Chapter 17.10 R-7.2—SINGLE-HOUSEHOLD RESIDENTIAL DISTRICT

Chapter 17.10
R-7.2—SINGLE-HOUSEHOLD RESIDENTIAL DISTRICT

Sections:

17.10.010 Purpose.

17.10.020 Uses allowed outright.

17.10.030 Accessory uses allowed.

17.10.040 Conditional uses allowed.

17.10.050 Dimensional standards.

17.10.055 Cottage cluster standards.

17.10.060 Design standards.

17.10.065 Cottage cluster design standards.

17.10.070 Exemptions to uses permitted outright.

17.10.010 Purpose.

The purpose of an R-7.2 district is to implement the comprehensive plan and to provide land for households desiring to live in an environment of single-household and middle housing dwellings.

Statutory Reference: ORS Ch. 197, Ch. 227

History: Ord. 1131 §2, 1990; Ord. 1499 §1 (Exh. A), 2020; Ord. 1515 §2 (Exh. B), 2022.

17.10.020 Uses allowed outright.

In an R-7.2 zoning district, the following uses and their accessory uses are allowed outright:

(1) Single-household dwelling, including a manufactured dwelling.

(2) Middle housing.

(3) Foster home.

Statutory Reference: ORS Ch. 197, Ch. 227

History: Ord. 1131 §2, 1990; Ord. 1188 §1, 1994; Ord. 1323 1, 2002; Ord. 1499 §1 (Exh. A), 2020; Ord. 1515 §2 (Exh. B), 2022.

17.10.030 Accessory uses allowed.

Accessory uses shall comply with all the requirements of this zoning district, except as this section allows to the contrary. All accessory structures shall be subject to GMC Chapter 17.54 (Clear Vision). The following accessory uses shall be allowed in an R-7.2 zoning district:

(1) Buildings. Garages and carports, storage and other buildings, as follows:

(a) Either the side, except a street side, or rear setback may be reduced to five feet for structures that:

(A) Are detached from other buildings on the same lot by a minimum of 10 feet;

(B) Do not exceed a height of one story; and

(b) Either the side, except a street side, or rear setback may be reduced to three feet for structures that do not exceed a floor area of 120 square feet.

(c) A wall of rated, fire-resistive construction may be required by the Oregon Structural Specialty Code or its successor.

(d) A setback does not apply to portable storage containers as defined in GMC Chapter 5.22.

(2) Courtyards, Patios and Decks. The minimum side, except street side, and rear setbacks for uncovered courtyards, patios and decks in excess of 30 inches in height shall be five feet. The minimum front and street side setbacks for such courtyards, patios and decks shall be 15 feet. No setbacks shall be required for uncovered courtyards, patios or decks 30 inches or less in height. When calculating the height of a courtyard, patio or deck, railings and benches shall be excluded from the calculation.

(3) Fences and Walls. The following standards shall apply to fences and walls of all types whether open, solid, wood, metal, masonry or other material:

(a) When located between the front lot line and the front building line, fences and walls shall not exceed three feet in height.

(b) Fences and walls not subject to subsection (3)(a) of this section shall not exceed six feet in height.

(c) An exception may be granted to the maximum fence or wall height standards for conditional or nonconforming uses. Such an exception may be granted pursuant to review of an application for conditional use; alteration, expansion or change of use of a nonconforming use; or design review and when an exception is found necessary to provide adequate screening for the use.

(4) Storage. Storage of boats, trailers, pickup campers, coaches, motorhomes and similar recreation equipment. Occupancy of such equipment is subject to a temporary permit under GMC Chapter 15.28 (Temporary Dwellings).

(5) Accessory dwelling units, subject to the following standards:

(a) Only one accessory dwelling unit per lot shall be permitted;

(b) The floor area of an accessory dwelling unit shall be a minimum of 220 square feet and not exceed 800 square feet. Conversion of an existing basement to an ADU shall be exempt from the maximum size limit; provided, that no new floor area will be added with the conversion;

(d) Only one entrance, other than a vehicular entrance to a garage, may be located on the street-facing facade of the structure containing the primary dwelling unit unless this structure had additional entrances before the accessory dwelling unit was created and the number of entrances will not be increased;

(e) The exterior finish materials—including siding, trim and roofing—of an accessory dwelling unit shall be the same or visually similar to those of the primary dwelling unit with respect to type, size, placement and color;

(f) The roof pitch of an accessory dwelling unit shall be the same as the predominant roof pitch of the primary dwelling unit;

(g) The windows of an accessory dwelling unit shall be the same or visually similar to those of the primary dwelling unit;

(h) The eaves on an accessory dwelling unit shall project from the structure walls the same distance as the eaves on the primary dwelling unit;

(i) An accessory dwelling unit shall comply with the minimum yard requirements and maximum building height established in GMC Section 17.10.050.

(j) An accessory dwelling unit used as a vacation rental shall provide:

(A) One off-street parking space in addition to the off-street parking space required by GMC Chapter 17.48 (Off-Street Parking and Loading) for the primary dwelling unit; and

(B) A deed restriction requiring owner-occupancy of one of the units recorded in the Clackamas County Clerk’s Office in a form prescribed by the city. Either the primary dwelling unit or the accessory dwelling unit shall be owner-occupied for as long as the accessory dwelling unit is being used as a vacation rental.

(6) Swimming Pools, Ponds and Hot Tubs. The minimum side, street side and rear setbacks for swimming pools, ponds and hot tubs shall be three feet. The minimum front setback for ponds no greater than five feet wide and no more than two feet deep shall be three feet.

(7) Home Occupations. Home occupations shall be subject to GMC Chapter 17.78 (Home Occupations).

Statutory Reference: ORS Ch. 197, Ch. 227

History: Ord. 1131 §2, 1990; Ord. 1289 §1, 2000; Ord. 1323 §1, 2002; Ord. 1392 §3, 2007; Ord. 1499 §1 (Exh. A), 2020; Ord. 1515 §2 (Exh. B), 2022.

17.10.040 Conditional uses allowed.

In an R-7.2 zoning district, the following uses and their accessory uses are allowed subject to GMC Chapter 17.70 (Conditional Uses):

(1) Multi-household dwelling, five- to eight-unit building on a collector or minor arterial.

(2) Church and associated buildings and structures.

(3) Fire station or similar public use necessary to provide service or preserve public safety in the area.

(4) Community center, day care center.

(5) Nursing homes and homes for the aged.

(6) School and associated buildings, structures and facilities.

(7) Utility facility; provided, that no outside storage is involved.

(8) Group homes.

(9) Planned unit development (PUD).

Statutory Reference: ORS Ch. 197, Ch. 227

History: Ord. 1131 §2, 1990; Ord. 1323 §1, 2002; Ord. 1499 §1 (Exh. A), 2020; Ord. 1515 §2 (Exh. B), 2022.

17.10.050 Dimensional standards.

Except as provided in GMC Chapters 17.38 (Planned Unit Development), 17.72 (Variances) and 17.76 (Exceptions), the following dimensional standards shall apply in an R-7.2 zoning district:

Minimum Lot Area
Detached single household	7,200 sf
Middle housing	3,600 sf
Multi-household dwellings	3,600 sf per dwelling unit
Other uses	7,200 sf	Or as established by the Planning Commission, as provided by GMC Chapter 17.70 (Conditional Uses).
Minimum Setbacks
Front setback	20 ft	Except that a front porch may project a maximum of five feet into a required front setback area. Architectural features such as cornices, eaves, gutters, chimneys and flues may project a maximum of two feet into a required setback area. Townhouse projects are allowed a zero-foot side setback for lot lines where townhouse units are attached. Cottage cluster minimum setbacks can be reduced to five feet, if there is more than 150 square feet per dwelling unit of common open space provided, as defined in GMC Section 17.12.065(2). Setbacks for manufactured homes in a mobile home park are subject to the standards in GMC Section 17.62.070(4).
Side setback	7.5 ft or 5 ft due to irregular shaped lots
Street side setback	20 ft
Interior side setback	5 ft
Rear setback	15 ft
Maximum Building Height	35 ft	Vertical projections such as chimneys, spires, domes, elevator shaft housings, towers, aerials, flagpoles and similar objects not used for human occupancy are not subject to building height limitations of this subsection.
Minimum Density
	Subdivisions and PUDs shall provide a minimum density of 80 percent of the maximum density per net acre.
	Cottage clusters shall have a minimum density of four dwelling units per acre.
Maximum Density
Detached single-household	One dwelling unit per 7,200 square feet of lot area or eight units per net acre	This code does not allow for the creation of more than four dwelling units on a lot, including accessory dwelling units. Cottage clusters and townhomes are exempt.
Middle housing	None
Sufficient Infrastructure	Applicants must demonstrate that sufficient infrastructure is provided, or will be provided, upon submittal of a residential development application.

(1) All PUDs with residential uses must include a mix of two or more middle housing types for a minimum of 25 percent of the total dwelling units proposed.

(2) Exceptions in Case of Large-Scale PUD. The dimensional standards of this section may be modified by the Planning Commission in the case of a plan and program for a planned unit development, providing the modifications are not detrimental to the public health, safety and welfare and provided the Planning Commission determines there is provision for adequate public spaces and improvements for the circulation, recreation, light, air and service needs of the developed tract and its relation to adjacent areas and for such covenants or other legal provisions as will assure conformity to and achievement of the plan.

Statutory Reference: ORS Ch. 197, Ch. 227

History: Ord. 1188 §1, 1994; Ord. 1289 §1, 2000; Ord. 1499 §1 (Exh. A), 2020; Ord. 1515 §2 (Exh. B). 2022.

17.10.055 Cottage cluster standards.

The following dimensional standards apply to cottage cluster development in the R-7.2 zone. Where conflicts arise between the standards within this section and elsewhere in the code, the standards of this section will supersede.

(1) Dimensional Standards.

(a) Minimum Lot Size and Dimensions. Cottage clusters shall meet the minimum lot area standards that apply to detached single-household dwellings in the R-7.2 zone.

(b) Setbacks and Building Separation.

(A) Setbacks. Cottage clusters shall meet the minimum setback standards:

(i) Front setbacks: 10 feet;

(ii) Side setbacks: five feet;

(iii) Rear setbacks: 10 feet.

(B) Building Separation. Cottages shall be separated by a minimum distance of six feet. The minimum distance between all other structures, including accessory structures, shall be in accordance with building code requirements.

(c) Average Unit Size. The maximum average floor area for a cottage cluster is 1,400 square feet per dwelling unit. Community buildings shall be included in the average floor area calculation for a cottage cluster.

(d) Off-Street Parking.

(A) Required Off-Street Parking. The minimum number of required off-street parking spaces for a cottage cluster project is zero spaces per unit with a floor area less than 1,000 square feet and one space per unit with a floor area of 1,000 square feet or more. Spaces may be provided for individual cottages or in shared parking clusters. A credit for on-street parking shall be granted for some or all of the required off-street parking as provided in subsection (1)(d)(B) of this section.

(B) On-Street Credit. If on-street parking spaces meet all the standards in subsections (1)(d)(B)(i) through (iv) of this section, they shall be counted toward the minimum off-street parking requirement.

(i) The space must be abutting the subject site;

(ii) The space must be in a location where on-street parking is allowed by the jurisdiction;

(iii) The space must be a minimum of 22 feet long; and

(iv) The space must not obstruct a required sight distance area.

History: Ord. 1515 §2 (Exh. B), 2022; Ord. 1518 §1 (Exh. A), 2022.

17.10.060 Design standards.

(1) Attached Garage. The following standard shall apply to the construction of a garage attached to a single-household dwelling. An existing garage, legally constructed prior to the adoption of this standard, that does not conform to this standard may be remodeled or expanded, provided such remodeling or expansion shall not further reduce the structure’s compliance with this standard.

(a) The length of the garage wall facing the street may be up to 50 percent of the length of the street-facing building facade. On corner lots only one street-facing garage wall must meet this standard unless there are two garages, such as in the case of a two-household dwelling.

(2) Main Entrance. The main entrance of a single-household dwelling shall:

(a) Face the street lot line. On a corner lot, the main entrance may face either street lot line or the corner; or

(b) The main entrance shall open onto a covered porch that has an entrance that faces the street lot line. The porch and its roof shall each be at least 40 square feet in area and neither the width nor the depth shall be less than five feet.

(3) Curbs and Sidewalks. Provide curbs, associated drainage, and sidewalks within the right-of-way or easement for public roads and streets. Improvements installed by a developer shall conform to the standards of this title, GMC Chapter 12.02 (Street Excavation Requirements) and to any supplemental design and construction specifications adopted by the city for such improvements. This shall apply to new structures and expedited land divisions as defined by ORS 197.360, with the following exceptions:

(a) There are no existing sidewalks within 200 feet of the subject parcel, and no planned sidewalk network in the area as identified in the Transportation System Plan.

(b) When sidewalks and other frontage improvements would be located on land with cross slopes greater than nine percent as shown on the site plan submitted with the building permit.

(4) Design Features. Single-household dwellings and duplexes, triplexes, quadplexes, townhomes, and cottage clusters shall include at least four of the following design features on each street-facing facade:

(a) Dormer;

(b) One or more windows that face the street lot line;

(d) Bay or bow window;

(e) Gable;

(f) Covered porch entry;

(g) Eaves (minimum 12-inch projection);

(h) Offset on building face or roof (minimum 16 inches);

(i) Recessed garage entrance for street-facing garage (minimum 16 inches);

(j) Roof pitch of not less than three feet in height for each 12 feet in width; and

(k) A garage or carport. The garage or carport can be attached (see subsection (1) of this section) or detached.

(5) Foundations shall meet the following design standards:

(a) The dwelling shall be placed on an excavated, backfilled foundation and enclosed at the perimeter such that no more than 12 inches of the enclosing material is exposed above grade; and

(b) Where the building site has a sloped grade, no more than 12 inches of the enclosing material shall be exposed on the uphill side of the home; and

(6) As part of the building permit process for manufactured dwellings, the applicant shall provide a certification from the manufacturer that the manufactured dwelling has an exterior thermal envelope meeting performance standards which reduce levels equivalent to the performance standards required of single-household dwellings constructed under the Low-Rise Residential Dwelling Code as defined in ORS 455.010.

Statutory Reference: ORS Chs. 197, 227

History: Ord. 1188 §1, 1994; Ord. 1289 §1, 2000; Ord. 1499 §1 (Exh. A), 2020; Ord. 1515 §2 (Exh. B), 2022; Ord. 1518 §1 (Exh. A), 2022.

17.10.065 Cottage cluster design standards.

The following design standards apply to cottage cluster development in the R-7.2 zone. Where conflicts arise between the standards within this section and elsewhere in the code, the standards of this section will supersede.

(1) Cottage Orientation. Cottages must be clustered or abut around a common courtyard or are directly connected to it by a pedestrian path, and must meet the following standards (see Figure 1):

(a) Each cottage within a cluster must either abut the common courtyard or must be directly connected to it by a pedestrian path that is at least four feet wide.

(b) A minimum of 50 percent of cottages within a cluster must be oriented to the common courtyard and must:

(A) Have a main entrance facing the common courtyard;

(B) Be within 10 feet from the common courtyard, measured from the facade of the cottage to the nearest edge of the common courtyard; and

(d) Cottages not facing the common courtyard or the street must have their main entrances facing a pedestrian path that is directly connected to the common courtyard.

Figure 1. Cottage Cluster Orientation and Common Courtyard Standards

(2) Common Courtyard Design Standards. Each cottage cluster must share a common courtyard in order to provide a sense of openness and community of residents. Common courtyards must meet the following standards:

(a) The common courtyard must be a single, contiguous piece.

(b) The common courtyard must contain a minimum of 150 square feet per cottage within the associated cluster.

(d) The common courtyard shall be developed with a mix of landscaping, lawn area, pedestrian paths, and/or paved courtyard area, and may also include recreational amenities. Impervious elements of the common courtyard shall not exceed 75 percent of the total common courtyard area.

(e) Pedestrian paths must be included in a common courtyard. Paths that are contiguous to a courtyard shall count toward the courtyard’s minimum dimension and area. Parking areas, required setbacks, and driveways do not qualify as part of a common courtyard.

(3) Pedestrian Access.

(a) An accessible pedestrian path that is at least four feet wide must be provided that connects the main entrance of each cottage to one or all the following:

(A) The common courtyard;

(B) Shared parking areas;

(D) Sidewalks in public rights-of-way abutting the site or rights-of-way if there are no sidewalks.

(b) The pedestrian path must be hard-surfaced and a minimum of four feet wide.

(4) Parking Location and Access.

(a) Off-street parking spaces and vehicle maneuvering areas shall not be located:

(A) Within of 20 feet from any street property line, except alley property lines;

(B) Between a street property line and the front façade of cottages located closest to the street property line. This standard does not apply to alleys.

(b) Off-street parking spaces shall not be located within 10 feet of any other property line, except alley property lines. Driveways and drive aisles are permitted within 10 feet of other property lines.

(c) Clustered Parking. Off-street parking may be arranged in clusters and separated from common spaces by at least four feet of landscaping.

(5) Screening. Landscaping, fencing, or walls at least three feet tall shall separate clustered parking areas and parking structures from common courtyards and public streets.

(6) Garages and Carports.

(a) Garages and carports (whether shared or individual) must not abut common courtyards.

(b) Individual attached garages up to 200 square feet shall be exempted from the calculation of maximum building footprint for cottages.

(d) Garage doors for attached and detached individual garages must not exceed 20 feet in width.

History: Ord. 1515 §2 (Exh. B), 2022.

17.10.070 Exemptions to uses allowed outright.

Manufactured housing shall not be allowed in any area designated in an acknowledged Comprehensive Plan or land use regulation as an historic district or on residential land immediately adjacent to an historic landmark.

Statutory Reference: ORS Ch. 197, Ch. 227

History: Ord. 1188 §1, 1994; Ord. 1323 §1, 2002; Ord. 1499 §1 (Exh. A), 2020.