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Label:
Ordinance
Amend the Comprehensive Plan Map and Zoning Map for a vacant lot on NW 31st Ave described as Willamette Heights Addition, Block 18, Lot 14 at the request of Portland Parks and Recreation (LU 26-007966 CP ZC)
Passed
Amended by Council
The City of Portland ordains.
Section 1. The Council finds:
- The Applicant requests a Comprehensive Plan Map Amendment from Open Space to Residential 5,000 and a Zoning Map Amendment from OSc (Open Space with Environmental Conservation overlay) to R5cz (Single-Dwelling Residential 5,000 with Environmental Conservation and Constrained Sites overlays) for the property described as Willamette Heights Addition, Block 18, Lot 14.
- The City received an application complying with all requirements of Title 33, Planning and Zoning, of the Code of the City of Portland seeking Comprehensive Plan Map and Zoning Map Amendment Review with the proper fee for filing paid.
- The Hearings Officer held a duly noticed public hearing on April 20, 2026, and issued a Recommendation on May 20, 2026 (PP&D file no. LU 26-007966 CP ZC and Hearings Office file no. 4260007). The Hearings Officer recommended approval of the requested Comprehensive Plan Map Amendment and Zoning Map Amendment.
- Based on the findings and conclusions contained in the Recommendation of the Hearings Officer, the City Council finds the Comprehensive Plan Map and Zoning Map Amendments are in conformance with the Comprehensive Plan and relevant Title 33 approval criteria.
NOW, THEREFORE, the Council directs:
- City Council adopts the facts, findings, conclusions, and recommendations as amended by Council in PP&D File No. LU 26-007966 CP ZC.
- City Council approves a Comprehensive Plan Map Amendment from Open Space to Residential 5,000 and a Zoning Map Amendment from OSc (Open Space with Environmental Conservation overlay) to R5cz (Single-Dwelling Residential 5,000 with Environmental Conservation and Constrained Sites overlays) for the property described as Willamette Heights Addition, Block 18, Lot 14.
Exhibits and attachments
An ordinance when passed by the Council shall be signed by the Auditor. It shall be carefully filed and preserved
in the custody of the Auditor (City Charter Chapter 2 Article 1 Section 2-122)
Passed as amended by Council
Auditor of the City of Portland
Simone Rede
Impact Statement
Purpose of proposed legislation and background information
The request is not for a legislative action, but for approval of a Type III quasi-judicial land use review. The request is to amend the Comprehensive Plan Map and Zoning Map designations on the site.
Quasi-judicial procedures described in Zoning Code Chapter 33.730, commonly known as land use reviews, are handled by Portland Permitting & Development. Quasi-judicial procedures specifically describe the City Council as the decision-maker for Type III Comprehensive Plan Map Amendments and concurrent review requests, per 33.730.030.F.3.a(2).
The Hearings Officer has recommended approval of the land use review. Staff will be presenting the Hearings Officer's recommendation at the hearing.
Financial and budgetary impacts
This is not a legislative action. There are no costs to the City associated with this quasi-judicial land use review. The City resources necessary to review the application are covered by the land use review fees paid by the applicant.
Economic and real estate development impacts
As noted above, this is a Type III quasi-judicial land use review, not legislation. It affects only one site within the city, rather than the city at large. The City Council decision on this matter will not have significant economic and real estate development impacts on the city beyond the specific site of the project.
If approved, the new map designations will allow residential use at the site. No development is proposed with this application.
The engagement process has included the Type III notification procedures noted under the "Community Impacts and Community Involvement" section below. In addition, this project also completed a mandatory pre-application conference with city staff (EA 25-018151 PC) which followed the public notice requirements of the Portland Zoning Code. While a pre-application conference is not a public hearing and no land use decision is rendered at the conference, interested persons may attend the conference and obtain copies of all the written information that is submitted and prepared for it.
The process also required a hearing with the Hearings Officer which followed the public notice requirements of the Portland Zoning Code. These included a mailed public notice as well as the posting of a sign notifying the public of the hearing at the subject site.
Community impacts and community involvement
The standard public involvement procedures for a Type III land use review process have been followed. A public hearing with the Hearings Officer was held regarding the proposal. One neighbor submitted written questions to the Hearings Officer about surveying and how the property would be valued and marketed, and these questions were addressed at the hearing by the applicant's representative. No other testimony was offered at the hearing.
The Hearings Officer concluded that, on balance, the proposed amendment to the Comprehensive Plan Map is found to be equally supportive of the Comprehensive Plan as a whole compared to the current designation, and that the approval criteria for the Zoning Map Amendment were met. The Hearings Officer recommends approval with no conditions.
100% renewable goal
This is not a legislative action. The City resources necessary to review the application are covered by the land use review fees paid by the applicant.
Economic and real estate development analysis
Analysis provided by Prosper Portland
Prosper Portland staff has reviewed the Economic and Real Estate Development Impact Analysis submitted for this action and finds that it satisfies the requirements set forth in City Council Resolution 37664. The analysis is sufficiently detailed and complete to be considered a final statement for purposes of this action.
Financial and budget analysis
Analysis provided by City Budget Office
This action approves Comprehensive Plan Map and Zoning Map amendments for a vacant lot on NW 31st Ave. Costs associated with the land use review are supported by application fees and no additional or ongoing City costs are anticipated
Document history
Document number: 2026-242
President's referral: City Council