The Urbanist Coalition of Portland (UCP) supports efforts to modernize Portland's land use code (ReCode). We have voiced criticism to Planning Staff and the Planning Board that the current proposal is insufficient to address the needs of our city today and into the future. We are encouraged that the Planning Staff and the Planning Board have heard feedback from us and other groups. They have taken positive steps towards addressing these concerns in the latest (“final”) draft of the ReCode changes. However, we still feel that the current proposal should be doing more to meet the goals of housing, transit, complete neighborhoods, and simplicity.
Read the draft at https://www.recodeportland.me/final-draft-changes
Learn more at urbanistportland.me/policy/recode!
Simplified Zones: We felt that Portland had too many types of zones and many of these zones were overly restrictive. This latest update reduces the number of low-density residential zones by merging them into a more permissive low-density residential zone. It also merges the residential professional zone into a simpler and more permissive mixed-use zone. We would still like to see more simplification of the zoning code, but this change fully adopts one of our proposals and simplifies the code while adding more options for housing and businesses. We feel this is a major improvement.
More Transit-Oriented Development: We felt that the new TOD zones were mapped in limited areas that resembled spot zoning. This latest update maps these areas onto priority nodes in a sensible way that does not favor specific properties and is in line with the comprehensive plan. However, the comprehensive plan is clear that development should be encouraged on both nodes and priority corridors and the corridors remain neglected. That said, these nodes will do a lot to foster transit-served neighborhood centers in our city. We feel this is a major improvement.
More Mixed Use: We felt that the city did not have enough mixed use and the mixed use we did have were mapped to specific parcels. More mixed use has been mapped in places aligned with the comprehensive plan, like Brighton Avenue. This is also a step towards encouraging development on priority corridors. We still feel that the current level of allowed mixed use is insufficient, but this is a major improvement.
Fewer Building Length Limits: We felt that the new building length limits would make it difficult to build multifamily housing. The building length limits from the transit-oriented development zones were removed and the limit was increased very slightly (from 60 ft to 70 ft) in our multi-family residential zone. While we are very encouraged by the removal of this proposed limit from the transit-oriented development zones, we feel strongly that this building length limit in our only multi-family residential zone will make building housing to modern standards a challenge. This limit is not being relaxed by ReCode, ReCode is adding a new limit where it did not exist before. We don’t want to see this limit added anywhere but for the transit-oriented development zone we feel this update is a major improvement.
Further Simplify Zones: Though zones have been simplified, there are a few places where we feel they could be simplified further. The office zone now only covers the Unum office; it makes sense to zone this as mixed use for simplicity and potential housing in the far future. The densest off-peninsula residential zone could be merged into our on-peninsula, multi-family, residential zone to allow new denser more walkable neighborhoods to grow where it makes sense off-peninsula.
Prioritize Corridors as well as Nodes: We are glad to see transit-oriented development in our priority nodes, however the comprehensive plan also specifies that corridors should be a focus. Though corridors might not be immediately adjacent to a major transit stop, residents can still comfortably walk to a stop, which will further drive transit ridership. This prioritization could look like either additional transit-oriented development zones or mixed-use zones added along these corridors.
More Neighborhood Business: We are encouraged to see more mixed use mapped in ReCode. This may be sufficient for Portland’s current need. However, we feel that allowing small-scale mixed use in more places will plant the seeds for new neighborhood centers to grow in the future.
Remove Building Length Limits: Despite a small increase in the proposed limit, the multi-family residential zone building length limit will make building multifamily housing a challenge with our current building codes. We would like to see this limit not added under ReCode and if it is added we would like it to be significantly higher.
Multifamily Housing around Neighborhood Centers :We are encouraged to see our planning staff dedicated to making new neighborhood centers with mixed-use and transit-oriented development zones. However, the slightly denser residential zone that usually surrounds these centers does not allow multifamily housing. Surrounding our neighborhood centers with multifamily housing creates a more natural gradient between the denser neighborhood centers and the less dense residential zones. This will bring more residents into the neighborhood centers and make shops, restaurants, and transit stops viable.
Gentle Density in Residential Zones: LD2003 has opened up the potential for up to four units in most of the city, but we feel there are still some changes needed to help realize that potential. Decreasing lot sizes, setbacks, and density limits will help build a more walkable style of housing and make building accessory dwelling units (ADUs) possible on more lots.
More Projects subject to Minor Site Plan Review: The ReCode proposal moves the threshold for a major site plan from 3 units to 5 units. While this is a step in the right direction, it is a very small one. A 6-unit building has more in common with a single-family home than a 300-unit apartment building, but the former apartments will go through the same process as the latter. We think basing the threshold on square feet instead of the number of units will make it easier and faster to build smaller projects.
Allow for Higher Quality Stories: Modern building practices require more insulation and internal air systems for homes that are more environmentally friendly and comfortable. This was not the case when heights were calculated in our land use code. By adding a small amount of height to each story, we could make it easier to add these things with almost no noticeable effect from the outside. It seemed that there was some interest about this from the Planning Board and we would like to see it in the final draft of ReCode.
Measure Height More Consistently: The proposed ReCode changes add much-needed clarification to the way heights are currently measured, but we feel there is opportunity for a new and improved methodology. The current method doesn’t match the experience of someone on the street looking at the building, and doesn’t align with where a builder is required to set the first floor, creating the potential for wasted space, lost units, and worse buildings. Details about how the lot is sloped can affect how much height a building is allowed at the front of their lot. By measuring based on the sidewalk in front of the building, we can create more consistency and less confusion when calculating measurements.
Explore ReZoning Industrial Land: Some of Portland’s industrial land is important to retain, but we feel that there are some opportunities to reconsider this use, especially on the peninsula. This land could be freed up for housing close to downtown where housing makes sense.