A. The city of Carlton recognizes that land is a precious, non-renewable resource, and that conventional zoning tends to foster a pattern of development that excessively separates land uses and results in the requirement of extensive vehicular travel. The mixed density (MX) residential zone is intended primarily as residential area with supporting and complementary commercial and public uses. The purpose of the mixed density (MX) residential zone is to provide the development option of a subdivision that will promote:

1. The physical and social integration of citizens diverse in age, lifestyle and economic status;

2. An adequate supply of housing that is affordable by households at all income levels;

3. A greater diversity than found in other Carlton neighborhoods of types of housing;

4. An alternative means of developing land and otherwise promote public health, safety and welfare that fosters a strong sense of neighborhood identity based on a shared, coherent, functionally efficient physical environment; and

5. The distinctive, small-town character of Carlton.

B. The form of the MX zone is designed to provide a coordinated and attractive living environment that responds to local conditions and emphasizes a range of good circulation opportunities for walking, bicycling, and driving personal vehicles. Essential development characteristics within the MX zone are:

1. A mixing of residential housing types including detached single-family dwellings, apartments, and townhouses;

2. Studio apartment units in the same structure with single-family dwellings or their detached garage;

3. Generally regular geometric network of streets, alleys and blocks arranged to provide easy orientation and alternative routes for each destination;

4. A hierarchy of streets, including narrow streets convenient for a balanced mix of pedestrians and automobiles, and wider streets to carry greater traffic;

5. Well-configured squares, gardens, and open spaces woven into street and block patterns and dedicated to collective social activity, recreation and visual enjoyment. (Ord. 661 § 1 (Exh. A)(part), 2007: Ord. 642 § 1, 2005)

To achieve balance and integration of a range of housing types, sizes, and densities, the mixed density residential (MX) zone relies on three criteria.

A. The intent of the MX zone is to achieve an overall density of nine dwelling units per net acre of residential land.

B. To reflect the demand for rental and higher-density housing within the region, at least twenty-five (25) percent of the units must be either in multi-family or attached single-family structures, e.g., townhomes or duplexes.

C. To meet the continuing demand for single-family housing while reducing land costs, the majority of residential land in each neighborhood should be for higher-density single-family housing, either detached (generally between six to nine dwellings per net acre) or attached (generally between nine to twelve (12) dwellings per net acre).(Ord. 661 § 1 (Exh. A)(part), 2007: Ord. 642 § 1, 2005)

Within any MX zone, no structure shall be used, constructed, erected, or altered, and no lot shall be used or occupied for any purposes except the following:

A. Residential dwellings, including single-family, manufactured homes, and multifamily structures.

B. Open space uses.

C. Licensed residential care homes and facilities as defined by ORS 197.660. All residential care homes and residential care facilities shall be duly licensed by the state of Oregon prior to occupancy.

D. Child care facilities, as defined by this title, with ORS 657A.030 and 657A.250 to 657A.450.

(Ord. 661 § 1 (Exh. A)(part), 2007: Ord. 642 § 1, 2005)

If authorized under the procedures provided for conditional uses in this title, the following uses will be permitted in the MX zone:

A. Manufactured dwelling park, in accordance with the provisions of Chapter 17.120.

(Ord. 642 § 1, 2005)

A minimum of five foot setback is required from all alleys. For residential uses, a minimum of ten (10) foot setback is required for a front yard (street side) setback. Open covered and uncovered porches may extend within the front setback to within five feet of the front property line. Except as may otherwise be required with the MX zone, there shall be no other minimum building setbacks. (Ord. 642 § 1, 2005)

A. There are no minimum lot-size requirements, except as lot size is controlled by overall MX zone density and lot coverage requirements.

B. Lot Frontage. Lots within the MX zone shall have the following street frontage requirements:

C. Lot Coverage in the MX Zone. The total building coverage for the entire MX zone shall not exceed forty-five (45) percent, including street area. (Ord. 642 § 1, 2005)

No building height shall exceed three stories or thirty-five (35) feet in height.

(Ord. 642 § 1, 2005)

A. Purpose. The following standards are intended to orient buildings close to streets to promote human-scale development, slow traffic down, and encourage walking in neighborhoods. Placing residences and other buildings close to the street also encourages security and safety by having more “eyes-on-the-street”.

B. Applicability. This section applies to:

1. Single-family attached townhomes, which are subject to site development review (two or more attached units);

2. Multi-family housing.

C. Building Orientation Standards. All developments listed in subsection B of this section shall be oriented to a street. The building orientation standard is met when all of the following criteria are met:

1. Compliance with the setback standards in Section 17.52.050;

2. All buildings shall have their primary entrance(s) oriented to the street. Multi-family buildings entrances may include entrances to individual units, lobby entrances, or breezeway/courtyard entrances (i.e., to a cluster of units). Alternatively, a building may have its entrance oriented to a side yard when a direct pedestrian walkway is provided between the building entrance and the street. In this case, at least one entrance shall be provided not more than twenty (20) feet from the closest sidewalk or street;

3. Off-street parking, drives or other vehicle areas shall not be placed between buildings and streets where building placement complies with this standard. (Ord. 642 § 1, 2005)

A. Purpose. The architectural standards are intended to provide detailed, human-scale design, while affording flexibility to use a variety of building styles.

B. Applicability. This section applies to all of the following types of buildings, and shall be applied during site design review:

1. Single-family attached townhomes, which are subject to site design review (two or more attached units);

2. Multi-family housing; and

3. Duplexes and triplexes.

C. Standards. All buildings that are subject to this section shall comply with all of the following standards. The graphics provided with each standard are intended to show examples of how to comply. Other building styles and designs can be used to comply, so long as they are consistent with the text of this section. An architectural feature (i.e., as shown in the graphics) may be used to comply with more than one standard.

1. Building Form. The continuous horizontal distance (i.e., as measured from end-wall to end-wall) of individual buildings shall not exceed one hundred sixty (160) feet. All buildings shall incorporate design features such as offsets, balconies, projections, window reveals, or similar elements to preclude large expanses of uninterrupted building surfaces, as shown in Figure 17.52.090(A). Along the vertical face of a structure, such features shall occur at a minimum of every forty (40) feet, and on each floor shall contain at least two of the following features:

a. Recess (e.g., deck, patio, courtyard, entrance or similar feature) that has a minimum depth of four feet;

b. Extension (e.g., floor area, deck, patio, entrance, or similar feature) that projects a minimum of two feet and runs horizontally for a minimum length of four feet; and/or

c. Offsets or breaks in roof elevation of two feet or greater in height.

2. Eyes on the Street. All building elevations visible from a street right-of-way shall provide doors, porches, balconies, and/or windows. A minimum of fifty (50) percent of front (i.e., street-facing) elevations, and a minimum of twenty-five (25) percent of side and rear building elevations, as applicable, shall meet this standard. “Percent of elevation” is measured as the horizontal plane (lineal feet) containing doors, porches, balconies, terraces and/or windows. The standard applies to each full and partial building story.

3. Detailed Design. All buildings shall provide detailed design along all elevations (i.e., front, rear and sides). Detailed design shall be provided by using at least two of the following architectural features on all elevations, as appropriate for the proposed building type and style (may vary features on rear/side/front elevations):

a. Dormers;

b. Gables;

c. Recessed entries;

d. Covered porch entries;

e. Cupolas or towers;

f. Pillars or posts;

g. Eaves (minimum six-inch projection);

h. Off-sets in building face or roof (minimum sixteen (16) inches);

i. Window trim (minimum four inches wide);

j. Bay windows;

k. Balconies;

l. Decorative patterns on exterior finish (e.g., scales/shingles, wainscoting, ornamentation, and similar features);

m. Decorative cornices and roof lines (e.g., for flat roofs);

n. An alternative feature providing visual relief, similar to options in subsections (3)(a) through (m) of this section. (Ord. 642 § 1, 2005)

A. Single-Family Attached Townhomes, Duplexes and Triplexes. Single-family attached housing (townhome units on individual lots), duplex and triplex developments shall comply with the standards in subsections (A)(1) through (4) of this section. The standards are intended to control development scale; avoid or minimize impacts associated with traffic, parking, and design compatibility; and ensure management and maintenance of common areas.

1. Building Mass Supplemental Standard. Within the mixed residential (MX) district, the maximum number and width of consecutively attached townhomes (i.e., with attached walls at property line) shall not exceed four units, or eighty (80) feet (from end-wall to end-wall), whichever is less.

2. Townhome, duplex and triplex subdivisions (four or more lots) may receive vehicle access from a rear alley. Alley(s) shall be created at the time of subdivision approval. Alleys are not required when existing development patterns or topography make construction of an alley impracticable (See subsection (A)(3) of this section for standards). As necessary, the city shall require dedication of right-of-way or easements and construction of pathways between townhome lots (e.g., between building breaks) to implement the standards in Chapter 17.100 for access and circulation.

3. Street Access Developments. Townhomes, duplexes and triplexes receiving access directly from a public or private street shall comply with all of the following standards, in order to minimize interruption of adjacent sidewalks by driveway entrances, slow traffic, improve appearance of the streets, and minimize paved surfaces for better storm water management.

a. When garages face the street, they shall be recessed behind the front elevation (i.e., living area or covered front porch) by a minimum of four feet.

b. The maximum allowable driveway width facing the street is twenty-four (24) feet per dwelling unit. The maximum combined garage width per unit is fifty (50) percent of the total building width. For example, a twenty-four (24) foot wide unit may have one twelve (12) foot wide recessed garaged facing the street.

c. Two adjacent garages shall share one driveway when individual driveways would otherwise be separated by less than twenty (20) feet (i.e., the width of one on-street parking space). When a driveway serves more than one lot, the developer shall record an access and maintenance easement/agreement to benefit each lot, before building permit issuance.

4. Common Areas. “Common areas” (e.g., landscaping in private tracts, shared driveways, private alleys, and similar uses) shall be maintained by a homeowners association or other legal entity. A homeowners association may also be responsible for exterior building maintenance. A copy of any applicable covenants, restrictions and conditions shall be recorded and provided to the city before building permit approval.

B. Multifamily Housing. Multi-family housing is allowed within the mixed residential (MX) zone. Multi-family housing means housing that provides three or more dwellings on an individual lot (e.g., multi-plexes, apartments, condominiums, etc.). New multifamily developments shall comply with all of the following standards:

1. Building Mass Supplemental Standard. Within the Mixed Residential (MX) zone, the maximum width or length of a multiple family building shall not exceed one hundred sixty (160) feet (from end-wall to end-wall).

2. Common Open Space Standard. Inclusive of required setback yards, a minimum of fifteen (15) percent of the site area shall be designated and permanently reserved as usable common open space in developments that are at least three acres in size with more than ten (10) multi-family or attached single-family dwellings as specified by Section 17.52.020(B). The 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 (e.g., public park or school grounds, etc.). Sensitive lands and historic buildings or landmarks open to the public and designated by the comprehensive plan may be counted toward meeting the common open space requirements.

3. Private Open Space Standard. Private open space areas shall be required for ground-floor and upper-floor housing units based on all of the following standards:

a. A minimum of fifty (50) percent of all ground-floor housing units shall have front or rear patios or decks measuring at least forty-eight (48) square feet. Ground-floor housing means the housing unit entrance (front or rear) is within five feet of the finished ground elevation (i.e., after grading and landscaping);

b. A minimum of fifty (50) percent of all upper-floor housing units shall have balconies or porches measuring at least twenty-four (24) square feet. Upper-floor housing means housing units that are more than five feet above the finished grade; and

c. Private open space areas shall be oriented toward common open space areas and away from adjacent single-family residences, trash receptacles, parking and drives to the greatest extent practicable.

4. Exemptions. Exemptions to the common open space standard may be granted for multi-unit developments of up to ten (10) units. Exemptions may be granted for the first twenty (20) units of a larger project when these developments are within one-quarter mile (measured walking distance) of a public park; and there is a direct, accessible (i.e., Americans With Disabilities Act-compliant), lighted, and maintained pedestrian trail or sidewalk between the site and the park. An exemption shall be granted only when the nearby park provides active recreation areas such as play fields; children’s play area, sports courts, walking/fitness course, or similar facilities.

5. Trash Receptacles. Trash receptacles shall be oriented away from adjacent residences and shall be screened with an evergreen hedge or solid fence or wall of not less than six feet in height. (Ord. 642 § 1, 2005)