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April 2025 – BPS Long-range Planning Project Updates

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A monthly newsletter of BPS's active long-range land use planning work in the City of Portland. See the project updates below for more details and to find contact information for the City staff working on specific projects. Subscribe to get email notifications when these updates are posted.
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April 2025 highlights

  • Legacy Business Preservation Study is a new project that will explore policy options to better support the long-term viability of longstanding local businesses. Read more about the new study.
  • Code Alignment Project (CAP) launches with mission to simplify the City’s permitting process and make it easier for customers to get a development permit. Read more about the new project.
  • Public Infrastructure Environmental Code Project launches with release of proposed new standards for approving projects in natural areas. Two open houses scheduled for April 21 and 23 and the public is invited to comment on the draft proposals now through May 9. Read more about the new project.
  • Reconnecting Albina Planning Project (RAPP) held successful kickoff to envision a reconnected Albina. Read a summary of what was shared and heard.

Code Alignment Project (CAP)

What: The Code Alignment Project is part of the City’s ongoing efforts to improve the permitting process. This project intends to reduce permitting delays, costly project redesigns, and additional reviews, starting with an evaluation of changes to upgrade requirements for certain project sites. Upgrades are currently required when a site has substandard or lacking street trees, street improvements, on-site bike parking, pedestrian circulation, landscaping, or older buildings needing seismic evaluation. The CAP proposes changes to Title 33 (Non-conforming upgrades), Title 11 (Street trees), Title 17 (Street improvements), and Title 24 (Seismic evaluations) to suspend these upgrade requirements for most alterations and building additions until Jan. 1, 2029.

Status: The project has a tentative public hearing date of June 10 at Planning Commission on the proposed changes to Title 11 and Title 33. After a Planning Commission recommendation on Proposed Draft is made, the project team will bring the Planning Commission’s recommendation for the Title 11 and Title 33 code amendments, along with the proposals for Title 17 and Title 24, to City Council for a public hearing later in the year.

Next opportunity to engage: The public will have the opportunity to give testimony when the Proposed Draft is available, likely in May, both in writing via the Map App and verbally at the Planning Commission’s hearing. Check the project website for updates. Those interested can also sign up for email updates.

Legacy Business Preservation Study

What: This study will develop recommendations for the establishment of a City of Portland Legacy Business Program that would support and preserve longstanding, independently owned businesses. These "legacy businesses" — such as restaurants, retail storefronts, and beauty and barber shops— have long been overlooked for official recognition despite their significance to community identity. This project will consider the experiences of existing legacy business programs in other cities, and gather input from local businesses, community-based organizations, and City advisory bodies to develop recommendations for service offerings and policy changes that would better support legacy businesses.

Status: The Legacy Business Preservation Study has launched! Project staff are conducting preliminary outreach to community-based organizations and businesses groups to gather feedback. Read more about the study.

Next opportunity to engage: Opportunities for community participation and feedback to inform and shape recommendations for a future Legacy Business Program will be provided in 2025. Representatives of longstanding local businesses are especially encouraged to contact the project manager, Jordan Jordan (jordan.jordan@portlandoregon.gov), to provide insights and recommendations to inform the development of the project. Those interested can also sign-up for email updates.

Public Infrastructure Environmental Code Project

What: This project will facilitate needed improvements to public infrastructure and allow for management of trees, vegetation, and other natural resources in publicly owned and maintained natural areas. These proposals aim to ensure natural resource protection while also recognizing the need for the operation, maintenance, and in some cases, replacement of public infrastructure facilities. A variety of minor proposals are also included, such as updates to site enhancement, noticing requirements, and review procedures. Read more about the project.

Status: The Discussion Draft of the project report is now available for public review and comment. Read the news article for more about the Discussion Draft, project background, how to submit comments, and learn about upcoming open house events.

Next opportunity to engage: The public is invited to review and comment on the Discussion Draft now through May 9. Submit your comments to ezone@portlandoregon.gov. For more information about this project, staff is hosting two upcoming open houses: a hybrid open house (online and in person) on Monday, April 21 from 5:30 to 6:30 p.m.; and a virtual open house (online only) on Wednesday, April 23 from noon to 1 p.m. See the project events page for details. Those interested can also sign up for project updates.

Reconnecting Albina Planning Project (RAPP)

What: A two-year partnership to create urban development strategies for the district that foster equitable and sustainable outcomes and restorative development for Portland’s Black and historic Albina communities. The project involves the Bureau of Planning and Sustainability (BPS), Portland Bureau of Transportation (PBOT), Prosper Portland, and Albina Vision Trust (AVT). The project builds on several initiatives, such as AVT’s Albina Vision Community Investment Plan (AVCIP), the Lower Albina Streetscape Project (LASP), and the highway cover for the I-5 Rose Quarter Improvement Project (I5RQIP) led by the Oregon Department of Transportation (ODOT). RAPP is looking at how the highway cover can be integrated into the broader area to reconnect local streets and the physical landscape of the district, as well as to create opportunities for wealth building, urban development, and public spaces.

Status: On Feb. 27, a well-attended kickoff event was held to share the project work completed to date. Materials shared at the kickoff event are available on the RAPP project website. In the meantime, the project team continues working on development scenarios for the study area, building on the findings from the existing conditions assessment. Project staff is reviewing community input received so far and will be reporting out that feedback in the coming weeks.

Next opportunity to engage: None currently. The project team is planning to host another opportunity to engage with the project in the fall after draft development scenarios are ready for public review. Those interested can also sign up for project updates.

Regulatory Improvement Code Amendment Package 11 (RICAP 11)

What: Regulatory Improvement Code Amendment Packages (RICAP) are an ongoing series of minor technical updates, clarifications, and refinements to Portland’s zoning regulations. The purpose of this series is to remove barriers to development across the city. RICAP 11 proposed amendments are grouped into three themes: parking, exterior areas, and regulatory improvement.

Status: The RICAP 11 workplan was published last month. The workplan contains the proposed code amendments that will be included in the RICAP 11 package and can be found on the recently launched project website. Read more about what’s included in the RICAP 11 package.

Next opportunity to engage: None currently. This summer, a draft of the proposed zoning code amendments will be released for public review and comment. Those interested can always sign up for email updates.

Ongoing projects (active projects with no updates this month)

Columbia Corridor and Industrial Lands Environmental Overlay Zone Project

What: This project evaluates changes to Environmental overlay zones (ezones) in the Columbia Corridor and other industrial areas to better align with rivers, streams, sloughs, wetlands, floodplains, forests, and wildlife habitat. Policy proposals under consideration will aim to ensure needed lands for future industrial and other economic growth while also preserving natural resources that serve as green infrastructure and help to make Portland resilient to the impacts of climate change.

Status: An online interactive Columbia Corridor / Industrial Lands Environmental Zoning Project map of preliminary draft ezones is available for review, based on the Natural Resource Inventory. The natural resource mapping is subject to onsite verification at the request of property owners, and the draft ezones mapping may change as the project progresses. Project staff are coordinating their work with the citywide Economic Opportunities Analysis (EOA) to ensure adequate protection for natural resources and sufficient industrial and employment land to meet future needs.

Next opportunity to engage: Property owners can request a free site visit to confirm or correct natural resource mapping through the interactive Columbia Corridor / Industrial Lands Environmental Zoning Project map. To request a site visit, enter your property address and click the “Request Site Visit” link in the upper right corner. Property owners may qualify for free wetland determination, learn more about draft wetland mapping, and check if their property qualifies. Check the project website for updates and sign up for email updates.

Economic Opportunities Analysis (EOA)

What: The purpose of the EOA is to analyze and forecast growth in Portland’s industrial and other business districts, then designate an adequate 20-year supply of developable land for business and job growth.

Status: BPS staff are working on the draft employment forecast and industrial buildable lands inventory. In April 2024, BPS received a $350,000 Metro grant for an Industrial Land Readiness Study, which will identify development-ready sites suitable for target cluster industries and other industrial sectors; conduct a development feasibility analysis on a broad range of sites; and identify strategic actions to expand Portland’s development-ready supply of constrained industrial sites.

Next opportunity to engage: The draft EOA will be available for public review in 2025. Check the project website for updates and sign up for email updates.

Fossil Fuel Terminal Zoning Amendments

What: This ordinance readopts the remanded zoning code amendments that restrict bulk fossil fuel terminals to address the policies identified by the Land Use Board of Appeals (LUBA) that require additional findings.

Status: The City Council adopted the ordinance in August 2022. On Sept. 29, 2023, the LUBA denied an appeal by the Portland Business Alliance, Working Waterfront Coalition, Western States Petroleum Association, Oregon Business and Industry, and Columbia Pacific Building and Construction Trades Council. This LUBA decision was appealed to Oregon Court of Appeals, which upheld the LUBA decision to affirm the City Council’s adoption of reasonable limits on fossil fuel infrastructure. The Court of Appeals decision has not been appealed to the Oregon Supreme Court; however the ordinance has been challenged in federal court by the State of Montana, Western Energy Alliance, Pacific Propane Gas Association, Idaho Petroleum Marketers and Convenience Store Association, and Christensen, Inc. The federal case is still pending.

Next opportunity to engage: None currently.

Adopted projects (pending effective dates)

Montgomery Park Area Plan (MPAP) and Montgomery Park to Hollywood Transit and Land Use Development Study (MP2H)

What: The Montgomery Park Area Plan (MPAP) is an outcome of the Montgomery Park to Hollywood (MP2H) Strategy, a joint effort between the Bureau of Planning and Sustainability (BPS) and the Portland Bureau of Transportation (PBOT) to explore options for a successful land use and transit system, including potential future streetcar links to Montgomery Park in NW Portland and Hollywood Town Center in NE Portland. The study considers affordable housing, as well as economic development and business stabilization opportunities associated with potential transit investments, including the possible extension of the Portland Streetcar. While a proposed plan for the northwest area moved forward, study of the northeast area concluded without a plan moving ahead.

The MPAP is making land use and transportation changes to establish a new transit-oriented district in Northwest Portland, west of Highway 30, between NW Vaughn and NW Nicolai Streets. The plan envisions the area as a mixed-use employment district that supports job growth and housing development. Land use changes promote equitable, transit-oriented development and complement a future extension of the Portland Streetcar. The changes include amendments to Portland’s Comprehensive Plan map, zoning map, zoning code, and design guidance.

Status: On Dec. 11, 2024, City Council unanimously adopted the MPAP, including the Public Benefits Agreement (PBA), and the Locally Preferred Alternative (LPA) for the Portland Streetcar extension. The land use changes become effective June 1, 2025. Read the announcement. Plan documents that incorporate the approved City Council amendments are available online.

Useful resources

Contact

District Planning

A program of the Bureau of Planning and Sustainability (BPS)
bpsdistrict@portlandoregon.gov
phone number503-823-7700

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City planning

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