This article describes the classification of zones and contains the standards for the different zones in Forest Grove.

   Article 3 states which uses are permitted in each zone, which uses are allowed in limited situations, which are conditional uses , and which are not permitted.

   The use tables in this article should be read together with the explanation of use categories provided in Article 12 of this Code.

   The following list summarizes topics covered in this article:

   ∙   Zoning Map

   ∙   Residential Zones

   ∙   Institutional Zone

   ∙   Commercial Zones

   ∙   Town Center Zones

   ∙   Industrial Zones

   These headings can assist the user in locating information. The table of contents contains a complete list of the material included in this article.

(Ord. 2009-01, passed 3-9-2009)

   All areas within the corporate limits of the City of Forest Grove are divided into the following zones:

 

(Ord. 2009-01, passed 3-9-2009; Ord. 2022-01, passed 5-9-2022)

   A.   Boundaries of the zoning districts and overlay zones are shown on the “City of Forest Grove Zoning Map,” dated with the effective date of this Code and signed by the Mayor and City Recorder. Said map by this reference is made a part of this Code.

   B.   Each lot , tract and parcel of land or portion thereof as classified on the zoning map is hereby zoned and limited to the uses as specified and defined for the applicable zone.

   C.   Amendments to the zoning map may be made in accordance with the provisions of this Code. Copies of all zoning map amendments shall be identified with the effective date and shall be maintained without charge, together with the adopting documents, on file in the Community Development Department. The Director shall maintain in the office and available for public inspection an up-to-date copy of the city zoning map. Updated maps shall be available 30 days after approval of the amendment is final.

(Ord. 2009-01, passed 3-9-2009)

   Where there is uncertainty, contradiction or conflict as to the intended location of zone boundaries due to the lack of scale, lack of detail or illegibility of the zoning map, the boundary lines shall be determined by the Director in accordance with the following standards:

   A.   Boundaries indicated as approximately following the centerlines of streets , highways, railroad tracks or alleys shall be construed to follow such centerlines;

   B.   Boundaries indicated as approximately following platted lot lines shall be construed as following such lot lines ;

   C.   Boundaries indicated as approximately following city limits shall be construed as following city limits;

   D.   Boundaries indicated as approximately following river, stream and/or drainage channels shall be construed as following river, stream and/or drainage channels;

   E.   Whenever any street is lawfully vacated, and when the lands within the boundaries thereof attach to and become a part of lands adjoining such street , the lands formerly within the vacated street shall automatically be subject to the same zoning district designation that is applicable to lands to which the street attaches; and

   F.   Where property is split by two or more boundaries and no dimensions are provided in the adopting ordinance, the area for each district shall be compared with the adopting ordinance and the Director shall determine the dimensions.

(Ord. 2009-01, passed 3-9-2009)

   The City of Forest Grove has established five residential zones to implement the Residential designations of the Comprehensive Plan . The zones provide the flexibility for a range of lot sizes and housing types. The five zones are distinguished primarily by the housing types allowed. The regulations of the residential zones are intended to encourage a full range of owner-occupied and rental housing opportunities.

(Ord. 2009-01, passed 3-9-2009; Ord. 2019-05, passed 6-24-2019; Ord. 2022-01, passed 5-9-2022)

   A.   Suburban Residential SR. The SR zone is intended for development of housing at a target density of 1.0 dwelling unit per net acre . Detached single-family housing will be the predominant housing type in this zone. Accessory dwelling units are also permitted subject to the density limitations of the zone. A limited range of compatible non-residential uses such as parks and schools are permitted or allowed with conditional use permit approval.

(Ord. 2009-01, passed 3-9-2009; Ord. 2022-01, passed 5-9-2022)

   Refer to Article 12 for information on the characteristics of uses included in each of the Use Categories.

   A.   Permitted uses . Uses allowed in the Residential zones are listed in Table 3-2 with a “P”. These uses are allowed if they comply with the development standards and other regulations of this Code.

   B.   Limited uses. Uses that are allowed subject to specific limitations are listed in Table 3-2 with an “L”. These uses are allowed if they comply with the limitations listed in the footnotes to the table and the development standards and other regulations of this Code.

   C.   Conditional uses . Uses that are allowed if approved through the conditional use process are listed in Table 3-2 with a “C”. These uses are allowed provided they comply with the conditional use approval criteria, the development standards, and other regulations of this Code. The conditional use process and approval criteria are stated in § 17.2.200.

   D.   Not permitted uses . Uses listed in Table 3-2 with an “N” are not permitted or prohibited. Existing uses may be subject to the regulations of §§ 17.7.100 et seq. Nonconforming  Development .

   E.   Accessory uses . Uses that are accessory to a primary use are allowed if they comply with specific regulations for accessory uses and all development standards.

 

(Ord. 2009-01, passed 3-9-2009; Ord. 2013-3, passed 5-22-2013; Ord. 2016-7, passed 3-28-2016; Ord. 2017-12, passed 11-27-2017; Ord. 2019-05, passed 6-24-2019; Ord. 2022-01, passed 5-9-2022; Ord. 2022- 03, passed 8-22-2022; Ord. 2023-03, passed 5-22-2023)

      1.   The City of Forest Grove regulates residential development primarily by lot coverage based on building setbacks , permissible maximum building height and minimum lot size. All residential subdivisions in the SR, R-5 and R-7 zoning districts are required to meet the following lot averaging requirements:

         a.   SR Zone: Average of 43,560 square feet;

         b.   R-5 Zone: Average of 5,000 square feet;

         c.   R-7 Zone: Average of 7,000 square feet.

      2.   Maximum density does not apply to accessory dwelling units , duplexes , triplexes and quadplexes , however, the following limits apply to the division of a primary lot :

         a.   Accessory dwelling units : maximum of one per single-unit detached dwelling;

         b.   Duplex : maximum of two units per lot ;

         c.   Triplex : maximum of three units per lot ;

         d.   Quadplex : maximum of four units per lot .

      3.   Duplex , triplex , and quadplex units may be placed on an individual secondary lot through a middle housing land division . For a middle housing land division only one unit is allowed for each secondary lot .

      4.   Cottage clusters shall have at least three cottage units per cottage clusterlot .

      5.   Townhouses shall have at least two attached units with individual lots created for each unit. The density for townhousedevelopment shall not exceed 20 units per net acre . No more than six units may be attached in a townhousedevelopment .

   The city has established minimum lot size and dimensional standards to ensure that each lot has enough area for a house, garage , setbacks and private outdoor area. To ensure that development can be built near to and oriented toward the street , a minimum width at the front setback line is required.

   The minimum lot size is the smallest permissible size of a building lot . See Article 6 Land Divisions for additional lotdevelopment standards.

 

 

 

 

      1.   Buildings in the SR, R-7, R-5 and RM Zones are limited to a maximum height of two and one-half stories or 35 feet, whichever is less. Accessory buildings are limited to a maximum height of one and one-half stories or 25 feet, whichever is less.

      2.   Buildings in the RH Zone are limited to a maximum height of three stories or 45 feet, whichever is less. A step-down in building heights may be required for multi-family building(s) that abut a lower density residential zone. The need for a step down in building heights to provide privacy, access to sunlight and a transition between zones shall be evaluated in the Design Review Process.

      3.   A chimney, radio or television antenna , or device designed for the collection and/or generation of energy from the sun and/or wind may exceed the building height limit by a maximum of 15 feet.

      4.   Church steeples may exceed 35 feet in height through a Type II process.

   The maximum height is 15 feet above the building height limit in any location allowed by other requirements of the zone district.

   Church steeples may go to a maximum total height of 75 feet provided that setbacks of one foot for each one foot in height from the property line are maintained.

(Ord. 2009-0 1, passed 3-9-20 09; Ord. 2013-3, passed 5-22-20 13; Ord. 2017-12, passed 11-27-2017; Ord. 2019-05, passed 6-24-2019; Ord. 2022-01, passed 5-9-2022)

   All residential development is subject to the design standards found in § 17.8.710.

(Ord. 2009-01, passed 3-9-2009; Ord. 2013-3, passed 5-22-2013)

 

(Ord. 2009-01, passed 3-9-2009; Ord. 2013-3, passed 5-22-2013; Ord. 2015-2, passed 4-27-2015; Ord. 2022-01, passed 5-9-2022; Ord. 2023-03, passed 5-22-2023)

   A.   Purpose. The development standards for the institutional zone are intended to promote efficient site planning, control the overall scale of buildings , and promote streetscapes that are consistent with the desired character of the neighborhood.

   B.   Development standards. Development standards for the INST are summarized below:

 

   C.   Setbacks . The following setbacks shall be required for the construction of any structure in this zone.

      1.   The setback of any respective yard (front , side or rear ) shall be equal to the minimum and maximum required yards for the property abutting the respective yardslot line except as provided below.

      2.   In cases where the lot line of the INST zoned property abuts properties with two or more different yard requirements the required setback for abutting yard shall be equal to the average of the yards required (minimum or maximum) for the abutting properties.

      3.   Additional setback requirements for any yard may be established for development that is subject to Conditional Use approval.

      4.   An increased setback and buffer may be required where an INST boundary abuts a less intensive zone. See screening and buffering standards in §§ 17.8.400 et seq.

   Where conflicts exist, Article 8 standards shall prevail. When an institutional site is separated from a residential zone by either a dedicated public street or a railroad main line or spur track, no setback shall be required in that yard adjacent to the residential zone.

   D.   Institutional uses. Institutional uses shall comply with the development standards in Article 8 as well as any other applicable standards in this Code.

(Ord. 2009-01, passed 3-9-2009; Ord. 2013-3, passed 5-22-2013; Ord. 2022-01, passed 5-9-2022)

   All institutional development is subject to the design review process in Article 2 and standards provided in § 17.8.885.

(Ord. 2009-01, passed 3-9-2009; Ord. 2013-3, passed 5-22-2013)

   The City of Forest Grove has established two commercial zones to implement the Commercial designation of the Comprehensive Plan , and one zone to implement the Mixed-Use designation of the Comprehensive Plan .

   The Neighborhood Commercial zone provides for limited commercial activities at a neighborhood scale.

   The Community Commercial zone is established to accommodate commercial uses with a community market focus and promote a concentration of mixed uses along the regional transit corridor.

   The Neighborhood Mixed Use zone is established to encourage the development of pedestrian-friendly mixed-use neighborhoods.

   Additional commercial development opportunities are provided in the Town Center Zones.

(Ord. 2009-01, passed 3-9-2009; Ord. 2013-3, passed 5-22-2013; Ord. 2022-01, passed 5-9-2022)

   A.   Neighborhood Commercial (NC). The NC zone is established to provide for small to medium sized shopping and service facilities adjacent to residential neighborhoods. The district is intended to meet the convenience shopping and service needs of the immediate neighborhood and to have minimal negative impacts on surrounding residential uses. NC zones should be located on arterial or collector streets , preferably at an intersection. NC zones should be spaced at approximately one-half mile intervals and each zoned area should be limited to a total size of approximately two acres .

   B.   Community Commercial (CC). The CC zone is established to promote a concentration of mixed uses – including retail, service, office and residential uses – along the regional transit corridor. The link between land use and transit is intended to result in an efficient development pattern that supports the regional transit system and makes progress in reducing traffic congestion and air pollution. The location, mix and configuration of land uses are designed to encourage convenient alternatives to the auto, a safe and attractive streetscape, and a more livable community.

   C.   Neighborhood Mixed Use (NMU). The Neighborhood Mixed Use zone is established to support the development of pedestrian-friendly mixed-use neighborhoods with a diversity in the mix of housing types and neighborhood-scale retail sales and service, office, civic or recreational uses. Most non-residential uses must be located within a “Village Center .” The Village Center is intended to serve as the center of the neighborhood, providing convenient access to goods and services as well as “third places” where residents can gather. The NMU Zone implements the Comprehensive Plan ’s Mixed-Use designation. Mixed-Use Planned Development approval is required in the NMU Zone in order to ensure that the objectives of the Comprehensive Plan are addressed.

(Ord. 2009-01, passed 3-9-2009; Ord. 2013-3, passed 5-22-2013; Ord. 2016-3, passed 3-28-2016; Ord. 2022-01, passed 5-9-2022)

   Refer to Article 12 for information on the characteristics of uses included in each of the Use Categories.

   A.   Permitted uses . Uses allowed in the Commercial zones are listed in Table 3-8 with a “P”. These uses are allowed if they comply with the development standards and other regulations of this Code.

   B.   Limited uses. Uses that are allowed subject to specific limitations are listed in Table 3-8 with an “L”. These uses are allowed if they comply with the limitations listed in the footnotes to the table and the development standards and other regulations of this Code.

   C.   Conditional uses . Uses that are allowed if approved through the conditional use process are listed in Table 3-8 with a “C”. These uses are allowed provided they comply with the conditional use approval criteria, the development standards, and other regulations of this Code. § 17.2.200 contains the conditional use process and approval criteria.

   D.   Not permitted uses . Uses listed in Table 3-8 with an “N” are not permitted or prohibited. Existing uses may be subject to the regulations of §§ 17.7.100 et. seq. Nonconforming  Development .

   E.   Accessory uses . Uses that are accessory to a primary use are allowed if they comply with specific regulations for accessory uses and all development standards.

 

(Ord. 2009-01, passed 3-9-2009; Ord. 2013-3, passed 5-22-2013; Ord. 2015-2, passed 4-27-2015; Ord. 2016-3, passed 3-28-2016; Ord. 2016-7, passed 3-28-2016; Ord. 2017-12, passed 11-27-2017; Ord. 2018-5, passed 9-10-2018; Ord. 2019-05, passed 6-24-2019; Ord. 2019-10, passed 9-23-2019; Ord. 2020-05, passed 11-9-2020; Ord. 2022-01, passed 5-9-2022; Ord. 2022-03, passed 8-22-2022; Ord. 2023-03, passed 5-22-2023)

   A.   Purpose. The development standards for the commercial and mixed use zones are intended to promote efficient site planning, control the overall scale of buildings and promote streetscapes that are consistent with the desired character of the zones.

   B.   Development standards. Development standards for the NC, CC and NMU zones are summarized below:

 

(Ord. 2009-01, passed 3-9-2009; Ord. 2013-3, passed 5-22-2013; Ord. 2016-3, passed 3-28-2016; Ord. 2020-05, passed 11-9-2020; Ord. 2022-01, passed 5-9-2022)

   Commercial development in the NC and CC zones is subject to the design review process in Article 2 and standards in Article 8 .

(Ord. 2009-01, passed 3-9-2009; Ord. 2013-3, passed 5-22-2013)

   The purpose of the Town Center zones is to implement the Forest Grove Town Center Plan and to reinforce the historic role of the downtown as the civic, financial and business center. Two Town Center zones are adopted to reflect the distinctions between different areas of the Town Center and to focus pedestrian-oriented retail uses to the traditional downtown core along Main Street. Specific development and design standards are adopted for the Town Center zones to reflect the established storefront character of the area and to enhance an active and attractive pedestrian environment for shoppers, employees and residents.

(Ord. 2009-01, passed 3-9-2009; Ord. 2013-3, passed 5-22-2013)

   A.   Town Center Core (TCC). The Town Center Core zone encompasses the traditional downtown core along Main Street. The purpose of this zone is to provide a concentration of retail and office uses in a defined area. Retail, service uses are required on the ground floor, with an emphasis on those uses that serve a walk-in clientele. Office and/or residential uses are allowed on upper floors. The design standards for this zone require a continuous storefront facade featuring streetscape amenities for the pedestrian.

   B.   Town Center Transition (TCT). The Town Center Transition zone is established to increase employment and housing opportunities in close proximity to the Town Center Core. A mix of retail, office, light industrial and residential uses are allowed in the TCT zone, but ground floor retail uses are permitted but not required. Consistent streetscape improvements such as street lighting, street  trees and sidewalks will link the Town Center Transition zone with the Town Center Core.

(Ord. 2009-01, passed 3-9-2009; Ord. 2013-3, passed 5-22-2013)

   Refer to Article 12 for characteristics of uses included in each of the Use Categories.

   A.   Permitted uses . Uses allowed in the Town Center zones are listed in Table 3-10 with a “P”. These uses are allowed if they comply with the development standards and other regulations of this Code.

   B.   Limited uses. Uses that are allowed subject to specific limitations are listed in Table 3-10 with an “L”. These uses are allowed if they comply with the limitations listed in the footnotes to the table and the development standards and other regulations of this Code.

   C.   Conditional uses . Uses that are allowed if approved through the conditional use process are listed in Table 3-10 with a “C”. These uses are allowed provided they comply with the conditional use approval criteria, the development standards, and other regulations of this Code. The conditional use process and approval criteria are stated in § 17.2.200.

   D.   Not permitted uses . Uses listed in Table 3-10 with an “N” are not permitted. Existing uses may be subject to §§ 17.7.100 et. seq. Nonconforming  Development .

   E.   Accessory uses . Uses that are accessory to a primary use are allowed if they comply with specific regulations for accessory uses and all development standards.

 

(Ord. 2009-01, passed 3-9-2009; Ord. 2013-3, passed 5-22-2013; Ord. 2015-2, passed 4-27-2015; Ord. 2016-7, passed 3-28-2016; Ord. 2019-05, passed 6-24-2019; Ord. 2019-10, passed 9-23-2019; Ord. 2022-01, passed 5-9-2022; Ord. 2022-03, passed 8-8-2022)

   A.   Purpose. The development standards are intended to promote efficient use of land and more intensive development . The standards establish minimum and maximum building heights and maximum building  setbacks to reinforce the scale and storefront character of existing historic buildings and to support a pedestrian-oriented environment.

   B.   Development Standards. Development standards for the Town Center Core (TCC) and Town Center Transition (TCT) zones are summarized below.