HomeMy WebLinkAbout2012 12 04 AIS SDC AMENDMENTS PHASE 1 LAND USE EFFIICIENCY MEASURESAGENDA ITEM SUMMARY Meeting Date: 12/4/2012
Meeting Type: Work Session
Staff Contact/Dept.: Gary M. Karp/DPW
Staff Phone No: 726-3777
SPRINGFIELD PLANNING COMMISSION Estimated Time: 30 Minutes
ITEM TITLE: SPRINGFIELD DEVELOPMENT CODE AMENDMENTS - File No. 2009-00015
ACTION REQUESTED: The Planning Commission is asked to review and provide feed-back to staff regarding the draft
Springfield Development Code (SDC) amendments.
ISSUE STATEMENT: The draft SDC amendments are Phase 1 Land Use Efficiency Measures that implement the
Springfield 2030 Refinement Plan Land Use and Housing Element policies to establish:
The Small Lot Residential (SLR) District facilitating development of attached and detached
single-family dwelling types on small lots/parcels as an outright permitted use. These dwelling
types provide affordable housing options and allow more residential units than would be
achieved by building only detached homes on larger lots/parcels. The SLR District is intended to
be a tool for future planning purposes and will be applied on a case-by-case basis as directed by
the City Council through the Refinement Plan and/or Master Plan processes.
Density ranges in all residential districts that utilize the term “net” acre instead of
“developable” acre to be consistent with the Metro Plan and the Springfield 2030 Refinement
Plan (SRP) Residential Land Use and Housing Element. Streets, parks and neighborhood
commercial uses are not included in determining net acre.
A minimum density per net acre of 6 dwelling units in the Low Density Residential District and 8
dwelling units in the SLR District. The maximum density in these two districts is 14 dwelling
units per net acre and is not being increased. Minimum densities encourage efficient land use
by eliminating under building in residential districts while making provision of services more
cost effective.
ATTACHMENTS: Attachment 1: SDC Amendments Phase 1 Land Use Efficiency Measures - Implementation of the Springfield
2030 Refinement Plan Residential Land Use and Housing Element
Attachment 2: Small Lot Residential Development Example
Attachment 3: Cottage Cluster Development Example
DISCUSSION:
In June 2011, the Springfield City Council adopted the Springfield Urban Growth Boundary (UGB)
and SRP Residential Land Use and Housing Element — a set of land use policies to guide residential
development in the Metro area east of Interstate 5 for the planning period 2010-2030. The
adopted SRP policies and implementation actions identify measures necessary to improve the
efficiency of land use within the UGB and to increase the likelihood that residential development
will occur at the density and mix of housing types required to meet Springfield’s 20 year housing
needs as described in the Springfield Residential Land and Housing Needs Analysis (RLHNA).
Through the City’s multi-year Residential Land Study planning process (2007-2011), a range of
potential Land Use Efficiency Measures were identified, presented to the community, evaluated
and prioritized by the Residential Lands Stakeholder Committee, Planning Commission and City
Council. As directed by the City Council, staff prioritized and drafted a preliminary “Phase One”
package of SDC amendments. The preliminary draft was reviewed by the Springfield and Lane
County Planning Commissions in 2010 as part of a larger multi-element Springfield 2030 Plan public
hearing process.
Since the 2010 hearing, staff conducted further analysis to explain and refine the proposal. This
Work Session allows the Planning Commission to review and provide input on the revised draft. The
SDC amendment public review process is as follows: Springfield Planning Commission Public
Hearing - January 15, 2013; Springfield City Council Public Hearing - February 19, 2013. The SDC
amendments will also require review and approval from the Lane County Board of Commissioners.
This public hearing will be scheduled after City Council adoption of the SDC amending Ordinance.
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Attachment 1
SDC Amendments Phase 1 Land Use Efficiency Measures
Implementation of the Springfield 2030 Refinement Plan
Residential Land Use and Housing Element
Commentary: The proposed Land Use Efficiency Measures were originally reviewed by the Springfield
and Lane County Planning Commissions in 2010. The highlighted text below indicates additional
“housekeeping” text amendments added since that time.
OVERVIEW
Section Proposed to be Amended Reason for Amendment
3.2-100 Adds Small Lot Residential District (SLR) to the base zoning
district list; and adds a reference to additional Mixed Use
Districts in Glenwood
3.2-205 Establishes a minimum density of 6 dwelling units per net acre
in the LDR District; adds the SLR District description; and
amends other residential district descriptions
3.2-210 Adds uses for the SLR District; and clarifies RV siting standards
3.2-215 Adds base zone development standards for the SLR District; and
Specifies when certain development standards can be
decreased or increased in the MDR and HDR Districts.
3.2-605 Adds a reference to recently adopted mixed-use districts in
Glenwood
4.7-100 Amends the Title Page to add duplex and attached single-family
design standards
4.7-140 Amends text for duplex siting requirements in all residential
districts.
4.7-142 Adds Type I design standards for: duplexes in the SLR, MDR and
HDR Districts and attached single-family dwellings in all
residential districts
4.7-155 Changes “developable” to “net” acre.
4.7-233 Adds a new Section with a requirement for a mix of housing
types in SLR developments
Attachment 1-1
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5.4-100 Adds a Type I staff review process to Table 5.4-1, Development
Applications, for duplex and attached single-family dwelling
design standards
5.12-120 References SDC residential densities for Future Development
Plans in the land division process (see also 3.3-825)
5.12-130 Adds a condition of approval for recording of Future
Development Plans with the Subdivision/Partition Plat (see also
3.3-825)
6.1-110 Adds/revises definitions pertaining to “dwellings” in support of
the proposed SDC amendments
Commentary: Proposed text is underlined and highlighted for ease of review. Text proposed to be
deleted is [struck through].
3.2-100 Base Zoning Districts
Commentary: The proposed Small Lot Residential SLR District is added to the list of base zoning districts;
and additional Mixed-Use zones in the recently approved in Glenwood Refinement Plan Update are
referenced for SDC user convenience. The Springfield 2030 Refinement Plan is also referenced.
The Base Zoning Districts implement policies of the Metro Plan, Springfield 2030 Refinement Plan and
any applicable refinement plan or plan district; regulate the use of land, structures and buildings; and
protect the public health, safety and welfare. The following base zoning districts are established
consistent with applicable Metro Plan and Springfield 2030 Refinement Plan designations:
Section Base Zoning District Name Metro Plan Designation1
3.2-200 Residential Zoning Districts
LDR Low Density Residential Low Density Residential
SLR Small Lot Residential Low Density Residential
MDR Medium Density Residential Medium Density Residential
HDR High Density Residential High Density Residential
3.2-300 Commercial Zoning Districts
NC Neighborhood Commercial Neighborhood Commercial Facilities(1)
CC Community Commercial Community Commercial Centers
MRC Major Retail Commercial Major Retail Center
GO General Office Community Commercial Center & Major Retail
Commercial Center
3.2-400 Industrial Zoning Districts
CI Campus Industrial Campus Industrial
Attachment 1-2
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LMI Light-Medium Industrial Light Medium Industrial
HI Heavy Industrial Heavy Industrial
SHI Special Heavy Industrial Special Heavy Industrial
3.2-500 MS Medical Services District (2)
3.2-600 Mixed Use Districts(3)
MUC Mixed Use Commercial Mixed Uses
MUE Mixed Use Employment Mixed Uses
MUR Mixed Use Residential Mixed Uses
3.2-700 PLO Public Land and Open Space Public and Semi-Public
3.2-800 QMO Quarry and Mining Operations Sand and Gravel
(1) Low, Small Lot Residential, Medium, and High Density Residential
(2) Medium, High Density Residential, Community Commercial Center; Major Retail Center, and Mixed Use
(3) See also Section 3.4-245 for additional Mixed Use Districts specific to Glenwood
3.2-205 Establishment of Residential Zoning Districts
Commentary: Introduction -The proposed amendments to Section 3.2-205 implement Springfield 2030
Refinement Plan policies addressing Springfield’s housing needs and 20-year residential land supply by
establishing a new Small Lot Residential (SLR) District. The SLR District may be applied in specific areas
that are designated Low Density Residential in the Metro Plan and the Springfield 2030 Refinement Plan
when directed by the City Council. The proposed residential district descriptions now differentiate
residential districts by primary building type.
In addition, while both terms “developable” acre and “net” acre are defined the same (the number of
dwelling units per each acre of land in residential use, excluding from the acreage dedicated streets and
alleys, neighborhood parks and public facilities, the current term “developable” acre is changed to “net”
acre to be consistent with Metro Plan Residential Density Policy A.9 (ref. P. III-A-7) and the Springfield
2030 Refinement Plan. The term “net” acre will be applicable to all residential districts in Springfield.
Finally, the Springfield 2030 Refinement Plan’s Residential Land Use and Housing Element Policy H1.,
Implementation Action 1.1 states: “Convert density ranges in the Springfield Development Code from
gross to net densities….This plan converts Metro Plan gross densities to net densities as follows:
Residential Low Density 6-14 dwelling units per acre;* Residential Special Density (the proposed Small Lot
Residential District) 8-14 dwelling units per acre; Residential Medium Density 14-28 dwelling units per
acre; Residential High Density 28-42 dwelling units per acre; Residential Mixed Use in Nodal
Development Overlay and transit corridors – Minimum and maximum densities to be determined
through the Refinement Plan and/or Master Plan process. The proposed density ranges in the residential
districts are consistent with Residential Land Use and Housing Element Implementation Action H1, cited
above.
*Note: More restrictive standards apply in the Hillside Development Overlay District where larger lot
sizes are required to compensate for slope constraints and engineering requirements.”
The following residential zoning districts are established where the minimum level of urban services is
provided:
Attachment 1-3
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[A. Low Density Residential District (LDR). The LDR District establishes sites for residential
development where the maximum dwelling units per developable acre permitted is 10,
consistent with the provisions of this Code. Fractions will be rounded down to the next whole
number.]
Commentary: Low Density Residential Minimum Density - The proposed SDC amendments establish a
minimum density of 6 dwelling units per net acre in the LDR District. Springfield’s challenge is to increase
utilization of a finite land supply and increase opportunities for constructing single-family homes
(detached and attached) in the LDR designation to meet demand and demographic trends addressing
housing affordability and choice.
Currently, there is no minimum density standard in the LDR District. The proposed minimum density of 6
dwelling units per net acre would push a slightly higher density and a greater diversity of housing choices
on flat sites. The Hillside Overlay District is exempt from the proposed minimum.
Springfield’s “needed” overall density for single-family dwellings in the RLHNA is 5.5 dwelling units per
net acre (ref. Residential Land and Housing Needs Analysis p. 61), a slight increase over the density level
achieved 2000-2008. The RLHNA stated that single-family detached dwelling types averaged a density of
5.4 dwelling units per net acre from 2000-2008, while manufactured homes achieved a lower density of
4.6 dwelling units per net acre. This density average includes lots in the slope-constrained Hillside
Development (HD) Overlay District that require larger lot sizes and thus result in even lower densities. At
this time, in the HD Overlay District, the proposed minimum density standard of 6 dwelling units per net
acre is not achievable because lot/parcel sizes are regulated by percent of slope based upon geotechnical
engineering standards: 15-25 percent of slope requires 10,000 square feet; 25-35 percent of slope
requires 20,000 square feet; and over 35 percent of slope requires 40,000 square feet. Consequently, the
densities range from 1 to 4 dwelling units per net acre.
The text “Density fractions will be rounded up to the next whole number” was wording requested by
DLCD during their review of these proposed SDC amendments in 2009. This statement is applicable to all
residential districts in Springfield. Rounding up the 5.5 dwelling unit per net acre density in the LDR
District the justification for the proposed 6 dwelling unit per net acre minimum density in the LDR
District.
A. Low Density Residential District (LDR). Unless specified elsewhere in this Code, the LDR
District applies within the LDR designation and:
1. Establishes sites for residential development where primarily detached single-
family dwellings and duplexes are permitted with a density range of 6-14
dwelling units per net acre. Density fractions will be rounded up to the next
whole number.
Commentary: The proposed text “limited range of non-residential uses” are those permitted non-
residential uses specified in Section 3.2-210 (such as churches, schools and parks), and the Neighborhood
Commercial District that is also allowed in residential designations as discussed in the Metro Plan
Residential Land Use Designation (ref. P. II-G-3). This statement is applicable to all residential zoning
districts in Springfield.
Attachment 1-4
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2. Provides for a limited range of neighborhood uses that provide services for
residents.
Commentary: Small Lot Residential District - Springfield 2030 Plan Springfield Residential Land and
Housing Element Housing Policy H7 states: “Continue to develop and update regulatory options and
incentives to encourage and facilitate development of more attached and clustered [Cottage Cluster]
single-family housing types in the low density and medium density districts.” Implementation Actions 7.1
and 7.2 state: “Establish a small lot (3,000 square feet minimum lot size) special low-moderate density
zoning district with a density range of 8-14 du/acre to:
support development of smaller single-family detached and attached dwelling housing types;
support a greater diversity of housing mix; and
provide a moderate transition zone between lower and higher density neighborhoods….
Apply small lot zoning (3,000 square feet minimum lot size) to infill opportunity sites identified in
neighborhood planning processes.”
The proposed SLR District is a new zone. Utilization of the SLR District must be initiated by the Springfield
City Council. The intent is to apply the SLR District to land designated Low Density Residential during a
Refinement Plan and/or Master Plan approval process. The SLR District permits attached single-family
dwellings such as townhouses and rowhouses outright, while currently, in the LDR District, they are
permitted only upon Discretionary Use approval from the Planning Commission. The existing residential
neighborhood south of Franklin Boulevard to be evaluated as part of Glenwood Phase 2 and the Jasper-
Natron area have been called out for potential SLR implementation in the Springfield 2030 Plan Land Use
and Housing Element. The proposed SLR District will provide for more intense development by allowing
smaller lot/parcel sizes and a higher minimum density than the LDR District (8 vs. 6 dwelling units per net
acre). The minimum density necessary to support bus transit is 8 dwelling units per net acre. Both
proposed locations for SLR implementation are/will be on LTD bus routes.
B. Small Lot Residential District (SLR). Unless otherwise directed by the City Council,
application of the SLR District shall occur as part of a Refinement Plan and/or Master
Plan approval process. The SLR District applies within the LDR designation and:
1. Establishes sites for residential development where a mix of attached and
detached single-family dwellings are permitted on small lots/parcels with a
density range of 8-14 dwelling units per net acre. Density fractions will be
rounded up to the next whole number.
2. Provides for a limited range of neighborhood uses that provide services for
residents.
[B. Medium Density Residential District (MDR). The MDR District establishes sites for
residential development where single-family or multiple family dwellings are permitted
with a minimum density of more than 10 units per developable acre and a maximum
density of 20 units per developable acre, consistent with the provisions of this Code.
Fractions will be rounded down to the next whole number. Land divisions shall not be
used to diminish the minimum density standard.]
Attachment 1-5
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Commentary: The proposed amendment does not change the existing MDR density range; it does
change “developable acre” to “net acre”.
C. Medium Density Residential District (MDR). The MDR District applies within the MDR
designation and:
1. Establishes sites for residential development where primarily multi-family
dwellings are permitted and the density range is 14-28 dwelling units per net
acre. Density fractions will be rounded up to the next whole number. As
specified in Section 3.2-215, Footnote 16, MDR lot area and dimension
standards may be reduced through the Subdivision application process in order
to meet density standards.
2. Provides for a limited range of neighborhood uses that provide services for
residents.
[C. High Density Residential District (HDR). The HDR District establishes sites for residential
development where single-family or multiple family dwellings are permitted with a
minimum density of more than 20 units per developable acre and a maximum density of
30 units per developable acre, consistent with the provisions of this Code. Fractions will
be rounded down to the next whole number. Land divisions shall not be used to
diminish the minimum density standard.]
Commentary: The proposed amendment allows higher minimum and maximum HDR densities in specific
instances (see the exception, below). For example, in the recently adopted Glenwood Refinement Plan
Update, Subarea A on the north side of Franklin Boulevard, which is zoned and designated Residential
Mixed-Use, has a minimum density of 50 dwelling units per net acre and no maximum density limitation.
The proposed amendment also changes “developable acre” to “net acre”.
D. High Density Residential District (HDR). The HDR District applies within the HDR
designation and:
1. Establishes sites for residential development where primarily multi-family
dwellings are permitted and the density range is 28-42 dwelling units per net
acre. Density fractions will be rounded up to the next whole number. As
specified in Section 3.2-215, Footnote 16, HDR lot area and dimension standards
may be reduced through the Subdivision application process in order to meet
density standards.
EXCEPTION: The minimum and/or maximum density may be increased in the
Nodal Development Overlay District and transit corridors as determined through
the Refinement Plan and/or Master Plan process.
2. Provides for a limited range of neighborhood uses that provide services for
residents.
Attachment 1-6
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3.2-210 Schedule of Use Categories
The following uses are permitted in the districts as indicated, subject to the provisions, additional
restrictions and exceptions specified in this Code. Uses not specifically listed may be approved as
specified in Section 5.11-100.
“P” = PERMITTED USE subject to the standards of this Code.
“S” = SPECIAL DEVELOPMENT STANDARDS subject to special locational and/or siting standards as
specified in Section 4.7-100.
“D” = DISCRETIONARY USE subject to review and analysis under Type III procedure (Section 5.9-100) at
the Planning Commission or Hearings Official level.
“N” = NOT PERMITTED
Commentary:”N/A” is added because there are now two Sections (4.7-140 and 4.7-142) applicable to
duplex standards. The “N/A’ means that certain standards do not apply to a particular zone.
“N/A” = NOT APPLICABLE
“*” = SITE PLAN REVIEW REQUIRED
Commentary: The proposed SLR District uses are added to the residential district use list. In the SLR
District, attached single-family dwellings and duplexes on corner lots are permitted outright; in the
existing LDR District attached dwelling units other than duplexes on corner lots/parcels require Site Plan
Review and Discretionary Review approval by the Planning Commission. While there are a few
differences between the current LDR and the SLR Districts, the proposed use list is based on uses allowed
in the current LDR District.
Commentary: Additional text pertaining to RVs, a “housekeeping” amendment, is now more specific.
Use Categories/Uses
Zoning Districts
LDR SLR MDR HDR
Residential Uses
Dwellings
Accessory dwelling unit (Section 5.5-100) P P N N
Attached single-family dwellings (Section 4.7-233) D* P P* P*
Cluster subdivision (Sections 3.2-230 and 5.12-100) P P P P
Condominiums (Section 4.7-135) S* S P* P*
Cottage cluster D* P* P* N
Detached single-family dwellings (Section 4.7-233) P P P P
Duplexes in the LDR District (Section 4.7-140) S N/A N/A N/A
Duplexes and attached single-family dwellings in the SLR, N/A S S S
Attachment 1-7
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Use Categories/Uses
Zoning Districts
LDR SLR MDR HDR
MDR and HDR Districts (Section 4.7-142)
Manufactured dwelling park (Section 3.2-235) S* P* N N
Manufactured home P P P N
Manufactured home as a temporary residential use (Section
4.8-105)
S* N N N
Manufactured home subdivision P P N N
Mobile home P N N N
Multiple family dwelling including triplexes, 4-plexes, quads,
quints, and apartment complexes over 4 units.
N N P* P*
Prefabricated dwellings P P P* P*
RVs as a permanent new residential use on a lot/parcel N N N N
RVs in existing RV or Manufactured Dwelling Parks, unless
the park rules prohibit the replacement of RVs
P N N N
RV’s as a temporary residential use on a lot/parcel upon
approval of an Emergency Medical Hardship application
(Section 5.10-100) P N N N
Zero Lot Line dwelling P P P P
Group Care Facilities (Section 4.7-155)
Foster homes for over 5 children P* N P* P*
Halfway houses N N D* D*
Residential care facilities with more than 15 persons include:
Group care homes, congregate care facilities, nursing homes
and retirement homes D* N S* S*
Shelter Homes for abused and battered persons P N P* P*
Other Care Facilities
Adult Day Care—facilities up to 12 adults P N P P
Adult Day Care—facilities with more than 13 adults (abutting
an arterial street)
P* N P* P*
Adult Day Care—facilities with more than 13 adults (abutting
a collector or local street)
D* N P* P*
Child Care Home Facility—1 to 5 children P P P P
Child Care Group Home Facility—6 to 12 children P P P P
Child Care Center—13 or more children (abutting an arterial
street) (Section 4.7-125)
S* N S* S*
Child Care Center—13 or more children (abutting a collector
or local street) (Section 4.7-125)
D N S* S*
Residential Facilities—6 to 15 persons P N P* P*
Residential Home—5 or fewer persons P P P P
Lodging
Bed and breakfast facilities (Section 4.7-120) S* S* S* S*
Boarding and rooming houses (Section 4.7-215):
1 to 2 bedrooms P* P* P* P*
Attachment 1-8
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Use Categories/Uses
Zoning Districts
LDR SLR MDR HDR
3 to 5 bedrooms S* S* P* P*
Youth hostels N N D* D*
Public and Institutional Uses
Churches (Section 4.7-130) D* D* D* D*
Educational facilities—Public/Private elementary/middle
schools (Section 4.7-195)
1 to 5 students in a private home (in a 24-hour period) P* P* P* P*
6 or more students (Section 4.7-195) D* D* D* D*
Parks—Neighborhood and private (Section 4.7-200) P/D* P/D* D* D*
Commercial Uses
Home Occupation (Section 4.7-165) S S S S
Professional offices (Section 4.7-190) S* S* S* S*
Residential dwelling units as temporary sales offices (Section
4.8-130)
P P P P
Miscellaneous Uses
Accessory structures (Section 4.7-105) S S S S
Agricultural structures P P P P
Cultivation of undeveloped land P P P P
Temporary sales/display of produce (Section 4.8-125) S S N N
Tree felling and removal (Section 5.19-100) P P P P
Public Utility Facilities
Public Utility Facilities - High impact facilities (Section 4.7-
160)
S* S* S* S*
Public Utility Facilities - Low impact facilities P P P P
Certain Wireless Telecommunications Systems Facilities Section
4.3-145
Section
4.3-145
Section
4.3-145
Section
4.3-145
3.2-215 Base Zone Development Standards
Commentary: The proposed SLR District:
1. Allows for a minimum lot/parcel size of 3,000 square feet and a reduced street frontage of 30 feet in
order to increase residential densities.
2. Does not allow panhandle lots/parcels because this configuration is impractical with the proposed
reduced lot/parcel size of 3,000 square feet and the street frontage of 30 feet.
3. Allows for an increased impervious surface coverage standard of 60 percent on 3,000 square foot
lots/parcels in order to compensate for the smaller lot/parcel size.
4. Establishes a maximum building height of 35 feet to accommodate three story structures, the same
as the MDR and HDR District. The building height standard in the LDR District is 30 feet.
Attachment 1-9
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Commentary: Footnotes (16)-(18) are added to allow for a reduction of certain standards in order to
better meet density requirements. Footnote (19) is added to allow for additional building height in the
MDR and HDR District, under specific circumstances.
The following base zone development standards are established.
Residential Zoning District
Development
Standard
Low Density
Residential (LDR)
Small Lot
Residential (SLR)
Medium Density
Residential (MDR)
High Density
Residential (HDR)
Standard Lots/Parcels
Minimum Area:
East-West Streets 4,500 square feet 3,000 square feet
4,500 square feet
(15)
4,500 square feet
(15)
North-South Streets 5,000 square feet 3,000 square feet
5,000 square feet
(15)
5,000 square feet
(15)
Minimum Street
Frontage:
East-West Streets 45 feet 30 feet 45 feet (15)
45 feet (15)
North-South Streets 60 feet 30 feet 60 feet (15)
60 feet (15)
Duplex Corner Lots/Parcels (1)(2)
Minimum/Maximum
Area: (1) 6,000 square feet 6,000 square feet
6,000 square feet
(15)
6,000 square feet
(15)
Maximum Area (2) 10,000 square feet 9,000 square feet 9,000 square feet
9,000 square feet
Minimum Street
Frontage:
East-West Streets 45 feet 45 feet 45 feet (15)
45 feet (15)
North-South Streets 60 feet 60 feet 60 feet (15)
60 feet (15)
Panhandle Lots/Parcels (See Section 3.2-220 Additional Panhandle Lot/Parcel Development Standards)
Single Panhandle: (16) Not permitted (16) (16)
Minimum Area in Pan
Portion 4,500 square feet Not applicable 4,500 square feet
4,500 square feet
Minimum Street
Frontage 20 feet Not applicable 20 feet 20 feet
Attachment 1-10
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Multiple Panhandles: (16) Not permitted (16) (16)
Minimum Area in Pan
Portion 4,500 square feet Not applicable 4,500 square feet 4,500 square feet
Minimum Street
Frontage
26 feet total, each
individual frontage
is based upon the
number of
panhandles.
Not applicable
26 feet total, each
individual frontage
is based upon the
number of
panhandles.
26 feet total, each
individual frontage
is based upon the
number of
panhandles.
Lots/Parcels on bulb portion of a cul-de-sac
Minimum Area 6,000 feet 3,000 square feet 6,000 feet (15) 6,000 feet (15)
Minimum Street
Frontage 35 feet 35 feet 35 feet (15) 35 feet (15)
Lots/Parcels within the Hillside Development Overlay District (Section 3.3-500)
< 15 percent slope: Not Permitted
Minimum Area 10,000 square feet Not applicable 10,000 square feet 10,000 square feet
Minimum Street
Frontage 60 feet Not applicable 60 feet 60 feet
15-25 percent slope: Not Permitted
Minimum Area 10,000 square feet Not applicable 10,000 square feet 10,000 square feet
Minimum Street
Frontage 90 feet Not applicable 90 feet 90 feet
25-35 percent slope: Not permitted
Minimum Area 20,000 square feet Not applicable 20,000 square feet 20,000 square feet
Minimum Street
Frontage 150 feet Not applicable 150 feet 150 feet
> 35 percent slope: Not permitted
Minimum Area 40,000 square feet Not applicable 40,000 square feet 40,000 square feet
Minimum Street
Frontage 200 feet Not applicable 200 feet 200 feet
Lots/Parcels in the Urbanizable Fringe Overlay District (Section 3.3-800)
Lot/Parcel Area The creation of new lots/parcels in the City’s urbanizable area shall be either 10 acres,
5 acres or shall meet the area standards of this Section when approved through the
Partition process specified in Section 5.12-100.
Maximum Lot/Parcel
Coverage (3) 45 percent 60 percent 45 percent (17) 45 percent (17)
Minimum Setbacks for Primary Structures(4)(5)(7)(8)(9)(10)
Front Yard 10 feet 10 feet 10 feet 10 feet
Attachment 1-11
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Street Side Yard 10 feet 10 feet 10 feet 10 feet
Rear Yard 10 feet 10 feet 10 feet 10 feet
Interior Yard
Setbacks
Without Zero Lot
Line
5 feet 5 feet 5 feet 5 feet
Interior Yard Setbacks
With Zero Lot Line 10 feet 10 feet 10 feet 10 feet
Front Yard Setback—
Garages 18 feet measured along the driveway from:
and Carports (6) 1. The property line fronting the street or the back of the sidewalk, whichever is
closest to the face of the garage or carport; or
2. The property line fronting the street or the back of the sidewalk, whichever is
closest to the far wall of the garage or carport where the face of the structure is
perpendicular to the street.
3. Where a garage or carport faces a panhandle driveway, the 18 feet is measured
from the inner travel edge (pavement or gravel) within the panhandle to the face
of the structure [; the setback is 3 feet when the garage or carport fronts and
alley].
Alley Access – Garage For new alleys – the setback is 5 feet measured from the edge of the alley. For existing
alleys that are less than 20 feet wide, the setback is 3 feet .
Accessory Structures Accessory structures shall not be located between any front or street side yards of a
primary structure and shall be set back at least 3 feet from interior side and rear
lot/parcel lines.
Panhandle and
Duplex Lots/Parcels
All setbacks for panhandle lots/parcels are based on the orientation of the front and
rear of the dwelling occupying the lot/parcel. All setbacks for duplexes on corner
lots/parcels are based upon the front yard of each unit established by the street or
streets for address purposes.
Base Solar Standards Section 3.2-225.(11)
Maximum Building
Height
(11)(12)(13)(14)(18) 30 feet 35 feet 35 feet 35 feet
Commentary: In the SLR District:
1) There is a need for additional lot/parcel coverage due to the proposed smaller minimum lot/parcel
size.
2) There is a conflict between solar protection and increased density, a City-wide issue that needs
resolution outside of the scope of this project. However, most dwellings in the proposed SLR District will
be two or three story, due to the reduced lot/parcel size. At this time, the only solar protection proposed
for the SLR District is for LDR properties to the north because of the 35 foot height limitation which is 5
Attachment 1-12
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13
feet higher than permitted in the LDR District. The proposed solar protection regulation is currently found
in the cluster development standards (Section 3.2-230E.3.).
(1) 6,000 square feet in area for one a duplex corner lot/parcel in all [the LDR D] residential districts. [This standard prohibits the
division of the lot/parcel to create separate ownership for each duplex dwelling unit]. This standard may only be increased as
specified in (2), below.
(2) 10,000 square feet in the LDR District as specified in this Section and Section 4.7-140.
9,000 square feet in area for one a duplex corner lot/parcel In the SLR, MDR and HDR District as specified in this Section and Section
4.7-140. [This standard allows for the future division of the lot/parcel] These maximum areas shall apply only when the property
owner intends divide the lot/parcel with the intent to create separate ownership for each half of the duplex.
(3) The 45 percent coverage standard applies to covered structures only. On lots/parcels with more than 15 percent slope or above an
elevation of 670 feet, the maximum impervious surface inclusive of structures, patios, and driveways, shall not exceed 35 percent,
unless specified in Section 3.3-500. In the SLR, MDR or HDR Districts, a lot/parcel of 3.000 or less than 4500 square feet shall have a
maximum impervious surface coverage of 60 percent.
(4) Determination of all yard setbacks for duplexes on corner lots/parcels are based upon the front yard of each unit as established by
the streets used for address purposes.
(5) All setbacks shall be landscaped, unless a setback is for a garage or carport.
(6) Accessory Structure Exceptions to Setback standards:
(a) Stand alone garages and carports shall meet the street side yard, interior side yard and rear yard setback standards of the
primary structure.
(b) Group C Accessory structures are permitted within setbacks as specified in Section 4.7-105E.
(7) Where an easement is larger than the required setback standard, no building or above grade structure, except a fence, may be built
upon or over that easement.
(8) When additional right-of-way is required, whether by City Engineering standards, the Metro Plan (including the TransPlan), or the
City’s Conceptual Street Plan, setbacks are based on future right-of-way locations. Right-of-way shall be dedicated prior to the
issuance of any building permit that increases parking requirements.
(9) Architectural extensions may protrude into any 5-foot or larger setback area by not more than 2 feet.
(10) General Exceptions to Setback standards:
(a) Attached dwellings (zero lot line) on individual lots/parcels; and
(b) A dwelling constructed over the common property line of 2 lots/parcels, where there is a recorded deed restriction.
(c) In multifamily developments, the setback standards in Section 3.2-240 shall take precedence.
(11) See Section 3.2-225 for residential building height limitations for solar protection. In the SLR District, solar protection for abutting
LDR properties is required only for those lots/parcels north of the proposed development.
(12) Incidental equipment may exceed the height standards.
(13) Height limitations within the Hillside Development Overlay District may be removed provided the additional height does not exceed
45 feet and the base residential solar standards are met.
(14) In the MDR and HDR Districts, the building height may be increased to 50 feet as specified in Subsection 3.2-240D.3.c.
(15) In the MDR and HDR Districts, lot area and dimensions may be reduced through the Subdivision application process as long as
density and open space standards can be met.
(16) Panhandle driveways are permitted where dedication of public right-of-way is impractical. Panhandle driveways shall not be
permitted in lieu of a public street. In order to comply with the density requirements in the applicable residential zoning district. a
private easement as specified in Section 3.2-220B. may be permitted in lieu of the handle because the minimum lot/parcel size is
determined based only on the pan square footage calculation.
(17) In the MDR and HDR Districts, lot coverage standards may be increased to comply with the density requirements in the applicable
residential zoning district.
(18) Special building height standards may be established in Nodal Development Overlay or other special district standards (e.g.
Glenwood Plan District), as determined through Refinement Plan and/or Master Plan processes and/or the permitted building
height may be regulated by number of stories‘ or floors. .
3.2-605 Establishment of Mixed-Use Zoning Districts
The following mixed use zoning districts are established to implement areas designated Mixed Use by
the Metro Plan, on adopted refinement plans, specific area plans and specific development plan
diagrams and along transportation corridors designated for commercial development:
Commentary: This is a housekeeping amendment to make the siting of and access to Mixed-Use zones
more specific.
Attachment 1-13
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A. Mixed-Use Commercial District (MUC). The MUC District is established where a mix of
commercial with residential uses is compatible with existing nearby uses. Development within
the MUC District shall have a commercial dominance, with residential and public uses also
allowed. The primary development objectives of the MUC District are to expand housing
opportunities; allow businesses to locate in a variety of settings; provide options for living,
working, and shopping environments; facilitate more intensive use of land while minimizing
potentially adverse impacts; and to provide options for pedestrian-oriented lifestyles.
[Lots/parcels] Development areas one acre or more in size in the MUC District shall [generally]
have frontage on either an arterial or collector street. Access to any MUC development area
may be from a local street, if there is no negative impact on adjacent residential uses.
B. Mixed-Use Employment District (MUE). The MUE District is established where a mix of light-
medium industrial or special light industrial uses with commercial or medium-high density
residential uses is intended. Development within the MUE District shall have an employment
(industrial) emphasis, but may include commercial, public, and multifamily residential uses. The
primary development objectives of the MUE District are to expand employment opportunities
by allowing businesses to locate in a variety of locations, provide services for employees in close
proximity to their work place, to provide options for living, working, and shopping
environments; facilitate more intensive use of land while minimizing potentially adverse
impacts; and to provide options for pedestrian-oriented lifestyles. [Lots/parcels] Development
areas one acre or more in size in the MUE District shall [generally] have frontage on either an
arterial or collector street. Access to any MUE development area may be from a local street, if
there is no negative impact on adjacent residential uses.
C. Mixed-Use Residential District (MUR). The MUR District is established where a mix of medium
and high density residential with commercial uses is intended. The MUR District shall only be
applied to properties that are contiguous with property designated Community Commercial,
Mixed-Use Employment or Mixed-Use Commercial on the Springfield Zoning Map. Development
within the MUR District shall have a multifamily residential emphasis, but may include small-
scale retail, office and service uses when they are developed as part of a mixed-use
development in order to increase housing opportunities in close proximity to designated
commercial zones; support the retail, office and service uses of the adjacent commercial zone;
and to provide options for pedestrian-oriented lifestyles. [Lots/parcels] Development areas one
acre or more in size in the MUR District shall [generally] have frontage on either an arterial or
collector street. Access to any MUR development area may be from a local street, if a Traffic
Impact Study determines there is no negative impact on adjacent residential uses.
Commentary: Additional Mixed-Use zones as part of the recently approved Glenwood Refinement Plan
Update project are referenced for SDC user convenience.
D. The Residential Mixed-Use (RMU), Commercial Mixed-Use (CMU) and Employment Mixed-Use
(EMU) Districts are applicable to certain portions of the Glenwood Riverfront as specified in the
Glenwood Refinement Plan. See Section 3.4-245 for a description of these districts and Section
3.4-250 for the schedule of permitted uses.
Attachment 1-14
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Commentary: The following proposed SDC amendment adds clarity to the existing land division
standards that require Future Development Plans. Applicable text is found below in the Urbanizable
Fringe Overlay District (Section 3.3-825) and the Land Division standards (Sections 5.12-120/130).
Commentary: The Section 4.7-100 Title Page is revised.
4.7-105 Accessory Structures
4.7-110 Animal Overnight Accommodations
4.7-115 Auto, Manufactured Dwelling, RV, Boat, Motorcycle and Truck Sales, Service and Rentals
4.7-120 Bed and Breakfast Facilities
4.7-125 Child Care Facilities
4.7-130 Churches
4.7-135 Condominiums
4.7-140 Siting Duplexes in All Residential Districts
4.7-142 Design Standards for Duplexes and Attached Single-Family Dwellings
4.7-145 Eating and Drinking Establishments
4.7-150 Garden Supply and Feed Stores
4.7-155 Group Care Facilities
4.7-160 High Impact Public Facilities
4.7-165 Home Occupations
4.7-170 Manufactured Dwelling as a Permanent Office
4.7-175 Manufacturing as a Secondary Use in Commercial Districts
4.7-180 Mixed Use Districts
4.7-185 Night Watchman’s Quarters
4.7-190 Professional Offices
4.7-195 Public/Private Elementary/ Middle Schools
4.7-200 Public and Private Parks
4.7-203 Public Land and Open Space
4.7-205 Recreational Facilities
4.7-210 Residential Uses in Commercial Districts
4.7-215 Rooming and Boarding Houses
4.7-220 RV Park Standards
4.7-225 RVs as a Residential Use in Manufactured Dwelling Parks in Glenwood
4.7-230 Secondary Retail Sales in the GO District
4.7-233 Small Lot Residential District Development Standards
4.7-235 Small Scale Repair and Maintenance Services
4.7-240 Transportation Facilities—Bus Terminals, Heliports and Helistops
4.7-245 Warehouse Commercial Retail and Wholesale
4.7-250 Wellness Centers in the PLO District
4.7-140 Siting Duplexes in All Residential Districts
Commentary: The proposed text specifically states that duplexes are permitted outright on corner
lots/parcels in all residential districts (see Subsections A. and C.).
A. New Duplexes in the LDR and SLR Districts. A single duplex [es] may be located on corner
lots/parcels [of 6,000 square feet in LDR District, unless as may be permitted below] as specified
Attachment 1-15
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in Section 3.2-215. The design standards specified in Section 4.7-142 shall only apply to duplexes
in the SLR District.
B. Pre-existing Duplexes in the LDR District. Prior to the adoption of this Code:
1. Duplexes on interior lots/parcels [zoned Low Density Residential,] approved [prior to the
adoption of this Code,] as part of a Planned Unit Development shall not be considered
to be non-conforming uses.
D2. Duplexes on interior lots/parcels [zoned Low Density Residential,] approved [prior to the
adoption of this Code] on property previously zoned RG Garden Apartments shall not be
considered to be a non-conforming use.
E3. Duplexes on interior lots/parcels [zoned Low Density Residential,] that meet[s] the
density requirements of this zoning district, shall not be considered a non-conforming
use.
C.D. New Duplexes in the MDR and HDR Districts.
Commentary: The intent is to require duplex developments to comply with minimal design standards in
all instances in the MDR and HDR Districts, in most cases, as part of the Site Plan Review process.
However, when duplex only developments are proposed on lots/parcels ½ acre or more in size, the multi-
family design standards will also apply.
1. A single duplex shall be permitted on corner lots/parcels as specified in Section 3.2-210.
The design standards of Section 4.7-142 shall apply to this category of duplexes.
2. Where more than one duplex is proposed on lots/parcels that are less than 1/2 acre in
size and the minimum MDR or HDR density standard for the entire development area
can be met, the design standards specified in Section 4.7-142 shall apply to this category
of duplexes.
3. Where more than one duplex is proposed on lots/parcels that are 1/2 acre or more and
the minimum MDR or HDR density standard for the entire development area can be
met, the multi-family design standards specified in Section 3.2-240 shall apply to this
category of duplexes.
D. Partitioning Corner Duplex Lots. A proposed or existing [corner] duplex [or] on a corner
lot/parcel in any residential district may be partitioned for the purpose of allowing independent
ownership of each dwelling unit, [if each of] providing the [resulting] 2 platted [lots/]parcels
meet[s] the [size] minimum area standards for corner duplex parcels specified in Section 3.2-
215. In this case, [Duplexes or duplex lots/parcels eligible for this type of partition shall meet the
partition] the partition shall meet the land division standards [of] specified in Section 5.12-100
and the following:
Attachment 1-16
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17
1. Utility service to each unit shall be separate.
2. All walls connecting abutting units shall be fire resistive walls as specified in the
[Structural Specialty Code and Fire and Life Safety] Oregon Residential Specialty Code.
3. The property line separating the 2 units shall have not more than 2 angle points. The
angle points shall not occur within the wall between abutting units.
4.7-142 Design Standards for Duplexes and Attached Single-Family Dwellings
Commentary: The Type I review process will require only a planning staff review during the building
permit process utilizing a check list to determine compliance with the proposed duplex and attached
single-family design standards. The individual lots/parcels to be developed will be established by the land
division process as specified in SDC 5.12-100, which requires a Type II staff review process. All other
applicable SDC standards, e.g., landscaping, parking, etc. will be reviewed by staff under the Type I
review process. This will help reduce development costs.
A. The following design standards are required for all duplexes in the SLR, MDR and HDR Districts
and for all attached single-family dwellings in any residential district. The design standards shall
be reviewed under Type I procedure.
Commentary: There are numerous house plans currently on the market that contain a number of the
items on the proposed list. It should be relatively easy for a developer to find a set of plans that contain
at least 6 of these items. This should also help reduce development costs. When Springfield adopted the
multi-family design standards in 2000 (Ord. 6965), implementation cost was a discussion issue at that
time. Springfield’s project consultant determined that design standards similar to those proposed below
would not substantially increase development costs. The City Council on June 19, 2000, voted
unanimously to approve the multi-family design standards.
B. In addition to all other applicable SDC development standards, each duplex and each attached
single-family dwelling shall provide design elements to preclude large expanses of uninterrupted
building surfaces along all elevations which are visible from the street adjacent to the property
(i.e., front, rear and sides). The design shall be provided by using at least 6 of the following
architectural features on all applicable elevations, as appropriate for the proposed building type
and style:
1. Dormers;
2. Gables;
3. Recessed entries;
4. Covered front porches
5. Pillars or posts;
6. Eaves (minimum 12 inch projection);
Attachment 1-17
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7. Window trim (minimum 3 1/2 inches wide);
8. Bay windows;
9. Balconies;
10. Offsets in the building face by a minimum of 18 inches;
11. Offsets or breaks in roof elevation of 2 feet or greater in height.
12. Decorative patterns on the exterior finish using: shingles; wainscoting; and/or board and
batten.
13. Variation in façade building materials, including, but not limited to: tile; brick; and wood.
Commentary: A specific reference is made to the “Springfield Historic Inventory” and “Developable” is
changed to “net” acre.
4.7-155 Group Care Facilities
Residential facilities with more than 15 people, Foster Homes for over 5 children, Shelter Homes for
battered and abused persons and Halfway Houses.
A. These facilities shall have a front yard setback of 15 feet and side and rear yard setbacks of 20
feet. The landscaped setbacks for parking lots and driveways may be reduced to 5 feet when the
Director determines that adequate buffering has been provided.
B. A minimum of 25 percent of the lot/parcel shall be landscaped.
C. No parking shall be permitted within the front yard setback. Required parking shall be screened
from Public view.
D. For structures on the Springfield Historic Inventory, any external modification shall be [fully
compatible with the original design] as specified in Section 3.3-900.
E. The maximum density in the Low Density Residential District is 24 bedrooms per [developable]
net acre.
Commentary: The intent is to encourage a mix of housing types and apply design Standards in the SLR
District.
Attachment 1-18
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4.7-233 Small Lot Residential District Development Standards
The following standards are intended to promote a variety of housing types within a SLR development
proposal:
A. Two housing types shall be required for developments of less than 5 acres in size, whether
phased or not.
B. Three or more housing types shall be required for developments of 5 or more acres in size,
whether phased or not.
C. The following list of housing types may be used to satisfy this requirement as long as the density
standards specified in Section 3.2-205 are met:
1. Single-family detached dwellings;
2. Cottage cluster dwellings;
3. Zero lot line dwellings;
4 Single-family attached dwellings; and/or
5. Duplex dwellings, as specified in Sections 3.2-215 and 4.7-140.
Commentary: The Type I review for duplex and attached single-family dwelling design standards is
added to Table 5.4-1.
Table 5.4-1 Development Applications
Type of Application Decision Type Applicable SDC Sections
Accessory Dwelling Unit Type I 5.5-100
Amendment of Development Code Text Type IV 5.6-100
Amendment of Refinement Plan Text or Diagram Type IV 5.6-100
Annexation Type IV 5.7-100
Appeal of a Type II Director’s Decision Type III 5.3-100
Appeal of Type III Decision to City Council Type IV 5.3-100
Appeal of an Expedited Land Division Type III 5.3-125
Conceptual Development Plan Type III Applicable Section
Conceptual Development Plan Amendment Type III Applicable Section
Demolition of Historic Landmark Type III 3.3-900
Determination of Non-Conforming Use Status Type I 5.8-100
Development Issues Meeting Type I 5.1-100
Discretionary Use Type III 5.9-100
Drinking Water Protection Overlay District Development Type I 3.3-200
Duplex and Attached Single-Family Dwelling Design Standards Type I 4.7-142
Establishment of Historic Landmark Inventory Type III 3.3-900
Expansion/Modification of a Non-Conforming Use Type II 5.8-100
Expedited Land Division Type II 5.1-145
Attachment 1-19
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Extraterritorial Extension of Water or Sewer Service Type IV 3.3-825
Final Site Plan Equivalent Type I 5.17-100
Final Site Plan Review/Development Agreement Type I 5.17-100
Floodplain Development Type I 3.3-400
Hillside Development Overlay District Type II 3.3-500
Historical Commission Review—Major Alteration Type II 3.3-900
Historical Commission Review—Minor Alterations Type I 3.3-900
Home Occupations Type I 4.7-165
HS Hospital Support Overlay District Type II 3.3-1100
Interpretation involving policy Type IV 5.11-100
Interpretation not involving policy Type II 5.11-100
Land Use and Zoning Compatibility Statement Type I 3.1-100
Major Variance Type III 5.21-100
Emergency Medical Hardship Type II 5.10-100
Manufactured Dwelling Park Type II 3.2-235
Manufactured Dwelling Park Space Line Adjustment Type I 3.2-235
Manufactured Home—Temporary Residential Use Type I 3.2-235
Master Plan Type II 5.13-100
Master Plan Amendment Type I or II 5.13-100
Metro Plan Amendment Type I (text) or Type II (diagram) Type IV 5.14-100
Minimum Development Standards Type I 5.15-100
Minor Variance Type II 5.21-100
Partition Replat Tentative Plan Type II 5.12-100
Partition Tentative Plan Type II 5.12-100
Pre-Application Report Type I 5.1-100
Property Line Adjustment—Single Type I 5.16-100
Property Line Adjustment—Serial Type II 5.16-100
Site Plan Modification—Minor Type I 5.17-100
Site Plan Review Modification—Major Type II 5.17-100
Site Plan Review Type II 5.17-100
Solar Access Protection Type II 5.18-100
Subdivision Replat Tentative Plan Type II 5.12-100
Subdivision Tentative Plan Type II 5.12-100
Subdivision/Replat Plat Type I 5.12-100
Tree Felling Permit Type II 5.19-100
Vacation of Plats, Public Right-of-way, or Other Public
Property
Type IV 5.20-100
Vacation of Public Easements Type II 5.20-100
Willamette Greenway Overlay District Development Type III 3.3-300
Wireless Telecommunications Systems Facilities Type I, II, or III 4.3-145
Zoning Map Amendment Type III 5.22-100
5.12-120 Tentative Plan Submittal Requirements
A Tentative Plan application shall contain the elements necessary to demonstrate that the provisions of
this Code are being fulfilled.
Attachment 1-20
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Commentary: The proposed SDC amendment makes the existing land division standards that require
Future Development Plans more specific. This Subsection applies to both Partitions and Subdivisions. The
proposed amendment defines a “large” lot/parcel as “more than twice the minimum lot/parcel size” and
specifies that one intent of the Future Development Plan is to achieve minimum residential densities
specified in the SDC (see also the discussion under Section 3.8-825).
E. A Future Development Plan. Where phasing and/or [large] lots/parcels that are more than twice
the minimum lot/parcel size are proposed, the Tentative Plan shall include a Future
Development Plan that:
1. Indicates the proposed redivision, including the boundaries, lot/parcel dimensions and
sequencing of each proposed redivision in any residential district; [any lot/parcel that is
large enough to further divide;] and [or] shall include a plot plan showing building foot
prints for compliance with at the minimum [urban density MDR and HDR] residential
densities specified in Section 3.2-205.
2. Addresses street connectivity between the various phases of the proposed development
based upon compliance with TransPlan, the Regional Transportation Plan (RTP),
applicable Refinement Plans, Plan Districts, Master Plans, Conceptual Development
Plans, or the Conceptual Local Street Map and this Code;
3. Accommodates other required public improvements, including but not limited to,
sanitary sewer, stormwater management, water and electricity;
4. Addresses physical features, including but not limited to, significant clusters of trees and
shrubs, watercourses shown on the Water Quality Limited Watercourse Map and their
associated riparian areas, wetlands, rock outcroppings and historic features; and
5. Discusses the timing and financial provisions relating to phasing.
5.12-130 Tentative Plan Conditions
To the extent necessary to satisfy the approval criteria of Section 5.12-125, comply with all applicable
provisions of this Code and to mitigate identified negative impacts to surrounding properties, the
Director shall impose approval conditions. All conditions shall be satisfied prior to Plat approval.
Approval conditions may include, but are not limited to:
Commentary: The proposed SDC amendment adds a land division condition of approval to require a
Future Development Plan.
R. When required as specified in Section 5.12-120E., the Final Future Development Plan shall be
recorded at Lane County at the applicant’s expense. The applicant shall then deliver a
reproducible copy of the recorded Future Development Plan to the Director.
6.1-110 Meaning of Specific Words and Terms
Attachment 1-21
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Commentary: Below are new, revised and/or relocated definitions related to the proposed SDC
amendments. The intent is to allow for increased housing options. SDC definitions that are stand alone,
such as “Accessory Dwelling Unit” as well as those under topics such as “Manufactured Dwelling” and
“Prefabricated Dwelling” are proposed to be combined under the topic “Dwelling”.
Commentary: The term “developable” acre is being deleted because as stated above, the term “net”
acre will be utilized. The term “net” acre is already defined in SDC Chapter 6.
[Developable Acre. 43,560 square feet of land that can be developed that includes common open space
or recreational facilities reserved for the use of residents in a development, but excludes public
property, including but not limited to, parks and dedicated streets. At the request of the developer, the
Director may exclude portions of the site that cannot be developed due to physical constraints,
including, but not limited to natural resources that are listed within a local inventory.]
Commentary: The current “condominium” definition is proposed to be amended as follows and will
stand on its own because it is an ownership type and not a building type:
[Dwelling, Condominium. A type of residential development offering individual ownership of dwellings
and common ownership of open spaces and other facilities, that is regulated in part by State Law (ORS
100.005 et seq.).]
Condominium. A form of ownership that is regulated in part by ORS 100.005 et seq. that may be
applied to any dwelling type. Existing and new dwellings may be converted to condominium ownership;
however, new dwellings shall comply with the development standards specified in this Code for the
particular type of dwelling.
Commentary: The “dwelling” definition is revised consistent with the Oregon Residential Specialty Code.
[Dwelling. A building, or portion thereof, which is used exclusively for human habitation.]
Dwelling. A building or portion thereof, containing one or more dwelling units, intended or designed to
be built, used, rented, leased, let, or hired out to be occupied or that are occupied for living purposes.
This definition includes buildings constructed on-site and manufactured dwellings.
Commentary: The current “attached single-family dwelling” definition is proposed to be amended as
follows:
[Dwelling, Attached Single-family. A building designed or used exclusively for the occupancy of 1 family
which is attached to one or more separately owned dwellings by common vertical walls. This definition
includes but is not limited to zero lot/parcel line dwellings, townhouses and rowhouses.]
Dwelling, Attached Single-Family. A dwelling, located on its own lot/parcel that shares one or more
common walls with one or more dwellings. The common walls may be any wall of the buildings,
including the walls of attached garages. An attached dwelling does not share common floor/ceilings with
other dwelling units. Attached single-family dwellings include townhouses or rowhouses.
Attachment 1-22
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Attached Single-Family
Attached Single-Family Dwellings – Townhouses/Rowhouses
Commentary: “Cottage Cluster” is a new definition. The intent is to provide a mechanism to allow a
number of small detached single-family dwellings (cottages) on a single lot/parcel or on individual small
lots/parcels. The difference between a cottage cluster and a cluster subdivision is land ownership. The
cottage cluster is one lot/parcel owned by the residents; a cluster subdivision allows ownership of
individual lots, with common open space. Note: No development standards are proposed as part of
these Phase 1 Land Efficiency Measures; the development standards will be part of Phase 2.
Dwelling, Cottage Cluster. A development of detached single-family housing in a cluster of dwelling
units around a central open space that has the following characteristics: each unit has the construction
characteristics of a single-family house; units are on individual lots and/or in condominium ownership
and may share use of common facilities such as a party room, tool shed, garden orchard, workshop or
parking areas; the site is designed with a coherent concept in mind, including, but not limited to: shared
functional open space, off street parking, access within the site and from the site, and consistent
landscaping.
Cottage Cluster: multiple detached dwellings on one lot
Attachment 1-23
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Commentary: The current “detached single-family dwelling” definition is proposed to be amended as
follows:
[Dwelling, Detached Single-family. A building designed or used exclusively for the occupancy of 1 family
which is not attached to any other dwelling and is surrounded by open space and yards.]
Dwelling, Detached Single-Family. A single-family dwelling on its own lot/parcel that does not share a
wall with any other dwelling. This dwelling may be either site built or a manufactured dwelling.
Detached Single-family Dwelling
Commentary: The current “duplex” definition is proposed to be amended as follows:
[Dwelling, Duplex. A single building designed or used exclusively for the occupancy of 2 families living
independently of each other, sharing a common roof, wall or foundation at the garages, carports, and/or
living areas.]
Dwelling, Duplex. A building on its own lot/parcel that contains two independent dwelling units
attached by a common wall. The common wall may be any wall of the building, including the wall of
attached garages. A duplex is not considered to be a multi-family dwelling unit.
Attachment 1-24
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Duplex Dwelling
Commentary: The “manufactured dwelling’ definition is the current definition found in the SDC. No
amendment is proposed; the definition has been relocated to this place.
Dwelling, Manufactured.
A. Residential Trailer: a structure constructed for movement on the public highways that has sleeping,
cooking and plumbing facilities, that is intended for human occupancy, is being used for residential
purposes and was constructed before January 1, 1962.
B. Mobile Home: a structure constructed for movement on the public highways that has sleeping,
cooking and plumbing facilities, that is intended for human occupancy that is being used for
residential purposes and was constructed between January 1, 1962 and June 15, 1976, and met the
construction requirements of Oregon mobile home law in effect at the time of construction.
C. Manufactured Home: a structure constructed for movement on the public highways that has
sleeping, cooking and plumbing facilities, that is intended for human occupancy that is being used
for residential purposes and was constructed on or after June 15, 1976 in accordance with federal
safety standards regulations in effect at the time of construction. In addition, manufactured homes
sited within the jurisdictional boundaries of Springfield shall be of either Type 1 or Type 2
classification and shall comply with the following standards:
1. Type 1 Manufactured Home:
a. Multi-sectional configuration enclosing a minimum floor area of 1,000 square feet;
b. Siding and roofing materials similar to the materials used in residential dwellings in the
community or which are comparable to the predominant materials used on surrounding
dwellings;
c. Minimum roof pitch of 3 feet vertical in 12 feet of width;
d. Thermal efficiency equivalent to the Oregon One- and Two-Family Dwelling Specialty Code
excluding units built prior to the effective date of this Ordinance (5-1-94). These units shall
meet or exceed the HUD energy standards that were in effect at the time of construction.
Attachment 1-25
11/13/12
26
2. Type 2 Manufactured Home:
a. Single-wide unit of not less than 12 feet wide enclosing a minimum floor area of 500 square
feet;
b. Siding and roofing materials similar to the materials used in residential dwellings in the
community or which are comparable to the predominant materials used on surrounding
dwellings minimum roof pitch of 2 feet vertical in 12 feet of width;
c. Thermal efficiency equivalent to the Oregon One- and Two-Family Dwelling Specialty Code
excluding units built prior to May 1, 1994. These units shall meet or exceed the HUD energy
standards that were in effect at the time of construction.
Note: Multi-sectional units placed on lots/parcels eligible for Type 2 units shall comply with all of the
standards of a Type I manufactured home.
Commentary: The current “multi-family dwelling” definition is proposed to be amended as follows:
[Dwelling, Multi-family. A building containing 3 or more dwelling units designed or used exclusively for
the occupancy of 3 or more families living independently of each other and separated by common
vertical walls. A Congregate Care Facility is not a Multifamily dwelling unit for the purposes of
determining dwelling unit density.]
Dwelling, Multi-Family. A building that contains 3 or more dwelling units that share common walls,
floors/ceilings or foundations. The land underneath the building is not divided into separate lots/parcels.
Multi-family dwelling includes, but is not limited to garden apartments, apartments, housing co-ops, loft
conversions, and single room occupancies A congregate care facility is not a multi-family dwelling unit
for the purposes of determining dwelling unit density.
Multi-family Dwelling 3 or more dwellings; one building, one lot/parcel
Commentary: The “prefabricated dwelling” definition is the current definition found in the SDC. No
amendment is proposed, the definition has only been relocated to this place.
Attachment 1-26
11/13/12
27
Dwelling, Prefabricated. A building or structural unit that has been in whole or substantial part
manufactured at an off-site location to be wholly or partially assembled on-site, but does not include a
mobile home, trailer or recreational vehicle. Prefabricated structures are regulated under the State of
Oregon Structural Specialty Code and OAR 918-674.
Commentary: “Single Room Occupancy” is a proposed new definition for a term that describes an
existing situation, for example, the units above Jim’s Landing. This is not new policy; it is only new
terminology.
Dwelling, Single Room Occupancy (SRO). A building that provides living units that have separate
sleeping areas and some combination of shared bath or toilet facilities. The building may or may not
have separate or shared cooking facilities for the residents. For the purposes of determining residential
density, 4 SRO rooms equal one dwelling, Fractional dwellings will be rounded to the next higher
number, e.g., 5 SRO rooms equal 2 dwellings. SROs include, but are not limited to residential hotels and
rooming houses.
Commentary: The term “tri-plex” is a proposed new definition for a term that describes an existing
situation.
Dwelling, Tri-Plex. A building that contains 3 dwelling units that share common walls or floors/ceilings.
The land underneath the building is not divided into separate lots/parcels. A tri—plex is considered to
be a multi-family dwelling.
Commentary: The “dwelling unit” definition is revised consistent with the Oregon Residential Specialty
Code.
[Dwelling Unit. One or more habitable rooms which are occupied, intended or designed to be occupied
by 1 family with housekeeping facilities for living, sleeping, cooking and eating.]
Dwelling Unit. A single unit providing complete independent living facilities for one or more persons,
including permanent provisions for living, sleeping, eating cooking and sanitation.
Commentary: The term “accessory dwelling unit” the current definition found in the SDC. No
amendment is proposed, the definition has only been relocated to this place.
Dwelling Unit, Accessory. A secondary, self-contained dwelling that may be allowed only in conjunction
with a detached single-family dwelling. An accessory dwelling unit is subordinate in size, location, and
appearance to the primary detached single-family dwelling. An accessory dwelling unit is not required to
have its own exterior entrance and always has a separate kitchen, bathroom and sleeping area. An
accessory dwelling may be located within, attached to or detached from the primary single-family
dwelling.
Commentary: “Zero-lot-line” is a proposed new definition based upon Portland’s definition.
Attachment 1-27
11/13/12
28
Dwelling, Zero-Lot-Line. A single-family dwelling development on a common street frontage where
each dwelling is shifted to one side of the lot/parcel to provide for greater useable yard space. The
development requires that the planning for all of the dwelling locations be done at the same time,
typically through the land division process, where open space/maintenance easements will be required.
Each dwelling is on one lot/parcel.
Zero Lot Line Dwellings
Attachment 1-28
Attachment 2
The development area is 72,000 square feet or 1.65 net acres. Net acres is defined as: “The number of
dwelling units for each acre of land in residential use, excluding, dedicated streets, parks, sidewalks and
other public facilities.” There are 24 dwelling units in the development area that meets the 14 dwelling
units per net acre high end of the SLR density range.
This example shows:
Two housing types – attached single-family and duplexes; and
Two parking scenarios – individual parking spaces with access from the alley, and driveways with
access from the street.
Attachment 2-1
Attachment 3 Cluster Cottage Development Example
Cottage Cluster Development Example. Some cities in Washington and Oregon have adopted Cottage
Housing Development code provisions to allow the development of several small, detached cottages on
a site that would normally be developed with fewer large homes. Cottage Housing Development codes
are not multi-dwelling or overlay zones but instead provide another form of single-family development.
In the City of Bainbridge, cottage housing is allowed conditionally in all single-family zones as detached
dwellings as opposed to condominiums on a common lot. The code requires that cottages be less than
1,000 square feet in living area and limited in height. At 2,500 square feet, lots are allowed to be smaller
than standard single dwelling lots. Parking must be clustered and separated from open spaces rather
than being provided at each individual cottage. Cottages must also be oriented around a landscaped
common area that is central and serves as a gathering space. Developments are limited to a dozen units
so as to maintain a sense of community. With careful attention to the design of units, open spaces and
landscaping, cottage clusters could blend very well into the surrounding neighborhoods of older,
detached homes.
The development standards cited above from Bainbridge, Washington are one way of approaching this
topic. Specific development standards for Cottage Cluster Development will be addressed as part of
Phase 2 Land Use Efficiency Measures. At this time, staff wants to include the concept as a future
development option.
Attachment 3-1
Cottage cluster model code, LMN Architects
Attachment 3-2