Portland Site Plan Requirements & Permit Guide (2025)

By Site Plan Creator Team •

Everything you need to know about creating site plans for building permits in Portland, including Bureau of Development Services requirements and zoning compliance.

Portland Site Plan Requirements: Complete Guide for Building Permits

Creating a site plan for a building permit in Portland, Oregon requires meeting specific requirements set by the Bureau of Development Services (BDS). Portland's development is governed by Title 33 (Planning and Zoning) of the Portland City Code, with Oregon's landmark House Bill 2001 allowing middle housing in all residential zones and Portland's own progressive stormwater and tree canopy requirements.

What Is a Site Plan and Why Does Portland Require One?

A site plan is a scaled drawing showing your property boundaries, existing structures, proposed construction, setbacks, and site features. BDS requires a site plan for all building permit applications to verify compliance with Title 33 and the Oregon Structural Specialty Code. Look up your property's zoning through Portland Maps at portlandmaps.com.

Required Site Plan Elements for BDS

  • Property boundaries with dimensions and total lot area
  • Setbacks per Title 33
  • Existing and proposed structures with dimensions, height, and use
  • Lot coverage (building coverage) and FAR calculations
  • Parking spaces per Title 33 (eliminated in most residential zones)
  • Tree survey per Title 11 (all trees 12 inches+ diameter)
  • Stormwater management per the Portland Stormwater Management Manual
  • Environmental overlay zones if applicable
  • North arrow and scale
  • Multnomah County tax lot number

Portland Zoning and Setback Requirements

  • R5 (Residential 5,000 sq ft lot): Front 10 feet, side 5 feet, rear 5 feet. Building coverage max 45%. FAR max 0.5. Height max 30 feet.
  • R7 (Residential 7,000 sq ft lot): Front 15 feet, side 5 feet, rear 5 feet. Building coverage max 40%. FAR max 0.4.
  • R10 (Residential 10,000 sq ft lot): Front 20 feet, side 10 feet, rear 10 feet. Building coverage max 35%.
  • R2.5 (Attached Residential): Front 10 feet, side 3 feet, rear 5 feet. Building coverage max 50%.
  • RM1-RM4 (Multi-Family): Front 10 feet, side 5 feet, rear varies. Building coverage max 55-70%.
  • CM (Commercial Mixed-Use): Front 0 feet (build-to), side 0 feet, rear varies.

Middle Housing (HB 2001) Requirements

Oregon's House Bill 2001 and Portland's Residential Infill Project (RIP) allow middle housing in all residential zones:

  • Duplexes: Allowed on any residential lot
  • Triplexes and fourplexes: Allowed in R5 and R2.5 zones (and larger lot zones)
  • Townhouses: Allowed in most residential zones
  • Cottage clusters: Small-scale cluster housing developments
  • Modified standards: FAR, lot coverage, and height may be modified for middle housing
  • No parking required: Portland eliminated parking minimums for most residential development

Tree Protection (Title 11)

Portland's Tree Code (Title 11) is comprehensive:

  • Tree survey: All trees 12 inches+ diameter must be shown on the site plan
  • Tree preservation: Development must preserve a minimum percentage of existing trees
  • Heritage trees: City-designated heritage trees have the highest protection
  • Mitigation: Removed trees must be replaced on-site or through payment to the Tree Fund
  • Street trees: Required planting of street trees for all new development

Stormwater Management

Portland's stormwater requirements are among the most comprehensive in the nation:

  • Threshold: Projects adding 500+ sq ft of impervious surface require stormwater management
  • Infiltration priority: Portland requires on-site infiltration as the first priority (rain gardens, drywells, swales)
  • Combined sewer areas: Much of Portland has combined sewers; stormwater management reduces CSO events
  • BES (Bureau of Environmental Services) approval required for stormwater plans
  • Stormwater utility fee: Monthly fee based on impervious surface with significant discounts for on-site management

Environmental Overlay Zones

  • Environmental Conservation (c) and Protection (p) overlays: Restrict development near streams, wetlands, and natural areas
  • Greenway overlay: Along the Willamette River with setback and design requirements
  • Environmental review: Required for development in overlay zones

How to Submit

Online Portal

Submit through BDS's Portland Online Permitting System (POPS) at portland.gov/bds.

In-Person

Walk-in at 1900 SW 4th Avenue, 1st Floor.

Permit Fees and Timeline

  • Fees: Per BDS fee schedule; includes BES stormwater review fees and System Development Charges (SDCs) for water, sewer, parks, and transportation
  • Timeline: Simple residential 4-8 weeks. Standard residential 8-16 weeks. Commercial 3-6 months. Design review adds 3-6 months.

Creating Your Portland Site Plan with Site Plan Creator

Site Plan Creator makes it easy to generate a professional, permit-ready site plan for your Portland property. Simply enter your address, and the tool automatically loads your property boundaries, building footprints, and aerial imagery. You can then add setback lines, label structures, draw proposed construction, and export a scaled PDF ready for BDS submission.

Frequently Asked Questions

What are the typical residential setbacks in Portland?
In R5 zones (most common), front setbacks are 10 feet, side 5 feet, rear 5 feet with 45% building coverage and 0.5 FAR. R7 zones have 15-foot front setbacks. R10 zones require 20-foot front and 10-foot side setbacks. Portland's setbacks are generally smaller than many comparable cities.
What middle housing is allowed under HB 2001?
Duplexes are allowed on any residential lot. Triplexes and fourplexes allowed in R5 and R2.5 zones. Townhouses and cottage clusters are permitted in most residential zones. No parking is required for most residential development. FAR and lot coverage may be modified for middle housing.
Does Portland require parking?
Portland eliminated parking minimums for most residential development. Developers can choose to provide parking based on market demand. This applies to single-family, middle housing, and most multi-family zones. Some commercial zones still have parking requirements.
What tree protection is required?
Title 11 requires surveying all trees 12 inches+ diameter. Development must preserve minimum percentages of existing trees. Heritage trees have the highest protection. Removed trees require on-site replacement or Tree Fund payment. Street trees must be planted for all new development.
What stormwater management is required?
Projects adding 500+ sq ft of impervious surface need stormwater management with on-site infiltration as the first priority (rain gardens, drywells, swales). BES approval required. Much of Portland has combined sewers. Significant monthly utility fee discounts available for on-site management.
What are environmental overlay zones?
Environmental Conservation (c) and Protection (p) overlays restrict development near streams, wetlands, and natural areas. The Greenway overlay applies along the Willamette River. Environmental review is required for development in overlay zones. These can significantly limit buildable area.
How do I submit plans to BDS?
Submit through POPS (Portland Online Permitting System) at portland.gov/bds. Walk-in at 1900 SW 4th Avenue, 1st Floor. Simple residential takes 4-8 weeks. Standard residential 8-16 weeks.
How long does Portland plan review take?
Simple residential: 4-8 weeks. Standard residential: 8-16 weeks. Commercial: 3-6 months. Design review adds 3-6 months. Portland's review times are longer than national averages. System Development Charges are assessed at permit issuance.

How to Create a Site Plan in Portland

  1. Look Up Your Property Information: Use Portland Maps at portlandmaps.com to find zoning, environmental overlays, tree requirements, and lot dimensions. Note your Multnomah County tax lot number.
  2. Determine Allowed Housing Types: Under HB 2001 and RIP, determine if middle housing (duplex, triplex, fourplex, cottage cluster) is allowed. Check environmental overlays, tree preservation, and stormwater requirements.
  3. Create Your Site Plan: Enter your Portland address in Site Plan Creator to load property boundaries, building footprints, and aerial imagery. Add setback lines per Title 33.
  4. Include All Required Elements: Include boundaries, setbacks, building coverage, FAR, tree survey (12 inches+), stormwater features with infiltration design, environmental overlays, and north arrow with scale.
  5. Prepare Supporting Documents: Prepare tree survey and preservation plan. Prepare stormwater management plan with infiltration for BES review. For environmental overlays, prepare environmental review materials.
  6. Submit Through POPS: Upload plans through Portland Online Permitting System. Pay fees including BES stormwater review fees.
  7. Manage Review and Obtain Permit: Respond to BDS and BES comments. Once approved, pay remaining fees including System Development Charges, receive permit, and schedule inspections.