(Reserved for expansion)

Building or structures hereafter erected, structurally altered, enlarged or moved, and land hereafter used, in the Residential (RS) Zone shall comply with the following regulations.

A.

Single-family dwellings, including manufactured homes, meeting the standards of Chapter 9.

1.

Each dwelling unit shall utilize two of the following design features to provide visual relief along the front of the residence:

a.

Dormers

b.

Gables

c.

Recessed entries

d.

Covered porch entries

e.

Cupolas

f.

Pillars or posts

g.

Bay window (minimum twelve-inch projection)

h.

Eaves (minimum six-inch projection)

i.

Off-sets in building face or roof (minimum sixteen inches)

B.

Accessory uses and accessory buildings which are customarily incidental to the above uses. Accessory uses and accessory buildings are those which are clearly incidental and subordinate to the primary use of the main building.

1.

Detached accessory buildings shall not be located within the required setback areas or less than six and one-half feet from the main building.

2.

The height of accessory buildings shall be limited to fifteen feet.

3.

The area of an accessory building shall be limited to eight hundred square feet.

C.

Family Day Care Provider.

D.

Name Plates and Signs:

1.

One non-illuminated name plate not to exceed one and one-half square feet in area, placed flat against the building, for each dwelling containing a home occupation.

2.

One temporary non-illuminated sign not to exceed eight square feet in area appertaining to the lease, rental, or sale of a building or premises upon which it is located.

3.

One bulletin board not to exceed twelve square feet in area for each church, public library, neighborhood or community center.

E.

Residential Homes.

F.

Transportation Improvements:

1.

Normal operation, maintenance, repair, and preservation activities of existing transportation facilities.

2.

Installation of culverts, pathways, medians, fencing, guardrails, lighting, and similar types of improvements within the existing right-of-way.

3.

Projects specifically identified in the transportation system plan as not requiring further land use regulation.

4.

Landscaping as part of a transportation facility.

5.

Emergency measures necessary for the safety and protection of property.

6.

Acquisition of right-of-way for public roads, highways and other transportation improvements designated in the transportation system plan except for those that are located in exclusive farm use or forest zones.

7.

Construction of a street or road as part of an approved subdivision or land partition approved consistent with the applicable land division ordinance.

G.

Gardens, orchards and crop cultivation, provided no stable or barn, cattle or other livestock or poultry is maintained in connection therewith, and that all other applicable ordinances are met.

H.

The taking of boarders or leasing of rooms by a resident family providing the total number of boarders and roomers does not exceed two in any single family dwelling, nor more than four in any legally established two family dwelling.

I.

Residential Care Home.

(Reserved for expansion)

Permitted with approval of the planning commission in accordance with Chapter 12.

A.

Home occupation (See Section 14.11.100).

B.

Schools and libraries.

C.

Lodge for civic or fraternal organization carrying on no commercial activity.

D.

Duplexes, triplexes, and fourplexes.

E.

Necessary public utilities and public services, public service buildings, with safeguards against harm to adjacent or abutting residential property as required by the planning commission.

F.

Bed and breakfast facilities meeting the provisions of Section 14.12.300(A).

G.

Churches.

H.

Public parks, public recreation areas, and community or neighborhood centers.

I.

Transportation improvements:

1.

Construction, reconstruction, or widening of highways, roads, bridges or other transportation projects that are: (1) not improvements designated in the transportation system plan; or (2) not designed and constructed as part of a subdivision or planned development subject to site plan and/or conditional use review. Transportation projects shall comply with the transportation system plan and applicable standards, and shall address the following criteria.

For state projects that require an Environmental Impact Statement (EIS) or Environmental Assessment (EA), the draft EIS or EA shall be reviewed and used as the basis for findings to comply with the following criteria:

a.

The project is designed to be compatible with existing land use and social patterns, including noise generation, safety, and zoning.

b.

The project is designed to minimize avoidable environmental impacts to identified wetlands, wildlife habitat, air and water quality, cultural resources, and scenic qualities.

c.

The project preserves or improves the safety and function of the facility through access management, traffic calming, or other design features.

d.

The project includes provision for bicycle and pedestrian circulation as consistent with the comprehensive plan and other requirements of this ordinance.

2.

Construction of rest areas, weigh station, temporary storage, and processing sites.

3.

If review under this section indicates that the use or activity is inconsistent with the transportation system plan, the procedure for a plan amendment shall be undertaken prior to or in conjunction with the conditional permit review.

4.

Authorization of a conditional use shall be void after a period specified by the applicant as reasonable and necessary based on season, right-of-way acquisition, and other pertinent factors. This period shall not exceed three years.

(Reserved for expansion)

The following property development standards apply to all new developments in the RS Zone and are intended to provide a consistent development pattern that ensures a safe, orderly, efficient, economically viable and aesthetically pleasing environment throughout each RS Zone district.

A.

Minimum Lot Size/Area:

1.

Single-Family Dwellings: 7,500 square feet.

2.

Duplexes: 12,000 square feet.

3.

Triplexes: 15,000 square feet.

4.

Fourplexes: 20,000 square feet.

B.

Minimum Average Lot Width: 50 feet.

C.

Minimum Lot Depth: 100 feet.

A.

Minimum Yard Setbacks:

1.

Front Yard: 20 feet.

2.

Rear Yard: 10 feet.

3.

Side Yard: 10 feet.

4.

Street Side Yard: 15 feet.

B.

Access Management, Driveway and Circulation Standards (See Sections 14.15.500—14.15.530).

C.

Off-street Parking, Loading and Unloading:

1.

Dwellings: Two parking spaces shall be provided on the lot for each dwelling unit.

2.

No parking shall be allowed within the required front yard excluding driveways.

3.

Uses other than dwellings (See Chapter 14.8 of this ordinance).

a.

Churches, lodges for civic and fraternal organizations: one parking space shall be provided for each four seats in the main assembly room, or one parking space for each thirty square feet of floor space within the main assembly room.

b.

A minimum of two bicycle parking spaces per use (one sheltered and one unsheltered) may be provided. Sheltered bicycle parking spaces may be under an eave, overhang, an independent structure, or similar cover.

D.

Landscaping (See Sections 14.15.200—14.15.250).

E.

Pedestrian and Bicycle Facilities (See Sections 14.15.600—14.15.650).

F.

Outdoor Lighting (See Section 14.15.300—14.15.330).

G.

Outdoor Storage (See Sections 14.15.700(F) and (G)).

H.

Vision Clearance Areas (See Section 14.11.200).

I.

Flood Zones, Wetlands and Riparian Areas (See Chapter 14.7, Article A).

J.

Grading and Storm-water Drainage (See Sections 14.15.700(C) and (D)).

K.

Easements (reserved for expansion).

L.

Utilities (reserved or expansion).

M.

Fences (See Section 14.11.300).

N.

Signs (See Chapter 14.10).

A.

Maximum Building Height. Buildings, structures, or portions thereof shall not be erected to exceed a height of two and one-half stories or thirty-five feet. No building shall exceed a height of thirty-five feet.

B.

Garage or Carport. Each dwelling unit shall be provided with an attached or detached garage or carport capable of containing at least one standard size automobile.

C.

Sanitation. Before any dwelling is occupied, it must be connected to the city sewer system at such time as the city sewer system becomes available to the property on which the dwelling is located.

(Reserved for expansion)

The Large Lot Residential (RL) Zone is designated for areas outside the city limits, inside the Urban Growth Boundary (UGB) that will be zoned, unless the property owner requests that the RS single-family residential zone be placed on their property upon annexation to the city. The RL Zone is intended as a buffer between existing rural residential uses and the urban residential uses in the city limits. The RL Zone is applied to steep hillside lands that do not provide the opportunity for smaller lot sizes.

Buildings or structures hereafter erected, structurally altered, enlarged, or moved and land hereafter used in the Residential (RL) Zone shall comply with the following regulations.

A.

Single-family dwellings including manufactured homes meeting the standards of Chapter 9.

1.

Each dwelling unit shall utilize two of the following design features to provide visual relief along the front of the residence.

a.

Dormers

b.

Gables

c.

Recessed entries

d.

Covered porch entries

e.

Cupolas

f.

Pillars or posts

g.

Bay window (min. twelve-inch projection)

h.

Eaves (min. six-inch projection)

i.

Off-sets in building face or roof (min. sixteen inches)

B.

Public parks, public recreation areas and community or neighborhood centers.

C.

Accessory uses and accessory buildings which are customarily incidental to the above uses. Accessory uses and accessory buildings are those which are clearly incidental and subordinate to the primary use of the main building.

1.

Detached accessory buildings shall not be located within the required setback areas or less than six and one-half feet from the main building.

2.

The height of accessory buildings shall be limited to fourteen feet.

3.

The area of an accessory building shall be limited to eight hundred square feet.

D.

Family day care provider.

E.

Name plates and signs:

1.

One non-illuminated name plate not to exceed one and one-half square feet in area, placed flat against the building, for each dwelling containing a home occupation.

2.

One temporary non-illuminated sign not to exceed eight square feet in area appertaining to the lease, rental, or sale of a building or premises upon which it is located.

3.

One bulletin board not to exceed twelve square feet in area for each church, public library, neighborhood or community center.

F.

Residential care home.

G.

Churches.

H.

Transportation improvements:

1.

Normal operation, maintenance, repair, and preservation activities of existing transportation facilities.

2

Installation of culverts, pathways, medians, fencing, guardrails, lighting, and similar types of improvements within the existing right-of-way.

3.

Projects specifically identified in the transportation system plan as not requiring further land use regulation.

4.

Landscaping as part of a transportation facility.

5.

Emergency measures necessary for the safety and protection of property.

6.

Acquisition of right-of-way for public roads, highways, and other transportation improvements designated in the transportation system plan except for those that are located in exclusive farm use or forest zones.

7.

Construction of a street or road as part of an approved subdivision or land partition approved consistent with the applicable land division ordinance.

I.

Gardens, orchards and crop cultivation, provided no stable or barn, cattle or other livestock or poultry is maintained.

J.

The taking of boarders or leasing of rooms by a resident family, providing the total number of boarders and roomers does not exceed two in any single family dwelling, nor more than four in any legally established two family dwelling.

(Reserved for expansion)

Permitted with approval of the planning commission in accordance with Chapter 12.

A.

Home occupation (See Section 14.11.100).

B.

Public schools and libraries.

C.

Lodge for civic or fraternal organization carrying on no commercial activity.

D.

Duplexes, two unit dwellings.

E.

Necessary public utilities and public services, public service buildings, with safeguards against harm to adjacent or abutting residential property as required by the planning commission.

F.

Bed and breakfast facilities meeting the provisions of Section 14.12.300(A).

G.

Transportation improvements:

1.

Construction, reconstruction, or widening of highways, roads, bridges or other transportation projects that are (1) not improvements designated in the transportation system plan; or (2) not designed and constructed as part of a subdivision or planned development subject to site plan and/or conditional use review. Transportation projects shall comply with the transportation system plan and applicable standards, and shall address the following criteria.

For state projects that require an Environmental Impact Statement (EIS) or Environmental Assessment (EA), the draft EIS or EA shall be reviewed and used as the basis for findings to comply with the following criteria:

a.

The project is designed to be compatible with existing land use and social patterns, including noise generation, safety, and zoning.

b.

The project is designed to minimize avoidable environmental impacts to identified wetlands, wildlife habitat, air and water quality, cultural resources, and scenic qualities.

c.

The project preserves or improves the safety and function of the facility through access management, traffic calming, or other design features.

d.

The project includes provision for bicycle and pedestrian circulation as consistent with the comprehensive plan and other requirements of this ordinance.

2.

Construction of rest areas, weigh stations, temporary storage, and processing sites.

3.

If review under this section indicates that the use or activity is inconsistent with the transportation system plan, the procedure for a plan amendment shall be undertaken prior to or in conjunction with the conditional permit review.

4.

Authorization of a conditional use shall be void after a period specified by the applicant as reasonable and necessary based on season, right-of-way acquisition, and other pertinent factors. This period shall not exceed three years.

(Reserved for expansion)

The following property development standards apply to all new developments in the RL Zone and are intended to provide a consistent development pattern that ensures a safe, orderly, efficient, economically viable and aesthetically pleasing environment throughout each RL Zone district.

A.

Minimum Lot Size/Area:

1.

Single-Family Dwellings: 15,000 square feet.

2.

Duplexes: 30,000 square feet.

B.

Minimum Average Lot Width: 50 feet.

C.

Minimum Lot Depth: 100 feet.

A.

Minimum Yard Setbacks:

1.

Front Yard: 20 feet.

2.

Rear Yard: 10 feet.

3.

Side Yard: 10 feet.

4.

Street Side Yard: 15 feet.

B.

Access Management, Driveway and Circulation Standards (See Sections 14.15.500—14.15.530).

C.

Off-street Parking, Loading and Unloading:

1.

Dwellings: Two parking spaces shall be provided on the lot for each dwelling unit.

2.

No parking shall be allowed within the required front yard excluding driveways.

3.

Uses other than dwellings (See Chapter 14.8 of this ordinance).

a.

Churches, lodges for civic and fraternal organizations: one parking space shall be provided for each four seats in the main assembly room, or one parking space for each thirty square feet of floor space within the main assembly room.

b.

A minimum of two bicycle parking spaces per use (one sheltered and one unsheltered) may be provided. Sheltered bicycle parking spaces may be under an eave, overhang, an independent structure, or similar cover.

D.

Landscaping (See Sections 14.15.200—14.15.250).

E.

Pedestrian and Bicycle Facilities (See Sections 14.15.600—14.15.650).

F.

Outdoor Lighting (See Section 14.15.300—14.15.330).

G.

Outdoor Storage (See Sections 14.15.700(F) and (G)).

H.

Vision Clearance Areas (See Section 14.11.200).

I.

Flood Zones, Wetlands And Riparian Areas (See Chapter 14.7, Article A).

J.

Grading and Storm-Water Drainage (See Sections 14.15.700(C) and (D)).

K.

Easements (reserved for expansion).

L.

Utilities (reserved for expansion).

M.

Fences (See Section 14.11.300).

N.

Signs (See Chapter 14.10).

A.

Maximum Building Height. Buildings, structures, or portions thereof shall not be erected to exceed a height of two and one-half stories or thirty-five feet. No building shall exceed a height of thirty-five feet.

B.

Garage or Carport. Each dwelling unit shall be provided with an attached or detached garage or carport capable of containing at least one standard size automobile.

C.

Sanitation. Before any dwelling is occupied, it must be connected to the city sewer system at such time as the city sewer system becomes available to the property on which the dwelling is located.

(Reserved for expansion)

(Reserved for expansion)

Buildings or structures hereafter erected, structurally altered, enlarged, or moved and land hereafter used in the Residential (RM) Zone shall comply with the following regulations.

A.

Single-family dwellings including manufactured homes meeting the standards of Chapter 9.

1.

Each dwelling unit shall utilize two of the following design features to provide visual relief along the front of the residence.

a.

Dormers

b

Gables

c.

Recessed entries

d.

Covered porch entries

e.

Cupolas

f.

Pillars or posts

g.

Bay window (min. twelve-inch projection)

h.

Eaves (min. six-inch projection)

i.

Off-sets in building face or roof (min. sixteen inches)

B.

Public parks, public recreation areas and community or neighborhood centers.

C.

Accessory uses and accessory buildings which are customarily incidental to the above uses. Accessory uses and accessory buildings are those which are clearly incidental and subordinate to the primary use of the main building.

1.

Detached accessory buildings shall not be located within the required setback areas or less than six and one-half feet from the main building.

2.

The height of accessory buildings shall be limited to fourteen feet.

3.

The area of an accessory building shall be limited to eight hundred square feet.

D.

Name plates and signs:

1.

One non-illuminated name plate, not to exceed one and one-half square feet in area, placed flat against the building, for each dwelling containing a home occupation.

2.

One temporary non-illuminated sign not to exceed eight square feet in area appertaining to the lease, rental, or sale of a building or premises upon which it is located.

3.

One bulletin board, not to exceed twelve square feet in area for each church, public library, neighborhood or community center.

E.

Residential care home.

F.

Boarding house.

G.

Transportation improvements:

1.

Normal operation, maintenance, repair, and preservation activities of existing transportation facilities.

2.

Installation of culverts, pathways, medians, fencing, guardrails, lighting, and similar types of improvements within the existing right-of-way.

3.

Projects specifically identified in the transportation system plan as not requiring further land use regulation.

4.

Landscaping as part of a transportation facility.

5.

Emergency measures necessary for the safety and protection of property.

6.

Acquisition of right-of-way for public roads, highways, and other transportation improvements designated in the transportation system plan except for those that are located in exclusive farm use or forest zones.

7.

Construction of a street or road as part of an approved subdivision or land partition approved consistent with the applicable land division ordinance.

H.

Day care nursery/kindergarten.

I.

Duplexes.

(Reserved for expansion)

Permitted with approval of the planning commission in accordance with Chapter 14.12.

A.

Residential care facility.

B.

Public schools and libraries.

C.

Lodge for civic or fraternal organization carrying on no commercial activity.

D.

Triplexes, fourplexes, and multi-family dwellings. (See Section 14.12.300(E)).

E.

Necessary public utilities and public services with safeguards against non-compatibility to adjacent or abutting residential property as required by the planning commission.

F.

Mobile home parks.

G.

Bed and breakfast facilities meeting the provisions of Section 14.12.300(A).

H.

Boarding house.

I.

Home occupation. (See Section 14.11.100)

J.

Transportation improvements:

1.

Construction, reconstruction, or widening of highways, roads, bridges or other transportation projects that are: (1) not improvements designated in the transportation system plan; or (2) not designed and constructed as part of a subdivision or planned development subject to site plan and/or conditional use review. Transportation projects shall comply with the transportation system plan and applicable standards, and shall address the following criteria.

For state projects that require an Environmental Impact Statement (EIS) or Environmental Assessment (EA), the draft EIS or EA shall be reviewed and used as the basis for findings to comply with the following criteria.

a.

The project is designed to be compatible with existing land use and social patterns, including noise generation, safety, and zoning.

b.

The project is designed to minimize avoidable environmental impacts to identified wetlands, wildlife habitat, air and water quality, cultural resources, and scenic qualities.

c.

The project preserves or improves the safety and function of the facility through access management, traffic calming, or other design features.

d.

The project includes provision for bicycle and pedestrian circulation as consistent with the comprehensive plan and other requirements of this ordinance.

2.

Construction of rest areas, weigh stations, temporary storage, and processing sites.

3.

If review under this section indicates that the use or activity is inconsistent with the transportation system plan, the procedure for a plan amendment shall be undertaken prior to or in conjunction with the conditional permit review.

4.

Authorization of a conditional use shall be void after a period specified by the applicant as reasonable and necessary based on season, right-of-way acquisition, and other pertinent factors. This period shall not exceed three years.

K.

Mini storage facilities.

L.

Cottage developments. The goal of the cottage development is to provide for senior housing.

1.

Development Standards:

a.

Four cottages minimum per development; already satisfied by the original developer and not intended to continue as a requirement of new development.

b.

Lot size minimum of three thousand five hundred square feet, per cottage lot.

c.

Cottage size minimum of eight hundred square feet, in addition to, and exclusive of, the required one car garage.

d.

Single-story cottages only, with one-car garage.

e.

Subject to specific setback standards as follows: five-foot side yard, ten-foot backyard, fifteen-foot front yard; except on a corner lot and side yard abutting street, such setback shall then be ten feet.

f.

Consistent architectural theme required for all cottages.

g.

Accessory buildings, including detached garages, shall have the same architectural theme as the cottages.

h.

Covenants, conditions and restrictions (CC&Rs) shall be provided that address ongoing maintenance of common area, open space area and private streets and pathways, where allowed in such developments.

i.

All entrance or monument signage within or adjacent to, and related to the cottage development, shall integrate the development theme into the design of the signage.

j.

The perimeters of the development shall incorporate a decorative fence or wall, between four feet to six feet in height, containing building materials and/or design features used in, or complementary to, the structures within the development.

2.

Cottage Development Submittal Requirements. The following plans and information are required for all subsequent cottage development proposals:

a.

Conceptual development plan.

b.

Site plan.

c.

Landscape plan.

d.

Typical building elevations.

e.

Typical floor plans.

f.

Grading and drainage plan.

g.

Burden of proof statement addressing all standards and criteria that cannot be graphically addressed on the plans.

h.

Fire flow analysis.

i.

Traffic impact study, if required by City of Hines or ODOT.

j.

Draft Covenants, Conditions and Restrictions (CC&Rs), including the creations of or continuance of a Homeowners' Association (HOA), which will enforce the CC&Rs.

k.

Lighting plan.

3.

Review of Cottage Development Proposal. All cottage development proposals shall undergo a public hearing before the Hines Planning Commission, which will make a recommendation to Hines Common Council.

(Reserved for expansion)

The following property development standards apply to all new developments in the RM Zone and are intended to provide a consistent development pattern that ensures a safe, orderly, efficient, economically viable and aesthetically pleasing environment throughout each RM Zone district.

A.

Minimum Lot Size/Area:

1.

Single-Family Dwellings: 7,500 square feet.

2.

Duplexes: 12,000 square feet.

3.

Triplexes: 15,000 square feet.

4.

Fourplexes; 20,000 square feet.

5.

Multi-Family Structures; 20,000 square feet for the first four units and 2,000 square feet for each additional unit.

B.

Minimum Average Lot Width; 70 feet.

C.

Minimum Lot Depth; 100 feet.

A.

Minimum Yard Setbacks:

1.

Front Yard: 20 feet.

2.

Rear Yard: 10 feet.

3.

Side Yard: 10 feet.

4.

Street Side Yard: 15 feet.

B.

Access Management, Driveway and Circulation Standards (See Sections 14.15.500—14.15.530).

C.

Off-street Parking, Loading and Unloading;

1.

Dwellings: Two parking spaces shall be provided on the lot for each dwelling unit.

2.

Every residential use of four or more dwelling units may provide at least one sheltered bicycle parking space for each unit.

3.

Sheltered bicycle parking spaces may be located within a garage, storage shed, basement, utility room or similar area. In those instances in which the residential complex has no garage or other easily accessible storage unit, the required bicycle parking spaces may be sheltered under an eave, overhang, independent structure, or similar cover.

4.

Uses other than dwellings (See Chapter 14.8 of this ordinance).

a.

A minimum of two bicycle parking spaces per use (one sheltered and one unsheltered) may be provided. Sheltered bicycle parking spaces may be under an eave, overhang, an independent structure, or similar cover.

D.

Landscaping (See Sections 14.15.200—14.15.250).

E.

Pedestrian and Bicycle Facilities (See Sections 14.15.600—14.15.650).

F.

Outdoor Lighting (See Section 14.15.300—14.15.330).

G.

Outdoor Storage (See Sections 14.15.700(F) and (G)).

H.

Vision Clearance Areas (See Section 14.11.200).

I.

Flood Zones, Wetlands and Riparian Areas (See Chapter 14.7, Article A).

J.

Grading and Storm-water Drainage (See Sections 14.15.700(C) and (D)).

K.

Easements (reserved for expansion).

L.

Utilities (reserved for expansion).

M.

Fences (See Section 14.11.300).

N.

Signs (See Chapter 14.10).

A.

Maximum Building Height. Buildings, structures, or portions thereof shall not be erected to exceed a height of two and one-half stories or thirty-five feet.

B.

Garage or Carport. Each dwelling unit shall be provided with an attached or detached garage or carport capable of containing at least one standard size automobile.

C.

Sanitation. Before any dwelling is occupied, it must be connected to the city sewer system at such time as the city sewer system becomes available to the property on which the dwelling is located.

(Reserved for expansion)