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The Residential Infill Plan has been several years in they making. The overall plan was adopted by City Council in 2020, with refinements and rule making ongoing. A few elements of the plan were put in place in 2020, with the remainder of the plan taking effect on August 1, 2021.
Depending on the type of project one is working on, some are rushing to submit for permits before August 1st for approval under the current rules. Some are holding off until after August 1, to take advantage of benefits of RIP.
The overall plan is quite complicated (as planning in Portland tends to be). The plan has some re-zoning, some new overlay zones, limitations on building size and more options for increased density. The plan, as you might imagine, has been quite controversial. From what I can tell, it limits large houses, allows for higher density, especially for affordable housing, and has a focus on neighborhood livability.
The size limitation is certainly one of the more controversial elements. The plan uses different floor area ratios or limitations (FAR), depending on the type of housing being built. For example, in a R5 (one unit per 5000 sq ft) zone, a single family home would have a FAR of 0.5. Meaning the above ground floor area of a single family home would be restricted to 2500 sq ft. Keep in mind, this is not the foot print of the house, but the total sq ft above ground. In the same zone, if one were building a duplex, the FAR would be 0.6, allowing for a total of 3000 sq ft in the two dwellings. And for a triplex, the FAR will be 0.7, or a total 3500 sq ft in the three dwellings. And, a single family home would not be allowed on a double lot.
For neighborhood livability and cosmetic considerations, the city will look for front doors to be positioned closer to the ground and will allow larger/deeper eaves extending into the set-backs. Most parking requirements are also being eliminated.
If a project contains three or more units, one will be required to be "visitable" by folks with mobility challenges. Think of it as ADA lite. One unit will be required to have a zero step entry, and to have a restroom and living space on the ground floor. This isn't full on ADA, but an effort to make more of our housing welcoming to those with mobility challenges.
With increased density, there is a concern about our tree canopy. That is, will there be enough room on lots, to accommodate a vital tree canopy into the future?
As with many plans and initiatives in Portland, some think the City is over reaching, and others believe they haven't gone far enough. With the RIP, some think the allowance of developing additional dwellings on residential lots is giving "the developers" a gift. Builders and developers I have spoken with see the 2500 above ground square footage limitation as a real hinderance to their business model.
What do you think?
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