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ORDINANCE NO. 1903

(An ordinance amending Chapter 17.03—Land Use Zones,  Chapter17.04—Supplementary Provisions, and Section 17.19.010—Townhouses of the Hood River Municipal Code)

 WHEREAS, the City undertook a visioning process that involved a written survey and town hall meetings;

 WHEREAS, the following amendments to Title 17 respond to issues raised during the visioning process;

 WHEREAS, the following amendments are consistent with the City’s Comprehensive Plan as set forth in the attached Findings of Fact and Conclusions of Law, which are approved and hereby incorporated by reference;

NOW, THEREFORE, THE CITY OF HOOD RIVER ORDAINS AS FOLLOWS:

Chapter 17.03 of the Hood River Municipal Code is amended to read as follows (additions shown in underline and deletions shown in strike out):

17.03.010 Urban Low Density Residential Zone (R-1)
A. Permitted Uses.
1. Single family dwellings and accessory structures
2. Home Occupations
3. Manufactured homes
4. Mobile home parks
5. Family day care
6. Residential care facilities
7. Transportation facilities pursuant to 17.20.050(A)

B. Conditional Uses. 
 In the R-1 zone the following uses are allowed subject to the provisions of  Chapter 17.06:
1. Planned unit developments
2. Schools and child care centers
3. Public parks, playgrounds, and related facilities
4. Utility or pumping substations  
5. Churches

C. Site Development Requirements. 
1. Minimum Lot Size:  The minimum lot or parcel size shall be 7,000 square feet. 
2. The minimum requirements for building sites are as follows:
a. Per dwelling, unit a minimum of 7,000 square feet.
b. A minimum frontage of fifty (50) feet on a dedicated public street.
c. A minimum frontage of thirty (30) feet on a public dedicated cul-de-sac.
3. Lot Coverage:  Pursuant to 17.04.120

 [the remainder of this section is unchanged]
 
17.03.020 Urban Standard Density Residential Zone (R-2)
A. Permitted Uses.
1. Single-family dwellings and accessory structures
2. Duplexes
3. Townhouses
4. Home occupations
5. Manufactured homes   
6. Bed and breakfast facilities
7. Mobile home parks
8. Family day care
9. Residential care facilities
10. Group residential, if less than fifteen (15) persons
11. Transportation facilities pursuant to 17.20.050(A)

B. Conditional Uses.
1. Planned unit developments
2. Schools and child care centers
3. Public parks, playgrounds, and related facilities
4. Utility or pumping substations
5. Churches
6. Townhouse projects

C. Site Development Standards. 
 The minimum lot or parcel size shall be 5,000 square feet.  The minimum  requirements for building sites are as follows:
1. Per dwelling unit or duplex, a minimum of 5,000 square feet.
2. Per townhouse building, a minimum of 2,100 square feet.
3. A minimum frontage of fifty (50) feet on a dedicated public street.
4. A minimum frontage of thirty (30) feet on a dedicated public cul-de-sac.
5. Lot Coverage: Pursuant to 17.04.120

  [the remainder of this section is unchanged]
 
17.03.030 Urban High Density Residential Zone (R-3)
A. Permitted Uses.
1. Single-family dwellings and accessory structures
2. Duplexes and triplexes
3. Townhouses
4. Multi-family dwellings, subject to site plan review
5. Rooming and boarding houses
6. Manufactured homes   
7. Home occupations  
8. Bed and breakfast facilities
9. Mobile home parks
10. Family day care
11. Residential care facilities
12. Group residential, if fifteen (15) or more persons, subject to site plan review
13. Transportation facilities pursuant to 17.20.050(A)

B. Conditional Uses.
1. Hospitals, sanitariums, rest homes, nursing or convalescent home
2. Schools and child care centers   
3. Public parks, playgrounds, and related facilities
4. Utility or pumping substations
5. Churches  
6. Planned unit developments
7. Professional offices
8. Hostels
9. Townhouse projects

C. Site Development Requirements. 
1. Minimum Lot Size:  Per dwelling unit or duplex, a minimum of 5,000 square feet. Each unit thereafter shall require an additional 1,500 square feet.
2. The minimum requirements for building sites are as follows:
a. Per dwelling unit or duplex:  A minimum area of 5,000 square feet.
b. Per townhouse building:  A minimum of 5,000 square feet for the first two (2) residential units and 1,500 square feet each for any additional residential units. 
c. A minimum frontage of fifty (50) feet on a dedicated public street.
d. A minimum frontage of thirty (30) feet on a dedicated public cul-de-sac.
3. Lot coverage: Pursuant to 17.04.120

 [the remainder of this section is unchanged]


17.03.040 Office/Residential Zone (C-1)
A. Permitted Uses.
1. Single-family dwellings and accessory structures
2. Townhouse projects
3. Duplexes and triplexes
4. Rooming and boarding houses
5. Manufactured homes
6. Home occupation
7. Bed and breakfast facilities
8. Family day care
9. Residential care facility
10. Group residential, if less than fifteen (15) persons
11. Transportation facilities pursuant to 17.20.050(A)
B. Permitted Uses Subject to Site Plan Review.
1. Professional offices
2. Change of use 
3. Parking lots of four (4) or more spaces, new or expanded, and or the equivalent of paving equal to four (4) or more parking spaces
4. Multi-family dwellings
5. Group residential, if fifteen (15) or more persons
6. Transportation facilities pursuant to 17.20.050(B)
C. Conditional Uses.
1. Hospitals, sanitariums, rest homes, nursing or convalescent homes
2. Schools and child care centers
3. Public parks, playgrounds and related facilities
4. Utility or pumping substations
5. Churches
6. Planned unit developments 
7. Public facilities and uses
8. Hostels
9. Townhouse projects
 

[the remainder of this section is unchanged]


17.03.050 General Commercial Zone (C-2)
A. Permitted Uses.
1. Single-family dwellings and accessory structures
2. Townhouse projects 
3. Duplexes and triplexes
4. Rooming and boarding houses
5. Manufactured homes
6. Home occupations
7. Bed and breakfast
8. Family day care
9. Residential care facility
10. Group residential, if less than 15 persons
11. Transportation facilities pursuant to 17.20.050(A)

B. Permitted Uses Subject to Site Plan Review.
1. Commercial uses
2. Industrial uses incidental and essential to an on-site commercial use (Refer to the section below, “K” )
3. Change of use
4. Parking lots of four (4) or more spaces, new or expanded, and or the equivalent of paving equal to four (4) or more parking spaces
5. Multi-family dwellings
6. Group residential, if fifteen (15) or more persons
7. Transportation facilities pursuant to 17.20.050(B)

C. Conditional Uses.
1. Hospitals, sanitariums, rest homes, nursing or convalescent home
2. Schools and day care facilities  
3. Public parks, playgrounds, and related facilities
4. Utility or pumping substations
5. Churches
6. Planned unit developments
7. Public facilities and uses
8. Hostels
9. Townhouse projects

 [the remainder of this section is unchanged]

Chapter 17.04 of the Hood River Municipal Code is amended to read as follows [additions are shown in underline]:

17.04.110 Bed and Breakfast Facilities
Bed and Breakfast facilities are permitted in the Urban Standard Density Residential
(R-2), Urban High Density Residential Zone (R-3), Office/Residential Zone (C-1), and General Commercial Zone (C-2).


A. Review Procedures.
1. Applications:  Applications for Bed and Breakfasts Permits shall be accompanied by a plot plan drawn to scale indicating the location of existing or proposed structures, number of guests or bedrooms, and location of the required off-street vehicle parking.
2. Review:  Where permitted, Bed and Breakfast facilities are permitted outright as accessory uses, and as such shall be processed as administrative actions, per the Administrative Actions provisions (Section 17.09.030), and approved, approved with conditions, or denied by the Director.

B. Approval Standards.
1. The structure shall retain the characteristics of a single-family dwelling.
2. The number of guestrooms shall be limited to five (5).  The number of guests shall be limited to ten (10).
3. In addition to required off-street parking for the residential use, one (1) hard surfaced off-street parking space shall be provided for each bed and breakfast guestroom.  Parking areas shall not be located in the front yard.  Parking areas may be adjacent to the Bed and Breakfast establishment.  Alternative parking plans that meet the requirements of this chapter may be approved by the Planning Director.
4. Signs shall be limited to one (1) non-illuminated sign not exceeding one and one-half (1½) square feet.  No off-premises signs are permitted.
5. A bed and breakfast facility shall be subject to the Hotel Tax pursuant to Chapter 5.09 of the Hood River Municipal Code.  Where a morning meal is provided as part of the guest room charges, the hotel tax will be imposed on eighty percent (80%) of the rent charged by the bed and breakfast operator.
6. A bed and breakfast facility shall be subject to approval by the County Health Officer, the City Fire Marshal, and the City Building Official.
7. The bed and breakfast facility shall be owner or manager occupied. 
C. Time Limit.  A bed and breakfast facilities permit is valid for a period of two (2) years from the written notice of the final decision, or the decision on an appeal, whichever is later.

17.04.120 Maximum Lot Coverage

A. Definitions:

1.  Lot Coverage:  The percentage determined by dividing (a) the area of a lot covered by the total (in square feet) of: (1) the footprint of the main building; and (2) the footprints of accessory buildings (counting only buildings with footprints larger than one hundred fifty (150) square feet, or with two stories or more); and (3) parking pads and driveways ; by (b) the gross area of the that lot.

2.  Main Building Footprint Coverage:  The percentage determined by dividing that area covered by a main building footprint by the gross area of the lot on which the main building is located.  The main building footprint includes all parts of a main building that rest, directly or indirectly, on the ground, including, by way of illustration and not by limitation, bay-windows with floor area, chimneys, porches, decks supported by posts and with floor heights that are four (4) feet or higher above grade, cantilevered decks with horizontal projections that are four (4) feet or more, and covered breezeways connected to a main building.

B. Coverage:  Maximum lot coverage applies to any residential dwelling lot in the “R” and “C-1” zones for all existing structures and new construction, except as provided below.  Maximum lot coverage for residential dwellings is as shown in the table below.
1. When a detached garage is provided in the rear yard, the maximum lot coverage may be increased as shown in the table below.
2. When a porch is attached to the front elevation of the residential dwelling and has an area of at least sixty (60) square feet on the front of the building (exclusive of any wrap-around or side porch), the maximum coverage may be increased as shown in the table below.

 

Categories

R-1R-2R-3C-1
Maximum Lot Coverage40%45%55%65%
Maximum Lot Coverage with front porch43%48%58%68%
Maximum Lot Coverage with rear garage45%50%60%70%
Maximum Lot Coverage with rear garage and front porch 48%53%63%73%

3. Existing main and accessory structures that are not in conformance with these coverage requirements on September 1, 2006, are permitted to be rebuilt within the building footprint as it existed on September 1, 2006, if the structures are damaged or partially destroyed by fire, wind, earthquake or other force majeure and if construction commences within two (2) years from the date of the calamity.

4. Multi-family dwellings are exempt from the lot coverage requirements.


Chapter 17.19 of the Hood River Municipal Code is amended to read as follows [additions are shown in underline]:


17.19.010 Applicable Zones
Townhouses are conditionally permitted and subject to conditional use review in the following zones:
1. R-2
2. R-3
3. C-1
4. C-2

Read for the first time: _________________________, 2006.

Read for the second time and passed:  _________________________, 2006, to become effective thirty (30) days hence.

Signed      , 2006.

            
Linda Streich, Mayor

ATTEST:

      
Jill Rommel, City Recorder