Chapter 18.10
ZONING DISTRICTS1

Sections:

18.10.010    Zoning districts – Established.

18.10.020    Zoning districts – Purposes.

18.10.030    Table of permitted and conditional uses.

18.10.040    Table of bulk and dimensional standards.

18.10.050    Table of performance standards.

18.10.010 Zoning districts – Established.

There are hereby established the following zoning districts. Zoning district locations are delineated on the official zoning map.

District:    Abbreviation:

Low-Density Residential    (LDR)

High-Density Residential    (HDR)

Cottage Residential    (CR)

Neighborhood Business    (NB)

Downtown Commercial    (DC)

Interchange Commercial    (IC)

Interchange Mixed Use    (IMU)

Employment Park-1    (EP-1)

Employment Park-2    (EP-2)

Parks, Open Space and

Public Facilities    (POSPF)

(Ord. 1256 § 1 (part), 2006: Ord. 1020 (part), 1997).

18.10.020 Zoning districts – Purposes.

In addition to general purposes of the zoning title outlined in NBMC 18.02.020, zoning districts have the following respective purposes in subsections A, B, C, D, E and F of this section.

A. Purposes – LDR District.

1. Provide for neighborhoods of predominately single-family structures at a gross density of four (LDR-4) dwelling units per acre as designated on the zoning map;

2. Accommodate other uses compatible with single-family residences and other types of innovative styles of residential units including accessory dwelling units and up to 15 percent of cottage housing with planned neighborhood district (PND) approval;

3. Maintain the integrity and character of existing neighborhood areas, including requiring that all units be held in fee simple ownership status;

4. Create attractive and satisfying neighborhood environments for family life;

5. Ensure that adequate sewer, water, and other utilities and services are provided;

6. Provide for public amenities such as passive and active recreation areas, open space, and trails and promote the opportunity for area-wide coordination and continuity of pedestrian, bicycle, and greenbelt corridors;

7. Assure development gives due consideration to existing development or that which can be reasonably anticipated on adjacent lands, with respect to common infrastructure requirements and compatibility of uses;

8. Promote a traditional neighborhood development pattern and scale which serves to maintain and enhance existing small-city character and pedestrian orientation;

9. Implement provisions of the comprehensive plan, including the vision plan, related to residential areas.

B. Purposes – HDR District.

1. Provide for neighborhoods and/or areas of predominantly multifamily structures, but with a mix of housing types including affordable housing units;

2. Accommodate other uses compatible with multifamily residences;

3. Create attractive and satisfying environments for family and household life;

4. Ensure that adequate sewer, water, and other utilities and services are provided;

5. Provide for public amenities such as passive and active recreation areas, open space, and trails, and promote the opportunity for area-wide coordination and continuity of pedestrian, bicycle, and greenbelt corridors;

6. Assure development which gives due consideration to existing development or that which can reasonably anticipated on adjacent lands, with respect to common infrastructure requirements and compatibility of uses;

7. Promote a traditional neighborhood development pattern and scale which serves to maintain and enhance existing small-city character and pedestrian orientation;

8. Implement provisions of the comprehensive plan, including the vision plan, related to residential development.

C. Purpose – Cottage Residential District (CR).

1. Approval of a planned neighborhood district (PND) is required for any development in the CR district;

2. Encourages innovative housing types of predominantly single-family smaller detached housing (i.e., cottage housing), but allows a maximum of 15 percent attached housing;

3. Allows smaller lot sizes and increased densities from six to 10 DU/acre gross to create greater economic choices for homebuyers in North Bend;

4. Accommodate other uses compatible with residential life;

5. Create attractive and satisfying environments for family and household life;

6. Ensure that adequate sewer, water, and other utilities and services are provided;

7. Provide for public amenities such as passive and active recreation areas, open space, and trails, and promote the opportunity for area-wide coordination and continuity of pedestrian, bicycle, and greenbelt corridors;

8. Assure development which gives due consideration to existing development or that which can reasonably be anticipated on adjacent lands, with respect to common infrastructure requirements and compatibility of uses;

9. Promote a traditional neighborhood development pattern and scale which serves to maintain and enhance existing small-city character and pedestrian orientation;

10. Implement provisions of the comprehensive plan, including the vision plan, related to residential development.

D. Purpose – Commercial Districts (NB, DC, IC, IMU). The NB, DC, IC, and IMU zoning districts have the following general and specific purposes (general purposes include subsections (D)(1) through (4) of this section; specific purposes include subsections (D)(5) through (8) of this section at densities established by a floor area ratio):

1. Provide land for different intensities and types of residential, retail, service, business, office, and entertainment uses that complement, enhance, and support residential and other land uses within North Bend.

2. Implement provisions of the comprehensive plan related to commercial land uses, including but not limited to providing economic and employment opportunities, property tax bases, necessary goods and services, and in some cases, mixed use (commercial first floor/residential upper floor) dwelling opportunities.

3. Promote high-quality commercial development that incorporates traditional development patterns and elements, including but not limited to building locations, architectural designs, construction materials, and site features that are harmonious with North Bend’s small-city character.

4. Ensure that proper site needs and amenities, including but not limited to vehicular circulation and parking, pedestrian, bicycle, and greenbelt networks (where applicable), landscaping, lighting, public areas (e.g., greenspace, plazas), services, and utilities, and other necessary and desirable elements are integral parts of all commercial projects.

5. Neighborhood business (NB) districts are intended to be general commercial areas, however, buildings are expected to be smaller in scale, and applicable businesses to operate on less than a 24-hour basis. The NB district will accommodate a variety of residential and other land uses, including limited fabrication and light manufacturing when conducted in locations isolated from residential zoning districts.

6. The downtown commercial (DC) district is intended to provide specialty retail goods, as well as a range of business, professional, and other services consistent with historic uses and scale of the downtown area. Buildings in the DC district are also expected to be smaller in scale; however, there is a provision for commercial buildings up to 10,000 square feet if they are “anchors.” Building sizes and floor area ratios may be increased in certain portions of the DC zone by use of transferred development rights. The DC district will also incorporate residential development, as well as encouraging upper floor dwelling units above commercial uses. Pedestrian orientation and amenities will also be emphasized.

7. The interchange commercial (IC) district is intended to accommodate businesses that typically serve passerby travelers and tourists, while also supplying goods for Upper Valley residents typical of larger-scale commercial development. Primary access to the IC is anticipated to be vehicular; however, pedestrian amenities and circulation, including linkage to the historic downtown area, will be promoted. Buildings are permitted to be larger in scale relative to other commercial districts, and select businesses are permitted to operate on a 24-hour basis.

8. The interchange mixed use (IMU) zoning district is intended to provide a transitional area between interchange commercial (IC) zoning and residential (LDR, HDR) zoning. The zoning accommodates permitted residential, interchange commercial and other commercial development to minimize adverse impacts on and maximize compatibility with adjacent land uses. Buildings in the IMU district are expected to be smaller in scale than buildings in the IC district, with select businesses permitted to operate on a 16-hour basis or less, closed between 10:00 p.m. and 6:00 a.m.

E. Purpose – Employment Park Districts (EP-1 and EP-2). The EP-1 and EP-2 zoning districts have the following general and specific purposes (general purposes include subsections (E)(1) through (5) of this section; specific purposes include subsections (E)(6) and (7) of this section at densities established by a floor area ratio):

1. Provide appropriate areas for various commercial land uses, including office, warehouse, distribution, manufacturing enterprises, industrial uses, and research and development facilities which complement, enhance, and support the mix of land uses within the city of North Bend. Retail sales or related services are limited to a few select uses, or allowed only as incidental to underlying permitted uses.

2. Implement provisions of the comprehensive plan related to employment park district land uses, including but not limited to providing economic and employment opportunities, as well as balanced property tax bases and possible mixed land use opportunities.

3. Promote high-quality and well-designed business and industrial developments that are harmonious with North Bend’s small-city character, and create an environment free from adverse noise, odors, dust, smoke, air pollution, water pollution, and inappropriate truck traffic or related traffic congestion.

4. Ensure that proper site needs and amenities, including but not limited to vehicular circulation and parking, services and utilities, landscaping, lighting, pedestrian, bicycle, and greenbelt networks and linkages, and other necessary and desirable elements are integral parts of all employment park district projects.

5. Ensure sensitivity to adjacent land uses and the environment, including avoidance of incompatible uses, and that new development is integrated with physical and social linkages to the community.

6. The EP-1 district is intended to provide areas for light industrial and limited commercial uses that are compatible with, and not detrimental to, adjoining land use districts and for residential uses by PND review. Permitted uses in the EP-1 district include offices (professional, business, corporate), light manufacturing, warehouse and distribution, and research and development. A wider variety of manufacturing and assembly uses are permitted on a conditional use basis. Smaller-scale business enterprises are permitted to the extent they are needed to serve employees within the EP-1 district. Uses that capitalize on North Bend’s setting and geographic location are encouraged. Second-story residential uses will be permitted when mixed with compatible first-floor uses.

7. The EP-2 district is intended to provide areas for a variety of industrial land uses, including manufacturing, fabrication, and processing of natural and manmade materials. Large-scale and/or specialized industrial and commercial operations, including those having greater potential impacts to surrounding areas, will be permitted in this district. Business uses which support activities occurring in outlying rural areas, including support services for forestry or resource-based industries, are encouraged.

F. Purpose – Park, Open Space, and Public Facilities District (POSPF).

1. Recognize and designate areas for public and quasi-public parks, open space, trail, and recreation areas, as well as public facilities including but not limited to schools, community buildings, government offices, and public facilities and utilities.

2. Implement provisions of the comprehensive plan related to park, open space, and public facility land uses.

3. Ensure that adequate areas are set aside for park, open space, trail, recreation areas, and public facility land uses.

G. Purpose – Overlay Districts.

1. Transitional area overlay district (TAOD) is intended to provide a buffer area between residential (LDR, HDR) zoning and commercial (IC, IMU, DC, NB) and/or industrial (EP-1, EP-2) zoning. The TAOD is to ensure sensitivity to adjacent land uses by adding increased landscaping and design standards. The transitional area overlay district (TAOD) performance standards are not intended to apply on commercial- or industrial-zoned property where the use of the property is also defined as a permitted use on the adjacent residential-zoned property.

2. Critical areas overlay district (CAOD) is intended to identify those areas within the North Bend urban growth area that include: (a) floodways, (b) channel migratory areas, (c) streams and associated buffers, and (d) wetlands and associated buffers where there are special regulations on the use and development of property in order to protect environmentally critical areas. The applicable development regulations are contained in Chapters 14.05 through 14.12 NBMC.

3. Planned neighborhood district (PND) is an overlay zoning district providing for a mix of single-family detached residential, and other innovative residential including cottages and multifamily up to fourplex, within areas designated as low- or high-density residential (LDR or HDR), cottage residential (CR) and employment park one (EP-1) and allowing mixed commercial and residential uses in the HDR zone as designated on the zoning map and subject to additional criteria in Chapter 18.12 NBMC. (Ord. 1256 § 1 (part), 2006: Ord. 1165 § 1, 2002; Ord. 1164 § 1, 2002; Ord. 1020 (part), 1997).

18.10.030 Table of permitted and conditional uses.

To implement purposes of the zoning title, and to implement purposes of the respective zoning districts, permitted and conditional uses allowed within the various districts are identified in Table 18.10.030, Permitted and Conditional Land Uses. Permitted and conditional uses are categorized under the following major use categories: (1) residential; (2) commercial; (3) industrial; (4) public and quasi-public; (5) utilities; and (6) resource uses. No land, building, or structure may be used, and no building or structure erected unless listed as a permitted (“P”) or conditional use (“CUP”) in Table 18.10.030, Permitted and Conditional Land Uses, provided:

A. Unlisted uses may be permitted subject to procedures listed in endnotes to Table 18.10.030;

B. Uses that are specifically prohibited are listed in endnotes to Table 18.10.030;

C. All conditional uses shall meet standards and procedures outlined in Chapter 18.24 NBMC;

D. Said land, building, or structure meets nonconforming use provisions in Chapter 18.30 NBMC. (Ord. 1307 § 1, 2008; Ord. 1256 § 1 (part), 2006: Ord. 1194 § 1 (part), 2003; Ord. 1164 § 2, 2002; Ord. 1153 § 2, 2002; Ord. 1068 §§ 1, 2, 1999; Ord. 1053 § 26, 1998; Ord. 1020 (part), 1997).

18.10.040 Table of bulk and dimensional standards.

To further implement purposes of the zoning title, and to further implement purposes of the respective zoning districts, bulk and dimensional standards are established for respective zoning districts, and in many cases for respective uses within said zoning districts. Bulk and dimensional standards are outlined in Table 18.10.040 and address the following criteria: (1) minimum lot size; (2) maximum lot size; (3) minimum lot width; (4) minimum front yard setback; (5) maximum front yard setback; (6) minimum side yard setback; (7) minimum rear yard setback; (8) maximum building height; (9) maximum building coverage; (10) maximum impervious surface coverage; (11) maximum building size; and (12) floor area ratio. An administrative adjustment to bulk and dimensional standards mechanism is provided, with application requirements procedures and criteria established in Chapter 18.25 NBMC. (Ord. 1262 § 2, 2006; Ord. 1256 § 1 (part), 2006: Ord. 1194 § 1 (part), 2003; Ord. 1164 § 3, 2002; Ord. 1053 § 27, 1998; Ord. 1020 (part), 1997).

18.10.050 Table of performance standards.

To further implement purposes of the zoning title, and to further implement purposes of the respective zoning districts, performance standards are established for respective land uses in Table 18.10.050, Land Use Performance Standards. (Ord. 1262 § 3, 2006; Ord. 1256 § 1 (part), 2006: Ord. 1194 § 2, 2003; Ord. 1167 § 3, 2002; Ord. 1165 § 3, 2002; Ord. 1164 § 4, 2002; Ord. 1153 §§ 3, 4, 2002; Ord. 1073 § 1, 1999; Ord. 1020 (part), 1997).

TABLE 18.10.030

– PERMITTED AND CONDITIONAL LAND USES –

 

RESIDENTIAL

COMMERCIAL

INDUSTRIAL

PUBLIC FACILITIES

LAND USES:

LDR

CR

HDR

NB

DC

IC

IMU

EP-1

EP-2

POSPF

1.00    RESIDENTIAL:

 

 

 

 

 

 

 

 

 

 

    1.10 Single-Family Dwellings

 

 

 

 

 

 

 

 

 

 

*    1.11 Single-Family Detached Dwellings

P

P

P

P

P

 

 

 

 

 

*    1.12 Designated Manufactured Homes

P

P

P

P

P

 

 

 

 

 

*    1.13 Manufactured Home Parks

 

 

 

P

 

 

 

 

 

 

*    1.14 Mobile Homes

 

 

 

P

 

 

 

 

 

 

*    1.15 Mobile Home Parks

 

 

 

P

 

 

 

 

 

 

*    1.16 Cottages

P(B)

P

P

P

P

 

P

 

 

 

    1.20 Multifamily Structures

 

 

 

 

 

 

 

 

 

 

*    1.21 Duplexes

 

P(A)

P

P

P

 

P

 

 

 

*    1.22 Triplexes

 

P(A)

P

P

P

 

P

 

 

 

*    1.23 Fourplexes

 

P(A)

P

P

P

 

P

 

 

 

*    1.25 Other Multifamily Dwellings over Four Units

 

 

P

P

P

 

P

 

 

 

    1.30 Special Service Housing

 

 

 

 

 

 

 

 

 

 

*    1.31 Adult Family Homes

P

P

P

P

P

 

P

 

 

 

*    1.32 Childcare

 

 

 

 

 

 

 

 

 

 

*    1.32a Family Day Care Provider

P

P

P

P

P

 

P

 

 

 

*    1.32b Child Day Care Center

CUP

CUP

CUP