Chapter 18.70
CORE RESIDENTIAL ZONE (CR)
Sections:
18.70.050 Area, density and lot requirements.
18.70.060 Site development standards.
18.70.070 Manufactured housing on individual lots.
18.70.080 Commercial use standards.
18.70.090 Accessory dwellings.
18.70.010 Purpose.
The purpose of the core residential (CR) zone is to encourage a diversity of housing types in close proximity to the city’s town center, creating a vibrant and walkable neighborhood through gradual infill, redevelopment, and preservation of existing homes. A mix of housing types, sizes, and prices are encouraged to reflect the existing mix of housing options and expand housing opportunities for households of all sizes, stages of life, and income levels. The neighborhood is also intended to support interspersed, small-scale commercial businesses compatible with residential use – primarily professional services with limited customer traffic. [Ord. 2019-10 § 1 (Exh. A), 2019.]
18.70.020 Permitted uses.
The following uses and their accessory uses are permitted outright in the CR zone:
(A) Detached single-unit dwellings, including manufactured homes consistent with CMC 18.70.070 and prefabricated dwellings.
(B) Middle housing.
(C) Common wall single-family dwellings.
(D) Single-family attached dwellings (i.e., townhomes).
(E) Duplex dwellings.
(F) Multi-unit dwellings.
(G) Boarding, lodging or rooming house.
(H) Residential home and residential facility, consistent with state law.
(I) Professional services, including office, medical, and legal, subject to CMC 18.70.080.
(J) Creative spaces with secondary retail, such as art studios and galleries, subject to CMC 18.70.080.
(K) Accessory dwelling unit, associated with single-family detached or common wall single-family dwellings, and subject to CMC 18.70.090.
(L) Accessory uses and structures which are customarily and clearly incidental and subordinate to the above uses, including approved carports, garages, or storage facilities, subject to CMC 18.150.010.
(M) Home occupation, consistent with CMC 18.20.080.
(N) Type “A” mobile vendor, as described in Chapter 5.35 CMC.
(O) Underground public utilities. [Ord. 2019-10 § 1 (Exh. A), 2019; Ord. 2022-03 § 1 (Exh. A), 2022.]
18.70.030 Conditional uses.
The following uses may be permitted when in accordance with Chapter 18.105 CMC:
(A) Governmental structure or use including public and private park, playground, community center and noncommercial recreational facilities, golf course, swimming pool, tennis courts, fire station, library or museum.
(B) School – Public or Private. Nursery, primary, middle, junior or senior high, college or university, including manufactured/modular structure for temporary educational purposes.
(C) Utility substation or aboveground pumping station with no equipment storage.
(D) A planned unit development, including office and retail sales and other mixed uses approved by the planning commission and conditional uses as provided for under Chapter 18.110 CMC.
(E) Church, and associated church activities.
(F) Certified child care center. [Ord. 2019-10 § 1 (Exh. A), 2019.]
18.70.040 Prohibited uses.
The following uses shall be prohibited within the CR zone:
(A) Recreational vehicles or other movable temporary dwellings used as a residence, or accessory sleeping units, except as lodging for guests not to exceed two weeks.
(B) Manufacturing, processing, and bulk storage, except as permitted as a home occupation.
(C) Parking and storage of construction equipment, semi-tractors and trailers.
(D) The raising of animals other than normal household pets unless permitted through a livestock permit.
(E) Retail sales, except where in compliance with the home occupation requirements or as an accessory use to an approved use under CMC 18.70.020 or 18.70.030.
(F) Restaurant, eating and drinking establishments, or commercial amusements, including but not limited to pool hall, internet and video game center, dance hall or theater, when enclosed in a building.
(G) Heavy manufacturing and processing.
(H) Freestanding wind turbines.
(I) Marijuana facilities. [Ord. 2019-10 § 1 (Exh. A), 2019; Ord. 2024-03 § 1 (Exh. A), 2024.]
18.70.050 Area, density and lot requirements.
Lot area and density requirements shall be calculated based on net acreage, as defined in Chapter 18.195 CMC.
(A) Minimum Lot Size.
|
HOUSING TYPE |
MINIMUM LOT SIZE1 |
|---|---|
|
Detached single-unit dwelling and duplex |
3,100 square feet |
|
Triplex |
5,000 square feet |
|
Quadplex and cottage cluster |
7,000 square feet |
|
Townhouse |
1,500 square feet |
|
Multi-unit dwellings |
2,000 square feet per unit |
|
Approved nonresidential uses |
None |
1 In the case of flag lots, the pole portion of the lot shall not count towards the required lot area.
(B) Density.
(1) The minimum density allowed is eight dwellings per net acre for single-family detached dwellings, and 11 dwellings per net acre for all other dwelling types. Any land partition or subdivision shall make provisions to ensure that the minimum density is protected when further partitioning is possible and initial development is less than the minimum density.
(2) There is no maximum density standard for this zoning district.
(C) Maximum Height. Building height, as defined in CMC 18.195.080, shall not exceed 35 feet, except for:
(1) A chimney, radio, television antenna, or solar feature;
(2) Affordable housing with a 30-year affordability covenant compliant with ORS 456.270 through 456.295 as affordable to 80 percent area median income or less for each unit, or the average of the units is affordable at 60 percent area median income or less, is entitled to 200 percent of the existing density and 12 additional feet; or
(3) As approved by the planning commission as part of a planned unit development.
(D) Setback Requirements. Except as provided in CMC 18.150.010 for accessory structures, the minimum yard area setback requirements shall be as follows:
(1) Front Yard. The front, as measured from the foundation of the structure, including porch or deck, shall not be less than 10 feet. Accessory structures, garages or carports shall not be less than 20 feet.
(2) Rear Yard. No rear yard shall be less than 10 feet in depth as measured from the foundation of the structure.
(3) Side Yard.
(a) The minimum width of side yards shall be not less than five feet in width as measured from the foundation of the structure, except that common wall detached single-family dwellings and single-family attached dwellings shall not be required to have a side yard on side(s) where structures are attached.
(b) On corner lots, the side yard facing the street shall not be less than 10 feet.
(4) Building Separation. Buildings on the same lot shall be separated by at least six feet, subject to Oregon Residential Specialty Code and/or Oregon Structural Specialty Code requirements.
(5) No accessory building or other structure or building shall be closer than three feet from a side or rear property line.
(E) Lot Coverage. The area occupied by the home and all accessory buildings and structures on the lot shall not exceed 60 percent of the lot area.
(F) Minimum Lot Dimensions.
(1) For detached single-unit dwellings, duplex, triplex, quadplex, cottage cluster, and multi-unit dwelling lots, the minimum lot width shall be 30 feet.
(2) For townhouse dwelling lots, the minimum lot width shall be 20 feet.
(G) Middle Housing Land Division. If a duplex, triplex, quadplex, or cottage cluster has been divided by a middle housing land division, the area, density, and lot requirements that are applicable to the lot shall apply to the middle housing primary lot, not to the middle housing secondary lot. [Ord. 2019-10 § 1 (Exh. A), 2019; Ord. 2022-03 § 1 (Exh. A), 2022; Ord. 2024-03 § 1 (Exh. A), 2024.]
18.70.060 Site development standards.
All multi-unit dwellings are subject to design review requirements as set forth in Chapter 18.100 CMC and are subject to a Type III site design review process as set forth in CMC 18.100.030(C).
Detached single-unit dwellings and middle housing developments are subject to design review requirements set forth in CMC 18.100.070 and are subject to a Type I site design review process as set forth in CMC 18.100.030.
(A) Landscape Plan.
(1) For multi-family residences, the entire net area of the site that is not covered by building or parking and circulation improvements shall be landscaped prior to occupancy, in accordance with the approved site plan and the standards set forth herein.
(2) At maturity at least 80 percent of the landscape area shall be covered by plant material, lawn, and trees when the plantings reach maturity. The remaining area may be covered in nonvegetative ground cover.
(3) Street Trees. Street trees shall be required and must comply with current public works standards.
(4) Installation of required landscaping may be deferred for up to six months with written approval by the community development director; provided, that the owner posts with the city a cash deposit or irrevocable letter of credit assigned to the city for an amount equal to 150 percent of the estimated cost of the landscaping materials and installation by a qualified contractor.
(5) All landscaped areas shall comply with vision clearance standards set forth below.
(B) Vehicular Access, Internal Circulation and Clear Vision Areas.
(1) Where possible, vehicular access to residential subdivisions shall be from abutting arterial or collector streets. Access to individual lots shall be primarily from local streets or alleyways when the alleyway is developed to current public works standards. Direct lot access to arterials or collector streets shall not be permitted, unless there is no alternative as determined by the city engineer.
(2) The minimum public street width shall comply with the standards and design identified in CMC 18.143.040, Street design cross-sections per transportation system plan.
(3) Internal Access. All internal roadways and drives shall be paved and maintained by the owner in accordance with city standards. No entrance or exit shall be located closer than 100 feet to any intersection of a public street, unless there is no reasonable alternative, as determined by the city engineer. They shall have the following minimum unobstructed pavement width:
(a) Two-way traffic: 24 feet;
(b) One-way traffic: 15 feet.
(4) Internal sidewalks or pathways shall be provided to ensure safe and convenient pedestrian circulation throughout the development.
(5) Clear vision areas shall be provided at all roadway and driveway intersections in accordance with the vision clearance standards set forth in CMC 18.150.070.
(C) Access Streets, Sidewalks, and Drainage.
(1) All streets shall be designed in accordance with standards set forth in Chapter 18.143 CMC, Transportation Facilities, and the subdivision code.
(2) All driveways for new construction shall have minimum pavement width of 12 feet and shall not be more than 25 feet in width at the curb. Each driveway shall have a concrete curb apron designed to comply with public works standards, and not more than two lots may be served by one shared driveway.
(3) For all new construction except accessory dwelling units, curbs, gutters, landscape strip, and a sidewalk subject to public works standards shall be provided along the entire lot frontage and shall meet ADA accessibility standards. In the case of remodels or garage additions to an existing house, no sidewalk shall be required if one does not exist, but the driveway apron and paved driveway shall be required. However, a curb tight sidewalk may be approved by the city engineer when it is impractical to provide the offset.
(4) Storm drainage shall meet current public works design standards and shall comply with Clean Water Services (CWS) standards for water quality and quantity.
(D) Lighting Streets. Streets and walkways shall be lighted during the hours of darkness in accordance with public works standards.
(E) Mailboxes. Multi-family developments with five or more units shall provide clustered mailboxes, consistent with the locational criteria set by the postmaster. They shall be of uniform style.
(F) Screening. Multi-family developments with five or more units shall provide the following types of screening:
(1) Sight-obscuring screening shall be provided for all garbage and trash collection areas, approved outdoor storage, and parking lots abutting a low density residential development. Such screening shall be six feet in height, and shall consist of a wall of brick, stone, or other substantial material, or a densely planted evergreen hedge and chain link fence.
(2) The review body may require non-sight-obscuring screening and/or fencing of parking lots abutting property lines, front yards abutting a public street, or other yards abutting a low density residential development.
(3) Garbage and trash collection areas shall be designed to meet the needs of all types of trash and waste collection required, including recycling and solid waste.
(4) The applicant shall demonstrate that the waste enclosure area is accessible by the waste service provider.
(G) Parking and Loading Space.
(1) Off-Street Parking.
(a) Resident. One covered parking space shall be provided for each dwelling unit either on the individual lot or in an off-street parking bay within 100 feet from the dwelling being served.
(b) Storage of Recreational Vehicles. Recreational vehicles, such as camping trailers, boats, campers, motor homes, and other such vehicles shall only be parked or stored within an area fully on private property, and shall not be located in the public right-of-way.
(2) Paving and Design. Off-street parking and maneuvering areas shall be paved with asphalt or concrete and designed in accordance with the standards of the off-street parking regulations of Chapter 18.145 CMC.
(3) Parking Lot Landscaping. For multi-family developments with five or more units, and all commercial development, there shall be a five-foot landscaped buffer at the perimeter of all parking lot areas. Parking lots shall be designed and landscaped so as to break up large paved areas with landscaped islands, such as every 10 spaces. See CMC 18.145.050.
(H) On each home site, or on each individual dwelling within a complex, an address number of the home shall be provided in a manner that is clearly visible from the street, as approved by the fire department.
(I) Middle Housing Land Division. If a duplex, triplex, quadplex, or cottage cluster has been divided by a middle housing land division, the site development standards that are applicable to the lot shall apply to the middle housing primary lot, not to the middle housing secondary lot. [Ord. 2019-10 § 1 (Exh. A), 2019; Ord. 2022-03 § 1 (Exh. A), 2022; Ord. 2024-03 § 1 (Exh. A), 2024.]
18.70.070 Manufactured housing on individual lots.
All manufactured homes on individual lots within the CR zone shall:
(A) Comply with all federal, state and local building codes for placement, occupation and storage.
(B) Repealed by Ord. 2022-03.
(C) Repealed by Ord. 2022-03.
(D) Be certified by the manufacturer to have an exterior thermal envelope meeting performance standards required of site-built single-family construction under the State Building Code (1981) as defined by ORS 455.010.
(E) Have at least one off-street parking space. [Ord. 2019-10 § 1 (Exh. A), 2019; Ord. 2022-03 § 1 (Exh. A), 2022.]
18.70.080 Commercial use standards.
(A) Commercial uses permitted in CMC 18.70.020(H) and (I) shall comply with the following:
(1) In order to maintain the existing form and character of the district, such uses must be located within a structure existing as of December 4, 2019.
(2) No outdoor storage or display of merchandise is permitted that can be seen from the street or sidewalk adjacent to the property.
(3) No off-street parking is required.
(4) One sign is permitted limited to 10 square feet of sign area and meeting all other standards of Chapter 18.175 CMC. [Ord. 2019-10 § 1 (Exh. A), 2019.]
18.70.090 Accessory dwellings.
Accessory dwellings shall comply with the following:
(A) Up to two accessory dwellings may be created per single-family dwelling, including single-family detached dwellings, single-family common wall dwellings, single-family attached dwellings, or single manufactured homes.
(B) Each accessory dwelling shall not exceed 800 square feet, or 60 percent of the total floor area of the primary dwelling, whichever is less.
(C) All height, setback, and coverage requirements of the base zone shall be met, and the unit shall comply with the fire and life safety codes. Additionally, conversion of an existing legal, nonconforming structure to an accessory dwelling is allowed; provided, that the conversion does not increase the nonconformity.
(D) No off-street parking is required for an accessory dwelling. If off-street parking is provided, no new curb cuts shall be permitted for an accessory dwelling, except on corner lots where a new curb cut will be allowed on the street frontage having no existing curb cut. New curb cuts shall be allowed only on local streets.
(E) Each accessory dwelling shall have a separate entrance from the primary dwelling; however, the entrance shall not be located on the front of the existing dwelling.
(F) All ADUs shall have a separate street address, visible from the abutting street frontage and clearly identifying the site location of the ADU. [Ord. 2019-10 § 1 (Exh. A), 2019; Ord. 2024-03 § 1 (Exh. A), 2024.]