How Gresham Handles Zoning Overlays & Bonuses: A Practical Guide
Gresham maintains 113 local ordinances across all categories, and 2 of those deal specifically with zoning overlays & bonuses. Here is a breakdown of what the city actually requires, what is prohibited, and where Gresham falls on the strict-to-permissive spectrum compared to other cities.
Downtown Design Guide
New buildings, additions and remodels in Downtown Gresham's Plan District go through design review under Development Code Section 4.1100, with two tracks: a Clear and Objective standards path or a Discretionary Design Commission review.
Key details: Applies to: Downtown Plan District sub-districts. Track 1: Clear and Objective (Manager decides). Track 2: Discretionary (Design Commission). Governing sections: GCDC §§ 4.1150-4.1152. Exempt uses: Single-family homes, duplex-quadplex.
A project that deviates from any Section 4.1152 standard cannot use the Clear and Objective Track and must instead seek Design Commission approval through the Discretionary Track before permits can issue.
This is one of the stricter rules in Gresham's municipal code. If you are unsure whether your situation complies, it is worth checking with the city before proceeding.
Density Bonus Law
Gresham grants an automatic density and height bonus to affordable housing developments citywide, with the bonus size set by the property's maximum allowed density under Development Code Section 10.1700.
Key details: Smallest-lot bonus: 200% density, 12 ft height. Mid-density bonus: 150% density, 24 ft height. Highest-density bonus: 125% density, 36 ft height. Covenant term: 30 years minimum. Applies: Citywide, most residential/commercial districts.
The bonus is conditioned on a recorded affordability covenant (Multnomah County Recorder) locking in income-restricted rents or ownership for at least 30 years; a project that doesn't record and maintain the covenant doesn't qualify for the bonus density or height.
The Bottom Line
Gresham's zoning overlays & bonuses rules are a mixed bag. Some areas are strict, others are relaxed, and the details matter. The best approach is to check the specific rule that applies to your situation rather than assuming Gresham is broadly strict or permissive.
Keep in mind that Gresham can amend these rules at any council meeting. For the most current version of any rule mentioned here, check the specific ordinance page, where we track updates as they happen.