Article IV. Medical District Overlay Zone

2.7.500 Medical District Overlay Zone.

2.7.510 Purpose and Applicability.

A.    Purpose. The purpose of the Medical District Overlay Zone is to allow for the continuation and flexible expansion of the hospitals, medical clinics and associated uses in a planned and coordinated manner. Flexibility is essential to allow existing and future uses to respond and adapt to changes in technology, the medical profession, and society as a whole. The primary uses in the Medical District Overlay Zone are hospitals and other medical clinics and uses. Related uses may be located within the hospital or clinic buildings or as independent uses within the overlay zone area. The overlay zone is intended to enhance the underlying zones of the Urban Medium Density Residential (RM) Zone, Urban High Density Residential (RH) Zone, and the Convenience Commercial (CC) Zone. The overlay zone standards will:

1.    Strengthen the role currently played by the Medical District area around 27th Street and Neff Road as a regional center for healthcare and related services.

2.    Provide flexibility within the underlying zones to allow medical uses.

3.    Allow limited commercial/retail uses to supplement the Medical District.

4.    Balance the need for residential development within the overlay zone to provide options for medical services development.

B.    Applicability. Provisions of this section apply to all property within the boundaries of the Medical District Overlay Zone as shown on the boundary map, Figure 2.7.550.F, and on the Bend Urban Area Zoning Map. These provisions modify existing standards of the City of Bend Zoning Ordinance, by applying requirements, limiting allowable uses, or allowing exceptions to general regulations. Where there is a conflict between the provisions of the Medical District Overlay Zone and those of other portions of the Zoning Ordinance, the provisions of this overlay district shall control. [Ord. NS-2301, 2017; Ord. NS-2016, 2006; Ord. NS-1914, 2004]

2.7.520 Permitted Land Uses.

A.    Permitted Uses. The land uses listed in Table 2.7.520 are permitted in each of the applicable districts, subject to the provisions of this chapter. Only land uses that are specifically listed in Table 2.7.520, and land uses that are approved as similar to those in Table 2.7.520, may be approved.

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

Table 2.7.520 Permitted Uses within the Medical Services District Overlay Zone 

Land Use

RM

RH

CC

Residential

All residential uses permitted or conditionally allowed in the applicable zoning district unless specifically listed herein

P/C

P/C

N

Public and Institutional

All public and institutional uses permitted or conditionally allowed in the applicable zoning district unless specifically listed herein

P/C

P/C

P/C

Hospitals

N

P

P

Commercial

All commercial uses permitted or conditionally allowed in the applicable zoning district unless specifically listed herein

N

N

P/C*

General office*

 

 

P*

In buildings built after April 2, 2004, office uses may occupy no more than 33% of the floor area*

P*

P*

 

In buildings built after April 2, 2004, offices may occupy more than 33% of the floor area*

C*

C*

 

Dancing and music schools

N

N

P

Mortuaries

N

N

P

Photographic studios

N

N

P

Hotels

P*

P*

P*

Service commercial uses up to 4,000 square feet gross floor area, excluding drive-through and auto-related and auto-dependent uses*

C*

C*

P

Eating and drinking establishments up to 4,000 square feet gross floor area in size*

C*

C*

P

Auto parts sales

N

N

N

Automobile service station

N

N

N

Minor auto repair

N

N

N

Medical offices/uses including a pharmacy

P

P

P

Miscellaneous Uses

Club, lodge and fraternal organization

N

N

C

Plant nursery

N

N

N

Timeshare units

N

N

N

Short-term rental

N

N

N

Wireless and broadcast communication facilities

See BDC Chapter 3.7

Key to Districts:

Key to Permitted Uses:

RM = Medium Density Residential

P = Permitted, subject to the provisions of BDC Chapter 4.1

RH = High Density Residential

N = Not Permitted

CC = Convenience Commercial

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

*    Use has special development standards subject to BDC 2.7.540.

[Ord. NS-2301, 2017; Ord. NS-2240, 2015; Ord. NS-2158, 2011; Ord. NS-2016, 2006; Ord. NS-1914, 2004]

2.7.530 Development Standards.

A.    Height Regulations. No building or structure shall hereafter be erected, enlarged or structurally altered to exceed a height of 45 feet without approval of a variance.

B.    Lot Requirements. The following lot requirements must be observed:

1.    Lot Area. For all dwelling units including single-family dwellings, two- and three-family housing, and multiple-family housing in the underlying RM Zone, the lot shall be a minimum area of 2,500 square feet for the first unit plus 2,000 square feet for each additional dwelling unit.

For all dwelling units including single-family dwellings, two- and three-family housing, and multiple-family housing in the underlying RH Zone, the lot shall be a minimum area of 2,500 square feet for the first unit plus 1,000 square feet for each additional dwelling unit.

For any other use there shall be no minimum lot area.

2.    Lot Width. For single-family dwellings, two- and three-family housing, and multiple-family housing the lot shall be a minimum width of 30 feet. This lot width may be reduced to 20 feet for lots in an approved zero lot line subdivision.

For any other use there shall be no minimum lot width.

3.    Front Yard. The minimum front yard setback shall be 10 feet except on corner lots where the clear vision clearance area requirements shall apply and, except when adjacent to a lot outside of the Medical District Overlay Zone, the front yard setback shall be same as the front yard setback required in the adjacent zone.

4.    Side Yard. The minimum side yard setback shall be five feet. The side yards shall be increased by one-half foot for each foot by which the building exceeds 15 feet in height.

For existing or development of new single-family detached housing the side yard setback shall be a minimum of five feet on each side.

The side yard setback distance for one or both sides may be waived for an approved zero lot line subdivision or partition.

5.    Rear Yard. The minimum rear yard setback shall be five feet except when adjacent to a lot outside of the Medical District Overlay Zone and then the rear yard setback shall be a minimum of 20 feet. The required rear yard setback shall be increased by one-half foot for each foot by which the building exceeds 15 feet in height.

6.    Side and rear yard setbacks for duplexes and triplexes are subject to standards in BDC 3.6.200(H), Duplex and Triplex Development.

7.    Lot Coverage. The following maximum lot coverage standards apply to all development within the MDOZ:

Lot Coverage

Zone

Maximum Lot Coverage

Medium Density Residential (RM)

50% for lots or parcels with single-family detached dwelling unit(s).

60% for lots or parcels with single-family attached townhomes, duplexes, triplexes and multifamily.

For any other use there is no maximum lot coverage.

High Density Residential (RH)

None

Convenience Commercial (CC) District

None

C.    Off-Street Parking. Off-street parking shall be provided as required in BDC Chapter 3.3, Vehicle Parking, Loading and Bicycle Parking. [Ord. NS-2353, 2019; Ord. NS-2301, 2017; Ord. NS-2016, 2006; Ord. NS-1914, 2004]

2.7.540 Special Development Standards.

Within the Medical Services District Overlay Zone certain nonmedical uses are permitted or conditionally allowed within the RM and RH Zones. These uses are intended to support the medical services uses and their customers.

A.    Nonmedical Uses. Nonmedical uses excluding residential uses as specified in Table 2.7.520 shall be developed in conformance with the following special standards:

1.    Nonmedical uses may be allowed when accessory to a medical use building or development provided the gross floor area of the accessory use does not exceed 4,000 square feet in area for buildings less than 50,000 square feet. For medical buildings with a gross floor area greater than 50,000 square feet, no more than 10 percent of the gross floor area of the building may be occupied by an accessory nonmedical use, unless otherwise approved through a conditional use permit.

2.    Except for hotels, nonmedical uses may occur within the Medical Service District Overlay Zone as a stand-alone business provided the total gross floor area of any individual building does not exceed 4,000 square feet or, where more than one nonmedical use shares one building, the total building area does not exceed 8,000 square feet.

3.    Hotels may be developed as a stand-alone business within the Medical Service District Overlay Zone provided 75 percent of the guest rooms are designed and furnished for multi-night stays by providing in-unit amenities for sleeping, eating, cooking (more than a microwave), and sanitation.

B.    Standards for Commercial/Retail Uses and Eating and Drinking Establishments.

1.    Drive-up windows and/or drive-through services shall not be permitted.

2.    A restaurant, delicatessen, cafeteria, or coffee shop may include an outdoor seating/eating area, provided the outdoor area consists of an all-weather surface not greater than 900 square feet in gross floor area and screened from residentially zoned properties by a sight-obscuring hedge and/or fence as determined through the site plan review process.

3.    For service commercial/retail uses, hotels, and eating and drinking establishments as allowed in Table 2.7.520:

a.    There shall be no more than a total of eight acres of site area developed for stand-alone commercial/retail uses, hotels, and/or eating and drinking establishments within the Medical District Overlay Zone on residentially zoned land.

b.    Four of the allowable eight acres shall be located south of Neff Road and are in addition to the existing Commercial Convenience zoned property along 27th Street and Cushing Drive (Watt Way) and Medical Center Drive.

c.    The other four acres of allowable area shall be located north of Neff Road.

C.    Landscaping Requirements. The following standards shall apply to all new development:

1.    Street Trees. Street trees shall be planted along the frontage of all properties. Only street trees from a list maintained by the City shall be planted. Street trees shall be planted a maximum of 30 feet on center. Trees shall be a minimum of two-inch caliper measured four feet from ground level.

2.    Buffering. The City may require additional landscaping within setback areas to mitigate adverse noise, light, glare, and aesthetic impacts to adjacent residential properties from new development. [Ord. NS-2301, 2017; Ord. 2209-NS, 2013; Ord. NS-2016, 2006; Ord. NS-1914, 2004]

2.7.550 Architectural Design Standards.

The design standards are intended to provide detailed human-scale design to preserve the character of the area and surrounding neighborhoods while allowing flexibility to develop a variety of building types.

A.    Detailed Design Elements. The following standards shall be met for all new development. A design feature used to comply with one standard may be used to comply with another standard.

1.    Design of Small-Scale Buildings. All buildings under 20,000 square feet in size shall provide detailed design along all elevations (front, sides, and rear). A minimum of five architectural features shall be provided on the front elevation and a minimum of three architectural features shall be provided on the side and rear elevations selected from the following list of features:

a.    Dormers.

b.    Gables.

c.    Recessed entries.

d.    Covered porches.

e.    Cupolas or towers.

f.    Pillars or posts.

g.    Eaves with a minimum 12-inch projection.

h.    Window trim with a minimum four-inch width.

i.    Offsets in building face or roof by a minimum of 16 inches.

j.    Bay windows.

k.    Balconies.

l.    Decorative patterns on exterior finish (e.g., scales/shingles, wainscoting, board and batt, masonry).

2.    Design of Large-Scale Buildings and Developments. The standards in subsection (A)(2)(c) of this section shall apply to “large-scale buildings and developments,” as defined in subsections (A)(2)(a) and (b) of this section:

a.    Individual buildings with more than 20,000 square feet of enclosed ground-floor space (i.e., “large-scale”). Multi-tenant buildings shall be counted as the sum of all tenant spaces within the same building shell; and

b.    Multiple-building developments with a combined enclosed ground-floor space more than 40,000 square feet (e.g., shopping centers, public/institutional campuses, and similar developments).

c.    All large-scale buildings and developments, as defined in subsections (A)(2)(a) and (b) of this section, shall provide human-scale design by conforming to all of the following criteria:

i.    Incorporate changes in building direction (i.e., articulation), and divide large masses into varying heights and sizes, as shown in Figures 2.7.550.C and 2.7.550.D. Such changes may include building offsets; projections; changes in elevation or horizontal direction; sheltering roofs; terraces; a distinct pattern of divisions in surface materials; and use of windows, screening trees, small-scale lighting (e.g., wall-mounted lighting), and similar features.

ii.    Every building elevation adjacent to a street with a horizontal dimension of more than 100 feet, as measured from end-wall to end-wall, shall have a building entrance; except that building elevations that are unable to provide an entrance due to the internal function of the building space (e.g., mechanical equipment, areas where the public or employees are not received, etc.) may not be required to meet this standard. Pathways shall connect all entrances to the street right-of-way.

Note: The illustrations provided are intended to show how to comply, not restrict building types. Other building types and design can be used to comply so long as they are consistent with the design standards.

Figure 2.7.550.A

Examples of Architectural Details (Typical)

Figure 2.7.550.B

Examples of Architectural Details: Townhomes and Multifamily (Typical)

Figure 2.7.550.C

Design of Large-Scale Buildings and Developments (Typical)

Figure 2.7.550.D

Design of Large-Scale Buildings and Developments (Typical)

Note: The examples shown above are meant to illustrate examples of these building design elements, and should not be interpreted as a required design style.

B.    Building Height Transition.

1.    This standard applies to new and vertically expanded buildings on property located in the Medical District Overlay Zone within 100 feet of the boundary of the overlay zone and new or vertically expanded buildings adjacent to properties developed with single-story residential uses within the Medical District Overlay Zone, except that this standard shall not apply to new or vertically expanded single-family detached houses.

2.    Any new or vertically expanded building, meeting the applicability criterion above, within 20 feet (as measured horizontally) of an existing single-story building with a height of 25 feet or less, as shown in Figure 2.7.550.E, shall meet the building height transition requirements.

3.    To provide compatible building scale and privacy between developments, buildings taller than 25 feet shall “step-down” to create a building height transition to adjacent single-story building(s).

4.    The building height transition standard is met when the height of the taller building (“x”) does not exceed one foot of height for every one foot separating the two buildings (“y”), as shown in Figure 2.7.550.E.

Figure 2.7.550.E

Building Height Transition

Figure 2.7.550.F

Medical District Overlay Zone Boundary

C.    Outdoor and rooftop mechanical equipment as well as trash cans/dumpsters must be architecturally screened from view. Heating, ventilation and air conditioning units must have a noise attenuating barrier to protect adjacent Residential Districts from mechanical noise. [Ord. NS-2353, 2019; Ord. NS-2301, 2017; Ord. NS-2016, 2006; Ord. NS-1914, 2004]