1. Detached single family dwellings for residential use and accessory structures

2. Manufactured homes for residential use

3. Mobile home parks

4. Residential care facilities

5. Transportation facilities pursuant to 17.20.050(A)

6. Public parks, playgrounds, and related facilities in an approved subdivision, subject to site plan review

7. Accessory uses permitted when accessory to residential use:

8. Middle housing subject to HRMC Chapter 17.25.

1. Planned unit developments

2. Schools and child care centers

3. Public parks, playgrounds, and related facilities

4. Utility or pumping substations

5. Religious Institutions

1. Minimum Lot Size: The minimum lot or parcel size shall be 7,000 square feet.

2. The minimum requirements for building sites are as follows:

3. Lot Coverage: Pursuant to 17.04.120

1. No structure shall be placed closer than ten (10) feet from the nearest public right-of-way line of a dedicated public street.

2. Garages that directly face adjacent streets shall be at least twenty (20) feet from the nearest public right-of-way lines of the dedicated public streets. Garages so constructed to not face an adjacent street may be ten (10) feet from the nearest right-of-way line of the dedicated public street. Detached garages so constructed to not face an adjacent public dedicated alley may be five (5) feet from the right-of-way line.

3. Side yard/rear yard.

1. Individual dwelling units shall be provided with at least two (2) parking spaces on the building site, one (1) of which may be within the required front yard setback area.

2. Parking spaces utilizing access from a public dedicated alley may be located within the setback area.

3. All parking areas and driveways shall be hard surfaced prior to occupancy, under the following circumstances:

1. Detached single-family dwellings for residential and accessory structures

2. Duplexes for residential use

3. Manufactured homes for residential use

4. Mobile home parks subject to 17.12

5. Residential care facilities

6. Group residential, if less than fifteen (15) persons

7. Transportation facilities pursuant to 17.20.050(A)

8. Public parks, playgrounds, and related facilities in an approved subdivision, subject to site plan review

9. Accessory uses permitted when accessory to residential use:

10. Townhouse projects for residential use including:

11. Middle housing subject to HRMC Chapter 17.25.

1. Planned unit developments

2. Schools and child care centers

3. Public parks, playgrounds, and related facilities

4. Utility or pumping substations

5. Religious institutions

1. The minimum lot or parcel size shall be 5,000 square feet.

2. The minimum requirement for building sites: per detached single family dwelling unit or duplex, a minimum of 5,000 square feet.

3. A minimum frontage of fifty (50) feet on a dedicated public street.

4. A minimum frontage of thirty (30) feet on a dedicated public cul-de-sac.

5. Lot Coverage: Subject to HRMC 17.04.120.

1. No structure shall be placed closer than ten (10) feet from the nearest public right-of-way line of a dedicated public street.

2. Garages that directly face adjacent streets shall be at least twenty (20) feet from the nearest public right-of-way lines of the dedicated public streets. Garages so constructed to not face an adjacent street may be ten (10) feet from the nearest right-of-way line of the dedicated public street. Detached garages so constructed to not face an adjacent public dedicated alley may be five (5) feet from the right-of-way line.

3. Side yard/ rear yard.

1. Each dwelling unit shall be provided with at least two (2) parking spaces on the building site, one (1) of which may be in the required front yard setback area.

2. Parking spaces utilizing access from a public dedicated alley may be located within the setback area.

3. All parking areas and driveways shall be hard surfaced prior to occupancy, under the following circumstances:

4. Bicycle parking as required by 17.20.040.

1. Detached single-family dwellings for residential use and accessory structures

2. Duplexes and triplexes for residential use

3. Multi-family dwellings for residential use, subject to HRMC 17.16

4. Manufactured homes for residential use

5. Mobile home parks subject to HRMC 17.12

6. Residential care facilities

7. Group residential, if fifteen (15) or more persons, subject to site plan review

8. Transportation facilities subject to HRMC 17.20.050(A)

9. Public parks, playgrounds, and related facilities in an approved subdivision, subject to site plan review

10. Accessory uses permitted when accessory to residential use:

11. Townhouse projects for residential use including:

12. Middle housing subject to HRMC Chapter 17.25.

1. Hospitals, sanitariums, rest homes, nursing or convalescent home

2. Schools and child care centers

3. Public parks, playgrounds, and related facilities

4. Utility or pumping substations

5. Religious institutions

6. Planned unit developments

7. Professional offices

8. Hostels

1. The minimum lot or parcel size shall be 5,000 square feet.

2. Minimum requirement for building sites: Per detached single dwelling unit or duplex, a minimum of 5,000 square feet. Each unit thereafter shall require an additional 1,500 square feet.

3. A minimum frontage of fifty (50) feet on a dedicated public street.

4. A minimum frontage of thirty (30) feet on a dedicated public cul-de-sac.

5. Lot Coverage: Subject to HRMC 17.04.120

1. No structure shall be placed closer than ten (10) feet from the public right-of-way line of a public dedicated street.

2. Garages that directly face adjacent streets shall be at least twenty (20) feet from the nearest public right-of-way lines of the public dedicated streets. Garages so constructed to not face an adjacent street may be ten (10) feet from the nearest right-of-way line of the dedicated public street. Detached garages so constructed to not face an adjacent public dedicated alley may be five (5) feet from the right-of-way line.

3. Side yard/rear yard.

1. All individual dwelling units, duplexes, and triplexes shall be provided with two (2) parking spaces for each unit on the building site, one (1) of which may be within the required front yard setback area.

2. Multi-family dwellings shall be required to furnish one and one-half (1½) off-street parking spaces per dwelling unit on or adjacent to the building site.

3. Required setback areas may be utilized for off-street parking for multi-family dwellings.

4. Parking spaces utilizing access from a public dedicated alley may be located within the setback area.

5. All parking areas and driveways shall be hard surfaced prior to occupancy, under the following circumstances:

6. Bicycle parking as required by HRMC 17.20.040.

1. Detached single-family dwellings for residential use and accessory structures

2. Duplexes and triplexes for residential use

3. Manufactured homes

4. Home occupation

5. Bed and breakfast facilities

6. Family day care

7. Residential care facility

8. Group residential, if less than fifteen (15) persons

9. Transportation facilities pursuant to 17.20.050(A)

10. Hosted homeshares subject to Section 17.04.115

11. Vacation homes rentals subject to Section 17.04.115

12. Townhouse projects for residential use with 3 or fewer townhouses subject to HRMC 17.19

13. Middle housing subject to HRMC Chapter 17.25.

1. Professional offices

2. Change of use

3. Parking lots of four (4) or more spaces, new or expanded, and or the equivalent of paving equal to four (4) or more parking spaces

4. Multi-family dwellings for residential use

5. Group residential, if fifteen (15) or more persons

6. Transportation facilities pursuant to 17.20.050(B)

7. Townhouse projects for residential use with 4 or more townhouses subject to HRMC 17.16 and HRMC 17.19

1. Hospitals, sanitariums, rest homes, nursing or convalescent homes

2. Schools and child care centers

3. Public parks, playgrounds and related facilities

4. Utility or pumping substations

5. Religious institutions

6. Planned unit developments

7. Public facilities and uses

8. Hostels

1. The minimum lot or parcel size shall be 5,000 square feet.

2. Minimum requirement for building sites: Per detached single dwelling unit or duplex, a minimum of 5,000 square feet. Each unit thereafter shall require an additional 1,500 square feet.

3. A minimum frontage of fifty (50) feet on a dedicated public street.

4. A minimum frontage of thirty (30) feet on a dedicated public cul-de-sac.

5. Lot Coverage: Subject to HRMC 17.04.120

1. Professional offices: The standards outlined in the R-3 zone apply.

2. Residential development or a combination of professional offices and residential development: The standards outlined in the R-3 zone apply.

1. Commercial Development.

2. Residential Development.

3. All parking areas and driveways shall be hard surfaced prior to occupancy, under the following circumstances:

4. Bicycle parking as required by 17.20.040.

1. Rooming and boarding houses

2. Home occupations

3. Bed and breakfast

4. Family day care

5. Residential care facility

6. Group residential, if less than 15 persons

7. Transportation facilities pursuant to 17.20.050(A)

8. Accessory dwelling units

9. Residential use of existing detached single-family dwellings, manufactured homes, duplexes and triplexes

10. Hosted homeshares subject to Section 17.04.115

11. Vacation home rentals subject to Section 17.04.115

1. Commercial uses

2. Industrial uses incidental and essential to an on-site commercial use (Refer to the section below, “K”)

3. Change of use

4. Parking lots of four (4) or more spaces, new or expanded, and or the equivalent of paving equal to four (4) or more parking spaces

5. Multi-family dwellings for residential use, with a minimum density of 11 units/net acre.

6. Group residential, if fifteen (15) or more persons

7. Transportation facilities pursuant to 17.20.050(B)

8. Professional Office and Office Uses.

9. Hostels

1. Residential development, excluding multi-family, subject to the following: a) shall be reviewed through the Planned Unit Development (PUD) process; b) PUD common open space criterion is not applicable; and c) shall achieve a minimum of 11 units/net acre.

2. Residential development a minimum of 11 units/acre in conjunction with commercial uses on the same lot or parcel.

3. Hospitals, sanitariums, rest homes, nursing or convalescent home

4. Schools and day care facilities

5. Public parks, playgrounds, and related facilities

6. Utility or pumping substations

7. Churches

8. Commercial Uses on parcels of more than 1.5 acres.

9. Public facilities and uses

1. Residential development are prohibited unless combined with commercial uses in the same structure, i.e, must be mixed use; all such development that includes a residential component requires a conditional use permit.

2. There is no minimum required residential density in the C-2 Zone within the Waterfront Area.

3. No more than 50% of the gross floor area of any building may be devoted to residential development, and the building primary use shall be commercial, not residential.

4. No residential development is allowed on the ground floor, and no more than 50% of the ground floor may be used for parking.

5. For any residential uses approved in the C-2 Zone within the Waterfront Area, a deed restriction, in a form acceptable to the city attorney, shall be recorded with title to the residential property that precludes any residential owner, lessee or guest from objecting to normal and customary commercial, recreational or light industrial uses (including operation of the city’s wastewater treatment plant) and any impacts there from, such as noise, dust, glare, odors, hours of operation, truck traffic, parking and the like.

6. The City may impose reasonable conditions on the approval of any residential development in the C-2 Zone within the Waterfront Area to ensure compliance with these special restrictions.

1. Minimum Lot Area: None.

2. Minimum Frontage:

1. Front – not required.

2. Side and rear – not required except in the case where the structure is adjacent to a residential zone, in which case a three (3) foot setback is required for structures up to two (2) stories, and increased one (1) foot for each additional story above two (2) stories.

1. Thirty-five (35) feet for residential development.

2. Forty-five (45) feet for commercial use or for mixed commercial and residential development.

3. No commercial structure shall exceed a height of forty-five (45) feet.

1. Commercial Development.

2. Residential Development.

3. All parking areas and driveways shall be hard surfaced prior to occupancy, under the following circumstances:

1. Any use, or portion thereof, causing noise shall be performed in such a manner as not to create a nuisance or hazard on any adjacent property.

2. Any use, or portion thereof, causing vibration shall be performed in such a manner as not to create a nuisance or hazard on adjacent property.

3. Any operation producing intense heat or glare shall be performed in such a manner as not to create a nuisance or hazard on adjacent property.

4. There shall be no emission of odorous, toxic, noxious matter, or dust in such quantities as to be readily detectable at any point along or outside property lines so as to produce a public nuisance or hazard.

5. If the retail and industrial uses are housed in separate buildings on the site, the industrial building shall be equal to or less in size to the commercial building.

6. In the case of two or more separate buildings, the one closest to the public dedicated street must retain a retail storefront and a pedestrian-friendly character. New construction or major renovations shall achieve this standard through use of the following design elements:

1. Buildings shall have an entrance for pedestrians directly from the street to the building interior. This entrance shall be designed to be attractive and functional and shall be open to the public during all business hours. Public sidewalks shall be provided adjacent to a public street along the entire street frontage.

2. Building facades greater than one hundred (100) feet in length shall have offsets, jogs, or other architectural distinctive changes.

3. Any wall which is within thirty (30) feet of the street, plaza, or other public open space shall contain at least twenty percent (20%) of the wall area facing the street in display areas, windows, or doorways. Windows must allow views into working areas or lobbies, pedestrian entrances, or display areas. Blank walls within thirty (30) feet of the street are prohibited. Up to forty percent (40%) of the length of the building perimeter, with the exception of the side facing the street, is exempt from this standard if facing toward loading or service areas.

4. A building shall be setback not more than twenty (20) feet from a public sidewalk unless the area is used for pedestrian activities such as plazas or outside eating areas. If more than one structure is proposed for a site, at least twenty-five percent (25%) of the aggregate building frontage shall be within twenty (20) feet of the sidewalk.

5. Developments shall divide large building masses into heights and sizes that relate to human scale by incorporating changes in building mass or direction, sheltering roofs, a distinct pattern of divisions on surfaces, windows, trees, and small scale lighting.

6. One street tree chosen from the street tree list shall be placed along the perimeter of the parcel fronting the street for each thirty (30) feet of frontage for that portion of the development facing the street.

7. Landscaping shall be designed so that fifty percent (50%) coverage occurs after one year from the date the certificate of occupancy is issued and ninety percent (90%) landscaping coverage occurs after five (5) years from the date the certificate of occupancy is issued.

8. Parking areas shall be shaded on the interior and exterior by deciduous trees, buffered from adjacent non-residential uses, and screened from residential uses. The appearance of a “sea of asphalt” shall be avoided.

9. A ratio of one (1) tree for each seven (7) parking spaces shall be required to create a canopy effect. The trees shall be an appropriate large, canopied shade tree and/or a conifer.

10. Landscaped areas shall be substantially evenly distributed throughout the parking area and parking perimeter. (Ord. 2056 §1 (Exh. A), 2020)

1. Temporary uses not exceeding thirty (30) days.

2. Caretaker’s residence for an on-site industrial use.

3. Transportation Facilities pursuant to 17.20.050(A).

1. Light Industrial Uses including the following when accessory and essential to the permitted light industrial use: office uses, wholesale sales, marketing, training and outside storage.

2. Industrial Office uses up to 25,000 square feet of gross floor area.

3. Sales and display of products provided: (i) sales are limited those accessory and essential to the permitted use; and (ii) the total area devoted to sale and display of such products shall not exceed 2,500 square feet or 25% of the gross floor area within the building, whichever is less, except for LI uses in the Central Business District where the sales and display of products can be greater than 2,500 square feet or 25% of the gross floor area as long as the use remains incidental to the onsite light industrial use.

4. Parking lots of four (4) or more spaces, new or expanded, and or the equivalent of paving equal to four (4) or more parking spaces

5. Transportation facilities pursuant to 17.20.050(B)

6. Change of use

1. Industrial Office uses greater than 25,000 square feet of gross floor area, subject to design standards in 17.16.055.

2. Light Industrial and Industrial Office uses with accessory and incidental employee services, such as but not limited to food and beverage sales. Such employee service uses are further limited by the following threshold criteria to ensure against public sales:

3. Public facilities and uses, including change of use.

4. Light Industrial and Industrial Office Uses on parcels of more than 5 acres.

1. Minimum Lot Area: None

2. Minimum frontage: Twenty (20) feet on a dedicated public street

1. One (1) off-street parking space shall be provided on the building site, or adjacent to the site for each employee. In addition, adequate off-street parking shall be provided on or adjacent to the building site to meet the needs of anticipated clientele.

2. In no case shall there be less than two (2) off-street parking spaces.

3. The Central Business District, the Heights Business District and the Waterfront are exempt from this requirement but shall pay a fee in-lieu of parking in accordance with Chapter 17.24.

4. Parking in the Central Business District, Heights Business District and Waterfront may be satisfied by substituting all or some of the parking requirement at adjacent or nearby off-site off-street locations and/or by adjacent or nearby shared parking if the substitute parking reasonably satisfies the parking requirements of this section. If no off-street or off-site parking reasonably satisfies the parking requirements of this section, the fee in-lieu of parking shall be paid in accordance with Chapter 17.24. If less than all required parking is provided, the fee in lieu of parking shall be paid in accordance with Chapter 17.24, except that a credit shall be given for the number of spaces provided.

5. Off-street loading facilities shall be encouraged.

6. All parking areas and driveways shall be hard surfaced prior to occupancy, under the following circumstances:

7. Bicycle parking as required by 17.20.040.

1. Caretaker’s residence for an on-site industrial use

2. Temporary uses not exceeding thirty (30) days

3. Transportation Facilities pursuant to 17.20.050(A)

1. Industrial activities, such as manufacturing, processing, warehousing, and outside storage

2. Commercial uses incidental and essential to an on-site industrial use, as defined in this title.

3. Change of use

4. Parking lots of four (4) or more spaces, new or expanded, and or the equivalent of paving equal to four (4) or more parking spaces.

5. Transportation Facilities pursuant to 17.20.050(B)

1. Minimum Setbacks: None

2. Minimum Street Frontage: Twenty (20) feet on a public dedicated street

1. One (1) off-street parking space shall be provided on the building site, or adjacent to the site for each employee. In addition, adequate off-street parking shall be provided on or adjacent to the building site to meet the needs of anticipated clientele.

2. In no case shall there be less than two (2) off-street parking spaces.

3. The Central Business District, the Heights Business District and the Waterfront are exempt from this requirement but shall pay a fee in-lieu of parking in accordance with Chapter 17.24.

4. Parking in the Central Business District, Heights Business District and Waterfront may be satisfied by substituting all or some of the parking requirement at adjacent or nearby off-site off-street locations and/or by adjacent or nearby shared parking if the substitute parking reasonably satisfies the parking requirements of this section. If no off-street or off-site parking reasonably satisfies the parking requirements of this section, the fee in-lieu of parking shall be paid in accordance with Chapter 17.24. If less than all required parking is provided, the fee in lieu of parking shall be paid in accordance with Chapter 17.24, except that a credit shall be given for the number of spaces provided.

5. Off-street loading facilities shall be encouraged.

6. All parking areas and driveways shall be hard surfaced prior to occupancy, under the following circumstances

7. Bicycle parking as required by 17.20.040.

1. Public parks, playgrounds, temporary concessions incidental to and serving park/recreation user, swimming pools, and tennis courts.

2. Municipal and governmental services and functions.

1. No structure shall be placed closer than ten (10) feet from the public right-of-way line of a dedicated public street.

2. Side yard/rear yard: No structure shall be placed closer than ten (10) feet from the property lines for one– (1) and two– (2) story structures, and for structures more than two– (2) stories in height, the minimum yard is increased one (1) foot for each additional story.

3. Projections may not encroach more than two (2) inches for each foot of required yard setback width.

1. Municipal and governmental offices:

2. All parking areas and driveways shall be hard surfaced prior to occupancy, under the following circumstances:

3. Bicycle parking as required by 17.20.040.

1. Those which are allowed in the underlying zone designation provided the proposed development has been reviewed and stamped by a competent registered professional engineer or architect. All requirements and standards for the underlying zone designation shall be met. In addition, lands that are determined to be unsuitable to develop may be used for computation of density allowances.

2. Areas designated as flood hazard areas by the Federal Emergency Management Agency (FEMA) may be developed only in accord with the U.S. Department of Housing and Urban Development standards for flood hazard areas.

1. Wildlife viewing areas

2. Public bike and jogging paths

3. Launch sites for non-motorized water sports

4. Swimming beaches

5. Fishing sites

6. Boardwalks

7. Transient vending carts

8. Recreational and cultural events

9. Open space

10. Restrooms

11. Maintenance of existing roads and parking areas

12. Non-motorized water sport schools and rentals, excluding any permanent structures

13. Boat docks, excluding marinas

1. Recreational areas (other than those permitted in subsection (A))

2. Commercial uses (other than those permitted in subsection (A)) that support the uses permitted in this section and that provide goods and/or services to the public related to tourism or recreation, but excluding over-night lodging facilities

3. Parks and playgrounds

4. Roads and parking areas, if newly constructed, substantially reconstructed or relocated

1. All applicable provisions of the Hood River Municipal Code.

2. Avoid traffic congestion

3. Protect pedestrian and vehicular safety

4. Adequate public services, including public parking and open space, must be provided consistent with the purposes of this zone so that recreational uses are encouraged and maximized

5. Lighting must be directed away from adjoining properties.

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

2. Commercial uses subject to site plan review (subsection (B)(3)) are subject to the following:

1. Front: Not required.

2. Side Yard Setback: Ten (10) feet.

3. River: Except for structures and parking lots associated with those uses permitted in subsection (A) above, no structure or parking lot shall be placed within seventy-five (75) feet from the Columbia River top of bank, as defined in this Title, except on the Spit and Hook. The distance from structures and parking lots shall be an average of at least 100 feet from the top of bank, except on the Spit and Hook. Noncommercial accessory structures related to recreational uses may be allowed within the public access in subsection (E) above and setback area created by this subsection (benches, landscaping, bleachers, picnic areas, temporary concessions, restrooms, etc.).

1. Commercial/Retail and Tourist Related Uses: One (1) space for each 300 square feet of gross floor area.

2. Drinking and eating establishments: One (1) space for each 200 square feet of gross floor area, including any outside seating areas, up to 5000 square feet, and one (1) space for each 300 square feet of gross building area in excess of 5000 square feet.

3. Bicycle parking as required by 17.20.040.

1. The minimum landscaping as a percentage of gross site area is 30% of the site, based on the gross area of the site, but excluding that portion of the site located between the river setback and the water. The minimum landscaping requirement may be reduced or waived when all of the following are present:

2. Landscaping shall be consistent with the intent and purpose of this zone and contribute to an aesthetically pleasing environment.

3. Landscaping shall reduce the visual impacts of buildings and paved areas.

4. Parking areas shall be shaded by trees with adequate screening and buffering from adjacent uses. Trees shall be planted at a minimum of one (1) tree not less than six (6) feet in height each twenty (20) lineal feet (or an equivalent thereof) along the perimeter of the parking area.

5. Trees shall be used as wind breaks when appropriate.

1. Parking areas for four or more automobiles or trucks shall meet the standards of this section and are not required to comply with section 17.04.060 or Chapter 17.17, or unless the parking area was in use prior to March 1, 2007. All new parking areas shall contain parking spaces no smaller than 20’ X 10’ and shall be graveled or covered with surface material allowed for roads in this zone. Existing unimproved parking areas may remain unimproved unless improvement is required as a condition of approval of subsequent development.

2. Roads may be paved or unpaved. Unpaved roads must be covered with gravel or other surface material applied uniformly so that the surface is stabilized and dust emission and erosion is reduced. Surface material must be ½” to 1” in diameter. Surface material and size other than as specified in this subsection may be used if approved by the City Engineer.

3. Non-toxic and/or organic stabilizers may be used to suppress dust on roads and parking areas, provided the stabilizer meets all specifications, criteria, and tests required by federal, state and local law, rule or regulation, and is not prohibited for use by any applicable law, rule or regulation. Written approval of the City Engineer is required prior to applying a stabilizer. The owner of the property to which the stabilizer is being applied shall compile and maintain records showing the brand name of the stabilizer used, the amount applied, the extent of coverage, and the date(s) of application. The property owner shall keep the records and make them readily available to the City Engineer upon request.

1. An IAMP update is required when the findings and conclusions from an IAMP review demonstrate the need for an update to the plan in order to mitigate identified impacts to interchange facilities. The agency or person(s) proposing the change shall be responsible for reviewing and initiating an update to the applicable IAMP(s), consistent with the procedures outlined in the IAMP.

2. An updated IAMP that results from a City-initiated review process pursuant to Section 17.03.120(E), shall be legislatively adopted, requiring a City Council public hearing, as an amendment to the City of Hood River Transportation System Plan and also will be adopted by the Oregon Transportation Commission as an update to the Oregon Highway Plan.

1. All land north of Portway Avenue including The Hook and 3N10E25 Tax Lots 112, 113, 114, 122 and a portion of 100;

2. Portway Avenue and all lots/parcels adjacent to the southern boundary of the Portway Avenue right-of-way that are located east of North 8th St. including 3N10E25 Tax Lots 124, 125, 126 and 127;

3. All lots/parcels adjacent to the western boundary of the North 2nd Street right-of-way that are located south of Portway Avenue and north of Riverside Drive including 3N10E25 Tax Lot 127 (Parcel 2 of CS No. 2012-031); the eastern 363.98 feet of Tax Lot 128 (Lot 5 of the Waterfront Business Park Subdivision, CS No. 2009-055), the eastern 165 feet of Tax Lot 108 (CS No. 2009-012); and Tax Lot 132;

4. 3N10E25 Tax Lot 120 (CS No. 2009-012) located north of Riverside Drive and west of North 2nd Street;

5. 3N10E25DB Tax Lots 500, 600, 700, 800 and 900 located south of Riverside Drive and east of North 2nd Street (CS Nos. 97068 and 2014-007);

6. All lots/parcels between North 2nd Street and the Nichols Boat Basin including 3N10E25 Tax Lots 102, 109, 115 and 133.

1. Subarea 1. The boundary of Subarea 1 is depicted in Figure 17.03.130-2.

2. Subarea 2. The boundary of Subarea 2 is depicted in Figure 17.03.130-3.

3. Subarea 3 and Subarea 4. The boundaries of Subarea 3 (Industrial land north of Portway Avenue) and Subarea 4 are depicted in Figure 17.03.130-4.

1. Waterfront Overlay Zone.

2. Subarea 1 Uses.

3. Subarea 2 Uses.

1. Façade Variation. All buildings shall incorporate design features. Design features include offsets, balconies, projections, window reveals, or other similar elements to preclude large expanses of uninterrupted building surfaces in areas which are visible to the public. Design features shall occur at a minimum of every thirty (30) feet for all building facades within thirty (30) feet of the street, plaza, or other public open space within the Waterfront Overlay Zone; and a minimum of every fifty (50) feet for other facades which are visible to the public from a street, plaza, or other public open space within the Waterfront Overlay Zone.

The facade shall contain at least two (2) of the following features:

2. In order to avoid façade variations that are out of scale with the building, on buildings that are less than 3,000 square feet, the minimum dimensions (e.g., depth and width) of the features described in a – d, above, may be reduced by up to 50%.

3. Required Windows.

4. Building Entries. The primary entrance shall be highlighted with architectural features (e.g. windows, recesses, canopies, etc.) and shall have an awning or other protection from natural elements.

5. Exterior Building Materials. Buildings shall be constructed using high quality and long-lasting exterior building materials. A “primary material” is the predominant building material(s) that covers a minimum of sixty (60) percent of the building’s exterior walls. An “accent material” is not the predominant building material. Any one accent material shall not cover more than forty (40) percent of the building’s exterior walls. Permitted materials are as follows:

6. Building Placement and Orientation. Except as provided in this section, buildings shall have their orientation toward the street rather than the parking area, whenever physically possible.

7. Parking Regulations for Commercial and Recreational Uses in the Light Industrial Zone. The following parking standards apply to commercial and recreational uses. All other uses are subject to the standards of the base zone.

1. Total Square Footage: The total building floor area within Subarea 1 shall not exceed 16,000 square feet.

2. Building Placement. In order to maintain views from North First Street to the water, the following standards apply:

3. Maximum Building Height. Twenty-four (24) feet as measured from the highest elevation of North First Street adjacent to the building.

4. Public Access. Public access to the waterfront and recreational areas from streets, pedestrian and bike paths, and public dedicated rights of way must be provided. Each public access shall be a minimum of fifty (50) feet wide. The distance between each access shall not exceed 360 feet and shall be designed to encourage public access to the waterfront and Waterfront Trail.

5. Esplanade. A publicly accessible esplanade with a minimum width of 10 feet shall be provided adjacent to the top of the upper bank as shown on Figure 17.03.130-6. No buildings are permitted between the esplanade and the top of the upper bank.

6. Open Space. All undeveloped areas shall be improved with landscaping, open space amenities (including hardscape), or retained with native vegetation.

7. Minimum and Maximum Setbacks. No minimum setback is required. The maximum setback shall be ten (10) feet. This standard is met when a minimum of fifty percent (50%) of the front building elevation is placed no more than ten (10) feet back from the sidewalk of a public or private street, whichever is applicable. The setback may be increased to allow for usable public space(s) with pedestrian amenities (e.g., extra-wide sidewalk, plaza, pocket park, outdoor dining area, or town square with seating).

8. Parking Regulations.

d. Off-street parking areas in Subarea 1 shall be surfaced with pavers or other comparable decorative and permeable materials.

1. Maximum Building Height on Subarea 3. The maximum building height within the area designated as Subarea 3 on Figure 17.03.130-4 is twenty-eight (28) feet.

2. ESEE Setback Standards on Subarea 3. Within the 75’ ESEE setback from the top of bank, the following standards apply:

3. Maximum Building Footprint on Subarea 3 and Subarea 4. The maximum building footprint within the areas designated as Subarea 3 and Subarea 4 on Figure 17.03.130-4 is 25,000 square feet.

1. One street tree chosen from the City’s street tree list shall be placed along the perimeter of the site or parcel fronting the street for each thirty (30) feet of frontage for that portion of the development facing the street.

2. Parking areas shall be shaded on the interior and exterior by deciduous trees and buffered from adjacent uses. A ratio of one (1) tree for each seven (7) parking spaces shall be required to create a canopy and windbreak effect. The tree species shall be selected from a street tree list provided by the City. Landscaped areas shall be fairly evenly distributed throughout the parking area and parking perimeter at the required ratio, but can be grouped around the perimeter to reduce the total area of the parking lot. The number of street trees and parking area trees shall be calculated separately.

3. Landscaping and open areas shall:

4. Chain link fences shall include a top rail for security and maintenance and shall have a black, dark brown, or dark green powder coating and shall have a minimum of three (3) feet of landscaped screening along street frontages. Concertina wire, razor wire, barbed wire and similar materials are prohibited.

1. Light fixtures shall be full-cutoff. When installed, a full-cutoff fixture gives no emission of light above a horizontal plane.

2. Pole-mounted lighting shall not exceed a height of 20 feet.

3. Façade lighting shall be limited to illumination from building-mounted fixtures. Up-lighting is not permitted. When installed, up-lighting emits light above a horizontal plane.

4. Pedestrian scale lighting is required for the public walkways, plazas, and courtyards. Pedestrian-scaled lighting includes “classic street lights” which are specified in the City of Hood River Transportation System Plan, bollard lights and similarly scaled fixtures.

5. Street lights shall be provided on all public streets and private streets with public access. “Classic street lights” as specified in the City of Hood River Transportation System Plan are required unless an alternative is approved by the City Engineer. Spacing of lighting shall be consistent with City of Hood River Engineering Standards unless an alternative is approved by the City Engineer.

1. All exterior storage, recycling, garbage cans, and garbage collection areas shall be screened from view from the Waterfront Trail, public plazas and open space, streets, sidewalks, and any adjacent properties. Trash and recycling receptacles for pedestrian use are exempt.

2. All truck loading areas shall be screened from view from the Waterfront Trail, streets, and sidewalks to the extent feasible.

3. Roof-mounted mechanical (e.g., HVAC) equipment shall be screened from view as follows:

1. Public access shall be provided paralleling the waterfront and around the waterfront area via the Waterfront Trail as shown on Figure 17.03.130-7 and as provided in this section.

2. The Waterfront Trail shall be open to the public in accordance with rules and regulations established by the City and the Port.

3. Where a subject parcel includes a portion of a Waterfront Trail, as shown on Figure 17.03.130-7, the layout, location, and construction of the Waterfront Trail shall be reviewed for approval as part of the site plan review.

4. The Waterfront Trail shall be constructed to the following standards:

5. The Waterfront Trail shall be located substantially as shown on Figure 17.03.130-7, although the exact location of the Waterfront Trail may vary from Figure 17.03.130-7. Safety considerations for Waterfront Trail users shall be a principal consideration in the siting and configuration of the Waterfront Trail.

6. The Waterfront Trail may be public or private. If the proposed portion of the Waterfront Trail is private, a recorded easement in a form approved by the City must be provided, and the Waterfront Trail must be open to the public and shall not be restricted to public access except as allowed by City and Port rules and regulations pursuant.

1. The physical characteristics of the site or existing structures (e.g., steep slopes, wetlands, other bodies of water, trees or other significant natural features of the site, buildings or other existing development, utility lines and easements, etc.) make compliance with the standard infeasible; or

2. The alternative design better complies with the purpose and intent of the Overlay Zone to establish urban design standards for new industrial and commercial development consistent with the character of the Port and the City of Hood River; to ensure an attractive and pedestrian friendly street character; and to improve local access and visibility to and along the waterfront by protecting public access to the Waterfront Trail.