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HomeMy WebLinkAbout2014-07-22 Planning PACKET Note: Anyone wishing to speak at any Planning Commission meeting is encouraged to do so. If you wish to speak, please rise and, after you have been recognized by the Chair, give your name and complete address for the record. You will then be allowed to speak. Please note that the public testimony may be limited by the Chair and normally is not allowed after the Public Hearing is closed. ASHLAND PLANNING COMMISSION SPECIAL MEETING JULY 22, 2014 AGENDA I. CALL TO ORDER: 7:00 PM, Civic Center Council Chambers, 1175 E. Main Street II. ANNOUNCEMENTS III. AD-HOC COMMITTEE UPDATES IV. PUBLIC FORUM V. LEGISLATIVE PUBLIC HEARING A. PLANNING ACTION: 2014-00529 DESCRIPTION: A request to modify Title 18 of the Ashland Municipal Code to combine the land use ordinance language and related development standards into one document with improved organization, wording, formatting, and graphics. Amendments are included to address outstanding items from the 2006 Land Use Ordinance Review by Siegel Planning Services LLC, recommendations from the planning application procedure and green development audits, inconsistencies, and ambiguous wording. The land use ordinance implement the community’s vision as expressed in the Ashland Comprehensive Plan and governs the development of property within the City limits. *Document is available online at www.ashland.or.us/unifiedcode VI. ADJOURNMENT In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the Community Development office at 541-488-5305 (TTY phone is 1-800-735-2900). Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title 1). ASHLAND PLANNING DIVISION STAFF REPORT July 22, 2014 PLANNING ACTION: 2013-01862 APPLICANT: City of Ashland STATEWIDE PLANNING GOALS: Goal 2 – Land Use Planning OREGON REVISED STATUTES (ORS): Chapter 197 - Comprehensive Land Use Planning Coordination REQUEST: To replace Title 18 Land Use of the Ashland Municipal Code with a revised land use ordinance that combines the existing land use ordinance, site design and use standards, and street design standards into one document with improved organization, wording, formatting, and graphics. In addition, amendments are proposed: to address recommendations of the 2006 Land Use Ordinance Review by Siegel Planning Services, the planning application procedure evaluation, and green development evaluations; to improve standards and procedures; to standardize chapters; and to address inconsistencies and clarify wording. I. Background The 2011-2012 City Council Goals included a goal to “Increase the clarity, responsiveness, and certainty of the development process. Develop a specific action plan to respond to the recommendation of the 2006 Zucker and Siegel reports.” The 2006 Land Use Ordinance Review by Siegel Planning Services recommended combining the land use ordinance and development standards into a unified code, and the project was identified as an action item to address the 2011-2012 Council Goal. In addition to creating a unified land use ordinance (ULUO), the project included an evaluation of the planning application procedures and green development measures. The Economic Development Strategy (adopted July 2011) identifies improving the land use development process as one of seven top priority actions. Specifically, the action says to “manage physical development process to ensure understandable requirements with timely and predictable results while safeguarding and improving the quality of the environment and the community.” In terms of green development measures, the 2011- 2012 City Council goals also included to “Adopt land use codes, building codes, green building standards, and fee structures that creates strong incentives for development that is energy, water, and land efficient and supports a multi-modal transportation system.” The Community Development Department applied for a Code Assistance grant from the Oregon Transportation and Growth Management (TGM) program to fund a land use code expert for the preparation of the planning application procedure and green development evaluations, review and assistance on the second draft, and preparation of new graphics. Planning Action PA #2013-01862 Ashland Planning Division – Staff Report Applicant: City of Ashland Page 1 of 10 The state awarded the grant in May 2012, but the work under the grant was delayed until October 2012 because of state funding freezes. The development of the ULUO involved a series of 38 meetings with the City Council, Planning Commission, advisory commissions, focus groups, and an open house. The project timeline is described below. Project Kick-Off and Draft 1 Development (May 2012 – August 2012) At the initiation of the project, the Planning Commission held study sessions to discuss the overall project approach and the recommendations of the 2006 Land Use Ordinance Review by Siegel Planning Services. In addition, staff presented the project approach to the advisory commissions (i.e., Conservation, Historic, Housing, Transportation, and Tree Commissions) for discussion and comment. The following project goal and objectives were identified during this initial phase. Goal : Present the information contained in the existing land use ordinance and design standards in one clear, consistent, adaptable, and user-friendly document. Objectives : Make the land use ordinance usable for a wide variety of code users o (e.g., applicants, neighbors, appointed officials, elected officials, staff). Make the code easy to navigate so all standards related to a subject are o in one location. Make the code clear with consistent standards, definitions, format, and o improved graphics. Make the code adaptable so the document is easy to amend in the o future and is a living document that adjusts with future changes. Improve timeliness and predictability of planning application process o by removing code inconsistencies. Consider streamlining planning application process to address City o Council goals and Economic Development Strategy priority action regarding timeliness, predictability, and potential impacts of development process to economic development projects. Consider facilitating increased use of green development measures by o removing barriers and adding provisions to address City Council goals. Draft 1 Review and Discussion (September 2012 – May 2013) The Planning Commission reviewed and discussed the first draft and the procedure and green development evaluations. Public Meetings and Draft 2 Development (June 2013 – September 2013) Planning Action PA #2013-01862 Ashland Planning Division – Staff Report Applicant: City of Ashland Page 2 of 10 An open house, focus group meetings, and advisory commission meetings were held to discuss the draft code and proposed amendments. An open house was held on June 20, 2013. In addition, focus group meetings of design and development professionals were held on June 10, 2013 and September 23, 2013. Updates were also given to the advisory commissions from August 2013 through October 2013. The meetings covered the code organization, amendment highlights, and the evaluations of the planning application procedures and green development measures. The open house was an informal drop-in setting where participants could have one-on-one discussions with staff members. The focus group meetings included a staff presentation and informal roundtable discussions. Three hundred postcards announcing the meetings and the project web site were mailed to design and development professionals, contractors, advisory commissions, and past planning applicants. The Open House was also announced in the Ashland Daily Tidings. The amendment table, the draft ULUO, the ordinance outline, and project information sheet were available at the public meetings and prior to the public meetings on the project web site. The project web site www.ashland.or.us/unifiedcode also includes the schedule of public meetings and links to the meeting materials. Staff received positive feedback at the public meetings on the consolidation of the development standards, the code organization, and use of tables. Currently, there are several documents that comprise the land use standards including the land use ordinance, site design and use standards, and street standards. While this may not seem like a significant issue, a consistently raised frustration by applicants, neighbors, and design and development professionals is not having all of the standards that apply to a planning application located in one document that apply to a planning application. The focus group of design and development professionals supported the consolidation, organization, formatting, and use of tables in the ULUO. There was positive feedback on many of the proposed amendments including the increase in building height and exemption from the solar setback in the commercial zones (C-1 and C-1-D) in order to encourage multi-story construction, revising the required distance between buildings in the multi-family zones, and changing the ARU approval from a conditional use permit to the site design review process. The group supported the amendments to the planning application procedure, and was especially vocal about the benefit of extending the planning approval and extension timelines. The participants said there are numerous variables affecting the timeline of a development from planning approval to construction including but not limited to sales agreements and property acquisition, easement negotiation, securing financing and preparation of surveys, civil engineering, and building plans. Several additional issues were identified by individuals at the open house Planning Action PA #2013-01862 Ashland Planning Division – Staff Report Applicant: City of Ashland Page 3 of 10 meeting. There were several amendment suggestions including allowing reduced rear yards setbacks adjacent to alleys to reflect the development pattern of the historic districts and allowing smaller residential lots of approximately 3,000 square feet in size. Other comments were specific to the current code and draft ULUO. One suggestion was to allowing a combination design strategies for surface parking areas on larger sites. Another recommendation was to include the employment zone (E-1) in the proposed amendment to allow building height to increase in the commercial zone (C-1). Following the public meetings, the Planning Commission reviewed and discussed the feedback from the focus group and open house. Draft 2 Review and Discussion (October 2013 – April 2014) The second draft of the ULUO was prepared incorporating comments and discussion from public meetings. The Planning Commission reviewed the second draft from October 2013 through March 2014. Preparation of Adoption-Ready Draft (May 2014 – July 2013) Staff prepared the draft and related materials for the public hearing process. Approximately three hundred postcards announcing the Planning Commission public hearing were mailed to the same group of individuals involved in the open house and focus group meetings including design and development professionals, contractors, advisory commissions, and past planning applicants. The public hearing was also noticed in the Ashland Daily Tidings and Mail Tribune. The project web site www.ashland.or.us/unifiedcode includes the adoption-ready draft, amendment table, and the Planning Commission meeting packet materials. The original timeline identified an 18-month time period to prepare a draft ULUO for the adoption process. However, the Planning Commission’s review of the ULUO overlapped with the Transportation System Plan (TSP) and the Normal Neighborhood Plan meetings. The TSP process was delayed and involved extra meetings each month for the Planning Commission in 2012. As a result, the ULUO timeline was staggered with the TSP and Normal Neighborhood Plan activities. In addition, the work funded by a state grant was delayed several months because of state funding freezes. II. Proposal A. Description The item before the Planning Commission is to replace the land use ordinance with a unified land use ordinance that combines the existing land use ordinance, site design and use standards, and street design standards into one document with improved organization, wording, formatting, and graphics. In addition, amendments are proposed: to address recommendations of the 2006 Land Use Ordinance Review by Siegel Planning Services, the planning application procedure evaluation, and green development evaluations; to improve standards and procedures; to standardize chapters; and to address inconsistencies and clarify wording. Planning Action PA #2013-01862 Ashland Planning Division – Staff Report Applicant: City of Ashland Page 4 of 10 The land use ordinance implements the community’s vision as expressed in the Ashland Comprehensive Plan and governs the development of property within the City limits.The land use ordinance has been incrementally amended numerous times since it was originally adopted in 1964. Each update was prepared and adopted independently, and there are several documents that comprise the land use regulations (i.e., Land Use Ordinance, Site Design and Use Standards, Ashland Street Standards). The ULUO is organized and formatted so the document is easy to understand and navigate by the wide variety of people that use the code. The ULUO provides an approachable code framework by dividing the document into six sections of related chapters. The six parts of the ULUO are: 1) Introduction and General Provisions, 2) Zoning Regulations, 3) Special Districts and Overlay Zones, 4) Site Development and Design Standards, 5) Application Review Procedures and Approval Criteria, and 6) Definitions. Tables are used throughout the document to consolidate information for convenient reference. For example, the current code has eight separate chapters covering each of the base zones. The permitted uses and dimensional regulations (e.g., lot coverage, building height, required yard areas) are repeated in each chapter. In contrast, the ULUO covers the same information in Part 2 Zoning Regulations, but consolidates the allowed uses and dimensional standards into tables. Users can quickly find information such as the zones where offices are allowed or the required front yard in residential zones. The organization and format of the ULUO are based on the State’s Model Development Code for Small Cities, Third Edition, October 2012. The Model Development Code is produced by the TGM program, and has won state and national recognition for the format, graphically based standards, and smart development standards. B. Proposed Amendments A variety of amendments to the land use ordinance and development and design standards were identified in working through the project. A table summarizing the proposed ordinance amendments is included in the July 22, 2014 Planning Commission meeting packet. The table is divided into six sections – substantive amendments, development and design standards, procedures, new language for standardization, housekeeping, and new graphics. All of the amendments in the table were noted in the first and second drafts of the ULUO that the Planning Commission reviewed and discussed in meetings from September 2012 thru March 2014. There are no new amendments included in the latest, adoption-ready draft. The table is longer than the previous version because new and amended definitions were added. Again, the new and amended definitions were noted in the previous drafts that the Planning Commission reviewed and discussed. There are no new Planning Action PA #2013-01862 Ashland Planning Division – Staff Report Applicant: City of Ashland Page 5 of 10 changes to the definitions. Section 1 in the table of proposed amendments describes substantive amendments or those amendments that could be considered or perceived as significant policy changes. Most of the substantive amendments are from three sources – the 2006 Land Use Ordinance Review by Siegel Planning Services, the green development evaluation, and the procedures evaluation. Staff added a fourth “other” category under the substantive amendments. These issues are related to the other substantive amendments or were issues involved in past appeals. Sections 2 and 3 in the table of proposed amendments include other less significant amendments to the development and design standards and procedural requirements. Section 4 describes the new language added to the code which is largely comprised of purpose and applicability sections for newly combined chapters or for chapters that previously didn’t specify the purpose or applicability. Section 4 also includes new definitions for words that are used in the land use ordinance, but were previously not defined. Section 5 includes housekeeping amendments to correct inconsistencies and delete language that is no longer applicable. The substantive amendments in section 1 are summarized below. The Planning Commission reviewed and discussed the green development and procedures evaluations at the April 23, 2013 and May 14, 2013 meetings. The evaluations are also summarized below. 1. 2006 Land Use Ordinance Review The 2006 Land Use Ordinance Review by Siegel Planning Services recommends addressing a list of policy issues. The Planning Commission recommended 12 amendments from this list, and these code changes are identified as per the 2006 Land Use Ordinance review in the comment column of the table of proposed amendments. Some highlights of those proposed amendments follow (see table of amendments for complete list). Use the less discretionary site design review process, rather than the accessory residential units (ARU’s) conditional use permit process, for . distance between buildings Revise the required in multi-family zones to provide more flexibility for cottage housing in multi-family zones and for consistency with single-family zones. building height Allow in the commercial zones (C-1 and C-1-D) to increase from 40 feet to 55 feet when the building is more than 100 feet from a residential zone. solar setback requirements Exempt the commercial zone (C-1) from the , except for buildings within 100 feet of a residential zone. The downtown zone (C-1-D) is currently exempt from the solar setback requirements. In the commercial and employment zones (C-1, C-1-D, E-1), require five side and rear yards feet per story for when abutting a residential zone rather than ten feet per story as currently written. Planning Action PA #2013-01862 Ashland Planning Division – Staff Report Applicant: City of Ashland Page 6 of 10 Maximum lot coverage exemption in residential zones of 200 square feet or five percent of lot coverage if developed in a porous solid surface that allows storm water infiltration. The exemption does not apply to driveways and parking areas. conditional use permit approval criteria Reviseto allow the impact of a proposal to be evaluated in terms of the cumulative effect of the proposed conditional use with other conditional uses in the vicinity of the site. Cumulative effect is measured by evaluating the concentration of conditional uses within 500 feet of the subject site. 2. Green Development Evaluation The green development evaluation found that the current code addresses most aspects of green development. The evaluation compares the US Green Building Council’s Leadership through Energy and Environmental Design Neighborhood Development (LEED-ND) rating system with the City’s current ordinance requirements. The LEED-ND framework is used as a tool for the assessment of the current ordinance requirements because it comprehensively addresses green development at the regional, city, site, infrastructure, and building level. After reviewing and discussing the evaluation, the Planning Commission recommended the following amendments to further address green development measures. cottage housing Allow in the single-family zones. Cottage housing is a type of development consisting of a group of small homes clustered around a common area. Solar orientation standards requiring new residential lots to be oriented so that lots, buildings, and roofs have the long sides facing south to allow the use of passive and active solar strategies where the site and location permit. 3. Planning Application Process Evaluation The planning application process evaluation involved reviewing the current code for improvements to the timeliness and predictability of the land use procedures, and determining if the City’s procedures meet the statutory requirements. The evaluation concludes that the City has completed most of the action items focused on improving the planning application procedures from the 2006 Land Use Ordinance Review by Siegel Planning Services, and determined the City’s land use procedures meet or exceed the statutory requirements. For example, state law requires local jurisdictions to make a decision on quasi-judicial applications within 120 days of the application being deemed complete (ORS 227.178). In contrast, the City’s current ordinance requirement for Type I applications is a decision within 45 days of receipt of a Planning Action PA #2013-01862 Ashland Planning Division – Staff Report Applicant: City of Ashland Page 7 of 10 complete application. Type I decisions are made by the Staff Advisor, following public notice and a public comment period with an opportunity to appeal to the Planning Commission. While the Type II applications which involve a public hearing at the Planning Commission are the larger, more visible and sometimes more controversial projects such as a new building in the downtown or residential subdivisions, Type I applications represent the majority of land use applications processed. Examples of Type I applications are accessory residential units, land divisions involving three lots or less, and commercial and light industrial buildings outside of the downtown sized 10,000 square feet and less. After reviewing and discussing the evaluation, the Planning Commission recommended the following amendments to the planning application procedures. Use the administrative decision procedure (Type I) for basic site design review of buildings 15,000 square feet or less, or additions less than 50% of the existing building. The current size cap for a Type I procedure basic site design review is buildings 10,000 square feet or less or additions less than 20% of the existing building. Some of the areas that are subject only to the basic site review process include Hersey, Washington/Jefferson, the airport, and Benson Way. effective date of Type II decisio Reducen from 13 days to 10 days to match statutory requirements. planning approval time period Increase from 12 to 18 months. extension of a planning approval Increase the time period for an from 18 to 24 months. 4. Other Substantive Amendments The following amendments are related to the substantive amendments previously mentioned or were issues in past appeals. The changes come from a variety of sources –some were recommended by the focus groups and staff. Add the downtown zone (C-1-D) to the list of commercial and vision employment zones (C-1, E-1, and CM) exempted from the clearance area requirements . Allow parapets to be erected up to three feet above the maximum building height in the commercial and employment zones (C-1, C-1-D, E-1, and M-1). building separation requirement for large scale Change development to apply to buildings located on the same parcel. Current standard requires buildings not connected by a common wall to be separated by a distance equal to the height of the tallest building and up to 60 feet. Exempt fourth floor of buildings in large scale development for plaza/public space requirement . A proposed amendment is to allow Planning Action PA #2013-01862 Ashland Planning Division – Staff Report Applicant: City of Ashland Page 8 of 10 buildings in the commercial zones (C-1 and C-1-D) to have a fourth story if at least 100 feet from residential zones. Variance approval criteria Revise to provide more specificity in that the unique or unusual circumstance is a physical characteristic of the site, the need for the variance is not self-imposed by the property owner, and the variance is the minimum necessary to address the unique or unusual physical characteristic. definition of hotel/motel Reviseto reflect contemporary transient accommodations based on the state model code. The current definitions of hotel and motel were interpreted by the City Council to prohibit mixed-use buildings (e.g., downtown) from obtaining a conditional use permit to use individual residential units as hotel or motel units. III. Procedure A. Legislative Amendment The adoption of the ULUO is a legislative amendment. Chapter 18.108 allows for legislative amendments “in order to conform with the comprehensive plan or to meet other changes in circumstances or conditions.” The Planning Commission is required to hold a public hearing and make a recommendation to the City Council. The City Council is also required to hold a public hearing and makes the final decision. Oregon Statewide Planning Goal 2 – Land Use Planning, as well as Chapter 197 of the Oregon Revised Statues, require a land use planning process and policy framework as a basis for all decision and actions related to use of land. Specifically, plans and implementation measures such as ordinances controlling the use and construction are permitted as measures for carrying out Comprehensive Plans. B. Applicable City of Ashland Land Use Ordinance Sections SECTION 18.08.345. Legislative amendment. An amendment to the text of the land use ordinance or the comprehensive plan or an amendment of the zoning map, comprehensive plan maps or other official maps including the street dedication map described in section 18.82.050, for land involving numerous parcels under diverse ownerships. 18.108.170 Legislative Amendments A. It may be necessary from time to time to amend the text of the Land Use Ordinance or make other legislative amendments in order to conform with the comprehensive plan or to meet other changes in circumstances and conditions. A legislative amendment is a legislative act solely within the authority of the Council. B. A legislative amendment may be initiated by the Council, by the Commission, or by application of a property owner or resident of the City. The Commission shall conduct a public hearing on the proposed amendment at its earliest practicable meeting after it is submitted, and within thirty days after the Planning Action PA #2013-01862 Ashland Planning Division – Staff Report Applicant: City of Ashland Page 9 of 10 hearing, recommend to the Council, approval, disapproval, or modification of the proposed amendment. C. An application for amendment by a property owner or resident shall be filed with the Planning Department thirty days prior to the Commission meeting at which the proposal is to be first considered. The application shall be accompanied by the required fee. D. Before taking final action on a proposed amendment, the Commission shall hold a public hearing. After receipt of the report on the amendment from the Commission, the Council shall hold a public hearing on the amendment. Notice of time and place of the public hearings and a brief description of the proposed amendment shall be given notice in a newspaper of general circulation in the City not less than ten days prior to the date of hearing. E. No application of a property owner or resident for a legislative amendment shall be considered by the Commission within the twelve month period immediately following a previous denial of such request, except the Commission may permit a new application if, in the opinion of the Commission, new evidence or a change of circumstances warrant it. IV. Conclusions and Recommendations The land use ordinance is an important document because it implements the community’s vision as expressed in the Ashland Comprehensive Plan and governs the development of property within the City limits. The development and design standards are used every day by a wide range of people for items ranging from ministerial permits for fences and home occupations to more complex projects such as residential subdivisions and multi-story commercial buildings in the downtown. Applicants, property owners, neighbors, contractors, design professionals, staff, advisory commissions, the Planning Commission, and the City Council all use the land use ordinance. Staff recommends the Planning Commission focus on Section 1: Substantive Amendments in the table of proposed amendments because these amendments could be considered or perceived as significant policy changes. Most of the substantive amendments are from three sources – the 2006 Land Use Ordinance Review by Siegel Planning Services, the green development evaluation, and the procedures evaluation. Staff added a fourth “other” category under the substantive amendments. These issues are related to the other substantive amendments or were issues involved in past appeals. Staff believes the Planning Commission has conducted a careful and thoughtful review of the ULUO and the proposed amendments to the code. Feedback to date from the public meetings and design and development professionals has been largely positive. Staff recommends the Planning Commission forward the ULUO and the proposed amendments to the City Council for adoption. Planning Action PA #2013-01862 Ashland Planning Division – Staff Report Applicant: City of Ashland Page 10 of 10 Memo DATE: July 22, 2014 TO: Ashland Planning Commission FROM: Bill Molnar, Community Development Director RE: Amendment to Basic Site Review Standards SUMMARY Staff recommends considering a revision to the basic site review standards for non-residential development that requires a building or buildings to occupy the majority of the street frontage. BACKGROUND Attached are the basic site review standards with staff’s suggested amendments. There are two amendments. First, the existing standard would be amended to allow parking areas on one side of the building rather than both sides of the building (18-4.2.040.B.1.a). Second, a new standard is suggested requiring the building façade to occupy the majority of a project’s street frontage, and thereby avoiding gaps between buildings occupied by parking areas and associated access and maneuvering areas (18- 4.2.040.B.1.b). In preparing the ULUO, staff realized the existing basic site review standards are inconsistent with the Basic Site Review Conceptual Site Plan and Detail Site Review Site Plan (see Figures 18-4.2.040.B.1 and 18-4.2.040.C.1). The conceptual plans depict buildings, rather than parking areas and related vehicle maneuvering areas, taking up most of the street frontage of the lot. The Pedestrian Places overlay and concept plans also emphasizes this design approach. The purpose and intent of the site review standards (18.72.010 in existing code, 18-4.2.010 in ULUO) includes language that speaks to regulating in a manner “to ensure that high quality development is maintained throughout the City” and “to enhance the environment for walking, cycling, and mass transit use.” Locating buildings along the street, rather than large open expanses of parking is important in creating a comfortable and lively pedestrian environment. Good examples of this are A Street and the downtown where the buildings create an interesting and engaging “street wall” and the concentration and mix of uses makes walking comfortable and attractive. The Ashland Boulevard Corridor standards discuss changing the “typical strip development” on Ashland Street to development that reflects Ashland’s community image by “encouraging pedestrian amenities and urban design strategies.” The standards discuss the importance of Ashland Street as one of the main entrances into the community. Page2 of 2 In looking forward into the next 20 years, the developable and re-developable commercial sites are located in the southeast area of the city, primarily along Ashland Street and Siskiyou Boulevard. Staff is concerned that without an adjustment to the site review standards, future commercial development is likely to develop with sizable gaps between buildings. The resulting development will then continue to have a more suburban, auto-oriented character rather than moving towards the more peopled environment articulated by the site review standards, Pedestrian Place overlay, and Ashland Boulevard Corridor standards. ATTACHMENTS 1. Possible Amendments to the Basic Site Review Standards DEPT. OF COMMUNITY DEVELOPMENT Tel: 541-488-5305 20 E. Main Street Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 www.ashland.or.us 18-4.2 – Building Placement, Orientation, and Design Figure 18-4.2.030 Multi-Family Conceptual Site Design 18-4.2.040 Non-Residential Development A. Purpose and Intent. Commercial and employment developments should have a positive impact upon the streetscape. For example, buildings made of unadorned concrete block or painted with bright primary colors used to attract attention can create an undesirable effect upon the streetscape. Landscaping and site design for commercial and employment zones is somewhat different from that required for residential zones. The requirement for outdoor spaces is much less. The primary function is to improve the project’s appearance, enhance the City’s streetscape, lessen the visual and climatic impact of parking areas, and to screen adjacent residential uses from the adverse impacts which commercial uses may cause. One area in which Ashland’s commercial differs from that seen in many other cities is the relationship between the street, buildings, parking areas, and landscaping. The most common form City of Ashland 4-9 Land Use Ordinance 18-4.2 – Building Placement, Orientation, and Design of modern commercial development is the placement of a small buffer of landscaping between the street and the parking area, with the building behind the parking area at the rear of the parcel with loading areas behind the building. This may be desirable for the commercial use because it gives the appearance of ample parking for customers. However, the effect on the streetscape is less than desirable because the result is a vast hot, open, parking area which is not only unsightly but results in a development form which the City discourages. The alternative desired in Ashland is to design the site so that it makes a positive contribution to the streetscape and enhances pedestrian and bicycle traffic. The following development standards apply to commercial, industrial, non-residential and mixed-use development. The application of the standards depends on what area of the City the property is located. Generally speaking, areas that are visible from highly traveled arterial streets and that are in the Historic District are held to a higher development standard than projects that are in manufacturing and industrial area. B. Basic Site Review Standards. Except as otherwise required by an overlay zone or plan district, the following requirements apply to commercial, industrial, non-residential and mixed-use development pursuant to section 18-5.2.020. See conceptual site plan of basic site review development in Figure 18-4.2.040.B. 1. Orientation and Scale. a. Buildings shall have their primary orientation toward the street and not a parking area. Automobile circulation or off-street parking is not allowed between the building and the street. Parking areas shall be located behind buildings, or on to oneor both sides side. See Figure 18-4.2.040.B.1. b. A building façade or multiple building facades shall occupy a large majority of a project’s street frontage a illustrated in Figure 18-4.2.040.B, and avoid site design that incorporates extensive gaps between building frontages created through a combination of driveway aprons, parking areas, or vehicle aisles. This can be addressed by, but not limited to, positioning the wider side of the building rather than the narrow side of the building toward the street. In the case of a corner lot, this standard applies to both street frontages. Spaces between buildings shall consist of landscaping and hard durable surface materials to highlight pedestrian areas. bc. Building entrances shall be oriented toward the street and shall be accessed from a public sidewalk. The entrance shall be designed to be clearly visible, functional, and shall be open to the public during all business hours. See Figure 18-4.2.040.B.1. cd. Building entrances shall be located within 20 feet of the public right of way to which they are required to be oriented. Exceptions may be granted for topographic constraints, lot configuration, designs where a greater setback results in an improved access or for sites with multiple buildings, such as shopping centers, where other buildings meet this standard. e. Where a building is located on a corner lot, its entrance shall be oriented toward the higher d order street or to the lot corner at the intersection of the streets. The building shall be located as close to the intersection corner as practicable. f. Public sidewalks shall be provided adjacent to a public street along the street frontage. e fg. The standards in a-d, above, may be waived if the building is not accessed by pedestrians, City of Ashland 4-10 Land Use Ordinance 18-4.2 – Building Placement, Orientation, and Design such as warehouses and industrial buildings without attached offices, and automotive service stations. Figure 18-4.2.040.B.1 Building Orientation 2. Streetscape. One street tree chosen from the street tree list shall be placed for each 30 feet of frontage for that portion of the development fronting the street pursuant to subsection 18- 4.4.030.E. 3. Landscaping. a. Landscape areas at least ten feet in width shall buffer buildings adjacent to streets, except the buffer is not required in the Detail Site Review, Historic District, and Pedestrian Place overlays. b. Landscaping and recycle/refuse disposal areas shall be provided pursuant to chapter 18- 4.4. 4. Designated Creek Protection. Where a project is proposed adjacent to a designated creek protection area, the project shall incorporate the creek into the design while maintaining required setbacks and buffering, and complying water quality protection standards. The developer shall plant native riparian plants in and adjacent to the creek protection zone. Artificial lighting shall meet the requirements of section 18-4.4.050. 5. Noise and Glare. City of Ashland 4-11 Land Use Ordinance 18-4.2 – Building Placement, Orientation, and Design Compliance with AMC 9.08.170.c and AMC 9.08.175 related to noise is required. 6. Expansion of Existing Sites and Buildings. For sites that do not conform to the standards of section 18-4.2.040 (i.e., nonconforming developments), an equal percentage of the site must be made to comply with the standards of this section as the percentage of building expansion. For example, if a building area is expanded by 25 percent, then 25 percent of the site must be brought up to the standards required by this document. Figure 18-4.2.040.B Basic Site Review Conceptual Site Plan C. Detailed Site Review Standards. Development that is within the Detail Site Review overlay shall, in addition to the complying with the standards for Basic Site Review in 18-4.2.040.B, above, conform to the following standards. See conceptual site plan of detail site review development in Figure 18-4.2.040.C.1 and maps of the Detail Site Review overlay in Figures 18-4.2.040.C.2-5. City of Ashland 4-12 Land Use Ordinance 18-4.2 – Building Placement, Orientation, and Design 1. Orientation and Scale. a. Developments shall have a minimum Floor Area Ratio (FAR) of 0.50. Where a site is one- half an acre or greater in size, the FAR requirement may be met through a phased development plan or a shadow plan that demonstrates how development may be intensified over time to meet the minimum FAR. See shadow plan example in Figure 18-4.2.040.C.1.a. Plazas and pedestrian areas shall count as floor area for the purposes of meeting the minimum FAR. Figure 18-4.2.040.C.1.a Shadow Plan b. Building frontages greater than 100 feet in length shall have offsets, jogs, or have other distinctive changes in the building façade. c. Any wall that is within 30 feet of the street, plaza, or other public open space shall contain at least 20 percent of the wall area facing the street in display areas, windows, or doorways. Windows must allow view into working areas, lobbies, pedestrian entrances, or displays areas. Blank walls within 30 feet of the street are prohibited. Up to 40 percent of the length of the building perimeter can be exempted for this standard if oriented toward loading or service areas. City of Ashland 4-13 Land Use Ordinance 18-4.2 – Building Placement, Orientation, and Design d. Buildings shall incorporate lighting and changes in mass, surface or finish to give emphasis to entrances. e. Infill or buildings, adjacent to public sidewalks, in existing parking lots is encouraged and desirable. f. Buildings shall incorporate arcades, roofs, alcoves, porticoes, and awnings that protect pedestrians from the rain and sun. 2. Streetscape. a. Hardscape (paving material) shall be utilized to designate “people” areas. Sample materials could be unit masonry, scored and colored concrete, grasscrete, or combinations of the above. b. A building shall be setback not more than five feet from a public sidewalk unless the area is used for pedestrian activities such as plazas or outside eating areas, or for a required public utility easement. This standard shall apply to both street frontages on corner lots. If more than one structure is proposed for a site, at least 65 percent of the aggregate building frontage shall be within five feet of the sidewalk. 3. Buffering and Screening. a. Landscape buffers and screening shall be located between incompatible uses on an adjacent lot. Those buffers can consist or either plant material or building materials and must be compatible with proposed buildings. b. Parking lots shall be buffered from the main street, cross streets, and screened from residentially zoned land. 4. Building Materials. a. Buildings shall include changes in relief such as cornices, bases, fenestration, and fluted masonry, for at least 15 percent of the exterior wall area. b. Bright or neon paint colors used extensively to attract attention to the building or use are prohibited. Buildings may not incorporate glass as a majority of the building skin. City of Ashland 4-14 Land Use Ordinance 18-4.2 – Building Placement, Orientation, and Design Figure 18-4.2-040.C.1 Detail Site Review Conceptual Site Plan City of Ashland 4-15 Land Use Ordinance Memo DATE: July 22, 2014 TO: Ashland Planning Commission FROM: Maria Harris, Planning Manager RE: Unified Land Use Ordinance (ULUO) Public Hearing Materials SUMMARY The ULUO is scheduled for a public hearing at the Planning Commission on July 22, 2014. The ULUO was distributed at the July 8 meeting. Attached is a table summarizing the proposed ordinance amendments included in the ULUO. A staff report covering the project background and legislative procedure will be distributed later this week. BACKGROUND The ULUO Amendment Matrix is divided into six sections – substantive amendments, development and design standards, procedures, new language for standardization, housekeeping, and new graphics. Staff recommends focusing on Section 1: Substantive Amendments in the ULUO Amendment Matrix. The amendments in this section could be perceived as significant policy changes. Most of the substantive amendments are from three sources – the 2006 Land Use Ordinance Review by Siegel Planning Services, LLC, the green development evaluation, and the procedures evaluation. Staff added a fourth “other” category under the substantive amendments. These issues are related to the other substantive amendments identified in the ordinance review or evaluations, or were issues involved in past appeals. All of the amendments in the matrix were noted (i.e., comment boxes and highlighting) in the previous drafts of the ULUO that the Planning Commission reviewed and discussed in meetings from September 2012 thru July 2014. The ULUO drafts as well as the meeting materials are available on the project web pagewww.ashland.or.us/unifiedcode . The ULUO Amendment Matrix is longer than the previous version of the table because the new and amended definitions were added. Again, the new and amended definitions were noted in the ULUO drafts that the Planning Commission reviewed and discussed in previous meetings. There are no new changes to the definitions. ATTACHMENTS 1. ULUO Amendment Matrix PAGE # Section 5 Housekeeping Amendments 101 Section 6 New Graphics 128 Section 2 Development and Design Standards 15 Section 3 Procedures 45 Section 4 New Language for Standardization 61 Section 1 Substantive Amendments 1 Land Use Ordinance Amendments TABLE OF CONTENTS TITLE SECTION model code suggests 12 to Amendments 7/22/141 discussion of policy issues discussion of policy issues Review. Also, change has Amendment per Planning required for an accessory Amendment per Planning residential unit in the R-1 Ordinance Review. State review and discussion of policy issues in the 2006 Commissions as an infill from the 2006 Land Use A conditional use permit Commission review and Commission review and zones. Amendment per and affordable housing been discussed by the Planning and Housing in the 2006 Land Use Planning commission Land Use Ordinance Code Reference Existing Standard Proposed Amendment Comment would no longer be Ordinance Review. 18 months. Ordinance strategy. Use in single-family residential and including 50% 12 ining square multi-family residential zones If there are multiple buildings allowed, unless a conditional A nonconforming use that is site design review parking, landscaping and Land discontinued for more than residential abandoned and no longer not more than accessory uses such a (RR, R-1, R-2, and R-3). use permit is approved. shall be is considered of the total lot area, uses. The rema public space, designated for on a site, Requires months SECTION 1: SUBSTANTIVE AMENDMENTS being developed, at least 50% designated for non-residential If there are multiple buildings allowed, unless a conditional A nonconforming use that is single-family residential 6 of the total lot area shall be discontinued for more than site design in multi-family abandoned and no longer conditionalzones (R-2 and R-3). residential (RR) and use permit is approved. in rural is considered (R-1) zones. permitted uses. use permit RequiresRequires review LLC months ERVICES S LANNING Table 18-2.2.030 Table 18-2.6.030 18-3.13.010.C.1 18.24.040.A.1.a 18.28.040.A.1.a P IEGEL 18-1.4.020.C 18-1.4.020.C 18.20.030.H 18.32.025.D 18.56.050.A 18.16.030.J 18-2.3.040 18-2.3.130 Existing: Existing: Existing: Unified: Unified: Unified: S EVIEW BY Residential uses in commercial R and employment zones (C-1, developments with more than RDINANCE one building on the same site Accessory residential units Code Amendment Category nonconforming use C-1-D, and E-1) in Discontinuation of O SE U AND (ARU’s) L 2006 separate buildings, such as distance between buildings Amendments 7/22/142 discussion of policy issues Amendment per Planning placement in the R-2 and Commission review and R-3 zones. The existing zones, as well as more in the 2006 Land Use Amendment provides setback is a potential consistency between barrier (i.e., variance developments using Code Reference Existing Standard Proposed Amendment Comment flexibility in building cottage housing. application) to Ordinance Use footage in single or multiple height is measured at the two closest exterior walls required separation is 12 minimum lot size for a corner buildings equals half the building, where building and 50 feet Land In the R-2 and R-3 zones: governed by Building Minimum separation minimum separation height of the tallest Accessory building 5,000 square feet and the maximum between principal In the R-1-5 zone, the designated for non-minimum lot width is buildings shall be residential uses. Code. feet. SECTION 1: SUBSTANTIVE AMENDMENTS lot is 10 feet required between 20 feet required between setbacks, except lots created minimum lot size for a corner In the single-family zones (R- limited to standard side yard . and 50% of the sum of both as part of subdivision under 60 feet the performance standards In the R-2 and R-3 zones: principal building and separation requirement is whichever is greater, 1, RR, and WR), building accessed by shared buildings or 12 feet, option (18-3.9) require a accessory building. principal buildings. 6,000 square feet principal buildings required between In the R-1-5 zone, the minimum lot width is building separation. court. lot is Table 18-2.5.030.A Table 18-2.5.030.A 18.22.040.E 18.24.040.E 18.28.040.E 18.88.070 Existing: Existing: Unified: Building separation Unified: Minimum lot size for corner lots Code Amendment in the R-1-5 zone (single- Category family) setback to unenclosed front Amendments 7/22/143 discussion of policy issues discussion of policy issues discussion of policy issues suggested by focus group Amendment per Planning Amendment per Planning Amendment per Planning and directed by Planning changed for consistency 8 feet would be required Commission review and Commission review and Commission review and driveways and parking in the 2006 Land Use in the 2006 Land Use in the 2006 Land Use process in all zones - Language excluding Code Reference Existing Standard Proposed Amendment Comment between the zones. Ordinance Review. Ordinance Review. Ordinance Review. Ordinance Review. Commission. Ordinance Use greater, developed in a porous solid surface that allows storm in R-2 and R-3 zones outside In C-1, C-1-D, and E-1 zones, property line in R-1 zone, and is 18.20.040.A (i.e., same size requirements 200 square feet or 5% of lot surface exemption does not yards abutting a residential unenclosed porch and front the Historic District overlay. Land maximum; the porous solid water infiltration is exempt a 5 feet per story setback required for side and rear or width of existing whichever is greater, is coverage, whichever is apply to driveways and public utility easement from the lot coverage required between an as for interior lots). parking areas. SECTION 1: SUBSTANTIVE AMENDMENTS 8 feet zone from residential zones are 10 feet per story for rear is normal water infiltration to the zones, required setbacks coverage includes everything R-2 and R-3 zones percentage of a site that can No exemptions in place - lot 10 feet unenclosed porch and unenclosed porch and yards and 10 feet for driveways, and other solid is be covered, which ranges surfaces that do not allow In the C-1 and C-1-D except landscaping (e.g., ground). Single and multi- required between an required between an buildings, parking areas, outside the Historic family residential zones In R-1 zone, 8 feet front property line. front property line. District overlay, include a maximum from 7% to 75%. side yards. In the Table 18-2.5.030.C Table 18-2.5.030.A Table 18-2.5.030.B Table 18-2.5.30.A Table 18-2.6.030 18.20.040.D 18.24.040.D 18.28.040.D 18.08.160 18.32.040 18.40.050 Existing: Existing: Existing: Unified: Unified: Unified: from lot coverage for residential employment zones (C-1, C-1- Front porch setback in single- Porous pavement exemption Setbacks in commercial and family zone (R-1) and multi-family zones (R-2 and R-3) Code Amendment D, and E-1) from abutting Category residential zones zones Increases density bonus for affordable housing from an Amendments equivalent percentage to a 7/22/144 discussion of policy issues discussion of policy issues Also provides consistency Amendment per Planning Amendment per Planning Commission review and Commission review and in the 2006 Land Use in the 2006 Land Use Code Reference Existing Standard Proposed Amendment Comment Ordinance Review. Ordinance Review. 2:1 bonus. Ordinance Use buildings are within 100 feet of residential zone, buildings Maximum building height is 40 permitted as a conditional greater than 40 feet and located within 100 feet of In the C-1-D zone where less than 55 feet may be zone, buildings can be greater than 40 feet and Add C-1 zone to exemption feet from a residential requirements, except where for every Where more than 100 Land housing density bonus bonus of two market provided, a density less than 55 feet in Changes affordable affordable unit from solar setback a residential zone. calculation to feet, except: height. use. SECTION 1: SUBSTANTIVE AMENDMENTS every percent of units that and Croman Mill zones (C-1-D Maximum building height is 40 In R-2 and R-3 zones, for 10 feet per story and CM) are exempt from the In the E-1 zone, required equivalent percentage of than 40 feet and less than 55 feet, except buildings greater density bonus is allowed . setback from residential conditional use in the C-1-D solar setback requirements. for side and rear yards Properties in the downtown feet may be permitted as a 25% are affordable, an up to a maximum (downtown). zone is Table 18-2.6.030 Table 18-2.6.030 18-2.5.080.F.3.d 18.24.040.B.3.d 18-3.9.050.B.4 18.32.050.C 18.32.040.B 18.53.050 Existing: Existing: Existing: Unified: Unified: Unified: commercial zones (C-1 and C- exemption from solar setback Affordable housing density Code Amendment Commercial zone (C-1) in the Category Building height bonus 1-D) accommodation ordinance. Amendments 7/22/145 discussion of policy issues discussion of policy issues the review of the traveler’s developments are a group housing for developments also recently discussed in Amendment per Planning Amendment per Planning review and discussion of policy issues in the 2006 Commission review and Commission review and in the maximum density Review. This issue was in R-2 and R-3 zones. Amendment made per Planning Commission in the 2006 Land Use in the 2006 Land Use Land Use Ordinance bonus for affordable Code Reference Existing Standard Proposed Amendment Comment Ordinance Review. Ordinance Review. Cottage housing Ordinance Use is measured proposed conditional use with In the R-1 and R-1-3.5 zones, impact on the development of Language added allowing the The maximum bonus for other conditional uses in the performance standards concentration of conditional Land located on one lot or a uses within 500 feet of the . whether a multi- affordable housing is Maximum lot coverage is adjacent properties to be rate units is allowedevaluated in terms of the family development cumulative effect of the subdivisions under the vicinity of the site. The by evaluating the subdivision. cumulative effect subject site. 35%, SECTION 1: SUBSTANTIVE AMENDMENTS . 80% properties as envisioned in the In subdivisions under the option (18-3.9), for every affordable, an equivalent bonus is allowed up to a design standards in the multi- percent of units that are proposed conditional use on performance standards bonus. percentage of density Existing development and Maximum lot coverage is evaluating the effect of a development of adjacent the impact area is the Comprehensive Plan. One of the factors for 35% maximum bonus. . 75% Table 18-3.5.060 Table 18-2.2.030 18-5.4.050.A.3.f 18.28.040.B.3.d 18.88.040.B.3.d 18.104.050.C.7 18.30.030.G Existing: Existing: Unified: Unified: Unified: VALUATION Conditional use permit approval Lot coverage in North Mountain family residential zones (R-1 Neighborhood Central Zone concentration of conditional Code Amendment Cottage housing in single- E EVELOPMENT Category criteria – evaluating D (NM-C) REEN uses G areas to conserve land and around an open space with character issues in existing Amendments 7/22/146 cottage housing ordinance type” to address scale and of small cottages oriented recommended adopting a suggests cottage housing as “an innovative housing Amendment per Planning development evaluation. as a tool for encouraging transportation efficiency. Commission review and development in existing promote walkability and discussion of the green consolidated parking. Also, 2006 Land Use Code Reference Existing Standard Proposed Amendment Comment Ordinance Review neighborhoods. compatible infill The evaluation Ordinance Use single-family unit allowed if the include a minimum of performance standards option Maximum gross floor in Ch. 18-3.9 can develop two required per cottage. 4 and a maximum of cottage units in place of each 1.25 parking spaces height is 1 ½ stories Developments must area for a cottage is cottage housing standards in 16 cottages, and be 18-2.3.090. Some of the key development meets a set of Up to two cottages Lot coverage must Maximum building Land at least 1,000 feet and 25 feet to the can be attached. underlying zone. ridge of the roof. 800 square feet. cottage housing meet that of the developments. from any other Parking is standards are: SECTION 1: SUBSTANTIVE AMENDMENTS family zones (R-2 and R-3) allow for cottage housing. 18-3.9.050.B.5 and R-1-3.5) 18-2.3.090 Existing: N/A Code Amendment Category Amendments 7/22/147 30 percent of roof area for solar collection in terms of impact on building design concerns about reserving review and discussion of the green development Amendment made per (e.g., use of dormers). Planning Commission Code Reference Existing Standard Proposed Amendment Comment Focus group raised evaluation. Ordinance Use where site and location permit: north-south and east-west A minimum of 20% of or common structure. zones shall meet the following square feet of usable facing sides for maximum surface parking area requires as common living spaces are located the long sides face north private open space. buildings with the street Land divisions in residential Orient buildings so that each cottage must Land solar orientation standards Layout new streets as have at least 300 close as possible to a consolidated in a open space, and structures so primary the total lot area axis so that lots and network have south on south sides of Design habitable solar access. and south. buildings. SECTION 1: SUBSTANTIVE AMENDMENTS incorporate passive and active site and location permit, orient solar strategies in the design and habitable spaces. When and orientation of buildings the building with long sides In the Croman Mill district, facing north and south. VIII-C-9, Section VIII Croman Mill District Standards, Site Design and Use Standards 18-4.8.050 Existing: Solar orientation standards Unified: Code Amendment Category the approval and extension Amendments the procedures evaluation. the procedures evaluation. 7/22/148 Amendment made per the costs in renewing permits. approvals to add flexibility recommended extending time periods for planning review and discussion of review and discussion of for applicants and save Amendment made per Planning Commission Planning Commission Code Reference Existing Standard Proposed Amendment Comment The evaluation The evaluation Ordinance Use One extension of any planning 18 provide surface area for faces within 15 degrees percent of the roof area approval can be granted for Land planning approvals expire structures so that 30 Timeline extended so all of south in order to Design habitable from date of solar collection. . 24 months approval. months SECTION 1: SUBSTANTIVE AMENDMENTS One extension of any planning Partition approvals expire option expires if final plan approval is not approved 18 months one year performance standards approval can be granted for from subdivisions using the from date of approval, date of the approved if the final plat is not Planning approval specified in code. of the preliminary unless otherwise 18 months Outline plan for revoked within signed within outline plan. approval. . 18 months within 18.88.030.B.3 18-1.6.030.A 18-1.6.040.A 18.112.030 18.112.035 18.76.075 Existing: Existing: Planning approval expiration Unified: Planning approval extension Unified: Code Amendment VALUATION Category E ROCEDURES P procedures evaluation. The the approval and extension Amendments 7/22/149 evaluation. The evaluation applies to commercial and costs in renewing permits. approvals to add flexibility employment development Type I review to provide a (ORS 197.763) to provide evaluation recommended discussion of procedures recommended extending time periods for planning review and discussion of more expedited and less recommended using the Basic site design review procedure for economic for applicants and save requirement of 10 days downtown or detail site Amendment made per more timely decisions. Amendment made per Planning Commission Planning Commission Code Reference Existing Standard Proposed Amendment Comment matching the state resource intensive located outside of review overlays. Ordinance Use Type II decision becomes final or additions of For basic site design review, of existing after the City mails Land buildings square footage. for structures larger than public hearing required the notice of decision. more than 50% 15,000 sq. ft. 10 days SECTION 1: SUBSTANTIVE AMENDMENTS Type II decision becomes final 10,000 sq. ft. or additions of adopted and signed findings). For basic site design review, more than 20% of existing after the City mails . for the notice of decision (i.e., buildings square footage structures larger than public hearing required 13 days 18.108.070.B.3.a 18.108.040.A.1 18-5.2.030.B 18-5.1.060.F Existing: Existing: Unified: Unified: Site design review threshold for Code Amendment Effective date of Type II Category decision Type II Issue raised by focus group commonly owned sites, it is top mechanical equipment. buildings (e.g., downtown). developments greater than problematic on smaller lots Amendments 7/22/14 10 or 100 feet in length in the detail site review overlay. 10,000 square feet in size separation of zero-lot line While building separation to address building code Also used to screen roof- with different ownership apply to non-residential Large scale standards development projects. requirements for fire Code Reference Existing Standard Proposed Amendment Comment may work on larger (e.g. downtown). Ordinance Use distance equal to the height of M-1 zones, parapets may be connected by a common wall commercial and employment the separation zones exempted from vision buildings are more than 240 erected up to 3 feet above In the C-1, C-1-D, E-1, and Land located on the clearance requirements. the maximum building C-1-D is added to list of shall be separated by a not the tallest building. If same parcel and shall be 60 feet. feet in length, Buildings height. SECTION 1: SUBSTANTIVE AMENDMENTS vision clearance requirements. parapets may be erected up to CM) zones is exempt from the separated by a distance equal building. If buildings are more commercial, employment, and Buildings not connected by a separation shall be 60 feet. 5 feet above the calculated Croman Mill (C-1, E-1, and than 240 feet in length, the In the Croman Mill district, to the height of the tallest common wall shall be Development in the building height Design and Use Standards Standards, Site Design and Large Scale Projects, Site II-C-3a)3., Section II-C-3 Additional Standards for VIII-B-9.3, Section VIII Croman Mill District Table 18-2.6.030 18-4.2.040.D.1.b Use Standards 18-2.4.040.B 18.40.050.C 18.68.020.B 18.32.040.B Existing: Existing: Existing: Unified: Unified: Unified: Vision clearance requirements commercial and employment zones (C-1 , C-1-D, E-1, and in the downtown commercial exemption in Large scale development - Code Amendment Category building separation Building height zone (C-1-D) THER M-1) O development pattern, could result in difficulties meeting fourth story to buildings, as developments greater than Amendments parking between buildings. 7/22/14 11 or 100 feet in length in the building height in C-1, C-1- Issue also raised by focus detail site review overlay. 10,000 square feet in size downtown are contrary to result in the placement of creating a street wall and between buildings in the pedestrian environment, requirements, and could Concern raised at focus allowing up to 55 feet in disincentive to adding a apply to non-residential Additionally, large gaps allowed by amendment group meeting that the Large scale standards Code Reference Existing Standard Proposed Amendment Comment plaza/public space disrupt the historic D, and E-1 zones. requirement is a minimum FAR Ordinance group. Use public space shall be required except for One square foot of plaza or Land for every 10 square feet of gross floor area, the fourth floor. SECTION 1: SUBSTANTIVE AMENDMENTS public space shall be required One square foot of plaza or for every 10 square feet of gross floor area. Design and Use Standards Large Scale Projects, Site Additional Standards for II-C-3b)1, Section II-C-3 18-4.2.040.D.2.a Existing: Unified: plaza/public space requirement Large scale development - Code Amendment Category is based on the state model The edits and additions are making. The new language The definitions of hotel and transient accommodations. buildings/facilities, but over with predictably in decision Amendments 7/22/14 12 hotel and motel are based The existing definitions of time the distinctions have between the two types of while balancing flexibility represent contemporary diminished. The revised on historical differences suggested to clarify the motel are combined to variance requirements Code Reference Existing Standard Proposed Amendment Comment Ordinance code. Use meeting rooms, entertainment, (revised) The need for the special or unique physical (new) The variance is the services, such as restaurants, imposed by the applicant (revised) The variance is portion thereof designed and lodged with or without meals Amended variance approval circumstance related to necessary because the period of less than 30 days, minimum necessary to Land subject code provision address the special or Hotel/Motel - A building or does not account for transient individuals for a circumstance of the variance is not self- or property owner. and which may include additional facilities and personal services, and used for occupancy of (stays the same.) the subject site. unique physical subject site. criteria: SECTION 1: SUBSTANTIVE AMENDMENTS 1.2.3.4. Hotel - A building in which negative impacts, and the same lot containing guest conditions have not been purpose and intent of the group of buildings on the mpensation willfully or purposely self- Benefits of the proposal provisions are made for land use ordinance and will be greater than any proposal will further the Existing variance approval cooking in the lodging The circumstances or lodging is provided to comprehensive plan. A unique or unusual Motel - A building or circumstance which units for rental to and in which no applies to site. guests for co imposed. rooms. criteria: 1.2.3. 18.100.020 18-5.5.050 18-6.1.030 18.08.320 18.08.510 Existing: Existing: Unified: Hotel and Motel (definition) Unified: Code Amendment Variance approval criteria Category units for transient lodging in based on that the proposed combining the definitions of Amendments use a third-floor residential downtown. The denial was 7/22/14 denied an application for a 13 unit as a hotel/motel in the and motel uses/structures did not meet the definition differences between hotel use and existing structure definition is based on the found that: 1) the subject use individual residential In 2005, the City Council is that there will be more conditional use permit to conditional use permit to The policy implication of Specifically, the Council considered a hotel unit eliminating the defined flexibility to apply for a hotel and motel, and Code Reference Existing Standard Proposed Amendment Comment employment zones. for a hotel or motel. state model code. unit could not be commercial and Ordinance Use Land recreational facilities. (See ORS 446.310) SECTION 1: SUBSTANTIVE AMENDMENTS entrances directly exterior without cooking facilities. transients, with separate quarters, detached or in connected rows, with or individual sleeping and consisting of Code Amendment Category because it was a single unit because the unit included a Amendments 7/22/14 14 exterior and there was no the subject unit could not the lodging room; and 2) provisions for cooking in be considered a motel that didn’t exit directly kitchen and therefore Code Reference Existing Standard Proposed Amendment Comment onsite manager. Ordinance Use Land SECTION 1: SUBSTANTIVE AMENDMENTS Code Amendment Category Existing standard applies to nonresidential development allow garages and sheds to Amendments amendment would apply to 7/22/14 15 rebuilding to meet existing requirements, but serve a standards is often difficult configuration. This would historic areas often don’t properties. Additionally, obtain a conditional use be rebuilt in the historic whereas the proposed Garages and sheds in form without having to because of lot size or meet existing zoning Code Reference Existing Standard Proposed Amendment Comment key function for the permit approval. developments. residential and nonresidential Ordinance Use shape (mass, volume, height, other types of nonconforming houses a nonconforming use sheds with building permit as to be expanded up to 50% of and footprint) and use do not Allow rebuild of garages and way that brings site less structures would continue to enlarged or altered in a development damaged by catastrophe may be the building square footage Land change. Reconstruction of long as three-dimensional in conformity with the require a conditional use Exempts repair and development is not Allows a structure that A nonconforming maintenance if ordinance. T AND DESIGN STANDARDS with a CUP. permit. Adds: site (e.g. landscaping, parking housing a nonconforming use requiring site review approval percentage of the building or nonconforming development mpliance with A conditional use permit is nonconforming structures. Expansion of a building required to reconstruct percentage of building the standards as the must bring an equal is not addressed. Nonresidential, areas) into co expansion. SECTION 2: DEVELOPMEN Commercial, Employment and Industrial Development, Site Design and Use Standards II-C-1g, Section C 18-1.4.030.A.3 18.68.090.A.2 18-1.4.020.B 18-1.4.040 Existing: Existing: Existing: Unified: Unified: Nonconforming developments Unified: N/A Nonconforming use – building Nonconforming structures - Code Amendment Category garages and sheds expansion prohibitive for weekend and Amendments 7/22/14 16 required for a conditional The time and resources use permit can be cost Accessory residential units Unified: Parking and driveways are Exempts ARU parking and Staff recommendation. Code Reference Existing Standard Proposed Amendment Comment holiday events and celebrations. Ordinance Use Nonconforming access or into conformance as part seasonal, reoccurring, or altering a nonconforming of a planning application continues to be required required for enlarging or development, except for A conditional use permit occurring only once in a development subject to Staff Advisor through a Conditional use permit hours or less including Land required to be brought set up and take down calendar year and 72 may be approved by for most short-term, Site Design Review Short-term events Ministerial review. intermittent uses. driveway may be non-residential, nonconforming reconstructed. subject to 18- 4.2.040.B.6. approval. T AND DESIGN STANDARDS conditional use permit in all residential and commercial Temporary use requires a zoning districts. SECTION 2: DEVELOPMEN 18-2.2.030.H.1 18.08.800 Existing: uses Unified: Code Amendment Category Temporary driveways for the addition of construction project to allow prohibitive and disruptive to building section adds ability RV’s, and allows temporary Amendments 7/22/14 17 Amendments to temporary blend in with single-family temporary structures like neighborhood character. the site and surrounding established parking and structure in conjunction provide small units that supplement affordable ARU’s are intended to for buildings like a job to use other types of Staff’s research an ARU can be cost Code Reference Existing Standard Proposed Amendment Comment neighborhoods and housing. Paving of with any type of Ordinance trailer. Use as for the primary use, except temporary uses are the same A manufactured housing unit may be Land waive certain development approved by Staff Advisor. days, unless longer period required to be paved. driveways from the paving and design standards for construction for up to 90 used in conjunction with Allows duplexes on authority may reduce or that the city reviewing N/A Parking standards for or similar structure temporary uses. requirements. T AND DESIGN STANDARDS with the applicant’s residence A manufactured housing unit construction in conjunction longer period approved by In the R-1-5, R-1-7.5, for up to 90 days, unless may be occupied during Staff Advisor. SECTION 2: DEVELOPMEN Table 18-4.3.040 18.24.040.A.1.a 18.28.040.A.1.a 18-2.2.030.H.3 18.92.080..E 18.20.030.H 18.84.080.C 18.16.030.J 18-2.3.040 Existing: Existing: Existing: Unified: Unified: Duplex Unified: N/A Required parking for temporary Temporary buildings during Code Amendment (ARU’s) – parking and Category construction driveways uses corner lots created by a standards subdivisions. partition after 1979 are longer applies. Instead Amendments allowing duplexes in R- 7/22/14 governments can adopt for 18 result, this provision is determined no vacant still in existence. As a deleted because it no Housing Commission and ORS 197.307(8) includes placement standards, the 197.314. While the City’s suggested amending the a provision is added manufactured homes on placement standards for individual lots that local consistency with ORS Planning Commission standards are largely Code Reference Existing Standard Proposed Amendment Comment 1 performance consistent with the garage and shed Ordinance Use feet is deleted because it 3.5, R-2, and R-3 zones. Also allow home occupations separate garage or shed employment zones (C-1, C-1- permitted use in the R-1-Width requirement of 28 family residential zones corner lots in the single-there is no requirement is deleted. While single- under the performance Requirement to build a Land standards option in 18- street parking spaces, required to provide off- D, and E-1) in conjunction is not consistent with (R-1) in subdivisions Duplexes remain a in the commercial and to build a garage, carport, or similar with a residential unit. family homes are ORS placement structure. T AND DESIGN STANDARDS 3.9. the R-1-3.5, R-2, and R-3 duplexes are allowed on created by partition after meet ten standards intended Duplexes are allowed in roof pitch building materials, homes on individual lots to neighborhoods (e.g., size, permitted in all residential zones as a permitted Requires manufactured and R-1-10 zones, surrounding residential Home occupations are vacant corner lots for compatibility with foundation skirt) 1979. SECTION 2: DEVELOPMEN use. zones. Table 18-2.2.030 Table 18-2.2.030 Chapter 18.94 18.20.020.H 18.20.020.B 18-2.3.110 18-2.3.150 18-2.3.170 Existing: Existing: Existing: Home occupation Unified: Unified: Code Amendment Manufactured homes on Category individual lot boundaries is amended Amendments 7/22/14 Added for consistency with 19 consistency with ORS Interior side and rear for consistency with standards are similar to Setback to exterior yards changed for those for single-family Code Reference Existing Standard Proposed Amendment Comment requirement so the requirements. subdivision ORS 446.095. 446.100. Ordinance homes. Use siding is deleted because standards. Replaced with Requirement to locate on minimum of 5 feet, with a children less than 14 years of deleted because it is not separation of at least 10 exterior siding and roof it is not consistent with Land wood or wood product yards required to be a Language prescribing placement standards. required in the parent slopes 10% or less is N/A If the park is not limited to Interior side and rear square feet in size or 100 consistent with ORS material as used on age a minimum of 2,500 feet between units. nearby residences. requirement to use Same setbacks as similar or superior adults, a play area for zone for exterior ORS placement boundaries. standards. T AND DESIGN STANDARDS street or exterior property 20 feet required from any minimum of 6 feet, with a separation of at least 12 yards required to be a Interior side and rear feet between units. SECTION 2: DEVELOPMEN line. 18-2.3-180.D.13 18-2.3.180 Existing: Existing: Unified: 18.84 N/A Code Amendment development – play area Manufactured housing Manufactured housing Category developments be setback 15 from the rear allow a 1½ story building to Amendments property line rather than 20 7/22/14 20 setbacks remain in place. feet as currently required. New language from state This amendment would Code Reference Existing Standard Proposed Amendment Comment Neighborhood alley North Mountain model code. Ordinance Use trimmed so that branches poles supporting street and street trees signs or devices, utility . the cumulative impact 5 feet per half story unit, whichever is greater, is exceeding 2.5 feet may Street lights, posts or unless square feet of play area per obstruction to vision.Land residential units that signs, traffic control accessory buildings and foliage are 8 feet Street trees shall be be located in vision of the placement poles, on-street clearance areas, Alley setbacks – and accessory results in an above grade. T AND DESIGN STANDARDS parking, required. Require Neighborhood single and feet in height may be located foliage are removed to 8 feet in the vision clearance area, story for the purposes of the multi-family zones, one- A half story is considered a Street trees exceeding 2.5 In the North Mountain provided all branches and requires 10 feet per story. 10 feet per half rear yard setback, which story detached above the grade. SECTION 2: DEVELOPMEN Requires . story Table 18-2.5.030.A 18-2.5.060.B 18.68.020.C 18-2.4.040 18.08.61 Existing: Existing: Existing: Half-story rear yard setback Unified: Unified: Unified: Side and rear yard exceptions Code Amendment accessory residential units accessory buildings and in residential zones for Vision clearance area Category requirements suggestion to allow reduced maximum density bonus for 60% bonus for subdivisions Provides consistency in the developments in R-2 and R- Amendments structures to be compatible development patterns, was 7/22/14 21 from public meetings. The in the single-family zones made at the Open House ordinance allows up to a discussion of comments specifically to allow new Amendment made per meeting in June 2013. Planning Commission 3 zones. The existing with existing historic Code Reference Existing Standard Proposed Amendment Comment setbacks on alleys, (R-1, RR, WR). Ordinance Use Developments in R-2 and R-3 are located more than 50 total density bonus of up to can reduce side and rear zones, whether a multi-family development on the same lot rear yards abutting an feet from a public street, accessory buildings that a maximum of 15 feet in height and not attached the side yard abutting buildings, can reduce feet in height and not attached to any other Land are a maximum of 15 an alley to 3 feet and to any other buildings, subdivision), are allowed a Not abutting an alley - or a development creating apply to the primary Provision does not yards to 3 feet. alley to 4 feet. separate lots (i.e., residence. T AND DESIGN STANDARDS . 60% In developments creating other For all residential zones, density bonus of up to property line adjacent to accessory buildings that accessory buildings can accessory buildings can performance standards the side and rear yards under the be 3 feet from the side , can reduce involving a subdivision yard, and one and two-and at least 10 maximum of 15 feet in option in Ch. 18-3.9, a In R-2 and R-3 zones, are more than 50 feet developments on the be 4 feet from a rear from a public street a total same lot and not , a feet from other story detached than an alley separate lots are allowed buildings to 3 feet. an alley. height SECTION 2: DEVELOPMEN . 40% 18-2.5.080.F.2 18.24.040.B.2 18.28.040.B.2 18.88.040.B.2 18.30.040.C 18.30.050.C 18.30.060.C 18.68.110 Existing: Unified: Maximum density bonus in the multi-family residential zones Code Amendment Category (R-2 and R-3) Amendments standard more measurable 7/22/14 22 and consistent. Change suggested by the City’s Water Conservation Code Reference Existing Standard Proposed Amendment Comment Amendment makes Ordinance Specialist. Use using window placement, break up the mass of the . See definition of conserving landscaping in 18-contain other detailing to landscaping that reduces the use of potable water by 50% a sight obscuring fence, The step-back standard amount of water required by Second floor area shall Land watering month if water at Baseline is defined as the Evapotranspiration (ETo). 100 percent of Reference When a detached ARU is Provide visual buffer be stepped back an can be met with the adjacent to a residential the site during the peak additional 5 feet or and/or vegetation. Provide water efficient baseline under water building. T AND DESIGN STANDARDS of baseline property: 6. substituted for staggering property line, the second landscaping that reduces the use of potable water by 50% ARU’s shall incorporate total density bonus of considerate design and When adjacent to side alternative that can be is allowed. placement standards. Use of a dormer is an based on a water budget. and minimizing floor floor area should be Provide water efficient staggered and minimized. up to 60% SECTION 2: DEVELOPMEN area. District Standards, Site Design Accessory Residential Units, Standards, Site Design and Section A Housing, Section VIII-C-8, Section C Green Development Standards, Section VIII Croman Mill Neighborhood Design and Use Standards VII North Mountain 18-3.5.100.A. 8 18-3.2.060.C.8 Use Standards Existing: Existing: Unified: Unified: residential unit (ARU) design Code Amendment Croman Mill potable water North Mountain accessory Category standards standard Amendments 7/22/14 23 To clarify that if property residential uses, the Code Reference Existing Standard Proposed Amendment Comment develops solely in Ordinance Use conjunction with construction. fencing in stream and wetland that native vegetation will not not constitute a building step out from the building wall do approved wetland mitigation more than 5 feet from a Clarify that decks projecting plan, or if it is demonstrated project beyond the building Land resource protection zone. addition of a dormer. Clarify that new additions temporary tree protection buildings the wetland shall not be setback buffers when required in mowing and thinning of footprint over the water including decks cannot Add provision allowing Add provision allowing itself if it is part of an Mixed-use T AND DESIGN STANDARDS be removed. vegetation in back. above natural grade in hillside Allows additional stories to be Requires a building step back building walls greater than 20 Perimeter mowing or thinning setback more than 5 feet Fences can be located in the of at least 6 feet on downhill wetland buffer is allowed for structures in water resource feet in height, as measured upper half of stream buffer, shall not be from a public sidewalk provided it is the minimum footprint in the zone is not changed in size or shape. necessary to alleviate the and in the wetland buffer. added to nonconforming of vegetation within the protection zones if the fire hazard prevention Buildings SECTION 2: DEVELOPMEN lands. threat. 18-3.12.060.E.2.d and e 18-3.11.050.B.3 and 18-3.11.050.A.3.b.ii 18-3.10.090.E.2.c 18-3.11.050.C.2 18-3.11.050.C.1 18.62.080.E.2.c 18.63.00.A.3.b 18.63.060.C.2 18.63.060.C.1 18.63.060.B 3 Existing: Existing: Existing: Existing: Unified: Unified: Unified: Unified: Unified: hazard prevention in wetlands Building design standards for Mowing and thinning for fire Place overlay in residential Development in Pedestrian buildings in water resource Code Amendment Expanding nonconforming Temporary tree protection fencing in water resource Category protection zones protection zones hillside lands base zone occupants of a housing type buildings and developments Amendments 7/22/14 24 flexibility for situations that strategies. For example, it including commercial and requirements. Standards share vehicles or do not are intended to apply to should reflect the base are not covered by the buildings and intensity parking management may be useful where Provides for parking Code Reference Existing Standard Proposed Amendment Comment residential uses. residential zone Ordinance drive. Use pedestrian activities such Parking demand analysis developments shall have building shall comply with the build-to line standard except clear vision at intersections. a minimum FAR of .50. Specifies that where a build- supported by a parking prepared by a qualified standard different than public sidewalk unless Land eating areas, or for a required public utility parking demand analysis as otherwise required for as plazas or outside Allows applicants to to line or maximum front the area is used for Add option for adjusting setback is required, the minimum parking ratios through a discretionary propose a parking demand analysis required ratios if professional. easement. Mixed-use T AND DESIGN STANDARDS process. such as plazas or outside Issue is not clearly addressed variety of credits including on- have a minimum FAR of outside of specific maximum strategies allow up to a 50% unless the area is used for pedestrian activities alternative vehicle parking, street parking spaces for a eating areas, or for a shall facilities, TDM plans, and required public utility facilities, shared parking reduction of required off- mixed uses, joint use of street parking spaces, Parking management setback standards. Developments transit facilities. easement. SECTION 2: DEVELOPMEN .50. 18-4.2.030.C.3 18-4.3.030.A.3 18.56.040.D 18.92.050 Existing: Existing: Existing: Build-to line ULUO: N/A parking ratios using demand Code Amendment Adjustments to minimum Category analysis state building code, which is a reference to building code requirements in the existing Amendments 7/22/14 25 Places and replaces it with recommended by the state spaces is governed by the type of accessible parking parking is not required for The required number and land use ordinance. For Disable Person Parking language in 18.92.040 more complex that the example, accessible Code Reference Existing Standard Proposed Amendment Comment Deletes the existing one and two-family requirements as model code. Ordinance Use average parking demand through the same review shared parking, existing following at a minimum: provided consistent with the requirements of the building Accessible parking shall be Land transportation options and available supply, public parking, and project application. procedure with the approval authority must address the Reviewed by the near the site. T AND DESIGN STANDARDS code. Provides table with number of required accessible spaces. SECTION 2: DEVELOPMEN 18-4.3.050 18.92.040 Existing: Accessible parking spaces Unified: Code Amendment Category homes, though it is not clear It is generally problematic to try to replicate building code parking spaces are required existing or new street. As a spaces have been required Amendments building code requirements 7/22/14 26 and the accessible parking use ordinance because of result, 2 off-street parking subdivision, the on-street Inconsistencies between confusion for applicants. requirements in the land requirements in the land to be available for guest When new single-family parking, whether it is an homes and parcels are material and changing use ordinance create the complexity of the for new single-family in the existing code. Code Reference Existing Standard Proposed Amendment Comment dwellings in certain created through a requirements. Ordinance situations. Use required off-street parking is Land application of the following Except for single-family in the off-street parking spaces may be Up to 100% reduction reduced through the T AND DESIGN STANDARDS , dwellings credits. required for off-street parking through the application of the required off-street parking is may be reduced up to 50% in The amount of parking Up to a 50% reduction following credits. SECTION 2: DEVELOPMEN 18-4.3.060.E 18-4.3.060 18.92.050 Existing: Unified: Unified: Parking management strategies for off-site shared parking areas Single-family dwelling parking Code Amendment Category requirements review of Pedestrian Places Revised requirement of two The issue was raised at the Amendments 7/22/14 27 Revision discussed during combination of strategies. If properly positioned, the bicycle fits on each side. Allows larger parking lots required u-rack provides that may be broken into spaces based on state two spaces because a distinct areas to use a focus group meeting. Code Reference Existing Standard Proposed Amendment Comment model code. Ordinance ordinances Use Language added allowing the parking areas is having 50 or through payment of in-lieu-of- commercial and public uses. allowed for providing spaces in off-site shared parking, or for . strategies for parking lots of two providing walkways through across more than 150 feet Land pedestrians have to walk Threshold for dividing and city reviewing authority to approve a combination of parking fees for common and including areas where bicycle parking spaces Requires a minimum of more parking spaces 50 or more spaces. T AND DESIGN STANDARDS parking. Threshold for dividing parking design approaches including: Parking areas of more than 7 through payment of in-lieu-of- commercial and public uses. allowed for providing spaces shade from tree canopy in off-site shared parking, or parking spaces are required to reduce the environmental Providing at least 50% for impacts through a menu of Providing porous solid one over the parking area walkways is 50 spaces or parking fees for common Requires a minimum of Using light colored bicycle parking space areas and providing pavement. surfacing. SECTION 2: DEVELOPMEN parking. more. 18.92.060.C, D, E and F 18-4.3.080.B.4 and 18-4.3.070.D and E 18-4.3.090.B.3.c 18.4.3.080.B.5.a 18.92.080.B.5.a 18.92.080.B.4 18.92.050.E Existing: Existing: Existing: Existing: Unified: Parking area design Unified: Unified: Minimum number of bicycle Code Amendment impacts of surface parking Reducing environmental Category parking spaces spacing requirement applies review of Pedestrian Places Amendments to 2 or less units. Typically, 7/22/14 28 less separation is required Revision discussed during Clarifies that the smaller smallest, lowest volume developments on the Code Reference Existing Standard Proposed Amendment Comment residential street in single-family classification. Ordinance ordinances Use parking structures are exempt because clearance is covered driveway if distinguished from surface treatment, or a row of 50 feet for three or more Distance between driveways mountable curbs, alternative vehicle maneuvering areas through treatments such as Land walkway at same grade as 24 feet for 2 units or Language retained, but Clarifies that reviewing authority may approve on residential streets: from this requirement decorative bollards. fewer per lot. by building code. units per lot. T AND DESIGN STANDARDS Requires vertical clearance of aisles, turnaround areas, and surface within 5 years of structures over parking shade for solar energy street standards require 24 residential streets, and the 18.92.080 requires 50 feet approve walkway abutting driveway at same grade if Provide at least 50% generating carports, project occupancy. 13’6” above driveways, feet between driveway Approval authority can There is overlap in the between driveways on protected from vehicle canopies or trellis maneuvering areas. existing standards. approaches. SECTION 2: DEVELOPMEN area. ramps. and Curb Cuts, Ashland Street 1, Section VI Driveway Apron 18.92.080.C.3 and 18.4.3.080.C.3.c.i 18.4.3.090.B.4.a 18-4.3.080.D.6 18.92.080.D.4 18.92.090.B.1 Standards Existing: Existing: Existing: Unified: Unified: Unified: Distance between driveways on Vertical clearance for driveway Code Amendment and turn-around design Pedestrian access and Category residential streets circulation Amendments 7/22/14 29 Code Reference Existing Standard Proposed Amendment Comment Ordinance Use contractor to complete Proof that the owner has The owner has posted a Add clarification that existing installed prior to release of a certificate of occupancy or a However, Staff Advisor may release of utilities and shall entered into a contract be permanently mandated. Land bonded, and insured the facilities, and no installation of parking landscaping percentages. other conditions of certificate of occupancy counted toward required trees and shrubs can be before installation of the bond to ensure the circulation facilities are facilities within a , or Parking, access and qualified, release a temporary specified time. approval are outstanding T AND DESIGN STANDARDS facilities if : with a Proof that the owner has The owner has posted a installed prior to release of a there remains nothing certificate of occupancy or a However, Staff Advisor may healthy trees and shrubs on , or release of utilities and shall entered into a contract be permanently mandated. the facilities within a installer to complete installation of parking for the owner to do certificate of occupancy specified time and before installation of the prior to installation bond to ensure the Retain as many exiting circulation facilities are reputable Parking, access, and facilities within a release a temporary specified time. site as possible. facilities if: with a SECTION 2: DEVELOPMEN Site Design and Use 18-4.4.030.C.1 18.4.3.100 Standards 18.92.100 Existing: Existing: Unified: Unified: Construction of parking, access, Landscaping requirements – Code Amendment existing trees and shrubs and circulation facilities Category projects involving landscape would be helpful. Language owner does a project by his Amendments 7/22/14 30 size requirement from the Staff received a variety of suggestions on the shrub Language is from state’s Language is from state’s focus groups, staff, and based on state’s model professionals, when an Planning Commission. or her self, plant sizes landscape coverage standard works with Code Reference Existing Standard Proposed Amendment Comment While the existing model code. model code. Ordinance code. Use Shrubs must be from one screening requirements if impenetrable hedges in areas Trees required must be a tolerant plant using low hedges and similar semi-public areas, and using provide for crime prevention Requires landscape plan to Land Street trees must be a gallon containers at a surveillance of public and species required in storm where physical access is minimum of 1½-inch and defensible space by plants that allow natural minimum and meet minimum of 2-inch applicable. Specifies water- water facilities. discouraged. T AND DESIGN STANDARDS caliper. caliper. Parking areas are required to coverage of 50% in one year planting – plant sizes are not street trees to be a minimum of one-inch caliper and eight and defensible space in site be designed to capture and discusses crime prevention analysis and planning, but treat runoff in landscaped specific standards do not AMC 13.16.030 requires medians and bioswales. standards require plant standards introduction and 90% in 5 years of Site design and use Site design and use feet in height. SECTION 2: DEVELOPMEN specified. exist. 18-4.4.030.C.2.c 18-4.4.030.C.2.d 18.92.080.B.5.B 18-4.4.030.C.6 Existing: Existing: Existing: Unified: Unified: Minimum tree and shrub sizes Unified: N/A N/A Landscaping requirements – Code Amendment prevention and defensible Landscape plans - crime storm water facilities Category space equipment, and standard for shrubs are rarely available. Amendments commented that two gallon exempting from site design 7/22/14 Provides clear methods for 31 professionals focus group cost of five gallon shrubs, visible” for the purpose of was concerned about the While the general design professional focus group what is considered “not screening mechanical the landscape design Code Reference Existing Standard Proposed Amendment Comment Ordinance review. Use mounted equipment shall Clarifies that loading facilities features at least equal in Screen by placement of height to the equipment to limit view from public Land Establishes standards for rights-of-way, except materials used in the alleys, and adjacent residentially -zoned screened from adjacent are also required to be Screening for roof- screening mechanical be constructed of residential zones. property. T AND DESIGN STANDARDS equipment: not require site design review public right-of-way or from an Parabolic disc antennas less antennas, and roof-mounted Mechanical equipment does are required to be screened screened. Commercial and than one meter in diameter, Parking abutting a property private radio and television screening requirement and solar collection devices do industrial service corridors are also exempt from Site adjacent residential zone. if it is not visible from the from adjacent residential not have to meet the line is required to be Design Review. SECTION 2: DEVELOPMEN zones. and Screening Standards, Site Parking Lot and Landscaping II-D-2 and II-D-6, Section II.D Design and Use Standards 18.72.030.B.3.e 18-4.4.030.G.3 18-4.4.030.G.4 Existing: Existing: Unified: Unified: Screening and buffering loading to residential Code Amendment Mechanical equipment Category facilities adjacent screening zones water conserving landscape Feedback from focus group Amendments group and discussions with amendment requirement in 7/22/14 32 primarily intended to allow thereby conserving water. Conservation Specialist. feedback from the focus soil to hold water longer amending the soil is Code Reference Existing Standard Proposed Amendment Comment standards because Edits are based on was to locate soil the City’s Water Ordinance Use landscaped and work soil mature compost at a rate amendment to depth of 4 waived if landscape area square feet of area to be construction and include required to be located in masonry wall, or hedge sight-blocking features. Use features such as a not located on the roof, mechanical equipment establish at least three Land is fenced off, soil tests Amend soil by adding such as equipment at variety or species are parapet, wall or other Non-drought tolerant requirement may be a separate irrigation Edits/ additions include: compost per 1,000 features such as a of 3 cubic yards of buildings’ exterior solid wood fence, screen to screen to 6 inches. This ground level. T AND DESIGN STANDARDS zone. selection, screening, mulch, residential, and mixed-use commercial, industrial, non- landscaping is required for development requiring site turf, fountains, berms and design review. Standards address coverage, plant Water conserving raised beds. SECTION 2: DEVELOPMEN Policies, Site Design and Use Landscaping Guidelines and Mandatory Policies, Section III: Water conserving 18-4.4.030.I.1 Standards Existing: Unified: Water conserving landscaping Code Amendment Category design standards design standards in Part 18- Amendments group and discussions with consistency throughout the 7/22/14 33 Conservation Specialist. feedback from the focus Amendment is made for adjustments to the site process is used for all code. The exception Code Reference Existing Standard Proposed Amendment Comment Additions based on the City’s Water Ordinance 4. Use the criteria for an Exception Separate irrigation zones based on water needs of the water use will be equal or less than what would occur if percent organic content, water budget feature, or Development Standards in dead plants upon discovery. and if the proposal meets or the area will be used regulator the applicant demonstrates Land the standards are applied, design may be proposed if sprinklers being used. Equip irrigation zones Use controllers with a accepting an external Adds 180 days to replace plantings and type of rain or soil moisture to capture and treat to the Site Design and storm water runoff. An alternate landscape the capability of Additions include: with pressure . T AND DESIGN STANDARDS sensor. valves. 18-5.2.050.E water conserving landscaping the water use will be equal or irrigation system design such less than what would occur if maintained in good condition address technical aspects of the standards are applied. the applicant demonstrates design may be proposed if as coverage, precipitation rates, and type of system standards are part of the Irrigation system design An alternate landscape standards. Standards Landscaping is to be SECTION 2: DEVELOPMEN controller. Policies, Site Design and Use Policies, Site Design and Use Landscaping Guidelines and Landscaping Guidelines and Mandatory Policies, Section Mandatory Policies, Section III: Water conserving III: Water conserving 18-4.4.030.I.2 18-4.4.030.I.3 18-4.4.030.J Standards Standards Existing: Existing: Unified: Unified: Unified: Exception to water conserving landscaping design standards Plant maintenance and dead Water conserving irrigation Code Amendment system design standards Category plants Amendments 7/22/14 34 Code Reference Existing Standard Proposed Amendment Comment Ordinance Use Recycling and refuse disposal required front yard or required The following standards were for illuminating walkways access and not placed in any than necessary to provide for driveways, or walkways. Guideline added that lighting levels should not be greater bollard style lighting as an alternate method to pedestrian-scale lights Land pedestrian safety, property obstruct public ways, Light fixtures cannot areas are required to be identification, and crime located to provide truck Allows pedestal or located inside a development. landscaped area. T AND DESIGN STANDARDS prevention. added: Add: and refuse disposal areas are design review are required to each dwelling unit. Recycling bject to site refuse receptacle, or provide an individual curbside bin for No direct illumination of any equal or greater size to the residential zone is allowed consistent with approved from lighting in any other required to be screened. have a recycling area of or otherwise replaced Developments su SECTION 2: DEVELOPMEN zone. plan. 18-4.4.040 18-4.4.050 18.72.110 18.72.115 18.72.140 Existing: Existing: Existing: Unified: Outdoor lighting Unified: Recycling and refuse disposal Code Amendment Category areas Amendments requiring a planning action, 7/22/14 35 To make review procedure The proposed amendment limits tree protection plans to those developments consistency with other Code Reference Existing Standard Proposed Amendment Comment clear. Added for Ordinance chapters. Use N/A Clarifies that fences and walls required prior to installing any Tree protection is required for required for some fences and installation of screening walls fence or wall. Property owner boundaries are not otherwise standard front, rear, and side meeting height requirements downward and have full placed over sidewalk or subject to a planning action. Land identified. City may require vertical clearance of 8 or fences for development Outdoor light fixtures feet to light standard A building permit may be Maintain a minimum should obtain a property are not required to meet boundary survey where N/A A Ministerial permit is shall be directed planning actions. yard setbacks. shielding. walkway. T AND DESIGN STANDARDS walls. Tree protection is required or with planning actions . building permit SECTION 2: DEVELOPMEN 18-4.4.060.B.3.a 18-4.4.060.A 18-4.5.020 Existing: Existing: Existing: Fences and walls - setbacks Unified: Fences and walls - permits Unified: Unified: N/A N/A Code Amendment Tree preservation and Category protection permit (e.g., home addition). can remove any type or size tree. These same properties address tree protection with conflict in the existing code. Items are currently required protection plan requirement The amendment resolves a requirements and therefore Amendments 7/22/14 36 with new development, but that are allowed to remove are not clearly identified in Lots occupied only with a trees are also required to simply require a building from those projects that accessory structures in and eliminates the tree detached single-family home and associated exempt from the tree residential zones are Code Reference Existing Standard Proposed Amendment Comment land use ordinance. any building permit removal permit Ordinance submittals. Use Install streetlights where public ways, driveways, or walkways – maintain Land improvement projects. streetlights with street they will not obstruct Install or relocate Amendment adds the T AND DESIGN STANDARDS following: be limited in residential areas. frequent intervals in retail and subdivisions. Place lighting at Street lights are required in commercial areas, but may SECTION 2: DEVELOPMEN 18.80.060.G and 18.88.020.K, Required Street Layout and Design Principles, Street 18-4.6.040.D.18 Standards 18.61.200 Existing: Street lights Unified: Code Amendment Category Items are currently required Amendments 7/22/14 37 with new development, but are not clearly identified in Code Reference Existing Standard Proposed Amendment Comment land use ordinance. Ordinance Use Streetlights shall conform sign placement approved addressing connecting to AMC 13.24 on naming of pedestrian through zone Add section establishing addressing locating and possible to right angle. Add cross reference to traffic and street name by the city, and cost of Land signs required for new intersect as nearly as to city specifications. designing streets to streets on adjacent existing and future for American with Amendment adds the Amendment adds the responsibility of development is Disabilities Act Add language Add language compliance. applicant. T AND DESIGN STANDARDS streets. lands. following: following: interconnection, efficient land standards address a variety standards and the planning connections, and walkable use, integration with major parking are required to be natural features, off-street Signs regulating on-street streets, alleys, preserving consistent with the street application approval. Existing connectivity of factors including neighborhoods. SECTION 2: DEVELOPMEN Connectivity Standards, Street 18-4.6.040.D.22 and 23 18.88.020.K, Section II: 18-4.6.040.E 18.88.060.D Standards Existing: Existing: Unified: Street names and signs Unified: Street connectivity standards Code Amendment Category Amendments 7/22/14 can be located on flag lots. 38 accessory residential units flexibility to have on-street are not typically shown on neighborhood streets that the street dedication map parking in bays or lanes. This change allows the Existing code does not Change clarifies that extension of smaller Code Reference Existing Standard Proposed Amendment Comment clearly address the Ordinance Use reflect more recent case Add standard regarding Add standard regarding streets or greenways to physical constraints for continuity with existing dedicated to the public that Land continuous on-street lane subsection on Hillside A private drive is a road in On-street parking may be dedication of land for on streets classified as a adjusting streets for streets and Natural law which requires regarding required cut-through traffic private ownership, not traffic calming for Update language . or a boulevard or avenue. consistency with consistency and serves 3 or less lots provided in bays standard. T AND DESIGN STANDARDS areas. configured in bays on streets dedicated to the public that bicycle, or automobile A private drive is a road in classified as boulevard or increase pedestrian, . private ownership, not serves 3 or less units development will dedication when Requires street On-street parking is SECTION 2: DEVELOPMEN traffic. avenue. Design Standards, Street 18.88.020.K, Section III: 18-4.6.030.G. 1 and 2 18-4.6.040.G.5 18-4.6.050.B 18.56.040.D Standards Existing: Existing: Existing: Unified: Private drive requirements Unified: Street dedications Unified: 18.82 On-street parking on boulevards Code Amendment Category and avenues improving an existing street. discourages these voluntary dedications made as part of sidewalks.subtraction of the land area dedicate street right-of-way Amendments However, the existing code 7/22/14 39 contributions because the and needed for access to improved through a grant Change makes provision substandard streets are reducing the lot size or improvement district, owners are willing to Code Reference Existing Standard Proposed Amendment Comment “nonconforming” by Occasionally, when apply to standard subdivisions and for amenities like project or local can make lots development. Ordinance Use that are required to serve dedication of right-of-way such division if the parcel is deemed in compliance applicable zoning district impacts of development. yard requirements of the Clarify that development street, the remaining lot divided prior to the right- must accommodate the are reduced by a minor of-way dedication shall size, lot coverage, and roughly proportional to Land not be prohibited from neighborhood streets amount as a result of setbacks of a lot that for improvement of a with the minimum lot When the lot area or improvements to be Lots which could be requirements of the new development. continuation and dedications and conforms to the connection of T AND DESIGN STANDARDS zone. new streets, and to bring Requires dedications for based on the acreage of performance standards subdivisions under the existing streets up to Density is computed the project including street dedications in procedures may be current standards. Minor partitioning waived for street option (18-3.9). dedications. SECTION 2: DEVELOPMEN 18.88.040.A.1 18-4.6.050.C 18.76.190 Existing: Unified: Nonconformities created by Code Amendment Category street dedication the impacts of development, sidewalk widths updated for but are not clearly identified may be required to address Amendments 7/22/14 40 required minimums for the Improvements to sanitary sewer and water facilities consistency with existing street design standards. in land use ordinance. dimensions below the Street tree area and Code Reference Existing Standard Proposed Amendment Comment Ordinance zone. Use required in addition to the due to dedication of right-be required to size water applicable facility master provided under state law minimum area for street of-way for improvement authorize cost-recovery development within the minimum requirements sanitary sewer system. New development may Land required to connect to accommodate future area as projected by wide, concrete sidewalk is Add language clarifying: the city’s water and plans; and city may size falls below the wide textured or scored and sewer lines to New development or cost-sharing as tree placement is street tree area. to 10-foot 5 to 8-foot to a street. required. T AND DESIGN STANDARDS A 6 A addition to the street tree wide minimum wide, textured New development requires placement is required. “adequate public facilities.” sidewalk is required in or scored concrete area for street tree 2-foot6-foot SECTION 2: DEVELOPMEN area. AA Throughout code as approval criteria such as land divisions 18.76.050.F and site review Standards, Site Design and V-B Sidewalk, Section V, Ashland Street Corridor Table 18-4.6.040.K Use Standards 18.72.070.D. 18-4.6.070 18.68.120 Existing: Existing: Unified: Unified: Code Amendment Sanitary sewer and water Ashland Street Corridor Category standards facilities impacts of development, but Amendments 7/22/14 41 are not clearly identified in drainage facilities may be required to address the Improvements to storm Code Reference Existing Standard Proposed Amendment Comment land use ordinance. Ordinance Use cannot be rectified by the be required to size storm upstream drainage area. deficiency exists and the applicable facility master New development must authorize cost-recovery restricted by city where development within the New development may water or sewer system sized to accommodate Land Downstream drainage existing and projected Drainage facilities are Development may be accommodate future runoff caused by the area as projected by storage of additional drainage systems to water management. provisions for storm for over-sized lines. Add language clarifying: facilities provide for plans; and city may provide adequate future runoff from development. development. T AND DESIGN STANDARDS New development requires “adequate public facilities.” SECTION 2: DEVELOPMEN Throughout code as approval criteria such as land divisions 18.76.050.F and site review 18.72.070.D. 18-4.6.080 18.68.120 Existing: Storm drainage facilities Unified: Code Amendment Category standard practice in the city, but not reflected in the land Amendments 7/22/14 42 Undergrounding utilities is The HC zone includes areas around Ashland Code Reference Existing Standard Proposed Amendment Comment Ordinance use code. Use Requires undergrounding underground requirement required to provide storm New development needs provided under state law lighting lines for services watercourse traverses a when there are physical development conditions proposed development water easement where Commercial sign standards Land to meet utility provider constraints or existing that make placement to new development. New development is approves location of communication, and Allows City to waive for over-sized lines. Add language clarifying: site, as applicable. or cost-sharing as surface-mounted City reviews and requirements. apply to HC Zone. impractical. of electric, T AND DESIGN STANDARDS facilities. Code doesn’t address which sign regulations apply to the New development requires “adequate public facilities.” SECTION 2: DEVELOPMEN Throughout code as approval criteria such as land divisions 18.76.050.F and site review 18.72.070.D. 18-4.6.090 18-4.7.080 18.68.120 Existing: Signs in HC (health care) zone Unified: Unified: (electric, Code Amendment communication, lighting) Category Underground utilities Issue raised by focus group. Retirement Center (N. Main energy can be used by non-Amendments 7/22/14 43 The Planning Commission Mountain Meadows (north Section is deleted. The repetitive language is end of N. Mountain Ave.). covered in 18-1.6 Zoning HC zone. Hospital, Mountain View mechanical (e.g., south make it clear that solar “passive and active” to recommended adding mechanical systems. deleted because it is facing windows) and Code Reference Existing Standard Proposed Amendment Comment St./Maple St.), and Permit Expiration, Extension, and Enforcement. Ordinance Use pipes, and light poles and flag Rooftop architectural features a maximum of 4 feet in width, (i.e., preclude the reasonable diminish any substantial poles , shall be exempt from are: The exception does not solar energy systems) such as chimneys and vent The variance does not Land passive or The approval criteria for a active solar energy buildings; passive and active on the site by future use of solar energy solar access which the setback standards. solar setback exception benefits a habitable T AND DESIGN STANDARDS preclude the reasonable structure on an adjacent diminish any substantial characteristics and safety of solar setback variance are: The variance does not use of solar energy on The variance does not Staff Advisor enforces the The approval criteria for a Not addressed in existing There are unique or benefits a habitable solar access which sign code, and Building Official enforces issues the site by future related to structural buildings; lot; and SECTION 2: DEVELOPMEN signs. code. 18-4.8.020.B.1 18.4.8.020.C.1 18.96.160 18.70.060 Existing: Existing: Existing: Existing: Sign code enforcement Unified: Unified: Unified: N/A N/A N/A Solar setback exemption for Code Amendment Solar setback exception – architectural projections Category approval criteria Amendments 7/22/14 44 Recording of solar access easement on neighboring requirement to record the vegetation restrictions on neighboring properties. Amendment removes Code Reference Existing Standard Proposed Amendment Comment properties is legally problematic. Ordinance Use habitable structure on an but delete the requirement to because it is covered by the unusual circumstances Retain solar access permit, Land which do not typically restriction on neighboring that apply to the site There are unique or record the solar access installation are deleted system used by a adjacent lot; and apply elsewhere. Specifics on antenna Building Code. T AND DESIGN STANDARDS properties. manufacturer’s specifications unusual circumstances quired to be Requires antennas to meet which do not typically protection of solar energy that apply to the site recorded on neighboring system from shading by Solar access permit for adequately grounded. apply elsewhere. and antennas to be properties by City. vegetation is re SECTION 2: DEVELOPMEN 18-4.8.060 18.70.070 18.72.170 Existing: Existing: Unified: Unified: N/A Code Amendment protection from shading by Disc antenna installation Solar access permit for Category requirements vegetation review, policy implications – update clarifies and creates Amendments 7/22/14 45 review, discretion – Type I based on the state model interpretation are unclear types Type III and Legislative Type III review), and is interpretations (i.e., no discretion – Ministerial and overlapping. The Code Reference Existing Standard Proposed Amendment Comment requirements for an Current process three levels of Ordinance code. Use with notice) is used. The tation may If interpretation does not modify the interpretation have significant citywide (administrative decision Land require a public notice Commission, who can called up for review of require discretion, it is Planning Commission require discretion, the and Council using the request directly to the ministerial process. A implications, the Staff Advisor may refer the ministerial decision is legislative procedure. Advisor and does not If interpretation does processed through a interpretation can be based on the criteria and public hearing. made by the Staff established in the four Type I process types of Updates to create When interpre the Planning section. forwarded to the Council. Council have authority to refer the provision to the SECTION 3: PROCEDURES of land use ordinance or terpretation. interpret an unclear part Planning Commission. Planning Commission, The Commission and The Staff Advisor’s Staff Advisor may forwarded to the interpretation is which in turn is modify an in six Establishes four types of Unified: There are 18-1.5.050 and 060 18.108.160 18.12.050 Existing: Unified: Code Amendment Ordinance interpretation Category procedure quasi-judicial zone and map The amendment is intended zone and map amendments map change. Quasi-judicial changes shifted to the Type initiated by a private citizen. amendments are broader in believes this is because the existing City code is shorter reviews are combined, with The provision has not been Amendments included by ORS reference 7/22/14 46 and deleted as a separate Expedited land division is context typically involving than the Oregon Revised parcels, and are typically and legislative zone and between a quasi-judicial II category (see below). (45 days for a decision) numerous parcels, and to clarify the difference partition process in the used in Ashland. Staff review procedure (see timeline for a standard In contrast, legislative involve one or a few Code Reference Existing Standard Proposed Amendment Comment make law or policy. Ordinance below). Use procedures – Ministerial (over with the Comprehensive Plan Deletes section and provides Applications involving zoning map amendments consistent (administrative decision with amendments or corrections Land regarding expedited land reference to state statue are subject to a Type II notice), Type II (public (legislative decision). hearing), and Type III the counter), Type I map, or minor map of planning review divisions. review. Division, Type I, Type II, Type land division can be done, the that are not legislative without planning review procedures – SECTION 3: PROCEDURES and other map amendments Council, unless the decision Outlines when an expedited decisions on zone changes requirements, and effective Ministerial, Expedited Land The Planning Commission has the authority to make date for an application. further action from the procedure, noticing III, and Legislative. is appealed. 18-5.1.010.B.3 and Table 18-5.1.010 18.108.060.C.2 planning procedures 18-5.1.010.B 18-5.9.020.A 18.108.020 18.108.030 Existing: Existing: Existing: Expedited land divisions Unified: Unified: Type II review of limited zone amendments and corrections Code Amendment changes, and minor map Category limits for ministerial permits. properties is not in place for 197.195 and throughout the Amendments 7/22/14 ORS does not include time 47 Provision for not accepting ORS is the approach used deleted because the intent City’s land use ordinance. Statues (ORS) timeline for with ORS 227.175.10.a.C. Currently, the requirement an expedited land division application that cannot be required information. The to send mailed notices to Changed for consistency (63 days for a decision). Providing a reference to in the state model code. flexibility in working with application for a Type I Amendment to provide consistency with ORS is unclear and it limits notices, including the applicants to get the occupants of subject acted on in 7 days is most of the land use Code Reference Existing Standard Proposed Amendment Comment preceding notice of application. Ordinance Use home occupation permit, sign property are deleted from the Decision is effective 12 days after the decision is mailed. Land mailing list for the notice of applicable forms, property review (e.g. fence permit, Application for ministerial Occupants of the subject owner signature, and permit) shall include application fee. decision. applicant consents to a longer The mailing list for a notice of day after notice of decision is SECTION 3: PROCEDURES decision includes occupants Decision is effective on 13th acted on within 7 days shall Applications that cannot be not be accepted unless of the subject property. period for action. 18-5.1.040.A.1 18.108.040.D 18-5.1.050.D 18-5.1.050.E 18.108.022 Existing: Existing: Unified: Unified: Effective date of a Type I Unified: Mailing list for Type I notice of Accepting applications for a Code Amendment Category ministerial review decision Amendments 7/22/14 Added for consistency with Added for consistency with 48 the record open are added to the ordinance per ORS continuances and leaving the Type I and Type II Code Reference Existing Standard Proposed Amendment Comment the Type I notice of The procedure for 197.763(6). Ordinance decision. Use findings relied upon in making the application form, a map or or testimony that is within the scope of the hearing body. If additional relevant evidence date to continue the hearing or leave the record open for expired, and an explanation N/A Any participant may ask the the hearing authority grants that a person who is mailed must file an appeal with the An application shall contain additional written evidence. The notice of decision shall standing may appeal to the identifying when the period Land for filing a local appeal has the request, it schedules a the decision, conditions of written notice of decision state Land Use Board of include the decision, the hearing authority for an City before a party with opportunity to present approval, a statement Appeals (LUBA). An application for amendment SECTION 3: PROCEDURES The findings adopted by the the Chair and mailed to the Commission are signed by by a property owner or parties. mailed. 18-5.1.060.C.1.e 18.18.070.B.3.a 18.108.040.D.3 18-5.1.060.D.2 18-5.1.070.B.2 Existing: Existing: Existing: Unified: Unified: Unified: N/A and leaving the record open for Procedures for continuances Type III application submittal Content of Type II notice of Code Amendment Type II public hearing Category information decision Amendments state noticing requirements 7/22/14 49 Provides consistency with application information. for legislative planning Code Reference Existing Standard Proposed Amendment Comment applications Ordinance Use the date the decision is made When approved, the decision statement or letter explaining how the application satisfies reflect recent change in plan as applicable, a written decision for the subject site denied, the decision is final addressing notification Oregon Administrative Land by the Council or mailed to adjusted to 35 days to as applicable, the required necessary to complete the enacting ordinance. When information demonstrating New language added other information deemed requirements of ORS fee (except when the City initiates the request), and Rule (OAR) 660-018- becomes final and takes effect as specified in the DLCD notice time compliance with prior the relevant criteria, the applicant. 227.186. application. 0020. application and the scheduled resident shall be filed with the mentioned, but this is to allow The decision of the Council is the submission of a complete SECTION 3: PROCEDURES for the required notice to the Commission meeting. State Requires 45 days between noticing requirement is not final when the findings are Mayor, and mailed to the adopted, signed by the Development (DLCD). Planning Department. Department of Land Conservation and parties. 18.108.060.C.1.a 18.108.170.C 18-5.1.070.E. 18.108.070.4 18-5.1.070.D Existing: Existing: Existing: Unified: Unified: on and notice State noticing requirements for applications Code Amendment Category Type III final decisi Type III planning of decision Amendments 7/22/14 Staff recommends deleting 50 with ORS 227.178(4) and Changed for consistency change of occupancy Code Reference Existing Standard Proposed Amendment Comment ORS 215.178(4). Ordinance Use of the next day that is not be mailed to the applicant, all does not include the day (e.g., appeal time period on Saturday, Sunday, or period runs until the end 5.1, the designated time review procedures in 18- parties of record, individuals information is required to be period does not include If the time period ends The notice of decision shall Site design review required periods for the general Land on a weekend or legal notice of decision, and the a notice of decision is for any change in use that the date of the action or groups who requested . 180 days a legal holiday, the When an application is In computing time incomplete, missing submitted with mailed). holiday. DLCD. SECTION 3: PROCEDURES information is required to be Site design review required . 31 days When an application is incomplete, missing any change of submitted within N/A for 18.108.017.A.2 18-5.2.020.A.7 18-5.1.090.C 18-5.1.090 Existing: Existing: Incomplete applications Unified: Computing time periods Unified: Unified: N/A ew requirement for change in occupancy for a Code Amendment Category Site design revi Conservation Division along strategies. Additionally, the This provision was included departments. This provides Amendments 7/22/14 changes or impacts. It also 51 prior to 2008, and appears to have been inadvertently process when the building information is typically not process regarding energy in the land use ordinance difficult to understand for level of detail required to involves researching the because it is not a good Deleted. Pre-applications for site and water conservation review applications are applicants early in the building code and it is measure of land use known until after the planning application Code Reference Existing Standard Proposed Amendment Comment deleted at that time. provide the energy communicate with with all other City an opportunity to forwarded to the Ordinance users. Use requires a greater number of design review required for a Land change in residential uses residential situations, site N/A Except for single-family that requires additional parking spaces. parking. used per each source and the site review applications to the lighting, and the approximate SECTION 3: PROCEDURES and type of energy proposed the conservation coordinator comment. Prior to approval, any change in use number of parking spaces. methods used to make the information on the method Staff Advisor shall forward intensive occupancy, as written report including an applications shall provide annual amount of energy occupancy from a less which requires a greater conservation division for the building for heating, cooling and shall provide an oral or intensive to a more Site design review approximation. defined in code, or 18.108.040.A.1.c.vi 18.72.060.X.3 and 18-5.2.020.B.5 18.72.150 Existing: Existing: Existing: Unified: Unified: N/A N/A non-residential use ew requirement that requires additional parking for a change in residential use Site design review application Code Amendment review by conservation Category Site design revi coordinator spaces and the street, and between Staff recommends adding a Focus group recommended design and building permits application for lighting. This Amendments item was revised to require 7/22/14 52 Concern was raised by the information at the planning elevation between the site locating erosion materials Given the pre-application drainage plan to address submittals are prepared. requested removing this the site and neighboring conference and building lighting, but not the type preliminary grading and the location of outdoor focus group regarding Conservation Division significant changes in Code Reference Existing Standard Proposed Amendment Comment permit process, the requiring detailed requirement for a and height. Ordinance properties. section. Use drainage plan prepared by an indicating general changes to connections to adjacent Advisor. Plan shall show the applications for sites ½ acre Location of mail boxes. engineer shall be submitted Pedestrian and bicycle Land location an extent to which Location of bus stops. contour lines, slope ratios, N/A A preliminary grading and Location of outdoor grading will take place, and larger, as deemed sign review Site plan is required to necessary by the Staff circulation and properties. lighting. with site de include: SECTION 3: PROCEDURES specifically addressed in the applicant, an assessment of Site design approval criteria the applicant’s energy use connections, bus facilities, assessment of the energy methods to further reduce applicant of cost-effective application requirements. and outdoor lighting, but recommendations to the require pedestrian and bicycle circulation and energy consumption. use estimates by the these items are not strategies, and 18-5.2.040.B.3 18-5.2.040.B.5 18.72.060 Existing: Existing: Unified: Unified: N/A Site design review application Code Amendment Preliminary grading and Category drainage plan submittals with the grading plan, rather Water Conservation Analyst review plans for compliance This allows the City’s Water Amendments Staff worked with the City’s requirements. The updated Makes it clear that intent of 7/22/14 53 building permit submittals. the language is regarding discussed at a landscape list was also circulated to to update the list of plan Conservation Analyst to than with the landscape irrigation plans with the Currently, landscape internal circulation of professionals submit with the landscaping Code Reference Existing Standard Proposed Amendment Comment design focus group plan requirements. professionals and landscape design standards. Ordinance meeting. Use Irrigation plan required at time detention and treatment plans current technology, especially slope stabilization proposals, d to reflect Change approval criteria to Land retaining walls if proposed, permanent erosion control measures. Surface water as it relates to irrigation may also be required. location and height of “paved access to and and temporary and building permit Language update the .throughout submittals systems. of Irrigation plan required at time commercial, industrial, mixed- SECTION 3: PROCEDURES projects requiring site review more detailed set of plans is landscaping is required for landscaping is required, a use, and non-residential approval criteria require When water conserving Site design review and conditional use permit (Water conserving . installation approval). required. of Policies, Site Design and Use Section III Water Conserving Landscaping Guidelines and 18-5.2.040.B.7.b and c 18-5.2.040.B.7.a.iii 18-5.2.050.D and 18-5.4.050.A.2 18.72.060.T Standards Existing: Existing: Irrigation plan timing Unified: Unified: Unified: conditional use permit approval Landscape and irrigation plan Code Amendment conserving landscaping criteria – paved access Site design review and requirements for water Category in obtaining building permits the applicant more flexibility exceptions and variances is Clarification carries forward Amendments so that improvements such 7/22/14 54 open space improvements guaranteed with a bond or construction is completed. public improvements such can be deferred until after as sidewalk installation or ordinance. Distinguishing deposit. Often this allows process used in existing Similar to a subdivision, between the applicable as utilities, streets, and exception or variance open spaces can be Code Reference Existing Standard Proposed Amendment Comment development.” vehicles within the development. Ordinance Use Site Development and Design N/A Language added that clarifies depart from the requirements that a variance is required to N/A Public improvements can be exception is deleted, and a Land guaranteed with a bond or standard Exception to the reference is added to the Also clarifies that the Separate downtown of the chapter. Standards. deposit. design standards zone, using for buildings in the downtown SECTION 3: PROCEDURES Exception to the Site Design the development.” Outlines exception process similar criteria to existing “paved access to and and Use Standards. through 18.104.050.B conditional use 18.72.070.D site review and Design and Use Standards Standards VI-K, Section VI Downtown Ashland, Site Unified: 18-5.2.060 18-4.2.060.C.11 18-4.3.020.D Existing: Existing: Existing: Existing: Unified: Unified: permit N/A N/A requirement parking, access, and circulation Public improvement guarantee Standards for properties in the Exceptions and variances to downtown design standards Code Amendment Development and Design for site design review Exception to the Site Category requirements zone System Plan, October 2012. site layout, and landscaping necessary because Part 18- Amendments 7/22/14 55 code, and building design, that require an exception. variances in the existing identified in the adopted Performance measures 4 includes parking, tree Ashland Transportation preservation, and sign standards that require Code Reference Existing Standard Proposed Amendment Comment Ordinance Use breaking up parking lot of environmental impacts of of experience, and ability following sections are subject circulation standards (18- For pedestrian facilities, surface parking through design (18-4.3.080.B.5) feeling of safety, quality 50 or more spaces with proposed variance provides to safely and efficiently pedestrian access and street-like features (18- Land access, wait time, and performance measures for plazas, walkways and reducing the adverse to the exception process, For bicycle facilities, For transit facilities, evaluating whether the rather than a variance: transportation facilities ride experience. cross roadway. Amendment adds equal or superior 4.3.080.B.4) 4.3.090) including: standards “will result in equal SECTION 3: PROCEDURES standards requires that the facilities and connectivity.” or superior transportation One of the criteria for an variance from the street exception to the street 18-4.6.020.B.1.b 18.88.050.F.B Unified Code: Existing: Code Amendment Exception to the street Category standards consistency with subdivision Amendments 7/22/14 56 In the existing ordinance, required to be minimized driveway curb cuts are New criteria added for Code Reference Existing Standard Proposed Amendment Comment and flag drives are approval criteria. Ordinance Use The partition is consistent subarea or neighborhood quality of experience and with vehicle cross traffic. plans, and previous land 2. Section deleted because it are Access to proposed lots conforms to the design Any required state and repeats other criteria in the Land 1. Criteria added requiring: The Planning Commission frequency of conflicts feeling of safety and modifications to phasing served by the flag drive. 2 flag lots federal permits are obtained or can be approval is required for with City-adopted obtained prior to use approvals. development. standards. No more than section. plans. street improvements required 2. Section 18.76.170 outlines SECTION 3: PROCEDURES 1. Issues are not addressed. The hearing authority for modifications to phasing are served by a flag drive. for lot division on an 2 lots unimproved street. plans is not clearly No more than addressed. 18.80.050.A and F 18-5.3.030.C 18-5.3.060.D 18-5.3.050 18.76.050 18.76.170 Existing: Existing: Existing: Subdivision phasing Unified: Unified: Unified: Number of lots served by a flag driveway – flag lot partition plat Code Amendment Partition approval criteria Category (preliminary plat) criteria The existing ordinance does facing lots that are part of or Based on state model code. the partition and subdivision Amendments word flag drive is added for not limit subdivisions under 7/22/14 Added for consistency with 57 The final plat requirements with the City’s engineering and surveying staff on this adjacent to the partition to 18.76.060.D and H permitted to be shared by model code. Staff worked based on the state model adjacent properties. This share the driveway. The consistency and clarity. allows standards street sections. New sections are based on the state Code Reference Existing Standard Proposed Amendment Comment Ordinance section. code. Use N/A States that same procedure is performance standards option cross reference to AMC 4.18 vacation of a plat, except for streamlined, and references street vacations. Provides a requirements for clarity, but the process is unchanged. Final plat requirements are Land and ORS 18.271 for street ORS 92 Subdivisions and requirements, approval criteria, and recording required for re-plat or Add clarification that Adds submission vacations. Partitions. performance standards option information, much of which is SECTION 3: PROCEDURES inconsistencies between the and requires use of partition out of date. Also, there are Defines lot line adjustment requirements are lengthy detailed and technical partition final plat and Allows the use of the subdivision final plat Existing final plat chapters. process. 18.76.100 – 130 and 18-5.3.090 18-5.3.110 18-5.3.120 18-3.9.020 18.80.050 18.76.140 Existing: Existing: Existing: Property line adjustments Unified: Final plat requirements Unified: Re-platting and vacation of plats Unified: Unified: N/A Nonresidential land division Code Amendment using the performance Category procedures. The list of Type the existing planning review identify all conditional uses. 18.108.040.A is incomplete Amendments the performance standards 7/22/14 58 and tends to be confusing. existing standard requiring was expanded in the 2008 This edit does not change detail site review overlay. covered in Table 2.2.030 a minimum FAR of .50 in I conditional use permits Additionally, it is already update in an attempt to Uses Allowed by Zone. options to residentially The amendment is for consistency with the Code Reference Existing Standard Proposed Amendment Comment The existing list in zoned lands – the amendment is a clarification. Ordinance Use can be used to subdivide land The target use of C-1 and E-1 review overlay is defined as The list is simplified so that: Type II review includes those actions not listed those actions involving environmental impacts Type I review includes Land structures, up to three Architectural design existing structures or to minimize general retail commercial property in the detail site temporary uses and Revises one item on list: additions to existing such as noise, light, in nonresidential zones. government signs. uses developed at an residential units, . .50 FAR as a Type I. features intensity of constrained, over two acres in The target use of C-1 and E-1 property is defined as general retail /office commercial uses SECTION 3: PROCEDURES Lists uses that are subject to variety of conditions that the residential (R-2 and R-3) or included in the overlay area distinguishes those that are developed at an intensity of subject to a Type II review. (FAR). to subdivide properties not which are environmentally size, or zoned multi-family Existing subsection lists a impose as conditions to a approval authority may conditional use permit. a Type I review, and Croman Mill (CM). .35 floor area ratio 18-5.4.050.A.5 d and f 18.104.020.B.4 and 6 18.108.040.A 18-5.4.050.B 18.104.060 18-5.4.030 18.88.080 Existing: Existing: Existing: Existing: Unified: Unified: Unified: standards options Conditional use permit approval Conditions of approval for a Code Amendment criteria - target use for C-1 conditional use permits conditional use permit (commercial) and E-1 Review procedure for (employment) zones Category Amendments By tying the building permit 7/22/14 Added for consistency with 59 period has passed before issuance to the effective ensures that the appeal construction is initiated. date of the decision, it Code Reference Existing Standard Proposed Amendment Comment other chapters. Ordinance Use issued for a development with variance application including Limit or set standards for accordance with another list of conditions of approval: Improvements to water, and intensity of outdoor plan, elevations, and written May require renewal of A building permit cannot be Add three items to possible Land an approved variance until conditional use permit location, type, design, the effective date of the application form, fee, site Lists items required for a drainage systems. sewer, and storm glare, and odor. annually or in timetable. lighting. . findings. decision issued for a development with SECTION 3: PROCEDURES vibration, dust, odors, or 15 The owner or his agent may A building permit cannot be an approved variance until description of the property noise, make application with the and plans and elevations accompanied by a legal proposed development. similar nuisances. necessary to show the days after approving Staff Advisor. Such application shall be One item on list is: Regulation of variance by the . Commission 18.100.020 18.100.030 18-5.5.040 18-5.5.060 Existing: Existing: Unified: Unified: Variance application submission Variance – issuing building Code Amendment Category requirements permits Amendments 7/22/14 60 There are five zones in the change. This is consistent amendment for any zone Croman Mill district. The with the North Mountain proposed amendment would require a major Neighborhood district amendment process. Code Reference Existing Standard Proposed Amendment Comment Ordinance Use modification is processed approved as a Ministerial Add new chapter on creating required to change zoning in using the same process Similar to current code, Land as the original project. Section deleted because an application for a the Croman Mill district. modifications to be repeats language in 18- A major amendment is modification process. a minor and major Allows some approval. 1.6.100.C. required to be processed as a required to change the zoning SECTION 3: PROCEDURES may impose an enforcement In addition to any fine, court enforcement costs incurred employment (OE) zones. of land in the compatible Type I modifications are industrial (CI) and office modifications as Type II fee as restitution for the A major amendment is Type I, and Type II by the City. 18-3.2.030.C.1.a.i 18.53.030.B.1.a.i 18.108.040.A.2 18-5.7.090 18.61.130 Existing: Existing: Existing: Unified: Unified: Unified: 18-5.6 Croman Mill major amendment Code Amendment Modifications to planning Enforcement fee for tree Category removal violation for zone change approvals Amendments 7/22/14 61 Code Reference Existing Standard Proposed Amendment Comment Ordinance Use relationship between land Comprehensive Plan and uses and development in uses, lots, and structures comprehensive plan and comprehensive plan, zoning Revises enactment and code applies to all land Construction – clarifies are required to comply Land Zoning Map – clarifies map, and building permits. how ordinance works. Compliance – section effect to say land use added to explain that relationship between Add sections addressing Rules of Ordinance ordinance relates to the with the ordinance. use ordinance and development process: Consistency with state and federal Chapter expanded to establishing how the Laws – clarifies basic mechanics of requirements. the City. SECTION 4: NEW LANGUAGE FOR STANDARDIZATION provisions of the land use enactment are covered in be used or occupied and thereof shall be created, The purpose of the land effect” section excludes No structure or lot shall partition, sign permit or extended, enlarged, or moved, reconstructed, altered contrary to the commercial zones, or development that are The “enactment and permitted outright in no structure or part use ordinance and Ch. 18.04 General variance approval. have site review, land uses and Provisions. ordinance. 18-1.2.030 – 18-1.2.090 Existing: General administration Unified: 18.04 18.12 Code Amendment Category Revised chapter is intended with ORS 92.010 to 92.190, of nonconforming situations Amendments 7/22/14 62 according to the four types Jackson County, or before record” which are lots that which was updated by the Provided for consistency requirements for “lots of subdivision regulations. developments and lots. Chapter is reorganized were legally created in the City’s partition and to address state law Code Reference Existing Standard Proposed Amendment Comment Legislature in 2009. – uses, structures, Ordinance Use zoning map and land use process for determining when lawfully established situations land use compliance and Official Action – explains actions, and clarifies the who has the authority to explains coordination of Staff Advisor’s ability to Explains chapter addresses Planning commission. Land current standards and the Establishes criteria and a refer matters to the that do not comply with Building Permits – approve land use building permits. a lot of record exists. continuation of those ordinance. SECTION 4: NEW LANGUAGE FOR STANDARDIZATION situations. with all the ordinances when it When a lot does not meet the Purpose and applicability not allowed to be occupied by a permitted use if it complied lot size requirements, it is was recorded. addressed. 18.68.090 and 18.68.130 18-1.4.010 18.68.130 Existing: Existing: Unified: Nonconforming situations Unified: 18-1.3 Code Amendment Lot of record and legal lot Category determination Intended to provide the user between the zoning districts location in the zone, special zoning standards that apply Amendments Plan, and the allowed uses 7/22/14 district, and overlay zones. 63 have a separate purpose statement to explain the and the Comprehensive Explains the connection Existing section doesn’t according to the zoning statement. Each ULUO chapter has a purpose to properties given the with a roadmap to the reason for having the Code Reference Existing Standard Proposed Amendment Comment Ordinance 18-1.5.010 Existing: chapter. Unified: district. N/A Use special districts, and overlays. with a zoning district, or zone. the ordinance may have two N/A Some terms or phrases with Comprehensive Plan. Every within the City is designated zones, special districts, and The use of land is limited to parcel, lot, and tract of land resolving differences in the Land meanings, and the section interpretation of ordinance N/A Table 18-2.1.040 lists the applicability of the zones, overlays pursuant to the Regulations establishes the uses allowed by the N/A Chapter 18-2.1 Zoning provides a process for or more reasonable applicable zone. SECTION 4: NEW LANGUAGE FOR STANDARDIZATION text. 18.108.060.A 18-1.5.010 18-2.1.010 18-2.1.040 Existing: Existing: Existing: Unified: Unified: Unified: 18.12 N/A Regulations General Provisions Purpose of Ch. 18-2.1 Zoning Code Amendment Ordinance Interpretations Purpose of Ch. 18-1.5 Applicability of Zoning Category Regulations adopted provisions for bees Explains what a special use simply added to explain the Amendments This item adds the recently 7/22/14 64 ordinance contains special and micro-livestock (ORD chapters on the individual zones and this section is Ch. 18-2.2 combines the may apply. The existing different residential and development standards reason for the chapter. allowed uses in the 9 uses in the separate Code Reference Existing Standard Proposed Amendment Comment is and that different commercial uses. Ordinance Use standards. These special use standards may differ from the land use ordinance and AMC standard each is subject surrounding properties, must Existing standards related to establishes the different be developed in accordance established for other uses in which, due to their effect on livestock and bees from the with special conditions and Land conditional, accessory to including permitted, Comprehensive Plan. Applicability – all land types of uses and the and prohibited uses. chapter 18-2.3 are uses, Special uses included in uses in the City are Purpose – regulate development standards allowed land uses special permitted, subject to 18-2.2. Allowed Uses – the same zone. pursuant to SECTION 4: NEW LANGUAGE FOR STANDARDIZATION uses are covered in separate bees and micro-livestock in Standards allow keeping of The special permitted uses residential and commercial residential and commercial The purpose and allowed residential districts under chapters for each of the are covered in separate chapters for each of the zones. zones. 18.14, 18.16, 18.20, 18.22, 18.14, 18.16, 18.20, 18.22, 18.24 18.28, 18.32, 18.40, 18.24 18.28, 18.32, 18.40, 18-2.2.010 – 18-2.2.030 Table 18-2.2.030 18-2..3.010 18-2.3.160 Existing: Existing: Unified: Unified: Unified: 18.52 18.52 Base Zones and Allowed Uses Purpose of Ch. 18-2.3 Special Allowed Uses of Ch. 18-2.2 Purpose, Applicability, and Keeping of bees and micro- Code Amendment Category Use Standards livestock effort to make the standards coverage) for the residential more user friendly, all of the livestock are included in the Amendments 7/22/14 65 zones that are located in 6 land use ordinance. In an agricultural and livestock separate chapters in the information pertaining to (e.g., lot size, setbacks, ordinances. Agricultural development standards uses is in one location. consolidates the basic uses and keeping of 308) to the land use Code Reference Existing Standard Proposed Amendment Comment building height, lot Chapter 18-2.5 existing code. Ordinance Use Comprehensive Plan and uses and development in development standards, – sets lot and this chapter apply to all standards are not changed. standards contained in Land scale, and location of certain requirements. 9.08 are combined in one structure height, and other provisions that the City’s residential control the intensity, the purposes of this - The including minimum density, coverage, dimensions, area, residential zones, development, for place. The uses and Ashland’s base pursuant to the Applicability ordinance. SECTION 4: NEW LANGUAGE FOR STANDARDIZATION Purpose ¤¤ N/A 18-2.5.010 - 18-2.5.020 AMC 9.08 Existing: Existing: Unified: N/A Purpose and Applicability of Ch. Code Amendment 18-2.5 – Standards for Category Residential Zones employment zones that are located in 3 individual zone Amendments 7/22/14 66 (e.g., setbacks, building development standards chapters in the existing consolidates the basic coverage) for the four Code Reference Existing Standard Proposed Amendment Comment height, landscape commercial and Chapter 18-2.6 Ordinance code. Use Comprehensive Plan and obtaining zoning permits. uses and development in development standards, zones. Property owners zones. Property owners development meets the applicable standards of – sets lot and this chapter apply to all standards contained in this ordinance, and for Land the city’s employment scale, and location of structure height, and other provisions that control the intensity, the purposes of this employment zones, - The verifying whether a are responsible for including minimum density, coverage, dimensions, area, development, for proposed use or Ashland’s base pursuant to the Applicability ordinance. SECTION 4: NEW LANGUAGE FOR STANDARDIZATION Purpose ¤¤ N/A 18-2.6.010 - 18-2.6.020 Existing: Unified: N/A Purpose and Applicability of Ch. Code Amendment 18-2.6 Standards for Non- Category Residential Zones Amendments chapters (see 18-2.2.030). 7/22/14 67 For consistency with other For consistency with other Code Reference Existing Standard Proposed Amendment Comment Ordinance chapters. Use obtaining Zoning Permits. across zones and supplement find the use is allowed or not allowed following the those that are permitted, the base zoning regulations. development meets the applicable standards of Uses allowed in a zone not listed, the City may special standards, and conditional use permit. When a specific use is this ordinance, and for specific geographic areas. Land 1.5.040 Similar Uses. Allowed uses include characteristics that apply allowed subject to a permitted subject to individually are also special situations or site based on neighborhood N/A The special districts are verifying whether a are responsible for Overlay zones address planning processes for procedures of 18- proposed use or SECTION 4: NEW LANGUAGE FOR STANDARDIZATION permitted, or conditional uses in the Croman Mill district as uses are permitted, special listed in the land use table. Uses and their accessory 18-3.1.010 18-3.2.040 18.53.040 Existing: Existing: Unified: Unified: N/A Purpose of Ch. 18-3.1 Special Allowed uses in Croman Mill Purpose and Administration Code Amendment District and Overlay Zone Category district Amendments 7/22/14 68 chapters (see 18-2.2.030). For consistency with other Code Reference Existing Standard Proposed Amendment Comment Ordinance Use find the use is allowed or not allowed following the same structure or on the those that are permitted, same structure or on the applicable development applicable development Uses allowed in a zone allowed in combination with one another in the not listed, the City may allowed in combination with one another in the standards and building standards and building code requirements are special standards, and conditional use permit. code requirements are When a specific use is same site, provided all same site, provided all Land 1.5.040 Similar Uses. Allowed uses include allowed subject to a permitted subject to individually are also procedures of 18- SECTION 4: NEW LANGUAGE FOR STANDARDIZATION met.met. Not clearly addressed in existing code. 18-3.5.050 Existing: Unified: N/A Allowed uses in North Mountain Code Amendment Neighborhood district Category Amendments 7/22/14 69 For consistency with other For consistency with other Code Reference Existing Standard Proposed Amendment Comment Ordinance chapters.chapters. Use says overlays provide special consistent with the goals requests an exception to N/A Adds purpose statement that that supplement base zoning regulations are intended the ordinance chapter in protection, and livability, to protect public health, Applicability - Part 18-4 through standards that compatibility, resource a design standard, the against the purpose of Land applies to permits and Comprehensive Plan. evaluates the request regulations and standards - Part 18-4 standard is located. Where an applicant safety, and welfare and policies of the development. The approval authority promote land use which the design contains design standards for SECTION 4: NEW LANGUAGE FOR STANDARDIZATION Purpose regulations. ¤¤ Existing language includes a development subject to site design and use standards. detailed list of types of 18-4.1.010 - 18-4.1.020 18-3.12.010 18.108.020 Existing: Existing: Unified: ULUO: N/A Purpose and Applicability of Ch. Purpose of site design overlays 18-4.1 Site Development and downtown design standards, historic, pedestrian places) Code Amendment (i.e., detail site review, Category Designs Standards Administration Amendments 7/22/14 70 Code Reference Existing Standard Proposed Amendment Comment Ordinance Use City under this ordinance. this ordinance, and other other action taken by the approvals granted under summarized in Table 18- regulatory agency, may Oregon Department of Land agencies, such as the also apply. The City’s requirement shall not invalidate a permit or 4.1.020. The design Transportation or a failure to notify the standards of other applicant of such natural resource City actions, as SECTION 4: NEW LANGUAGE FOR STANDARDIZATION Code Amendment Category Landscaping standards are Amendments included in the existing site chapter requires a purpose 7/22/14 71 Introduction of Site Design design and use standards. statement for consistency Making the landscaping standards a separate and Use Standards. Code Reference Existing Standard Proposed Amendment Comment with other chapters. Based on Section I Ordinance Use and walls. The regulations are impacts, such as glare, noise, health, safety, and welfare by cooling buildings and parking ucture costs; surface water runoff, thereby outdoor lighting, and fences vehicle maneuvering areas; lots in summer months with and screening, recycle and erosion; slowing the rate of Land buffering pedestrians from shade; and enhancing the standards for landscaping adjacent uses; minimizing intended to protect public N/A Chapter 18-4.4 contains and visual impacts, on reducing development refuse disposal areas, city’s appearance. reducing infrastr SECTION 4: NEW LANGUAGE FOR STANDARDIZATION 18-4.4.010 Existing: ULUO: N/A Purpose of 18-4.4 Landscaping, Code Amendment Lighting, and Screening Category and applicability statement. Making the outdoor lighting Amendments code, but are embedded in 7/22/14 are included in the existing 72 section requires a purpose Outdoor lighting standards the site design standards. standards a separate Code Reference Existing Standard Proposed Amendment Comment Ordinance Use onto adjacent properties. outdoor lighting is subject subject to Type I, Type II, proposed development is a condition of approval to requiring adequate levels protect the public health, minimizing light spillover levels or limit lighting as of outdoor lighting while - This section require specific lighting approval authority may Land to the requirements of or Type III review, the this section. Where a contains regulations safety, and welfare. - All Applicability SECTION 4: NEW LANGUAGE FOR STANDARDIZATION Purpose ¤¤ N/A 18-4.4.050 Existing: ULUO: N/A Purpose and applicability of section 18-4.4.050 Outdoor Code Amendment Category Lighting Amendments 7/22/14 73 For consistency with other Code Reference Existing Standard Proposed Amendment Comment Ordinance chapters. Use - The standards required. All public facility 18-4.6 applies to all new developments subject to improvements within the projects subject to Land - Chapter Division (Subdivision or development, including Partition) approval and Land Comprehensive Plan. implement the public facility policies of the Site Design Review, accordance with the where public facility improvements are procedures of this City shall occur in of chapter 18-4.6 standards and Applicability SECTION 4: NEW LANGUAGE FOR STANDARDIZATION chapter. Purpose ¤¤ N/A 18-4.6.010- 18-4.6.020 Existing: ULUO: N/A Purpose and applicability of Ch. Code Amendment 18-4.6 Public Facilities Category New sections are based on Amendments subdivisions do not include 7/22/14 74 For consistency with other chapters on partitions and sections. For consistency purpose or applicability The existing ordinance the state model code. Code Reference Existing Standard Proposed Amendment Comment with other chapters. Ordinance chapters. Use aesthetic impacts on adjacent development pattern approval of subdivisions, standards governing the - The purpose ease of use. Basic sections standards for installation of partitions and property Land Chapters are combined for envisioned by the are added on the purpose, antennas while minimizing process, land surveys and compliance with ORS 92. compliance with building N/A Chapter 18-4.9 contains regulations allow for the line adjustments as properties and ensuring of this chapter is to reasonable use of disc Carry out the applicability, two-step regulations, and disc antennas. The provide rules, SECTION 4: NEW LANGUAGE FOR STANDARDIZATION Purpose follows. codes. ¤ ¤ provided on partitions and Separate chapters are subdivisions. N/A 18.76 and 18.80 18-4.9.010 Existing: Existing: Existing: Unified: 18-5.3 18-5.3 ULUO:ULUO: N/A N/A Purpose and applicability of Ch. Purpose and applicability of Ch. Land divisions and property line Code Amendment Property Line Adjustments 18-5.3 Land Divisions and 18-4. 9 Disc Antennas Category adjustments Amendments 7/22/14 75 Code Reference Existing Standard Proposed Amendment Comment Ordinance Use resources and public sustainable building requirements for partitions through orderly and Encourage efficient Promote the public provisions such as Protect the natural Standards Option. Land health, safety and requirements with environment and the Performance Coordinate land Comprehensive services, and to general welfare transportation urbanization. - The use of land encourage other code practices. options. efficient division provide Applicability Plan. SECTION 4: NEW LANGUAGE FOR STANDARDIZATION ¤¤¤¤ ¤ Code Amendment Category Amendments 7/22/14 76 Code Reference Existing Standard Proposed Amendment Comment Ordinance Use Subdivisions are the creation of new lots. parent lot, parcel, or parent lot, parcel, or other than partitions and subdivisions apply, as frontage on a public Standards Overlay, fewer lots from one creation of three or more lots from one modifications to lot boundaries that do Land tract, each having creation of four or Partitions are the street, within one all land divisions, adjustments are tract, within one not result in the calendar year. calendar year. lines or parcel For properties located in the Performance Property line SECTION 4: NEW LANGUAGE FOR STANDARDIZATION follows. oooo Code Amendment Category Amendments 7/22/14 77 chapter does not include a The existing annexation purpose statement. For consistency with other Code Reference Existing Standard Proposed Amendment Comment Ordinance chapters. Use under chapter 18-3.9 land to provide for the orderly and development of section 18-3.9.030, adequate provision of public criteria for the annexation of Standards Option. Standards Overlay may be processed individual dwelling Standards Option. Land processed under expansion of the City and procedures and approval requirements of but meeting the chapter 18-3.9 Properties not units, shall be located in the Performance Performance Performance facilities and services. N/A The chapter contains SECTION 4: NEW LANGUAGE FOR STANDARDIZATION 18-5.8.010 Existing: ULUO: N/A Purpose and applicability of Ch. Code Amendment 18-5.8.010 Annexations Category section and do not include a separate chapter requires a purpose statement. Making Amendments 7/22/14 78 consultation with the Legal statement for consistency the Type III procedures a purpose and applicability procedures chapter as a Language based on the masculine and feminine Type III procedures are state model code. The included in the existing Code Reference Existing Standard Proposed Amendment Comment with other chapters. language regarding terms is revised in Department. Ordinance Use uncommon or have more Terms not defined herein Comprehensive Plan, Zoning Applicability – definitions use ordinance and other and Land Use Control Maps, shall have their ordinary under the procedure for amending the terms that may arise in Land terms used in the land ordinance, particularly and Land Use Ordinance. N/A This chapter contains the General Provisions - land use ordinance. Add sections addressing apply to actions and Purpose – to define accepted meanings than one meaning those that may be interpreting this basic mechanics of interpretation SECTION 4: NEW LANGUAGE FOR STANDARDIZATION definitions: feminine and the neuter and the singular includes the As used in this Title, the masculine includes the plural. 18-6.1.010 and 020 18.108.060 18-5.9.010 18.08.010 Existing: Existing: Unified: ULUO: Comprehensive Plan, Zoning, Code Amendment and Land Use Ordinance applicability, and general Purpose of Ch. 18-5.9 Definitions - purpose, Category Amendments EFINITIONS provisions D Amendments 7/22/14 79 Language based on the Code Reference Existing Standard Proposed Amendment Comment state model code. Ordinance Use International Dictionary of providing vehicle, bicycle, section does not redefine and/or pedestrian access masculine term is used statute referenced by the singular by another section of the used it also includes the Where a term is defined that of the other code or Conflicting Definitions – An easement conveyed from a public street to a land use ordinance, the the English Language, considered a standard Land land use ordinance or term in the definitions reference. Where the Webster’s Third New which they are used. shall be variation of a term is within the context in it also include the feminine and the for the purpose of neuter, and the , Unabridged SECTION 4: NEW LANGUAGE FOR STANDARDIZATION statute. plural. Used in code, but not defined. 18-6.1.030 Existing: Unified: N/A Code Amendment Access and Cross Access Category Easement Amendments 7/22/14 80 Language based on the Language based on the Language based on the Code Reference Existing Standard Proposed Amendment Comment state model code. state model code. state model code. Ordinance Use Used in code, but not defined. A connection providing for the location, spacing, design, and from a lot or parcel to a public is an easement providing turning and through vehicles, Used in code, but not defined. The systematic control of the Purpose is to provide access pedestrians, vehicles, or Cross access easement connections to a roadway to movement of vehicles to or minimize conflicts between Land safety and efficiency of the manner that preserves the bicyclist, and pedestrians. between two or more to land development in a intervening property interchanges, and street lot or parcel across operation of driveways, In general, means transportation system. vehicular access approachable by under separate separate sites. median openings, ownership. SECTION 4: NEW LANGUAGE FOR STANDARDIZATION roadway. Used in code, but not defined. 18-6.1.030 18-6.1.030 18-6.1.030 Existing: Existing: Access Management Unified: Access Point Unified: Accessible Unified: N/A N/A Code Amendment Category effort to make the standards more user friendly, all of the adopted provisions for bees livestock are included in the Amendments Definition is unchanged. This item adds the recently 7/22/14 81 uses is located in the land land use ordinance. In an and micro-livestock (ORD agricultural and livestock information pertaining to Language based on the ordinances. Agricultural uses and keeping of 308) to the land use Code Reference Existing Standard Proposed Amendment Comment state model code. use ordinance. Ordinance Use such as a planner, building, or Federal Americans with permit or approval under this useable by people with Land Used in code, but not defined. A person who applies for a modes, as applicable. conformance with the authorized representative property owner, contract other transportation ordinance – can be the approachable and purchaser, or legally Also may mean Disabilities Act. disabilities, in SECTION 4: NEW LANGUAGE FOR STANDARDIZATION developer. The assembly of one or more colonies of bees at a single location AMC 9.08.010 18-6.1.030 18-61.030 Existing: Existing: Existing: Apiary Unified: Applicant Unified: N/A N/A Code Amendment Category effort to make the standards more user friendly, all of the adopted provisions for bees livestock are included in the station.” Automobile service Amendments Definition is unchanged. This item adds the recently 7/22/14 82 are allowed in the C-1 and uses is located in the land land use ordinance. In an and micro-livestock (ORD from “automobile service agricultural and livestock Added to distinguish use existing code. Both uses information pertaining to Language based on the Language based on the ordinances. Agricultural station is defined in the uses and keeping of 308) to the land use Code Reference Existing Standard Proposed Amendment Comment state model code. state model code. use ordinance. Ordinance E-1 zones. Use Used in code, but not defined. Change in the primary type of Used in code, but not defined. The complete codification of the general ordinance of the automobile and truck repair. Land Used in code, but not defined. Establishments primarily engaged in providing City of Ashland. use on a site. SECTION 4: NEW LANGUAGE FOR STANDARDIZATION A person who owns or has charge of one or more colonies of bees. AMC 9.08.010 18-6.1.030 18-6.1.030 18-6.1.030 18-6.1.030 Existing: Existing: Existing: Existing: Ashland Municipal Code Unified: Unified: Beekeeper Unified: Change of Use Unified: N/A N/A N/A Automotive and Truck Repair Code Amendment Category Service effort to make the standards allowed in all zones, but are more user friendly, all of the adopted provisions for bees livestock are included in the Amendments Definition is unchanged. This item adds the recently 7/22/14 83 uses is located in the land land use ordinance. In an and micro-livestock (ORD agricultural and livestock information pertaining to Language based on the ordinances. Agricultural Lodges and clubs are uses and keeping of 308) to the land use Code Reference Existing Standard Proposed Amendment Comment state model code. use ordinance. not defined. Ordinance Use parking, or recreation facilities purpose of which is to render Used in code, but not defined. Land jointly owned to include association supported by the (e.g., may be managed by a Comprehensive Plan of the Used in code, but not defined. Any organization, group, or Land rendered for members and homeowner’s association). open space, landscaping, include a commercial use their guests but does not members thereof, the a service customarily Used in code, but not defined. The current adopted SECTION 4: NEW LANGUAGE FOR STANDARDIZATION City. times drones, brood, combs, workers, but having, when perfect, one queen and at consisting principally of An aggregate of bees and honey. AMC 9.08.010 18-6.1.030 18-6.1.030 18-6.1.030 18-6.1.030 Existing: Existing: Existing: Existing: Club Unified: Colony Unified: Common Area Unified: Comprehensive Plan Unified: N/A N/A Code Amendment Category inclusion of cottage housing pertaining to the application areas to conserve land and Amendments evaluation. The evaluation state model code. This has 7/22/14 84 cottage housing ordinance recommended adopting a as a tool for encouraging review and discussion of transportation efficiency. Language based on the development in existing promote walkability and amendments made per the green development confusion in deadlines Planning Commission as a used allowed din occasionally caused single-family zones. Code Reference Existing Standard Proposed Amendment Comment coordinate with the Definition added to Cottage housing compatible infill Ordinance Use and character compatible with specifically states as working space and sheds, are owned single-family neighborhoods, days. Working days included area, central outdoor space, N/A A cluster of compact homes community building, garden Used in code, but not defined. Unless otherwise specified, grouped around a common and maintained in common surrounding neighborhood. Land amenities, such as parking Cottage housing is a scale open space within a larger Common area and shared Jackson County, Oregon. and consists of detached individual dwelling units, Monday through Friday, excluding City holidays. combination of the two. duplex structures, or a Used in code, but not defined. Calendar days, unless SECTION 4: NEW LANGUAGE FOR STANDARDIZATION 18-6.1.030 18-6.1.030 18-6.1.030 Existing: Existing: Existing: Cottage Housing Unified: County Unified: Days Unified: N/A N/A N/A N/A Code Amendment Category Amendments 7/22/14 85 procedures (e.g., appeal Language based on the Language based on the Language based on the Language based on the Language based on the Code Reference Existing Standard Proposed Amendment Comment state model code. state model code. state model code. state model code. state model code. Ordinance periods). Use including excavation, clearing, Used in code, but not defined. A measurement of the number standard is dwelling units per where it meets a public right-where it meets a public right- Used in code, but not defined. A use that physically left the physical change to the land Used in code, but not defined. A driveway connection to a Land amount of land. A common land it was on, a permitted terminated at the end of a use that ceased, or a use relationship to a specified public street or highway Used in code, but not defined. The edge of a driveway dredging, fill, or paving. ed. To construct or alter a structure or to make a of dwelling units in lease or contract. SECTION 4: NEW LANGUAGE FOR STANDARDIZATION of-way. of-way. acre. Used in code, but not defin 18-6.1.030 18-6.1.030 18-6.1.030 18-6.1.030 18-6.1.030 Existing: Existing: Existing: Existing: Existing: Density(ies) Unified: Develop Unified: Discontinued Use Unified: Driveway Apron Unified: Driveway Approach Unified: N/A N/A N/A N/A N/A Code Amendment Category living situations – residential facility, and room and board Amendments 7/22/14 86 Creates a broad category for several types of group Language based on the care home, residential Used in code, but not Code Reference Existing Standard Proposed Amendment Comment state model code. Ordinance defined. facility. Use other writing containing all the information concerning a land occupancy of a structure by a Used in code, but not defined. The diagrams, drawings, and structures do not include self- 92 and chapter 18-5.3 of this Used in code, but not defined Group living is characterized residents including those for Facilities are types of Group group of people. The size of dedications, provisions, and Used in code, but not defined. All cuts, fills, embankments, division, pursuant with ORS by the long-term residential the group typically is larger Land Residential Care Facilities, have common facilities for than the average size of a contained units but rather recreational, and laundry. Residential Care Homes, household. Group Living equipment maneuvering descriptions, locations, areas associated with and Room and Board stockpile areas, and dining, social and development. SECTION 4: NEW LANGUAGE FOR STANDARDIZATION ordinance. Living. 18-6.1.030 18-6.1.030 18-6.1.030 Existing: Existing: Existing: Final Plat Unified: Grading Unified: Group Living Unified: N/A N/A N/A Code Amendment Category effort to make the standards more user friendly, all of the adopted provisions for bees livestock are included in the Amendments Definition is unchanged. This item adds the recently 7/22/14 87 uses is located in the land land use ordinance. In an and micro-livestock (ORD Language based on state agricultural and livestock model code and existing information pertaining to ordinances. Agricultural language in 18.69.140. uses and keeping of 308) to the land use Code Reference Existing Standard Proposed Amendment Comment use ordinance. Ordinance Use building located on the same one or more persons are building for kitchen facilities, engaged in breaking up, Used in code, but not defined A house or quarters without and which is accessory to a guest house is and remains establishment on which kitchen cooking facilities to Land provide shelter for guests, dependent upon the main lot or attached to a single- single-family dwelling. A dismantling, sorting, and can be a detached Any property or family dwelling. SECTION 4: NEW LANGUAGE FOR STANDARDIZATION 1. The receptacle inhabited by a colony that is manufactured An allowed use in the M-1 zone, but not defined. for that purpose. AMC 9.08.010 18-6.1.030 18-6.1.030 18-6.1.030 18.68.140 Existing: Existing: Existing: Guest House Unified: Hive Unified: Junk Yard Unified: N/A Code Amendment Category Language is consistent with state law and from the state Amendments 7/22/14 88 Code Reference Existing Standard Proposed Amendment Comment model code. Ordinance Use of policy or legal judgment. All jurisdiction) that concerns the vehicles or an equivalent judicial review by the City are Includes wrecking yards, the interpretation or exercise automobile graveyards, Comprehensive Plan or any scrap metal processing buying, or selling scrap stored, bought, or sold. where the decision requires refuse are maintained, Land determination made by the provision of this ordinance or waste materials; or 2. Any establishment or City (or other agency with garbage dumps, and adoption, amendment, or place of business on decisions requiring quasi- storing, distributing, volume of waste or which two or more inoperable motor Land Use Decisions. Used in code, but not defined A final decision or application of the SECTION 4: NEW LANGUAGE FOR STANDARDIZATION facilities. 18-6.1.030 Existing: Land Use Decision Unified: N/A Code Amendment Category Language from state model Amendments 7/22/14 89 Language is based on the Language is based on the Code Reference Existing Standard Proposed Amendment Comment state model code. state model code. Ordinance code. Use Used in code, but not defined. The combination of residential decisions, pursuant with ORS criteria that do not require the delivering and loading goods, maneuvering and standing of occupation permits). A public notice and public hearing are (e.g., fence, sign, and home use of substantial discretion applying City standards and considered limited land use uses with commercial (e.g., Used in code, but not defined. Land Use Ordinance – The Land Use) of the City. Also Land made by the Staff Advisor. current adopted Land Use not required for Ministerial Used in code, but not defined The area available for the administrative review are Ordinance (AMC Title 18 The Staff Advisor makes Used in code, but not defined. Ministerial decisions are freight, or other articles. ministerial decisions by Decisions subject to vehicles engaged in referred to as “this SECTION 4: NEW LANGUAGE FOR STANDARDIZATION ordinance.” decisions. 197.015. 18-6.1.030 18-6.1.030 18-6.1.030 18-6.1.030 Existing: Existing: Existing: Land Use Ordinance Unified: Loading Area Unified: Ministerial Action Unified: Mixed-Use Unified: N/A N/A N/A Code Amendment Category New definition to coordinate New definition to coordinate adopted provisions for bees Amendments Definition is unchanged. This item adds the recently 7/22/14 90 Nonconforming Situations. Nonconforming Situations. and micro-livestock (ORD 308) to the land use Code Reference Existing Standard Proposed Amendment Comment with Chapter 18.14 with Chapter 18.14 Ordinance Use no longer in conformance with An element of a development, setbacks, coverage, location), applicable code standards, is Used in code, but not defined A legally created lot or parcel but that subsequently, due to zoning regulations, no longer parking area, or lack thereof, development regulations but civic, or light industrial uses time of creation (e.g., area, Land development regulations. regulations in effect at the such as lot area, setback, conforms with the current landscaping, sidewalk, or or services), a change in the zone or subsequently, due to a applicable regulations. change in the zone or the current applicable height, lot coverage, that was created in meeting applicable conformance with SECTION 4: NEW LANGUAGE FOR STANDARDIZATION office, retail, on a site. than usual hive box designed A small quantity of bees with a queen housed in a smaller for a particular purpose not 18-6.1.030 18-6.1.030 18-6.1.030 Existing: Existing: Existing: Existing: Nonconforming Development Unified: Unified: Nucleus Colony Unified: N/A N/A N/A Nonconforming Lot or Lot of Code Amendment Category Record effort to make the standards more user friendly, all of the livestock are included in the Language from state model Language from state model Language from state model Amendments 7/22/14 91 uses is located in the land land use ordinance. In an agricultural and livestock information pertaining to ordinances. Agricultural uses and keeping of Code Reference Existing Standard Proposed Amendment Comment use ordinance. Ordinance code. code. code. Use medical, or financial services. Building Orientation- The Used in code, but not defined. Office uses are characterized Orientation - To cause to directional expression of by activities conducted in an The owner of the title to real face toward a particular point of reference (e.g., building (i.e., facing the office setting and generally Land “A building oriented to government, professional, the front façade of a street, facing north, property or the contract focusing on business, facing south). the street.”). SECTION 4: NEW LANGUAGE FOR STANDARDIZATION Used in code, but not defined. Used in code, but not defined. including surplus honey, storage, or harvesting. 18-6.1.030 18-6.1.030 18-6.1.030 Existing: Existing: Office Unified: Unified: Owner Unified: N/A N/A N/A Code Amendment Orientation and Building Category Orientation Language from state model Language from state model Language from state model Amendments 7/22/14 92 Code Reference Existing Standard Proposed Amendment Comment Ordinance code. code. code. Use but who presents to the City a plan, or transportation system chapter 197 but has not been within the public right-of-way, corridor plan, comprehensive name does not appear in the latest assessment records in copy of a deed or contract of purchaser of real property of alley identified in an adopted administrative procedures of ief importance Used in code, but not defined. An activity or combination of sale signed by the owner of latest assessment records, Used in code, but not defined. A landscape area for street Land Used in code, but not defined. A highway, road, street, or contract purchaser whose includes a deed holder or trees and other plantings record, as shown on the the Office of the County OAR 660-012 and ORS continuous planter area plan in accordance with between the street and usually in the form of a Assessor. Owner also activities of ch SECTION 4: NEW LANGUAGE FOR STANDARDIZATION constructed. sidewalk. record. 18-6.1.030 18-6.1.030 18-6.1.030 Existing: Existing: Existing: Planned Road or Street Unified: Parkrow or Planter Strip Unified: Primary Use Unified: N/A N/A N/A Code Amendment Category Language from state model Language from state model Language from state model Language from state model Language from state model Amendments 7/22/14 93 Code Reference Existing Standard Proposed Amendment Comment Ordinance code. code. code. code. code. Use that sell, lease, or rent new or Used in code, but not defined. Retail sales and service uses Used in code, but not defined. Mini-storage or other storage properties not resulting in an primary, elementary, middle, designed, or ordinarily used. services as accessory uses. on the site. One of the main purposes for which the land Property Line Adjustments. A site may have more than Used in code, but not defined. Public and private schools, Land meeting areas for religious secular or parochial, at the or structures are intended, lots, pursuant with chapter 18-5.3 Land Divisions and junior high, or high school increase in the number of Used in code, but not defined. The relocation of a single used products, goods, or Used in code, but not defined. Uses primarily providing schools and community activities; may include common property line areas for individual or between two abutting one primary use. SECTION 4: NEW LANGUAGE FOR STANDARDIZATION services. level. 18-6.1.030 18-6.1.030 18-6.1.030 18-6.1.030 18-6.1.030 Existing: Existing: Existing: Existing: Existing: Property Line Adjustment Unified: Unified: Retail Sales and Services Unified: Schools Unified: Self-Service Storage Unified: N/A N/A N/A N/A N/A Code Amendment Religious Institutions and Category Places of Worship Language from state model Language from state model Amendments 7/22/14 94 Language is based on the Code Reference Existing Standard Proposed Amendment Comment state model code. Ordinance code. code. Use or lots that are satisfied jointly and potentially slower speeds for storing personal property. Required parking facilities for two or more uses, structures, for more direct transportation levels of connectivity provide connections within a specific managed for persons over a Used in code, but not defined. Expressed as the number of private access by the tenant homes, and similar uses not routes and better dispersion areas are designed to allow business uses. The storage facilities, retirement homes, Used in code, but not defined. Housing designated and/or specified age. Specific age Land may include assisted living restrictions vary, and uses traffic on individual streets street and/or access way of traffic, resulting in less geographic area. Higher convalescent or nursing with the same facilities. otherwise classified as Residential Homes or Residential Facilities SECTION 4: NEW LANGUAGE FOR STANDARDIZATION Used in code, but not defined. 18-6.1.030 18-6.1.030 18-6.1.030 Existing: Existing: Existing: Existing: Senior Housing Unified: Shared Parking Unified: Street Connectivity Unified: N/A N/A N/A N/A Code Amendment Category Language from state model Language from state model Language from state model Language from state model Amendments 7/22/14 95 Code Reference Existing Standard Proposed Amendment Comment Ordinance code. code. code. code. Use Used in code, but not defined. Type II decisions are made by approval and enactment of an changes for large areas, zone those properties develop. Not Used in code, but not defined. Type I decisions are made by after a public hearing, with an adoption of regulations, zone amendment, Comprehensive notice and an opportunity for opportunity for appeal to the policy requiring City Council the Staff Advisor with public Land extended through adjacent a permanent street-end or Used in code, but not defined. A temporary street ending the Planning Commission through neighborhoods. property in the future, as implementation of public ordinance; this includes where the street will be ned. The Type III procedure applies to the creation, revision, or large-scale appeal to the Planning Comprehensive Plan changes requiring a dead-end street. City Council. Commission. SECTION 4: NEW LANGUAGE FOR STANDARDIZATION Used in code, but not defi 18-6.1.030 18-6.1.030 18-6.1.030 18-6.1.030 Existing: Existing: Existing: Existing: Street Stub Unified: Type I Procedure Unified: Type II Procedure Unified: Type III Procedure Unified: N/A N/A N/A N/A Code Amendment Category Added definitions to support Amendments 7/22/14 96 Language is based on the Language is based on the standards in 18-4.4.030.I. conserving landscaping Code Reference Existing Standard Proposed Amendment Comment state model code. state model code. updates to water Ordinance Use Plan map or text amendment, amendments. Type III actions Council makes final decisions The amount of are reviewed by the Planning roadway authority standards, determine watering start Commission, which makes a A sidewalk or path improved hammerhead, cul-de-sac, or recommendation to Council. Used in code, but not defined. A vehicle maneuvering area to City standards or to other Land Automatic Sprinkler allows for vehicles to turn Sprinkler at the end of a dead-end through enactment of an other configuration) that street or driveway (e.g., annexations, and urban on legislative proposals controllers/timers and stop times. New terms added: growth boundary Controller. Baseline. as applicable. SECTION 4: NEW LANGUAGE FOR STANDARDIZATION ordinance. around. ¤¤ Used in code, but not defined. Areas of soil with retaining walls Any area where . percent or more on its retaining wall included the soil is raised 30 sides and has no Raised Beds. Berm. ¤¤ Section III Water Conserving Landscaping Guidelines and 18-6.1.030 18-6.1.030 18-6.1.030 Existing: Existing: Existing: Policies Turnaround Unified: Walkway Unified: Unified: N/A N/A Water Conserving Landscaping Code Amendment Category Terms Amendments 7/22/14 97 Code Reference Existing Standard Proposed Amendment Comment Ordinance Use water required by the site Spray or misting emitters of the sprinklers after the during the peak watering sometime used for them Devices A check piping from draining out month if watered at 100 remains in the sprinkler These prevents the water that they also may be used systems. Other names below the soil surface. Land are the valves that turn percent of Reference are irrigation valve or that apply water at or valve is a device that sprinklers on and off; are not drip irrigation Evapotranspiration valve has shut off. Control Valves. for drip irrigation Drip Irrigation. Check Valves. sprinkler valve.Drip Emitters. SECTION 4: NEW LANGUAGE FOR STANDARDIZATION devices. (ETo). ¤¤¤¤ series of steps, retained sloped land through a one foot or greater in on the downhill side. Creation of horizontal areas on Terrace. height. ¤ Code Amendment Category Amendments 7/22/14 98 Code Reference Existing Standard Proposed Amendment Comment Ordinance Use controlled moisture and providing uniform water manures, etc.) that has dispenses water to the distribution device that typically operated by a Land infiltrative surface at a trimmings, vegetative, portion of an irrigation food waste, feedstock sprinkler overlaps the unique station on the characterized by raw A The area amendment product area watered by the single control valve, The system served by a decomposed under irrigation controller. adjacent sprinkler; Mature Compost. watered by each Irrigation Zone. been sufficiently predictable rate. materials (yard Head to Head stable organic Coverage. coverage. SECTION 4: NEW LANGUAGE FOR STANDARDIZATION ¤¤¤ Code Amendment Category Amendments 7/22/14 99 Code Reference Existing Standard Proposed Amendment Comment Ordinance Use pathogens are eliminated through the application of compost spread over soil temperature, prevent soil Mature compost is a well- organic material such as ammonia to nitrate, low total ammonia content, cured product in which water to the soil or turf.Land bark, pine needles, or protective covering of sprinkler heads apply Pressure Reduction dioxide, a low ratio of characterized by low A permeable and around plants to erosion, and prevent Precipitation Rates reduce evaporation, aeration conditions. and little to no odor. high temperatures. amounts of carbon The rate that Mature compost is maintain even soil viable seed and SECTION 4: NEW LANGUAGE FOR STANDARDIZATION Mulch. leaks. (PR). ¤¤¤ Code Amendment Category Amendments 7/22/14100 Code Reference Existing Standard Proposed Amendment Comment Ordinance Use pressure reduction valve. regulating sprinklers are pressure from the water supply main to a lower, Land A valve pressure. Pressure reduces the water that automatically more appropriate not considered a Valve (PRV). SECTION 4: NEW LANGUAGE FOR STANDARDIZATION Code Amendment Category Amendments Removed because window 7/22/14101 instructions. Staff believes incorrect because the Ch. process a revocation as a consistency with existing The existing reference is for recession extensions the original intent was to 18.104 does not include noticing and procedural Amendment made per Amendment made per Type II public hearing. Change in wording for ended January 2012. Planning Commission Planning Commission Code Reference Existing Standard Proposed Amendment Comment discussion. discussion. Ordinance definitions. Use commercial (C-1 and C-1-D) (fire, flood, earthquake, etc.) Revises reference to Type II provided the planning action noticing and zones, and as a conditional destroyed by a catastrophe use in the employment and Land kindergartens as permitted A nonconforming structure fraternal organizations as Allows private daycare or process which requires a industrial (E-1 and M-1) nonconformity shall not Allows club lodges and Provision for recession use in the commercial, extension is deleted. permitted use in the may be restored or public hearing. reconstructed increase. zones. PING AMENDMENTS that were granted at the onset residential zones. Issue is not residential zones. Issue is not clearly addressed in code for extended an additional year. Use Permits for noticing and (fire, flood, earthquake, etc.) Outlines the procedure for a Chapter 18.104 Conditional replaced destroyed by a catastrophe provided the nonconformity Conditional use in all of the Conditional use in all of the A nonconforming structure Section allowed approvals addressed in code for the revocation of a planning of the recession to be approval. References the commercial and employment zones. public hearing for a may be restored or shall not increase. SECTION 5: HOUSEKEE process. Table 18-2.2.030 Table 18-2.2.030 18-1.4.030.A.4 18.68.090.A.5 Recession extension Unified Code: Revocation public hearing Unified Code: 18.112.035.B 18.112.050 18-1.6.070 Existing: Existing: Existing: Unified: Unified: Private daycare or kindergarten Unified: N/A Destruction of nonconforming Code Amendment Club lodge and fraternal Category organization structure amendments, the ordinance clarity, and are not intended Amendments There are some portions of to change the substance of 7/22/14102 permitted. The language is 18-1.4.020 Nonconforming was changed to “less than Language deleted. This issue is addressed in two” for 5,000 square foot based on the state model 2008 amendments, “one” said that the minimum lot 5,000 square feet. In the in the R-2 residential units are not lots to address the new and R-3 zones shall be The edits are made for the existing standards. industrial zones where provision that allowed Before the 2008 code the employment and Code Reference Existing Standard Proposed Amendment Comment area for 1 unit Ordinance Uses. code. Use is 5,000 square feet, caretaker or watchman in the one bonus may be used to zones (C-1, C-1-D, E-1, and section 18-2.3.040 for accessory residential Minimum lot area for 2 Minimum lot area for 3 Land employment and industrial employment and industrial except as allowed in except that the units is 7,000 square units is 9,000 square Minimum lot area for N/A Allows one dwelling for a residential density zones (E-1 and M-1). For the R-2 zone: . feet. units feet, unit PING AMENDMENTS M-1). determined by the base Standards include a provision ordinance to remain in place. have minimum lot area commercial and employment density and allowable square feet except as Minimum lot area for 2 units or greater shall units is 7,000 square units is for accommodations legally in excess of 9,000 3 established prior to the adoption of the original . Developments of 5,000 square feet Minimum lot area that allows travelers For the R-2 zone: bonus point 2 less than SECTION 5: HOUSEKEE feet. zones. Table 18-2.2.030 18.24.030.K 18.24.040.A 18.28.040.A 18.28.030.J 18-2.3.210 18-2.5.080 Existing: Existing: Existing: Unified: Unified: Unified: N/A Base densities and minimum lot residential zones (R-2 and R-3) 3) - legal nonconforming uses multi-family zones (R-2 and R- Traveler’s accommodation in Code Amendment dimensions in multi-family Dwelling of caretaker or Category watchman units” language has tended Amendments 7/22/14103 accessory residential units in the R-2 and R-3 zones. However, the “less than 2 to cause confusion. Code Reference Existing Standard Proposed Amendment Comment Ordinance Use one is 5,000 square feet, increase density of lots the base density shall be the base density shall be . acre, and the permitted acre, and the permitted ,, section 18-2.3.040 for accessory residential 13.5 dwelling units per Minimum lot area for 2 Minimum lot area for 3 Land through the residential square feet up 3 units For more than 3 unitsFor more than 3 units except as allowed in units is 6,500 square units is 8,000 square Minimum lot area for 20 dwelling units per greater than 8,000 percentage gained increased by the density shall be density shall be density bonus. For the R-3 zone: . feet. feet. units unit PING AMENDMENTS determined by the base 2 zone is 13.5 units per have minimum lot area -- square feet except as 3 zone is 20 units per Minimum lot area for 2 units or greater shall Base density for the RMinimum lot area for Base density for the R able units is 6,500 square units is in excess of 8,000 3 . Developments of 5,000 square feet density and allow For the R-3 zone: .. bonus point calculationscalculations 2 less than SECTION 5: HOUSEKEE acre.acre. feet. Code Amendment Category Amended to reflect existing provide access to the sides Amendments 7/22/14104 of properties, as well being conditions in Ashland – throughout the city that Code Reference Existing Standard Proposed Amendment Comment alleys are in place Ordinance Use alternative utility placement positive contribution to existing Site Design and Use environment that is safe natural surveillance of on the street for crime place that is distinctly Ensure that high quality public spaces or eyes maintained throughout Land through the residential maintains a sense of and , and that makes a neighborhood spaces that provide access to the rear the streetscape and Standards introduction as To create a business Adds language from the percentage gained of properties, Alleys are semi-public increased by the prevention and development is and comfortable density bonus. Ashland. security. the city and side follows: PING AMENDMENTS . areas bicycling, and transit use. environment for walking, on surrounding property environment that is safe Reduce adverse effects design and use standards is owners and the general provides access via the rear Ensure that high quality maintained throughout Purpose and intent of site To create a business The alley is a semi-public neighborhood space that and comfortable. To enhance the development is of the property. SECTION 5: HOUSEKEE the city. public. to: Section III Design Standards, Site Design and Use Street Standards 18-4.6.040.G.6 18.72.010 and 18-4.2.010 Standards Existing: Existing: Alley description Unified: ULUO: Purpose statement for Ch. 18- Code Amendment 4.2 Building Placement, Orientation and Design Category This provision was included Amendments 1/15/2013, and therefore is use are separated for ease 7/22/14105 are not intended to change Definitions for building and prior to 2008, and appears to have been inadvertently the content or meaning of in the land use ordinance removed from ordinance. of use. The amendments used for locating utilities. Provision deleted. Provision expired on Code Reference Existing Standard Proposed Amendment Comment deleted at that time. the definitions. Ordinance Use secondary importance Structure - A building or subordinate to the main and which is located on Land Accessory Building or , of the same lot with the Planning Commission for N/A Staff Advisor may refer a or function on a site Type I application to the use. use of the property review and decision. structure or use incidental and primary main PING AMENDMENTS This definition shall also apply accessory buildings when not main building. which is located on the same lot with the main use. Private buildings and driveways to mechanical equipment as defined Section 18.108.485. and subordinate to the main A structure or use incidental Allows development of were approved prior to Ordinance effective on enactment of Chapter months after effective protection zones that garages and carports are Provision expires 36 use of the property, and date of ordinance. in water resource 1/15/2010. attached to the SECTION 5: HOUSEKEE 18.63. 18-5.1.010.B.2 and 18.63.060.A.3.e 18-5.1.050.C.1 18-6.1.030 18.08.020 Existing: Existing: Existing: Unified: Unified: Unified: N/A N/A water resource protection zones Previously approved building envelopes and driveways in Code Amendment (riparian area and wetland Type I referral to Planning Accessory Building and Category Accessory Use Commission EFINITIONS buffers) D AMC 15.04 lists the building codes adopted and used by Amendments 7/22/14106 Code Reference Existing Standard Proposed Amendment Comment Ordinance Use mechanical equipment as (e.g., garages, carports, Accessory Use - A use or Examples of accessory mechanical equipment. primary use, and located buildings not attached on the same lot with the structures include but activity that is incidental See also, definition of Dwelling – Accessory lding. This definition carports are accessory and subordinate to the Land to the main building codes as defined in AMC the main Private garages and The combined specialty are not limited to: buildings when not shall also apply to workshops, and Residential Unit. sheds), arbors, guest houses, defined herein.gazebos, and primary use. attached to bui PING AMENDMENTS codes adopted under ORS The combined specialty SECTION 5: HOUSEKEE 18-6.1.030 Building Code Unified: Code Amendment Category existing 18.62 Physical and Amendments 7/22/14107 the City, and is periodically Environmental Constraints recommended by Building consistency with state law Building Division. Change permit. These have been chapter, and is a list of activities that require a Definition updated for development is in the updated by the City’s Code Reference Existing Standard Proposed Amendment Comment regarding child care The definition of Ordinance facilities. Official. Use family dwelling. See ORS paved or graveled areas, and Family Child Care Home - Care for not more than establishment providing 329A.440 for applicable care and supervision of Child Care Facility - An loading areas, landscaping, less than 24 hours that including alterations to land All improvements on a site, 15.04 and approved by the Land do not otherwise meet the definition of family 16 children in a single- children for periods of areas devoted to exterior structures, parking and and new or remodeled child care home. requirements. State of Oregon. PING AMENDMENTS the student-to-staff ratio is 10 than 12 hours per day where State Fire Marshall pursuant to ORS chapter 476 or ORS Development is defined stripping, or cutting as alteration of the land 455.610, 455.680, 460.085, regulations adopted by the Kindergarten - A school or activities such as more children for no more care center housing 5 or 480.545, but not include 479.015 to 479.200 and 447.020(2), 455.020(2), grading, filling, 460.360, 479.730(1) or 1. Earth-moving 479.210 to 479.220. 446.062, 446.185, Daycare, Nursery, surface by: SECTION 5: HOUSEKEE to 1 or less. 18.62.030.H 18.62.030.E 18-6.1.030 18-6.1.030 18..08.180 18.08.170 Existing: Existing: Existing: Unified: Development Unified: Child Care Facility and Family Code Amendment Category Child Care Home development plan is deleted Amendments 7/22/14108 with the use of the term in display, storage, or activities. moved to the applicability because it is inconsistent section of 18-3.10.A.1. Code Reference Existing Standard Proposed Amendment Comment The definition of the ordinance. Ordinance Use Land PING AMENDMENTS 3. Culverting or diversion of disturbing a surface existing buildings of involving more than less than 300 sq. ft. Section 18-3.9.070 Any 1000 sq. ft. on any any stream designated 20 cubic yards on driveway, parking area greater than 2. Construction of a structure; except building footprint development for that additions to any lot, or earth- plan adopted by the moving activity Hillside Lands. Development Plan - building, road, to the existing area, or other Standards for Development shall not be considered SECTION 5: HOUSEKEE lot; by Code Amendment Category This is a term that is used in separated for clarity, but the Amendments 7/22/14109 drive is new, and is based meaning is not changed. on the state model code. includes the definition of In the existing code, the The definition of shared definition of driveway flag drive. These are Code Reference Existing Standard Proposed Amendment Comment Ordinance Use that serves a single lot or Driveway - The area that District – a part, zone, or than 50 feet in length, or City within which certain development standards Flag Drive - A driveway zoning or development access to a site from a geographic area in the which certain land use Land delineated area within street or the area that Zone – A specifically parcel and is greater circulation on a site. requirements apply. provides vehicular provides vehicular provides vehicular regulations and apply. PING AMENDMENTS Planning Commission for drive, and subject to all of the serving a single dwelling unit shall be considered as a flag and improvement of the refinements made from dwelling or parcel accesses the guidance of growth drive serving a flag lot shall Driveway - An access way not be a driveway. Single greater than 50' in length distance in length. A flag or parcel of land, and no Zone is undefined. District – a zoning greater than 50' travel modifications or City, including time to time. SECTION 5: HOUSEKEE district. 18-6.1.030 18-6.1.030 18.08.190 18.08.195 Existing: Existing: District and Zone Unified: Unified: Code Amendment Driveway, Flag Drive, and Category Shared Driveway Language added on sharing a common wall and located Amendments 7/22/14110 and turns moved to 18-5.3 Standard regarding width family attached housing. Reworded for clarity, not intended to change the distinguish from single- Code Reference Existing Standard Proposed Amendment Comment on the same lot to the existing code. Ordinance meaning. .060.D. Use applicable building codes and Buildings with more than one dwelling units located on one A structure conforming to the definition of a dwelling under supporting up to 44,000 lbs. access to a flag lot(s). A paved access capable of independent living facilities Land lot. The units must share a set of cooking facilities are A structure that contains 2 access two or more common wall or common permanent provisions for cooking, and sanitation. for one family, including driveway used to living, sleeping, eating, Shared Drive - A gross vehicle weight. lots or parcels. providing complete, floor/ceiling. PING AMENDMENTS and not having more than one kitchen or cooking facility. For gross vehicle weight. Surface One or more rooms designed ensure fire apparatus remain for occupancy by one family supporting up to 44,000 lbs. the purpose of this Title, the term "dwelling," or "dwelling Width shall be increased on A paved access capable of development requirements required by this ordinance. to be of minimum width as on a paved surface during unit," does not include the turns where necessary to A building containing 2 term "trailer house." dwelling units. SECTION 5: HOUSEKEE thereof. travel. 18-6.1.030 18-6.1.030 18-6.1.030 18.08.196 18.08.210 18.08.230 Existing: Existing: Existing: Driving Surface Unified: Duplex Dwelling Unified: Dwelling Unified: Code Amendment Category Examples added for clarity. Amendments 7/22/14111 standards in 18-5.3.060.M. deleted because repeats Reworded for clarity, not Dimensional standards intended to change the Code Reference Existing Standard Proposed Amendment Comment Ordinance meaning. Use such as access or considered to contain multiple facilities are clearly accessory the flag to the street; provides unless the additional cooking dwelling units, as applicable, 2. The pole, which connects the lot with less than 40 feet access, includes a driveway A lot with two distinct parts. capable of supporting up to to the primary use, such as building site; and is located of frontage on a street; and dwelling units or accessory an outdoor grill or wet bar. Land the only street frontage for a land for a specific Fire Work Area - An area 44,000 lbs. gross vehicle 1. The flag, which is the A grant of the right to useunless an alley provides behind another lot. to locate utilities. purposes, strip of weight PING AMENDMENTS weight. Area to be a minimum Any lot which has frontage on alley or a driveway parallel to clear of vertical obstructions. provided with access by an A grant of the right to use a capable of supporting up to of 20 feet by 40 feet, within 50 feet of the structure and than 40 feet, and which is strip of land for a specific the lot line of a lot having a city street which is less Fire Work Area - An area 44,000 lbs. gross vehicle standard access. SECTION 5: HOUSEKEE purpose/ 18-6.1.030 18-6.1.030 18-6.1.030 18.08.240 18.08.255 18.08.390 Existing: Existing: Existing: Fire Work Area Unified: Easement Unified: Flag Lot Unified: Code Amendment Category note intended to change the Amendments 7/22/14112 home and is for 5 or fewer defined and regulated by Reworded for clarity, but people. Residential care takes the place of group moved to the temporary homes and facilities are number of days of and standards of operation Residential care home Language regarding Code Reference Existing Standard Proposed Amendment Comment uses section in 18- 2.2.030..H.2. Ordinance meaning. Use department, as defined in A residential treatment or conducted on the premises of or belongings of the residents under the authority of the Residential Care Home - structure designed to provide purpose of disposal of goods Land training or adult foster a private residence for the home licensed by or shelter for vehicles, and which is accessory to a dwelling. Carports are A covered permanent considered garages. A temporary activity providing access. of the dwelling. PING AMENDMENTS An enclosed or open (carport) more than 2) days, nor shall it conducted on the premises of or belongings of the residents adoption or guardianship who A dwelling housing a group in purpose of disposal of goods premises advertisement. For twice within of the dwelling. Such activity designed to house vehicles shall have a duration of not related by blood, marriage, roofed accessory structure housekeeping unit under a owned by occupant(s) of a excess of 5 individuals not a private residence for the any 365 day period. Such the purposes of this Title, garage sales shall not be considered a commercial accompanied by any off- residential structure. A temporary activity function as a single activity shall not be occur more than SECTION 5: HOUSEKEE activity 18-6.1.030 18-6.1.030 18-6.1.030 18.08.260 18.08.270 18.08.285 Existing: Existing: Existing: Garage Unified: Garage Sale Unified: Group Home Unified: Code Amendment Category people.. The new definitions Amendments 7/22/14113 regulations and from the are consistent with state Code Reference Existing Standard Proposed Amendment Comment state law for 6 to 15 state model code. Ordinance Use provide housing and care persons with disabilities); persons required to meet ORS 443.480 to 443.500 counted in the number of who need not be related. with treatment or training provides residential care for 5 or fewer individuals or a combination thereof 430.010 (for alcohol and who need not be related and ORS 443.880. Staff 443.705 to 443.825 that facility registered under or an adult foster home drug abuse programs); alone or in conjunction as defined under ORS Land 443.825, a residential for 6 to 15 individuals ORS 443.400, under licensed under ORS Residential Facility - Residential facilities requirements is not ORS 443.400 (for ORS 443.400 to (See also, ORS State-licensing 197.660). PING AMENDMENTS battered women and children. include, but are not limited to, common management plan stability. Such facilities can providing organization and homes for orphans, foster based on an intentionally children, the elderly and structured relationship SECTION 5: HOUSEKEE Code Amendment Category Reworded for clarity, but not Reworded for clarity, but not Amendments it is not used in the ULUO. 7/22/14114 Definition deleted. Definition deleted because meaning of the existing intended to change the intended to change the intended to change the model code, but is not New definition is from Code Reference Existing Standard Proposed Amendment Comment Ordinance definition. meaning.meaning. Use The total area of a lot covered carried out in conjunction with natural water infiltration to the months or older are boarded or more dogs or cats aged 6 pet stores, are not classified a dwelling unit, and which is Any lot or premises where 4 use provisions of section 18- soil. Landscaping, including as the primary use, such as by buildings, parking areas, accessory to the residential animals are offered for sale Land need not be related to surfaces that will not allow driveways, and other solid use, subject to the special or bred for compensation. A business activity that is facility residents and Establishments where each other or the residents. as kennels. 2.3.150. PING AMENDMENTS more dogs or cats are kept or parking areas, driveways, as zone as provided in Chapter Area upon which any of four well as other solid surfaces, permitted to remain, except Total area of all, buildings, dwelling units in opposing Any premises where 4 or (facing) dwellings opens. permitted in a residential that will not allow normal ground. The coverage is water infiltration to the A commercial activity veterinary clinics. SECTION 5: HOUSEKEE 18.94. 18-6.1.030 18-6.1.030 18-6.1.030 18-6.1.030 18.08.300 18.08.150 18.08.340 18.08.160 Existing: Existing: Existing: Existing: Home Occupation Unified: Lot or Site Coverage Unified: Inner Court Unified: Kennel Unified: Code Amendment Category Amendments 7/22/14115 with definitions in state law Updated for consistency homes on individual lots regarding manufactured and in developments. Code Reference Existing Standard Proposed Amendment Comment Ordinance Use plumbing facilities, that is infiltration and retention is not coverage exemption in Table 18-2.5.030.A – Standards for structure constructed for structure constructed for occupancy, that is being Manufactured Home - A movement on the public the time of construction. movement on the public accordance with federal purposes, and that was construction and safety sleeping, cooking, and manufactured housing Land regulations in effect at ground cover, and mulch, Urban Residential Zones. characteristics and water which allows natural soil intended for human used for residential living plants, vegetative coverage. See also, lot highways that has Mobile Home - A considered lot or site standards and constructed in PING AMENDMENTS expressed as a percentage of Mobile Home - A building Act of 1974, as amended site. Landscaping which does soil characteristics of the site originally designed to be dwelling purposes. This portable and which was constructed or modified to permit occupancy for is not counted as part of the structure is constructed total gross area of the lot or label certifying that the in accordance with the natural water retention and national Manufactured such area in relation to the Manufactured Home - portable or which was Residential structures and Safety Standards Housing Construction with a Department of not negatively impact the Development (HUD) on August 22, 1981. Housing and Urban or vehicle which is lot or site coverage SECTION 5: HOUSEKEE 18-6.1.030 18.08.490. 18.08.475 Existing: Unified: Manufactured Home and Mobile Code Amendment Category Home Amendments 7/22/14116 subdivisions and partitions Deleted from definitions. Moved to 18.5.3.020.F - procedure rather than a minor amendments to definition describes a because the existing Code Reference Existing Standard Proposed Amendment Comment Ordinance Use mobile home law in effect plumbing facilities, that is occupancy, that is being homes occupied for dwelling requirements of Oregon comprised of manufactured June 15, 1976, and met purposes, and that was sleeping, cooking, and Land mobile January 1, 1962, and constructed between charge is made for such intended for human used for residential regardless of whether a plot of ground upon highways that has , subdivision or park the construction purposes are located which one or more at the time of construction. accommodation. PING AMENDMENTS A trailers, and other similar propelled mobile homes, created by the subdivision or pickup campers, mobile A plot of ground upon which equipment that may be subdivision or partition plat one or more mobile homes term shall include self- homes, travel trailers, A. Does not increase the number of lots or parcels charge is made for such regardless of whether a utilized for dwelling purposes are located, occupied for dwelling An amendment to a accommodation. purposes. SECTION 5: HOUSEKEE that: 18-6.1.030 18-6.1.030 18.08.500 18.08.487 Existing: Existing: Unified: Minor Amendment Unified: Code Amendment Manufactured Housing Category Development sharing a common wall and Amendments 7/22/14117 located on the same lot to procedure and covered in family attached housing. removed because it is a Language added about distinguish from single- The last sentence is Code Reference Existing Standard Proposed Amendment Comment 18-5.2.020. Ordinance definition. Use person, place, scene, or other containing 3 or more dwelling architectural enhancement of Land A dwelling in a structure or definition does not include units located on one lot. building representing a artistic endeavor. This grouping of structures A graphic design on a a building facade. PING AMENDMENTS person, place, scene, or other location or size of buildings or building envelopes, proposed general location or amount of architectural enhancement of D. Makes only minor shifting boundaries of subdivided or design review portion of the a building facade; however, building which represents a this would be subject to the procedural and substantive easements, parks or other definition does not include land devoted to a specific A building containing 3 or B. Does not enlarge the C. Does not change the public or private streets, of the established lines, pedestrian ways, utility artistic endeavor. This A graphic design on a public open spaces. more dwelling units. partitioned area; SECTION 5: HOUSEKEE land use; or partition; 18-6.1.030 18-6.1.030 18.08.220 18.08.515 Existing: Existing: Multifamily Dwelling Unified: Mural Unified: Code Amendment Category Consolidated for clarity, but Amendments coordinate with Chapter 18- 7/22/14118 Definitions of structure and not intended to change the content or meaning of the intended to change the amendments are not use are separated to Code Reference Existing Standard Proposed Amendment Comment 1.4 Nonconforming Situations. The Ordinance definitions. meaning. Use that subsequently, due to right when established or set aside for the common use Nonconforming Structure requirements of the zone no longer conforms with use that was allowed by that obtained a required land use approval when a change in the zone or Nonconforming Use - A A common area designated the zoning regulations, zoning regulations, the floor area of the use is Land zoning regulations but subsequently due to a development, permanently - An existing structure change in the zone or the current applicable conformance with the in which it is located. now prohibited in the use or the amount of established, but that that was created in on the final plans of the of the residents of the zone. PING AMENDMENTS and which does not conforms The chapters on subdivisions and performance standards An existing structure or use requirements of the zone in thereto, becomes effective, definitions for open space. with the current applicable ordinance codified in this Title, or an amendment options include similar Chapter. lawful at the time the which it is located. SECTION 5: HOUSEKEE Site Review 18.84.025.E 18-6.1.030 18-1.6.030 18.08.520 Existing: Existing: Unified: Open Space Unified: Nonconforming Structure and Code Amendment Category Use New definition suggested by Two similar definitions exist Amendments 7/22/14119 procedures section in 18-5 in the existing code. The definition is updated to Code Reference Existing Standard Proposed Amendment Comment coordinate with the Legal Division. of the ULUO. Ordinance Use area is landscaped and/or left thoroughfares, parking areas, designated representatives. or improvements other than cover, and does not include A planning application is an Land action filed pursuant to the 18.88.020.H development. Open space estate, or any legal entity; and including any of their Any natural person, their l vegetation recreational facilities. requirements of this with a natura ordinance. PING AMENDMENTS amendment, filed pursuant to fraternal organization, or any tate, receiver, ordinance. A planning action privileges of specific parties A planning application is an proceeding, pursuant to the acting as a legal entity, and is a proceeding pursuant to other group or combination this ordinance in which the application, other than an application for legislative partnership, association, are determined, and any appeal or review of such the requirements of this representative thereof. government, social or including any trustee, legal rights, duties or syndicate, branch of An individual, firm, assignee, or other corporation, es SECTION 5: HOUSEKEE 18-6.1.030 18-6.1.030 18.08.580 18.08.595 Existing: Existing: Person Unified: Unified: Code Amendment Planning Application or Category Planning Action Language from state model Amendments 7/22/14120 Code Reference Existing Standard Proposed Amendment Comment Updated for clarity. Ordinance code. Use appearance, function, and the structures of chief importance difference between a primary A structure or combination of and accessory structure may be determined by comparing the size, placement, design, orientation of the structures general, the primary use of Land the site is carried out in a or function on a site. In on a site, among other primary structure. The PING AMENDMENTS or review of such proceeding, district in which it is located is A proceeding pursuant to this include a ministerial action or A structure or combination of pursuant to the provisions of rights, duties or privileges of provisions of this ordinance. determined, and any appeal ordinance in which the legal A planning action does not principal use of the zoning this ordinance. A planning a legislative amendment. action does not include a legislative amendment. structures in which the ministerial action or a specific parties are SECTION 5: HOUSEKEE conducted. -and- 18-6.1.030 18.63.030 Existing: Primary Building or Structure Unified: Code Amendment Category Reworded for clarity, but not Language from state model Amendments Deleted. Definition is not used in the existing code or the ULUO. 7/22/14121 ved from street design intended to change the booklet) to definitions standards (separate Code Reference Existing Standard Proposed Amendment Comment Updated for clarity. Ordinance meaning. section. code. Definition is the same. Mo Use Occupancy of a dwelling unit accommodation for transient traveler’s accommodation or hotel, where lodging, with or for shorter periods (i.e., less dwelling unit, which may be located in a dwelling or part Land Group living establishment owner-occupied or rented. Long-term occupancy of a considered an overnight than 30 days) of time is thereof, other than a relevant factors. individuals. PING AMENDMENTS two opposing vehicles to yield line of which is substantially a to reduce vehicle speeds and involves the peaceful, private where lodging with or without ts related to Queuing lanes are designed r 3 or more continuation of the front line Traffic lane requiring one of A corner lot, the side street other than a hotel or motel, Any activity, as contrasted A dwelling or part thereof, industrial activities, which parking lane to allow the of the first lot to its rear. by pulling into a vacant the living environment. portion of the adjacent neighborhood streets. meals is provided, for other vehicle to pass. with commercial and non-local traffic on conduct of pursui compensation, fo SECTION 5: HOUSEKEE Section III Design Standards, Street Standards 18-6.1.030 18-6.1.030 18-6.1.030 18.08.630 18.08.450 18.08.090 Existing: Existing: Existing: Existing: Reversed Corner Lot Unified: Queuing Lane Unified: Unified: Room and Board Facility Unified: N/A Residential or Residential Use Code Amendment Category (definition) Reworded for clarity, but not housing (e.g., townhomes). Amendments Language added regarding being attached and located 7/22/14122 to include attached single-family intended change the Code Reference Existing Standard Proposed Amendment Comment on separate lots Ordinance meaning. Use structure to the lot line. When without meals, is provided for treatment is not provided at a dimension) from a building to compensation for a minimum required between a specified horizontally at right angles to Typically, a setback refers to structure, and another point. story above the ground floor object, such as a building or the lot line, from the nearest containing one dwelling unit the minimum distance (yard period of 30 days. Personal specified, the setback for a Land a specified property line. A room and board facilities. multi-story setbacks are dormitories, fraternities, sororities, and boarding or attached . The minimum distance located on its own lot point of the building or care, training, and/or setback is measured building Examples include A detached structure houses. PING AMENDMENTS horizontally from the lot line to intrude into required setbacks Architectural projections may setback for a story above the distance from a lot line to the containing one dwelling unit. setback or yard requirement. The horizontal perpendicular 18.68.040. When multi-story the plane of the nearest wall structure that is subject to a closest part of a building or setbacks are specified, the ground floor is measured persons, for a minimum as set forth in Section A detached building of the upper story. period of 30 days. SECTION 5: HOUSEKEE 18-6.1.030 18-6.1.030 18.08.200 18.08.200 Existing: Existing: Single-Family Dwelling Unified: Setback Unified: Code Amendment Category Deleted sentence regarding standards require 16 feet in Combines and replaces the Amendments existing code or the ULUO. 7/22/14123 Deleted. The term is not used in the requirements and General Exceptions because it is a existing definitions of staff height or less relocated to The existing street design structures 30 inches in advisor and secretary. Code Reference Existing Standard Proposed Amendment Comment 18-2.4.050.C Yard width for an alley. Ordinance Use The Community Development is measured horizontally from primarily for vehicular service through a block properties otherwise abutting access to the back or side of the plane of the nearest wall piece of work artificially built of the upper story to the lot Land Director or the Community building of any kind or any authorized representative. A narrow street, 20 feet or constructed; an edifice or up or composed of parts joined together in some Development Director’s That which is built or another street. less in width, PING AMENDMENTS line. 18.08.640 as the Secretary to protected from through traffic. who is the Director of the City primarily for vehicular service less in width, through a block properties otherwise abutting access to the back or side of The Secretary, as defined in piece of work artificially built 18.08.640, or an authorized adjacent to a major arterial A minor street parallel and building of any kind or any A narrow street, 20 feet or the Planning Commission street providing access to constructed; an edifice or up or composed of parts joined together in some abutting properties but Secretary is defined in Planning Department. That which is built or representative. another street. SECTION 5: HOUSEKEE 18-6.1.030 18-6.1.030 18-6.1.030 18.08.660 18.08.640 18.08.060 18.08.720 18.08.750 Existing: Existing: Existing: Existing: Staff Advisor Unified: Street, Alley Unified: Street, Marginal Access Unified: Structure Unified: N/A Code Amendment Category Amendments 7/22/14124 standard rather than a Code Reference Existing Standard Proposed Amendment Comment Ordinance definition. Use the front yard and side yard mething having d from half a location on, in or above the chapter 18-3.9 includes the approved by Conditional Use above the ground or which is exempted in the temporary uncovered porches, patios Division of land creating 4 or and similar structures, are , or intermittent more lots within 12 months, exempt from the side and uirements for Land definite manner and which . on on, in, or division of land creating Standards Option under inches in height or less, except the Performance abutting a public street. use section 18-2.2.030.H including entry stairs, A short-term, seasonal, use. Such use must be except as 30 Structures rear yard setback requirements an requires locati attached to so Permit only, the yard req reoccurring three lots. ground. PING AMENDMENTS To divide an area or tract of land into 4 or more lots within mething having yard and side yard abutting a a location on, in or above the above the ground or which is ground. Structures 30 inches Conditional Use Permit only, structures, are exempt from with such conditions as the porches, patios and similar intermittent use. Such use definite manner and which in height or less, including on on, in, or setback requirements and A short-term, seasonal, or reasonable in accordance requirements for the front entry stairs, uncovered the side and rear yard shall be approved by Commission deems from half the yard requires locati SECTION 5: HOUSEKEE attached to so public street. 12 months. 18-6.1.030 18-6.1.030 18.08.780 18.08.800 Existing: Existing: Subdivision or Subdivide Land Unified: Temporary Use Unified: Code Amendment Category Leyland cypress is added to Review Permit (18.3.10.020 FireWise program does not Amendments 7/22/14125 purposes of a tree removal Commission supports this covers actions requiring a approach. In addition, the Deleted. Relocated to section that considered a tree for the the list of plants used as cypress, especially in a recommend Leyland Physical Constraints Code Reference Existing Standard Proposed Amendment Comment shrubs that are not permit. The Tree Applicability). hedge row. Ordinance Use poison oak, English holly, and , photinia, arborvitae, commonly planted as shrubs, maintained as a hedge shall height (DBH). If a tree splits the trunk is measured at its larger in diameter at breast Land ground, but below 4.5 feet, most narrow point beneath the split, and is considered including but not limited to considered a "tree". Trees Any woody plant having a into multiple trunks above one tree if greater than 6 also not be considered a trunk 6 caliper inches or specifically planted and English ivy shall not be Leyland inches DBH. Plants English laurel, cypress PING AMENDMENTS "tree". inches or larger in diameter at its most narrow point beneath commonly planted as shrubs, feet, the trunk is measured at English holly, and English ivy Tree means any woody plant breast height (DBH). If a tree Tree Removal. The following 1. The removal of 3 or above ground, but below 4.5 planted and maintained as a activities are defined as tree the split, and is considered including but not limited to more living trees of over 6 inches diameter at breast shall not be considered a one tree if greater than 6 splits into multiple trunks with the Conditional Use "tree". Trees specifically having a trunk 6 caliper English laurel, photinia, hedge shall also not be arborvitae, poison oak, considered a "tree". inches DBH. Plants SECTION 5: HOUSEKEE standards. removal: 18.61.020.M 18.62.030.Z 18-6.1.030 18-6.1.030 Existing: Existing: Tree Unified: Tree Removal Unified: Code Amendment Category Amendments 7/22/14126 This is moved to section18- Area, and explained with a the vision clearance area. 2.4.040 Vision Clearance explains how to measure series of new graphics. The previous definition Code Reference Existing Standard Proposed Amendment Comment Ordinance Use of adequate sight distance. See A sign attached to or erected traffic safety and to maintain roadways and motor vehicle access points where a clear field of vision is required for Areas near intersections of Land or window also, section 18-2.4.040 Vision Clearance Area. against the wall PING AMENDMENTS broadleaf trees greater than 1 the intersection of 2 streets or intersection of the lot lines for the ends of the other 2 sides. A sign attached to or erected height (DBH), or the removal 2. The removal of 1 or regulations. The third side of a distance specified in these against the wall of a building extended in a straight line to of 5% of the total number of living (or dead trees) over 6 more living conifers greater A triangular area on a lot at intersections have rounded corners, the lot lines will be the triangle is a line across the corner of the lot joining greater, on any lot within 5 year period, or any form of sides of which are lot lines measured from the corner inches DBH, whichever is than 2 feet DBH, or living a street and a railroad, 2 a point of intersection. Where the lot lines or commercial logging; SECTION 5: HOUSEKEE foot DBH. 18-6.1.030 18-6.1.030 18.08.820 Existing: Vision Clearance Area Unified: Wall Sign Unified: Code Amendment Category Amendments 7/22/14127 Code Reference Existing Standard Proposed Amendment Comment Edited for clarity. Edited for clarity. Ordinance Use May also be an area defined or ephemeral stream corridor, Fire caused by combustion of An open space on a lot which which extends upland from nearest point of a building. native vegetation, commonly parallel plane of the building A riparian, local, intermittent riparian or wetland buffer, tbacks (e.g., a building with the face in a Land referred to as forest fire or , and measured between a building or structure and nearest distinguished from a from a lot line to the . , and not a is unobstructed by a the Water Resource . as prescribed burn property line). by required se or a wetland, brush fire structure PING AMENDMENTS wall. or ephemeral stream corridor, or a wetland, as distinguished Fire caused by combustion of An open space on a lot which buffer, which extends upland native vegetation, commonly A riparian, local, intermittent referred to as forest fire or from the Water Resource. from a riparian or wetland plane of the building wall. with the face in a parallel is unobstructed by a SECTION 5: HOUSEKEE brush fire. structure. 18.63.030.AA 18.96.020.34 18-6.1.030 18-6.1.030 18-6.1.030 18.63.030 18.08.850 Existing: Existing: Existing: Existing: Water Resource Unified: Wildfire Unified: Yard Unified: Code Amendment Category Amendments 7/22/14128 4-59 18-4.3.080.C.3.a Details distance required between driveways and between 4-60 18-4.3.080.C.3.b Details distance required between driveways and between ronmental impacts (e.g., tree 4-57 18-4.3.080.B.4 Example of methods for breaking up larger parking lots On-Street Parking Credit 4-48 18-4.3.060.A Explains visually on-street parking credit requirements what building orientation standard requires driveway and intersection for boulevard, avenue , and 4-65 18-4.3.090.B.3.a Example of site plan meeting pedestrian access and 4-66 18-4.3.090.B.3.b Example of site plan meeting pedestrian access and 4-58 18=4.3.080.B.5 Example of parking lot layout using surface parking visually building separation calculation driveway and intersection neighborhood streets tails parking space and back-up dimensions Fence Heights 4-77 18-4.4.060.B.1 Shows fence heights allowed by yard location Ordinance Cottage Housing 2-23 18-2.3.090 Example of cottage housing site layout canopy, porous pavement, bioswales) Page Number Code Reference Comment 030 Detail of building height calculation Use Corner Lot 6-17 18-6.1.030 Detail of corner lot location strategies for reducing envi Land circulation requirements circulation requirements collector streets Building Orientation 4-11 18-4.2.040.B.1 Example of Building Separation 3-105 18-3.9.070 Explains Parking Area Dimensions 4-56 18-4.3.080.B.3 De SECTION 6: NEW GRAPHICS Height of Building or Structure 6-14 18-6.1. Dividing Parking Lots with 50 or Code Amendment Parking Design to Reduce Boulevards, Avenues and Neighborhood Collectors Driveway Separation for Driveway Separation for Pedestrian Access and Pedestrian Access and Environmental Impacts Neighborhood Streets Category More Spaces Circulation Circulation Amendments 7/22/14129 North Lot Line 6-30 18-6.1.030 Detail of north lot line location for solar setback calculation North-South Lot Dimension -6-30 18-6.1.030 Detail of north-south lot dimension measurement Ordinance Slope for Solar Setback 6-31 18-6.1.030 Detail of solar setback slope measurement ample of a property line adjustment Flag Lot 6-18 18-6.1.030 Detail of flag lot and two distinct parts Page Number Code Reference Comment Front and Side Lot Lines 6-19 18-6.1.030 Detail of front and side lot locations Use Land Property Line Adjustment 6-25 18-6.1.030 Ex SECTION 6: NEW GRAPHICS Code Amendment Category