ZDO 317: Mountain Recreational Resort (MRR) And Hoodland Residential (HR) Districts

317.01 Purpose

Section 317 is adopted to implement the policies of the Comprehensive Plan for Mountain Recreation areas and Low Density Residential areas regulated by the Mount Hood Community Plan.

317.02 Applicability

Section 317 applies to land in the Mountain Recreational Resort (MRR) and Hoodland Residential (HR) Districts.

317.03 Uses Permitted

1. Uses permitted in the MRR and HR Districts are listed in Table 317-1, Permitted Uses in the MRR and HR Districts. Uses not listed are prohibited, except that in the MRR District, uses similar to one or more of the listed limited uses may be authorized pursuant to Section 106, Authorizations of Similar Uses.
2. As used in Table 317-1:
   1. "P" means the use is a primary use.
   2. "A" means the use is an accessory use.
   3. "L" means the use is a limited use and shall be developed concurrently with or after a primary use is developed on the same site.
   4. "C" means the use is a conditional use, approval of which is subject to Section
3. 1203, Conditional Uses.
   1. "CPUD" means the use is allowed as a conditional use in a planned unit development.
   2. "X" means the use is prohibited.
   3. "Type II" means the use requires review of a Type II application, pursuant to Section 1307, Procedures.
   4. Numbers in superscript correspond to the notes that follow Table 317-1.
4. Permitted uses are subject to the applicable provisions of Subsection 317.04, Dimensional Standards; Section 1000, Development Standards; and Section 1100, Development Review Process.

317.04 Dimensional and Building Design Standards

1. General: Dimensional and building design standards applicable in the MRR and HR Districts are listed in Table 317-2, Dimensional and Building Design Standards in the MRR and HR Districts. As used in Table 317-2, numbers in superscript correspond to the notes that follow the table.
2. Modifications: Modifications to the standards in Table 317-2 are established by Sections 800, Special Use Requirements; 903, Setback Exceptions; 904, Height

Exceptions; 1012, Lot Size and Density; 1107, Property Line Adjustments; and 1205, Variances. Table 317-1: Permitted Uses in the MRR and HR Districts

Use	MRR	HR
Accessory Buildings and Uses, Customarily Permitted, such as amateur (Ham) radio antennas and towers, arbors, bicycle racks, carports, citizen band transmitters and antennas, cogeneration facilities, courtyards, decks, decorative ponds, driveways, electric vehicle charging stations, family child care homes, fountains, garages, garden sheds, gazebos, greenhouses, HVAC units, meeting facilities, outdoor kitchens, parking areas, patios, pergolas, pet enclosures, plazas, property management and maintenance offices, recreational facilities (such as bicycle trails, children's play structures, dance studios, exercise studios, playgrounds, putting greens, recreation and activity rooms, saunas, spas, sport courts, swimming pools, and walking trails), rainwater collection systems, satellite dishes, self-service laundry facilities, shops, solar energy systems, storage buildings/rooms, stormwater management facilities, television antennas and receivers, transit amenities, trellises, utility service equipment, and utility service lines	A	A
Airports, Personal-Use	C	C
Bed and Breakfast Inns, subject to Section 832	P	C
Bed and Breakfast Residences, subject to Section 832	P	C
Bus Shelters	P	P
Campgrounds	C	C
Child Care Facilities	C	C
Civic and Cultural Facilities, including art galleries, museums, and visitor centers	L1	X
Community Halls	CPUD	CPUD
Composting Facilities	X	X
Daycare Services, Adult	C	C
Dwellings, including:
Accessory Dwelling Units, subject to Section 839	A	A
Congregate Housing Facilities	P	X
Detached Single-Family Dwellings	P2	P2
Duplexes	P	X
Manufactured Dwelling Parks, subject to Section 825	C	X
Manufactured Homes	P2	P2
Multifamily Dwellings	P	X
Quadplexes	P	X
Prefabricated Structures	P2	P2
Recreational Vehicles as Second Dwellings, subject to Section 847	A	A
Townhouses	P2	P2,3
Triplexes	P	X
Energy Source Development	C	C
Farmers' Markets, subject to Section 840	A	A
Fraternal Organization Lodges	C4	C4

Use	MRR	HR
Recreational Vehicle Camping Facilities, subject to Section 813	C4	C4
Recyclable Drop-Off Sites, subject to Section 819	A14	A14
Retailing—whether by sale, lease, or rent—of any of the following new or used products: apparel, appliances, art, art supplies, beverages, bicycle supplies, bicycles, books, cameras, computers, computer supplies, cookware, cosmetics, dry goods, electrical supplies, electronic equipment, flowers, food, furniture, garden supplies, hardware, interior decorating materials, jewelry, linens, medications, music (whether recorded or printed), musical instruments, nutritional supplements, office supplies, optical goods, paper goods, periodicals, pet supplies, pets, plumbing supplies, photographic supplies, signs, small power equipment, sporting goods, stationery, tableware, tobacco, toiletries, tools, toys, vehicle supplies, and videos.	L1, CPUD15	CPUD15
Roads	P	P
Schools, subject to Section 805	C	C
Services, Commercial—Food and Beverage, including catering and eating and drinking establishments	L1, CPUD15	CPUD15
Services, Commercial—Maintenance and Repair, of any of the following: bicycles and sporting goods	L1, CPUD15	CPUD15
Services, Commercial—Personal and Convenience, including barbershops, beauty salons, dry cleaners, laundries, photo processing, seamstresses, shoe repair, tailors, and tanning salons. Also permitted are incidental retail sales of products related to the service provided.	L1, CPUD15	CPUD15
Services, Commercial—Studios of the following types: art, craft, dance, music, and photography	L1, CPUD15	CPUD15
Short-Term Rental in a dwelling unit or guest house permitted by this table	P16	P16
Signs, subject to Section 1010	A17	A17
Surface Mining, subject to Section 818	X	X
Temporary Storage within an Enclosed Structure of Source-Separated Recyclable/Reusable Materials Generated and/or Used On-site Prior to On-site Reuse or Removal by the Generator or Licensed or Franchised Collector to a User or Broker	A	A
Temporary Buildings for Uses Incidental to Construction Work. Such buildings shall be removed upon completion or abandonment of the construction work.	A	A
Transit Park-and-Rides	P	P
Transfer Stations, subject to Section 819	C	C
Utility Facilities, including:
Sewer Systems and Extensions of Sewer Systems to Serve Land Outside an Urban Growth Boundary and Unincorporated Community, subject to OAR 660-011-0060(4)	Type II18	Type II18
Stormwater Management Facilities	P,C19	P,C19
Utility Cabinets	P,C20	P,C20
Utility Facilities, except Utility Lines, in Road Rights-of-Way	P	P

1.  The limited use is permitted subject to the following criteria:
   1. The use shall be incidental to a primary use.
   2. The use shall be provided for as an integral part of the general plan of the development.
   3. The use shall not, by reason of its location, construction, manner or timing of operations, signs, lighting, parking arrangements, or other characteristics, have adverse effects on residential uses within or adjoining the MRR District or create traffic congestion or hazards to vehicular or pedestrian traffic.
2. Except as allowed by Section 839, Accessory Dwelling Units, or Section 1204, Temporary Permits, each lot of record may be developed with only one of the following: detached single-family dwelling, manufactured home, prefabricated structure, or townhouse.
3. Townhouses are permitted on a maximum of 100 percent of the lots in a planned unit development and a maximum of 20 percent of the lots in a subdivision that is not a planned unit development.
4.  Uses similar to this may be authorized pursuant to Section 106.
5.  A use may be permitted as a home occupation, subject to Section 822, Home Occupations, even if such use is also identified in another use listing in Table 317-1.
6.  Also permitted are associated convention facilities.
7. A new hotel or motel in Rhododendron shall be limited to a maximum of 35 units. A new hotel or motel in Government Camp shall be limited to a maximum of 100 units.
8.  An accessory kitchen is permitted only in a detached single-family dwelling, manufactured dwelling, or prefabricated structure. Only one accessory kitchen is permitted in each single- family dwelling, manufactured dwelling, or prefabricated structure.
9.  Only level three and four mobile vending units are permitted.
10.  The base of such towers shall not be closer to the property line than a distance equal to the height of the tower.
11.  This use may include concessions, restrooms, maintenance facilities, and similar support uses.
12.  Any principal building or swimming pool shall be located a minimum of 30 feet from any other lot in a residential zoning district.
13.  Any principal building, swimming pool, or use shall be located a minimum of 45 feet from any other lot in a residential zoning district.
14.  Recyclable drop-off sites are permitted only if accessory to an institutional use.
15.  The use is subject to the following standards and criteria:
    1. The use shall be located in a planned unit development (PUD) with a minimum of 100 dwelling units. No building permit for the use shall be issued until a minimum of 100 dwelling units are constructed within the PUD.
    2. The area occupied by all uses subject to Note 15 and located in a single PUD, includingtheir parking, loading, and maneuvering areas, shall not exceed a ratio of one-half acre per 100 dwelling units in the PUD.
    3. The use shall be an integral part of the general plan of development for the PUD and provide facilities related to the needs of residents of the PUD.
    4.  The use shall be located, designed, and operated to efficiently serve frequent trade and service needs of residents of the PUD and not persons residing elsewhere.
    5.  The use shall not, by reason of its location, construction, manner or hours of operation, signs, lighting, parking arrangements, or other characteristics, have adverse effects on residential uses within or adjoining the PUD.
16.  This use is prohibited in a recreational vehicle established pursuant to Section 847, Recreational Vehicles as Second Dwellings, and in the primary dwelling on the same lot of record as the recreational vehicle.
17.  Temporary signs regulated under Subsection 1010.13(A) are a primary use.
18.  The use is limited to sewer systems that: are designed and constructed so that their capacity does not exceed the minimum necessary to serve the area within the boundaries described under OAR 660-011-0060(4)(b)(B), except for urban reserve areas as provided under OAR 660-021-0040(6); and do not serve any uses other than those existing or allowed in the identified service area on the date the sewer system is approved.
19.  Stormwater management facilities are a primary use if:
    1. They are underground, except for an outlet structure if applicable;
    2. They are vegetated, except for an outlet structure if applicable; or
    3. They are approved in conjunction with a development approved through another land use permit (e.g., a subdivision or design review).
20.  Utility cabinets are a primary use if they comply with Section 830, Utility Cabinets, or if they are inside a road right-of-way.
21.  Except for hydroelectric facilities and telephone exchanges, utility facilities shall not include shops, garages, or general administrative offices.
22.  Utility lines are a conditional use only if they are gas transmission lines or electric transmission lines.
23. Table 317-2: Dimensional and Building Design Standards in the MRR and HR Districts
24. Standard MRR HR
25. District Land Area for
26. Calculating Density Pursuant to Section 1012

See Table 317-3

Standard	MRR	HR
District Land Area for Calculating Density Pursuant to Section 1012	See Table 317-3	10,890 square feet
Minimum Front Setback	15 feet, except 20 feet to garage and carport motor vehicle entries1	15 feet, except 20 feet to garage and carport motor vehicle entries2
Minimum Rear Setback	10 feet3,4,5,6	15 feet3,4
Minimum Side Setback	10 feet3,4,5,6	5 feet3,4
Maximum Lot Coverage	None	40 percent7
Maximum Building Height	40 feet8,9	40 feet8
Minimum Building Separation above 3,500 Feet in Elevation	20 feet between buildings with contiguous snow slide areas	20 feet between buildings with contiguous snow slide areas
Maximum Building Floor Space per Commercial Use	4,000 square feet, except 8,000 square feet in Government Camp10	4,000 square feet, except 8,000 square feet in Government Camp10
Building Design Standards for Single-Family Dwellings, Manufactured Homes, and Prefabricated Structures11	A minimum of three of the following features are required: a covered porch at least two feet deep; an entry area recessed at least two feet from the exterior wall to the door; a bay or bow window (not flush with the siding); an offset on the building face of at least 16 inches from one exterior wall surface to the other; a dormer; a gable; roof eaves with a minimum projection of 12 inches from the intersection of the roof and the exterior walls; a roofline offset of at least 16 inches from the top surface of one roof to the top surface of the other; an attached garage; orientation of the long axis and front door to a street; a cupola; a tile, shake, or composition roof; and horizontal lap siding. The required features must be on the same façade as the front door unless the feature is unrelated to a façade (e.g., roofing material).

1.  In Government Camp, the minimum front setback is 10 feet, except 20 feet to garage and carport motor vehicle entries.
2.  For a corner lot in Government Camp, one of the minimum front setbacks is 10 feet, except 20 feet to garage and carport motor vehicle entries.
3.  If the lot line abuts a national forest, there is no minimum setback. If Note 3 and Note 4 conflict, Note 3 prevails.
4.  In a planned unit development, there are no minimum rear and side setbacks except from rear and side lot lines on the perimeter of the final plat.
5.  Except as established by Note 3, 4, or 6, if a rear lot line or a side lot line abuts an HR District or abuts a lot in the MRR District developed with a single-family dwelling, manufactured home, or prefabricated structure, the applicable minimum setback standard for a building is based on the height of that building, as follows:

Building Height	Minimum Setback
≤ 20 feet	10 feet
> 20 feet and ≤ 30 feet	15 feet
> 30 feet and ≤ 40 feet	20 feet
> 40 feet and ≤ 50 feet	25 feet
> 50 feet	feet

6. The minimum rear and side setback standards applicable in the HR District apply to detached single-family dwellings, manufactured homes, and prefabricated structures, as well as to structures that are accessory to such detached single-family dwellings, manufactured homes,and prefabricated structures. The minimum side setback standard applicable in the HR District applies to townhouses, as well as to structures that are accessory to such townhouses.
7.  Maximum lot coverage is 50 percent for a lot of record that is developed with a townhouse.
8.  The maximum building height may be increased to 50 feet to accommodate understructure parking.
9.  For a hotel in Government Camp, the maximum building height shall be 70 feet and may be increased to 87.5 feet to accommodate understructure parking or to preserve natural features or views.
10.  No maximum applies to hotels and motels; uses authorized under Oregon Statewide Planning Goals 3 and 4; and uses intended to serve the community and surrounding rural area or the travel needs of people passing through the area.
11.  These building design standards do not apply to temporary dwellings approved pursuant to Section 1204, Temporary Permits.

Location/Dwelling Unit Size	District Land Area
Government Camp
Dwelling unit of any size	1,980
Rhododendron
Dwelling unit of 1200 square feet or greater	10,890
Dwelling unit of 1000 to 1199 square feet or greater	8,712
Dwelling unit of 800 to 999 square feet	7,260
Dwelling unit of 600 to 799 square feet	5,445
Dwelling unit of 400 to 599 square feet	3,630
Dwelling unit of less than 400 square feet	1,980
Wemme/ Welches
Dwelling unit of 1200 square feet or greater	7,260
Dwelling unit of 1000 to 1199 square feet	6,223
Dwelling unit of 800 to 999 square feet	5,445
Dwelling unit of 600 to 799 square feet	4,356
Dwelling unit of 400 to 599 square feet	3,111
Dwelling unit of less than 400 square feet	1,361