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Beaverton, OR Environmental Rules: Flood Zones (2026)

Heavy Restrictions

Compiled from the official code textEditor Martyn O'NeillLast verified May 2026

FEMA flood zone rules in Beaverton, OR, also called floodplain regulations or special flood hazard area (SFHA) rules, determine flood insurance requirements and elevation standards for new construction.

Key Facts

NFIP Status: Participating community
Local Floodplain Code: Beaverton Development Code Chapter 60.05
Primary Floodplains: Beaverton Creek, Fanno Creek, Johnson Creek, Hall Creek (Zone AE)
Substantial Improvement: 50% of pre-improvement market value triggers BFE compliance
Oregon PICM: Habitat/no-net-loss standards adopted by Dec 1, 2024

FEMA Flood Zone Lookup

FEMA assigns every parcel in the U.S. a flood-hazard designation on its Flood Insurance Rate Maps (FIRMs). Zones starting with A or V are high-risk Special Flood Hazard Areas where federally backed mortgages require NFIP flood insurance. Zone X indicates moderate-to-minimal risk, where insurance is optional but often recommended. Your specific zone determines insurance cost, build elevation, and permit requirements in Beaverton, OR.

Zone	What it means	NFIP required?
A	High-risk flood area; 1% annual chance flood, no detailed analysis.	Yes
AE	High-risk; same as A but with established Base Flood Elevations.	Yes
AH	High-risk shallow flooding (1-3 ft), usually ponding.	Yes
AO	High-risk shallow flooding (1-3 ft) with sheet flow on sloping terrain.	Yes
V	High-risk coastal zone subject to wave action (no BFE).	Yes
VE	High-risk coastal zone with wave action and established BFEs.	Yes
X (shaded)	Moderate risk; between the 1% and 0.2% annual chance flood.	Recommended
X	Minimal risk; outside the 0.2% annual chance floodplain.	No

Look up Beaverton, OR on the FEMA flood map

FEMA maps update periodically; verify zone before buying flood insurance or building.

Summary

Beaverton participates in FEMA's National Flood Insurance Program and regulates development in mapped Special Flood Hazard Areas under the Beaverton Development Code Chapter 60.05 (Special Districts and Overlay Zones, including Floodplain). The primary Beaverton floodplains follow Beaverton Creek, Fanno Creek, Johnson Creek, and Hall Creek (FEMA Zone AE). New construction and substantial improvements in SFHAs must meet elevation, floodproofing, and Oregon-specific PICM (Pre-Implementation Compliance Measures) habitat-protection standards.

Floodplain Standards and Development in Beaverton. Beaverton is a participating NFIP community and must therefore comply with FEMAs requirements, including PICM, to remain eligible for Flood Insurance... All development located in a special flood hazard area requires a floodplain permit which is processed along with other development permits. Basic Regulatory Responsibilities and Applicable Code Sections — Planning Division: Beaverton Development Code, Chapter 60, Section 60.10 including definitions. Site Development Division: Title 9 of the Beaverton City Code, Chapter 9.05, Site Development; Clean Water Services Design & Construction Standards (Current): R&O 19-5 as Amended by R&O 19-22, Chapter 5, Section 5.10; City of Beaverton Engineering Design Manual, Chapter 2, Section 210.15. Building Division: Title 8 of the Beaverton City Code, Chapter 8.02.140, Structural Specialty Code Appendix Amended.

Source: Beaverton Floodplains (City of Beaverton)View official code

Full Breakdown

05, which establishes overlay districts including the Floodplain District applied to mapped Special Flood Hazard Areas. The primary floodplains within Beaverton are along Beaverton Creek, Fanno Creek, Johnson Creek, and Hall Creek (designated FEMA Zone AE on the Effective Flood Insurance Rate Maps for Washington County). New construction and substantial improvements (work valued at 50 percent or more of the structure's pre-improvement market value) in SFHAs must elevate the lowest floor to or above the Base Flood Elevation plus the city's freeboard requirement, or be dry-floodproofed for non-residential uses.

Development in the regulatory floodway is restricted to ensure no rise in Base Flood Elevation, supported by a registered engineer's no-rise certification. Oregon's 2024 NFIP-ESA Pre-Implementation Compliance Measures (PICMs), arising from the National Marine Fisheries Service Biological Opinion for the NFIP, add 'no net loss' standards for floodplain storage, riparian habitat, and water quality for ESA-listed salmon species, which Beaverton implements as a participating community. Beaverton Planning maintains the city floodplain mapping viewer and reviews all floodplain development permits.

Violations & Fines

Floodplain development without permit, or in violation of elevation, freeboard, or floodway no-rise standards under BDC Chapter 60.05, may trigger stop-work orders, after-the-fact permitting, mandatory removal, and code-compliance penalties. Substantial NFIP non-compliance also risks community probation and suspension from the flood-insurance program.

Frequently Asked Questions

Where are the flood zones in Beaverton?

The principal Special Flood Hazard Areas in Beaverton follow Beaverton Creek, Fanno Creek, Johnson Creek, and Hall Creek and are designated FEMA Zone AE on the effective Washington County Flood Insurance Rate Maps. Beaverton Planning maintains a city floodplain mapping viewer; verify any specific property with the city before purchase or construction.

What can I build in a Beaverton flood zone?

Under Beaverton Development Code Chapter 60.05, new construction and substantial improvements (work valued at 50% or more of pre-improvement market value) in a Special Flood Hazard Area must be elevated to or above the Base Flood Elevation plus the city's freeboard, or be dry-floodproofed (non-residential). Work in the regulatory floodway must show no rise in BFE, and Oregon PICM rules also require no net loss of floodplain storage and riparian habitat.

Sources & Official References

Other rules in Beaverton

Landscaping Rules: Water RestrictionsLight Restrictions Stormwater ManagementSome Restrictions Fence Regulations: Fence Permit RequirementsSome Restrictions Animal Ordinances: Wildlife FeedingSome Restrictions Animal Ordinances: Pet Store RulesHeavy Restrictions Public Conduct: JaywalkingSome Restrictions Building Safety: Plumbing PermitsSome Restrictions

All Beaverton rules

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