(An ordinance amending Section 17.03.100 Columbia River Recreational/Commercial Zone (RC)—of the Hood River Municipal Code)

 WHEREAS, the Columbia River Recreational/Commercial Zone (RC Zone) was originally adopted in 1994 for the Event Site;

 WHEREAS, the RC Zone is in need of updating for consistency between the zone’s intended purpose and the land and uses to which it is applied;

 WHEREAS, the Planning Commission considered the proposed amendments at its public hearing on February 5, 2007, and recommended approval of the amendments as presented to the City Council at its public hearing on February 26, 2007;

 WHEREAS, the City Council adopts the findings of fact and conclusions of law set forth in the Findings and Decision dated February 21, 2007 and attached as Exhibit A.


Section 17.03.110 of the Hood River Municipal Code is amended to read as follows:

 See attached Exhibit B.  Additions are shown in underline and deletions shown in the margin.

Read for the first time: February 26, 2007.

Read for the second time and passed:  February 26, 2007, to become effective thirty (30) days hence.

Signed               , 2007.

      Linda Streich, Mayor


Jill Rommel, City Recorder

17.03.110 Columbia River Recreational/Commercial Zone (RC)
The purpose of this zone is to provide an area within the City to promote recreational Columbia River waterfront uses and limited accessory commercial activities.  The zone is intended to increase and protect public access, including visual access, to the Columbia River waterfront and related recreational opportunities and to contribute to an aesthetically pleasing urban environment. The uses permitted in this zone are intended to be consistent with visual and pedestrian access.  As used in this section, the Spit and Hook refer to the areas shown on Attachment “A."

A. Permitted Uses.
1. Wildlife viewing areas
2. Public bike and jogging paths
3. Launch sites for non-motorized water sports
4. Swimming beaches 
5. Fishing sites 
6. Boardwalks  
7. Transient vending carts  
8. Recreational and cultural events 
9. Open space  
10. Restrooms
11. Maintenance of existing roads and parking areas
12. Non-motorized water sport schools and rentals, excluding any permanent structures
13. Boat docks, excluding marinas

B. Permitted Uses Subject to Site Plan Review.
1. Recreational areas (other than those permitted in subsection (A)) 
2. Commercial uses (other than those permitted in subsection (A)) that support the uses permitted in this section and that provide goods and/or services to the public related to tourism or recreation, but excluding over-night lodging facilities
3. Parks and playgrounds
4. Roads and parking areas, if newly constructed, substantially reconstructed or relocated

C. Site Development Requirements.
1. All applicable provisions of the Hood River Municipal Code.
2. Avoid traffic congestion
3. Protect pedestrian and vehicular safety
4. Adequate public services, including public parking and open space, must be provided consistent with the purposes of this zone so that recreational uses are encouraged and maximized
5. Lighting must be directed away from adjoining properties.

D.  Lot Coverage and Maximum Building Height:

      1.  Except as provided in subsection (2), there are no lot coverage requirements and the maximum building height is twenty-eight (28) feet.

      2.  Commercial uses subject to site plan review (subsection B(3)) are subject to the following:
 Lot Coverage:  Based on the gross area of the site, but excluding that portion of the site located between the river setback and the waterBuilding Height 
 Thirty percent (30%) maximum, excluding parking  19’–28’
 Thirty five percent (35%) maximum, excluding parking  0’–18’

E.  Public Access:  Public access to the waterfront and recreational areas from streets, pedestrian and bike paths, and public dedicated rights of way must be provided.  Each public access shall be a minimum of fifty (50) feet wide.  The distance between each access shall not exceed 500 feet and shall be designed to encourage public access to the waterfront .

F   Setback Requirements.
     1.  Front:  not required
     2.  Side Yard Setback:  Ten (10) feet
     3.  River:  Except for structures and parking lots associated with those uses permitted in subsection (A) above, no structure or parking lot shall be placed within seventy-five (75) feet from the Columbia River top of bank, as defined in this Title, except on the Spit and Hook.  The distance from structures and parking lots shall be an average of at least 100 feet from the top of bank, except on the Spit and Hook.  Noncommercial accessory structures related to recreational uses may be allowed within the public access in subsection (E) above and setback area created by this subsection (benches, landscaping, bleachers, picnic areas, temporary concessions, restrooms, etc.).

G.  Parking Regulations:
1. Commercial/Retail and Tourist Related Uses:  One (1) space for each 300 square feet of gross floor area.
2. Drinking and eating establishments: One (1) space for each 200 square feet of gross floor area, including any outside seating areas, up to 5000 square feet, and one (1) space for each 300 square feet of gross building area in excess of 5000 square feet.
3. Bicycle parking as required by 17.20.040.

H.  Signs
All signs shall be in conformance with the sign regulations in this title.

I.  Landscaping. 
Except with respect to the Spit and Hook and permitted uses in subsection (A), the Landscaping and Development Standards (chapter 17.17) and the following criteria apply in this zone.  As used in this subsection, the term “site” means the area shown on a site plan that depicts the location of impact on a parcel of land that also contains all of the information required by Titles 16 and 17.
1. The minimum landscaping as a percentage of gross site area is 30% of the site, based on the gross area of the site, but excluding that portion of the site located between the river setback and the water.  The minimum landscaping requirement may be reduced or waived when all of the following are present:
a. The site conditions do not support the extent of landscaping required.  Site conditions may include soils, rocks, wind exposure, limited site availability, and other similar conditions.
b. It is impractical to provide and maintain the extent of landscaping required.
2. Landscaping shall be consistent with the intent and purpose of this zone and contribute to an aesthetically pleasing environment.
3. Landscaping shall reduce the visual impacts of buildings and paved areas.
4. Parking areas shall be shaded by trees with adequate screening and buffering from adjacent uses.  Trees shall be planted at a minimum of one (1) tree not less than six (6) feet in height each twenty (20) lineal feet (or an equivalent thereof) along the perimeter of the parking area.
5. Trees shall be used as wind breaks when appropriate.

J.  Parking Areas and Roads.

1. Parking areas for four or more automobiles or trucks shall meet the standards of this section and are not required to comply with section 17.04.060 or chapter 17.17, or unless the parking area was in use prior to March 1, 2007.  All new parking areas shall contain parking spaces no smaller than 20’ X 10’ and shall be graveled or covered with surface material allowed for roads in this zone.  Existing unimproved parking areas may remain unimproved unless improvement is required as a condition of approval of subsequent development.
2. Roads may be paved or unpaved.  Unpaved roads must be covered with gravel or other surface material applied uniformly so that the surface is stabilized and dust emission and erosion is reduced.  Surface material must be ½” to 1” in diameter.  Surface material and size other than as specified in this subsection may be used if approved by the City Engineer.
3. Non-toxic and/or organic stabilizers may be used to suppress dust on roads and parking areas, provided the stabilizer meets all specifications, criteria, and tests required by federal, state and local law, rule or regulation, and is not prohibited for use by any applicable law, rule or regulation.  Written approval of the City Engineer is required prior to applying a stabilizer.  The owner of the property to which the stabilizer is being applied shall compile and maintain records showing the brand name of the stabilizer used, the amount applied, the extent of coverage, and the date(s) of application.  The property owner shall keep the records and make them readily available to the City Engineer upon request.