HomeMy WebLinkAbout3119 Normal Neighborhood Plan - Land Use Ord Amendments
ORDINANCE NO. j ~ I
AN ORDINANCE AMENDING THE ASHLAND MUNICIPAL CODE
CREATING A NEW CHAPTER 18.3.4 NORMAL NEIGHBORHOOD
DISTRICT, AMENDING CHAPTER 18.2.1.020 TO ADD A NORMAL
NEIGHBORHOOD ZONING CLASSIFICATION, AND AMENDING
CHAPTER 18.2.1.040 TO ADD A NORMAL NEIGHBORHOOD SPECIAL
DISTRICT.
Annotated to show deletions and additions to the code sections being modified. Deletions are
bold hited through and additions are in bold underline.
WHEREAS, Article 2. Section 1 of the Ashland City Charter provides:
Powers of the City The City shall have all powers which the constitutions, statutes, and
common law of the United States and of this State expressly or impliedly grant or allow
municipalities, as fully as though this Charter specifically enumerated each of those
powers, as well as all powers not inconsistent with the foregoing; and, in addition thereto,
shall possess all powers hereinafter specifically granted. All the authority thereof shall
have perpetual succession.
WHEREAS, the above referenced grant of power has been interpreted as affording all
legislative powers home rule constitutional provisions reserved to Oregon cities. City of
Beaverton v. International Ass'n of Firefighters, Local 1660, Beaverton Shop 20 Or. App. 293;
531 P 2d 730, 734 (1975); and
WHEREAS, the City of Ashland is projected to grow by approximately 3,250 residents by 2030
and 2,000 employees by 2027, and the City Council reaffirmed the long-standing policy of
accommodating growth within the Ashland Urban Growth Boundary rather than growing
outward into surrounding farm and forest lands in the Greater Bear Creek Valley Regional
Problem Solving (RPS) planning process; and
WHEREAS, the City of Ashland seeks to balance projected population and employment growth
.with the community goal of retaining a district boundary and preventing sprawling development,
and to this end examines opportunities to use land more efficiently for housing and businesses;
and
WHEREAS, the City of Ashland continues the community's tradition of integrating land use
and transportation planning, and using sustainable development measures such as encouraging a
mix and intensity of uses on main travel corridors to support transit service and use, integrating
affordable housing opportunities, and reducing carbon emissions by providing a variety of
transportation options; and
WHEREAS, the City conducted a planning process involving a series of public workshops, on-
line forum, key participant meetings and study sessions from October 2011 through July 2015
Ordinance No. Page 1 of 4
involving a three-step process in which participants identified the qualities that make a
successful neighborhood„ developed vision statements for the study area, and reviewed and
revised plans illustrating an example of what development might look when the 94 acre is
incorporated into the City of Ashland; and
WHEREAS, the final report for the Normal Neighborhood Plan included recommended
amendments to the zoning map and land use ordinance which would support the development of
the neighborhood as envisioned in the planning process being small walkable neighborhood
modules that provide concentrations of housing grouped in a way to encourage more walking,
cycling and transit use; and
WHEREAS, the City of Ashland Planning Commission considered the above-referenced
recommended amendments to the Ashland Municipal Code and Land Use Ordinances at a duly
advertised public hearing on July 28, 2015 and August 11, 2015, and following deliberations,
recommended approval of the amendments by a vote of 5-0; and
WHEREAS, the City Council of the City of Ashland conducted a duly advertised public hearing
on the above-referenced amendments on September 1, 2015, September 15, 2015, and October 6,
2015; and following the close of the public hearing and record, deliberated and conducted first
and second readings approving adoption of the Ordinance in accordance with Article 10 of the
Ashland City Charter; and
WHEREAS, the City Council of the City of Ashland has determined that in order to protect and
benefit the health, safety and welfare of existing and future residents of the City, it is necessary
to amend the Ashland Municipal Code and Land Use Ordinance in manner proposed, that an
adequate factual base exists for the amendments, the amendments are consistent with the
comprehensive plan and that such amendments are fully supported by the record of this
proceeding.
THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS:
SECTION 1. The above recitations are true and correct and are incorporated herein by this
reference.
SECTION 2. A new Chapter 18.3.4 of the Ashland Municipal Code creating a new overlay
district [Normal Neighborhood District ] set forth in full codified form on the attached Exhibit A
and made a part hereof by this reference, is hereby added to the Ashland Municipal Code.
SECTION 3. Chapter 18.2.1.020, of the Zoning Regulations and General Provisions section of
the Ashland Municipal Code, is hereby amended to read as follows:
18.2.1.020 Zoning Map and Classification of Zones
For the purpose of this ordinance, the City is divided into zones designated and depicted on the Zoning
Map, pursuant to the Comprehensive Plan Map, and sununarized in Table 18.2.1.020.
Ordinance No. Page 2 of 4
Table 18.2.1.020
Base Zones Overlay Zones
Residential - Woodland (W-R- Airport Overly
Residential - Rural RR Detail Site Review Overly
Residential - Single-Family (R-1-10, R-1-7.5, Downtown Design Standards
and R-1-5 Overly
Residential - Suburban (R-1-3.5) Freeway Sign Overlay
Residential - Low Density Multiple Family (R-2) Historic District Overlay
Residential - High Density Multiple Family (R-3) Pedestrian Place Overlay
Commercial (C-1) Performance Standards Options
Overlay
Commercial - Downtown (C- 1-D) Physical and Environmental
Constraints Overlay
Employment (E-1) -Hillside Lands
Industrial (M-1) -Floodplain Corridor Lands
-Severe Constraints Lands
Special Districts -Water Resources
Croman Mill District (CM) -Wildfire Lands
Health Care Services District (HC) Residential Overly
Normal Neighborhood (NN)
North Mountain Neighborhood District (NM)
Southern Oregon University District SOU
SECTION 4. Chapter 18.2.1.040, of the Zoning Regulations and General Provisions section of
the Ashland Municipal Code, is hereby amended to read as follows:
18.2.1.040 Applicability of Zoning Regulations
Part 18.2 applies to properties with base zone, special district, and overlay zone designations, as
follows:
Table 18.2.1.040: Applicability of Standards to Zones, Plan Districts and Overlays
Designation Applicability
Base Zones
Residential - Woodland (WR) Chapter 18.2 Applies Directly
Residential - Rural (RR) Chapter 18.2 Applies Directly
Residential - Single-family (R-1-10, R-1- Chapter 18.2 Applies Directly
7.5, R-1-5) Chapter 18.2 Applies Directly
Residential - Suburban (R-1-3.5) Chapter 18.2 Applies Directly
Residential - Low Density Multiple Family Chapter 18.2 Applies Directly
(R-2) Chapter 18.2 Applies Directly
Residential - High Density Multiple Family Chapter 18.2 Applies Directly
(R-3) Chapter 18.2 Applies Directly
Commercial (C-1)
Commercial - Downtown (C-1-D)
Employment (E-1)
Industrial M-1
Ordinance No. Page 3 of 4
Table 18.2.1.040: Applicability of Standards to Zones, Plan Districts and Overlays
Designation Applicability
Special Districts
Croman Mill District Zone (CM) CM District Replaces chapter 18.2
Health Care Services Zone (HC) NN District Replaces chapter 18.2
Normal Neighborhood District (NN) NM District Replaces chapter 18.2
North Mountain Neighborhood (NM)
Southern Oregon University (SOU)
Overlay Zones
Airport Overlay Modifies chapter 18.2
Detail Site Review Overlay Modifies chapter 18.2
Downtown Design Standards Overlay Modifies chapter 18.2
Freeway Sign Overlay Modifies chapter 18.2
Historic Overlay Modifies chapter 18.2
Pedestrian Place Overlay Modifies chapter 18.2
Performance Standards Options Overlay Modifies chapter 18.2
Physical and Environmental Constraints Overlay Modifies chapter 18.2
Residential Overlay Modifies chapter 18.2
SECTION 5. Severability. The sections, subsections, paragraphs and clauses of this ordinance
are severable. The invalidity of one section, subsection, paragraph, or clause shall not affect the
validity of the remaining sections, subsections, paragraphs and clauses.
SECTION 6. Codification. Provisions of this Ordinance shall be incorporated in the City Code
and the word "ordinance" may be changed to "code", "article", "section", or another word, and
the sections of this Ordinance may be renumbered, or re-lettered, provided however that any
Whereas clauses and boilerplate provisions, and text descriptions of amendments (i.e. Sections 1-
2, 5-6) need not be codified and the City Recorder is authorized to correct any cross-references
and any typographical errors.
The foregoing ordinance was first read by title only in accordance with Article X,
Section 2(C) of the City Charter on the 11 day of 110Ve ffl C,4e- , 2015
aPASSED and ADOPTED this /5- day of beu - 2015.
Mot,
Barbara M. Christensen, City Recorder
SIGNED and APPROVED this day of , 2015.
John Stromberg, Mayor
Reviewe Las to form:
w
Davi ohma , ity Attorney
Ordinance No. Page 4 of 4
Exhibit A
Normal Neighborhood District
Chapter 18 Code Amendments
18.3.4.010 Purpose
18.3.4.020 Applicability
18.3.4.030 General Requirements
18.3.4.040 Use Regulations
18.3.4.050 Dimensional Regulations
18.3.4.060 Site Development and Design Standards
18.3.4.070 Conservation Area overlay
18.3.4.075 Advanced Financing District [Placeholder]
18.3.4.080 Review and Approval Procedure
18.3.4.010 Purpose
The neighborhood is designed to provide an environment for traditional neighborhood living. The
Normal Neighborhood Plan is a blueprint for promoting a variety of housing types while preserving open
spaces, stream corridors, wetlands, and other significant natural features. The neighborhood
commercial area is designated to promote neighborhood serving businesses with building designs that
reflect the character of the neighborhood and where parking is managed through efficient on-street and
off-street parking resources. The neighborhood will be characterized by a connected network of streets
and alleys, paths and trails, with connection to the natural areas, wetlands, and streams. This network
will also connect to the larger network of regional trails, paths, and streets beyond the boundaries of the
neighborhood. The development of the neighborhood will apply principles of low impact development to
minimize the extent and initial cost of new infrastructure and to promote the benefits of storm water
management.
18.3.4.020 Applicability
This chapter applies to properties designated as Normal Neighborhood District on the Ashland Zoning
Map, and pursuant to the Normal Neighborhood Plan adopted by Ordinance [#number (date)].
Development located within the Normal Neighborhood District is required to meet all applicable
sections of this ordinance, except as otherwise provided in this chapter; where the provisions of this
chapter conflict with comparable standards described in any other ordinance, resolution or regulation, the
provisions of the Normal Neighborhood District shall govern.
18.3.4.030 General Regulations
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A. Conformance with the Normal Neighborhood Plan. Land uses and development, including
construction of buildings, streets, multi-use paths, and open space shall be located in accordance
with those shown on the Normal Neighborhood Plan maps adopted by Ordinance [#number (date)].
B. Performance Standards Overlay. All applications involving the creation of three or more lots
shall be processed under chapter 18.3.9 Performance Standards Option.
C. Amendments. Major and minor amendments to the Normal Neighborhood Plan shall comply
with the following procedures:
1. Major and Minor Amendments
a. Major amendments are those that result in any of the following:
i. A change in the land use overlay designation.
ii. A change in the maximum building height dimensional standards in section 18.3.4.050
iii. A change in the allowable base density, dwelling units per acre, in section 18.3.4.050.
iv. A change in the Plan layout that eliminates a street, access way, multi-use path or
other transportation facility.
v. A change in the Plan layout that provides an additional vehicular access point onto
East Main Street or Clay Street.
vi. A change not specifically listed under the major and minor amendment definitions.
b. Minor amendments are those that result in any of the following:
i. A change in the Plan layout that requires a street, access way, multi-use path or
other transportation facility to be shifted fifty (50) feet or more in any direction as
long as the change maintains the connectivity established by Normal Avenue
Neighborhood Plan.
ii. A change in a dimensional standard requirement in section 18.3.4.050, but not
including height and residential density.
iii. A change in the Plan layout that changes the boundaries or location of an open space
sensewatiman area to correspond with a delineated wetland and water resource
protection zone, or relocation of a designated open space area.
2. Major Amendment
Type II Procedure. A major amendment to the Normal Neighborhood Plan is subject to a public
hearing and decision under a Type II Procedure. A major amendment may be approved upon
finding that the proposed modification will not adversely affect the purpose of the Normal
Neighborhood Plan. A major amendment requires a determination by the City that:
a.The proposed amendment maintains the transportation connectivity established by the
Normal Neighborhood Plan;
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b.The proposed amendment furthers the street design and access management
concepts of the Normal Neighborhood Plan.
c. The proposed amendment furthers the protection and enhancement of the natural
systems and features of the Normal Neighborhood Plan, including wetlands, stream
beds, and water resource protection zones by improving the quality and function of
existing natural resources.
d. The proposed amendment will not reduce the concentration or variety of housing types
permitted in the Normal Neighborhood Plan.
e. The proposed amendment is necessary to accommodate physical constraints evident on
the property, or to protect significant natural features such as trees, rock outcroppings,
streams, wetlands, water resource protection zones, or similar natural features, or to
adjust to existing property lines between project boundaries.
3. Minor Amendment
Type 1 Procedure. A-Minor amendments to the Normal Neighborhood Development Plan
as identified in 18.3.4.030.C.1.b.i and 18.3.4.030.C.1.b.ii And whinh is are subject to an
administrative decision under the Type I Procedure.
Type II Procedure. A minor amendment to the Normal Neighborhood Development Plan
as identified in 18.3.4.030.C.1.b.iii is subject to a public hearing and decision under a Type
II Procedure.
Minor amendments are subject to the Exception to the Site Design and Use Development
Standards of chapter 18.5.2.050.E.
18.3.4.040 Use Regulations
A. Plan overlay zones. There are four Land Use Designation Overlays zones within the Normal
Neighborhood Plan are intended to accommodate a variety of housing opportunities, preserve natural
areas and provide open space.
1. Plan NN-1-5 zone The use regulations and development standards are intended to create,
maintain and promote single-dwelling neighborhood character. A variety of housing types are
allowed, in addition to the detached single dwelling. Development standards that are largely the
same as those for single dwellings ensure that the overall image and character of the single-dwelling
neighborhood is maintained.
2. Plan NN-1-3.5 zone. The use regulations and development standards are intended to create,
maintain and promote single-dwelling neighborhood character. A variety of housing types are
allowed including multiple compact attached and/or detached dwellings. Dwellings may be grouped
around common open space promoting a scale and character compatible with single family homes.
Development standards that are largely the same as those for single dwellings ensure that the
overall image and character of the single-dwelling neighborhood is maintained.
Page 3 of 13
3. Plan NN-1-3.5-C zone. The use regulations and development standards are intended to provide
housing opportunities for individual households through development of multiple compact attached
and/or detached dwellings with the added allowance for neighborhood-serving commercial mixed-
uses so that many of the activities of daily living can occur within the Normal Neighborhood. The
public streets within the vicinity of the NN-1-3.5-C overlay are to provide sufficient on-street parking
to accommodate ground floor neighborhood business uses.
4. Plan NN-2 zone. The use regulations and development standards are intended to create and
maintain a range of housing choices, including multi-family housing within the context of the
residential character of the Normal-Neighborhood Plan.
B. Normal Neighborhood Plan Residential Building Types. The development standards for the
Normal Neighborhood Plan will preserve neighborhood character by incorporating four distinct land use
overlay areas with different concentrations of varying housing types.
1. Single Dwelling Residential Unit.
A Single Dwelling Residential Unit is a detached residential building that contains a single dwelling
with self-contained living facilities on one lot. It is separated from adjacent dwellings by private open
space in the form of side yards and backyards, and set back from the public street or common green
by a front yard. Auto parking is generally on the same lot in a garage, carport, or uncovered area.
The garage may be detached or attached to the dwelling structure.
2. Accessory Residential Unit.
An Accessory Residential Unit is a secondary dwelling unit on a lot, either attached to the single-
family dwelling or in a detached building located on the same lot with a single-family dwelling, and
having an independent means of entry.
3. Double Dwelling Residential Unit (Duplex).
A Double Dwelling Residential Unit is a residential building that contains two dwellings located on a
single lot, each with self-contained living facilities. Double Dwelling Residential Units must share a
common wall or a common floor/ ceiling and are similar to a Single Dwelling Unit in appearance,
height, massing and lot placement.
4. Attached Residential Unit. (Townhome, Row house)
An Attached Residential Unit is single dwelling located on an individual lot which is attached along
one or both sidewalls to an adjacent dwelling unit. Private open space may take the form of front
yards, backyards, or upper level terraces. The dwelling unit may be set back from the public street or
common green by a front yard.
5. Clustered Residential Units - Pedestrian-Oriented.
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Pedestrian-Oriented Clustered Residential Units are multiple dwellings grouped around common
open space that promote a scale and character compatible with single family homes. Units are
typically arranged around a central common green under communal ownership. Auto parking is
generally grouped in a shared surface area or areas.
6. Multiple Dwelling Residential Unit.
Multiple Dwelling Residential Units are multiple dwellings that occupy a single building or multiple
buildings on a single lot. Dwellings may take the form of condominiums or apartments. Auto parking
is generally provided in a shared parking area or structured parking facility.
7. Cottage Housing. [Reserved]
C. General Use Regulations. Uses and their accessory uses are permitted, special permitted or
conditional uses in the Normal Neighborhood Plan area as listed in the Land Use Table.
Table 18.3.4.040 Land Use NN-1-5 NN-1-3.5 iNN-1-3.5-C NN-2
Descriptions Single family Suburban !Suburban jMulti-family
Residential Residential Residential ',Low Density
with Residential
commercial
Residential Uses
Single Dwelling Residential Unit P P N N
(Single-Family Dwelling)
Accessory Residential Unit P P P N
Double Dwelling Residential Unit N P P P
(Duplex Dwelling)
Cottage Housing (Placeholder] P N N N
Clustered Residential Units N P P P
Attached Residential Unit N P P P
Multiple Dwelling Residential Unit N P P P
(Multi family Dwelling)
Manufactured Home on Individual Lot P P P P
Manufactured Housing Development N P P P
Neighborhood Business and Service Uses
Home Occupation P PP P
Retail Sales and Services, with each building limited to N N P N
3,500 square feet of gross floor area
Professional and Medical Offices, with each building N N P N
limited to 3,500 square feet of gross floor area
Light manufacturing or assembly of items occupying
six hundred (600) square feet or less, and contiguous N N P N
to the permitted retail use.
Restaurants N N P N
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Day Care Center N N P N
Assisted Living Facilities N C C C
Public and Institutional Uses
Religious Institutions and Houses of Worship C C C C
Public Buildings P P P P
Community Gardens P P P P
Open space and Recreational Facilities P P P P
P = Permitted Use; CU = Conditional Use Permit Required; N = Not Allowed
1. Permitted Uses. Uses listed as "Permitted (P)" are allowed. All uses are subject to the
development standards of zone in which they are located, any applicable overlay zone(s), and the
review procedures of Part 18.5. See section 18.5.1 020 Determination of Review Procedure.
2.Conditional Uses. Uses listed as "Conditional Use Permit Required (C)" are allowed subject to
the requirements of chapter 18.5.4 Conditional Use Permits.
3. Prohibited Uses. Uses not listed in the Land Use Table, and not found to be similar to an allowed
use following the procedures of section 18.1.5.040 Similar Uses, are prohibited.
18.3.4.050 Dimensional Regulations
A. The lot and building dimensions shall conform to the standards in Table 18.3.4.050 below.
Table 18.3.4.050 Dimensional Standards NN-1-5 NN-1-3.5 NN-2
NN-1-3.5C
Base density, dwelling units per acre 4.5 T2 13.5
Minimum Lot Area', square feet 5,000 3500 3000
(applies to lots created by partitions only)
Minimum Lot Depth', feet 80 80 80
(applies to lots created by partitions only)
Minimum Lot Width', feet 50 35 25
(applies to lots created by partitions only)
Setbacks and yards (feet)
Minimum Front Yard abutting a street 15 15 15
Minimum Front Yard to a garage facing a public street, 20 20 20
feet
Minimum Front Yard to unenclosed front porch, feet 82 82 82
Minimum Side Yard 6 6 6
03 03
Minimum Side Yard abutting a public street 10 10 10
Minimum Rear Yard 10 ft per Bldg Story, 5 feet per Half Story
Solar Access Setback and yard requirements shall conform to the
Solar Access standards of chapter 18.4.8
Page 6 of 13
Maximum Building Height, feet / stories 35 / 2.5 35 / 2.5 35 / 2.5
Maximum Lot Coverage, percentage of lot 50% 55% 65%
Minimum Required Landscaping, percentage of lot 50% 45% 35%
Parking See section 18.4.3.080 Vehicle Area Design
Requirements
Minimum Outdoor Recreation Space, percentage of lot na na
1 Minimum Lot Area , Depth, and Width requirements do not apply in performance standards subdivisions.
2 Minimum Front Yard to an unenclosed front porch (Feet), or the width of any existing public utility easement, whichever is
greater, an unenclosed porch must be no less than 6 feet in depth and 8 feet in width, see section 18.6.1.030 for definition of
porch.
3 Minimum Side Yard for Attached Residential Units (Feet)
B. Density Standards Development density in the Normal Neighborhood shall not exceed the densities
established by Table 18.3.4.050, except where granted a density bonus under chapter 18.3.9.
Performance Standards Options and consistent with the following:
1 General Density Provisions.
a. The density in NN-1-5, NN-1-3.5, NN-1-3.5-C and NN-2 zones is to be computed by dividing the
total number of dwelling units by the acreage of the project, including land dedicated to the
public.
b. Conservation Areas including wetlands, floodplain corridor lands, and water resource protection
zones may be excluded from the acreage of the project for the purposes of calculating minimum
density for residential annexations as described in section 18.5.8.050.F.
c. Units less than 500 square feet of gross habitable area shall count as 0.75 units for the
purposes of density calculations.
d. Accessory residential units consistent with standards described in section 18.2.3.040 are not
required to meet density or minimum lot area requirements.
e. Accessory residential units shall be included for the purposes of meeting minimum density
calculation requirements for residential annexations as described in 18.5.8.050.F.
2. Residential Density Bonuses.
a. The maximum residential density bonuses permitted shall be as described in section
18.2.5.080.F.
b. Cottage Housing. [Reserved]
18.3.4.060 Site Development and Design Standards. The Normal Neighborhood District Design
Standards provide specific requirements for the physical orientation, uses and arrangement of buildings; the
management of parking; and access to development parcels. Development located in the Normal
Neighborhood District must be designed and constructed consistent with the Site Design and Use Standards
chapter 18.5.2 and the following:
A. Street Design and Access Standards. Design and construct streets and public improvements in
accordance with the Ashland Street Standards. A change in the design of a street in a manner
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inconsistent with the Normal Neighborhood Plan requires a minor amendment in accordance with
section 18.3.4.030.B.
1. Conformance with Street Network Plan: New developments must provide avenues,
neighborhood collectors, streets, alleys, multi-use paths, and pedestrian and bicycle
improvements consistent with the design concepts within the mobility chapter of the Normal
Neighborhood Plan Framework and in conformance with the Normal Neighborhood Plan
Street Network Map.
a. Streets designated as Shared Streets on the Normal Neighborhood Plan Street
Network Map may be alternatively developed as alleys, or multiuse paths provided
the following:
i. Impacts to the water protection zones are minimized to the greatest extent feasible.
ii. Pedestrian and bicyclist connectivity, as indicated on the Normal Avenue
Neighborhood Plan Pedestrian and Bicycle Network Map, is maintained or
enhanced.
2 Storm water management. The Normal Neighborhood Plan uses street trees, green streets,
and other green infrastructure to manage storm water, protect water quality and improve
watershed health. Discharge of storm water runoff must be directed into a designated green
street and neighborhood storm water treatment facilities.
a. Design Green Streets. Streets designated as Green Streets within the Street Network,
and as approved by the Public Works Department, shall conform to the following
standards:
i. New streets must be developed so as to capture and treat storm water in conformance
with the City of Ashland Storm Water Master Plan.
3. Access Management Standards: To manage access to land uses and on-site
circulation, and maintain transportation safety and operations, vehicular access must
conform to the standards set forth in section 18.4.3.080, and as follows:
a. Automobile access to development is intended to be provided by alleys where possible
consistent with the street connectivity approval standards.
b. Curb cuts along a Neighborhood Collector or shared street are to be limited to one per
block, or one per 200 feet where established block lengths exceed 400 feet.
4. Required On-Street Parking: On-street parking is a key strategy to traffic calming and is
required along the Neighborhood Collector and Local Streets.
B. Site and Building Design Standards.
1. Lot and Building Orientation:
a. Lot Frontage Requirements: Lots in the Normal Neighborhood are required to have their Front
Lot Line on a street or a Common Green.
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b. Common Green. The Common Green provides access for pedestrians and bicycles to
abutting properties. Common greens are also intended to serve as a common open
space amenity for residents The following approval criteria and standards apply to
common greens:
i. Common Greens must include at least 400 square feet of grassy area, play area, or
dedicated gardening space, which must be at least 15 feet wide at its narrowest
dimension.
2. Cottage Housing: [Reserved]
3. Conservation of Natural Areas. Development plans must preserve water quality, natural
hydrology and habitat, and preserve biodiversity through protection of streams and wetlands.
In addition to the requirements of 18.3.11 Water Resources Protection Zones (Overlays),
conserving natural water systems must be considered in the site design through the application of
the following guidelines:
a.Designated stream and wetland protection areas are to be considered positive design
elements and incorporated in the overall design of a given project.
b.Native riparian plant materials must be planted in and adjacent to the creek to enhance habitat.
c.Create a long-term management plan for on-site wetlands, streams, associated habitats and
their buffers.
4. Storm Water Management. Storm water run-off, from building roofs, driveways, parking areas,
sidewalks, and other hard surfaces must be managed through implementation of the following
storm water management practices:
a. When required by the City Engineer, the applicant must submit hydrology and hydraulic
calculations, and drainage area maps to the City, to determine the quantity of
predevelopment, and estimated post-development, storm water runoff and evaluate the
effectiveness of storm water management strategies. Computations must be site specific and
must account for conditions such as soil type, vegetative cover, impervious areas, existing
drainage patterns, flood plain areas and wetlands.
b. Future Peak Storm water flows and volumes shall not exceed the pre-development peak flow.
The default value for pre-development peak flow is .25 CFS per acre.
c. Detention volume must be sized for the 25 year, 24 hour peak flow and volume.
d. Development must comply with one or more of following guidelines.
i. Implement storm water management techniques that endeavor to treat the water as close
as possible to the spot where it hits the ground through infiltration, evapotranspiration or
through capture and reuse techniques.
ii. Use on-site landscape-based water treatment methods to treat rainwater runoff from all
surfaces, including parking lots, roofs, and sidewalks.
iii. Use pervious or semi-pervious surfaces that allow water to infiltrate soil.
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iv. Design grading and site plans that create a system that slows the stormwater, maximizing
time for cleansing and infiltration.
v. Maximizing the length of overland flow of storm water through bioswales and rain gardens,
vi. Use structural soils in those environments that support pavements and trees yet are free
draining.
vii. Plant deep rooted native plants.
viii, Replace metabolically active minerals, trace elements and microorganism rich compost in
all soils disturbed through construction activities.
5. Off-Street Parking. Automobile parking, loading and circulation areas must comply with the
requirements of chapter 18.4.3 Parking, Access, and Circulation Standards, and as follows:
a. Neighborhood serving commercial uses within the NN-1-3.5-C zone must have
parking primarily accommodated by the provision of public parking areas and on-
street parking spaces, and are not required to provide private off-street parking or
loading areas, except for residential uses where one space shall be provided per
residential unit.
6. Neighborhood Module Concept plans. The Neighborhood Module Concept plans (i.e.
development scenarios) are for the purpose of providing an example of developments that
conform to the standards, and do not constitute independent approval criteria. Concept plans
are attached to the end of this chapter.
7. Conformance with Open Space Network Plan: New developments must provide open space
consistent with the design concepts within the Greenway and Open Space chapter of the
Normal Neighborhood Plan Framework and in conformance with the Normal Neighborhood
Plan Open Space Network Map. The open space network will be designed to support the
neighborhood's distinctive character and provide passive recreational opportunities where
people can connect with nature, where water resources are protected, and where riparian
corridors and wetlands are preserved and enhanced.
a) The application demonstrates that equal or better protection for identified resources will be
ensured through restoration, enhancement, and mitigation measures.
b) The application demonstrates that connections between open spaces are created and
maintained providing for an interlinked system of greenways.
c) The application demonstrates that open spaces function to provide habitat for wildlife,
promote environmental quality by absorbing, storing, and releasing storm water, and protect
future development from flood hazards.
d) The application demonstrates that scenic views considered important to the community are
protected, and community character and quality of life are preserved by buffering areas of
development from one another.
Page 10 of 13
18.3.4.65 Exception to the Site Development and Design Standards
An exception to the requirements Site Development and Design Standards must follow the procedures and
approval criteria adopted under section 18.4.1.030, unless authorized under the procedures for a major
amendment to plan.
18.3.4.070. Open Space Area Overlay
All projects containing land identified as Open Space Areas on the Normal Neighborhood Plan Open Space
Network Map, unless otherwise amended per section 18.3.030.C, must dedicate those areas as: common
areas, public open space, or private open space protected by restrictive covenant. It is recognized that the
master planning of the properties as part of the Normal Neighborhood Plan imparted significant value to the
land, and the reservation of lands for recreational open space and conservation purposes is proportional to
the value bestowed upon the property through the change in zoning designation and future annexation.
18.3.4.075. Advance Financing District [Reserved]
18.3.4.080. Review and Approval Procedure. All land use applications are to be reviewed and processed
in accordance with the applicable procedures of Part 18.5.
Page 11 of 13
Neighborhood Module Concept plans
The City recognizes that future innovations in building technologies, water conservation practices, and
creative approaches to site design and layout will help shape the neighborhood module concept in
consideration of the unique characteristics of the properties being developed. As such these example
illustrations presented are primarily intended to assist those involved in conceptualizing a development to
better address the principle objectives outlined within the Normal Neighborhood Plan.
ig<a! 5ti et Natural area
rgeser
I~ f
r-z ° W.j ~ l
Person l and
1 ~ _ ~ crsmtt~unity
t cprdenz space
x
s Avaatetyo Aak AWL
k
housing tsp~-~
Q e•
and sees
f
,
s
m t
SOW ('AWT~led
z buildings
-sr-
' Common
- center greens - Arai-
,mow... 1
G",
Consolidated } i pkl:Yiart'zl5 +.gr^, -mss
40
~~strtcf 3~t €sti.a
accessed Fy
alleys aI'y
Page 12 of 13
Normal Neighborhood District Zoning Classification Map.
a
MAIN ~f
§ ,f p:e
~ a a _ . sad sid .r #p E
'rd a p~k~ 7. [EI_
I ~ A t eQ.
t
' j Zoning
NN-1-5
. NN-1-3.5
- NN-1-3.5-C
NN-2
\~u Open Space
Road Classifications
neigborhood colieca~r
kx a street
shared street
path
Normal Neighborhood District
Zoning Classifications o 2W 400 8W Feet
Page 13 of 13