I was at a community mixer in Woodstock last night, and being a real estate agent, many conversations naturally drifted toward development. What's getting torn down. What's going up in its place. Who's buying, and why.
The room held many perspectives. Neighbors who love this neighborhood and want to protect its character. Others who are curious about what their property might be worth under current zoning. People who feel like the changes are happening to them, not with them.
I stood there holding all of those realities at the same time, and I realized there's a real opportunity here, for conversation, for education, for bringing people together around something that affects all of us. Because preservation and growth aren't opposites. They have to coexist. But that only works when people have access to the information and a seat at the table where decisions are being made.
So I'm writing this tonight because there's something coming up that I think deserves more attention, and I want to make sure you have what you need to participate if you choose to.
Portland Is About to Vote on Zoning Changes That Affect Your Neighborhood
Right now, a package of over 50 amendments to Portland's zoning code is heading to the City Council. It's called RICAP 11, which stands for Regulatory Improvement Code Amendment Package 11. The City describes these as "minor technical fixes" and "minor policy changes" designed to remove barriers to development and streamline the permitting process.
The amendments cover three areas: parking and loading rules, exterior area regulations (landscaping, outdoor use, screening requirements), and general regulatory improvements. Some of the changes include allowing parking within residential setbacks, modifying landscaping requirements for new development, and nearly doubling the number of shelter units allowed in commercial zones from 60 to 100.
Individually, each item is small. But taken together, in neighborhoods like Woodstock, Brentwood-Darlington, Eastmoreland, Foster-Powell, and across SE Portland, where investor interest is already accelerating, these incremental changes to setbacks, screening, parking, and permitting speed all compound. They make it easier and faster to build. And these amendments apply citywide.
The Timeline Is Tight
Here's what you need to know right now:
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Written testimony is open today through the City's Map App. You can submit your comments on any of the proposed amendments.
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Oral testimony registration opens Thursday, May 29, for anyone who wants to speak at the hearing
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The Housing and Permitting Committee hearing is on June 2 at 2:00 PM
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The full City Council hearing is on June 24
If adopted, these code changes take effect in August 2026.
Here are the links:
- Read the Recommended Draft
- Submit written testimony
- Register for oral testimony
- RICAP 11 project page
Why I'm Writing This
I'm not writing this to tell you what to think about development in Portland. I have neighbors who want to protect the character of their neighborhood, and others who want to take advantage of what their property is now worth under current zoning. Both of those positions are valid. Both of those people deserve to understand the rules.
There are organizations doing important work in this space. The Woodstock Neighborhood Association has a Land Use Committee that monitors development activity. SE Uplift provides resources and advocacy at the district level. The City holds public hearings. These are valuable channels, and I'd encourage anyone to get involved with them.
What I also know is that there's room for more conversation, especially conversation that meets people where they are and translates what's happening in plain English. That's what I want to do.
I'm reading through the full Recommended Draft, and I'll be back with a detailed breakdown of what's in it and what it means for your neighborhood, your property, and your options. Whether you want to stay forever or you're thinking about your next chapter, you deserve to make that decision with the full picture.
This is the first in a series. More to come.
Gennyfer Santel
Santel Home Team | Better Homes and Gardens Realty Partners
Your Woodstock Neighbor
