HomeMy WebLinkAbout2014-03-27 Housing & Human Services PACKET
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845 Oak Street
Ashland, Oregon 97520
John Fields
(541) 482-8442
To: City of Ashland2/18/2014
Re: CDBG awards
To Whom It May Concern:
I would like to encourage you to grant Habitat for Humanity of the Rogue Valley the funds to bring a home
repair program to Ashland. I have worked with Habitat as a volunteer for over twentyyears. The last few
years we have been doing ahousing rehabprogram "Brush with Kindness", that has helped seniors, disabled
andworking poorhome owners to remain or live more safely in their homes. The kinds of repairs wewere
able to offerrangedfrom handy-cap ramps, stair repair, water heater replacement and heating system
improvements.These are improvements are in the $2,000 to $5,000range, that areowner financed, no
interest loans.
We have steadily grown our capacity to create home ownership for working families who earn below 60%
of the Rogue Valley’s median income. We have built and financed homes for over 50families in the Rogue
Valley. We provide the necessary community follow-up and support, and the ongoing education in home
ownership that gives us an extremely high success rate in keeping our owners in their homes. These same
skills will beimplemented to createa cost effective wayto offerassistanceto low incomeAshlandresidents.
I believe that Habitat for Humanity of the Rogue Valley has become a valuable team player in subsidizing
ownership housing for working poor families. We would like to expand our construction programsintothese
kindsof neededservices. We can easily utilizeour vast volunteer labor pool to help people in Ashlandwith
their emergencyhousing needs. I believe that Habitat is a highly qualified candidate for the CDBG grants
that is going to be available in the 2014-2015fiscal year.
Thank you for your consideration.
John Fields
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Memo
Housing and Human Services Commission 3/27/2014
TO: Ashland Housing and Human Services Commission
FROM: Brandon Goldman, Senior Planner
Brandon.Goldman@ashland.or.us
RE: Normal Neighborhood Plan Update
Summary
The City of Ashland is in the process of completing a neighborhood plan for the 94 acre north Normal
Avenue area. This neighborhood planning project was funded by the Oregon Transportation Growth
Management Program to help guide future changes to the area to ensure the City can accommodate
future housing demand, integrate existing stream corridors and natural wetlands, and enhance overall
mobility by planning for safe walking, bicycle, and automobile routes.
The area is presently outside the City Limits, but within the Urban Growth Boundary, therefore the
future development of any properties within the area to urban densities will require development
review and annexation approval.
The proposed Normal Neighborhood Plan provides the underlying framework for the area
development through the following legislative acts:
Adoption of Land Use standards and zones for the neighborhood district;
Amending the Transportation System Plan to establish a street network for the district;
Amending Comprehensive Plan to establish the district boundaries and designate conservation
areas.
Although future development of this area is expected to occur in an incremental way, as individual
parcels propose annexation for specific housing developments, with an adopted neighborhood plan in
place each individual development proposal can better coordinate the provision of streets, pedestrian
connections, utilities, storm water management, and open space. Such an approach can ultimately help
reduce development costs through appropriate sizing of needed facilities, provision of easements, and
secured street access. Additionally a significant benefit of an adopted plan is that there is a clear
expectation and understanding regarding the level of development anticipated by both developers and
neighboring residents. In this way the development and annexation process for all properties with the
plan area is streamlined while ensuring the City can accommodate its future growth in a systematic and
efficient manner.
Page 1 of 6
The Planned Housing Types and Land Use Designations
As proposed, the Normal Neighborhood District will contain four residential zones (NN-01, NN-2,
NN-03, and NN-O3-C). The use regulations and development standards set forth in the proposed land
use ordinance are intended to provide a significant degree of flexibility as to the form and character of
individual developments. The Normal Neighborhood Land Use Zones map establishes the proposed
designations for the properties within the district as follows:
NN-01:
The Land Use designation NN-01 is intended to provide single family dwellings, accessory residential
consistent with the standards proposed in the Unified Land Use Ordinance as proposed under a
separate legislative planning action.
NN-02
The NN-02 designation provides housing opportunities for individual households through development
of a mix of single-dwelling housing, duplexes, townhomes, accessory residential units, and pedestrian
oriented clustered housing with a base density of 10 units per acre. Clustered housing, commonly
multiple compact detached or attached dwellings are grouped around common open space. Through
the consolidation of common open space and or parking cluster housing developments can often
achieve a housing density comparable to attached row houses or low-rise apartments, yet with a lower
profile retaining the appearance of traditional single-family homes.
NN-03
The NN-
of multi-dwelling housing with a base density of 15 units per acre.
NN-03-C
The NN-03-C zone is a residential designation consistent with NN-03, however it would additionally
allow for limited neighborhood serving commercial uses such as a coffee shop on the ground floor.
Neighborhood concern regarding these zoning designations has largely related to the proposed
locations and potential scale of future developments. Properties within the plan area and vicinity have
historically been developed as single family detached units on individual lots under the county rural
residential zone. Throughout the neighborhood meetings and various Commission study sessions,
concern has been voiced that attached housing units and large scale apartment complexes adjacent to
existing homes would be incompatible with the established neighborhood character. Care has been
taken in the plan to concentrate future housing on buildable lands that are largely free of existing
development and natural constraints, with the added consideration of locating comparable housing
densities adjacent to established neighborhoods.
Page 2 of 6
Affordable housing within the plan area would be provided by future development as a condition of
a range of affordable housing options including rental units targeted to low income households earning
less than 60% of the Area Median Income (AMI) and ownership units targeted to households earning
between 80% and 120% AMI. Dependent upon the level of affordability proposed, the total number of
affordable units provided in any annexation will range between 15-35% of the projects base housing
density. These designated units are deed restricted to remain within the Ashland Affordable Housing
Program for a minimum of 60 years. On average it is anticipated that approximately one out of every
four new units developed through annexation requests will be designated as affordable housing.
Traffic volumes, street types and locations, and system capacity
design plan. Designing the transportation network in consideration of the experience of a person
walking through the neighborhood allows for development and block patterns in which residents more
readily relate to their environment, feel safer, and are more comfortable on foot or bike. Despite the
inherent conditions that limit connectivity, such as Ashland Middle School, the Central Oregon &
Pacific rail line, topography and existing creeks and wetlands, building the transportation network on a
foundation of interconnected streets and multi-use paths makes all modes of travel more efficient and
effective.
The City of Ashland has long worked to maintain a compact urban form and provide multimodal
transportation options to allow residents to use less energy and spend less money to get around,
whether by making fewer or shorter car trips, or using other less expensive modes of transportation
like bicycling, walking, or transit. Given transportation costs typically represent the second highest
household expense, following housing, it is expected that through a decrease in transportation costs as
a result of efficient urbanization, and improved multi-modal transportation options, the City can
continue to improve the overall affordability of living in Ashland. The Normal Neighborhood Plan is
centrally located with nearby schools, shopping, parks, and as it is relatively level it is expected to be a
highly walkable neighborhood. With the full build out of the area within the Urban Growth Boundary
it is expected that sufficient housing density will ultimately exist in this area to support the
establishment of transit to serve the district.
Wetland and riparian protection areas
Natural areas, including streams, wetland, and other environmentally sensitive features contribute
significantly to the existing character of the neighborhood and were most cited by residents as needing
preservation to retain the character of the area. Although the creek locations and designated floodplains
are readily identifiable, the precise extent of the existing wetlands in the area cannot be known without
a wetland specialist conducting formal wetland delineations. However, as wetland boundaries change
over time, and are typically only valid for about five years, a present delineation may no longer be
relevant when an affected property eventually proposes annexation and development.
Page 3 of 6
Given this uncertainty, property owners and members of the public have alternatively contended that
the extent of wetlands areas shown in the plan are either represented as too expansive or not expansive
enough. to establish
oposed amendment to the Comprehensive Plan Map. As proposed
wetlands identified in the 2007 Local Wetland Inventory, and wetland and riparian buffer areas
identified in the Water Resource Protection Zone ordinance. The Planning Commission has expressed
an interest in exploring whether the designated Conservation Areas be considered the minimum area of
open space to be preserved even under the scenario that an actual delineated wetland area in the future
is less than is currently assumed. Property owners with developable property have raised concerns that
such a requirement for dedication of open space, that is not otherwise associated with wetlands or other
natural areas, would effectively reduce development potential without furthering the objective of
protecting environmentally sensitive lands.
Plan flexibility
The Normal Neighborhood is expected to develop incrementally, potentially over the course of
decades, therefore the plan has been intentionally structured to retain a high degree of flexibility to
avoid prescribing a current fashion in neighborhood or housing design. This inherent flexibility is
intended to ensure the area does not develop in a homogeneous and standardized manner and provides
in
response to changing market demands over time.
This issue of how to address deviations from the plan as proposed by future developments has been a
continuing discussion item in reviewing the draft plan. Although there is certainly a benefit in
providing a clear expectation and understanding regarding the street location and design, infrastructure
financing, and precise delineation of the locations natural areas, such finality is not readily achievable
in a general master plan as they are typically worked out in reviewing an actual development proposal.
The implementing ordinance for the plan contains provisions for both minor and major amendments to
ensure that changes in the conceptual plan as proposed by applicants can be considered by the Planning
Commission and City Council as part of future annexation proposals.
Project Guiding Principles and Objective
Throughout the process of developing the Normal Avenue Neighborhood Plan over the course of the
last year the Planning Commission, Design Team, resident participants engaged in the process, and
Staff have referenced the following objectives to help guide discussions about various plan elements:
Increase efficiency in the use of land through concentration of housing in a centrally located
area within the City Urban Growth Boundary planned for future urban development;
Achieve a development pattern that results in a balanced, multi-modal transportation system
and that enhances opportunities for walking, bicycling or using transit in areas planned for
transit service;
Page 4 of 6
Delineate housing, neighborhood serving commercial, open space, public space, and green
infrastructure improvements, in a manner that provides for preservation and enhancement of
creeks and wetlands;
Develop new illustrative conceptual architectural and site plans for the project area consistent
with Transportation and Growth Management objectives. Conc
Design a local street grid for the Project Area including connections to existing and planned
street, pedestrian, and bicycle facilities outside the project area, to more fully integrate the
Project Area into the City transportation system;
Provide for pedestrian and bicycle routes and facility improvements within the project area that
will provide safe access to local schools;
Provide alternatives to, or delay the need for, expansion of the City Urban Growth Boundary;
Reduce emissions that contribute to climate change through changes to transportation or land
use plans that reduce expected automobile vehicle miles traveled;
Provide an implementation strategy that includes supporting Comprehensive Plan and updated
Transportation System amendments, form based codes, and design standards; and
Commission and City Council.
Background Studies
To inform the neighborhood planning process a number of studies were completed and previously
presented to the Planning Commission in support of this project including:
A Buildable Lands Inventory (approved November 15, 2011- ordinance #3055)
provided a basis for evaluation of the amount of available land within the City
Limits and Urban Growth Boundary.
A Housing Needs Analysis (approved September 3, 2013 - ordinance #3085),
summarized the types of housing that have been developed throughout the City in
the recent decades, as well as the projected needed housing based on income and
population demographics.
An Executive Summary of Existing Conditions to provide background information
for the Normal plan area including the results of a resident survey conducted in
June-July 2012.
An analysis of five components of the neighborhood design including infrastructure,
mobility, sustainability, open space and greenways, and housing and land use.
o Infrastructure Framework
o Sustainability Framework
o Mobility Framework
o Greenway and Open space Framework
o Housing and Land Use Framework
Page 5 of 6
The traffic engineering firm SCJ Alliance completed an Existing Traffic Conditions
technical memorandum (dated September 12, 2012) , and a Future Traffic Analysis
(dated November 19, 2013) to investigate current and future traffic conditions in the
Normal Neighborhood Plan study area.
The above noted studies are available and project page at
www.ashland.or.us/normalplan
PUBLIC MEETINGS AND OUTREACH
The neighborhood planning process has involved considerable public involvement including a resident
survey, two neighborhood meetings, three public open houses, two Planning Commission site visits,
individual stakeholder meetings with property owners and nearby residents, and numerous Planning
Commission, Transportation Commission, Housing Commission and City Council study sessions.
The design phase of the planning process was initiated in October 2012 with a three day public design
charrette, or workshop. The charrette allowed for the identification of issues and concerns,
development of goals and objectives for the master plan, and creation of a conceptual neighborhood
design. Following the October 2012 charrette, plan options were developed and presented at study
sessions and public open houses to obtain public input to assist the design team, city staff, and the
Planning Commission to further refine the plan concept. The final Normal Neighborhood Plan, and
draft implementing ordinances, were completed in February 2014 and presented to the Planning
th
Commission at a study session on February 25, 2014, and at the public hearing on March 11, 2014.
NEXT STEPS
The Planning Commission held a public hearing on March 11, 2014 and will continue their discussion
thth
on April 8 to forward a recommendation to the City Council. On May 6 the City Council is
scheduled to hold a public hearing on the Normal Neighborhood Plan. Should the Housing and
Human Services Commission wish to forward comments to the City Council for consideration it is
th
recommended that the Commission schedule their review and discussion for April 24, 2014.
ATTACHMENTS:
Normal Neighborhood Plan Framework Document (dated March 2014)
Normal Neighborhood Plan Maps (dated 3/11/14)
o Comprehensive Plan Map Amendment
o Street Network
o Pedestrian and Bicycle Network
o Green Streets
o Open Space Network
Normal Neighborhood District Draft Code Amendments (dated 3/11/14)
Letters:
To review recent comments left by the public on the Final Normal Neighborhood Plan on the
OpenCityHall forum please visit:
http://www.ashland.or.us/Page.asp?NavID=13461#peak_democracy
Page 6 of 6
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Normal Neighborhood Plan Framework
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Laurence Qamar
John McDonald
Joseph Readdy
Brian Vanneman
| Parametrix | Urbsworks | Qamar Architecture & Town Planning | Leland Consulting | Nevue Ngan
Brandon Goldman, Bill Molnar
Ben Ngan, Olena Turula, Jason Hirst
Marcy McInelly
Jason Franklin, Derek Chisholm, Anne
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| Parametrix | Urbsworks | Qamar Architecture & Town Planning | Leland Consulting | Nevue Ngan
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| Parametrix | Urbsworks | Qamar Architecture & Town Planning | Leland Consulting | Nevue Ngan
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30
Ashland
Middle
School
Walker
Elementary
School
Normal Neighborhood Plan 0200400800Feet
Land Use Designation Overlay Zones
NN-01
NN-03-C
\[
NN-02
Conservation Areas
3/11/2014
NN-03
Ashland
Middle
School
Shared Streets may be
alternatively developed
as alleys or multi-use paths.
Improved crossing will require
an application for an at grade
railroad crossing beapproved.
Walker
Elementary
School
Normal Neighborhood Plan 02004008001,200Feet
Street Network
Neighborhood Collector
Alley
Neighborhood Street
Multi-Use Path
\[
3/11/2014
Shared Street
Ashland
Middle
School
Walker
Elementary
School
02004008001,200Feet
Normal Neighborhood Plan
Comprehensive Plan Map Amendment
Normal Neighborhood Plan
\[
Conservation Area
3/11/2014
Ashland
Middle
School
Walker
Elementary
School
Normal Neighborhood Plan 02004008001,200Feet
Pedestrian and Bicycle Network
alley
shared street
streets with sidewalks
ââââââââââââââ
multi-use path
\[
avenue with sidewalks & bikelanes
ââââââââ
central bike path
3/11/2014
Ashland
Middle
School
Walker
Elementary
School
02004008001,200Feet
Normal Neighborhood Plan
Street Network - Green Streets
green streets
\[
conservation areas
3/11/14
Ashland
Middle
School
Walker
Elementary
School
02004008001,200Feet
Normal Neighborhood Plan
Open Space Network
natural area/open spacegreen streets
\[
ââââââââââââââ
pocket park
multi-use path
3/11/2014
Normal Neighborhood District
Draft
March 11, 2014
Chapter 18 Code Amendments
18-3.13.010 Purpose
18-3.13.020 Applicability
18-3.13.030 General Requirements
18-3.13.040 Use Regulations
18-3.13.050 Dimensional Regulations
18-3.13.060 Site Development and Design Standards
18-3.13.070 Conservation Area overlay
18-3.13.080 Review and Approval Procedure
18-3.13.010 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.
18-3.13.020 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.
18-3.13.030 General Regulations
A. Conformance with the Normal Neighborhood Plan. Land uses and development, including
construction of buildings, streets, multi-use paths, and conservation shall be located in accordance
with those shown on the Normal Neighborhood Plan maps adopted by Ordinance \[#number (date)\].
Page 1 of 10
B. Performance Standards Overlay. All applications involving the creation of three or more lots
shall be processed under chapter 18-3.8 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 18-3.13.050
iii. A change in the allowable base density, dwelling units per acre, in section 18-3.13.050.
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 eliminates or reduces an area designated as a
conservation or open space area.
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 1 8-3.13.050, but not
including height and residential density.
iii. A change in the Plan layout that changes the boundaries or location of a conservation
or open space area to correspond with a delineated wetland and water resource
protection zone provided there is no reduction in the contiguous area preserved.
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. In addition to complying with the standards of this section for
a major amendment shall demonstrate that:
a. The proposed amendment maintains the transportation connectivity established by the
Normal Neighborhood Plan;
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.
Page 2 of 10
e.The proposed amendmentis a necessaryto 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 amendment to the Normal Neighborhood
Development Plan is subject to an administrative decision under the Type I Procedure.
Minor amendments are subject to the Exception to the Site Design and Use Development
Standards of chapter 18-5.2.050(E).
18-3.13.040 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-01 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-02 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 and be separated from one another by side yards to provide privacy
and single family home-type scale and character. 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.
3. Plan NN-03 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 Avenue Neighborhood Plan.
4. Plan NN-03C zone. The use regulations and development standards are intended is to provide
housing opportunities for individual households through development of multi-dwelling housing with
the added allowance for neighborhood-serving commercial mixed- uses so that many of the activities
of daily living may be met within the Normal Neighborhood. The public streets within the vicinity of
the NN-03-C overlay are to provide sufficient on-street parking to accommodate ground floor
neighborhood business uses.
Page 3 of 10
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 where the primary use is a
single-family dwelling, 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 access.
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. 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. Pedestrian-Oriented Clustered Residential
Units are compact dwellings that are grouped around common open space and generally separated
from one another by side yards to provide privacy and single family home-type scale and character.
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..
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.
Page 4 of 10
Table 18-3.13.040 Land Use NN-01 NN-02 NN-03 NN-03-C
Descriptions Single family Multi-family Multi-family Multi-family
Residential low density High Density High Density
Residential Residential Residential
with
Commercial
Residential Uses
Single Dwelling Residential Unit
P P N N
(Single-Family Dwelling)
Accessory Residential Unit P P P P
Double Dwelling Residential Unit
N P P P
(Duplex Dwelling)
Cottage Housing 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 P P P
Retail Sales and Services, with each building limited to
N N N P
3,500 square feet of gross floor area
Professional and Medical Offices, with each building
N N N P
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 N P
to the permitted retail use.
Restaurants N N N P
Day Care Center N N N P
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
Openspace and Recreational Facilities P P P P
P = Permitted Use; CU = Conditional Use Permit Required; N = Not Allowed
1. Permitted Uses. 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.
Page 5 of 10
2.Conditional Uses.
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.
18-3.13.050 Dimensional Regulations
A. The lot and building dimensions shall conform to the standards in Table 1 8-3.13.050
below.
Table 18-3.13.050 Dimensional Standards NN-01 NN-02 NN-03
NN-03-C
Base density, dwelling units per acre 5 10 15
1
Minimum Lot Area, square feet
5,000 3500 3000
(applies to lots created by partitions only)
1
Minimum Lot Depth, feet
80 80 80
(applies to lots created by partitions only)
1
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
222
X X X
Minimum Front Yard to unenclosed front porch, feet
Currently under discussion as part of the ULUO update
to be consistent
6 6 6
Minimum Side Yard
33
0 0
Minimum Side Yard abutting a public street 10 10 10
Minimum Rear Yard 10 ft per Bldg Story, 5 feet per Half Story
Setback and yard requirements shall conform to the
Solar Access
Solar Access standards of chapter 18-4.10.
Maximum Building Height, feet / stories 35 / 2.5 35 / 2.5 35 / 2.5
Maximum Lot Coverage, percentage of lot 50% 65% 75%
Minimum Required Landscaping, percentage of lot 50% 35% 25%
See section 18-4.3.080 Vehicle Area Design
Parking
Requirements
Minimum Outdoor Recreation Space, percentage of lot na 8% 8%
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 width of a public easement whichever is greater.
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 18-3.13.050, except where granted a density bonus under chapter 18-3.8
Performance Standards Options and consistent with the following:
Page 6 of 10
1 General Density Provisions.
a. The density in NN-01, NN-02, NN-03 and NN-03-C zones shall 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 section18-5.7.050F.
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.
2. Residential Density Bonuses.
a. The maximum bonus permitted shall be 40 percent.
b. Cottage Housing. In the NN-01 zone, developments meeting the standards of section 18-2.3.090
Cottage Housing shall receive a density bonus of two cottage housing units for each single-
family home allowed by the base density of the district and is exempt from the 40 percent
maximum bonus.
18-3.13.060 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 shall 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. The design and construction of streets and public
improvements shall be in accordance with the Ashland Street Standards. A change in the design of a
street in a manner inconsistent with the Normal Neighborhood Plan requires a minor amendment in
accordance with section 18-3.13.030.B.
1. Conformance with Street Network Plan: New developments shall provide avenues,
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.
Page 7 of 10
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 shall 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 shall be developed 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 shall
conform to the standards set forth in section 18-4.3, and as follows:
a. Automobile access to development is intended to be primarily provided by alleys.
b. Curb cuts along a Neighborhood Collector or shared street shall 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 Neighborhood 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.
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.: Cottage housing developments are allowed within the Normal Neighborhood
subject to the applicable standards of chapter 18-2.3.090 Cottage Housing and as follows:
a. Cottage housing developments are allowed within the NN-01 zone subject to the applicable
provisions of the underlying zone and review through Chapter 18-3.8 Performance Standards
Option.
Page 8 of 10
i. In the NN-01 zones, two cottage house units developed consistent with the requirements of
chapter 18-2.3.090 shall be allowed in place of each single-family home allowed by the base
density of the district where a density bonus is approved under section 18-3.8.050.B.5.
.
3. Conservation of Natural Areas. Development plans shall preserve water quality, natural
hydrology and habitat, and preserve biodiversity through protection of streams and wetlands.
In addition to the requirements of 18-3.10 Water Resources, conserving natural water systems
shall be considered in the site design through the application of the following guidelines:
a.Designated stream and wetland protection areas shall be considered positive design
elements and incorporated in the overall design of a given project.
b.Native riparian plant materials shall 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. Natural water systems regulate water supply, provide biological
habitat, and provide recreational opportunities. Development shall reduce infrastructure costs
and adverse environmental effects of storm water run-off by managing run-off from building roofs,
driveways, parking areas, sidewalks and other hard surfaces through implementation of
appropriate storm water management practices as follows
a. When required by the City Engineer, the applicant shall 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 shall be site specific and
shall 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 peach flow shall be .25 CFS per acre.
c. Detention volume shall be sized for the 25 year, 24 hour peak flow and volume.
d. Development shall incorporate 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 of pervious or semi-pervious surfaces that allow water to infiltrate soil.
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.
Page 9 of 10
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 shall 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-O3-C zone shall have
parking primarily accommodated by the provision of on-street parking spaces, and
are not required to provide off-street parking or loading areas, except for residential
uses where one space shall be provided per residential unit.
18-3.13.65 Exception to the Site Development and Design Standards
An exception to the requirements Site Development and Design Standards shall follow the procedures and
approval criteria adopted under section 18-4-1.030, unless authorized under the procedures for a major
amendment to plan.
1 8-3.13.070 Conservation Area Overlay
All projects containing land identified as Conservation Areas on the Normal Neighborhood Plan Land Use
Zone Map shall 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
conservation purposes is proportional to the value bestowed upon the property through the change in
zoning designation and future annexation.
18.3.13.080. Review and Approval Procedure. All land use applications shall be reviewed and processed
in accordance with the applicable procedures of Part 18-5.
Page 10 of 10