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 the
- size
- bulk
- location of development on a site
Development standards can include maximum allowed height, setbacks and allowed density.
First, find the zoning on your property. To learn how, visit Find Zoning Regulations and Zoning Maps.
To find the allowed uses and development standards for your zone, review the applicable zoning code chapter and the development standards tables or documents.
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)
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.
Please note: The information listed above 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.
Multi-Dwelling Zones- (RM1, RM2, RM3, RM4, RX, RMP)
- Generally developed with apartments
- Zoning Code Chapter 33.120 Multi-Dwelling Residential Zones
Table 120-3: Summary of the Development Standards in the Multi-Dwelling Zones:
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
Table 130-2: Summary of the Development Standards in the Commercial Zones:
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
Table 140-3: Summary of the Development Standards in the Employment and Industrial Zones:
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
Table 150-2: Summary of the Development Standards in the Campus Institutional Zones:
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