HomeMy WebLinkAboutItem 01 Development Code Update Project_Public_Review_Draft_ CC WSAGENDA ITEM SUMMARY Meeting Date: 2/3/2020
Meeting Type: Work Session Staff Contact/Dept.: Mark Rust Staff Phone No: 541-726-3654 Estimated Time: 50 Minutes S P R I N G F I E L D C I T Y C O U N C I L
Council Goals: Encourage Economic
Development and Revitalization through Community Partnerships
ITEM TITLE: DEVELOPMENT CODE UPDATE PROJECT – PUBLIC REVIEW DRAFT
ACTION REQUESTED:
Council to give direction to proceed with releasing the public review draft of the Development Code Update for housing.
ISSUE STATEMENT:
The Purpose of the Development Code Update Project is to change the Springfield Development Code to support efficient, timely, and clear development review. The updated Development Code will support Springfield’s economic development priorities and will honor Springfield’s home town feel now and in the future.
ATTACHMENTS: Attachment 1: Council Briefing Memo
Attachment 2: Summary of Housing Code Changes
Attachment 3: Public Review Draft of New Code 3.2.200 – Residential Districts
Attachment 4: Public Review Draft of New Code 4.7.300 – Special Standard and Regulations for Certain Uses
Attachment 5: Public Review Draft of New Code 6.1.100 – Definitions
DISCUSSION/ FINANCIAL IMPACT:
Background At the work session on December 2, 2019 Council expressed the desire to review the draft code prior to its release to the public. Staff last presented to the City Council on this project on January 21, 2020. At this meeting staff updated City Council on the Development Code Update Project progress and upcoming steps.
Next Steps With Council approval staff will release the public review draft of the housing code sections and will initiate the public outreach steps of the housing phase.
Staff will continue to work with the Technical Advisory Committee, the Governance Committee, and public to refine the draft code through the public outreach process. Additionally the regular quarterly check in meetings with the
City Council and Planning Commission will take place. Phase 2 of the Development Code Update Project, the employment lands phase for commercial and industrial zoned properties are beginning and will proceed in parallel with Phase 1, housing.
M E M O R A N D U M City of Springfield
Date: 2/3/2020
To: Mary Bridget Smith COUNCIL
From: Tom Boyatt, Community Development Director
Mark Rust, Senior Planner
BRIEFING
MEMORANDUM
Subject: Development Code Update Project – Public Review
Draft
ISSUE
The Purpose of the Development Code Update Project is to change the Springfield Development
Code to support efficient, timely, and clear development review. The updated Development
Code will support Springfield’s economic development priorities and will honor Springfield’s
home town feel now and in the future.
COUNCIL GOALS/
MANDATE
Encourage Economic Development and Revitalization through Community Partnerships
BACKGROUND
At the work session on December 2, 2019 Council expressed the desire to review the draft code
prior to its release to the public. Staff last presented to the City Council on this project on
January 21, 2020. At this meeting staff updated City Council on the Development Code Update
Project progress and upcoming steps.
DISCUSSION
This is an important time for Phase 1 of the project, the housing phase, with preparations to
release a public review draft of the housing code sections as well as moving into Phase 2 of the
project to initiate the update to the employment lands (commercial and industrial) code sections.
Both the Technical Advisory Committee and Governance Committee have been engaged and
conducting multiple meetings over the last year to provide input and guidance on the housing
phase of the code update.
Housing code – Public Review Draft
The housing phase of the Development Code Update Project, Phase 1, is nearing a milestone.
The public review draft of the new draft housing code sections is close to being released and for
the public outreach steps of this phase to begin as described in the Community Engagement Plan
for the project. In moving forward with public outreach over the next five months, a number of
efforts and events will be completed: provide information about proposed code changes, listen to
the public in regard to the proposed changes, and make revisions to the public review draft to
reflect the input received. As the public outreach steps wrap up, the project will move into the
public hearing steps.
The project objectives that are established in the Community Engagement Plan are to:
1. Enable quick review of development applications.
2. Provide easy to understand code language presented in a clear and user-friendly format.
3. Provide a straight-forward processing path to development decisions.
4. Support/further economic development in all sectors.
5. Protect and enhance the beauty of our city to boost or stabilize property values,
encourage investment, and improve the image of the community.
Attachment 1, Page 1 of 3
6. Comply with mandatory regulatory requirements including implementation of HB 2001.
7. Implement the City’s adopted policies.
The balancing of these objectives is important in developing the new code. With multiple
objectives there are tradeoffs when evaluating new code provisions. The Technical Advisory
Committee, Governance Committee, Planning Commission, and City Council have all been
weighing in on development of the draft code provisions up to this point. The next step is to
provide an opportunity for the public to weigh in at this early stage and provide valuable input
before continuing to revise and finalize a public hearing draft of the code. There will be multiple
opportunities for continued input on the code as we move forward.
One example of balancing the multiple objectives is in implementing the new legislative
requirements to allow middle housing. Incorporating the new state law into the code update
meets the objective to “Comply with mandatory regulatory requirements”, however in doing so,
the code may not fully meet the objective of providing easy to understand language presented in
a user-friendly format. Many aspects of implementing the new middle housing provisions are
complex and must include clear and objective standards. The new regulations have been drafted
to strive to meet the goal of being easy to understand and use, recognizing that these new state
required provisions further lengthen and complicate the code.
The public review draft of the code is still a work in progress. This is the first version of
multiple versions to come and will require additional review including legal and technical
review internally, as well as the need for continued improvements to usability and clarity. A
summary of the housing code changes is included in this packet as Attachment 2. This summary
highlights many of the major areas of change and new code provisions that will likely create the
most interest for the Council and the public. The detailed draft code language sections are
included as Attachments 3, 4, and 5. These are the major new sections of the code that will be
replacing existing sections of code. There will ultimately be revisions to existing code sections
that relate to the new housing code sections. These will be provided prior to the public hearing
phase in legislative format to facilitate adoption of these new sections.
Staff is aware of opportunities to improve the code with more tables that summarize information
and graphics to visually represent requirements that will improve the usability through adding
“user tip” and commentary boxes throughout the code.
With the ambitious project timeline and to keep on track staff will be working parallel with the
public review steps to further refine the code while incorporating public feedback to ultimately
prepare a public hearing draft. Additionally, the process will provide opportunities for the
Council to weigh in on the draft and to revise the code once we reach the public hearing stage of
the project.
NEXT STEPS
With Council approval staff will release the public review draft of the housing code sections and
will initiate the public outreach steps of the housing phase.
Staff will continue to work with the Technical Advisory Committee, the Governance
Committee, and public to refine the draft code through the public outreach process.
Additionally the regular quarterly check in meetings with the City Council and Planning
Commission will take place.
Phase 2 of the Development Code Update Project, the Employment lands phase for commercial
and industrial zoned properties is beginning in parallel with moving into the public outreach
steps for Phase 1, housing. One of the first steps of Phase 2 is to recruit for and establish a
Attachment 1, Page 2 of 3
Technical Advisory Committee (TAC) for this next phase. The categories of members for the
TAC for the employment lands phase include the following representatives as approved in the
Community Engagement Plan.
1. Springfield Chamber of Commerce
2. Commercial Industrial Developer
3. Commercial/industrial contractor
4. Business owner
5. Consultant (land use, engineering, architect, etc.)
6. Commercial realtor
7. Commercial appraiser
8. Springfield consumer
RECOMMENDED ACTION
Council to give direction to proceed with releasing the public review draft of the Development
Code Update for housing.
Attachment 1, Page 3 of 3
Springfield Development Code Update – Housing Phase
The following table is a summary of major changes to housing code sections. The changes are
intended to accomplish the objectives of the Development Code Update Project:
1. Enable quick review of development applications.
2. Provide easy to understand code language presented in a clear and user-friendly format.
3. Provide a straight-forward processing path to development decisions.
4. Support/further economic development in all sectors.
5. Protect and enhance the beauty of our city to boost or stabilize property values,
encourage investment, and improve the image of the community.
6. Comply with mandatory regulatory requirements including implementation of HB 2001.
7. Implement the City’s adopted policies.
The existing Residential Zoning Districts section, 3.2-200, of the Springfield Development Code
is proposed to be completely removed and replaced with a new Residential Districts section,
3.2.300. The new section numbering format of #.#.### (with periods between all numbers) is
replacing the old number format of #.#-### (with a dash between the last two numbers).
The existing Residential Zoning Districts section (3.2-200) is 62 pages long. The new draft
replacement section is currently 12 pages as drafted. A good portion of the reduced length (and
complexity) is due to removal of the Solar Development Standards (11 pages), as well as
moving some of the development standards of this section to 4.7.300/.400, Special Standards
and Regulations for Certain Uses in Residential Zones.
This new draft Special Standards section, 4.7.300, is currently 33 pages. These 33 pages are
replacing 55 pages from three different sections, consolidating provisions, providing clarification,
and helping the section to be easier to use.
In order to implement new state legislation (HB 2001) that requires cities to allow middle
housing, some of the changes include allowing all middle housing types if the resulting housing
meets the existing density requirements of the residential zone. Middle housing types include:
duplexes, triplexes, fourplexes, cottage clusters, and townhouses.
The proposed changes maintain the existing density ranges allowed in each residential zoning
district. The proposed changes create flexibility and remove barriers to permitting housing that
meets the existing density allowed.
Duplexes are proposed to be allowed on every lot or parcel on which a single unit dwelling is
allowed, in conformance with the new legislation. No design standards are proposed for the
duplexes, treating them the same as single unit dwellings.
Triplexes and fourplexes are proposed to have minimal clear and objective standards for
approval. The standards would address impacts associated with compatibility with surrounding
development.
Attachment 2, Page 1 of 2
The new draft multi-unit housing standards have been simplified to provide for more flexibility,
and removed barriers to development. A clear and objective approval path as required by state
law is proposed in addition to an alternative tract to provide more flexibility to developers.
Change in Code Comments/Reason Code Section
1. Allow duplexes on every lot or parcel on which a single unit dwelling is allowed.
Provide Flexibility; Implement Middle Housing Legislation (HB 2001)
New Code Section 3.2.200 Old Code Section 3.2-200
2. Allow triplexes, fourplexes, townhomes, in all Residential zones, based on density, as
outright permitted uses.
Provide Flexibility; Implement Middle Housing Legislation (HB 2001);
New Code Section 3.2.200 Old Code Section
3.2-200
3. Combined Cluster subdivision and
Cottage Cluster as new Cottage Housing Development.
Simplify; make code easier to
use; provide flexibility; Implement Middle Housing Legislation (HB 2001);
New Code Section
4.7.335 Old Code Section 3.2-210 & 3.2-230
4. Multi-unit housing now only applies to 5 units or more. New clear and objective standards are provided.
Comply with state law to provide clear and objective standards; provide flexibility; remove barriers to development.
New Code Section 4.7.390 & 4.7.395 Old Code Section 3.2-240 & 3.2-245
5. Delete Solar Development Standards. Simplify; make code easier to use; provide flexibility; remove
barriers to development
Old Code Section deleted – 3.2-225
6. Modify Accessory Dwelling Unit
(ADU) provisions. Delete parking requirement. Delete articulation requirement. Delete height limit.
Simplify, remove barriers to
development; Implement Middle Housing Legislation (HB 2001);
New Code Section
4.7.340 Old Code Section 5.5-100
7. Consolidate Residential Development Standards. Simplify, clarify, remove barriers to development, provide clear
and objective standards.
New Code Section 4.7.300
Old Code Sections 3.2 and 4.7
8. Modify definitions related to housing. Define duplex, triplex, and fourplex as 2, 3, or 4 units on a lot in any configuration.
Provide flexibility, remove barriers to development New Code Section 6.1.100 Old Code Section 6.1-100
9. Reduce minimum lot size in Low Density Residential (LDR) zone from 4500 to 3000 square feet to
allow density maximum.
Remove barriers to development; provide flexibility. New Code Section 3.2.215 Old Code Section
3.2-215
10. Simplify the use table. Consolidate some of the allowed uses into broader categories.
Simplify; make code easier to use. New Code Section 3.2.210 Old Code Section 3.2-210
Attachment 2, Page 2 of 2
Page 1 of 12
Section 3.2.200 – Residential Districts (LDR, SLR, MDR, HDR)
Subsections: 3.2.205 Purpose, Applicability, and Location 3.2.210 Permitted Land Use 3.2.215 Lot Area and Dimensions 3.2.220 Setbacks 3.2.225 Lot Coverage 3.2.230 Height 3.2.235 Density 3.2.240 Panhandle Lot/Parcel Development Standards
3.2.205 Purpose, Applicability, and Location
(A) Purpose. The purpose of the Residential Districts is to:
(1) Accommodate a full range of housing types.
(2) Implement the policies of the Springfield Comprehensive Plan and Metro
Plan.
(3) Make efficient use of land and public services.
(4) Be designed to reduce reliance on the automobile for neighborhood travel
and provide options for walking and bicycling.
(5) Provide convenient access to Neighborhood Activity Centers.
(B) Applicability. The provisions in this section apply to development in the Low
Density Residential (LDR) District, Small Lot Residential (SLR) District, Medium
Density Residential (MDR) District, and the High Density Residential (HDR)
District. These districts are identified on the City’s official Zoning Map. Properties
designated within each district that contain additional standards must comply with
the provisions of the applicable district, except as may be modified by this section.
Properties within a designated Historic District must comply with the provisions of
SDC 3.3-900.
3.2.210 Permitted Land Uses
(A) Permitted Uses. The land uses listed in Table 3.2.210 are permitted in the
Residential Districts, subject to the provisions of this chapter. Only land uses that
are specifically listed in Table 3.2.210, land uses that are incidental and
subordinate to a permitted use, and land uses that are approved as “similar” to
those in Table 3.2.210 are permitted.
(B) Determination of Similar Land Use. Similar use determinations must be made in
conformance with the procedures in SDC 5.11-100, Interpretations.
Attachment 3, Page 1 of 12
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(C) Exceptions. Existing uses and buildings lawfully established under previously
effective land use regulations are allowed to continue subject to SDC 5.8-100,
Non-Conforming Uses – Determination, Continuance, Expansion and Modification,
except as otherwise specified in this section.
Table 3.2.210 Permitted Uses
Uses Districts Special Use Standards LDR SLR MDR HDR
Residential
Single Dwelling; detached P P P P
Single Dwelling; attached (e.g. townhomes, row houses, etc.) P* P* P* P* Sec. 4.7.330
Accessory Dwelling Units (ADU’s) P* P* P* P* Sec. 4.7.340
Boarding or Rooming House P* P* P* P* Sec. 4.7.405
Cottage Cluster Housing P* P* P* P* Sec. 4.7.325
Two dwelling units on one lot; attached or detached (e.g. duplex) P P P P
Three or four dwelling units on one lot; attached or
detached (e.g. triplex or fourplex) P* P* P* P* Sec. 4.7.320
Manufactured Home P* P* P* P* Sec. 4.7.345
Manufactured Home Subdivision P* P* P* P* Sec. 4.7.350
Manufactured Home Park P, S* P, S* P, S* P, S* Sec. 4.7.355
Multiple Unit Housing on one lot or parcel, 5 units up
to 20 units P* P* P* P* Sec. 4.7.395
Multiple Unit Housing on one lot or parcel, more than 20 units P* P* P* P* Sec. 4.7.395
Residential Care Home; 5 or fewer people P* P* P* P* Sec. 4.7.405
Residential Care Facility; 6-15 people P, S* P, S* P, S* P, S* Sec. 4.7.405
Residential Care Facility; more than 15 people P, S* P, S* P, S* P, S* Sec. 4.7.405
Public and Institutional
Automobile Parking, Public Off-street Parking N N D D
Child Daycare Center N N D D
Club (see definition 6.1.110(F) N N N N
Community Service; includes Governmental Offices N N D D
Community Garden D D D D
Educational facilities (schools) P* P* P* P* Sec. 4.7-195 and 5.9-110
Emergency Services; includes Police, Fire,
Ambulance D, S D, S D, S D, S
Attachment 3, Page 2 of 12
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Table 3.2.210 Permitted Uses
Uses Districts Special Use Standards LDR SLR MDR HDR
Parks and Open Space, including Playgrounds,
Trails, Nature Preserves, Athletic Fields, Courts, Swim Pools, and similar uses P/D* P/D* P/D* P/D* Sec. 4.7-200
Place of worship D, S* D, S* D, S* D, S* Sec. 4.7.385
Commercial
Bed and Breakfast
S* S* S* S* Sec. 4.7.365
Home Occupation S* S* S* S* SDC 4.7.375
Professional Office S* S* S* S* SDC 4.7-190
P = Permitted Use; S = Site Plan Review Required; D = Discretionary Use permit required; N = Not Allowed;
* = Permitted with Special Use Standards.
3.2.215 Lot Area and Dimensions
In addition to applicable provisions contained elsewhere in this code, the development
standards listed in this section apply to all development in residential districts. In cases of conflicts, standards specifically applicable in the residential zone shall apply. In cases of conflicts in this section between the general standards and the area-specific standards, the area-specific standards shall apply.
Lot area and lot dimension standards for residential uses are listed in Table 3.2.215. For
other residential uses listed in Table 3.2.210, the lot area and dimensions are subject to the type of residential structure being occupied. Lot development must be in conformance with SDC 3.2.235, Density.
The following Table 3.2.215 sets forth the residential zone development standards,
subject to the special development standards in SDC 4.7.300.
Table 3.2.215 Residential District Development Standards
Development Standard LDR SLR MDR HDR
Density (see 3.2.235 below)
Minimum Net Density per Acre 6 units 8 units 14 units 28 units
Maximum Net Density per Acre 14 units 14 units 28 units 42 units
Density fractions will be rounded up to the next whole number.
Lot Area
Attachment 3, Page 3 of 12
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Table 3.2.215 Residential District Development Standards
Development Standard LDR SLR MDR HDR
Minimum lot area is based on meeting the maximum net density in the zoning district. Some
example lot sizes are shown below.
Maximum lot area is based on meeting the minimum net density in the zoning district. Some
example lots sizes are shown below.
The minimum and maximum numbers given below as examples are approximate and each
development proposal must calculate the density for the specific property.
Single dwelling detached housing
Minimum lot size approx..
3000 sq. ft.
Maximum lot
size approx. 7000 sq. ft.
Minimum lot size approx..
3000 sq. ft.
Maximum lot
size approx. 5,500 sq. ft.
Minimum lot size approx..
1500 sq. ft.
Maximum lot
size approx. 3000 sq. ft.
Minimum lot size approx.
1000 sq. ft.
Maximum lot
size approx. 1500 sq. ft.
Duplex 6,000 sq. ft min. and 14,000 sq.
ft. max.
6,000 sq. ft. min. and 10,000 sq.
ft. max.
3,000 sq. ft min. and 6,000 sq. ft.
max.
2,000 sq. ft min. and 3,000 sq. ft.
max.
Triplex 9,000 sq. ft. min. and 21,000 sq. ft. max
9,000 sq. ft. min. and 16,000 sq. ft. max
4,500 sq. ft. min. and 9,000 sq. ft. max
3,000 sq. ft. min. and 4,500 sq. ft. max
Fourplex 12,000 sq. ft. min. and 29,000 sq.
ft. max
12,000 sq. ft. min. and 21,000 sq.
ft. max
6,000 sq. ft. min. and 12,000 sq. ft.
max
4,000 sq. ft. min. and 6,000 sq. ft.
max
Multiple Dwelling Unit N/A N/A 1,500 sq. ft. min. per unit and 3,000 sq. ft. max per
unit
1,000 sq. ft. min. per unit and 1,500 sq. ft. max per
unit
3.2.220 Setbacks
(A) Setbacks provide private outdoor living space, building separation for fire protection/security, building maintenance, and sunlight and air circulation. The
setback standards encourage placement of residences close to the street for public
safety and neighborhood security. (B) Setback Standards. The following setback standards apply to all structures, except as otherwise provided by this section.
Table 3.2.220 Setbacks LDR SLR MDR HDR
Front 10 feet, except garages and/or carports must be setback 18 feet
Attachment 3, Page 4 of 12
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Table 3.2.220 Setbacks LDR SLR MDR HDR
Side 5 feet, except certain uses may be reduced to 3 feet in as specified in SDC 4.7.300
Rear 5 feet
(C) Front Setbacks
(1) LDR, SLR, MDR, and HDR Districts. The front setback requirement is ten feet. Garages and carports must be set back a minimum of 18 feet from the front property line.
(2) Where streets right-of-way width abutting the site is less than the standard
specified in SDC 4.2.105C. for the correct classification of street, special setbacks apply in conformance with SDC 4.2.105M., Special Street Setbacks. (D) Side Setbacks
(1) LDR, SLR, MDR, and HDR Districts. The side setback requirement is five feet. (2) For courtyard housing in conformance with the provisions of SDC 4.7.335, a
three-foot minimum side setback is permitted. (E) Rear Setbacks (1) LDR, SLR, MDR, and HDR Districts. The rear setback requirement is five
feet.
(F) Setback Exceptions (1) Alley. Where an existing alley is less than 20 feet in width, the setback
abutting the alley must be increased to provide a minimum of 20 feet for
maneuvering and backing movements from garages, carports and/or parking areas. (2) Attached Single-Family Townhomes. Interior side setbacks are zero feet.
(3) Vision Clearance Areas. All structures must comply with this section, except as necessary to comply with SDC 4.2-130, Vision Clearance.
(4) Bridges. Bridges that form a driveway or pedestrian access from the abutting street or alley are permitted in the setbacks.
(5) Architectural Features. Except as prohibited in (F)(6) of this section, the following architectural features are allowed to encroach into the front, side
Attachment 3, Page 5 of 12
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and rear setbacks by no more than two feet provided a minimum setback of three feet is provided from the property line: eaves, chimneys including
fireplace enclosures and chimney chases, bay windows up to eight feet in width, window wells, and similar architectural features.
(6) Front Setbacks. The following may encroach into the front setback in the LDR, SLR, MDR, and HDR Districts:
(a) An unenclosed covered or uncovered porch, patio, deck or stoop with a maximum floor height not exceeding 18 inches is allowed to be set back a minimum of six feet from the front property line, as long as it does not encroach into a public utility easement. No portion of the structure can
encroach closer than six feet to the front property line including the
architectural features in subsection (F)(5) of this section. (b) The 18 foot setback requirement for garages and carports is measured along the centerline of the driveway from the front property line to either
the garage door or to the front-most support post of a carport.
(c) For garages on corner lots that are accessed from an alley, and garages where the side or rear wall of the garage faces the street, the front setback for the garage side or rear wall must be a minimum of 10 feet from the front property line. In this case, the garage must have a
window(s) in the side or rear wall facing the street that is a minimum of
six square feet. As shown in Figure 3.2.220A, side entry garages that access a street must have a driveway with a minimum length of 20 feet from the front and side property lines.
Figure 3.2.220A
Attachment 3, Page 6 of 12
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(d) Stairs, ramps and landings that are uncovered and may be in the front setback when they follow the grade.
(7) Side and Rear Setbacks. The following may encroach into the side and rear setback in the LDR, SLR, MDR, and HDR Districts: (a) An uncovered and unenclosed porch, patio, deck, or stoop located
above finished grade with a maximum floor height not exceeding 18 inches must be set back a minimum of 18 inches from the side and rear property lines, additionally it must not encroach into a public utility easement. (b) Uncovered patios at finished grade are exempt from setbacks as long as it does not encroach into a public utility easement.
(G) Prohibited in Setbacks. The following are prohibited, unless stated otherwise, within the following setbacks:
(1) Front Setbacks. Satellite dishes greater than 18 inches in diameter, heat pumps, and other similar objects. (2) Side and Rear Setbacks. Satellite dishes greater than 18 inches in diameter,
heat pumps and other similar objects, unless screened for visual and noise
abatement by a solid enclosure two feet higher than the object/use being screened.
(3) All Setbacks. Balconies.
3.2.225 Lot Coverage
(A) The following lot coverage standards apply to all development in the Residential Districts as follows:
Table 3.2.225 Lot Coverage LDR SLR MDR HDR
All Lots, except where specifically addressed below
50% (exist. 45%) 50% (exist. 50%) 60% (exist. 50%) None (exist. 45%)
Duplex, Triplex, Fourplex, and Townhomes 60% of Lot 60% of Lot 70% of Lot None
(B) On lots or parcels with more than 15% slope or above 670 feet in elevation, the maximum impervious surface inclusive of structures, patios, and driveways must not exceed 35%.
(C) On lots or parcels of less than 4,500 square feet in size, the maximum impervious
surface must not exceed 60%.
Attachment 3, Page 7 of 12
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3.2.230 Height
(A) The following building height standards are intended to facilitate allowed residential
densities while promoting land use compatibility.
Table 3.2.230 Height LDR SLR MDR HDR
All Lots, except where specifically addressed below 35 feet (exist. 30) 35 feet (exist. 35) 50 feet (exist. 35/50) none (exist. 35/50)
(B) Incidental equipment, as defined in SDC 6.1-110 may exceed the height standard. (C) Within the Hillside Development Overlay District the height limit is 45 feet.
3.2.235 Density
(A) The following net density standards apply to all new development in all of the Residential Districts, except as specified in subsection (B) of this section. The net density standards shown in Table 3.2.215 are intended to ensure efficient use of buildable lands and provide for a range of needed housing, in conformance with
the Springfield Comprehensive Plan. The net density must be within the density
range for the respective zoning district, except that density fractions will be rounded up to the next whole number. The density standards may be averaged over more than one development phase
(i.e., as in a subdivision or Master Planned Development).
(B) The net density requirements specified in Table 3.2.215 do not apply to: (1) Residential care homes/facilities.
(2) Accessory dwelling units (ADUs). (3) Duplexes when developed on a lot or parcel that is zoned for residential use and allows a detached single dwelling unit. (4) Bed and breakfast inns. (5) Nonresidential uses, including neighborhood commercial uses, public and
institutional uses, and miscellaneous uses that do not include a dwelling unit. (6) Buildings that are listed in the Inventory of Historic Sites within the Springfield Area Comprehensive Plan Exhibit “A” or buildings designated on the Historic National Landmarks Register. (7) Manufactured home parks within the LDR District are exempt from the
maximum density standards of the District; provided, that the standards of
SDC 4.7.355 are met. (8) Replacement, renovation, or expansion of existing dwelling unit(s) in any District provided the number of dwelling units does not change. (9) Development on a vacant lot or parcel consistent with an approved land
division, except tracts identified for future phases.
Attachment 3, Page 8 of 12
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(10) Residential infill, as defined in SDC Chapter 6.1.100, is exempt from minimum density standards. (11) Partitions on properties that are large enough to be divided into five or more lots are exempt from minimum density standards; provided, that the size of the resulting parcels and siting of dwellings allow future development on these parcels at minimum densities. (C) Net density is defined in SDC 6.1.100 as the number of dwelling units for each acre of land in residential use, excluding: dedicated streets; dedicated parks; dedicated sidewalks; and other public facilities. (D) For the purpose of calculating residential net density:
(1) Fractional units are rounded up to the next whole unit. (2) Where a property is within multiple zoning districts, the minimum and maximum number of units is calculated based on the acreage in each
Residential District that is subject to the density standard as specified above
multiplied by the applicable minimum and maximum density standards. Areas with nonresidential Districts are excluded from the density calculation. (3) The following areas are subtracted from the gross area of the property:
(a) Area not in residential use; (b) Area for dedicated streets; (c) Area for dedicated sidewalks; (d) Area for dedicated parks;
(e) Area for other public facilities.
After subtracting these areas from the gross area, then the remaining area is the
net area used to calculate the net density. To discuss in more detail what is
subtracted, the following explanations are provided below.
(4) The following areas are not subtracted from the gross area to calculate net
density: (a) Area within a public easement less than 10 feet in width. (b) Area within a private street.
(c) Area within a private park. (d) Area for other private facilities. (5) Residential use – Any area not in residential use is subtracted from the gross area. The term “in residential use” is considered to mean “of, relating to, or
connected with a residence or residences”. Examples of residential use include:
off street parking and vehicle circulation areas; maintenance or storage area; and a residential leasing office if these uses are related to or connected with a
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residence or residences. Examples of uses that would not be considered to be in residential use are: any commercial use; accessory uses that are not related to or
connected with a residence or residences; and unbuildable areas as described below. In determining areas that are unbuildable the Springfield Residential Land and Housing Needs Analysis that was adopted as part of the Residential Land Use
and Housing Element of the Springfield 2030 Refinement Plan, includes categorization of all tax lots in the UGB. The unbuildable category includes: (a) “Unbuildable, Not Serviceable Land. This category includes land that is undevelopable. It includes tax lots or areas within tax lots with one or more
of the following attributes: (i) slopes greater than 25%; (ii) within the floodway; (iii) in areas with severe landslide potential (DOGAMI map); (iv) within wetlands and riparian corridors and setbacks; (v) within easement of a 230 kV transmission line; (vi) small irregularly shaped lots1; and (vii) publicly owned land. (6) Streets - Any dedicated (to the public) street or roadway area is subtracted from the gross area to calculate net density. The area does not take into account to what degree the street or roadway area is improved. This does not include private streets. The area for any private street would remain in the net area considered to be in residential use. (7) Sidewalks – Any dedicated sidewalk area is subtracted from the gross area to calculate net density. Typically public sidewalks are located within a street right of way. If a public sidewalk is located in an easement it would not be subtracted from the gross area. Private sidewalks (e.g. for multifamily housing
developments, etc.) would also not be subtracted from the gross area.
(8) Parks – Any dedicated park area including Regional Park, Community Park, and Neighborhood Park is subtracted from the gross area to calculate the net density. Any Private Park, or private open space, if not dedicated would remain in the net
area.
(9) Other public facilities – Any area for a public facility dedicated to the City of Springfield or other public agency is subtracted from the gross area to calculate net density. This includes storm water tracts dedicated to the City, however does
not include private storm water facilities.
1 Only lots that were counted as unbuildable in the Springfield Residential Land and Housing Needs Analysis,
Residential Land Inventory can be subtracted from the gross density as “small irregularly shaped lots”.
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Additionally any area for a public facility that is included in the Eugene-Springfield
Metropolitan Area Public Facilities and Services Plan (PFSP) is subtracted from
the gross area. This includes an easement area if the PFSP public facility is in an
easement. Any other public utility easement (PUE) that contains public utilities
that are not included in the PFSP are not subtracted from the gross area (except
as provided above under unbuildable land for 230 kV transmission lines).
To help clarify the scale of public facilities that are typically included in the PFSP,
the term “Public facility projects” includes:
(a) Water: Source, reservoirs, pump stations, and primary distribution systems. Primary distribution systems are transmission lines 12 inches or larger for Springfield Utility Board (SUB) and 24 inches or larger for Eugene Water & Electric Board (EWEB). (b) Wastewater: Pump stations and wastewater lines 24 inches or larger.
(c) Stormwater: Drainage/channel improvements and/or piping systems 36 inches or larger; proposed detention ponds; outfalls; water quality projects; and waterways and open systems.
(d) Specific projects adopted as part of the Metro Plan are described in the project lists and their general location is identified in the planned facilities maps in Chapter II of the Eugene-Springfield Metropolitan Public Facilities and Services Plan (Public Facilities and Services Plan).
3.2.240 Panhandle Lot/Parcel Development Standards
(A) Special provisions for lots/parcels with panhandle driveways: (1) Panhandle driveways are permitted where dedication of public right-of-way is not required to meet the Street Network Standards contained in SDC 4.2-105
D. or E, or to comply with the density standards in the applicable zoning district. Panhandle driveways are not be permitted in lieu of a public street required to meet the Street Network Standards contained in SDC 4.2-105 D. or E.
(2) Panhandle driveways must not encroach upon or cross a watercourse, other body of water. Alternatively, driveways may encroach upon or cross a water course or other body of water or other topographic feature if approved by the Director and the City Engineer through a Type 2 process.
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(3) The area of the pan portion does not include the area in the “panhandle” driveway.
(4) No more than 4 lots/parcels or 8 dwelling units are allowed to take primary access from 1 multiple panhandle driveway. (5) The paving standards for panhandle driveways are:
(a) Twelve feet wide for a single panhandle driveway from the front property line to a distance of 18 feet, where there is an unimproved street; and from the front property line to the pan of the rear lot/parcel, where there is an improved street; and (b) Eighteen feet wide for a multiple panhandle driveway from the front property line to the pan of the last lot/parcel. This latter standard takes precedence over the driveway width standard for multiple unit dwelling driveways specified in SDC Table 4.2-2. (B) Buildable lots/parcels do not have to have frontage on a public street when access has been guaranteed via a private street or driveway with an irrevocable joint use/access easement as specified in Section 4.2-120A. In the residential districts, when a proposed land division includes single or multiple panhandle lots/parcels and the front lot/parcel contains an existing primary or secondary structure, an
irrevocable joint use/access easement is allowed in lieu of the panhandles when the required areas to meet both the applicable panhandle street frontage standard and the required 5-foot wide side yard setback standard for the existing structure is available. In this case, the irrevocable access easement width standard is: (1) Fourteen feet wide for a single panhandle lot/parcel in the LDR District. (2) Twenty feet wide for a single panhandle in the MDR and HDR District, or where multiple panhandles are proposed in any residential district.
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Section 4.7.300 – 4.7.400 - Special Standards and Regulations for
Certain Uses in Residential Zones
Subsections: 4.7.310 Purpose 4.7.315 Middle Housing 4.7.320 Triplex or Fourplex 4.7.325 Cottage Cluster Housing 4.7.330 Townhomes 4.7.335 Courtyard Housing 4.7.340 Accessory Dwelling Units (ADU’s) 4.7.345 Manufactured Homes on Individual Lots 4.7.350 Manufactured Home Subdivisions 4.7.355 Manufactured Home Parks 4.7.360 Residential Care Homes and Facilities
4.7.365 Bed and Breakfast
4.7.370 Accessory Structures and Uses
4.7.375 Home Business
4.7.380 Place of Worship
4.7.385 Architectural Design Standards
4.7.390 Multi-unit Housing (Clear and Objective Standards)
4.7.395 Multi-unit Housing (Discretionary option)
4.7.400 Boarding and rooming houses
4.7.405 Residential Care Homes and Facilities
Commentary/Question:
4.7.310 Purpose
This section supplements the standards contained in this code for certain uses in the Residential Districts. It provides standards for certain land uses in order to control the size, scale and compatibility of those uses.
4.7.315 Middle Housing
Commentary/Question:
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(A) Approval Criteria [Siting and Design Standards] – General
For all middle housing types in the LDR, SLR, MDR, and HDR zones the following
siting and design standards must be met:
(1) The subject property and any existing and proposed units must be connected
to sanitary sewer or have approval from Lane County Sanitation for a septic
system to serve the proposed development.
(2) Stormwater management system provisions must be provided consistent with
SDC 4.3-110 Stormwater Management, the requirements set forth in the
Stormwater Management Plan, and the Engineering Design Standards and
Procedures Manual.
(3) Any increase in on-site surface water drainage associate with new middle housing units, including roof drainage, must be retained on the lot or parcel of
origin and not flow onto the public right-of-way or other private property.
(4) Development must comply with SDC 4.5-100, On-site Lighting Standards.
(5) Parking for new middle housing units may be accessed from alleys when the following standards are met.
(a) If the alley providing access is paved, the off-street driveway and parking
space must be paved for a minimum of 18 feet from the alley property
line; or
(b) If the alley providing access is not paved, the following provisions apply:
(i) The off-street parking space is not required to be paved, but the
property owner must pave the alley for a distance of 18 feet from one
of the access points from the street unless both access points are
paved for at least 18 feet in conformance with applicable paving
standards; and
(ii) The property owner must improve the alley from one of the access
points of the street by grading and adding rock to the alley from the
edge of the required 18 feet of paving to the driveway in conformance
with the applicable improvement standards.
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4.7.320 Triplex and Fourplex
Triplex and fourplex development must comply with the following standards. The
standards are intended to control development scale, and minimize impacts associated with compatibility.
(A) There must be a minimum of 15 percent of the site landscaped in conformance with SDC Chapter 4.4-100, Landscaping, Screening and Fence Standards.
Existing natural landscaping can count as part of the landscape requirement if
protected and preserved during construction. (B) The applicant must provide:
(1) usable open space; or (2) an exterior patio, balcony, or deck;
consistent with the following:
(3) An exterior patio, balcony, or deck to meet the requirements of this subsection will not be counted as part of the landscape requirement.
(C) Trash and recycling receptacle storage areas must be screened on at least 3 sides
with a minimum 5 foot tall site obscuring fence or enclosure.
(D) Detached dwelling units must be a minimum of six feet apart as measured between their building footprints.
(E) Driveways must meet the requirements of SDC4.2-120 Site Access and
Driveways, and SDC 3.2-220 Panhandle Lot/Parcel Development Standards when applicable.
(F) Front Porches and Entries. Each unit in a triplex or fourplex must have a covered front porch or recessed entryway on the front of the home.
(1) When a covered front porch is provided the minimum dimensions of the covered front porch must be 3 feet by 3 feet.
Dwelling Units Usable Open Space Exterior Patio, Balcony or Deck
1 and 2 bedroom units 200 square feet per unit 80 square feet per unit
3 bedroom units or larger 300 square feet per unit 100 square feet per unit
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(2) When a recessed entry is provided for any unit it must have minimum
dimensions of 3ft by 3ft.
(3) The front door of each dwelling must open onto the covered porch or recessed entry.
(4) The entire area of the covered porch or recessed entry must be covered. 4.7.325 Cottage Cluster Housing (A) Purpose and Title
Cottage Cluster Housing is a type of flexible site development or subdivision with a unified concept that includes five or more small scale dwelling units, either attached or detached, grouped together around shared open space. The development may include common facilities such as a community room, tool shed,
garden area, workshop, or parking areas.
The Cottage Cluster Housing provisions allow the use as an outright permitted use in all of the residential zones as long as the development meets the standards through a type 1 ministerial process.
The Cottage Cluster Housing development standards are intended to: 1. Promote market-rate provision of homes affordable to households of a variety of incomes and sizes; 2. Encourage a design that balances a reduction in private outdoor space with
shared outdoor common area; and
3. Promote community-building, both within a housing cluster, and between the cluster and its surrounding neighborhood. The purpose of the Cottage Cluster Housing design standards are to create
dwellings that engage with the street and each other in a manner that builds
community and contributes positively to the neighborhood public realm. (B) Applicability
The Cottage Cluster Housing standards apply to all residential zoning districts.
Additionally, provisions allowing increased development in the LDR zone in transit connected locations are allowed as specified in the Cottage Cluster Housing Standard Table below.
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(C) Transit connected location
A property is considered to be in a “transit connected location” if the applicant can show that it is (or will be by the time construction is complete) connected by a direct, accessible, and maintained trail or sidewalk between the development and an active transit service stop within a 1/4 mile walk. (D) Density, Land Division, and Frontage Cottage Cluster Housing is allowed on any size site with no maximum density limitations and may include a land division resulting in new lots with no minimum lot size. Minimum density for the applicable zone must be met. If a land division is
proposed, access to each lot is allowed to be provided flexibly, including using pedestrian paths through private common areas controlled by a Home Owners Association (HOA) or otherwise dedicated for common, rather than private or limited use. (E) Site Design (1) A Cottage Cluster Housing development must include a minimum of 5 dwellings. (2) A Cottage Cluster Housing development must include an adequately sized and centrally located common open space, as a key component of cluster housing developments. A common open space needs to meet the following standards:
(a) The common open space must have at least 100 sq. ft. of common open space area for each dwelling in the housing cluster development; (b) The minimum dimensions for the common open space must be at least 20 ft. by 12 ft.;
(c) The entrance to at least one common open space area in a Cottage Cluster Housing development must be visible and accessible from an adjacent public street; and
(d) Dwellings must enclose at least 60% of three sides of common open
space areas to which at least half of the homes in a cluster housing development are oriented.
(i) Enclosure is defined as the sum of the widths of all the dwelling unit
structures on each side of a common open space area over the
width of that side of that common open space area.
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(F) Orientation (1) The front façade of each dwelling unit in a Cottage Cluster Housing development must be oriented toward either a common open space or public street. The front façade of a dwelling unit is defined as the façade with the main
entry door and front porch or recessed entry. (2) If a dwelling unit is not contiguous to either of these, then it must orient toward an internal pedestrian circulation path. (3) At least half of all the dwelling units in a Cottage Cluster Housing development must be oriented toward common open space. (G) Design Standards - Windows (1) Windows and doors must account for at least 15% of the façade area for each dwelling. (H) Front Porches and Entries
Each dwelling in a cluster must have a porch or recessed entryway on the front of the dwelling. (1) The front porch or recessed entry must have minimum dimensions of 5ft by 5ft.
(2) The front door of the dwelling must open onto the porch or recessed entry.
(3) The entire area of the front porch or recessed entry must be covered.
(4) The surface of the front porch or recessed entry must not exceed 48 in above
grade, as measured from the average ground level at the front of the porch. (I) Development Standards
The Cottage Cluster housing code development standards supersede the base
zone for height, density, minimum lot size, setbacks, yards, lot coverage, and minimum vegetation, as well as other design standards and parking standards, unless otherwise specifically stated. The development standards are summarized in Table 1.
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TABLE 1. COTTAGE CLUSTER HOUSING DEVELOPMENT STANDARDS
Standards LDR and SLR zones
LDR and SLR zoned Transit-connected
locations
MDR, and HDR zones
DWELLING UNIT SIZE
Max footprint per dwelling unit 1,200 sf.
Max footprint per structure 1,650 sf. no requirement
Max floor area per dwelling unit 1,600 sf.
Max average floor area per dwelling unit 1,000 sf.
HEIGHT*
Max height 35 feet 40 feet 50 feet Max structure height between 5 & 10 ft of rear lot line 15 feet
Max height to eaves
facing common open space
1.5 times the narrowest average width between two closest buildings
SETBACKS, SEPARATIONS, AND ENCROACHMENTS Separation between eaves of structures (minimum) 6 feet
Side and rear site setbacks 5 feet
Front site setback (minimum) 15 feet 10 feet 0-10 feet
Front site setback (maximum) 20 feet
LOT COVERAGE, IMPERVIOUS AREA, VEGETATED AREA
Lot coverage (maximum) 50% 55% 60%
Impervious area (maximum) 60% 65% 70%
Vegetated site area (minimum) 35% 30% 25%
COMMUNITY AND COMMON SPACE
Community building footprint (maximum) 1,500 sf. 2,000 sf. 3,000 sf.
PARKING
Motor vehicle parking spaces per dwelling unit, except ADU’s 1 0.5 .25
Long term bicycle parking spaces (minimum) 1.5 per dwelling unit
Short term bicycle parking spaces (minimum) 0.5 per dwelling unit
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(J) Home Types (1) Detached or attached dwelling unit types containing one to four dwelling units are allowed on properties in the LDR and SLR zone and not in a transit connected location. (2) Detached or attached dwelling unit types are allowed in LDR and SLR zones
in transit connected locations and in the MDR and HDR zones.
(3) Accessory dwelling units (ADUs) (either within, attached, or detached) are allowed for any detached or attached dwelling in a cluster housing development.
(K) Dwelling Unit Size (1) The maximum footprint for each dwelling in a Cottage Cluster Housing development must not exceed 1,200 square feet.
(2) The maximum footprint for each structure containing two to four dwellings must not exceed 1,650 square feet in LDR and SLR zones.
(3) The maximum floor area for each dwelling unit in a Cottage Cluster Housing
development must not exceed 1,600 square feet;
(4) The maximum average floor area of all dwellings in a Cottage Cluster Housing development must not exceed 1,000 square feet.
(L) Height
(1) The height limit for all structures in a Cottage Cluster Housing development is:
(a) 35 feet in the LDR and SLR zones and not located in a transit-connected
location; (b) 40 feet on any lot or parcel in the LDR and SLR zones in a transit-connected location; and (c) 50 feet in all other base zones and locations.
(2) To ensure that the heights of buildings around a common open space do not overwhelm the scale of that common open space, the height to the highest eaves on any building facing a common open space is restricted to not exceed 1.5 times the width of that common open space between the two
closest buildings across its narrowest average width.
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(3) Daylight basements are exempted from counting towards the number of stories of height allowed for structures in a housing cluster development.
(M) Setbacks, Separations, and Encroachments Front stairs of a dwelling are allowed to encroach into a common open space by no more than 20% of the width of the common open space; and for eaves to overhang
into the common open space by up to 24 inches. The minimum space between the eaves of structures must be six feet, unless the structures are directly attached (e.g., townhomes), in which case no separation is required.
Structures above 15 feet in height within a Cottage Cluster Housing development must be located at least 10 ft. from the rear lot line(s) in the LDR and SLR zones, and all structures within a cluster development must be located no closer than 5 ft. from the rear lot line, and at least 5 ft. from the side lot line(s), of the site on which
the housing cluster is developed. Parking, steps, ramps, drive aisles, and retaining walls are allowed to encroach into the side and rear setback areas, within the overall lot coverage and lot vegetation requirements. The minimum setback between the nearest home and the site’s front street lot line
is 15 ft. in the LDR and SLR zones; 10 ft. in transit-connected locations; and 10 ft. in all other locations, unless the base zone allows for a smaller setback, in which case the smaller setback is allowed. The maximum front setback is 20 ft., unless a greater setback is required because of steep slopes. Porches are allowed to intrude into the front setback to within 5 ft. of the front lot line. Walkways,
sidewalks, steps, ramps, drive aisles, and retaining walls are allowed to encroach into the front setback, within the limitations of the required amount of vegetation within the front setback. (N) Lot Coverage, Impervious Area, Vegetated Area
(1) The total lot coverage of all structures within a Cottage Cluster Housing development must not exceed: a. 50% of the site area in the LDR and SLR zones;
b. 55% of the site in LDR and SLR zoned transit-connected locations; or c. 60% in all other locations. (2) Impervious area, including all structures, must not exceed:
a. 60% of the site area in the LDR and SLR zones; b. 65% of the site in LDR and SLR zoned transit-connected locations; or c. 70% in all other locations.
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(3) Vegetation area. Pervious vegetation area must cover at least:
a. 35% of the site area in the LDR and SLR zones; b. 30% of the site in LDR and SLR zoned transit-connected locations; or c. 25% in all other locations. The area of the site’s front yard, between the front of the closest dwellings
and the adjacent street, must be at least 50% covered by vegetation and landscaped, pervious areas. (O) Community and Common Space
Each Cottage Cluster Housing development may feature a community building or other common indoor space for the shared use of its residents and guests; such a building or space may have a footprint not to exceed: (1) 1,500 sq ft in the LDR and SLR zones; (2) 2,000 sq ft in LDR and SLR zoned transit-connected locations; or (3) 3,000 sq ft in all other locations. (P) Motor Vehicle Parking
The motor vehicle parking must be developed in conformance with the requirements of SDC 4.6-110 (Q) Bicycle Parking
The location and design of bicycle parking spaces, both non-guest and guest spaces, must be developed in conformance with the requirements of SDC 4.6-140 thru 4.6-150. 4.7.330 Townhomes
(A) Townhome (or row house) units must comply with the requirements in subsections (A)(1) through (4) of this section. The standards are intended to control development scale; avoid or minimize impacts associated with traffic, parking, and design compatibility; and ensure management and maintenance of common areas.
For purpose of this section, a “Townhome” means (as defined in SDC 6.1.100(GG)) a dwelling unit constructed in a row of two or more attached units, where each dwelling unit is located on an individual lot or parcel and shares at least one common wall with an adjacent unit.. As shown in Figure 4.7.330.A the
common wall must be fully enclosed and shared for at least 25 percent of the
length of each dwelling unit’s enclosed elevation, not including uncovered or open, covered porches, patios, decks or stoops. The common wall may be any wall of the dwelling unit, including the wall of an attached garage. Single-family attached
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homes may have detached garages or ADUs that share a common wall between the two lots or parcels.
(1) Building Mass Supplemental Standard. Within the LDR and SLR Districts the number and width of consecutively attached units (i.e., with attached walls at property line) must not exceed four units. Within the MDR and HDR Districts the number and width of consecutively attached units is not restricted.
(2) Street Access. Townhomes receiving access directly from a public or private street must comply with the following standards, in order to minimize interruption of adjacent sidewalks by driveway entrances, slow traffic, improve appearance of the streets, and minimize paved surfaces
for better stormwater management:
(a) Garage Door. The maximum combined garage door width facing the street is 50 percent of the total building width.
(b) Driveway Approaches. Townhomes can have a maximum of one
driveway approach and must comply with the following:
(i) Townhomes with frontages on streets of different classifications must access the street with the lowest
classification. (ii) The total width of shared driveway approaches must not exceed 32 feet. When a driveway serves more than one lot, the developer must record an access and maintenance easement/agreement to benefit each lot, prior to building
permit issuance. (iii) Driveway approaches on local streets may be separated in compliance with the following: (aa) Approaches must be separated by a minimum of seven
feet; and (ba) Approaches must not exceed 16 feet in width. (iv) Clear vision standards do not apply between driveway approaches for townhomes on local streets. All other
standards in SDC 4.2.130, Vision Clearance Area, apply.
(3) Areas Owned in Common. Common areas must be maintained by a homeowners association or other legal entity. A homeowners association may also be responsible for exterior building maintenance. A
copy of any applicable covenants, restrictions and conditions must be
recorded and provided to the City prior to issuance of a building permit.
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Figure 4.7.330.A
Figure 4.7.330.B
4.7.335 Courtyard Housing
(A) Detached courtyard houses on individual lots are subject to the same standards as single unit detached housing, except that a three-foot minimum side yard setback
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is allowed on one side of a typical lot and a seven foot setback is required on the other side of the lot. As shown in Figure 4.7.335.A, this type of housing is permitted
to allow development on narrow lots and still provide usable outdoor living area in side-oriented courtyards. The following standards are intended to promote compatibility and privacy between adjacent buildings and allow for building maintenance. (1) Setbacks Adjacent to Non-Courtyard Housing Development. When a courtyard house shares a side property line with a non-courtyard development (including vacant lots), the courtyard building must be set back from the common property line by a minimum of seven feet. (2) Construction and Maintenance Easement. Prior to building permit approval, the applicant must submit a copy of a recorded easement for every courtyard house that guarantees rights for the purpose of construction and maintenance of structures and yards. The easement must stipulate that no fence or other obstruction can be placed in a manner that would prevent
maintenance of structures on the subject lot.
(3) Buffering. The building placement and design of windows must provide a buffer for the occupants of abutting courtyard lots. This standard is met by:
(a) Placing ground-floor windows along the courtyard side of the house
where views are directed into the yard(s) for the subject house; (b) By directing views away from neighboring lots yards (e.g., bay window); or (c) By using frosted glass or other permanent window covering that
obscures any view to the exterior but allows light into the interior.
These standards do not apply to adjoining non-zero lot line lots.
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Figure 4.7.335.A – Courtyard Housing
4.7.340 Accessory Dwelling Unit (ADU)
(B) Purpose. An accessory dwelling unit is intended to: (a) Provide the opportunity to add accessible and affordable units to existing neighborhoods and new residential areas;
(b) Provide flexibility to accommodate changes in household size or composition over the course of time, allowing for intergenerational living and on-site caretakers/assistants; (c) Make efficient use of residential land; and (d) Fit into the neighborhood while maintaining stability, property values, and, in
the case of low-density residential (LDR) zones, the single unit residential appearance of the neighborhood. (C) An accessory dwelling may be established by:
(1) Converting an attic, basement or garage or any other portion of the primary dwelling; (2) Adding floor area to the primary dwelling, including a second story; (3) Constructing a detached accessory dwelling unit on a lot/parcel with a primary
single unit dwelling; or (4) Converting an existing dwelling unit to the accessory dwelling unit (if it is less than 800 square feet) and building a primary dwelling unit.
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(D) Applicability.
(1) Accessory dwelling units are permitted on LDR properties with a primary dwelling. (2) Accessory dwelling units are permitted on MDR properties with a primary
dwelling, according to the following standards:
(a) On a lot or parcel with area 6,650 square feet or less, 1 or 2 accessory dwelling units are permitted. (b) On a lot or parcel with area greater than 6,650 square feet but not
greater than 10,000 square feet, 2 accessory dwelling units are permitted. A single accessory dwelling unit on such lot or parcel is not permitted. (c) An accessory dwelling unit is not permitted on a lot or parcel with area greater than 10,000 square feet.
(d) If 2 accessory dwellings are constructed, at least 1 must be detached from the primary dwelling.
(3) Accessory dwelling units are permitted on HDR properties with a primary dwelling, according to the following standards:
(a) On a lot or parcel with area 3,200 square feet or less, 1 or 2 accessory dwelling units are permitted. (b) On a lot or parcel with area greater than 3,200 square feet but not greater than 4,800 square feet, 2 accessory dwelling units are permitted.
A single accessory dwelling unit on such lot or parcel is not permitted. (c) An accessory dwelling is not permitted on a lot or parcel with area greater than 4,800 square feet. (d) If 2 accessory dwellings are constructed, at least 1 must be detached from the primary dwelling.
(4) Accessory dwelling units are permitted within the Historic Overlay District subject to the provisions of Sections 3.3-910 through 3.3-945. (E) Review
(1) An accessory dwelling unit is reviewed under Type I procedure except in the Historic Overlay District or except as provided in Sections 4.7.340(F) and 4.7.340(H)(3) when the accessory dwelling unit is reviewed under a Type II procedure.
(F) Submittal Requirements (1) A plan drawn to scale and dimensioned showing:
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(a) the proposed accessory dwelling unit and its relation to the property
lines; (b) the primary dwelling and other structures on the lot/parcel including fences and walls; (c) existing and proposed trees and landscaping; (d) lot/parcel area and dimensions, percent of lot/parcel coverage, building
height, entrance locations; location of utilities and meters, curb cuts, sidewalks (public and private) and off-street parking area; (e) a detailed floor plan of the accessory dwelling unit, drawn to scale with labels on rooms indicating uses or proposed uses; and (f) a separate written response demonstrating how the required
development standards listed in Section 4.7-340(G) can be met. (G) Development Standards. An accessory dwelling unit must meet the following standards: (1) The accessory dwelling unit must meet all applicable standards in this Code including, but not limited to; setbacks, height, lot/parcel coverage, solar access and building codes in effect at the time of construction. (2) The accessory dwelling unit must contain a kitchen, bathroom, living, and
sleeping area that are completely independent from the primary dwelling.
(3) The accessory dwelling unit must not exceed 800 square feet or the square footage of the primary dwelling (exclusive of the garage for the primary dwelling), whichever is less.
(4) The accessory dwelling unit must have an outside entrance that is separate from the entrance to the primary dwelling.
(5) A hard surface walkway, a minimum of 3 feet wide, must be provided from the
primary entrance of the accessory dwelling unit to the street or walkway
serving the primary dwelling.
(6) Each dwelling unit must have its own address.
(7) Outdoor storage and garbage areas must be screened from view from
adjacent properties and those across the street or alley with a minimum 42-
inch tall 100-percent site obscuring fence or enclosure on at least 3 sides. (8) If a Type 2 manufactured home or a towable structure (that is permitted, inspected and approved by the local authority having jurisdiction) is brought to
the site as an accessory dwelling unit, it must have its tongue and towing
apparatus removed. It must be placed on an excavated and back-filled foundation, enclosed at the perimeter with stone, brick or other concrete or
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masonry materials approved by the Building Official and with no more than 24 inches of the enclosing material exposed above grade. Where the building
site has a sloped grade, no more than 24 inches of the enclosing material must be exposed on the uphill side of the home (if the dwelling is placed on a basement, the 24-inch limitation will not apply). (H) Design Standards. An accessory dwelling unit within or attached to the main
dwelling must either match the primary dwelling or meet the alternative standards. A newly constructed detached accessory dwelling unit must match the primary dwelling, meet clear and objective standards, or meet the alternative standards. Conversion of a structure permitted under Section 4.7-105A to an accessory dwelling unit is not required to meet the design standards and may be approved
under a Type 1 procedure; however, exterior alterations such as those necessary to meet building codes must meet relevant design standards below (match primary dwelling or meet clear and objective standards). (1) Match Primary Dwelling. An accessory dwelling unit may be approved under
Type 1 procedure if it meets the following design standards except that these standards may be altered when necessary to meet current fire or building codes: (a) Exterior finish materials must be the same as or visually match those
of the primary dwelling in terms of type, size, and placement. (b) Roof pitch must be the same as the predominate roof pitch of the primary dwelling. (c) The trim around the doors and windows must be the same type and finish as the primary dwelling. (d) Windows must match those of the primary dwelling in terms of proportion (height and width ratio) and orientation (vertical vs. horizontal). (e) Eaves must project from the accessory dwelling unit addition the same distance as the eaves on the primary dwelling.
(2) Meet Clear and Objective Standards. A detached accessory dwelling unit may be approved under Type I procedure if it meets the following design standards: (a) Only non-reflective siding and roofing materials are allowed. (b) Minimum roof pitch is 3 in 12. (c) Eaves must project from the accessory dwelling unit at least 1 foot on all elevations. (d) The primary entry must have a covered or roofed entrance with a
minimum depth and width of 3 feet. (3) Meet Alternative Standards. An accessory dwelling may be approved under Type II procedure if it meets the following design standards:
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(a) Siding, roofing materials and windows must be similar to those used on
residential dwellings in the surrounding neighborhood. (b) Entrances, windows and balconies must be designed and located with consideration of the privacy of residential neighbors. (I) Non-Conforming Lot/Parcel Sizes (1) Accessory dwelling units must not be permitted on lots/parcels that do not meet the applicable minimum lot/parcel size stated in Section 3.2-215. (J) Prohibited Use (1) Mobile homes, recreational vehicles, motor vehicles, and travel trailers cannot be used as an accessory dwelling unit. Type 2 Manufactured Homes and towable structures that are permitted, inspected and approved by the local authority having jurisdiction are allowed.
4.7.345 Manufactured Homes on Individual Lots
A Manufactured home is permitted on an individual lot, subject to a building permit compliance with the following clear and objective design standards. The following
standards do not apply to units that existed on lots within the City prior to the effective
date of the ordinance codified in this code.
(A) Roof. The manufactured home must have a pitched roof with a slope not less than three feet in height for each 12 feet in width (14 degrees);
(B) Garages and Carports. The manufactured home must have a garage or carport;
(C) Thermal Envelope. The manufactured home must be certified by the manufacturer to meet the thermal envelope requirements equivalent to those for a single unit dwelling constructed under the State Building Code. Evidence demonstrating that the manufactured home meets “Super Good Cents” energy efficiency standards is
deemed to satisfy the exterior thermal envelope certification requirement. Additional manufacturer certification must not be required;
(D) Placement. The manufactured home must be placed on an excavated and back-filled foundation and enclosed at the perimeter such that the manufactured home is
located not more than 16 inches above grade, and complying with the minimum set-up standards of the adopted State Administrative Rules for Manufactured Dwellings. Where the building site has a sloped grade, no more than 16 inches of the enclosing material must be exposed on the uphill side of the foundation skirt;
(E) Skirting. The foundation area of the manufactured home must be fully skirted;
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(F) Historic Districts. The manufactured home must not be located in a designated historic district.
4.7.350 Manufactured Home Subdivisions
Manufactured home subdivisions are reviewed as a Type II application for tentative plan approval. A manufactured home subdivision is subject to the provisions of SDC Chapter 5.12-100, Land Divisions – Partitions and Subdivisions, in addition to the criteria below.
(A) Lot Size and Dimension Requirements. The minimum lot area and dimensions
within a manufactured home subdivision must be the same as that allowed within the underlying zone. (B) Permitted Uses. Manufactured home subdivisions may contain manufactured homes and related accessory structures.
(C) Setbacks. Setbacks for manufactured homes, modular homes, and accessory structures must be the same as provided in the underlying zone.
4.7.355 Manufactured Home Park
A Manufactured home park is a permitted use in the residential zoning districts subject
to site plan review in conformance with ORS Chapter 446, and the following criteria: (A) Minimum Area Required. A manufactured home park must consist of a minimum area of five acres. (B) Space Size. The average area of a manufactured home site must not be less than 4,000 square feet excluding roadway, recreation areas and other accessory facilities. No manufactured home site must be less than 2,000 square feet in area.
(C) Access. A Manufactured home park access must be located on public streets
improved to meet minimum standards and which are improved to a point
intersecting a collector or arterial street.
(D) Permitted Uses. A Manufactured home park may contain manufactured homes and accessory structures permitted in this chapter, community laundry and recreation facilities, and other common buildings for use by park residents only, and one
residence other than a manufactured home for the use of a caretaker or a manager responsible for maintaining or operating the property.
(E) Minimum Site Requirements.
(1) Park Streets. The minimum surfaced width of the roadway within an access way must be 24 feet if there is no parking allowed and 30 feet if parking is allowed on both sides. The first 50 feet of the access way measured from the
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public street must be surfaced to a minimum width of 30 feet and must be connected to the existing public street according to plans approved by the
City. (2) Improvement Standards. The improvement of driveways, walkways, streets, drainage and other utilities must conform to adopted State standards for such or must conform to the City’s Standards and Specifications manual,
whichever is more restrictive.
4.7.360 Residential Care Homes and Facilities
Residential care homes and facilities must comply with the following standards:
(A) Licensing. All residential care homes and facilities must be duly licensed by the
State of Oregon. (B) Site Plan Review. Site Plan Review is required for new structures to be used as residential care facilities, to ensure compliance with the licensing, parking, and other requirements of this code. Residential care homes are exempt from this
requirement.
4.7.365 Bed and Breakfast
Bed and breakfast use is permitted in all Residential Districts within a structure used as a residence and must comply with the following standards.
(A) Maximum Size. The bed and breakfast use is limited to a maximum of four
bedrooms for guests and a maximum of eight guests per night. (B) Employees. The bed and breakfast use may have up to one full time equivalent nonresident employee for the facility.
(C) Food Service. Food services may be provided only to overnight guests of the bed and breakfast use.
(D) Owner- or Operator-Occupied. The bed and breakfast inn must be owner- or operator-occupied and must maintain the exterior physical characteristics of a
single unit dwelling. No separate structures must be allowed (except for customary residential accessory buildings such as sheds, or detached garages).
(E) Location. There must be at least 400 feet of separation along the same street between bed and breakfast uses.
(F) Signs. Signs must meet the standards of City of Springfield Municipal Code 8.200, Signs.
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(G) Monitoring. All bed and breakfast uses must register with the City of Springfield for Transient Room Tax and must maintain a guest logbook. It must include the
names and home addresses of guests, guests’ license plate numbers if traveling by car, dates of stay and the room number of each guest. The log must be available for inspection by City staff upon request.
4.7.370 Accessory Uses and Structures
Accessory uses and structures are those of a nature customarily incidental and
subordinate to the primary use or structure on the same lot. Typical accessory structures include detached garages, sheds, workshops, greenhouses and similar structures. This section does not apply to accessory dwelling units (ADUs). For standards applicable to ADUs, see subsection 4.7.340 of this section. Accessory
structures must comply with all of the following standards in addition to the standards of
SDC 4.7-105 and the applicable zoning district. Where conflicting or more permissive standards exist in this section, these standards prevail.
(A) Primary Use Required. An accessory structure or use may only be permitted on a lot or parcel after the primary use is established. The accessory use must be a
permitted use in the zoning district. (B) Restrictions.
(1) A half bathroom and/or a wet bar may not be installed within an accessory
structure unless the property owner signs a City of Bend compliance form
stating that the structure will not be used as a dwelling unit. (2) A kitchen is not allowed.
(3) A full bathroom is not allowed.
(C) Floor Area. The maximum floor area of an accessory structure in a Residential Zoning District must not exceed 1,500 square feet. (D) Floor Area Ratio. The FAR as defined in SDC Chapter 1.2, Definitions, must not
exceed 0.60 for all buildings on site, cumulatively.
(1) Exemptions to FAR. (a) Accessory structures less than 10 feet in height and 200 square feet in
area.
(E) Building Height. The building height of a detached accessory structure must not exceed 25 feet. In order to consider the accessory structure to be attached to the primary dwelling unit, it must be attached by one of the following options and there
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must be an opening that allows for internal access through livable space to the primary portion of the dwelling unit:
(1) The accessory structure must share a common wall for at least 25 percent of the length of the primary dwelling unit; or (2) The entire length of one elevation of the accessory structure must be
attached to the primary dwelling unit.
The shared or attached wall must be the wall of an enclosed interior space, and does not include porches, patios, decks or stoops.
4.7.375 Home Business A home occupation is a lawful activity carried on within a dwelling or accessory structure by a member or members of the family who occupy the dwelling. A home occupation is permitted provided that:
(A) The primary use of the building is a dwelling; (B) The occupation is a secondary use that does not significantly affect the residential character of the dwelling or neighborhood; and
(C) Compliance with the following standards shall occur at all times:
(1) There shall be no display which would indicate from the exterior that the building is being used for any purpose other than a residential dwelling.
(2) There shall be no outside storage of materials visible from public property or
adjacent private property. (3) Mechanical equipment, unless compatible with residential purposes, shall be prohibited.
(4) There shall be no offensive noise, vibration, smoke, dust, odors, heat or glare
noticeable at or beyond the property line resulting from the home occupation.
(5) The home occupation shall not create hazardous traffic conditions or utilize on-street parking of nearby properties.
(6) If the proposed home occupation requires any modification to the dwelling or accessory structure of a nature that is not typically found in a residential district, the proposed home occupation is considered inappropriate and prohibited.
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(7) No merchandise, other than what is produced on-site shall be sold to the public from premises.
(8) The use or storage of heavy equipment or heavy vehicles shall not be permitted. Heavy equipment and heavy vehicles shall include, but not be limited to, the use of: semi-trucks, trucks and trackers, back hoes, bob cats, refrigerator trucks, livestock trucks, commercial buses, farm tractors, garbage
trucks and log trucks.
(9) Any home occupation, which requires more than 1 vehicle for its operation shall be prohibited. The 1 vehicle permitted is limited to passenger vehicles, passenger vans or pick-up trucks.
(10) No residence shall be used as a headquarters or dispatch center where employees or subcontractors report to the residence to be dispatched elsewhere.
(11) Customer access to home occupations is limited to the hours of 7 a.m. to 6
p.m.
(12) The applicant shall sign an agreement with the City acknowledging any applicable standards listed in Subsections 1. through 11., above.
(D) The following uses are prohibited as a home occupation:
(1) Automobile repair, including, but not limited to: tune-ups, alignments, body-fender work, painting, detailing and upholstering;
(2) Health salons, gyms, dance studios, aerobic exercise studios, karate and judo
instruction; (3) Medical and dental offices;
(4) Mortician, hearse services;
(5) Tow truck services;
(6) Veterinary uses (including care, grooming and boarding);
(7) Wholesale distribution taking up more than the equivalent of 40 percent of the
primary residence;
(8) Gun dealerships involving and storage of guns for sale or customers visiting the residence.
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(E) Any home occupation: (1) In violation of the provisions of this Code shall be subject to civil infraction citation process of the Springfield Municipal Code, 1997, Article 5.15.1. Any proposed home occupation, or component thereof, not specifically identified in the Springfield Development Code shall be prohibited unless authorized by the Springfield Planning Commission as the result of an application for Formal
Interpretation. (2) Which has been approved by the Planning Commission shall be subject to revocation by the Planning Commission if the home occupation is found to be in violation of the approval standards. The revocation shall be sent to the
applicant in writing. The home occupation shall cease within 30 days of the receipt of the revocation notice. The revocation decision may be appealed to the City Council as specified in Section 5.3-100. 4.7.380 Place of worship
A place for people to gather for religious activity. Examples include: church, synagogue, mosque, chapel, or meeting house. Includes the following associated uses: (ORS 227.500)
(A) Worship services;
(B) Religion classes;
(C) Weddings;
(D) Funerals;
(E) Meal programs;
(F) Child care, but not including private or parochial school education for
prekindergarten through grade 12 or higher education;
(G) Providing housing or space for housing in a building or buildings that are detached
from the place of worship provided:
(1) At least 50 percent of the residential units provided under this paragraph are
affordable to households with incomes equal to or less than 60 percent of the
median family income for the county in which the real property is located;
(2) The real property is in an area zone for residential use that is located within
the urban growth boundary;
(3) The housing or space for housing complies with applicable land use
regulations and meets the standards and criteria for residential development
for the underlying zone; and
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(4) The housing or space for housing must be subject to a covenant appurtenant
that restricts the owner and each successive owner of a building or any
residential unit contained in a building from selling or renting any residential
unit that is required to be affordable to households with incomes equal to or
less than 60 percent of the median family income for the county in which the
real property is located as housing that is not affordable to households with
incomes equal to or less than 60 percent of the median family income for the
county in which the real property is located for a period of 60 years from the
date of the certificate of occupancy.
A place of worship must be meet the following approval standards:
(A) Meet the Site Plan approval standards of SDC 5.17-100, including landscape
requirements.
(B) Meet the applicable Discretionary Use standards of SDC 5.9-100 – 5.9-125.
(C) Must abut and take access from an arterial or collector street.
4.7.385 Architectural Design Standards.
(A) Purpose. The architectural standards are intended to provide detailed, human-scale design, while affording flexibility to use a variety of building styles for certain types of development.
(B) Applicability. This section applies to all of the following types of buildings:
(1) Multi-unit housing; (2) Public and institutional buildings in Residential Districts;
(3) Neighborhood commercial;
(4) Mixed-use buildings in Residential Districts; and
(5) All other types of permitted/conditional nonresidential use buildings listed in
Table 3.2.210 when built in a Residential District.
(C) Standards (Clear and objective). All buildings that are subject to this section must comply with all of the following standards. The graphics provided with each standard are intended to show examples of how to comply and are for illustrative purposes only. Other building styles and designs can be used to comply, so long
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as they are consistent with the text of this section. An architectural feature may be used to comply with more than one standard. (1) Building Form. All buildings must incorporate design features such as offsets, balconies, projections, window reveals, or similar elements to preclude large expanses of uninterrupted building surfaces, as shown in the figure below. Along the vertical face of a structure, such features must occur
at a minimum of every 40 feet, on each floor, and must contain at least two of the following features: (a) Recess (e.g., deck, patio, courtyard, entrance or similar feature) that has a minimum depth of six feet; (b) Extension (e.g., floor area, deck, patio, entrance, or similar feature) that projects a minimum of two feet and runs horizontally for a minimum length of four feet; and/or
(c) Offsets or breaks in roof elevation of two feet or greater in height. Figure 4.7.385.A Building Form (Multi-unit Housing Example)
(2) Building Orientation. All building elevations adjacent to a street right-of-way must provide doors, porches, balconies, and/or windows. A minimum of 40
percent of front (i.e., street-facing) elevations, and a minimum of 30 percent of side and rear building elevations, must meet this standard. Percent of elevation is measured as the horizontal plane (lineal feet) containing doors, porches, balconies, terraces and/or windows. The standard applies to each full and partial building story.
(3) Detailed Design. All buildings must provide detailed design along all elevations which are visible from the street(s) adjacent to the property (i.e., front, rear and sides).
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(a) Menu Option (Type I). Detailed design must be provided by using at
least six of the following 12 architectural features on all applicable elevations, as appropriate for the proposed building type and style (may vary features on rear/side/front elevations). (i) Dormers; (ii) Gables; (iii) Recessed entries; (iv) Covered front porches; (v) Pillars or posts; (vi) Eaves (minimum 12-inch projection); (vii) Window trim (minimum 3 1/2 inches wide); (viii) Bay windows; (ix) Balconies; (x) Offsets in the building face by a minimum of 18 inches; (xi) Offsets or breaks in roof elevation of 2 feet or greater in height; (xii) Decorative patterns on the exterior finish using: shingles, wainscoting, and/or board and batten; (xiii) Variation in façade building materials, including, but not limited to, tile, brick, and wood.
Figure 4.7.385.B Examples of Architectural Details
(b) Design Review Option (Type II). Detailed design may be provided by showing compliance with the following design criteria through a Type II
application process in accordance with SDC 5.1.130, Type II Applications. (i) The general size, shape, and scale of the structure(s) are architecturally compatible with the site and with the surrounding
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neighborhood, unless such compatibility with existing structures does not reflect the long-term purpose or intent of the underlying
zoning of the subject site. (ii) If the project includes a large structure or structures (greater than 20,000 square feet), the design must incorporate changes in direction and divide large masses into varying heights and sizes by
breaking up building sections, or by the use of such elements as variable planes, projections, bays, dormers, setbacks, canopies, awnings, parapets, changes in the roofline, materials, color, or textures.
(iii) Exterior finish on vertical surfaces must be primarily of materials such as masonry/wood siding, shingles, or stucco. The use of sheet metal or plywood must not exceed 50 percent of the wall area. No smooth-faced cinder block construction must be permitted on front facades. Cinder block construction for side and rear facades must
be permitted by approval as part of this review process. 4.7.390 Multi-unit Housing (Clear and objective standards). (A) Purpose. The purpose of the Multi-unit Housing standards are to provide for
higher density housing in locations that are convenient to commercial uses and future transit opportunities. (B) Review. Type 1 review process.
(C) Development Standards for Multiple Dwelling Unit Housing Developments in the MDR and HDR Districts. The following standards apply to multiple dwelling unit housing developments of five units or more, unless otherwise stated. These standards do not apply to Cottage Cluster Housing development.
(1) Common Open Space
(a) 10 percent of the site area, for large scale (20 units or more) multiple dwelling unit housing developments, must be designated and permanently reserved as common open space. This standard is in
addition to the required setback yard areas. (b) 5 percent of the site area, for multiple dwelling unit housing developments under 20 units in size, must be designated and permanently reserved as common open space. This standard is in
addition to the required setback yard areas. (c) For multiple dwelling unit housing developments that are part of a mixed use building, there is no Common Open Space requirement.
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(d) For multiple dwelling unit housing developments that have a net density
of 20 dwellings units per net acre in the MDR zone, or 30 dwelling units per net acre in the HDR zone the Common Open Space standard does not apply. (2) Site area. The site area is defined as the lot(s) or parcel(s) on which the
development is planned, after subtracting any required dedication of street right-of-way and other land for public purposes (e.g., public park or school grounds, etc.). Inventoried Natural Resources and historic buildings or landmarks open to the public and designated by the Springfield Comprehensive Plan may be counted toward meeting the common open
space requirements. (3) Credit for Proximity to a Park. A common open space credit as specified below is allowed when the development is located within one-quarter mile walking distance of a public park. There must be a direct, accessible, and
maintained trail or sidewalk between the development and the park, and the walking route must not cross an arterial street to use this credit. (a) 100 percent credit when the development is located within one-quarter mile walking distance;
(b) 50 percent credit when the development is located within three-quarters mile walking distance. (4) Trash and Recycling Receptacle Storage. Trash and recycling receptacle
storage must not be located within setbacks for property lines shared with residentially zoned property and must be screened on at least three sides with an evergreen hedge or sight obscuring fence or wall. The screening must be at least five feet in height. Receptacles must be located for access by trash pick-up vehicles. (5) Transition and Compatibility between Multi-unit housing and LDR Development. Multi-unit developments adjacent to properties designated LDR must be set back 10 feet unless the adjacent LDR property is committed to a non-residential use( e.g., church). (6) Landscaping, Fences and Walls. Multi-unit developments must provide landscaping as specified in the following standards and in compliance with Section 4.4-105: (a) A minimum of 15 percent of the site must be landscaped with a mix of vegetative ground cover, shrubbery and trees. Trees, a minimum 2 inches (dbh) in caliper, and shrubbery, a minimum of 24 inches in height, must be planted. Bark mulch, rocks and similar non-plant material may be used to
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compliment the cover requirement, but is not considered a sole substitute for the vegetative ground cover requirement; (b) Street trees, a minimum 2 inches (dbh) caliper, must be placed within the planter strips between the curb and the sidewalk. Street trees must be planted 1 per every 30 linear feet (minimum) of street frontage, as specified in Section 4.2-140. (c) Fences in front yards and along any frontage used to comply with the building orientation standard are limited to 3 feet in height. Fences in other yards must comply with the fence standards specified in Section 4.4-115, and the vision clearance standards specified in Section 4.2-130; and (d) The use of native and/or drought-tolerant landscaping is encouraged. All landscaping must be irrigated with a permanent irrigation system unless a licensed landscape architect submits written verification that the proposed plant materials do not require irrigation. The property owner must maintain
all landscaping. (7) Pedestrian Circulation. Multi-unit developments with more than 20 units must provide pedestrian circulation as specified in the following standards (See Figure 3.2-R): (a) Continuous internal sidewalks must be provided throughout the site. Discontinuous internal sidewalks are permitted only where stubbed to a future internal sidewalk on abutting properties, future phases on the subject property, or abutting recreation areas and pedestrian trails; (b) Internal sidewalks must be separated a minimum of 5 feet from dwellings, measured from the sidewalk edge closest to any dwelling unit; (c) The internal sidewalk system must connect all abutting streets to primary
building entrances; (d) The internal sidewalk system must connect all buildings on the site and must connect the dwelling units to the parking areas, bicycle parking, storage areas, all recreational facilities and common areas, and abutting
public sidewalks and pedestrian trails; (e) Surface treatment of internal sidewalks must be concrete, asphalt, or masonry pavers. The sidewalks must be at least 5 feet wide. Multi-use accessways (e.g., for bicycles, pedestrians and emergency vehicles) must
be of the same materials, at least 10 feet wide. Where emergency vehicle access is required, there must be an additional 5 feet on either side of the accessway to provide for a clear accessway of 20 feet in width. The additional 5 foot area may be turf-block, grass-crete, or similar permeable
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material on a base of gravel capable of supporting fire equipment weighing 80,000 pounds. (f) Where internal sidewalks cross a vehicular circulation area or parking aisle, they must be clearly marked with contrasting paving materials, elevation changes, speed humps, or striping. Speed humps are subject to review and approval by the Fire Marshal. Internal sidewalk design must
comply with Americans with Disabilities (ADA) requirements; (g) Where the internal sidewalks are parallel and abutting to a vehicular circulation area, the sidewalk must be raised or be separated from the vehicular circulation area by a raised curb, bollards, landscaping, or other
physical barrier. If a raised sidewalk is used, the ends of the raised portions shall be equipped with curb ramps; and (h) All on-site internal sidewalks must be lighted to a minimum of 2 foot-candles. (8) Parking. Multi-unit housing developments must provide parking as specified in SDC 4.6-100 – 4.6-155. (9) Vehicular Circulation. Multi-unit developments must provide vehicular
circulation as specified in the following standards (See Figure 3.2-R): (a) The on-site driveway (or private street) system shall connect with public streets abutting the site; and (b) Site access and driveways must conform to SDC 4.2-120. 4.7.395 Multi-unit Housing (Discretionary option)
(A) Description. The Director may approve an adjustment of up to 20 percent to the
multifamily design standards listed in Section 3.2-240. The multifamily design
standards are: Building Orientation; Building Form; Storage; Transition and Compatibility Between Multi-unit and LDR Development; Open Space; Landscaping; Pedestrian Circulation; Parking; and Vehicular Circulation. There is 1 general criterion in Subsection B., below that applies to all the design standards. In
addition, each design standard has applicable criteria as specified in Subsections
C. through K., below. The Director shall find that the application complies with the criteria for each applicable design standard; i.e., design standards modifications that the applicant does not specifically request in the application shall not require a finding by the Director, and shall not be subject to review under this Section.
Requests to modify the standards of Section 3.2-240 by more than 20 percent shall
require review under Section 5.21-130.
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(B) General Criterion. The adjustment is necessary due to topography, natural features, easements, and similar physical or legal constraints preclude full
compliance. Self-imposed conditions do not satisfy this criterion. (C) Building Orientation. The adjustment results in a better overall streetscape. For example, design elements include: protecting and preserving vegetation and trees 5 inches (dbh) in caliper or greater; providing pedestrian amenities (i.e., between
buildings and the street); providing building mass and architectural detailing that compliment adjacent uses and landscaping; and similar elements that effectively accomplish the intent of the standard. (D) Building Form. (1) The adjustment provides equivalent neighborhood compatibility either by providing similar building mass and architecture, or through protection of vegetation and trees greater than 5 inches (dbh) in caliper (i.e., screening allows for contrasting building form). (E) Transition and Compatibility Between Multi-unit and Low Density Residential Development. The adjustment results in better overall transition between multi-unit dwellings and neighboring LDR areas, such as: protecting and preserving vegetation and trees 5 inches (dbh) in caliper or greater; a reduction in noise
and/or light that would otherwise impact adjacent LDR areas; stepping down building height; providing roof lines that compliment adjacent uses; and similar elements that effectively accomplish the intent of the standard. (F) Open Space. (1) The adjustment results in protecting vegetation and preserving trees 5 inches (dbh) in caliper or greater; providing pedestrian amenities; or providing locations for common open space which enhances safety and visibility. (2) The Director may approve an adjustment in the common open space requirements for developments with 61 units or more if up to 50 percent if the site is within 1/4 mile (measured walking distance) of a public park with active recreation facilities [as defined by Section 3.2-240D.5.]; and there is a direct, improved, permanent, public, Americans with Disabilities Act (ADA) -
accessible, lighted, maintained pedestrian trail or sidewalk between the site and the park. (3) The Director may approve a reduction in either the required private open space or required common open space areas if the proposal includes a
proportional increase in the other type of required open space. This adjustment shall not apply to required active recreation areas.
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(G) Landscaping. (1) The adjustment results in a better overall transition from neighboring LDR areas, such as: protecting and preserving trees 5 inches (dbh) in caliper or greater; and (2) The adjustment provides an equivalent degree of privacy, visual separation,
and visual enhancement for residents and adjacent LDR uses. (H) Pedestrian Circulation. (1) The adjustment provides an equivalent degree of pedestrian circulation,
safety and comfort, as provided by the pedestrian circulation standards. (2) The Director may approve an adjustment in the pedestrian circulation standard, not withstanding by Subsection B., above and Subsection 3.2-240D.7. if the residents do not require an internal sidewalk system in full
compliance with the pedestrian circulation standards. 4.7.400 Boarding and rooming houses
(A) Rooming and boarding house facilities in an LDR District must be located on
collector or arterial streets. (B) One-half of an additional parking space shall be provided for each boarding room. No additional required parking spaces shall be located within the front yard setback. (C) For structures on the Springfield Historic Inventory, any external modification shall
be fully compatible with the original design. (D) A minimum of 25 percent of the lot/parcel shall be landscaped. 4.7.405 Residential Care Homes and Facilities
Residential Care Homes and Facilities. Residential care homes and facilities shall
comply with the following standards:
(A) Licensing. All residential care homes and facilities shall be duly licensed by the
State of Oregon.
(B) Site Plan Review. Site Plan Review shall be required for new structures to be used
as residential care facilities, to ensure compliance with the licensing, parking, and
other requirements of this code. Residential care homes are exempt from this
requirement.
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Page 1 of 5
Section 6.1.100 – Definitions
Subsections: 6.1.105 Meaning of Common Words
6.1.110 Meaning of Specific Words and Terms 6.1.105 Meaning of Common Words
(A) All words used in the present tense include the future tense.
(B) The word “shall” directly and clearly imposes a duty upon someone or something;
the subject of the sentence is obligated to do something. The term means “is
required to” or “has a duty to”. This term is mandatory.
(C) The word “must” is mandatory.
(D) The word “may” is permissive.
6.1.110 Meaning of Specific Words and Terms
(A) Abutting (or Abut). Adjoining with a common boundary line, except that where
two or more lots adjoin only at a corner or corners, they shall not be considered as
abutting unless the common property line between the two parcels measures eight
feet or more in a single direction.
(B) Accessory Dwelling Units (ADU’s). A secondary, self-contained dwelling that
may be allowed only in conjunction with a detached single unit dwelling. An
accessory dwelling unit is subordinate in size to the primary detached single unit
dwelling. An accessory dwelling unit has its own outside entrance and a separate
kitchen, bathroom and sleeping area. An accessory dwelling unit may be located
within, attached to, or detached from the primary single unit dwelling.
(C) Accessory Structure. A structure of secondary importance or function on a site.
In general, the primary use of the site is not carried on in an accessory structure.
Accessory structures are generally detached from the primary structure. If
accessory structures are attached to the primary structure, their structural
framework is independent or semi-independent from the primary structure. For
example, a porch, deck or stairs that have their own footings or foundation are
accessory structures even though they may be attached to the primary structure. A
balcony that is supported totally by the framework of the primary structure is not
considered an accessory structure. Agricultural structures, including, but not limited
to, barns, silos, hay sheds, drying sheds, and greenhouses are exempt from the
Specific Development Standards of the underlying zoning district when located on
land 2 acres or larger or on any lot/parcel with a valid farm deferral tax
classification from the Oregon State Department of Revenue. Notwithstanding this
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exemption, land use activities conducted on land with agricultural structures must
otherwise conform to the list of permitted uses within the underlying zoning district.
(See also Primary Structure; Extension, Architectural; and Incidental
Equipment; in SDC 6.1-100)
(D) Adjacent. Abutting or located directly across a right-of-way.
(E) Boarding House. A building where lodging and meals are provided for more than
2 weeks for compensation. This definition excludes bed and breakfast facilities.
(F) Club. An association of persons (whether or not incorporated), religious or
otherwise, for a common purpose, but not including groups which are organized
primarily to render a service carried on as a business for profit.
(G) Cottage Cluster Housing. A type of flexible site development or subdivision with a
unified concept that includes five or more small scale dwelling units, either
attached or detached, grouped together around shared open space. The
development may include common facilities such as a community room, tool shed,
garden area, workshop, or parking areas. See SDC 4.7.325, Cottage Cluster
Housing.
(H) Courtyard. An open, unoccupied space other than a required exterior yard, which
usually provides amenities such as gardens, planters, seating, or art.
(I) Courtyard housing. Detached “zero lot line” dwellings on individual lots subject to
the same standards as detached single unit dwellings, except that a three-foot
minimum side yard setback is required on one side of a typical lot. This type of
housing allows development on smaller (i.e., narrower) lots and provides usable
outdoor living area in side-oriented yards. See SDC 4.7.335, Courtyard Housing.
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(J) Density, net. The number of dwelling units for each acre of land in residential use,
excluding: dedicated streets; dedicated parks; dedicated sidewalks; and other
public facilities.
(K) Density, gross. The number of dwelling units for each acre of land including, but
not limited to, areas devoted to streets, parks, sidewalks, and other public facilities.
(L) Duplex. Two dwelling units on one lot or parcel. For permitting purposes, units
may be attached vertically or horizontally or detached.
(M) Driveway. A vehicular access that provides connection between a structure or
parking area on private property and the public street system. “Driveway” may
include a private easement to provide vehicular access to more than 2 or more
properties.
(N) Dwelling Unit (Dwelling). A single unit providing complete independent living
facilities for 1 or more persons, including permanent provisions for living, sleeping,
eating cooking and sanitation.
(O) Floor Area. The enclosed area of a building measured to the external face of the
external walls.
(P) Fourplex. Four dwelling units on one lot or parcel. For permitting purposes, units
may be attached vertically or horizontally or detached.
(Q) Front Façade. The façade with the main entry door and front porch or recessed
entry.
(R) Gross Density. See “Density, gross”.
(S) Infill. The development of vacant, bypassed lands located in an area that is mainly
developed.
(T) Infill, residential:
(1) The development of up to four dwellings on land that is designated for
residential use where at least 75 percent of the abutting properties have a
structure, but not counting any abutting property that is large enough that it
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can be divided into five or more lots, or is currently developed with middle
housing or multiple unit housing.
(2) A situation in which a single unit dwelling is removed to make way for up to
four new dwellings (e.g., a single unit dwelling, duplex, triplex, or fourplex).
(3) “Residential infill” does not apply to land that is large enough that it can be
divided into five or more lots consistent with the minimum lot size of the
zoning district, unless it is being developed with middle housing or multiple
unit housing.
(U) Manufactured Dwelling. A residential trailer, mobile home, or manufactured home
(1) Residential Trailer. 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 before January 1, 1962.
(2) 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 that 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.
(3) Manufactured Home. A structure constructed for movement on the public
highways that has sleeping, cooking, and plumbing facilities, that is intended
for human occupancy, and was constructed on or after June 15, 1976 in
accordance with federal manufactured housing construction and safety
standards in effect at the time of construction.
(V) Middle Housing. Duplexes, triplexes, fourplexes, Cottage Cluster Housing, and
townhomes.
(W) Multiple Unit Housing. Five or more dwelling units on an individual lot or parcel,
except for Cottage Cluster housing, and not counting Accessory Dwelling Units
(ADU’s).
(X) Neighborhood Activity Center. Any public park or recreation facility, public or
private school, government service, commercially zoned property, or mixed-use
zoned property.
(Y) Net Density. See “Density, net”.
(Z) Place of worship. A place for people to gather for religious activity. Examples
include: church, synagogue, mosque, chapel, or meeting house. Includes
associated uses as described in SDC 4.7.385. (ORS 227.500)
(AA) Residential infill. See “Infill, residential”.
(BB) Rooming House. A building or portion thereof where lodging, but not meals, is
provided for more than 2 weeks for compensation. This definition excludes bed
and breakfast facilities.
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(CC) Single unit dwelling, attached. See Townhome
(DD) Single unit dwelling, detached. A dwelling unit on its own lot or parcel that does
not share a wall with any other dwelling unit, other than an accessory dwelling unit.
(EE) Single Room Occupancy (SRO’s). [existing SDC definition] 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 1 dwelling, Fractional dwellings will be
rounded to the next higher number, e.g., 5 SRO rooms equal 2 dwellings. SROs
can be located in any residential building [occupancy] including single unit homes,
multiplexes, multi-unit housing, etc.
(FF) Townhome(s) (Townhouses). A dwelling unit constructed in a row of two or more
attached units, where each dwelling unit is located on an individual lot or parcel
and shares at least one common wall with an adjacent unit.
(GG) Triplex. Three dwelling units on one lot or parcel. For permitting purposes, units
may be attached vertically or horizontally or detached.
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