This district implements the RH - High Density Residential Comprehensive Plan designation. The RH district is intended to provide areas where single-family detached dwellings, single-family attached dwellings, duplexes, town houses, condominiums, and multifamily developments may be constructed under various ownership patterns. Adequate urban services shall be available to all development without exception.
(Ord. 21-1384; Ord. 23-1395)
A. 
Primary Uses Permitted Outright.
1. 
Residential use types:
a. 
Single-family.
b. 
Multifamily.
c. 
Cottage cluster development.
2. 
Residential building types:
a. 
Single-family detached subject to ministerial review (Article 3.020).
b. 
Single-family detached (zero lot line) subject to ministerial review (Article 3.020).
c. 
Duplex and single-family attached (zero lot line, two units) subject to ministerial review (Article 3.020).
d. 
Single-family attached (townhouses) subject to site plan review.
e. 
Multifamily dwelling subject to site plan review (Article 3.030).
f. 
Cottage cluster dwelling subject to site plan review (Article 3.030).
g. 
Affordable housing allowed pursuant to ORS 197A.445, subject to applicable clear-and-objective standards and any required recorded affordability covenants.
3. 
Civic use types: public parks and open space (excluding spectator and participant sports facilities, which shall be processed as community facilities sites per Section 10.5.020.030: Conditional Uses).
4. 
Care facility use types:
a. 
Child care center, as defined in Chapter 10.2-Definitions, subject to the provisions of Article 3.030: Site Plan Review.
b. 
Residential care home, as defined in Chapter 10.2 - Definitions, subject to ministerial review.
c. 
Residential care facility, as defined in Chapter 10.2 - Definitions, subject to the provisions of Article 3.030: Site Plan Review.
5. 
Wireless communication facilities, subject to the provisions of Article 6.140: Wireless Communication Equipment.
6. 
Other uses determined by the Director to be similar to the above uses, as indicated by the Standard Industrial Classification (SIC) code.
B. 
Accessory Uses Permitted Outright.
1. 
Accessory dwelling units, subject to the provisions of Article 6.030: Accessory Development.
2. 
Accessory structures customarily incidental to the primary use, subject to the provisions of Article 6.030: Accessory Development.
3. 
Family day care, as defined in Chapter 10.2 - Definitions.
4. 
Home business, subject to the provisions of Article 6.020: Home Businesses.
(Ord. 19-1373; Ord. 21-1384; Ord. 23-1400; Ord. 26-1424, 1/12/2026)
The following conditional uses are allowed subject to review and approval, per the provisions of either Article 3.050: Conditional Use Permits or Article 3.060: Administrative Conditional Use Permits.
A. 
Community facilities, subject to the provisions of Article 5.100: Community Facilities Overlay District.
B. 
Mortuaries, funeral homes, interring and cemeteries, excluding crematoria.
C. 
Parking areas, subject to the provisions of Chapter 10.7 - Parking Standards.
D. 
Planned development, subject to the provisions of Article 9.050: Planned Development.
E. 
Wireless communication facilities, subject to the provisions of Article 6.140: Wireless Communication Equipment.
F. 
Adult Business. An application for an adult business shall also comply with the following criteria:
1. 
The adult business must be located more than 500 feet from any R-L residential zone, measured in a straight line from the closest edge of the property line on which the business is located to the closest edge of the property in the RH High Density Residential zone.
2. 
The adult business must be located more than 1,000 feet from all of the following facilities, measured in a straight line from the closest edge of the property line on which the business is located to the closest edge of the property on which the facility is located:
a. 
A public school.
b. 
A public library.
c. 
A public park or recreational facility, which has facilities such as a playground, swimming pool, baseball field, football field, soccer field, tennis court, basketball court, or volleyball court.
Except as provided herein, the production, processing, wholesaling, and retailing of recreational and medical marijuana are prohibited uses in all RH - Residential High Density districts. Marijuana shall not be grown on any residentially zoned property except as follows: a homegrown recreational marijuana grow site or a personal medical marijuana grow site; provided that:
A. 
No owner of real property or person in charge of the property shall allow, permit, or cause the odor of marijuana associated with a homegrown recreational marijuana grow site or a personal medical marijuana grow site to emanate from the property upon which the grow site is located, to any other property.
B. 
No owner of real property or person in charge of the property shall allow, permit, or cause a homegrown recreational marijuana grow site or a personal medical marijuana grow site to be located in a place where the grow site may be seen by normal unaided vision from a public place or neighboring property. The grow site shall be screened using appropriate screening material as defined in Section 10.6.010.050 of this Title.
(Ord. 17-1356)
RH High Density Residential
Standard
Single-Family Attached, Row Houses, or Townhomes (3 or more units)
One and Two Dwelling Units per Lot (Single-Family Detached and Duplex)
Three Dwelling Units per Lot
Four or More Dwelling Units per Lot
Minimum Lot Area
1,500 sq. ft.
2,500 sq. ft.
1,500 sq. ft.
1,500 sq. ft.
Minimum Lot Width
25 ft. for corner lots and lots with townhome end-units; and 20 ft. for interior lots
25 ft. for corner lots and 20 ft for interior lots
50 ft.
50 ft.
Minimum Lot Depth
60 ft.
60 ft.
60 ft.
60 ft.
Building Height*
35 ft.
35 ft.
35 ft.
35 ft. for 4 units, 45 ft. for 5+ units
Minimum Setbacks
Front Yard
10 ft.
Rear Yard
10 ft.
Side Yard (interior)
5 ft., except 8 ft. where dwelling has zero setback on opposite side, including end unit of townhouse dwelling units; and 10 ft. separation between buildings
Side Yard (exterior)
8 ft., except 20 ft. for garage entrance
Garage/Carport Entrances (facing street)
20 ft. minimum (corner lots and interior lots)
Lot Coverage
60% of lot area maximum
Building Orientation
The building shall be oriented parallel to the street or private accessway. Orientation on private accessway is allowed only if there is no street frontage. Practical adjustments may be made to accommodate street curvature. Primary building entrances are required to have a clear pedestrian connection to the street/sidewalk constructed of concrete, asphalt, pavers, or other hard surface. Primary entrance located on the rear building face is prohibited.
Pedestrian Access
All multifamily building entrances shall have a clear pedestrian connection to the street/sidewalk in accordance with Section 10.5.020.070(E): Pedestrian Walkways
Off-Street Parking (Bicycles and Vehicles)
See Chapter 10.7 - Parking Standards
Accessory Uses, Buildings and Structures
See Article 6.030: Accessory Development
Landscaping
See Article 6.010: Landscaping Standards
Access Management
See Article 6.050: Access Management
Minimum Density
10 units per net acre**
Maximum Density
29.04 units per gross acre**
*
Buildings greater than 35 feet in height are allowed only on lots that are located at least 100 feet from land zoned RL - Low Density Residential.
**
See TDMC 10.6.170.020 for more information regarding net acreage.
(Ord. 19-1373; Ord. 21-1384; Ord. 23-1395; Ord. 23-1400)
A. 
All Residential Development. All one- and two-dwelling units located on a single tax lot shall utilize 6 or more of the following design features to provide visual relief along the front of the residence(s):
1. 
Attached garage or carport (1 per dwelling).
2. 
Roof pitch greater than 3/12 (a nominal slope of 3 feet in height for every 12 feet in width).
3. 
Commercially available siding.
4. 
Covered front porch entries with a depth of at least 6 feet and a width of at least 12 feet.
5. 
Recessed front entries.
6. 
Eaves, minimum 12-inch projection.
7. 
Bay or bow windows.
8. 
Exterior window sills.
9. 
Gables in addition to the primary roof pitch.
10. 
Other features subject to the approval of the Director.
B. 
Manufactured Dwellings. In addition to the above requirements for one- and two-family development, manufactured dwellings located on individual lots are subject to all of the provisions of Article 6.120: Manufactured Dwellings. Where a design feature from subsection A above is the same as a requirement from Article 6.120: Manufactured Dwellings, the overlapping requirements may count as one, and satisfy the requirements of both Articles.
C. 
Exterior Elevations—All Development Except One- and Two-Family. Exterior elevations of buildings shall incorporate architectural design features such as offsets, balconies, base/wall/cornice design, projections, windows, entries, bays, seating, porches, wall articulation, or similar elements to preclude large expanses of uninterrupted building surfaces.
1. 
Horizontal. At least 3 design features shall be incorporated along the horizontal face (side to side) of the structure at a minimum of every 40 feet.
2. 
Vertical. At least 2 architectural design features shall be incorporated along the vertical face (top to bottom).
D. 
Pedestrian Walkways. Each multifamily development shall include paved pedestrian walkway(s) not less than 5 feet in width and designed to connect buildings and other accessible site facilities clearly and directly to adjacent public street/sidewalk(s). Walkways shall meet City standards for sidewalk construction, and be the shortest practical distance between the main entry(ies) and the public rights-of-way. If adjacent to parking where vehicles overhang the walkway, then the walkway shall be to the City standard plus 2 ½ feet in width for each side vehicles' overhang. Walkways shall be distinguished from internal driveways and accessways using at-grade distinctive paving materials or other appropriate surfaces which contrast visually with adjoining surfaces. [Note: Walkways, including driveway and accessway crossings, must also meet the requirements of the Oregon Americans With Disabilities Act, the State of Oregon Structural Specialty Code, and the Oregon Revised Statutes.]
E. 
Multiple Buildings and Detached Dwellings (3+) on One Lot—Separation Between Buildings, Three or More Detached Dwellings Per Lot, Parking Areas, Walks, and Drives. To provide privacy, light, air, and access to the dwellings within the development, the following minimum standards shall apply:
1. 
Buildings with windowed walls facing buildings with windowed walls: 10 feet separation.
2. 
Buildings with windowed walls facing buildings with a blank wall: 10 feet separation.
3. 
Buildings with opposing blank walls: 10 feet separation.
4. 
Building separation shall also apply to building projections such as balconies, bay windows, and room projections.
5. 
Buildings with courtyards shall maintain separation of opposing walls as listed in paragraphs 1 through 4 above for walls in separate buildings.
6. 
Wall separation shall be increased at a rate of 1 foot for each 15 feet of building length over 60 feet, and 2 feet for each 5 feet of building height over 30 feet.
7. 
Driveways, parking lots, and common or public walkways shall maintain the following separation for dwelling units within 8 feet of the ground level:
a. 
Driveways and parking lots shall be separated from windowed walls by at least 8 feet; walkways running parallel to the face of the buildings shall be separated by at least 5 feet.
b. 
Driveways and uncovered parking spaces shall be separated from doorways by at least 5 feet.
F. 
All one and two (duplex) dwelling units located on a single tax lot shall have at least 1 front entry that is parallel to the street on the ground level included in the front building line. Attached duplexes may have a side entry that does not face the street. The front entries of each detached duplex unit must face the street unless 1 dwelling has more than 50% of its street-facing façade separated from the street property line by the other dwelling. Entries for all one-family and duplex dwellings shall be connected by hard surface to the right-of-way.
(Ord. 19-1373; Ord. 21-1384)
A. 
Open area requirements shall apply to all development with 5 or more dwelling units per lot.
B. 
A minimum of 30% of the net lot area shall be developed as permanent open area. The minimum open area shall be landscaped and permanently maintained per the provisions of Article 6.010: Landscaping Standards. Decorative design elements such as fountains, pools, benches, sculptures, planters, and similar elements may be placed within the open area. These provisions shall apply to all new projects and to additions or remodels of existing structures that create new dwelling units. The following apply to the required open area:
1. 
Balconies and Patios. Private open space designed for the exclusive use of individual dwelling units such as patio areas and balconies of at least 48 square feet with a minimum dimension of 6 feet may be given an open space credit of 2 square feet for each 1 square foot provided, not to exceed a total of 150 square feet of total open space credit for any 1 dwelling.
2. 
Entrances. Balconies required for entrances or exits shall not be considered as open space except where such exits or entrances are for the sole use of the unit.
3. 
Driveways and Parking Areas. Driveways and parking areas shall not be included as open space.
(Ord. 19-1373; Ord. 21-1384; Ord. 23-1395)
A. 
Lot Size. In planned development and subdivision development, the lot size, width, and depth requirements may vary from the development standards listed in this Article, provided the proposed development conforms with this and other City ordinances.
B. 
Density Calculations. Permitted accessory dwellings and duplexes shall not be counted in density calculations for proposed development.
C. 
Setbacks.
1. 
Planned Development and Subdivision Development. In planned development and subdivision development where the entire block frontage is developed as a unit, the front yard setbacks may be reduced to 10 feet.
2. 
Setback Averaging. (Note: Does not apply to mobile home parks). The front yard setback and the garage/carport entrance setback may be reduced to the average of the respective setbacks of the abutting lots.
3. 
Garage and Carport Setbacks on Alleys. Rear yard setbacks for garage/carports and accessory dwelling units on alleys may be waived per the following:
a. 
Garage/carports opening onto alleys with established 20-foot rights-of-way may be set back zero feet from the right-of-way.
b. 
Garage/carports opening onto alleys with less than a 20-foot right-of-way shall be set back to a minimum building line located 10 feet from the center of the alley right-of-way.
4. 
Setbacks for Steeply Sloping Lots. The following exceptions apply to lots which slope up or down from the street with an average slope of 20% or greater:
a. 
The front yard setback for the dwelling may be reduced to 10 feet; however, the height limitations of paragraph (D)(3) below shall apply.
b. 
The front setback for the garage wall and/or garage/carport entrance may be reduced to 5 feet; however, the height limitations of paragraph (D)(3) below shall apply.
D. 
Height Limits for Steeply Sloping Lots.
1. 
Downhill Slope from Street. On lots that slope downhill from the street with an average slope of 20% or greater, the height limit is the higher of 23 feet above the average grade of the street or the allowed limit. In addition, the alternative height and setback standards of paragraph 3 below may be applied.
2. 
Uphill Slope from Street. On lots that slope uphill from the street with an average slope of 20% or greater, the alternative height and setback standards of paragraph 3 below may be applied.
3. 
Height Limit in Reduced Setback Area. The height limit in the area of the reduced setback is lowered 1 foot for every foot of reduced setback.
E. 
Building Orientation.
1. 
Planned Development and Subdivisions. Planned development and subdivision development greater than 10 lots, and where the developer builds or sites the dwellings, may be exempt from the building orientation requirement.
2. 
Steeply Sloping Lots. Buildings built uphill or downhill from garages/carports on lots with a slope of 20% or greater may be exempt from the building orientation requirements, provided that the garage/carport entrance meets the orientation requirement of the development standards.
F. 
Except where buildings abut or share a common wall, when the owner of a lot or parcel proposes to locate a building with an interior yard of less than the required setback from the adjacent property line, the owner must secure and record in the office of Wasco County Clerk a maintenance access easement from the neighboring property owner adjacent to that side of the building. The easement shall provide access on the entire length of the proposed building and 5 feet beyond both ends. The easement requires a minimum of 10-foot separation between 2 houses on separate lots, a minimum of 8-foot separation between a house and a detached accessory building on separate lots, or a minimum of 6-foot separation between 2 detached accessory buildings on separate lots. The easement shall be on a form approved by the City, and be subject to payment of a fee established by City Council resolution. Applicant is responsible for recording and fees associated with recording. Applicant shall supply the City with a copy of the recorded easement.
(Ord. 21-1384; Ord. 24-1405)
[1]
See Article 6.070: Measurements for information on how to measure average slope, average grade, and calculate height limits and setback averaging.