Chapter 17.14
MR—MULTI-HOUSEHOLD RESIDENTIAL DISTRICT
Sections:
17.14.020 Uses allowed outright.
17.14.030 Accessory uses allowed.
17.14.040 Conditional uses allowed.
17.14.050 Dimensional standards.
17.14.055 Cottage cluster standards.
17.14.010 Purpose.
The purpose of an MR district is to implement the comprehensive plan and to provide land for households desiring to live in an environment of high density residential development with proximity to mass transit, shopping and service facilities.
Statutory Reference: ORS Ch. 197, Ch. 227
History: Ord. 1131 §2 (Part), 1990; Ord. 1515 §2 (Exh. B), 2022; Ord. 1522 §1 (Exh. A), 2023.
17.14.020 Uses allowed outright.
In an MR zoning district, the following uses and their accessory uses are allowed outright, subject to the development standards and other regulations of this title:
(1) Middle housing.
(2) Multi-household dwellings.
Statutory Reference: ORS Ch. 197, Ch. 227
History: Ord. 1131 §2 (Part), 1990; Ord. 1323 §1 (Part), 2002; Ord. 1515 §2 (Exh. B), 2022; Ord. 1522 §1 (Exh. A), 2023.
17.14.030 Accessory uses allowed.
Accessory uses shall comply with all the requirements of this zoning district, except as this section allows to the contrary. All accessory structures shall be subject to GMC Chapter 17.54 (Clear Vision). The following accessory uses shall be allowed in an MR zoning district:
(1) Buildings. Garages and carports, storage and other buildings, as follows:
(a) Either the side, except a street side, or rear setback may be reduced to zero for one accessory structure provided such structure:
(A) Is detached from other buildings;
(B) Does not exceed a height of one story; and
(C) Does not exceed a floor area of 450 square feet.
(b) A wall of rated, fire-resistive construction may be required by the Oregon Structural Specialty Code or its successor.
(c) When more than one accessory structure is present including a portable storage container as defined in GMC Chapter 5.22, a setback does not apply to the portable storage container.
(2) Courtyards, Patios and Decks. The minimum side, except street side, and rear setbacks for uncovered courtyards, patios and decks in excess of 30 inches in height shall be five feet. The minimum front and street side setbacks for such courtyards, patios and decks shall be 15 feet. No setback shall be required for uncovered courtyards, patios and decks 30 inches or less in height. When calculating the height of a courtyard, patio or deck, railings and benches shall be excluded from the calculation.
(3) Fences and Walls. The following standards shall apply to fences and walls of all types whether open, solid, wood, metal, masonry or other material:
(a) When located between the front lot line and the front building line, fences and walls shall not exceed three feet in height;
(b) Fences and walls not subject to subsection (3)(a) of this section shall not exceed six feet in height;
(c) An exception may be granted to the maximum fence or wall height standards pursuant to review of an application for conditional use; alteration, expansion or change of use of a nonconforming use; or design review and when an exception is found necessary to provide adequate screening for the use.
(4) Storage. Storage of boats, trailers, pickup campers, coaches, motorhomes and similar recreation equipment. Occupancy of such equipment is subject to a temporary permit under GMC Chapter 15.28 (Temporary Dwellings).
(5) Swimming Pools, Ponds and Hot Tubs. The minimum side, street side and rear setbacks for swimming pools, ponds and hot tubs shall be three feet. The minimum front setback for ponds no greater than five feet wide and no more than two feet deep shall be three feet.
(6) Home Occupations. Home occupations shall be subject to GMC Chapter 17.78 (Home Occupations).
Statutory Reference: ORS Ch. 197, Ch. 227
History: Ord. 1131 §2 (Part), 1990; Ord. 1171 §1(F), 1993; Ord. 1323 §1, 2002; Ord. 1392 § 4, 2007; Ord. 1522 §1 (Exh. A), 2023.
17.14.040 Conditional uses allowed.
In an MR zoning district, the following uses and their accessory uses are allowed, subject to GMC Chapter 17.70 (Conditional Uses), the development standards, and other regulations of this title:
(1) Detached single-household dwelling constructed prior to June 30, 2023.
(2) Church and associated buildings and structures.
(3) Community center, day care center, meeting hall.
(4) Mobile home park.
(5) Nursing homes and homes for the aged.
(6) School and associated structures and facilities.
(7) Utility facility provided no outside storage is involved.
(8) Local commercial uses listed under GMC Section 17.16.020 (Uses allowed outright).
(9) Foster homes.
(10) Group homes.
(11) Planned unit development.
Statutory Reference: ORS Ch. 197, Ch. 227
History: Ord. 1131 §2, 1990; Ord. 1323 §1 (Part), 2002; Ord. 1515 §2 (Exh. B), 2022; Ord. 1522 §1 (Exh. A), 2023.
17.14.050 Dimensional standards.
Except as provided in GMC Chapter 17.38 (Planned Unit Development), Chapter 17.72 (Variances) and Chapter 17.76 (Exceptions), the following dimensional standards shall apply in an MR zoning district:
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Minimum Lot Area |
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Detached single household |
5,000 sf |
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Duplex |
3,000 sf |
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Triplex |
4,000 sf |
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Quadplex |
5,000 sf |
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Cottage cluster and multi-household dwellings |
3,000 sf total + 1,000 sf per dwelling unit |
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Townhouse project |
1,200 sf average minimum per lot within the development |
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Other uses |
5,000 sf |
Or as established by the Planning Commission, as provided by GMC Chapter 17.70 (Conditional Uses) |
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Minimum Setbacks |
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Front setback |
20 ft |
Architectural features such as cornices, eaves, gutters, chimneys and flues may project a maximum of two feet into a required setback area. Townhouse projects are allowed a zero-foot side setback for lot lines where townhouse units are attached. Cottage cluster minimum setbacks can be reduced to five feet, if there is more than 150 square feet per dwelling unit of common courtyard space provided, as defined in GMC Section 17.12.065(2). |
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Side setback |
5 ft |
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Street-side setback |
20 ft |
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Rear setback |
15 ft |
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Maximum Building Height |
35 ft |
Vertical projections such as chimneys, spires, domes, elevator shaft housings, towers, aerials, flagpoles and similar objects not used for human occupancy are not subject to building height limitations of this subsection. |
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Minimum Vegetation |
At least 20 percent of the total area of the lot must be left or planted in vegetation. |
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Minimum Density |
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80 percent of the maximum. |
In no case shall the minimum density exceed 25 units per net acre. Exception. Where an existing two-household or multi-household development is being altered or expanded, it shall not be required to comply with the minimum density standard provided the alteration or expansion does not result in a net loss of units. Mobile home parks shall provide a minimum density of eight units per net acre. |
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Maximum Density |
Based on maximum number of units allowed under Minimum Lot Area, above. |
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(1) All PUDs with residential uses must include a mix of two or more middle housing types for a minimum of 25 percent of the total dwelling units proposed.
(2) Exceptions in Case of Large-Scale PUD. The dimensional standards of this section may be modified by the Planning Commission in the case of a plan and program for a large-scale planned unit development, providing modifications are not detrimental to the public health, safety and welfare and providing the Planning Commission determines there is provision for adequate public spaces and improvements for circulation, recreation, light, air and service needs of the developed tract and its relation to adjacent areas and for such covenants or other legal provisions as will assure conformity to the achievement of the plan.
Statutory Reference: ORS Ch. 197, Ch. 227
History: Ord. 1131 §2, 1990; Ord. 1289 §1, 2000; Ord. 1323 §1, 2002; Ord. 1515 §2 (Exh. B), 2022; Ord. 1522 §1 (Exh. A), 2023.
17.14.055 Cottage cluster standards.
The following dimensional standards apply to cottage cluster development in the MR zone.Where conflicts arise between the standards within this section and elsewhere in the code, the standards of this section will supersede.
(1) Dimensional Standards.
(a) Setbacks. Cottages shall maintain setbacks as provided by GMC Section 17.14.050.
(b) Building Separation. Cottages shall be separated by a minimum distance of six feet. The minimum distance between all other structures, including accessory structures, shall be in accordance with building code requirements.
(c) Average Unit Size. The maximum average floor area for a cottage cluster is 1,400 square feet per dwelling unit. Community buildings shall be included in the average floor area calculation for a cottage cluster.
(d) Off-Street Parking.
(A) Required Off-Street Parking. The minimum number of required off-street parking spaces for a cottage cluster project is zero spaces per unit with a floor area less than 1,000 square feet and one space per unit with a floor area of 1,000 square feet or more. Spaces may be provided for individual cottages or in shared parking clusters. A credit for on-street parking shall be granted for some or all of the required off-street parking as provided in subsection (1)(d)(B) of this section.
(B) On-Street Credit. If on-street parking spaces meet all the standards in subsections (1)(d)(B)(i) through (iv) of this section, they shall be counted toward the minimum off-street parking requirement.
(i) The space must be abutting the subject site;
(ii) The space must be in a location where on-street parking is allowed by the jurisdiction;
(iii) The space must be a minimum of 22 feet long; and
(iv) The space must not obstruct a required sight distance area.
(2) Design Standards. The following design standards apply to cottage cluster development in the MR zone. Where conflicts arise between the standards within this section and elsewhere in the code, the standards of this section will supersede.
(a) Cottage Orientation. Cottages must be clustered or abut around a common courtyard or must be directly connected to it by a pedestrian path at least four feet wide, and must meet the following standards (see Figure 1):
(A) Each cottage within a cluster must either abut the common courtyard or must be directly connected to it by a pedestrian path that is at least four feet wide.
(B) A minimum of 50 percent of cottages within a cluster must be oriented to the common courtyard and must:
(i) Have a main entrance facing the common courtyard;
(ii) Be within 10 feet from the common courtyard, measured from the facade of the cottage to the nearest edge of the common courtyard; and
(iii) Be connected to the common courtyard by a pedestrian path at least four feet wide.
(C) Cottages within 20 feet of a street property line may have their entrances facing the street.
(D) Cottages not facing the common courtyard or the street must have their main entrances facing a pedestrian path that is directly connected to the common courtyard.
Figure 1. Cottage Cluster Orientation and Common Courtyard Standards
(b) Common Courtyard Design Standards. Each cottage cluster must share a common courtyard in order to provide a sense of openness and community of residents. Common courtyards must meet the following standards:
(A) The common courtyard must be a single, contiguous piece.
(B) The common courtyard must contain a minimum of 150 square feet per cottage within the associated cluster.
(C) The common courtyard must be a minimum of 15 feet wide at its narrowest dimension.
(D) The common courtyard shall be developed with a mix of landscaping, lawn area, pedestrian paths, and/or paved courtyard area, and may also include recreational amenities. Impervious elements of the common courtyard shall not exceed 75 percent of the total common courtyard area.
(E) Pedestrian paths at least four feet wide must be included in a common courtyard. Paths that are contiguous to a courtyard shall count toward the courtyard’s minimum dimension and area. Parking areas, required setbacks, and driveways do not qualify as part of a common courtyard.
(c) Pedestrian Access.
(A) An accessible pedestrian path that is at least four feet wide must be provided that connects the main entrance of each cottage to one or all the following:
(i) The common courtyard;
(ii) Shared parking areas;
(iii) Community buildings; and
(iv) Sidewalks in public rights-of-way abutting the site or rights-of-way if there are no sidewalks.
(B) The pedestrian path must be hard-surfaced and a minimum of four feet wide.
(d) Parking Location and Access.
(A) Off-street parking spaces and vehicle maneuvering areas shall not be located:
(i) Within 20 feet from any street property line, except alley property lines;
(ii) Between a street property line and the front facade of cottages located closest to the street property line. This standard does not apply to alleys.
(B) Off-street parking spaces shall not be located within 10 feet of any other property line, except alley property lines. Driveways and drive aisles are permitted within 10 feet of other property lines.
(C) Clustered Parking. Off-street parking may be arranged in clusters and separated from common spaces by at least four feet of landscaping.
(e) Screening. Landscaping, fencing, or walls at least three feet tall shall separate clustered parking areas and parking structures from common courtyards and public streets.
(f) Garages and Carports.
(A) Garages and carports (whether shared or individual) must not abut common courtyards.
(B) Individual attached garages up to 200 square feet shall be exempted from the calculation of maximum building footprint for cottages.
(C) Individual detached garages must not exceed 400 square feet in floor area.
(D) Garage doors for attached and detached individual garages must not exceed 20 feet in width.
History: Ord. 1515 §2 (Exh. B), 2022; Ord. 1522 §1 (Exh. A), 2023.