Code Alignment Project

Information

A cohesive, effective permitting system is essential in addressing the housing crisis and aiding in economic recovery. The Portland City Council unanimously approved this package, which went into effect on October 24, 2025.

Purpose

A cohesive, effective permitting system is essential in aiding Portland’s economic recovery. This project simplifies codes and policies to make it easier for customers to get a permit.

City Audits and customer and staff surveys have highlighted the need to improve how our development-related codes work together. One of the goals of the Code Alignment Project is to clarify the site and frontage improvement requirements by aligning policies that give conflicting or unclear direction. The cumulative impact of the current misalignments can be permitting delays, surprise costs, and additional reviews to work around disparate codes. While prior code cleanup efforts have typically been limited to Title 33 (zoning code), this project addresses development regulations across multiple titles.

The code alignment project supports the overall permitting improvement strategy by simplifying the regulatory pathways to permit approval, which will help speed up the permitting process.

Objectives

Propose a small code amendment package that removes code conflicts to City Council.
Examine the cost thresholds for required infrastructure upgrades.
Create a code alignment program to continue holistic cross-functional code improvement work.

Latest Code Alignment Project Package

The first Code Alignment Project package includes recommendations to temporarily suspend certain rules that apply to projects that add to, or alter, existing developments. These rule suspensions impact street tree planting (Title 11); street improvements, such as to sidewalks, curbs, and ramps (Title 17); seismic evaluations (Title 24); and site upgrades (Title 33). Through these recommendations, the City aims to speed up permitting timelines and aid Portland’s economic recovery.

The Portland City Council unanimously approved this package, sponsored by the Mayor and co-sponsored by Councilors Jamie Dunphy and Angelita Morillo, on September 24, 2025. The suspensions, which went into effect on October 24, 2025, will last until Jan. 1, 2029 to review the impact and consider permanent adoption.

Street tree planting for remodels and additions: Requirements to plant street trees previously applied to all development projects with a certain permit valuation. Street tree planting may still be required for new development and in cases where other frontage improvements are required.
Frontage improvement requirements imposed only by project value: Previously, the City required frontage improvements based on a permit valuation. Some uses, like schools and hospitals, are not exempt. Projects that increase daily trips to a site, such as changing a bank to a fast-food restaurant, for example may still be required to build frontage improvements. Driveway or curb changes, such as adding, closing, or relocating curb cuts, may still apply.
Seismic evaluation reports for buildings built prior to 1974: Previously, buildings built before 1974 required seismic evaluation reports when proposing additions and alterations that exceeded a certain project valuation. Upgrade requirements still apply to unreinforced masonry buildings and other projects that involve changes in occupancy.
Nonconforming site upgrades such as adding bike parking, landscaping, pedestrian pathways, or screening: Previously, the City's zoning code required certain types of upgrades, such as the addition of bike parking, improvements to pedestrian connections, and landscaping enhancements, based on permit valuation. Upgrades that are required by an overlay zone or plan district are not included in the paused requirements.

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Background

In 2021, former Commissioners Mapps and Ryan created a Permitting Improvement Task Force to address long-standing permitting issues raised by the Building Permit Review Audit. The Code Alignment Project originated as a recommendation from this task force, which recognized that meaningful, sustained improvements to Portland’s permitting system must be holistic in nature and include removing unnecessary and unintended regulatory barriers to development. Aligning the codes that govern the right-of-way—Title 11 Trees, Title 17 Public Improvements, and correcting intersections with zoning regulations within Title 33—and Title 24 Building Regulations will help ensure efficient development review.

In 2024, Portland City Council adopted ordinance 191736 to establish a new single permitting authority, called Portland Permitting & Development (PP&D). PP&D combines permitting teams that implement regulations for right-of-way improvements with permitting teams that regulate private property development. This new structure creates an opportunity to evaluate the totality of our development-related codes and policies, identify conflicts, and develop cross-functional solutions to improve customers permitting experience.

Timeline

Fall 2024 – Project launch, scoping and initial outreach/engagement
Winter/Spring 2025 – Proposal development
May 2025 – Draft proposal released
May/June 2025 – Urban Forestry Commission Hearing and Planning Commission Hearing
Summer 2025 – Additional public outreach
September 2025 – City Council hearing and final adoption
October 24, 2025 – First Code Alignment Project Proposal went into effect

Frequently Asked Questions

Does this apply to both residential and commercial projects?

Yes, the provisions of the Code Alignment Project can apply to both residential and commercial building permits, including:

Residential remodels and additions
Alterations to commercial buildings
Improvement to apartment buildings
Storefront or tenant improvements
Modifications to industrial sites and office buildings

The CAP does not apply to new construction projects.

Do the CAP changes apply to land use reviews submitted before October 24, 2025?

Yes, with conditions. Normally, building permits must follow the regulations in effect when the related land use review was submitted. However, the CAP allows applicants to use the reduced requirements if the land use review has not expired and does not include specific conditions requiring frontage improvements, site upgrades, or street trees. Such conditions cannot be automatically waived.

What if my building permit application was submitted before October 24, 2025?

It depends on the current status of the permit.

Under review (not approved to issue): Contact your assigned plan reviewer to determine whether CAP applies. If eligible, you can revise your plans and/or scope of work to incorporate the CAP provisions.(see "Who should I contact to learn more", below). If your project would benefit, wait until after Oct. 24, 2025, and then resubmit your updated plans and/or scope of work to reflect the changes.
Approved to issue (not yet issued): Contact your assigned plan reviewer to determine if CAP applies. If eligible, continue through permit issuance then file a permit revision to update your plans or scope of work. Additional review fees may apply.
Issued or Under Inspection: Contact your assigned plan reviewer to determine eligibility. If CAP applies, file a permit revision to update your plans or scope of work before requesting final inspection. Additional review fees may apply. Note: If any frontage improvement work has already begun in the public right-of-way, that work must be completed and cannot be removed from the permit scope.
Finaled (all steps completed), Cancelled, or Expired Permits: These permits cannot be revised to apply CAP provisions.

For my building permit, I chose to meet the nonconforming upgrades requirement using an "Option 2 Covenant". Can I have that covenant removed?

Yes. If the permits for the project that triggered the nonconforming upgrade has not been finaled, you may submit a permit revision to remove the nonconforming upgrades from the scope of work. If the covenant has already been recorded, you must request a Tier 3 Zoning Confirmation Letter to have the covenant removed. The letter will take 4 to 6 weeks to process.

Want to speak to us about your specific project?

For questions related to active building permits, contact the relevant reviewer assigned to and listed on your permit.

For topic-specific questions or to schedule a 15-minute appointment, use the contacts below:

Frontage improvement requirements: Transportation Street Systems Reviewer or schedule a Street and Right-of-Way 15-minute appointment.
Zoning nonconforming upgrades: Planning & Zoning Reviewer or schedule a Zoning and Land Use 15-minute appointment
Street tree planting: Urban Forestry Reviewer, or schedule a 15-minute appointment
Seismic evaluation reports: Structural Engineer Reviewer, or schedule a15-minute appointmen t