Chapter 4
CHAPTER 4 - SUPPLEMENTARY PROVISIONS



4.0.10 Access.



Every building hereafter erected or moved shall be on a lot adjacent to a public street or with access to an approved private street. All structures shall be so located on lots as to provide safe and convenient access for city services, fire protection, and required off-street parking.



4.0.20 Vision Clearance Areas.



A vision clearance area shall be maintained on the corners of all property at the intersection of two streets or a street and a railroad as follows:



1. A vision clearance area shall consist of a triangular area, two sides of which are lot lines measured from the corner intersection of the street lot lines for a distance specified in this ordinance, or, where the lot lines have rounded corners, the lot lines extended in a straight line to a point of intersection and so measured, and the third side of each is a line across the corner of the lot joining the non-intersecting ends of the other two sides.



2. A vision clearance area shall contain no planting, fence, wall, structure, or temporary or permanent obstruction that impairs visibility exceeding three and one-half (3˝) feet in height, measured from the top of the curb, or where no curb exists, from the established street center line grade, except that trees exceeding this height may be located in the clear vision area provided all branches and foliage are removed to a height of eight (8) feet above the grade.



3. In a residential zone the minimum vision clearance distance shall be twenty (20) feet, except at intersections including an alley, the minimum vision clearance distance shall be ten (10) feet.



D. In all other zones where yards are required, the minimum vision clearance distance shall be fifteen (15) feet, excepting in the following circumstances:



1. At intersections including an alley, vision clearance distance shall be ten (10) feet.

2. When the angle of intersection between streets other than an alley is less than 30 degrees, the vision clearance distance shall be twenty-five (25) feet.



4.0.30 One- and Two-Family Dwelling Design Standards.



All single-family and two-family dwellings, including manufactured homes, shall utilize at least two of the following design features:



1. Dormers.

2. Recessed entries.

3. Cupolas.

4. Bay or bow windows.

5. Attached garage.

6. Window shutters.

7. A roof with a pitch greater than nominal 3/12.

8. Off-sets on building face or roof that are a minimum of twelve (12) inches.

9. Covered porch entry.

10. Pillars or posts.

11. Eaves that are a minimum of six (6) inches.

12. Tile, composition, or shake roof.

13. Horizontal lap siding.



4.0.40 Manufactured Homes on Individual Lots.



Manufactured Homes on individual lots are subject to all of the following design standards, consistent with ORS 197.307:



1. Lot Slope. The portion of the lot on which the manufactured home is to be located shall not exceed a slope of 10% prior to excavation or fill on the parcel.



B. Floor Plan. The manufactured home shall be multi-sectional, and have a minimum enclosed floor area of 1,000 square feet.



3. Roof. The manufactured home shall have a roof pitch of a minimum of 14 degrees, three (3) feet in height for each twelve (12) feet in width.



4. Residential Building Materials. The manufactured home shall have exterior siding and roofing which in color, material, and appearance is similar to the exterior siding and roofing material commonly used on residential dwellings within the community or which is comparable to the predominate materials used on surrounding dwellings.



5. Garages and Carports. Any carport of garage shall be at least 14 x 20 feet in area, and be constructed of similar materials as that used on the exterior of the manufactured home.



F. Thermal Envelope. The manufactured home shall be certified by the manufacturer to meet thermal envelope requirements equivalent to those for a single-family dwelling constructed under the State Building Code.



7. Placement. The manufactured home shall be placed on firm undisturbed soil; or controlled fill OAR 918-500-005, Definitions, #2; the use of continuous ribbon footing is preferred; the unit shall not exceed more than 16 inches above a finished grade and shall comply with the minimum set-up standards of OAR 918, as amended.



H. Foundation Skirt. A manufactured home shall be enclosed at the perimeter with solid concrete, masonry, metal, or pressurized wood for a continuous skirting that, in design, color, and texture appears to be an integral part of the exterior of the manufactured home.



1. Drainage. Drains shall be provided around all concrete or masonry footings enclosing habitable or usable spaces located below grade. Drainage materials and systems shall be installed at or below the area to be protected and shall discharge by gravity or mechanical means into an approved drainage system per applicable building standards.



10. Prohibited. A manufactured home shall not be located immediately adjacent to a resource listed on the City’s historic inventory or National Historic Register. Immediately adjacent is defined as sharing a common boundary with a property or facing directly on a portion of a street.



11. Compliance with Regulations. The manufactured home shall conform in all respects to any applicable City, county, state and/or federal regulations at the time of installation.



4.0.50 Fence/Wall Construction Standards.



All fences and walls constructed after the adoption date of this ordinance shall comply with the following development standards:



1. Fences and walls within the vision clearance area shall comply with Section 4.0.20.



2. A fence or wall not within the vision clearance area may be up to six (6) feet in height without a building permit.



3. A fence or wall may exceed 6 feet in height when used to enclose a patio, swimming pool, garden supply or tool compound or similar living, recreational or storage area, or when imposed by the Planning Commission as a requirement for approval of a conditional use. Such enclosed areas or facilities shall be considered as comprising a permitted accessory use. A building permit is required to assure compliance with applicable structural standards except where uses are excluded from such permits state building codes.



4. When a sight obscuring fence, landscaping or screen is required:



1. Such screening shall be not less than five (5) nor more than six (6) feet in height except where vision clearance is required.

2. Screening shall be at least 80% opaque when viewed horizontally from between two and ten feet above average grade.

3. Screen plantings shall be of such size as to provide the required degree of screening within twelve (12) months after installation.



5. No fence, wall, or hedge shall contain barbed wire, electrical current or charge of electricity, broken glass or any other hazardous materials or devices except as approved by the Planning Commission.

6. Fences shall be subject to a site plan check by the City Manager/Recorder to assure compliance with Section 4.0.20 and 4.0.50.



4.0.60 Dual Use of Required Open Space.



No lot area, yard, or other open space or off-street parking or loading area which is required by this ordinance for one use shall be a required lot area, yard, or other open space or off-street or loading area for another use.



4.0.70 Sign Requirements.



1. No sign shall be placed in or extend over a required side yard or street right-of-way, except that in the Commercial zone, signs may project over the sidewalk area.



2. There shall be no moving or flashing signs. Light from a sign shall be directed away from a residential use or zone, and shall not be located so as to detract from a motorist’s view of a traffic light.



3. In the R, C and I zones, signs shall be limited to the following types which may be directed towards each facing street or located at points of vehicular access where such access points are over 200 feet apart:



1. A name plate or sign not exceeding one and one-half (1.5) square feet in area for each dwelling.



2. A temporary non-illuminated sign not exceeding eight (8) square feet in area pertaining to the lease, rental, or sale of the property.



3. A temporary non-illuminated sign not exceeding thirty-two (32) feet advertising a new subdivision.



4. A sign not exceeding twenty-four (24) square feet in area identifying a nonresidential use such as the sale of farm produce, a golf course, or church.



5. Signs not exceeding a total area of fifty (50) square feet for each commercial establishment in a C or I zone.



4. A sign shall be removed when the circumstances leading to its erection no longer apply.







4.0.80 Off-Street Parking and Off-Street Loading Requirements.



1. General Provisions



1. At the time a new structure is erected or the use of an existing structure is changed or enlarged, off-street parking spaces, loading areas, and access thereto shall be provided as set forth in this section unless greater requirements are otherwise established. If such facilities have been provided in connection with an existing use, they shall not be reduced below the requirements of this ordinance.



2. Required parking spaces shall be available for the parking of operable passenger automobiles of residents, customers, patrons, and employees only, and shall not be used for storage of vehicles or materials, or for the parking of trucks used in conducting the business or use.



3. Residential off-street parking spaces for dwellings shall be located on the same lot with the dwelling. Other required parking spaces shall be located not further than 300 feet from the building or the use they are intended to serve, measured in a straight line from the building.



4. Requirements for buildings and uses not specifically listed within this ordinance shall be determined based upon the requirements of comparable uses listed.



5. In the event that several uses occupy a single structure or parcel of land, the total requirements shall be the sum of the requirements of all the uses computed separately.

6. Owners of two or more uses, structures, or parcels of land may agree to utilize the same parking and loading spaces when the hours of operation do not overlap, provided that satisfactory legal evidence is presented to the Planning Commission in the form of deeds, leases, or contracts to establish joint use.



7. Parking spaces in a public street, including an alley shall not be eligible as fulfilling parking requirements except as specified.



8. Buildings or structures which receive and distribute material or merchandise by truck shall provide and maintain off-street loading berths in sufficient numbers and size to adequately handle the needs of the particular use. Off-street parking areas used to fulfill the requirements of this ordinance may be used for loading and unloading operations during periods of the day when the space is not required for parking.



2. Design and Surfacing Standards



1. Each required parking space shall be of usable shape and accessible from a public street. Where access drives are necessary, they shall be no less than eighteen (18) feet in width for non-residential and multiple family developments, and no less than nine (9) feet for residences.



2. All parking areas, except residential parking for six (6) spaces or less, shall provide a minimum width of nine (9) feet and a minimum length of eighteen (18) feet not including access driveways and turn-around areas sufficient to permit a standard automobile to be parked in and removed from the space without the necessity of moving other vehicles.



3. All areas used for parking and maneuvering of vehicles shall be surfaced with screened gravel, crushed rock at a minimum, and shall provide for suitable drainage or surface water on the site. Water shall not drain across public sidewalks.



4. If access is gained from an improved street within a commercial zone, that portion of the access in the public right of way shall be paved.



5. Parking spaces along the outer boundaries of a lot shall be contained by a curb or bumper rail at least four inches high.



6. Artificial lighting which may be provided shall not create or reflect substantial glare in a residential zone or in any adjacent dwelling, and shall not create a hazard to the traveling public on any road.



7. Commercial or industrial parking areas shall be screened from adjacent residential districts consistent with Section 4.0.50 by means of a sight obscuring screen or fence not less than five (5) nor more than six (6) feet in height, except where vision clearance is required.



3. Loading



1. Passenger Loading. A driveway designed for continuous forward flow of passenger vehicles for the purpose of loading and unloading children shall be located on the site of any school having a capacity greater than twenty-five (25) students.



2. Commercial and Industrial Loading. The minimum required for commercial and industrial loading space is 250 square feet for buildings 5,000 to 20,000 square feet of gross floor area and 500 square feet for buildings 20,000 to 50,000 square feet of gross floor area.













D. Off-Street Parking Space Requirements





Use or Occupancy






Number of Spaces Required

employee = 1 full- time equivalent employee



Dwelling: single-family and two-family, child care facility for 12 or fewer children




Two spaces for each dwelling unit



Multi-family dwelling, apartment house




Three spaces per every two units



Accessory living unit/guest house




One space for the accessory living unit



Boarding or rooming house




One space per guest accommodation



Child day care facility for 13 or more children, preschool, nursery, kindergarten




In addition to the requirements per residential, one parking space is required per each non-family member employee, plus one per four children



Elementary, middle school or junior high school




One space per classroom plus one space per administrative employee; one space per four seats or eight feet of bench length in the auditorium, whichever is greater



High School




One space per classroom plus one space per administrative employee plus one space for each six students; or one space per four seats or eight feet of bench length in the main auditorium or assembly room, whichever is greater



Places of assembly, church or temple funeral home, mortuary, auditorium




One space for each four seats, or one space for each 50 square feet of floor area used for assembly, whichever is greater



Hospital, assisted living facility, long-term care, group care, residential care facility




One space for each full-time employee on the largest shift, and one space for each three beds



Lodge, fraternal organization




Parking spaces shall meet the combined requirements of uses conducted (i.e. restaurants, places of assembly, offices)



Library




One space for each 400 square feet of floor area, plus one space per every two employees; libraries with community meeting rooms shall comply with requirements for places of assembly



Retail trade establishment/repair and maintenance of small products; home or business services within an enclosed building




One space for each 300 square feet of floor area





Tourist lodging - hotel, motel, bed and breakfast facility




One space per guestroom or suite plus one space for every 25 rooms; bed and breakfast parking may be reduced by the Planning Commission if on-street parking along the subject property frontage is available - up to 50% reduction for on-street parking on both sides of the street; up to 20% reduction if on-street parking is allowed on only one side of the street



Business, governmental and professional office; financial institution; clinic; museum




One space for each 300 square feet of floor space



Eating and drinking establishment




One space for each three seats



Personal services establishment such as barber shop, beauty shop, spa, laundry and dry cleaning establishment




One space for each 150 square feet of floor area



Medical or dental office; clinic




One space per each 400 square feet of floor area, plus one space for each full-time employee



Commercial amusement establishment




Two spaces per 100 square feet plus one space per two employees



Bowling alley




Two spaces per lane



Automobile service station and repair, garage, car wash




One space per 2,000 square feet lot area



Auto, boat, trailer/manufactured home sales or service, nursery; service, repair shop or retail store handling bulky merchandise such as automobiles, furniture and building materials




One space per each 600 square feet floor area plus one space per each employee



Wholesale, trucking, warehousing, industrial




One space per every two employees plus spaces for all trucks associated with the use to be parked on the premises



Manufactured Home Park




One space per manufactured home site, plus one site for guest parking per site at a convenient location



4.0.90 Manufactured Home Park Development Standards.



This section is intended to provide additional standards for the development of manufactured home parks over and above regulations imposed by the State of Oregon, recognizing that a manufactured home park is a unique type of high density development.



1. Permitted accessory structures include, but are not limited to carports, storage lockers, cabanas, and ramadas, laundry facilities, swimming pools, recreation, management and community buildings. All accessory structures shall be of a consistent design and shall be constructed in accordance with the Oregon State Building Code.



2. The minimum area to be developed for a manufactured home park is three (3) acres.



3. The minimum area for each mobile unit is 3,600 square feet.



4. When manufactured homes within the manufactured home park are oriented with their back or side yards facing a public right-of-way, the Planning Commission may require installation of fencing and planting of a six to fifteen foot wide landscape buffer between the right-of-way and the manufactured home park for the privacy and security of residents and the aesthetics of the street scape.



5. Parking shall comply with Section 4.0.80.



6. All other development standards will be those requirements of the State of Oregon Department of Commerce, Mobile Home Division, Chapter 446.



4.0.100 Home Occupation.



The purpose of this section is to allow the operation of small commercial ventures which are appropriate in scale and impact to be operated within residences recognizing that such ventures could not necessarily be sustained in traditional commercial quarters. Home occupations are subject to the following standards:



1. Appearance



1. The home occupation shall be restricted to lawfully-built enclosed structures and be conducted in such a manner as not to give an outward appearance of a business.



3. The home occupation shall not result in any structural alterations or additions to a structure that will change its primary use or building code occupancy classification.



4. The home occupation shall not violate any conditions of development approval such as a prior development permit approval.



5. No products and/or equipment produced or used by the home occupation may be displayed to be visible from outside the structure.



2. Storage



1. Outside storage, visible from the public right-of-way or adjacent properties is prohibited.

2. On-site storage of hazardous materials (including toxic, explosive, noxious, combustible, or flammable) beyond those normally incidental to residential use is prohibited.



3. Storage of inventory or products and all other equipment, fixtures, and activities associated with the home occupation shall be allowed in any structure.



3. Employees



1. Other than family members residing within the dwelling located on the home occupation site, there shall be no more than one full-time equivalent employee at the home occupation site at any given time. As used in this ordinance, the “home occupation site” refers to the lot on which the home occupation is conducted.



2. Additional individuals may be employed by or associated with the home occupation, so long as they do not report to work, or pick up/deliver at the home occupation site.



3. The home occupation site shall not be routinely used as a headquarters for the assembly of employees for instruction or other purposes, including dispatch to other locations.



4. Advertising and Signs



1. Signing shall comply with Section 4.0.70(A), (B), and (C)(1).



5. Vehicles, Parking and Traffic



1. One commercially-licensed vehicle associated with the home occupation is allowed at the home occupation site. It shall be of a size that will not overhang into the public right-of-way when parked in the driveway or other location on the home occupation site.



2. There shall be no more than three commercial vehicle deliveries to or from the home occupation site daily. There shall be no commercial vehicle deliveries during the hours of 9:00 p.m. to 8:00 a.m. daily.



3. There shall be no more than one client’s or customer’s vehicle at any one time, and no more than eight per day at the home occupation site.



6. Business Hours



There shall be no restriction on business hours, except that clients or customers are permitted at the home occupation from 8:00 a.m. to 9:00 p.m. daily only subject to Section 4.0.100(A)(1) and (E).

7. Prohibited Home Occupation Uses



1. Any activity that produces radio or TV interference, noise, glare, vibration, smoke, or odor that can be detected beyond the property line is prohibited.



2. On-site retail sales shall be allowed subject to Section 4.0.100 (A) - (F).



3. Any use which provides objectionable impacts due to motor vehicle traffic, noise, glare, odor, dust, smoke or vibration, including but not limited to ambulance service, animal hospital, veterinary services, kennels or animal boarding, and repair, reconditioning or storage of motorized vehicles, boats, recreational vehicles, airplanes or large equipment on site.



4. Any activity that involves sale of illegal goods or services and the conviction of such shall result in revocation of the home occupation.



8. Enforcement



1. With reasonable notice, and during normal business hours, the City Recorder and/or an official designee of the Planning Commission may visit and inspect the site of the home occupation periodically to insure compliance with all applicable regulations.



4.0.110 Uses Accessory to Residential Use.



Permitted residential accessory uses include: garages and carports; non-commercial workshops; tool, garbage and wood sheds; private tennis courts; non-commercial greenhouses or hothouses; private swimming pools; fences or walls on the rear half of the lot exceeding six (6) feet in height used to enclose a patio, swimming pool, garden supply, tool compound, or similar living, recreational or storage area as set forth in Section 4.0.50(C); and other similar accessory structures subject to the following limitations and exceptions:



1. Accessory structures shall not exceed one story in height.



2. Accessory structures shall not contain more than 600 square feet of floor space or cover more than 25% of the yard area, whichever is smaller.



4.0.120 Accessory Living Unit/Guest House.



A. Owner Occupied. An accessory living unit/guest house may be allowed only if either the primary residence or guest house is owner-occupied. A family member may be resident care-taker of the principal house and manager of the accessory living unit at the time that the guest house is constructed.



B. Ownership. An accessory living unit/guest house constructed under this section shall not be separated in ownership under the provision of ORS 94 or any other law or ordinance allowing unit ownership of a portion of a building.



C. Maximum two dwellings per Lot. A maximum of one accessory living unit/guest house is allowed per lot, and no lot or property shall contain more than one guest house.



D. Placement on Lot. An accessory living unit/guest house shall be attached to the primary residence, and shall meet all setbacks of the zone. A covered walkway which contains no habitable space may be used to connect the two buildings.



E. Parking. One additional parking space is required to accommodate the accessory living unit/guest house as per Section 4.0.80(D).



F. Zone Standards. All other standards of the zone shall apply.



G. Design. An accessory living unit or guest house must be residential in character and constructed of materials similar to that of the primary residence.



8. Oregon State Building Code and DEQ. The guest house shall be subject to the Oregon State Building Code and applicable DEQ regulations.



4.0.130 Provision of Sewer and Water.



Sewer and water within all districts shall be provided by the City of Glendale, and distribution systems shall be built to City and State specifications.



4.0.140 Sewer and Water Line Hookups.



A. Sewer Line Hookups

Sewer lines shall be installed to City standards to connect sites for new development to existing mains. In areas where a sewer main is not adjacent to the individual lot that is proposed to be developed, the developer will pay the cost of extending the main line to the parameter of the lot. At the request of the developer, the City shall consider sharing in the cost of the main line extension, but the City is under no obligation to participate.



2. Water Line Hookups

Adequate water lines shall be installed to City standards to connect sites for new development to existing mains. In areas where a water main is not adjacent to the individual lot that is proposed to be developed, the developer will pay the cost of extending the main to the parameter of the lot. At the request of the developer, the City shall consider sharing in the cost of the main line extension, but the City is under no obligation to participate.





4.0.150 Multi-family Dwelling, Long Term Care Facility, Assisted Living Facility



A. The facility shall comply with all requirements of the zone, including but not limited to, signs, height, setbacks, area, fencing and vision clearance, and with this section, except that where more stringent standards are stated within this ordinance, the more stringent standards shall apply.



2. Lot coverage shall be determined after subtracting any required dedication of street right-of-way and other land for public purposes.



14. A minimum of 15% - 20% of the site area shall be designated and permanently reserved as usable common open space. 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. Wetlands, steep slope lands, other natural resource lands designated by the Comprehensive Plan may be counted toward meeting the common open space requirements. Exemptions to common open space requirements may be granted for facilities having less than 20 units.



15. Trash receptacles shall be oriented away from adjacent residences, and shall be screened with an evergreen hedge or a solid fence or wall of 6 feet in height with landscaping on both sides.



16. Sidewalks shall be provided within the development, to the front entrance and to other entrances that will be utilized by the general public.



17. A landscaping plan shall be submitted for Planning Commission Review.



18. Parking shall comply with Section 4.0.80.



19. In approving the conditional use, the Planning Commission may impose additional standards and requirements as set forth in Chapter 5 in order to assure compatibility of the development.



20. A multi-family dwelling or long-term care facility may be developed subject to Planned Unit Development standards of the Glendale Subdivision Ordinance, provided that the size of the site per the number of units complies with this ordinance. In such cases, Planned Unit Development standards shall take precedence over standards provided within this section.



4.0.160 Cemeteries/Interment Facilities.



1. No above ground structure such as a building monument, headstone, or grave marker shall be within 100 feet of any property line within a residential zone.



2. No interment facility shall located be within fifty (50) feet of a property line within a residential zone.



4.0.170 Accessory Structures.



1. An accessory structure shall not be allowed prior to or in the absence of a primary use.



2. An accessory structure shall not be placed over an easement that prohibits such placement, and no structure shall encroach into the public right-of-way.



3. The owner may be required to remove an accessory structure as a condition of land division approval when removal of the structure is necessary to comply with setback standards.