Chapter 17.225


17.225.010    Purpose.

17.225.020    Location.

17.225.030    Permitted and conditional uses.

17.225.040    Density and dimensional requirements.

17.225.050    Requirements of single-family attached housing.

17.225.060    Requirements of multifamily attached housing – Apartments.

17.225.070    Requirements of factory-built home parks.

17.225.010 Purpose.

The medium density residential (MDR) district is intended to provide for residential development opportunities with a minimum density of eight units per net acre and a maximum density of 16 units per net acre. The district is further intended to facilitate use of public transit, reduce the burdens of automobile related problems, and encourage efficient use of commercial services and public open space. [Ord. 503 § 1 (Exh. B), 2018; Ord. 473 § 3 (Exh. A), 2016].

17.225.020 Location.

The city council, with the recommendation of the planning commission, generally, shall assign MDR zoning districts in close proximity to collector or arterial roadways, current or proposed transit routes, near employment centers, and with good access to local public schools and parks. [Ord. 503 § 1 (Exh. B), 2018; Ord. 473 § 3 (Exh. A), 2016].

17.225.030 Permitted and conditional uses.

Permitted Uses. The city permits use on buildable lands as described in Table 17.225.030, Permitted and Conditional Uses, subject to compliance with the adopted level-of-service standards of the Coos Bay capital improvement plan. P = Permitted use; C = Conditional use; X = Prohibited use.

(1) Conditional uses allowed in an MDR district are described in Chapter 17.347 CBDC, Conditional Uses.

Table 17.225.030 – Permitted and Conditional Uses 




Existing lawful residential use


Single-family residence per lot of record


Single-family dwelling combined with a multiple-family dwelling on the same lot


Certified factory-built homes or home parks


Accessory living units (which are subject to special siting standards through a Type II land use process)


Foster care homes (five or fewer)


Multiple-family dwellings, including but not limited to attached single-family dwellings, such as townhouses, duplexes, triplexes; and detached multifamily dwellings such as apartments


Group residential care facility and treatment facility


Multiple-family dwelling, greater than 35 feet in height and three stories


Planned unit development


Accessory buildings and uses normal and incidental to the building and uses permitted in this chapter


Nonresidential Permitted Uses

Home occupation


Child care facility (fewer than 13)


Tourist habitation (bed and breakfast)


Laundry facility (outward appearance must retain a residential character)


Bus shelters (subject to a Type II site plan review)


Recreational vehicle, maximum percent of the total number of mobile home spaces, provided all sites complying with applicable sections of the CBDC


Nonresidential Conditional Uses

Administrative service


Child care facility (13 or more)


Convenience sales and personal service


Educational service


Home occupation – retail sales on the premises


Library service and cultural exhibit


Lodge, club, fraternal, or civic assembly


Public parks and recreational facilities


Public safety service


Recreational vehicle


Religious assembly


Utility and service – no outside storage of equipment


Zero lot line development


All manufacturing and commercial uses or services not listed


[Ord. 503 § 1 (Exh. B), 2018; Ord. 473 § 3 (Exh. A), 2016].

17.225.040 Density and dimensional requirements.

(1) All developments within the MDR zoning district shall comply with the density and dimensional requirements of Table 17.225.040.

Table 17.225.040 – MDR Density and Dimensional Requirements 






Net density

8 – 16

8 – 16

8 – 16

Minimum lot width

40 feet

40 feet

40 feet

Minimum lot depth

60 feet

60 feet

60 feet

Minimum area

5,000 sf

5,000 sf

5,000 sf

Maximum lot coverage




Maximum height

35 feet

35 feet

35 feet





Minimum front setback

10 feet

10 feet

10 feet

Minimum garage setback from public right-of-way

20 feet

20 feet

20 feet

Minimum side setback

0 feet attached, 5 feet to abutting property line

0 feet attached, 5 feet nonattached

5 feet

Minimum street side setback

10 feet

10 feet

10 feet

Minimum rear setback

5 feet

5 feet

5 feet

(2) Screening. New lots used for medium density residential purposes created adjacent to low density residential (LDR) districts shall employ a screening technique at the perimeter of the project. New perimeter MDR lots abutting LDR districts, not including public rights-of-way or dedicated public open space, shall be no less than 80 percent of the lot area of the minimum lot size of the abutting LDR district. Setbacks from the property lines of abutting LDR land shall be no less than 80 percent of the setback requirement of the abutting LDR district. For example, if the abutting property is zoned LDR-8.5, a 7,000-square-foot minimum lot size, and the MDR lots abutting the LDR district may not be less than 5,600 square feet.

(3) Product Types. The city desires to foster an opportunity for the creation of a variety of MDR housing products so as to promote housing affordability, architectural variety and unique neighborhood character. An MDR project proposal which consists of five gross acres or more, including abutting lands under common ownership, may not include more than 75 percent of one housing type, i.e., multifamily, single-family attached or single-family detached. [Ord. 503 § 1 (Exh. B), 2018; Ord. 473 § 3 (Exh. A), 2016].

17.225.050 Requirements of single-family attached housing.

A single-family attached proposal shall meet the requirements of this section. Where a conflict exists between general and specific standards the director shall apply the more specific standard.

(1) Notations on the plat and/or covenants running with the land, approved by the city attorney, shall guarantee that required side setbacks shall be kept perpetually free of obstructions.

(2) Prohibit single-family attached housing in housing clusters of greater than six units.

(3) No portion of a unit may occupy space above or below any other unit, except underground shared parking.

(4) Landscaping. Single-family attached development projects may satisfy the minimum landscaping requirement by:

(a) Providing 200 square feet of enclosed private outdoor living area per bedroom for each individual dwelling unit, to be located in the rear or side yard of each individual lot; or

(b) Providing 200 square feet of common indoor or outdoor recreation area per bedroom for each individual dwelling unit. [Ord. 503 § 1 (Exh. B), 2018; Ord. 473 § 3 (Exh. A), 2016].

17.225.060 Requirements of multifamily attached housing – Apartments.

A multifamily attached proposal shall meet the requirements of this section. Where a conflict exists between general and specific standards the director shall apply the more specific standard.

(1) Multifamily attached housing shall not be permitted in clusters of greater than 10 dwelling units.

(2) Building permits for attached developments may only be approved where fully consistent with the approved land division.

(3) Notations on the plat and/    or covenants running with the land, approved by the city attorney, shall guarantee that required side setbacks shall be kept perpetually free of obstructions. [Ord. 503 § 1 (Exh. B), 2018; Ord. 473 § 3 (Exh. A), 2016].

17.225.070 Requirements of factory-built  home parks.

All extensions or improvements made to existing residential certified factory-built home parks made after the enactment of the ordinance codified in this title shall comply with the provisions of this title.

(1) Site Plan. Except for a bus shelter, land use review is required prior to the establishment of, or change within, any certified factory-built home park.

(2) Minimum park area: one acre.

(3) Unit density: not more than eight but no less than five dwelling units per acre.

(4) Access and Roads.

(a) Dedicate and improve vehicular and pedestrian access to the park from the improved street.

(b) Pave roads within a park according to the following minimum standards:

(i) Twenty-two feet where no on-street parking is allowed.

(ii) Twenty-eight feet where on-street parking is allowed on one side of the street.

(iii) Thirty-six feet where parking is permitted on both sides of the street.

(iv) All private streets and ways within the park shall be built as approved by the public works department.

(v) An additional five feet from each edge of the pavement or two feet from the edge of the sidewalk shall be designated as right-of-way from which setbacks are to be measured.

(vi) When on-street parking is provided, it may substitute for the guest and second parking requirements if approved by the planning commission.

(5) Services.

(a) Sewer. Every residential certified factory-built home park shall be connected to a sanitary sewer. Each space shall be provided with a connection to the sewer.

(b) Water. Every residential certified factory-built home park shall be connected to a supply of potable water for domestic use. Each space shall be provided with a connection to the water supply.

(c) Utilities. All utilities, including telephone, television, and electricity, shall be installed underground throughout the park and shall be provided at each space.

(d) Fire Protection. No space shall be occupied that is not located within 500 feet of a fire hydrant, following the street right-of-way. Existing spaces now located or occupied at a distance greater than 500 feet from an approved hydrant may continue until such time as the park is expanded in size or number of spaces.

At the time of such expansion, the owner or operator of the park shall have installed one or more hydrants at locations such that no occupied space remains at a greater distance than 500 feet, following the street right-of-way, from any hydrant. The Coos Bay fire department shall be authorized by the owner to inspect the hydrants in accordance with current standard procedures and to require periodic tests when deemed necessary. No parking shall be permitted within 10 feet of fire hydrants.

(e) Lighting. All roads within the park shall be lighted at night to provide a minimum of 0.35 foot-candles of illumination.

(6) Open Space and Recreational Area.

(a) Minimum Area. Open space shall constitute six percent of the total gross area of the park. Improved recreational areas shall have a minimum area of 8,000 square feet or 100 square feet per dwelling unit, whichever is greater.

(b) Plan. The site plan shall contain the following:

(i) Boundaries of the proposed areas.

(ii) Written explanation of the purposes of the areas and a description of any improvements to be made.

(iii) Description of the manner in which the area will be perpetuated, maintained, and administered.

(c) Guarantee. The preservation and continued maintenance of property and/or structures commonly owned and/or held for common use shall be guaranteed by a covenant running with the land specifying the description of the area, its designated purpose(s), and maintenance assurances. Copies of these legal documents shall be filed with the community development department before occupancy of any dwelling.

(7) Landscaping. All exposed ground surface in all parts of the park shall be protected and maintained with landscaping to include plant material, paving, gravel, and/or other solid material that will prevent soil erosion, mud, and dust within the park. The ground surface in the park shall be graded and furnished with drainage facilities to drain all surface water in a safe, efficient, and sanitary manner.

(8) Fences and Walls. A visual barrier shall be provided and maintained such as a solid fence, a concrete wall, or an approved buffer of trees or shrubs between the mobile home park and abutting properties. The barrier shall have a minimum height of six feet, except the area defined as the entrance of the park where the wall may be three feet for vision clearance.

(9) Off-Street Parking and Loading. The provisions of Chapter 17.330 CBDC, Off-Street Parking and Loading Requirements, shall apply.

(10) Special Certified Factory-Built Home Siting Requirements.

(a) Certified Factory-Built Homes and Parks.

(i) Only certified factory-built homes shall be allowed in the MDR-16 district.

(ii) Residential certified factory-built home parks and units shall be required to meet all state requirements for mobile home parks.

(b) Yards. Building separation in a mobile home park for each mobile home and its accessory structures shall be in accordance with the following:

(i) A mobile home shall not be located closer than 15 feet from any other mobile home, closer than 10 feet from a park building within the mobile home park, or closer than five feet from a park property boundary line or street right-of-way.

(ii) To prevent the spread of fire from one mobile home to another (unless otherwise approved by the inspecting authority), the yard shall conform to the requirements of the International Building Code.

(c) Building Height. No dwelling or accessory building shall be erected or installed with a height in excess of 17 feet.

(d) Skirting. Mobile homes shall be skirted to provide an appearance of permanency.

(e) Storage Facilities. Each space shall have a minimum of 50 square feet of totally enclosed storage space.

(f) Accessory Buildings. Accessory buildings and other similar permanent structures may be installed or erected in conjunction with a space and shall require a building permit. These structures shall be deemed to be a part of the certified factory-built.

(11) Yards. There are no yard requirements for the use, bus shelter, other than those imposed by building codes.

(12) Park Improvements.

(a) Construction Plans and Specifications. As part of the site plan application, the applicant shall submit to the community development department construction plans, profile and cross-section drawings, and specifications for the required utilities and streets, accompanied by a plan check fee. These plans will be reviewed and the applicant will be notified in writing of compliance with city requirements or of any necessary modifications. The final drawings and specifications shall be permanently filed with the department. A copy of the water system plans shall be submitted to public works by the applicant.

(b) Contract for Improvements. Within 48 months of site plan and review of the improvement plans and specifications, but prior to the issuance of any development permits, the applicant shall be required to enter into an agreement to construct and/or improve facilities to serve the development. At the time the improvement agreement is executed, the applicant will submit the inspection fee and also post a performance bond, cash, or security deposit guaranteeing the completion of the contractual provisions. All contracted improvements shall be completed within 24 months after the bond or surety is posted. If the applicant is unable to complete the improvements within two years with good cause, a one-year extension may be granted by the public works department. Further extensions must be approved by the planning commission.

(c) Bond and/or Surety, Cash or Security Deposit Provisions. The assurances for completion of improvements shall be filed with the city in the nonnegotiable amount established by resolution of the city council. The bond or deposit shall:

(i) Name the city as obligee.

(ii) Be in a form approved by the city attorney.

(iii) Be conditioned upon the final approval and acceptance of the development.

(iv) Provide full warranty for the improvements for a minimum of two years from the date of final acceptance by the city.

(v) Be forfeited to the city if the applicant does not complete the requirements within the agreed-upon time limit, or if the applicant has created a hazard causing imminent danger to the public health and safety within or adjacent to the development which the developer fails to correct.

(vi) Cover any costs, attorney’s fees, and liquidation damages resulting from delay or failure to meet the deadline.

(d) Construction. Construction of improvements may begin in accordance with the agreement. During this phase of development, the applicant shall be required to prepare record drawings of all improvements. Special attention shall be given to underground utilities.

(e) Acceptance of Improvements. Upon completion of the improvements, the applicant shall submit record drawings to the public works department of the street and sanitary/storm sewer plan profiles. [Ord. 503 § 1 (Exh. B), 2018; Ord. 473 § 3 (Exh. A), 2016].