Myrtle Creek City Zoning Code

To serve as a low density residential district which is similar to the purpose and intent of the R-1 district but where it is recognized that densities should vary according to location and topography.

The intent of the residential hillside district is to maintain and enhance the visual and physical identity of the hills as well as native geologic conditions and to identify areas of potential natural hazards due to soil conditions and/or slope.

The approach set forth in the residential hillside district regulations takes a larger than lot-by-lot perspective in regulating environmental degradation. The objective is to permit maximum development while, at the same time, protecting resources by requiring a site capacity rather than a lot capacity analysis of developmental constraints. The site capacity calculation uses the open space ratio as a standard to ensure protection of the natural environment in a dependable and consistent fashion. In addition, developmental limits are specified on a resource-by-resource basis. For example, no disturbance of a very unstable or rare resource is permitted, whereas some level of disturbance of a less sensitive feature may be allowed. In summation, the residential hillside district regulations endeavor to:

The following uses and structures and similar uses and structures are permitted outright upon site review approval:

The following uses and structures and similar uses and structures may be permitted as a conditional use subject to the procedures of Chapter 18.170 MCMC, whereupon, (1) a conditional use permit may be granted when the criteria for approval are met or can be met by observance of conditions; or (2) a conditional use permit may be denied if the findings of fact conclude that the permit criteria cannot be met:

Elsewhere in this title, residential land use intensity is expressed as "gross density" or "number of units per gross acre"; the regulations of the R-H district are based on the use of a "density factor" which applies only to buildable land and results in a determination of site capacity. Therefore, the intensity of use of any piece of buildable land within the district is held constant, although the gross density may vary depending on the characteristics of the individual property. The reason for this is that the "gross density" cannot accommodate variations in the physical site. The "density factor" is a direct measurement of the impact of a given development on road systems, community facilities, schools and services. The residential hillside "maximum density factor" is 6.88. This is comparable to a "gross density" of four units per acre when calculated for a site which is free of development constraints.

The site capacity for any proposed development is equal to the net buildable area of the site multiplied by the density factor. The site capacity calculation provides the mechanism for subtracting from the base site area all portions of a site inappropriate for development to determine the extent to which a site may be utilized, given its unique physical characteristics. The following four steps are utilized to calculate the site capacity. The totals of Steps 1, 2 and 3 are used to determine the net buildable site area, which is then multiplied by the density factor to determine the number of units permitted (Step 4).

Notwithstanding the conditional use provisions of MCMC § 18.25.060, any project involving the erection of a new building or structure, the enlargement in height or ground coverage, or the intensification of use of any building or structure shall: