17.03.040 Office/residential zone (C-1) | Hood River Municipal Code

17.03.040 Office/residential zone (C-1).

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

D. Site Development Requirements. Exempt for townhouse projects which are subject to HRMC 17.19, the minimum site development requirements are as follows:

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.

F. Maximum Building Height. Thirty-five (35) feet.

a. Except within the Central Business District, one 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.

b. In no case shall there be less than two off-street parking spaces.

c. The Central Business District, the Heights Business District and the Waterfront are exempt from the minimum two off-street-space parking requirement but shall pay a fee in lieu of parking in accordance with HRMC Chapter 17.24 for the balance of parking required but not provided.

d. Within the Central Business District, one and one-half off-street parking spaces shall be provided on the building site or adjacent to the site for each 1,000 square feet of gross floor area.

e. 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 or by adjacent or nearby shared parking if the substitute parking reasonably satisfies the parking requirements of this section.

f. If less than all required parking is provided, the fee in lieu of parking shall be paid in accordance with HRMC Chapter 17.24, except that a credit shall be given for the number of spaces provided.

a. Except within the Central Business District, all individual dwelling units, duplexes, and triplexes shall be provided with two parking spaces for each unit on the building site, one of which may be within the required front yard setback area.

b. Except within the Central Business District, multifamily dwellings shall be required to furnish one and one-half off-street parking spaces per dwelling unit on or adjacent to the building site.

c. Unless specifically exempted under the historic building parking waiver provisions for upper story residential conversions, individual dwelling units within the Central Business District shall be required to provide one and one-quarter (1.25) off-street parking spaces on or adjacent to the building site.

d. Required setback areas may be utilized for off-street parking for multifamily dwellings.

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

f. Upper Story Residential Parking Exemption. Existing buildings within the Downtown Historic District included on the local historic building inventory and listed within HRMC Chapter 17.14 CHART B – Cultural Resources Inventory Local Downtown District: 1994 (updated 2004), as amended, are not required to provide additional parking for the conversion of upper stories to nontransient residential dwelling units. Street-level conversion of a historic building for residential use is not eligible for this exemption. The exemption is not applicable to transient lodging or hotel use.

Neither historic conversion exemption nor fee in lieu of off-street parking may be utilized to satisfy parking requirements for hosted homeshares, vacation home rentals, transient or short-term rentals. Hosted homeshares, vacation home rentals, transient and short-term rentals shall be required to satisfy parking requirements in compliance with the Hood River Municipal Code.

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

a. New construction

b. Change of use

c. New parking area

4. Bicycle parking as required by 17.20.040.

H. Lighting. Artificial lighting shall be subdued and shall not shine, cause glare, or be unnecessarily bright on surrounding properties. Both interior and exterior lighting shall take into consideration the viewshed and shall be dimmed as much as possible after closing without compromising safety and security. Flood lights on poles higher than fifteen (15) feet shall not be permitted.

I. Signs. All signs shall be in conformance with the sign regulations of this title.

J. Landscaping. All landscaping shall be in conformance with the landscape standards in this title. (Ord. 2061 §1 (Exh. A), 2021; Ord. 2056 §1 (Exh. A), 2020)