. / 10 ft. @ L3 |
[1] Does not apply to lot lines that abut lots in the RX zone. See 33.140.215.B.
| - | EG1, IG1 | EG2, IG2 | EX | IH |
|---|---|---|---|---|
| Exterior display abutting a street | 5 ft. / L1 | 10 ft. / L1 | Not allowed | 5 ft. / L1 |
| Abutting a C, E, I, CI or IR zone lot | 0 | 0 | Not allowed | 0 |
| Abutting an R or OS zone lot | 5 ft. / L3 | 10 ft. / L3 | Not allowed | 10 ft. / L3 |
| Exterior storage abutting a street [2] [3] | 5 ft. / L3, or 5 ft./ F2 + L2 | 25 ft. / L3, or 25 ft. / F2 + L2 | Not allowed | 5 ft. / L3, or 5 ft./ F2 + L2 |
| Abutting a C, E, I, CI or IR zone lot | 0 / F1 | 0 / F1 | Not allowed | 0 |
| Abutting an R or OS zone lot | 5 ft. / L4, or 10 ft. / L3 | 10 ft. / L4, or 25 ft. / L3 | Not allowed | 10 ft. / L4, or 25 ft. / L3 |
| Exterior work activities abutting a street [2] [3] | Not allowed in EG1; 5 ft. / L3, or 5 ft./ F2 + L2 in IG1 | Not allowed in EG2; 25 ft. / L3, or 25 ft. / F2 + L2 in IG2 | Not allowed | 5 ft. / L3, or 5 ft./ F2 + L2 |
| Abutting a C, E, I, CI or IR zone lot | Not allowed in EG1; 0 / F1 in IG1 | Not allowed in EG2; 0 / F1 in IG2 | Not allowed | 0 |
| Abutting an R zone lot | Not allowed in EG1; 5 ft. / L4, or 10 ft. / L3 in IG1 | Not allowed in EG2; 25 ft. / L3 or 25 ft. / F2 + L2 in IG2 | Not allowed | 25 ft. / L3 |
[1] The development standards first state the required setback, then the required landscaping standard.
[2] If parking areas are placed between exterior storage areas and the street, an F2 screen only is required on the edge of the storage area.
[3] When the F2 + L2 option is used, the fence must be placed along the interior side of the landscaped area.
Campus Institutional Zones - (IR, CI1, CI2)
- Generally for areas of the City that are developed with institutions such as medical centers, and colleges that have developed as campuses
- Zoning Code Chapter 33.150 Campus Institutional Zones
| Standard | CI1 | CI2 | IR |
|---|---|---|---|
| Maximum FAR [1] (see 33.150.205) | 0.5 to 1 | 3 to 1 [2] [3] | 2 to 1 |
| Maximum FAR with inclusionary housing bonus [1] (see 33.150.205.C) | NA | 3.75 to 1 [2] [3] | NA |
| Maximum height (see 33.150.210) | 75 ft. [4] | 150 ft. [4] | 75 ft. |
| Minimum building setbacks [1] (see 33.150.215) | |||
Lot line abutting or across the street from an OS, RF-R2.5 zoned lot | 15 ft. | 10 ft. | 1 ft. for every 2 ft. of building height but not less than 10 ft. |
Lot line abutting or across the street from an RM1-RMP, IR zoned lot | 10 ft. | 10 ft. | |
Lot line abutting or across the street from a C, CI, E, or I zoned lot | 0 ft. | 0 ft. | |
| Maximum building setbacks street lot line, transit street or pedestrian district (See 33.150.215) | None | 10 ft. | 10 ft. |
| Maximum building coverage [1] (see 33.150.225) | 50% of site area | 85% of site area | 70% of site area |
| Maximum building length [1] (see 33.150.235 and 33.150.255) | 200 ft. | 200 ft. | None |
| Minimum landscaped area (see 33.150.240) | 25% of site area | 15% of site area | 20% of site area |
| Landscaping abutting an R zoned lot (see 33.150.240.C) | 10 ft. @ L3 | 5 ft. @ L3 | 10 ft. @ L3 |
| Landscaping across the street from an R zoned lot (see 33.150.240.C) | 10 ft. @ L1 | 5 ft. @ L1 | 10 ft. @ L1 |
| Building facade articulation [1] (see 33.150.255) | No | Yes | No |
| Ground floor window standards [1] (see 33.150.250) | No | Yes | Yes |
| Transit Street Main Entrance [1] (see 33.150.265) | No | Yes | No |
[1] For colleges and medical centers, the entire CI zone is treated as one site regardless of ownership. In this case, FAR is calculated based on the total square footage of the parcels within the zone rather than for each individual parcel, and setbacks, building length, facade articulation, ground floor windows, and transit street main entrance regulations are measured from, or only apply to, the perimeter of the zone.
[2] Maximum FAR within the Legacy Good Samaritan Hospital and Health Center campus boundary shown on Map 150-3 is 3.7 to 1, and is 4.5 to 1 with inclusionary housing bonus.
[3] Maximum FAR within the PCC Sylvania campus boundary shown on Map 150-5 is .75 to 1, and is 1 to 1 with inclusionary housing bonus.
[4] Heights reduced on sites that are across the street from, or adjacent to, certain zones. See 33.150.210.C.
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