HomeMy WebLinkAbout2014-07-22 Planning PACKET
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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)
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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
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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.
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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
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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.
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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
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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
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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
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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.
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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
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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
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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