Chapter 2.1
RESIDENTIAL DISTRICTS Revised 10/18 Revised 1/19

(UAR, SR 2 1/2, RL, RS, RM-10, RM, RH)

Sections:

2.1.100    Purpose, Applicability and Location.

2.1.200    Permitted Land Use.

2.1.300    Setbacks. Revised 10/18

2.1.400    Building Mass and Scale. Revised 10/18

2.1.500    Lot Area and Dimensions. Revised 10/18 Revised 1/19

2.1.600    Residential Density. Revised 10/18 Revised 1/19

2.1.700    Maximum Lot Coverage. Revised 10/18

2.1.800    Building Height. Revised 10/18

2.1.900    Architectural Design Standards. Revised 1/19

2.1.1000    Multifamily Residential Districts (RM, RH).

2.1.1100    Other Design Standards. Revised 10/18

2.1.100 Purpose, Applicability and Location.

A.    Purpose. Residential Districts are intended to promote the livability, stability, safety and improvement of the City of Bend’s neighborhoods based on the following principles:

•    Make efficient use of land and public services, and implement the Comprehensive Plan, by providing minimum and maximum density standards for housing.

•    Accommodate a range of housing needs, including owner-occupied and rental housing.

•    Provide for compatible building and site design at an appropriate neighborhood scale which reflects the neighborhood character.

•    Reduce reliance on the automobile for neighborhood travel and provide options for walking and bicycling.

•    Provide direct and convenient access to schools, parks and neighborhood services.

B.    Applicability. This chapter applies to all development in the Urban Area Reserve District (UAR), Residential Suburban Low Density (SR 2 1/2), Low Density Residential District (RL), Standard Density Residential District (RS), Medium-10 Density Residential District (RM-10), Medium Density Residential District (RM), and High Density Residential District (RH). These districts are identified on the City’s official Zoning Map. Properties designated within each district that contain additional standards shall comply with the provisions of the applicable district, except as may be modified by this section. Properties within a designated Historic District shall comply with the provisions of BC Chapter 10.20.

Table 2.1.100

Zone District Characteristics 

Zone District

Location and Characteristics

Urban Area Reserve (UAR)

The Urban Area Reserve District is a holding zone for urban development. The maximum residential density for the district is 1 dwelling unit per 10 gross acres.

Suburban Low Density Residential (SR 2 1/2)

Areas with the Suburban Low Density Residential zoning reflect the existing development patterns and the presence of community water systems located on the perimeter of the City intended for urban redevelopment. The maximum density in the district is 1 unit per 2.5 gross acres.

Low Density Residential (RL)

The Low Density Residential District consists of large urban residential lots that are served with a community water system and DEQ permitted community or municipal sewer systems. The residential density range in this district is 1.1 to 4.0 dwelling units per gross acre.

Standard Density Residential (RS)

The Standard Density Residential District is intended to provide opportunities for a wide variety of residential housing types at the most common residential densities in places where community sewer and water services are available. The residential density range in this district is 4.0 to 7.3 dwelling units per gross acre.

Medium-10 Density Residential (RM-10)

The Medium-10 Density Residential District is intended to provide opportunities for manufactured home park development and a variety of single- and multifamily residential housing types. The density range in this district is 6.0 to 10.0 dwelling units per gross acre.

Medium Density Residential (RM)

The Medium Density Residential District is intended to provide primarily for the development of multifamily residential in areas where sewer and water service are available. The residential density range in the district is 7.3 to 21.7 units per gross acre and shall provide a transitional use area between other Residential Districts and other less restrictive areas.

High Density Residential (RH)

The High Density Residential District is intended to provide land for primarily high density multifamily residential in locations close to shopping and services, transportation and public open space. The density range of the district is 21.7 to 43.0 units per gross acre and shall provide a transitional use area between other Residential Districts and other less restrictive areas.

[Ord. NS-2271, 2016; Ord. NS-2251, 2015; Ord. NS-2016, 2006]

2.1.200 Permitted Land Use.

A.    Permitted Uses. The land uses listed in Table 2.1.200 are permitted in the Residential Districts, subject to the provisions of this chapter. Only land uses that are specifically listed in Table 2.1.200, land uses that are incidental and subordinate to a permitted use and land uses that are approved as “similar” to those in Table 2.1.200 may be permitted.

B.    Determination of Similar Land Use. Similar use determinations shall be made in conformance with the procedures in BDC 4.1.1400, Declaratory Ruling.

C.    Exceptions. Existing uses and buildings lawfully established under previously effective land use regulations are allowed to continue subject to BDC Chapter 5.2, except as otherwise specified in this section.

1.    Existing single-family detached housing, single-family courtyard housing, and manufactured home parks that were lawfully established in their current location prior to the adoption of this code shall be treated as permitted uses in the RH Zone unless originally approved through a conditional use permit, in which case they shall remain subject to any applicable conditions of approval. Such uses are not subject to BDC Chapter 5.2 unless otherwise nonconforming.

 

Table 2.1.200 – Permitted and Conditional Uses 

Land Use

SR 2 1/2

RL

RS

RM-10

RM

RH

UAR

Residential

 

 

 

 

 

 

 

Single-family detached housing

P

P

P

P

P

N

P

*Single-family courtyard housing

N

C/P**

P

P

P

N

C

*Accessory dwelling units (ADUs)

P

P

P

P

P

P

P

*Manufactured homes on individual lots

P

P

P

P

P

N

P

*Manufactured home park

N

C

C

P

P

N

N

*Attached single-family townhomes

N

N/P**

P

P

P

P

N

*Two- and three-family housing

 

 

 

 

 

 

 

• Duplex when located on a corner lot

N

P

P

P

P

P

N

• Duplex on other lot or parcel

N

C/P**

P

P

P

P

N

• Triplex

N

C/P**

P

P

P

P

N

Residential care home (5 or fewer residents)

P

P

P

P

P

P

P

Adult day care

P

P

P

P

P

P

P

Residential care facility (6 or more residents)

N

N

N

C

P

P

N

Family childcare home (16 or fewer children)

P

P

P

P

P

P

P

*Multifamily residential (more than 3 units)

N

N/P**

N/P**

P

P

P

N

*Home business (Class A/Class B/Class C)

P

P

P

P

P

P

P

*Temporary housing

N

C

C

C

C

C

N

*Accessory uses and structures

P

P

P

P

P

P

P

*Public and Institutional

 

 

 

 

 

 

 

Places of worship

C

C

C

C

C

C

C

Clubs, lodges, similar uses

C

C

C

C

C

C

C

*Government offices and facilities (administration, public safety, utilities, and similar uses)

C

C

C

C

C

C

C

Libraries, museums, community centers, and similar uses

C

C

C

C

C

C

C

*Utilities (above ground)

C

C

C

C

C

C

C

Neighborhood parks

P

P

P

P

P

P

P

Community parks

C

C

C

C

C

C

C

Regional parks

C

C

C

C

C

C

C

Recreational facilities (public)

C

C

C

C

C

C

C

Schools

C/P**

C/P**

C/P**

C/P**

C/P**

C/P**

C/P**

Cemetery/mausoleum

C

C

C

C

C

C

C

Child care facility (17 or more children)

C

C

C

C

C

C

C

Hospital

C

C

C

C

C

C

C

*Neighborhood Commercial

 

 

 

 

 

 

 

Child care facility (13 or more children)

N

C

P

P

P

P

N

*Food and beverage services less than 2,000 square feet (with or without alcohol) excluding automobile-dependent and automobile-oriented, drive-in, and drive-through uses

N

C

C

C

C

P

N

Laundromats and dry cleaners

N

C

C

P

P

P

N

Retail goods and services

N

C

C

P

P

P

N

Personal services (e.g., barber shops, salons, similar uses)

N

C

P

P

P

P

N

Repair services, conducted entirely within building; excluding vehicle repair, small engine repair and similar services

N

C

C

C

C

C

N

Mixed-use building

N

C

C

P

P

P

N

*Miscellaneous Uses

 

 

 

 

 

 

 

Bed and breakfast inn

C

C

C

C

C

C

C

Boarding kennel

C

N

N

N

N

N

C

Destination resorts

C

N

N

N

N

N

C

Diagnostic testing, counseling, administrative offices, meeting facilities for nonprofit and public community service programs for children and families.

N

C

C

C

C

C

N

Farm use, agriculture

P

N

N

N

N

N

P

Office uses lawfully existing prior to the adoption date of the ordinance codified in this code

N

N

N

N

P

P

N

*Plant nursery

 

 

 

 

 

 

 

• Existing

P

P

P

P

P

P

P

• New (limited to 1 acre)

C

C

C

C

C

N

C

• New (larger than 1 acre)

C

N

N

N

N

N

C

*Short-term rental

P

P

P

P

P

P

P

*Small hydroelectric facility

P

P

P

P

P

P

P

*Timeshare unit

N

N

C

C

C

C

N

Veterinary clinic

 

 

 

 

 

 

 

• Small animal (only)

N

C

N

N

N

N

N

• Large animal

C

C

N

N

N

N

C

Wireless and broadcast communication facilities

See BDC Chapter 3.7

Key to Districts:

 

UAR = Urban Area Reserve

RL = Low Density Residential

RS = Standard Density Residential

RM = Medium Density Residential

RM-10 = Medium-10 Density Residential

RH = High Density Residential

 

 

Key to Permitted Uses

 

P = Permitted, subject to BDC Chapter 4.1, Development Review and Procedures

N = Not Permitted

C = Conditional Use, subject to permit standards in BDC Chapter 4.4.

*    Subject to special standards as described in BDC 2.1.900, Architectural Design Standards, and/or BDC Chapter 3.6, Special Standards and Regulations for Certain Uses.

**    Permitted as part of a master plan subject to BDC Chapter 4.5.

Note: Existing Neighborhood Commercial (CN) Zoned properties will remain as mapped recognizing neighborhood commercial properties established prior to the adoption of this code. The development of these sites shall conform to the standards outlined in BDC Chapter 3.6, Special Standards and Regulations for Certain Uses, for the uses described above.

[Ord. NS-2303, 2018; Ord. NS-2289, 2017; Ord. NS-2271, 2016; Ord. NS-2264, 2016; Ord. NS-2260, 2016; Ord. NS-2251, 2015; Ord. NS-2241, 2015; Ord. NS-2240, 2015; Ord. NS-2158, 2011; Ord. NS-2016, 2006]

2.1.300 Setbacks. Revised 10/18

A.    Purpose. Setbacks provide private outdoor living space, building separation for fire protection/security, building maintenance, and sunlight and air circulation. The setback standards encourage placement of residences close to the street for public safety and neighborhood security.

B.    Setback Standards. The following setback standards apply to all structures, except as otherwise provided by this section.

C.    Front Setbacks.

1.    RL and UAR Districts. The minimum front setback is 20 feet.

    Exception. On corner lots within a platted subdivision, one front setback may be 10 feet; provided, that the garage and/or carport is set back a minimum of 20 feet.

2.    RS, RM-10, RM, and RH Districts. The minimum front setback is 10 feet. Garages and carports must be accessed from alleys where practical, otherwise garages and carports with street access must be set back a minimum of 20 feet from the front property line. In this instance, the term “practical” means that there is an existing or platted alley that could be used in its current condition or improved to provide access.

3.    Where streets with insufficient right-of-way abut the site, special setbacks apply in conformance with BDC 3.4.200(J), Special Setbacks.

D.    Rear Setbacks.

1.    RL and UAR Districts. The minimum rear setback is 20 feet.

    Exception. In the RL Zone on corner lots within a platted subdivision, the minimum rear setback is 10 feet.

2.    RS, RM-10, RM and RH Districts. The minimum rear setback is five feet. When multifamily residential or nonresidential uses abut a detached single-family dwelling unit in the RS District, the rear setback abutting the RS District must increase one-half foot for each foot by which the building height exceeds 20 feet.

E.    Side Setbacks.

1.    RL and UAR Districts. The minimum side setback is 10 feet.

2.    RS, RM-10, RM and RH Districts. The minimum side setback is five feet. When multifamily residential or nonresidential uses abut a detached single-family dwelling unit in the RS District, the side setback abutting the RS District must increase one-half foot for each foot by which the building height exceeds 20 feet.

    Exception: For development in conformance with the provisions of BDC 3.6.200(A) for courtyard housing, a three-foot minimum side setback is permitted.

Table 2.1.300 – Typical Residential District Setbacks 

 

Front

Rear

Side

UAR

10 ft./20 ft.

20 ft.

10 ft.

RL

10 ft./20 ft.

10 ft./20 ft.

10 ft.

RS

10 ft., except garages and/or carports must be set back 20 ft.

5 ft.**

3 ft.*/5 ft.**

RM-10, RM and RH

10 ft., except garages and/or carports must be set back 20 ft.

5 ft.**

5 ft.**

*    Special setbacks for certain features as permitted in this section and BDC 3.6.200 (special standards for residential uses).

**    When multifamily residential or nonresidential uses abut a detached single-family dwelling unit in the RS District, the setback abutting the RS District must increase one-half foot for each foot by which the building height exceeds 20 feet. Where a fractional number results, the number may be rounded down to the nearest whole number.

F.    Setback Exceptions.

1.    Alley. Where an existing alley is less than 20 feet in width, the setback abutting the alley must be increased to provide a minimum of 24 feet for maneuvering and backing movements from garages, carports and/or parking areas.

2.    Attached Single-Family Townhomes. Interior side setbacks are zero feet.

3.    Clear Vision Areas. All structures must comply with this section, except as necessary to comply with BDC 3.1.500, Clear Vision Areas.

4.    Bridges. Bridges that form the driveway or pedestrian access from the abutting street or alley are permitted in the setbacks.

5.    Architectural Features. Except as prohibited in subsection (F)(6) of this section, the following architectural features are allowed to encroach into the front, side and rear setbacks by no more than two feet provided a minimum setback of three feet is provided from the property line: eaves, chimneys including fireplace enclosures and chimney chases, bay windows up to eight feet in width, window wells, and similar architectural features.

6.    Front Setbacks. The following may encroach into the front setback:

a.    RL and UAR. An unenclosed covered or uncovered porch, patio, deck or stoop with a maximum floor height not exceeding 18 inches may be set back a minimum of 10 feet, as long as it does not encroach into a public utility easement. No portion of the structure can encroach closer than 10 feet including the architectural features in subsection (F)(5) of this section.

b.    RS, RM, RM-10 and RH.

i.    An unenclosed covered or uncovered porch, patio, deck or stoop with a maximum floor height not exceeding 18 inches may be set back a minimum of six feet from the front property line, as long as it does not encroach into a public utility easement. No portion of the structure can encroach closer than six feet to the front property line including the architectural features in subsection (F)(5) of this section.

ii.    For garages on corner lots that are accessed from an alley, and garages where the side or rear wall of the garage faces the street, the front setback for the garage side or rear wall must be a minimum of 10 feet from the front property line. In this case, the garage must have a window(s) in the side or rear wall facing the street that is a minimum of six square feet. As shown in Figure 2.1.300, side entry garages that access a street must have a driveway with a minimum length of 20 feet from the front and side property lines.

Figure 2.1.300

c.    Stairs, ramps and landings that are not roofed or enclosed above or below the steps may be in the front setback when they follow the grade.

7.    Side and Rear Setbacks. The following may encroach into the side and rear setback in the UAR, RL, RS, RM, RM-10 and RH:

a.    An uncovered porch, patio, deck or stoop located above finished grade with a maximum floor height not exceeding 18 inches must be set back a minimum of 18 inches from the side and rear property lines, as long as it does not encroach into a public utility easement.

b.    Uncovered patios at finished grade are exempt from setbacks as long as it does not encroach into a public utility easement.

G.    Prohibited in Setbacks. The following are prohibited, unless stated otherwise, within the following setbacks:

1.    Front Setbacks. Satellite dishes greater than 18 inches in diameter, heat pumps and other similar objects.

2.    Side and Rear Setbacks. Satellite dishes greater than 18 inches in diameter, heat pumps and other similar objects, unless screened for visual and noise abatement by a solid enclosure two feet higher than the object/use being screened.

3.    Balconies.

H.    Residential Compatibility Standards.

1.    Purpose. The residential compatibility standards in this section are intended to provide transitional buffers between existing neighborhoods and new lots and new parcels.

2.    Applicability. The residential compatibility standards apply to new lots and new parcels, unless exempted, that were created by a land division application submitted after September 16, 2015, that are zoned RS and abut existing residential properties zoned RS, RL or SR 2‑1/2 which are 20,000 square feet or greater (“protected property”). For purposes of these standards only, the term “abut” also includes new lots and new parcels that are separated from a protected property by a lot or parcel, right-of-way, easement or open space that is less than the required minimum setback width. In such cases, the required minimum setback is measured from the protected property line across the intervening lot or parcel, right-of-way, easement or open space area.

3.    Development Standards. The following development standards shall apply to the new lots and new parcels that abut the protected property described in subsection (H)(2) of this section:

a.    Lot Area and Setbacks.

i.    Minimum lot area of 5,000 square feet to 5,999 square feet with a minimum 35-foot setback abutting the protected property; or

ii.    Minimum lot area of 6,000 square feet or greater with a minimum 30-foot setback abutting the protected property.

b.    The following are exceptions to the setback requirements:

i.    Eaves, chimneys, bay windows, canopies, porches, and similar architectural features may encroach into the required setback by no more than two feet.

ii.    Uncovered decks and similar structures not exceeding 18 inches in height may encroach into the required setback by no more than 20 feet.

iii.    Accessory structures that do not require a building permit shall have a minimum setback of five feet.

iv.    Walls and fences may be placed on property lines subject to the standards in BDC 3.2.500, Fences and Retaining Walls.

v.    Existing structures located on the new lots or parcels. Additions to existing structures that occur after the new lot or parcel is platted are not exempt.

vi.    Development on the new lots or parcels that occurs at any time after the abutting protected property is divided into one or more lots or parcels of less than 20,000 square feet may use the zoning district setbacks.

4.     Exemptions. New lots or new parcels are exempt from the residential compatibility standards when one or more of the following conditions exist at the time the land division application is submitted:

a.    The existing primary dwelling unit on the abutting protected property is located more than 100 feet from the protected property line.

b.    When the abutting protected property is developed with a nonresidential use or the abutting residential use is a higher density than that of the proposed development. For example: a manufactured home park.

c.    When the abutting protected property is vacant. For the purpose of this code section, “vacant” shall mean a property without a dwelling unit.

d.    Where the abutting protected property has an active land division application or valid land division approval.

e.    When the abutting protected property was created by a land division application submitted after September 16, 2015. [Ord. NS-2314, 2018; Ord. NS-2303, 2018; Ord. NS-2289, 2017; Ord. NS-2260, 2016; Ord. NS-2251, 2015; Ord. NS-2082, 2007; Ord. NS-2016, 2006]

2.1.400 Building Mass and Scale. Revised 10/18

A.    Applicability. Floor area ratio applies to the following:

1.    All new single-family residential construction including building additions on lots 6,000 square feet or less in size located in a subdivision platted prior to December 1998;

2.    Existing homes on lots subject to a partition or lot line adjustment that will result in a lot size of 6,000 square feet or less;

3.    The perimeter lots of all new single-family residential subdivisions that are less than 6,000 square feet in size and abut a subdivision platted prior to December 1998 where any abutting lot is 6,000 square feet of less.

B.    Floor Area Ratio. The FAR as defined in BDC Chapter 1.2, Definitions, must not exceed 0.60 for all buildings on site, cumulatively.

C.    Exceptions to FAR.

1.    Attached single-family townhomes without an accessory dwelling unit.

2.    For single-family detached dwellings with an accessory dwelling unit and attached single-family townhomes with an accessory dwelling unit, see BDC 3.6.200(B), Accessory Dwelling Unit (ADU), for FAR.

3.    Accessory structures less than 10 feet in height and 200 square feet in area.

4.    Lots and parcels subject to BDC 2.1.300(H), Residential Compatibility Standards. [Ord. NS- 2314, 2018; Ord. NS-2303, 2018; Ord. NS-2260, 2016; Ord. NS-2251, 2015; Ord. NS-2082, 2007; Ord. NS-2016, 2006]

2.1.500 Lot Area and Dimensions. Revised 10/18 Revised 1/19

Lot areas and lot dimension standards for residential uses are listed in Table 2.1.500. For other residential uses listed in Table 2.1.200, the lot area and dimensions are subject to the type of residential structure being occupied. Lot development must be in conformance with BDC 2.1.600, Residential Density. Lot area and dimensions exceptions for affordable housing, see BDC 3.6.200(C).

Table 2.1.500

Lot Areas and Dimensions in the Residential Districts by Housing Type and Zone 

Residential Use

Zone

Lot Area

Lot Width/Depth

Exceptions

Single-Family Detached Housing; Manufactured Homes on Lots (See BDC 3.6.200(E)); Residential Care Homes and Facilities (See BDC 3.6.200(J))

UAR

Minimum area: 10 acres

Minimum width: 300 ft. min. average lot width with a min. street frontage of 150 ft.

No exceptions permitted

RL

Minimum area: 10,000 sq. ft. with approved septic or sewer system

Minimum width: 100 ft. min. average lot width with a min. street frontage of 50 ft.

Minimum lot depth: 100 ft.

Bulb of a cul-de-sac minimum width: 30 ft. min. at the front property line

Flag lot or parcel minimum width: 20 ft. min. at front property line. See BDC 4.3.700, Infill Development Options

Zero lot line minimum width: 20 ft., see BDC 3.6.200(A), Courtyard Housing

Mid-block infill, see BDC 4.3.700, Infill Development Options

Corner lots or parcels must be at least five feet more in width than the minimum lot width required in the zone

RS

Minimum area: 4,000 sq. ft.

Minimum width: 40 ft. at front property line

Minimum lot depth: 50 ft.

RM-10

Minimum area: 4,000 sq. ft.

RM

Minimum area: 2,500 sq. ft.

Minimum width: 30 ft. at the front property line

Minimum lot depth: 50 ft.

RH

Not applicable

Not applicable

Two- and Three-Family Housing (duplex/triplex)

See BDC 3.6.200(H)

UAR

Not applicable

Not applicable

Bulb of a cul-de-sac minimum width: 30 ft. min. at the front property line

Flag lot or parcel minimum width: 20 ft. min. at front property line. See BDC 4.3.700, Infill Development Options

Mid-block infill, see BDC 4.3.700, Infill Development Options

Corner lots or parcels must be at least five feet more in width than the minimum lot width required in the zone

RL

Minimum area: 20,000 sq. ft. with approved septic or sewer system

Minimum lot width: 100 ft. average

Minimum lot depth: 100 ft.

RS

Minimum area – duplex: 6,000 sq. ft.

Minimum area – triplex: 9,000 sq. ft.

Minimum width: 40 ft. at front property line

Minimum lot depth: 50 ft.

RM-10

Minimum area – duplex: 6,000 sq. ft.

Minimum area – triplex: 9,000 sq. ft.

RM

None

Minimum width: 30 ft. at the front property line

Minimum lot depth: 50 ft.

RH

None

Single-Family Attached Housing (townhomes)

See BDC 3.6.200(D)

UAR

Not applicable

Not applicable

RL*, RS, RM-10

Minimum area: 2,000 sq. ft. for each unit

Minimum width: 20 ft. at front property line for interior townhome lots and 25 ft. at front property line for exterior townhome lots

Minimum lot depth: 50 ft.

RM

Minimum area: 1,600 sq. ft. for each unit

RH

Minimum area: 1,200 sq. ft. for each unit

Multifamily Housing (more than 3 units)

UAR

Not applicable

Not applicable

RL*, RS*, RM-10

Minimum area: 4,000 sq. ft. for each unit

Minimum width: 30 ft. at front property line

Minimum lot depth: 50 ft.

RM, RH

None

*    When permitted as part of a master plan subject to BDC Chapter 4.5, Master Planning and Development Alternatives.

[Ord. NS-2318, 2018; Ord. NS-2314, 2018; Ord. NS-2289, 2017; Ord. NS-2271, 2016; Ord. NS-2113, 2009; Ord. NS-2016, 2006]

2.1.600 Residential Density. Revised 10/18 Revised 1/19

A.    Residential Density Standard. The following density standards apply to all new development in all of the Residential Districts, except as specified in subsection (B) of this section. The density standards shown in Table 2.1.600 are intended to ensure efficient use of buildable lands and provide for a range of needed housing, in conformance with the Bend Comprehensive Plan.

1.    The density standards may be averaged over more than one development phase (i.e., as in a subdivision or Master Planned Development). For new subdivision applications, the gross density must not exceed the maximum units per acre for the respective zoning district.

Table 2.1.600

Residential Densities 

Residential Zone

Density Range

Urban Area Reserve (UAR10)

1 unit/10 gross acres

Low Density Residential (RL)

1.1 – 4.0 units/gross acre

Standard Density Residential (RS)

4.0 – 7.3 units/gross acre

Medium Density Residential (RM-10)

6.0 – 10.0 units/gross acre

Medium Density Residential (RM)

7.3 – 21.7 units/gross acre

High Density Residential (RH)

21.7 – 43 units/gross acre

B.    Exemptions. The following are exempt from the density standards in subsection (A) of this section:

1.    Residential care homes/facilities.

2.    Accessory dwelling units (ADUs).

3.    Bed and breakfast inns.

4.    Nonresidential uses, including neighborhood commercial uses, public and institutional uses, and miscellaneous uses that do not include a dwelling unit.

5.    Buildings that are listed in the Inventory of Historic Sites within the Bend Area Comprehensive Plan Exhibit “A” or buildings designated on the Historic National Landmarks Register.

6.    Manufactured home parks within the RS Zone are exempt from the maximum density standards of the zone; provided, that the standards of BDC 3.6.200(G) are met.

7.    Replacement, renovation, or expansion of existing dwelling unit(s) in any zone provided the number of dwelling units does not change.

8.    Development on a vacant lot or parcel consistent with an approved land division, except tracts identified for future phases.

9.    Residential infill, as defined in BDC Chapter 1.2, is exempt from minimum density standards.

10.    Partitions on properties that are large enough to be divided into four or more lots are exempt from minimum density standards; provided, that the size of the resulting parcels and siting of dwellings allow future development on these parcels at minimum densities.

11.    Duplexes and triplexes are exempt from the maximum density standards in the areas designated RS in the Bend Comprehensive Plan Map, except when lots are created as part of a new subdivision application.

C.    Density Calculation.

1.    Maximum housing densities are calculated as follows:

a.    The area subject to maximum housing density is the total site area excluding any land to be developed with or dedicated for neighborhood commercial uses, public and institutional uses, and miscellaneous uses that do not include a dwelling unit.

b.    The area for future streets is included in the area subject to maximum housing density.

c.    Where no new streets will be created, the area of up to 30 feet of the abutting right-of-way width multiplied by the site frontage shall be added to the area subject to maximum housing density.

d.    Sensitive lands, fire breaks, and canals and their associated easements on the site are included in the area subject to maximum housing density.

e.    For purposes of calculating maximum density, fractional units are rounded down to the next whole unit.

f.    As an illustrative example, if the total site area is five acres, of which a half-acre is sensitive lands, and another acre will be developed with neighborhood commercial uses, and new streets will be created, the area subject to maximum housing density is four acres (total site area minus one acre of neighborhood commercial uses, but including the sensitive lands). If the maximum allowable density is 7.3 dwelling units per acre, then a maximum number of 29 units is allowed on the site.

2.    Minimum housing densities are calculated as follows:

a.    The area subject to minimum housing density is the total site area excluding any land to be developed with or dedicated for neighborhood commercial uses, public and institutional uses, and miscellaneous uses that do not include a dwelling unit; sensitive lands; fire breaks; and canals and their associated easements.

b.    The area for future streets is included in the area subject to minimum housing density.

c.    For purposes of calculating minimum density, fractional units are rounded up to the next whole unit.

d.    As an illustrative example, if the total site area is five acres, of which a half-acre is sensitive lands, and another acre will be developed with neighborhood commercial uses, and new streets will be created, the area subject to minimum housing density is three and one-half acres (total site area minus one acre of neighborhood commercial uses, minus a half-acre of sensitive lands). If the minimum density is 4.0 dwelling units per acre, then a minimum number of 14 units is required on the site.

3.    Where a property is within multiple zoning districts, the minimum and maximum number of units is calculated based on the acreage in each Residential Zone that is subject to the density standard as specified above multiplied by the applicable minimum and maximum density standards. Areas with nonresidential zones are excluded from the density calculation.

D.    Density Bonus for Affordable Housing. See BDC 3.6.200(C). [Ord. NS-2318, 2018; Ord. NS-2314, 2018; Ord. NS-2303, 2018; Ord. NS-2271, 2016; Ord. NS-2260, 2016; Ord. NS-2241, 2015; Ord. NS-2016, 2006]

2.1.700 Maximum Lot Coverage. Revised 10/18

A.    Maximum Lot Coverage. The following maximum lot coverage standards apply to all development within the Residential Districts as follows:

Table 2.1.700

Residential Lot Coverage 

Residential Zone

Lot Coverage

Low Density Residential (RL)

35%

Standard Density Residential (RS), Medium-10 Density Residential (RM-10), and Medium Density Residential (RM)

50% for lots or parcels with single-story dwelling unit(s) and single-story accessory structures.

45% for all other lots or parcels.

Exception. 60% for lots or parcels with attached single-family townhomes, duplexes, triplexes and multifamily in the RM District.

High Density Residential (RH)

None

B.    Lot Coverage Exception for Affordable Housing. See BDC 3.6.200(C). [Ord. NS-2314, 2018; Ord. NS-2271, 2016; Ord. NS-2241, 2015; Ord. NS-2016, 2006]

2.1.800 Building Height. Revised 10/18

The following building height standards are intended to promote land use compatibility and support the principle of neighborhood-scaled design:

A.    Standard. The following building heights apply to all development within the Residential District:

1.    Buildings within the UAR, RL, RS, RM-10 and RM Districts may be no more than 30 feet in height.

2.    Buildings within the RM Zone on lots and parcels created after December 1998 may be no more than 35 feet in height.

3.    Buildings within the RH Districts may be no more than 45 feet in height.

B.    Exceptions to Maximum Building Height Standard for Affordable Housing. See BDC 3.6.200(C). [Ord. NS-2314, 2018; Ord. NS-2303, 2018; Ord. NS-2271, 2016; Ord. NS-2241, 2015; Ord. NS-2082, 2007; Ord. NS-2016, 2006]

2.1.900 Architectural Design Standards. Revised 1/19

A.    Purpose. The architectural standards are intended to provide detailed, human-scale design, while affording flexibility to use a variety of building styles for certain types of residential development.

B.    Applicability. This section applies to all of the following types of buildings:

1.    Multifamily residential;

2.    Public and institutional buildings in Residential Zones;

3.    Neighborhood commercial;

4.    Mixed-use buildings in Residential Zones; and

5.    All other types of permitted/conditional nonresidential use buildings listed in Table 2.1.200 when built in a Residential Zone.

C.    Standards. All buildings that are subject to this section shall comply with all of the following standards. The graphics provided with each standard are intended to show examples of how to comply. Other building styles and designs can be used to comply, so long as they are consistent with the text of this section. An architectural feature (i.e., as shown in the graphics) may be used to comply with more than one standard.

1.    Building Form. All buildings shall incorporate design features such as offsets, balconies, projections, window reveals, or similar elements to preclude large expanses of uninterrupted building surfaces, as shown in the figure below. Along the vertical face of a structure, such features shall occur at a minimum of every 40 feet, on each floor, and shall contain at least two of the following features:

a.    Recess (e.g., deck, patio, courtyard, entrance or similar feature) that has a minimum depth of six feet;

b.    Extension (e.g., floor area, deck, patio, entrance, or similar feature) that projects a minimum of two feet and runs horizontally for a minimum length of four feet; and/or

c.    Offsets or breaks in roof elevation of two feet or greater in height.

Figure 2.1.900.A

Building Form (Multifamily Housing Example)

2.    Building Orientation. All building elevations adjacent to a street right-of-way shall provide doors, porches, balconies, and/or windows. A minimum of 40 percent of front (i.e., street-facing) elevations, and a minimum of 30 percent of side and rear building elevations, shall meet this standard. Percent of elevation is measured as the horizontal plane (lineal feet) containing doors, porches, balconies, terraces and/or windows. The standard applies to each full and partial building story.

Exceptions:

a.    A multifamily building may have its entrance oriented to a side yard when a direct pedestrian walkway is provided between the building entrance and the street in accordance with the standards in BDC Chapter 3.1, Lot, Parcel and Block Design, Access and Circulation. In this case, at least one entrance shall be provided not more than 30 feet from the closest sidewalk or street.

b.    A multifamily building may be oriented to a common use courtyard.

3.    Detailed Design. All buildings shall provide detailed design along all elevations which are visible from the street(s) adjacent to the property (i.e., front, rear and sides). There are two options for complying with this requirement.

a.    Menu Option (Type I). Detailed design shall be provided by using at least six of the following 12 architectural features on all applicable elevations, as appropriate for the proposed building type and style (may vary features on rear/side/front elevations).

These features shall be reviewed by a Type I application as per BDC 4.1.300:

Dormers

 

Gables

Recessed entries

 

Covered porch entries

Cupolas

 

Pillars or posts

Eaves (minimum 12-inch projection)

 

Window trim (minimum four inches wide)

Bay windows

 

Balconies

Offsets in the building face or roof by a minimum of 18 inches

 

Decorative patterns on the exterior finish using shingles, wainscoting, board and batt.

Figure 2.1.900.B

Examples of Architectural Details

b.    Design Review Option (Type II). Detailed design shall be provided by showing compliance with the following design criteria through a Type II application and review per BDC 4.1.400, Type II and Type III Applications.

i.    The general size, shape, and scale of the structure(s) are architecturally compatible with the site and with the surrounding neighborhood, unless such compatibility with existing structures does not reflect the long-term purpose or intent of the underlying zoning of the subject site.

ii.    If the project includes a large structure or structures (greater than 20,000 square feet), the design shall incorporate changes in direction and divide large masses into varying heights and sizes by breaking up building sections, or by the use of such elements as variable planes, projections, bays, dormers, setbacks, canopies, awnings, parapets, changes in the roofline, materials, color, or textures.

iii.    Exterior finish on vertical surfaces shall be primarily of materials such as masonry/wood siding, shingles, or stucco. The use of sheet metal or plywood shall not exceed 50 percent of the wall area. No smooth-faced cinder block construction shall be permitted on front facades. Cinder block construction for side and rear facades shall be permitted by approval as part of this review process. [Ord. NS-2318, 2018; Ord. NS-2271, 2016; Ord. NS-2260, 2016; Ord. NS-2016, 2006]

2.1.1000 Multifamily Residential Districts (RM, RH).

A.    Purpose/Intent Statement. The Medium and High Density Residential Districts are intended to provide land for a mix of attached and multifamily housing types in locations that are convenient to service commercial uses and future transit opportunities.

B.    Development Standards for Multifamily Developments in the RM and RH Districts. In addition to the site development standards in BDC Chapter 4.2, the following standards apply to multifamily developments of four units or more, unless otherwise stated:

1.    Common Open Space. In addition to the required setback yards, a minimum of 10 percent of the site area must be designated and permanently reserved as usable common open space in all large-scale (20 units or more) multiple-family developments, unless a credit in subsection (B)(1)(a) of this section is approved. The site area is defined as the lot or parcel on which the development is planned, after subtracting any required dedication of street right-of-way and other land for public purposes (e.g., public park or school grounds, etc.). Sensitive lands and historic buildings or landmarks open to the public and designated by the Bend Comprehensive Plan may be counted toward meeting the common open space requirements.

a.    Credit for Proximity to a Park. A common open space credit of 50 percent may be granted when the development is located within one-quarter mile walking distance of a public park; and there is a direct, accessible, and maintained trail or sidewalk between the development and the park that does not cross an arterial or collector street.

2.    Private Open Space. Private open space areas are required for ground-floor and upper-floor housing units through compliance with all of the following standards:

a.    Ground-floor housing units must have patios or decks at least four feet deep and measuring at least 48 square feet. Ground-floor housing means the housing unit entrance (front or rear) is within five feet of the finished ground elevation, after grading and landscaping;

b.    A minimum of 50 percent of all upper-floor housing units must have balconies or porches at least four feet deep and measuring at least 48 square feet. Upper-floor housing means housing units that are more than five feet above the finished grade, after grading and landscaping; and

c.    Ground-floor private open space areas must not be located within 12 feet of trash receptacles.

3.    Trash Receptacles. Trash receptacles must not be located within setbacks for property lines shared with single-family residences and must be screened on at least three sides with an evergreen hedge or solid fence or wall of not less than six feet in height. Receptacles must be located for easy access by trash pick-up vehicles.

C.    Housing Mix Standards in the RM District. In order to ensure a mix of housing types that meets the City’s overall housing needs, in addition to minimum and maximum density standards in BDC 2.1.600, at least 50 percent of the total housing units in residential developments on any property or combination of properties between three acres and 20 acres in the RM District must be two- and three-family housing, attached single-family townhomes, and/or multifamily residential housing units. The standards of BDC 4.5.200(E) apply to properties of 20 acres in size and greater.

Figure 2.1.1000.A

Multifamily Housing (typical site layout)

[Ord. NS-2303, 2018; Ord. NS-2271, 2016; Ord. NS-2016, 2006]

2.1.1100 Other Design Standards. Revised 10/18

A.    On-site surface water drainage, including roof drainage, must be retained on the lot or parcel of origin and not flow onto the public right-of-way or other private property.

B.    Development must comply with BDC 3.5.200, Outdoor Lighting Standards, and 3.5.400, Solar Standards.

C.    Garages and carports must be accessed from alleys where practical. In this instance, the term “practical” means that there is an existing or platted alley that could be used in its current condition or improved to provide access. [Ord. NS-2314, 2018]