2.7.930 Special Development Standards.
A. Permitted Land Uses. The uses and special standards permitted by the implementation of the Manufactured Home Park Redevelopment Overlay shall supersede the standards of the underlying intended rezone. Where no special development standards are provided by the overlay, the applicable standards of the intended RM or RH rezone or previously approved refinement plan shall apply.
B. Continued Use as a Manufactured Home Park. Manufactured homes have reduced impacts on the land because the unit does not require a permanent foundation. However, many existing manufactured home parks are not developed at the maximum density. In order for the existing parks to develop at the allowable 10 units per acre park owners may take advantage of the following incentives:
1. The average area of a mobile home site may be 3,000 square feet provided all spacing requirements of the Building Code can be met.
2. Park owners that receive displaced residents from redeveloping parks will not be obligated to relocate these displaced units when the park redevelops as required by Ordinance NS-2036.
3. Up to 10 percent of the existing trees may be removed to accommodate new manufactured home placement, provided the trees being removed are not specimen trees. For the purpose of this code, a specimen tree would be a tree of any species which is determined by a certified arborist to be of an exemplary size or variety for the area;
C. Redeveloping Manufactured Home Parks. Redeveloping manufactured home park owners that choose to take advantage of the provisions of this overlay shall initiate an “Intent to Rezone” with the City by filing an application for a plan amendment and zone change in conformance with BDC Chapter 4.6. The application for “Intent to Rezone” shall be accompanied by an application for development, and the applicable fees.
In addition to the approval criteria for development found in BDC Chapter 4.6, the applicant shall address the following general standards.
1. General Development Standards.
a. Meet with the City of Bend Transportation Division to determine if a transit stop is needed within one-fourth mile of the subject property along an existing or future transit route. If needed, design and construct the transit stop to City standards. The transit stop shall be accessible from the redevelopment site.
b. Passive and/or active open space areas shall be incorporated into the redevelopment plan.
c. Where a redeveloping manufactured home park adjoins a Residential Zone, the development along the perimeter of the site within 100 feet of the property boundary shall be subject to the development standards of the adjoining Residential Zone including but not limited to lot coverage, building heights and setbacks.
2. Building Height. To encourage innovative housing designs, provide more efficient use of land, encourage the preservation of open space and existing trees and to achieve greater allowable densities, an increase in building height not to exceed 10 feet above the height of the zone may be allowed provided the applicant’s proposal meets all of the following criteria:
a. The added height will provide for additional affordable housing units.
b. The additional building height is needed to preserve existing trees and the added height and total building area proposed is equivalent to the area of significant trees being saved.
c. The additional building height is buffered from view by existing preserved trees.
d. The building requesting the added height has a required minimum 1:1 side and/or rear yard setback from an existing adjoining residential use based on the finished building height.
Example: a 40-foot-tall building would have a 40-foot minimum side and/or rear yard setback from an existing adjoining residential use.
e. The proposed building incorporates sustainable Leed Silver Certification construction methods.
3. Building Setbacks. To ensure a safe, livable environment, the following setbacks shall be observed:
a. Front Yard. Six-foot minimum for all portions of the structure, except garages shall be set back a minimum of 18 feet.
b. Side and Rear Yard. The setbacks of the proposed RM or RH rezone shall apply.
Exception to side and rear yard setbacks:
i. Townhome development shall have an interior side yard setback of zero feet. End units not fronting on a street corner shall have the sum of the side yards equal to 12 feet. End units fronting on a street corner shall have a minimum setback of 10 feet, except as necessary to comply with the clear vision standards in BDC 3.1.500.
ii. Garages and on-site parking shall take access from an alley or rear driveway.
4. Lot Coverage. As a means of balancing the building mass on the land, the following lot coverage shall be applied based on housing type and/or use.
|
Standard |
Residential Use |
Mixed-Use/Commercial |
|---|---|---|
|
Lot Coverage |
40% |
50% |
5. Standards for Nonresidential Development. Portions of some manufactured home parks may be suitable for nonresidential use development that will support the increased overlay density.
a. Location Standards. The following location criteria shall be met to allow a park owner to develop nonresidential uses as a secondary use in conjunction with the allowable residential development.
i. Nonresidential uses shall be subject to the location and size standards for neighborhood commercial uses in BDC 3.6.300(J).
ii. Access can be provided from an existing intersecting local street or a new local street can be developed in conformance with BDC Chapter 3.1.
iii. The property is within one-fourth mile of an existing or future transit stop.
iv. The surrounding property is developed at RS density or greater.
6. Development Standards for Nonresidential Uses. Nonresidential uses shall be subject to the development standards for neighborhood commercial uses in BDC 3.6.300(J)(6) through (10).
7. Nonresidential Uses. The neighborhood commercial uses identified in Table 2.1.200 shall be permitted or conditionally allowed as a component of a Manufactured Home Park Redevelopment. Some of the uses may have special development standards as identified in BDC Chapter 3.6. [Ord. NS-2423, 2021; Ord. NS-2048, 2007; Ord. NS-2016, 2006]