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2011-08-23 Planning SS PACKET
Note: Anyone wishing to speak at any Planning Commission meeting is encouraged to do so. If you wish to speak, please rise and, after you have been recognized by the Chair, give your name and complete address for the record. You will then be allowed to speak. Please note that the public testimony may be limited by the Chair and normally is not allowed after the Public Hearing is closed. ASHLAND PLANNING COMMISSION STUDY SESSION AUGUST 23, 2011 AGENDA I. CALL TO ORDER: 7:05 PM,Council Chambers, 1175 E. Main Street. II. DISCUSSION ITEMS A. Pedestrian Places – Proposed Code Amendments B. Buildable Lands Inventory Update III. OTHER BUSINESS A. North Normal Avenue Neighborhood Grant IV. 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). Memo DATE: August 17, 2011 TO: Ashland Planning Commission FROM: Maria Harris, Planning Manager RE: Pedestrian Places Overlay Zone and Ordinance Revisions Chapter 18.72 Development Standards for Wireless Communication Facilities Revisions Questions: 1. Does the Planning Commission have questions or comments on the Pedestrian Places Overlay Zone and ordinance revisions? 2. Does the Planning Commission have questions or comments on the revised Development Standards for Wireless Communication Facilities in Chapter 18.72? Background: The final Pedestrian Places report included a review of the Ashland Land Use Ordinance (ALUO), and determined the zoning and design standards to be largely supportive of creating pedestrian places in terms of transit-supportive densities and pedestrian-oriented design standards (consultant’s report attached). The consultant team did recommend creating an overlay zone for pedestrian places, and fine-tuning the Ashland Land Use Ordinance (ALUO) for this overlay zone to further support the development of small walkable nodes that provide concentrations of housing and businesses grouped in a way to encourage more walking, cycling and transit use. The report and recommendations were presented to the Planning Commission on March 29, 2011, and the Planning Commission indicated agreement with working toward implementation of the recommended revisions. The attached packet includes revisions to a variety of chapters of the ALUO addressing the recommended ordinance revisions. Pedestrian Places Overlay Zone The attached map delineates a Pedestrian Places Overlay Zone corresponding to the three study areas, and the packet includes a draft Chapter 18.56 Overlay Zones. The recommendations included developing an overlay as a tool to implement standards that supplement the base zoning district and encourage development of small walkable nodes. For example, the draft Pedestrian Places Overlay Zone ordinance allows neighborhood-scale commercial uses in residential zones. The current regulations do not allow small commercial uses in residential zones such as in the N. Mountain Ave./E. Main St. study area. The overlay boundaries are based on areas within a five-minute walk which are designated as Detail Site Review Zone in the Walker Ave./Ashland St. and Tolman Creek Rd./Ashland St. study areas, and a core area around the intersection for the N. Mountain Ave./E. Main St. study area. Pedestrian Places Code Revisions The recommendations included revisions to five key areas: 1) increased allowable floor area ratio (FAR), 2) maximum building setbacks, 3) minimum building height, 4) revised landscaped area requirements and 5) reduced parking standards. Additionally, staff identified pedestrian and vehicular circulation through sites, particularly parking areas, as an area that needs improvement. - 2- In addition to the new Overlay Zones chapter, the packet includes amendments to implement the Pedestrian Places Project recommendations to six sections of the ALUO including Chapter 18.72 Site Design Review, the Site Design and Use Standards, Ashland Street Standards, Chapter 18.92 Off-Street Parking, Chapter 18.68 General Regulations, and Chapter 18.108 Procedures. Additionally, there are some housekeeping items included in the attached revisions that are not related to the Pedestrian Places Project. A summary of the draft revisions follows. Note: Revisions to the ordinance chapters are designated as follows. Deleted copy is shown in strikeout, and new language and text moved from other chapters is shown in underline text.Text moved within the same chapter is shown in doublestrikeout and double underline text. It would be most beneficial to staff to receive feedback from the Planning Commission regarding the substance of the proposed revisions, rather than on small edits. Items like cross references, numbering and wording will be revised and reviewed prior to the public hearing. Chapter 18.72 Site Design Review The addition of mixed-use buildings in residential zoning districts within the Pedestrian Places Overlay as a development that requires Site Design Review. Administrative Variance from Site Design and Use Standards section revised according to recommendations in 2006 Siegel Land Use Ordinance Review. Development Standards for Wireless Communication Facilities – see discussion below. Site Design and Use Standards Floor Area Ratio (FAR) minimum increased from .35 to .50, and maximum FAR deleted. Additionally, language added allowing a shadow plan that shows how the site will eventually reach the required minimum FAR. FAR is the gross floor area of all buildings on a lot divided by the total lot area, and is a measure of the intensity of the site being developed. This proposed change requires a higher threshold for minimum building size in the interest of efficient land use and providing a greater concentration of uses in the overlay to support walking, bicycling and transit use. It is helpful to look at the FAR in the context of some existing buildings in Ashland. At the lower end of the spectrum, the buildings in Washington Street Professional Plaza (medical and professional offices) on Washington St. just south of Ashland Street are for the most part developed at approximately .35 FAR. In the middle range, the buildings at the dead end of Clear Creek Drive are approximately .65 FAR, and the two-story mixed use buildings on the north side of A St. are approximately .80 to .90 FAR. The buildings with the highest floor area ratio are in the downtown, and this reflects a historic development patter of covering the entire land area of the parcel with building footprint and not using the lot area for surface parking spaces. For example, the FAR for some of the new buildings downtown are 1.36 FAR for 11 First St., 1.8 FAR for 180 Lithia Way and 2.3 FAR for 150 Lithia Way. Except in the downtown where off-street parking is provide on shared lots rather than on individual parcels, the FAR of individual developments will not exceed a FAR of 1.0 because of the height limitations that are in place in Ashland’s zoning districts and the requirements to use some land area to provide off-street parking areas. Reducing the allowed maximum setback from the public sidewalk from 20 feet to five feet, unless the area is for plazas or eating areas. Green Surface Parking – The requirements for designing green surface parking originally included in the Croman Mill District area moved to the Parking Lot Landscaping and Screening Standards section, so that all developments subject to Site Review are required to install green surface parking. 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 - 3- Ashland Street Standards Footnote 1 of Table 1 expanded to include existing language regarding the use of landscaped parkrows in commercial areas without on-street parking or when the over design concept (e.g. bioswales). Chapter 18.92 Off-Street Parking Note: Two copies of this chapter provided – one copy showing the edits, and another clean copy with the edits incorporated. Both versions are identical, but the clean copy is provided because it is more readable. Parking Management Strategies – the former “Credit for On-Street Automobile Parking” section on credits expanded to include a variety of credits for automobile parking, some of which were included in the Croman Mill District and some which were recommended by the consultant. By moving it to Chapter 18.92, the credits would be available for all types of new development. Housekeeping – sections moved within chapter to make the flow of the chapter more logical. For example, the number of Disabled Person Parking Places is moved up to after the general requirements for number of spaces required, and the previous Compact Car Parking section is moved to the Parking Lot Design section. Pedestrian Access and Circulation – Existing standards on pedestrian access and circulation from Detail Site Review Zone and Croman Mill District reworked and moved to a new section of the Off-Street Parking chapter. Chapter 18.68 General Regulations Arterial Street Setback Requirements – The arterial setback requirement is deleted from the ordinance. The Pedestrian Places Project report identified the requirements of 18.68.050 as “are not supportive of the desired qualities of this or any other pedestrian place.” Chapter 18.108 Procedures The addition of mixed-use buildings in residential zoning districts within the Pedestrian Places Overlay is added to the list of Type I procedures subject to the Site Design Review Standards of Chapter 18.72. Housekeeping - The same Type I Procedure section is revised to be consistent with Chapter 18.72 for development that requires Site Review. For example, in the 2007/2008 ALUO revisions, installation of mechanical equipment was included as something that needed Site Review approval in Chapter 18.72, but it was inadvertently left out of the Chapter 18.108 in the list of items subject to the Site Design and Use Standards. Development Standards for Wireless Communication Facilities Proposed revisions to the Development Standards for Wireless Communication Facilities in Chapter 18.72 are included based on the November 2, 2010 decision of City Council on the appeal of the application for Site Review and Conditional Use Permit approval to install rooftop wireless communication facilities at 1644 Ashland Street by Goodman Networks, Inc. for AT& T Wireless, LLC (PA 2009-01244). The findings are attached for reference. In terms of the existing development standards, the Council found the Preferred Designs section in 18.72.180.C.2 to be ambiguous, and interpreted the section to be intended to be a stepped hierarchy in which an application must demonstrate the first collocation standard is not feasible before moving on to the next design option. The Council went on to define feasible, and said that a demonstration of feasibility requires a substantial showing that a design option is not feasible, rather than an applicant simply saying it would be difficult to make use of an alternative. Finally, the Council found that a collocation study must demonstrate the applicant made a reasonable 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 - 4- effort to locate other potential collocation sites that meet the applicant’s service objections and clearly identify why those sites are also not feasible. Based on the Council’s interpretation of the Development Standards for Wireless Communication, the Section 18.72.180.D.2 is revised to clarify the requirement of a stepped hierarchy for the list of preferred designs. Also, a definition of feasibility is added to this section, and the requirements of a collocation study are revised to be more specific. The appellants of the AT& T application have requested that code revisions also include a fee increase for applications for wireless communication facilities so that a portion of the fee can be used by the City for expert review of an application. This would allow the City to use the deposit to acquire expert review by professionals specializing in telecommunications facilities or law. The approach was developed since most cities lack the technical expertise on wireless communication facility technology. Staff is in the process of researching this item. Next Steps: The public hearings for the draft overlay zone and ordinance revisions are tentatively scheduled for the October 11, 2011 Planning Commission meeting, and November 1, 2011 City Council meeting. Attachments: Draft Pedestrian Place Overlay Zone Map Chapter 18.56 Overlay Zones Chapter 18.72 Site Design Review Site Design and Use Standards Street Standards Chapter 18.92 Parking, Access and Circulation - 2 versions one showing edits, one clean copy) Chapter 18.68 General Regulations Chapter 18.108 Procedures OTAK March 21, 2011 memo, Zoning and Land Use Ordinance Review and Recommendations City Council Findings, 1644 Ashland St., PA 2009-01244, November 2, 2010 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 CHAPTER 18.56 Overlay Zones SECTIONS: 18.56.010 Purpose. 18.56.020 Applicability of Other Sections of the Land Use Ordinance. 18.56.030 A-1 Airport Overlay. 18.56.040 Pedestrian Place Overlay. 18.56.050 Residential Overlay. SECTION 18.56.010 Purpose. Overlay zones are intended to provide special regulations and standards that supplement the base zoning district and standards. SECTION 18.56.020 Applicability of Other Sections of the Land Use Ordinance. Development located within an overlay zone are required to meet all other applicable sections of the Land Use Ordinance, except as otherwise provided in this Chapter. SECTION 18.56.030 A-1 Airport Overlay Zone. Purpose A. . This overlay zone is intended to be applied to properties which lie within close proximity to the Ashland Airport where aircraft are likely to be flying at relatively low elevations. Further, the zone is intended to prevent the establishment of airspace obstructions in such areas through height restrictions and other land use controls. Application of the zone does not alter the requirements of the parent zone except as specifically provided herein. The overlay zone is shown on the Zoning Map. A-1 Overlay Zone B. . 1. Permitted uses shall not include residential uses unless approved under the procedure outlined for conditional uses. 2. Maximum height of structures, trees or other airspace obstructions shall be twenty (20) feet. 3. All planning actions will require, as a condition or approval, that the applicant sign an agreement with the City agreeing that airport noise is likely to increase in the future and that they waive all rights to complain about airport noise. General Provisions C. . 1. The City may top any tree which is in excess of those maximum heights listed in Section 18.60.020, or locate appropriate lights or markers on those trees as a warning to the operators of aircraft. 2. No use shall be made of land or water within any of this zone in such a manner as to create electrical interference with navigational signals or radio communication between airport and aircraft, make it difficult for pilots to distinguish between airport lights and others, result in glare in the eyes of pilots using the airport, impair visibility in the vicinity of the airport, or otherwise create a hazard which may in any way endanger the landing, takeoff, or maneuvering of aircraft using the airport. Comment [h1]: Ch. 18.60 deleted and moved to this chapter. Wording is unchanged. SECTION 18.56.040 PP Pedestrian Place Overlay Zone. Purpose of Pedestrian Place Overlay Zone A. . The Pedestrian Place Overlay Zone is intended to direct and encourage development of small walkable nodes that provide concentrations of gathering places, housing, businesses and pedestrian amenities situated and designed in a way to encourage more walking, bicycling and transit use. Applicability B. . 1. Location. The Pedestrian Place Overlay Zone applies to all property where PP is indicated on the Ashland Zoning Map. 2. Planning Actions. The Pedestrian Place Overlay Zone requirements apply to proposed development located in the Pedestrian Place Overlay Zone that requires a planning application approval, and involves development of new structures or additions other than single-family homes or accessory uses on individual lots. 3. Other Sections of the Land Use Ordinance. The provisions of the Pedestrian Place Overlay Zone supplement those of the applicable base zoning district and applicable Chapter 18 requirements. Where the provisions of this Chapter conflict with comparable standards described in any other ordinance or regulation, the provisions of the Pedestrian Place Overlay shall apply. Conformance with Pedestrian Place Plan C. . Circulation including streets and pedestrian/bicycle access ways, and future street improvements must be consistent with the Pedestrian Place Plans adopted by Ordinance No. ###. Concept plans (i.e. site plan and Comment [h2]: adopt this when Circulation Plans are adopted with TSP development summary) and building illustrations are for the purpose of providing an example of development that conforms to the standards, and do not constitute independent approval criteria. Special Permitted Uses in Residential Zoning Districts within Pedestrian Place D. Overlay. In addition to the permitted uses in the base residential zoning district, the following uses and their accessory uses are permitted outright subject to the requirements of this section and the requirement of Chapter 18.72, Site Design and Use Standards. 1. Special Permitted Uses. a. Professional, financial, business and medical offices, and personal service establishments. b. Stores, shops and offices supplying commodities or performing services. c. Restaurants. 2. Limitations. a. The maximum gross floor area occupied by a special permitted use shall be 2,500 square feet. b. Special permitted uses shall be allowed in a building or in a group of buildings including a mixture of businesses and housing. At least 50% of the total gross floor area of a building or of multiple buildings shall be designated for housing. c. The development shall meet the minimum housing density requirements of the base zoning district. Development Standards E. . In addition to the requirements of the base zoning district, the following standards shall apply. Building Setbacks 1. . a. The maximum yard abutting a street is five feet, except to allow for areas occupied by outdoor restaurant seating area or a plaza. b. The arterial street setback requirements in Section 18.68.050 do not apply in the Comment [h3]: another option is to repeal the Pedestrian Place Overlay Zone. arterial setback from Ch. 18.68 c. The solar access setback in Chapter 18.70 Solar Access applies only to those lots abutting a residential zone to the north. Mixed-Use Buildings in Residential Zones 2. . Mixed-use buildings in a residential base zoning district require Site Review approval in accordance with Chapter 18.72, and are subject to the standards in Chapter 18.72, the Basic Site Review Standards for Commercial Development (section II-C-1), Parking Lot Landscaping and Screening Standards (section D) and Street Tree Standards (section E). Floor Area Ratio. 3. Developments shall have a minimum Floor Area Ratio (FAR) of .50. Plazas and pedestrian areas shall count as floor area for the purposes of meeting the minimum FAR. Compact Development 4. . The site layout shall be compact, and enable future intensification of development and changes to land use over time. The development shall: 1) achieve the required minimum Floor Area Ratio (FAR), or provide a shadow plan that demonstrates how development may be intensified over time to meet the required minimum FAR; and 2) utilize opportunities for shared parking. Plazas and Landscaping Ratio 5. . Outdoor seating areas, plazas and other useable paved surfaces may be applied toward meeting the landscaping area requirements in Section18.72.110, but shall not constitute more than 50% of the required area. SECTION 18.40.050 R Residential Overlay . The Residential Overlay Zone applies to all property where R is indicated on the Ashland Zoning Map. The Residential Overlay Zone requirements are as follows. A. At least 65% of the total gross floor area of the ground floor, or at least 50% of the total lot area if there are multiple buildings shall be designated for permitted or special permitted uses, excluding residential. B. Residential densities shall not exceed 30 dwelling units per acre in the C-1 District, 60 dwelling units per acre in the C-1-D District, and 15 dwelling units per acre in the E-1 District. For the purpose of density calculations, units of less than 500 square feet of gross habitable floor area shall count as 0.75 of a unit. C. Residential uses shall be subject to the same setback, landscaping, and design standards as for permitted uses in the underlying C-1, C-1-D or E-1 District. D. Off-street parking shall not be required for residential uses in the C-1-D District. E. If the number of residential units exceeds 10, then at least 10% of the residential units shall be affordable for moderate income persons in accord with the standards established by resolution of the Ashland City Council through procedures contained in the resolution. The number of units required to be affordable shall be rounded down to the nearest whole unit. Comment [h4]: Deleted from Ch. 18.32 C-1 and Ch. 18.40 E-1 and moved to this chapter. Wording unchanged. CHAPTER 18.72 SITE DESIGN REVIEW SECTIONS: 18.72.010 Purpose and Intent. 18.72.020 Definitions. 18.72.030 Applicability. 18.72.040 Approval Process. 18.72.050 Detail Site Review Zone. 18.72.055 Downtown Design Standards Zone. 18.72.060 Plans Required. 18.72.070 Criteria for Approval. 18.72.080 Site Design Standards. 18.72.090 Administrative Variance from Site Design and Use Standards. 18.72.100 Power to Amend Plans. 18.72.105 Expiration of Site Design Review Approval. 18.72.110 Landscaping Standards. 18.72.115 Recycling Requirements. 18.72.120 Controlled Access. 18.72.140 Light and Glare Performance Standards. 18.72.150 Review by Conservation Coordinator. 18.72.160 Landscaping Maintenance. 18.72.170 Development Standards for Disc Antennas. 18.72.180 Development Standards for Wireless Communication Facilities. SECTION 18.72.010 Purpose and Intent. The purpose and intent of this Chapter is to regulate the manner in which land in the City is used and developed, to reduce adverse effects on surrounding property owners and the general public, to create a business environment that is safe and comfortable, to further energy conservation efforts within the City, to enhance the environment for walking, cycling, and mass transit use, and ensure that high quality development is maintained throughout the City. SECTION 18.72.020 Definitions. The following terms are hereby defined as they apply to this chapter: Accessory Equipment A. - All appurtenances defined in wireless communication facilities, with the exception of the support structure and antennas. Antenna B. - The device used to capture an incoming or to transmit an outgoing radio- frequency signal from wireless communication systems. Antennas include the following types: 1. Omni-direction (whip) antenna - receives and transmits signals in a 360 degree pattern 2. Directional or Parabolic (panel or disk) Antenna - receives and transmits signals in a directional pattern. They are typically rectangular in shape. 3. Microwave antennas - receives and transmits to link two telecommunication facilities together by line of sight. They are typically circular or parabolic in shape and can be a grid or solid material. Collocation C. - The use of a single wireless communication facility by more than one wireless communications provider. Floor-Area Ratio (FAR) - D. The gross floor area of all buildings on a lot divided by the lot area. Infill - E.The development of more intensive land uses upon vacant or under-utilized sites. Pre-existing structures F. - Structures in existence prior to an application for a wireless communication facility installation. Primary Orientation - G.Direction of the front of the building with the main entrance to the public. Wireless Communication Facilities H. - The site, structures, equipment and appurtenances used to transmit, receive, distribute, provide or offer wireless telecommunications services. This includes, but is not limited to antennas, poles, towers, cables, wires, conduits, ducts, pedestals, vaults, buildings, electronics and switching equipment. Wireless Communications Systems I. - The sending and receiving of radio frequency transmissions and the connection or relaying of these signals to land lines and other sending and receiving stations, and including, but not limited to cellular radiotelephone, personal communications services (PCS), enhanced/specialized mobile radio, and commercial paging services, and any other technology which provides similar services. Wireless Communications Support Structure J. - A structure used to support wireless communications antennas and connecting appurtenances. The purpose of such structures is to elevate an antenna above the surrounding terrain or structures and may be attached to an existing building or other permanent structures or as a free-standing structure which may include, but are not limited to monopole support structures and lattice support structures, and may have supporting guyed wires and ground anchors. 1. Monopole - A support structure which consists of a single pole sunk into the ground or attached to a foundation. 2. Lattice Tower - A support structure which consists of a network of cross braces that forms a tower. These types of structures are primarily used for taller towers and require a larger base than that of a monopole. 3. Alternative Structure - Man-made structures that, by design, camouflage or conceal the presence of wireless communication facilities, such as clock towers, bell towers, church steeples, water towers, light poles and similar alternative-design mounting structures. (Ord 2802, S1 1997) SECTION 18.72.030 Applicability. Site design standards shall apply to all zones of the city as outlined below. Applicability. A. The following development is subject to Site Design Review: 1. Commercial, Industrial, Non-Residential and Mixed uses: a. All new structures, additions or expansions in C-1, E-1, HC, CM and M-1 zones. b.All new non-residential structures or additions (e.g. public buildings, schools, churches, etc.). b.c.Mixed-use buildings containing commercial and residential uses in residential zoning districts within the Pedestrian Place Overlay Zone. c.d.Expansion of impervious surface area in excess of 10% of the area of the site or 1,000 square feet, whichever is less. d.e.Expansion of parking lots, relocation of parking spaces on a site, or other changes which affectalters or affects circulation on adjacent property or a public right-of-way. e.f. Any change of occupancy from a less intensive to a more intensive occupancy, as defined in the City building code, or any change in use which requires a greater number of parking spaces. f.g.Any change in use of a lot from one general use category to another general use category, e.g., from residential to commercial, as defined b the zoning regulations of this Code. h.Any exterior change to a structure which requires a building permit, or includes the installation of Public Art,which and is listed on the National Register of Historic Places or to a contributing property within an Historic District on the National Register of Historic Placesthat requires a building permit, or includes the installation of Public Art. h.i. Mechanical equipment not otherwise exempt from site design review per Section 18.72.030(B). Comment [h1]: Housekeeping edits for consistency with 18.108.040 j. Installation of wireless communication facilities in accordance with Section 18.72.180.B. Comment [h2]: Wireless Communication Facilities ordinance update 2. Residential uses: a. Two or more residential units on a single lot. b. Construction of attached single-family housing (e.g. town homes, condominiums, row houses, etc.) in all zoning districts. c. Residential development when off-street parking or landscaping, in conjunction with an approved Performance Standards Subdivision required by ordinance and not located within the boundaries of the individual unit parcel (e.g. shared parking). d. Any exterior change to a structure which requires a building permit or includes the installation of Public Art, and is individually listed on the National Register of Historic Placesthat requires a building permit, or includes the installation of Public Art. e.Mechanical equipment not otherwise exempt from site design review per Section 18.72.030(B). Comment [h3]: Housekeeping edits for consistency with 18.108.040 e.f. Installation of wireless communication facilities in accordance with Section 18.72.180.B. Comment [h4]: Wireless Communication Facilities ordinance update Exemptions. B. The following development is exempt from Site Design Review application and procedure requirements provided that the development complies with applicable standards as set forth by this Chapter. 1. Detached single family dwellings and associated accessory structures and uses. 2. Land divisions regulated by the following chapters: Partitioning (18.76), Subdivisions (18.80), Manufactured Housing (18.84) and Performance Standards (18.88). 3. The following mechanical equipment: a. Private, non-commercial radio and television antennas not exceeding a height of seventy (70) feet above grade or thirty (30) feet above an existing structure, whichever height is greater and provided no part of such antenna shall be within the yards required by this Title. A building permit shall be required for any antenna mast, or tower over fifty (50) feet above grade or thirty (30) feet above an existing structure when the same is constructed on the roof of the structure. b. Not more than three (3) parabolic disc antennas, each under one (1) meter in diameter, on any one lot or dwelling unit. c. Roof-mounted solar collection devices in all zoning districts, with the exception of Employment and Commercial zoned properties located within designated historic districts. The devices shall comply with solar setback standards described in 18.70 and height requirements of the respective zoning district. d. Installation of mechanical equipment not exempted by (a, b, c) above or (e) below, and which is not visible from a public right-of-way or adjacent residentially zoned property and consistent with other provisions of this Title, including solar access, noise, and setback requirements of Section 18.68.140(c). e. Routine maintenance and replacement of existing mechanical equipment in all zones. (Ord 2951, amended, 07/01/2008) SECTION 18.72.040 Approval Process. Development subject to site design review shall be reviewed in accordance with the procedures set forth in Chapter 18.108. (Ord 2951, amended, 07/01/2008) SECTION 18.72.050 Detail Site Review Zone. A. The Detail Site Review Zone is that area defined in the Site Design Standards adopted pursuant to Section 18.72.080. B. Any development in the Detail Site Review Zone as defined in the Site Review Standards adopted pursuant to this chapterChapter, which exceeds 10,000 square feet or is longer than 100 feet in length or width, shall be reviewed according to the Type 2 procedure. C. Outside the Downtown Design Standards Zone, new buildings or expansions of existing buildings in the Detail Site Review Zone shall conform to the following standards: 1. Buildings sharing a common wall or having walls touching at or above grade shall be considered as one building. 2. Buildings shall not exceed a building footprint area of 45,000 square feet as measured outside the exterior walls and including all interior courtyards. For the purpose of this section an interior courtyard means a space bounded on three or more sides by walls but not a roof. 3. Buildings shall not exceed a gross floor area of 45,000 square feet, including all interior floor space, roof top parking, and outdoor retail and storage areas, with the following exception: Automobile parking areas located within the building footprint and in the basement shall not count toward the total gross floor area. 4. Buildings shall not exceed a combined contiguous building length of 300 feet. Inside the Downtown Design Standards Zone, new buildings or expansions of existing buildings shall not exceed a building footprint area of 45,000 sq. ft. or a gross floor area of 45,000 sq. ft., including roof top parking, with the following exception: Automobile parking areas located within the building footprint and in the basement shall not count toward the total gross floor area. (Ord 2951, amended, 07/01/2008; Ord 2900, amended, 09/16/2003) SECTION 18.72.055 Downtown Design Standards Zone. A. The Downtown Design Standards Zone is that area defined in the Site Design and Use Standards Section VI, adopted pursuant to Section 18.72.080. B. Development in the Downtown Design Standards Zone shall be subject to the Downtown Design Standards. (Ord 2825 S2, 1998) SECTION 18.72.060 Plans Required. The following submittals shall be required in order to determine the project's compliance with this Chapterchapter: A site plan containing the following: A. Project name. B. Vicinity map. C. Scale (the scale shall be at least one (1) inch equals fifty (50) feet or larger.) The Staff Advisor may authorize different scales and plan sheet sizes for projects, provided the plans provide sufficient information to clearly identify and evaluate the application request. D. North arrow. E. Date. F. Street names and locations of all existing and proposed streets within or on the boundary of the proposed development. G. Lot layout with dimensions for all lot lines. H. Zoning designations of the proposed development. I. Zoning designations adjacent to the proposed development. J. Location and use of all proposed and existing buildings, fences and structures within the proposed development. Indicate which buildings are to remain and which are to be removed. K. Location and size of all public utilities in and adjacent to the proposed development with the locations shown of: 1. Water lines and meter sizes. 2. Sewers, manholes and cleanouts. 3. Storm drainage and catch basins. 4. Opportunity-to-recycle site and solid waste receptacle, including proposed screening. L. The proposed location of: 1. Connection to the City water system. 2. Connection to the City sewer system. 3. Connection to the City electric utility system. 4. The proposed method of drainage of the site. M. Location of drainage ways or public utility easements in and adjacent to the proposed development. N. Location, size and use of all contemplated and existing public areas within the proposed development. O. All fire hydrants proposed to be located near the site and all fire hydrants proposed to be located within the site. P. A topographic map of the site at a contour interval of at least five (5) feet. Q. Location of all parking areas and all parking spaces, ingress and egress on the site, and on- site circulation. R. Use designations for all areas not covered by building. S. Locations of all existing natural features including, but not limited to, any existing trees of a caliber greater than six inches diameter at breast height, except in forested areas, and any natural drainage ways or creeks existing on the site, and any outcroppings of rocks, boulders, etc. Indicate any contemplated modifications to a natural feature. T. A landscape plan showing the location, type and variety, size and any other pertinent features of the proposed landscaping and plantings. At time of installation, such plans shall include a layout of irrigation facilities and ensure the plantings will continue to grow. U. The elevations and locations of all proposed signs for the development. V. For non-residential developments proposed on properties located in a Historic District, an exterior wall section, window section and drawings of architectural details (e.g. column width, cornice and base detail, relief and projection, etc.) drawn to a scale of three-fourths (3/4) of an inch equals one (1) foot or larger. W. Exterior elevations of all buildings to be proposed on the site. Such plans shall indicate the material, color, texture, shape and other design features of the building, including all mechanical devices. Elevations shall be submitted drawn to scale of one inch equals ten feet or greater. X. A written summary showing the following: 1. For commercial and industrial developments: a. The square footage contained in the area proposed to be developed. b. The percentage of the lot covered by structures. c. The percentage of the lot covered by other impervious surfaces. d. The total number of parking spaces. e. The total square footage of all landscaped areas. 2. For residential developments: a. The total square footage in the development. b. The number of dwelling units in the development (include the units by the number of bedrooms in each unit, e.g., ten one-bedroom, 25 two-bedroom, etc). c. Percentage of lot coverage by: i. Structures. ii. Streets and roads. iii. Recreation areas. iv. Landscaping. v. Parking areas. 3. For all developments, the following shall also be required: The method and type of energy proposed to be used for heating, cooling and lighting of the building, and the approximate annual amount of energy used per each source and the methods used to make the approximation. (Ord 2951, amended, 07/01/2008) SECTION 18.72.070 Criteria for Approval. The following criteria shall be used to approve or deny an application: A. All applicable City ordinances have been met or will be met by the proposed development. B. All requirements of the Site Review Chapter have been met or will be met. C. The development complies with the Site Design Standards adopted by the City Council for implementation of this Chapterchapter. D. That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity, urban storm drainage, and adequate transportation can and will be provided to and through the subject property. All improvements in the street right-of-way shall comply with the Street Standards in Chapter 18.88, Performance Standards Options. (Ord. 2655, 1991; Ord 2836 S6, 1999) SECTION 18.72.080 Site Design Standards. A. The Council may adopt standards by ordinance for site design and use. These standards may contain: 1. Additional approval criteria for developments affected by this Chapterchapter. 2. Information and recommendations regarding project and unit design and layout, landscaping, energy use and conservation, and other considerations regarding the site design. 3. Interpretations of the intent and purpose of this Chapter chapter applied to specific examples. 4. Other information or educational materials the Council deems advisable. B. Before the Council may adopt or amend the guidelines, a public hearing must be held by the Planning Commission and a recommendation and summary of the hearing forwarded to the Council for its consideration. C. The Site Design and Use Standards adopted by Ordinance No’s. 2690, 2800, 2825, 2900 and 3031, shall be applied as follows: 1. The Multi-family Residential Development Standards in Section II.B shall be applied to the construction of attached single-family housing (e.g. town homes, condominiums, row houses, etc.). 2. The Commercial, Employment, and Industrial Development standards in Section II.C. shall be applied to non-residential development (e.g. public buildings, schools, etc.) (Ord 2951, amended, 07/01/2008) SECTION 18.72.090 Administrative Variance from Site Design and Use Standards. An administrative variance to the requirements of this chapter may be granted with respect to the requirements of the Site Design Standards adopted under section Section 18.72.080 if, on the basis of the application, investigation and evidence submitted, all of the following circumstances are found to exist: A. There is a demonstrable difficulty in meeting the specific requirements of the Site Design Standards due to a unique or unusual aspect of the proposed use of a site;B.Aapproval of the variance will not substantially negatively impact adjacent properties; and C. Aapproval of the variance is consistent with the stated purpose of the Site Design and Use Chapter; and D.Tthe variance requested is the minimum variance which would alleviate the difficulty; or B.Approval of the variance will not substantially negatively impact adjacent properties; C.Approval of the variance is consistent with the stated purpose of the Site Design and Use Chapter; and D.Thevariance requested is the minimum variance which would alleviate the difficulty. B. There is no demonstrable difficulty in meeting the specific requirements, but granting the administrative variance will result in a design that equally or better achieves the stated purpose(s) of the Site Design and Use Standards. SECTION 18.72.100 Power to Amend Plans. When approving an application the Planning Commission or the Staff Advisor may include any or all of the following conditions if they find it necessary to meet the intent and purpose and the criteria for approval: A. Require the value of the landscaping to be above two percent, but not greater than five percent of the total project costs as determined from the building permit valuation. B. Require such modifications in the landscaping plan as will ensure proper screening and aesthetic appearance. C. Require plantings and ground cover to be predominant, not accessory, to other inorganic or dead organic ground cover. D. Require the retention of existing trees, rocks, water ponds or courses and other natural features. E. Require the retention and restoration of existing historically significant structures on the project site. F. Require the City Engineer's approval of a grading plan or drainage plan for a collection and transmission of drainage. G. Require the modification or revision of the design or remodeling of structures, signs, accessory buildings, etc., to be consistent with the Site Design Standards. H. Require the modification of the placement of any new structures, new accessory uses, parking and landscaping on the project site to buffer adjacent uses from the possible detrimental effects of the propose development. I. Restrict heights of new buildings or additions over 35 feet and increase setbacks up to 20 feet. J. Require on-site fire hydrants with protective barricades. K. Require the type and placement or shielding of lights for outdoor circulation and parking. L. Require new developments to provide limited controlled access onto a major street by means of traffic signals, traffic controls and turning islands, landscaping, or any other means necessary to insure the viability, safety and integrity of the major street as a through corridor. M. Require pedestrian access, separate pedestrian paths, sidewalks and protection from weather in new developments. N. Require developments to provide access to improved City streets and, where possible, provide access to the lower order street rather than a major collector or arterial street. (Ord 2425 S2, 1987) SECTION 18.72.105 Expiration of Site Design Review Approval. Site design review approval granted under this Chapter chapter shall expire if no building permit or public improvement plan for the project has been approved by the City within twelve (12) months of site design review approval. (Ord 2951, added, 07/01/2008) SECTION 18.72.110 Landscaping Standards. Area Required A. . The following areas shall be required to be landscaped in the following zones: R-1 - 45% of total developed lot area R-2 - 35% of total developed lot area R-3 - 25% of total developed lot area C-1 - 15% of total developed lot area C-1-D - None, except parking areas and service stations shall meet the landscaping and screening standards in Section II.D. of the Site Design and Use Standards. E-1 - 15% of total developed lot area M-1 - 10% of total developed lot area CM-NC - 15% of total developed lot area CM-OE - 15% of total developed lot area CM-CI - 10% of total developed lot area CM-MU - 15% of total developed lot area (Ord 2825 S3, 1998; Ord 3036, amended, 08/17/2010) Location. B. Landscaping shall be located so that it is visible from public right-of-way or provide buffering from adjacent uses. Landscaping shall be distributed in those areas where it provides for visual and acoustical buffering, open space uses, shading and wind buffering, and aesthetic qualities. Irrigation. C. All landscaping plans shall either be irrigated or shall be certified that they can be maintained and survive without artificial irrigation. If the plantings fail to survive, the property owner shall replace them. Parking Lots. D. Seven percent of all the parking lot area shall be landscaped. Such landscaping shall consist of the proper mixture of deciduous trees and shrubs so that all of the landscaped areas shall be covered within five years by a spreading evergreen ground cover or by shrubs and shaded by the trees. E. One street tree per 30 feet of frontage shall be required on all projects. SECTION 18.72.115 Recycling Requirements. All commercial and multi-family developments, requiring a site review as indicated in Section 18.72.040, shall provide an opportunity-to-recycle site for use of the project occupants. Commercial. A. Commercial developments having a solid waste receptacle shall provide a site of equal or greater size adjacent to or with access comparable to the solid waste receptacle to accommodate materials collected by the local solid waste franchisee under its on-route collection program for purposes of recycling. Both the opportunity-to-recycle site and the common solid waste receptacle shall be screened by fencing or landscaping such as to limit the view from adjacent properties or public rights-of-way. Multi-Family Residential. B. All newly constructed multi-family units, either as part of an existing development or as a new development, shall provide an opportunity-to-recycle site in accord with the following standards: NOT 1. Multi-family developments sharing a common solid waste receptacle shall provide an individual curbside recycling container for each dwelling unit in the development. 2. Multi-family developments sharing a common solid waste receptacle shall provide a site of equal or greater size adjacent to or with access comparable to the common solid waste receptacle to accommodate materials collected by the local solid waste franchisee under its residential on-route collection program for purposes of recycling. Both the opportunity-to-recycle site and the common solid waste receptacle shall be screened by fencing or landscaping such as to limit the view from adjacent properties or public rights- of-way. SECTION 18.72.120Controlled access. A.Any partitioning or subdivision of property located in an R-2, R-3, C-1, E-1, CMor M-1 zone shall meet the controlled access standards set forth below.If applicable, cross access easements shall be required so that access to all properties created by the land division can be made from one or more points. B.Street and driveway access points in an R-2, R-3, C-1, E-1 or M-1 zone shall be limited to the following: 1.Distance between driveways. On arterial streets -100 feet; on collector streets -75 feet; on residential streets -50 feet. 2.Distance from intersections. On arterial streets -100 feet; on collector streets -50 feet; on residential streets -35 feet. C. Street and driveway access points in the CM zone are subject to the requirements of the Croman Mill District Standards. (Ord 3036, added, 08/17/2010) D.Access Requirements for Multi-family Developments. 1.All multi-family developments which will have automobile trip generation in excess of 250 vehicle trips per day shall provide at least two driveway access points to the development. Trip generation shall be determined by the methods established by the Institute of Transportation Engineers. 2.Creating an obstructed street, as defined in 18.88.020.G, is prohibited. (Ord2951, amended, 07/01/2008) SECTION 18.72.140 Light and Glare Performance Standards. There shall be no direct illumination of any residential zone from a lighting standard in any other residential lot, C-1, E-1 or M-1, SO, CM or HC lot. (Ord 3034, amended, 08/17/10) SECTION 18.72.150 Review by Conservation Coordinator. A. Upon receiving an application for a Site Review, the Staff Advisor shall refer the application to the Conservation Coordinator for comment. B. Prior to final approval of a site plan, the Conservation Coordinator shall file an oral or written report to be entered into the record of the proceedings consisting of: 1. An assessment of the energy use estimates by the applicant. 2. An assessment of the applicant's energy use strategies. 3. Recommendations to the applicant of cost-effective methods to further reduce energy consumption, if any exist. (Ord 2689, 1992) SECTION 18.72.160 Landscaping Maintenance. A. All landscaped areas must be maintained in a weed-free condition. B. All landscaped areas required by this Chapter chapter must be maintained according to the approved landscaping plans. (Ord. 2228, 1982) SECTION 18.72.170 Development Standards for Disc Antennas. Building Permit Required. A. All disc antennas shall be subject to review and approval of the building official where required by the Building Code. Development Standards. B. All disc antennas shall be located, designed, constructed, treated and maintained in accordance with the following standards: 1. Antennas shall be installed and maintained in compliance with the requirements of the Building Code. 2. Disc antennas exceeding one (1) meter in diameter shall not be permitted on the roof, except where there is no other location on the lot which provides access to receiving or transmitting signals. In no case shall any part of any antenna be located more than ten feet above the apex of the roof surface. Antennas mounted on the roof shall be located in the least visible location as viewed from adjacent right-of-ways, and residential structures in residential zones. 3. No more than one disc antenna shall be permitted on each tract of land. 4. Ground mounted disc antennas shall be erected or maintained to the rear of the main building, except in those instances when the subject property is cul-de-sac or corner lot where the side yard is larger than the rear yard, in which case the antenna may be located in the side yard. Antennas shall not be located in any required setback area. No portion of an antenna array shall extend beyond the property lines or into any front yard area. Guy wires shall not be anchored within any front yard area but may be attached to the building. 5. Antennas may be ground-mounted, free standing, or supported by guy wires, buildings, or other structures in compliance with the manufacturer's structural specifications. Ground-mounted antennas shall be any antenna with its base mounted directly in the ground, even if such antenna is supported or attached to the wall of a building. 6. The antenna, including guy wires, supporting structures and accessory equipment, shall be located and designed so as to minimize the visual impact on surrounding properties and from public streets. Antennas shall be screened through the addition of architectural features and/or landscaping that harmonize with the elements and characteristics of the property. The materials used in constructing the antenna shall not be unnecessarily bright, shiny, garish, or reflective. Whenever possible, disc antennas shall be constructed out of mesh material and painted a color that will blend with the background. 7. Antennas shall meet all manufacturer's specifications. The mast or tower shall be non- combustible. Corrosive hardware, such as brackets, turnbuckles, clips and similar type equipment if used, shall be protected by plating or otherwise to guard against corrosion. 8. Every antenna must be adequately grounded, for protection against a direct strike of lightning, with an adequate ground wire. Ground wires shall be of the type approved by the latest edition of the Electrical Code for grounding masts and lightning arrestors and shall be installed in a mechanical manner, with as few bends as possible, maintaining a clearance of at least two inches from combustible materials. Lightning arrestors shall be used that are approved as safe by the Underwriters' Laboratories, Inc., and both sides of the line must be adequately protected with proper arrestors to remove static charges accumulated on the line. When lead-in conductors of polyethylene ribbon-type are used, lightning arrestors must be installed in each conductor. When coaxial cable or shielded twin lead is used for lead-in, suitable protection may be provided without lightning arrestors by grounding the exterior metal sheath. 9. Antennas may contain no sign or graphic design as defined in the Ashland Sign Code, even if the sign is permitted on the property. (Ord 2951, amended, 07/01/2008) SECTION 18.72.180 Development Standards for Wireless Communication Facilities. Purpose and Intent. A.-The purpose of this section is to establish standards that regulate the placement, appearance and impact of wireless communication facilities, while providing residents with the ability to access and adequately utilize the services that these facilities support. Because of the physical characteristics of wireless communication facilities, the impact imposed by these facilities affect not only the neighboring residents, but the community as a whole. The standards are intended to ensure that the visual and aesthetic impacts of wireless communication facilities are mitigated to the greatest extent possible, especially in or near residential areas. Applicability. DB. 1. All installation of wireless communication systems shall be subject to the requirements of this section in addition to all applicable Site Design and Use Standards, and are subject to the following approval process: Attached to Alternative Freestanding Zoning Designations Existing StructuresSupport StructuresStructures (1)12 Residential ZonesCUP & SRProhibitedProhibited C-1CUP & SRCUP & SRProhibited (2) C-1-D (Downtown)CUP & SRProhibitedProhibited Site Site C-1 - Freeway overlayCUP & SR ReviewSRReviewSR Site Site E-1CUP & SR ReviewSRReviewSR Site Site M-1CUP &SR ReviewSRReviewSR Site SOUCUP &SRCUP &SR ReviewSR NM (North Mountain)ProhibitedProhibitedProhibited (2) Historic DistrictCUP & SRProhibitedProhibited A-1 (Airport Overlay)CUP &SRCUP & SRCUP & SR HC (Health Care)CUP &SRProhibitedProhibited CM-NCCUP &SRCUP &SRCUP &SR Site Site CM-OECUP & SR ReviewSRReviewSR Site Site CM-CICUP & SR ReviewSRReviewSR CM-MUCUP &SRCUP &SRCUP &SR CM-OSProhibitedProhibitedProhibited 1 CUP = Conditional Use Permit 2 SR = Site Review 2. Exemptions. Replacement of previously approved wireless communication facility components are permitted outright with an approved building permit, and are allowed without a Site Review or Conditional Use Permit as specified in the preceding subsection, provided that these actions:. a. Do not create an increase in the height of the facility more than ten feet; and b. Conforms with the conditions of the previously approved planning action; and b. Do not cause the facility to go out of conformance with the standards of Section 18.72.180.E.1. Submittals. BC.-In addition to the submittals required in section Section 18.72.060, the following items shall be provided as part of the application for a wireless communication facility. 1. A photo of each of the major components of a similar installation, including a photo montage of the overall facility as proposed. 2. Exterior elevations of the proposed wireless communication facility (min 1"=10'). 3. A set of manufacturers specifications of the support structure, antennas, and accessory buildings with a listing of materials being proposed including colors of the exterior materials. 4. A site plan indicating all structures, land uses and zoning designation within 150 feet of the site boundaries, or 300 feet if the height of the structure is greater than 80 feet. 5. A map showing existing wireless communication facility sites operated by the applicant within a 5 mile radius of the proposed site. 6. A collocation feasibility study that adequately indicates collocation efforts were made and states the reasons collocation can or cannot occuraddressing the requirements of Section 18.72.180.D.2.a. 7. A copy of the lease agreement for the proposed site showing that the agreement does not preclude collocation. 8. Documentation detailing the general capacity of the tower in terms of the number and type of antennas it is designed to accommodate. 9. Any other documentation the applicant feels is relevant to comply with the applicable design standards. 10. Documentation that the applicant has held a local community meeting to inform members of the surrounding area of the proposed wireless communication facility. Documentation to include: a. a copy of the mailing list to properties within 300' of the proposed facility. b. a copy of the notice of community meeting, mailed one week prior to the meeting. c. a copy of the newspaper ad placed in a local paper one week prior to the meeting. d. a summary of issues raised during the meeting. Design Standards. CD.-All wireless communication facilities shall be located, designed, constructed, treated and maintained in accordance with the following standards: 1. General Provisions a. All facilities shall be installed and maintained in compliance with the requirements of the Building Code. At the time of building permit application, written statements from the Federal Aviation Administration (FAA), the Aeronautics Section of the Oregon Department of Transportation, and the Federal Communication Commission that the proposed wireless communication facility complies with regulations administered by that agency, or that the facility is exempt from regulation. b. All associated transmittal equipment must be housed in a building, above or below ground level, which must be designed and landscaped to achieve minimal visual impact with the surrounding environment. c. Wireless communication facilities shall be exempted from height limitations imposed in each zoning district. d.WCFWireless communication facilities shall be installed at the minimum height and mass necessary for its intended use. A submittal verifying the proposed height and mass shall be prepared by a licensed engineer. e. In residential zoning districts, wireless communication facilities are only allowed on existing structures greater than 45 feet in height. For the purposes of this section, existing structures shall include the replacement of existing pole, mast or tower structures (such as stadium light towers) for the combined purposes of their previous use and wireless communication facilities. f. In the Downtown Commercial zoning district (C-1-D), wireless communication facilities permitted on existing structures with a height greater than 50 feet. g. With the exception of the C-1-D zoning district as described above, wireless communication facilities are prohibited in the Historic Districts, as defined in the Comprehensive Plan. Comment [h5]: This language was a footnote to the original table in 18.72.180.B that appears to have h.e.Lattice towers are prohibited as freestanding wireless communication support been unintentionally deleted in the 2007. structures. ei. Signage for wireless communication facilities shall consist of a maximum of two non- illuminated signs, with a maximum of two square feet each stating the name of the facility operator and a contact phone number. fk. Applicant is required to remove all equipment and structures from the site and return the site to its original condition, or condition as approved by the Staff Advisor, if the facility is abandoned for a period greater than six months. Removal and restoration must occur within 90 days of the end of the six month period. 2. Preferred Designs. The following preferred designs are a stepped hierarchy, and the standards shall be applied in succession from subsection a to e, with the previous standard exhausted before moving to the following design alternative. For the purposes of this section, feasible is defined as capable of being done, executed or effected, and a demonstration of feasibility requires a substantial showing that a preferred design can or cannot be accomplished. a.Where possible, the use of existing WCF sites for new installations shall be encouraged. Collocation of new facilities on existing facilities shall be the preferred Collocation. option. Where technically feasible, collocate new facilities on existing structures with wireless communication facilities in place or on existing towers to minimize the total number of towers throughout the city. The collocation feasibility study shall: 1) document that alternative sites within a radius of ### feet have been considered and are technologically unfeasible or unavailable; 2) demonstrate that a reasonable effort was made to locate collocation sites that meet the applicant’s service coverage area needs; and 3) the reasons collocation can or cannot occur. The study must demonstrate that collocation is not feasible by showing that one or more of the following conditions exists before proceeding with the next available design option in Section 18.72.180.D.2.b. i. a significant service gap in coverage area ii. sufficient height cannot be achieved by modifying existing structures or towers iii. structural support limitations iv. lack of available space v. collocation would result in electronic, electromagnetic, obstruction or other radio frequency interference. Attached to Existing Structure. b.If (a) above is not feasible, WCF wireless communication facilities shall be attached to pre-existing structures, when feasible. Alternative Structure. c.If (a) or (b) above are not feasible, alternative structures shall be used with design features that conceal, camouflage or mitigate the visual impacts created by the proposed WCFwireless communication facilities. Freestanding Support Structure. d.If (a), (b), or (c) listed above are not feasible, a monopole design shall be used with the attached antennas positioned in a vertical manner to lessens the visual impact compared to the antennas in a platform design. Platform designs shall be used only if it is shown that the use of an alternate attached antenna design is not feasible. e.Lattice towers are prohibited as freestanding wireless communication support structures. 3. Landscaping.The following standards apply to all WCF wireless communication facilities with any primary or accessory equipment located on the ground and visible from a residential use or the public right-of-way. a. Vegetation and materials shall be selected and sited to produce a drought resistant landscaped area. b. The perimeter of the WCFwirelesss communication facilities shall be enclosed with a security fence or wall. Such barriers shall be landscaped in a manner that provides a natural sight obscuring screen around the barrier to a minimum height of six feet. c. The outer perimeter of the WCFwireless communication facilities shall have a 10 foot landscaped buffer zone. d. The landscaped area shall be irrigated and maintained to provide for proper growth and health of the vegetation. e. One tree shall be required per 20 feet of the landscape buffer zone to provide a continuous canopy around the perimeter of the WCFwireless communication facilities. Each tree shall have a caliper of 2 inches, measured at breast height, at the time of planting. 4. Visual Impacts a. Antennas, if attached to a pre-existing or alternative structure shall be integrated into the existing building architecturally and, to the greatest extent possible, shall not exceed the height of the pre-existing or alternative structure. b. Wireless communication facilities shall be located in the area of minimal visual impact within the site which will allow the facility to function consistent with its purpose. c. Antennas, if attached to a pre-existing or alternative structure shall have a non- reflective finish and color that blends with the color and design of the structure to which it is attached. d. WCF, in any zone, must be set back from any residential zone a distance equal to twice its overall height. The setback requirement may be reduced if, as determined by the Hearing Authority, it can be demonstrated through findings of fact that increased mitigation of visual impact can be achieved within of the setback area. Underground accessory equipment is not subject to the setback requirement. e. Exterior lighting for a WCF wireless communication facility is permitted only when required by a federal or state authority. f. All wireless communication support structures must have a non-reflective finish and color that will mitigate visual impact, unless otherwise required by other government agencies. g. Should it be deemed necessary by the Hearing Authority for the mitigation of visual impact of the WCFwireless communication facility, additional design measures may be required. These may include, but are not limited to: additional camouflage materials and designs, facades, specific colors and materials, masking, shielding techniques. 5.Collocation standards a.Each addition of an antenna to an existing WCF requires a building permit, unless the additional antenna increases the height of the facility more than ten feet. b.Addition of antennas to an existing WCF that increases the overall height of the facility more than ten feet is subject to a site review. (Ord2802, S3 1997) D.All installation of wireless communication systems shall be subject to the requirements of this section in addition to all applicable Site Design and Use Standards and are subject to the following approval process: Attached to Alternative Freestanding Zoning Designations Existing StructuresSupport StructuresStructures (1) Residential ZonesCUPProhibitedProhibited C-1CUPCUPProhibited (2) C-1-D (Downtown)CUPProhibitedProhibited C-1-Freeway overlaySite ReviewSite ReviewCUP E-1Site ReviewSite ReviewCUP M-1Site ReviewSite ReviewCUP SOUSite ReviewCUPCUP NM (North Mountain)ProhibitedProhibitedProhibited (2) Historic DistrictCUPProhibitedProhibited A-1 (Airport Overlay)CUPCUPCUP HC (Health Care)CUPProhibitedProhibited CM-NCCUPCUPCUP CM-OESite ReviewSite ReviewCUP CM-CISite ReviewSite ReviewCUP CM-MUCUPCUPCUP CM-OSProhibitedProhibitedProhibited (Ord 2951, amended, 07/01/2008; Ord 3036, amended, 08/17/10) __________________________________________________________________________________ SITE DESIGN AND USE STANDARDS - Pages containing proposed edits - TC ABL OF OTENTS EENN SECTIOON I: Introdduction ................................................................................................. 3 BBackground ............................................................................................................... 3 AAnalyze the SSite ........................................................................................................ 3 Functional Laandscaping ............................................................................................ 5 CClimate and LLandscapingg .......................................................................................... 5 AArchitectural and Engineeering Uses .......................................................................... 6 SScreening .................................................................................................................. 6 BBuffering .................................................................................................................... 7 OOutdoor Spacce .......................................................................................................... 8 CCrime Prevenntion and Deesign ................................................................................... 100 PParking Area and Landsccape Designn ....................................................................... 11 SStreet Trees .............................................................................................................. 122 SECTIOON II: Approoval Standdards and PPolicies ......................................................... 133 OOrdinance Laandscaping RRequiremennts .................................................................... 133 MMulti-Family RResidential Developmennt ..................................................................... 133 CCommercial, Employmennt, and Indusstrial Development .......................................... 177 Baasic Site Revview Standaards ................................................................. 177 Deetail Site Reeview Standaards ................................................................. 200 Addditional Staandards for LLarge Scale Projects ....................................... 255 PParking Lot LLandscaping and Screenning Standarrds ................................................ 299 SStreet Tree SStandards ............................................................................................... 31 SECTIOON III: Wateer Conservving Landsscaping Guuidelines aand Policies ............ 333 AAdvise and RRecommendaations ................................................................................. 333 MMandatory Poolicies .................................................................................................... 366 SECTIOON IV: Histooric Districct Developpment ............................................................. 399 DDevelopmentt in Ashland’’s Historic District ............................................................... 399 RRehabilitationn and Remodel Standardds .................................................................... 41 HHistoric Distriict Design Standards ............................................................................. 422 SECTIOON V: Ashlaand Boulevvard Corriddor ................................................................. 477 Inntroduction ............................................................................................................... 477 DDesign Standdards ...................................................................................................... 488 SECTIOON VI: Dowwntown Ashhland ................................................................................. 500 Inntroduction ............................................................................................................... 500 AAshland Dowwntown Plan ........................................................................................... 51 SECTIOON VII: Norrth Mountain Neighboorhood Design Standdards ........................ 61 SECTIOON VIII: Crooman Mill District Standards ..................................................... 866 Definitioons .......................................................................................................................... 866113 Ashland SSite Design & Use Standarrds 2 C. Comercial,Employent, andIndustrial Develoment mmmmpp Commmercial andd employmeent developpments shouuld have aa positive immpact uponn the streetscape. Forr example, buildings made of unaadorned conncrete blockor painted with bright primary coolors used tto attract atttention can create an undesirablee effect uponn the streetscape. Landscaping andd site designn for commeercial and employment zones is somewhat diffferent from that requireed for resideential zones.. The requirement for ooutdoor spacces is, of coourse, muchh less. The pprimary funcction is to immprove the pproject’s apppearance, ennhance the CCity’s streetscape, lesssen the visuaal and climaatic impact oof parking arreas, and to screen adjaacent resideential uses ffrom the advverse impactts which commmercial usees may causse. Onearea in whicch Ashland’s commercial differs froom that seen in many oother cities is the relatioonship betwween the sstreet, buildiings, parkinng areas, aand landscaaping. The most commmon form off modern coommercial ddevelopment is the placcement of aa small bufffer of landsscaping betwween the strreet and thee parking areea, with thee building beehind the paarking areaat the rear oof the parcel with loadingg areas behiind the buildding. This myy be desirabble for the ccommercial use becausse it gives the appearrance of ammple parkingg for custommers, howeever, the effeect on the sstreetscape is less thann desirable bbecause thee result is a hast hot,oopen, parkinng area whicch is not only unsightly bbut results in a developpment form wwhich the CCity discourages. The alternative desired in Ashland is to design the site so that it mmakes a positive contrribution to tthe streetsccape and eenhances ppedestrian aand bicyclee traffic. Thhis is accommplished thrrough the following threee level revieww process. The ffollowing development sstandards appply to manufacturing aand commerrcial zones. Their appliccation depends on whaat area of thhe City the pproperty is located. Gennerally speaaking, areass that are vissible from highly traveledd arterial strreets, and thhat are in thee Historic Disstrict, arehheld to a higgher developpment standdard than projects that are in indusstrial parks. This differrence is detaailed by thee maps, which delineatee a Detail site Review ZZone. Propeerties outsidde the zonee only have to comply wwith Basic SSite Review Standards, while projeccts in the ZZone have too comply withh both Basicc and Detail Site Revieww Standards. II-C-1 BBasic Site RReview Staandards APPROVVAL STANDAARDS Developmeent in all commmercial andd employmennt zones shall conform to the folllowing deveelopment stanndards: II-C-11a) Orienntation and Scale 1. BBuildings shaall have their primary oorientation tooward the sstreet rather than thhe parking aarea. Building entrancess shall be orriented toward the street and shall be acceessed from aa public sideewalk. Wherre buildings are located on a coorner lot, thee entrance sshall be oriented towardd the higher order street or to Ashland SSite Design & Use Standarrds 17 thhe lot corneer at the intersection off the streetss. Public siddewalks shaall be provided adjaacent to a puublic street aalong the street frontagee. Buildings shall be located aas close too the interssection cornner as praccticable. (Ammended Sptember 23, 203 Ordinance 2900) ee00## 2. BBuilding entraances shall be located wwithin 20 feeet of the public right of wway to wwhich they aare requiredd to be orieented. Exceeptions mayy be granted for toopographic cconstraints, lot configurration, desiggns where aa greater settback reesults in an improved aaccess or foor sites withh multiple buuildings, succh as shopping cennters, wheree this standaard is met byy other buildings. Autommobile circulation or parking shaall not be alloowed between the building and the right- of-way. The eentrance shall be designed to be clearly visiblee, functional, and shall be openn to the public during all business hoours. (Amendd September 2, 2003 ee33 rdinance # 290) OO00 3. TThese requirrements maay be waiveed if the building is nnot accesseed by pedestrians, such as waarehouses aand industriaal buildings without attaached offices, and aautomotive service stattions. (Amendd September 3, 2003 Ordinnce # ee22aa 200) 99 II-C-11b) Streetscape Onesstreet tree chhosen from tthe street treee list shall bbe placed for each 30 feet of frontaage for that pportion of thee developmeent fronting tthe street. II-C-11c) Landsscaping 1. Landscaping shall be designed so thhat 50% covverage occurs after one year and 90% covverage occurrs after 5 yeaars. 2. Landscaping design shaall utilize a vvariety of low water usee and decidduous and evergreeen trees and shrubs and flowering pllant species. 3. BBuildings adjacent to streeets shall bee buffered bby landscapeed areas at least 10 feet in wwidth, exceppt in the Asshland Histooric Districtand Detail Site RReview Zonee. Outdoor storage areeas shall bee screened from view from adjacent public rights-of-way, exceptt in M-1 zonees. Loading facilities shaall be screened andd buffered wwhen adjacennt to residenntially zoned land. 4. Irrrigation systtems shall bbe installed too assure lanndscaping suuccess. 5. EEfforts shall bbe made to save as maany existing healthy treees and shrubbs on thhe site as poossible. II-C-11d) Parking 1. PParking areass shall be located behind buildings oor on one orr both sides. 2. PParking areaas shall be sshaded by ddeciduous trrees, buffereed from adjaacent non-residential uses and screened frrom non-resiidential usess. II-C-11e) Desiggnated Creeek Protectioon 1. DDesignated creek proteection areass shall be considered positive deesign elements andd incorporateed in the oveerall design oof a given project. 2. NNative ripariaan plan mateerials shall be planted in and adjacent to the creeek to enhance the creek habitaat. II-C-11f) Noisee and Glare Special attention to glare (AMMC 18.72.1110) and noisse (AMC 9.008.170(c) & AMC 9.08.1175) shall bbe considereed in the prroject designn to insure compliancee with these standards. Ashland SSite Design & Use Standarrds 18 II-C-11g) Expannsions of EExisting Sitees and Builddings For siites which ddo not confoorm to thesee requirements, an equal percentagge of the siite must be made to ccomply with these standdards as thhe percentagge of buildinng expansioon, e.g., if a building areea is expandded by 25%, then 25% oof the site mmust be brought up to thee standards required by this documeent. Ashland SSite Design & Use Standarrds 19 II-C-2 DDetail Site RReview APPROAL STANDRD VVAAS Devvelopments tthat are within the DetaillSite Revieww Zone shall, in adddition to commplying withh the standarrds for Basicc Site Revieww, coonform to thee following sstandards: II-C-22a) Orienntation and Scale 1. DDevelopmentts shall havee a minimumm Floor Areaa Ratio (FARR) of .50 .355 and shall not exceeed a maximmum Floor AArea Ratio oof .5 for all aareas outside the HHistoric District. Plazas aand pedestriaan areas shall count as floor area foor the purposes of meeting thee minimum FFloor Area RRatioFAR.TThe developpment shall achievee the required minimumm FAR, or pprovide a shadow plann that demonstratess how deveelopment maay be intenssified over ttime to meeet the reequired minimum FAR. 2. BBuilding fronttages greateer than 100 feet in lengtth shall havee offsets, joggs, or have other distinctive chaanges in thee building faççade. 3. AAny wall whiich is withinn 30 feet off the street, plaza or other public open space shall ccontain at least 20% of tthe wall area facing thee street in dissplay areas, windows, or doorwways. Windoows must allow view into working aareas or lobbies, peedestrian enntrances or ddisplays areaas. Blank waalls within 300 feet of the street aare prohibiteed. Up to 400% of the lenngth of the bbuilding perimmeter can be exemmpted for thhis standardd if orientedd toward loaading or seervice areas. 4. BBuildings shaall incorporate lighting and changesin mass, suurface or finiish to give emphasis to entrancces. 5. Innfill or buildings, adjaceent to public sidewalkss, in existingg parking loots is encouraged aand desirablle. 6. BBuildings shaall incorporaate arcades, roofs, alcovves, porticoes, and awnnings thhat protect ppedestrians ffrom the rainn and sun. II-C-22b) Streetscape 1. HHardscape (ppaving mateerial) shall bbe utilized to designatee “people” aareas. SSample mateerials couldd be unit mmasonry, scoored and ccolored conccrete, grasscrete, oor combinatioons of the abbove. 2. AA building shhall be setbaack not morre than 5200 feet from aa public sideewalk unless the area is used for pedestrrian activitiess such as pplazas or ouutside eating areas. This standdard shall apply to bothh street fronntages on corner loots. If more than one sttructure is pproposed forr a site, at lleast 65% oof the aggregate buuilding frontaage shall be within 520feet of the ssidewalk. (Aended mm Sptember 23, 203 Ordinance 2900) ee00## II-C-22c)Parking and On-site Circulaation Proteected raised walkways shall be instaalled throughh parking areeas of 50 ormore spacees or moree than 100 feeet in averagge width or ddepth. 1.PParking lots wwith 50 spacces or more shall be divided into sepparate areass and divided by landscaped aareas or walkways at least 10 feet in width, or by a building or grroup of buildings. Ashland SSite Design & Use Standarrds 20 3.DDevelopmentts of one accre or more must providde a pedestrian and bicycle circulation plaan for the site. One-site pedestrian walkways mmust be lighttedto a level wheree the systemm can be useed at nightbby employeees, residentss and customers. PPedestrian wwalkways shaall be directly linked to eentrances and to thhe internal circulation of the buildingg. Comment [h11]: moved to Pedeestrian Circulation section of Ch. 188.92 II-C-22d2c) Buffeering and Sccreening 1. Landscape bbuffers and screening shall be loccated betweeen incompaatible uses on an aadjacent lot. Those buffeers can conssist or either plant materrial or building mateerials and muust be comppatible with pproposed buildings. 2. PParking lots shall be bbuffered from the mainn street, crross streets and screened fromm residentiaally zoned lannd. II-C-22e)Lighting Lightinng shall incluude adequate lights thatt are scaled for pedestrians by includding light standards or placements of no greaterthan 14 feet in height along pedestrian pathways. Comment [h22]: moved to Pedeestrian Circulation section of Ch. 188.92 II-C-22f2d) Building Materiaals 1. BBuildings shhall includee changes in relief ssuch as ccornices, baases, feenestration, fluted masonry, for at leeast 15% of tthe exterior wwall area. 2. BBright or neeon paint coolors used extensively to attract attention too the building or uuse are prohibited. Buildings may not incorpoorate glass as a mmajority of the building skkin. Ashland SSite Design & Use Standarrds 21 etail Sie Revie Zone DDttww North Main, Historc Distric and OakStreet iitt DDetail Sitte Revieww Zone Ashland SSite Design & Use Standarrds 22 Siskiyu Bouleard, Ashland Street and Wlker Aveue oovvaann etail Sie Revie Zone DDttww Ashland SSite Design & Use Standarrds 23 Ashlan Street nd Tolmn Creek oad ddaaaRR DDetail Sitte Revieww Zone Ashland SSite Design & Use Standarrds 24 Croson Rod wwaa II-C-3 AAdditional SStandards for Large Scale Projjects APPROVVAL STANDAARDS Develoments (1) Ivolving a goss floor ara in exces of 10,000 s. ft. ppnnrreessqq or a buuilding frontaage in excesss of 100 feet in length , (22) located wiithin theDDetail Site Reeview Zone, shall, in adddition to commplying to thee stanndards for BBasic and Detail Site revieew, shall connform to the followwing standardds: II-C-33a) Orienntation and Scale 1. DDevelopmentts shall dividde large buillding massees into heighhts and sizess that reelate to human scale by incorporating channges in building massees or direction, shheltering rooofs, a distinct pattern of divisionns on surfaaces, wwindows, treees, and smaall scale lightting. 2. OOutside of the Downtoown Designn Standardss Zone, neew buildinggs or expansions oof existing buuildings in thhe Detail Sitee Review Zoone shall connform too the followinng standardss: (Amended Sptember 23, 203 Ordinance 2900) ee00## a. Buildings sharring a commmon wall or having walls touching at or aboove grade sshall be conssidered as oone building. b. Buildings shalll not exceeed a buildinng footprint area of 455,000 squuare feet aas measureed outside of the extterior walls and inccluding all interior courtyyards. For thhe purpose oof this sectioon an Ashland SSite Design & Use Standarrds 25 inteerior courtyaard means aa space bounded on threee or more sides by walls but noot a roof. c. Buildings shall not exceeed a gross ffloor area oof 45,000 sqquare feeet, including all interior floor space, rroof top parkking, and outdoor rettail and storaage areas, wwith the followwing exception: Automobile paarking areas located withhin the buildding footprint and in the basemeent shall not count toward the total gross floor area. For the purposse of this seection, baseement meanns any floor level below the first story in a bbuilding. Firsst story shall have the ssame meeaning as provided in thee building coode. d. Buildings shalll not exceedd a combineed contiguouus building leength of300 feet. Innside the Doowntown Deesign Standaards Zone, nnew buildinggs or expansions of existing bbuildings shaall not exceeed a building footprintt area of 455,000 square feet oor a gross ffloor area off 45,000 square feet, inncluding rooof top parking, with the followingg exception:: AAutomobile pparking areaas locate wwithin the buuilding foot print and inn the basement shall not counnt toward thee total grosss floor area. For the purrpose of this sectioon, basemennt means any floor level below the first storyy in a building. Firstt story shall have the saame meaning as provideed in the building coode. 3. BBuildings nott connected by a commoon wall shall be separatted by a disttance equal to the hheight of thee tallest buildding. If builddings are moore than 2400 feet inn length, the separation shall be 60 ffeet. 4.AAll on-site cirrculation sysstems shallincorporatee streetscapee which inclludes curbs, sidewaalks, pedestrian scale ligght standardds and streett trees. Comment [h33]: moved to Vehiicular Circulation section of Ch. 188.92 Ashland SSite Design & Use Standarrds 26 II-C-33b) Publicc Spaces 1. OOne square foot of plazza or publicc space shaall be requirred for everry 10 square feet oof gross floorr area. 2. AA plaza or ppublic spacees shall inccorporate att least 4 off the 6 folloowing elements: a. Sitting Space –– at least onne sitting spaace for eachh 500 squaree feet shaall be includded in the plaza. Seatinng shall be aa minimum of 16 incches in heighht and 30 incches in widthh. Ledge benches shall have amminimum deppth of 30 incches. b. A mmixture of arreas that proovide both suunlight & shaade. c. Prootection fromm wind by sccreens and bbuildings. Ashland SSite Design & Use Standarrds 27 d. Treees – provided in proporrtion to the sspace at a mminimum of 11 tree per 500 squaree feet, at leaast 2 inches in diameter at breast heeight. e. Waater featuress or public arrt. f. Ouutdoor eatingg areas or foood vendors.. II-C-33c) Transsit Amenitiees Transsit amenitiess, bus sheltters, pullouts, and desiignated bikee lanes shaall be requirred in accoordance with the City’s Transporrtation Plan and guideelines established by thee Rogue Vallley Transpoortation Distrrict. II-C-33d) Recyccling Recyccling areas sshall be provvided at all developmentts. Ashland SSite Design & Use Standarrds 28 D. Parking Lot andscaing and creening Standars LLppSSdd APPROAL STANDRD VVAAS AAll parking loots, which forr purposes oof this sectioon include arreas of vehiccle maneuverring, parkingg, and loading, shall be lanndscaped annd screened as follows: II-D-1 Deesign Greenn Surface PParking Parking areas shall be designeed to minimmize the addverse envirronmental aand microclimmatic impacts oof surface paarking through design and material selection. AAll parking areas of moree than seven paarking spacees shall meeet the followwing standaards, and coomply with tthe with thee Off- Street Paarking Chaptter 18.92. 1.UUse at least one of the ffollowing strrategies for tthe surface parking areea, or put 500% of parking underground. a. Use light colored paaving materials with a hhigh solar rreflectance (Solar Refleective Index (SRRI) of at least 29) to redduce heat aabsorption foor a minimum of 50% oof the parking area surface. b. Provide pporous solid surfacing orr an open grrid pavemennt system thaat is at least50% pervious ffor a minimuum of 50% oof the parkingg area surface. c. Provide aat least 50% shade from tree canopyy over the surface lot wiithin five yeaars of project occcupancy. 2.DDesign parkinng lots and oother hard suurface areass in a way thhat captures and treats rrunoff wwith landscapped medianss and swaless. Comment [h44]: moved from Croman Mill District Green Development Standdards II-D-2 LLandscape Standardss 1. Parking lot landscapping shall coonsist of a mminimum of 7% of the tootal parking area plus a ratio of 1 tree for each 7 pparking spacces to createe a canopy eeffect. 2. The treee species shhall be an appropriate large canopied shade tree and shaall be selected from the strreet tree list to avoid rooot damage too pavement and utilities, and damage from droppings to parkeed cars and pedestrians. 3. The tree shall be plaanted in a laandscaped aarea such thhat the tree bole is at leeast 2 feet fromm any curb orr paved areaa. 4. The landdscaped areea shall be planted with shrubs annd/or living ground covver to assure 50% coveragge within 1 yeear and 90%% within 5 yeears. 5. The landdscaped areea shall be ddistributed thhroughout thhe parking aarea and paarking perimeteer at the requuired ratio. 6. That porrtion of a reqquired landsscaped yardd, buffer stripp or screening strip abuutting parking sstalls may bbe counted ttoward required parking lot landscaaping but only for those staalls abuttingg landscapinng as long aas the tree sspecies, livinng plant maaterial coveragee and placeement distribbution criterria are also met. Front or exterior yard landscapping may not be substituuted for the interior landdscaping reqquired for interior parking sstalls. Comment [h55]: moved up fromm below, wording is unchanged Ashland SSite Design & Use Standarrds 29 II-D-133Screeninng at Requiired Yards 1. Parking aabutting a reequired landsscaped front yard or extterior yard shhall incorporrate a sight obstructing heedge screenn into the reqquired landscaped yard. 2. The screeen shall groow to be at leeast 36 inchees higher thaan the finishhed grade of the parking aarea, exceptt for requiredd vision clearance areass. 3. The screeen height mmay be achieved by a combination off earth mounnding and plant materialss. 4. Elevatedd parking lotss shall screeen both the pparking and tthe retainingg walls. II-D-244Screeninng Abuttingg Property Lines PParking abuttting a property line shall be screeneed by a 5 fooot landscapeed strip. Where a buffer betweeen zones is required, thhe screeningg shall be inncorporated into the required buffer strip, aand will not bbe an additioonal requiremment. II-D-3LLandscape Standardss 1.Parking lot landscapping shall coonsist of amminimum of 7% of the tootal parking area plus a ratio of 1 tree for each 7 pparking spacces to createeacanopy eeffect. 2.The treee species shhall be an appropriate largecanopied shade tree and shaall be selected from the strreet tree list to avoid rooot damage too pavement and utilities, and damage from droppings to parkeed cars and pedestrians. 3.The tree shall be plaanted in a laandscaped aareasuch thhat the tree bole is at leeast 2 feet fromm any curb orr paved areaa. 4.The landdscaped areea shall be planted with shrubs annd/or living ground covver to assure 50% coveragge within 1 yeear and 90%% within 5 yeears. 5.The landdscaped areea shall be ddistributed thhroughout thhe parking aarea and paarking perimeteer at the requuired ratio. 6.That porrtion of a reqquired landsscaped yardd, buffer stripp or screening strip abuutting parking sstalls may bbe counted ttoward required parking lot landscaaping but only for those staalls abuttingg landscapinng as long aas the tree sspecies, livinng plant maaterial coveragee and placeement distribbution criterria are also met. Front or exterior yard landscapping may not be substituuted for the interior landdscaping reqquired for interior parking sstalls. II-D-445Residdential Screeening Parking aareas adjaceent to residenntial dwellinggs shall be ssetback at leeast 8 feet froom the buildinng, and shalll provide a ccontinuous hhedge screeen. II-D-556Hedgee Screeninng The requiired hedge sscreen shall be installed as follows: 1. Everggreen shrubbs shall be planted so that 50% of the desired screeninng is achieeved within 22 years and 100% withinn 4 years. 2. Livingg groundcovver in the screen strip shhall be planted such thatt 100% coveerage is achhieved withinn 2 years. Ashland SSite Design & Use Standarrds 30 II-D-667Otherr Screeningg Other Scrreening and buffering shhall be providded as followws: Refuse CContainer Sccreen:Refusse containers or dispossal areas shhall be screeened from vieww by placemeent of a solidd wood fencce or masonrry wall fro fivve to eight feeet in height. All refuse matterials shall bbe containedd within the refuse area.. Service CCorridor Sccreen:When adjacent to residenntial uses, commercial and industrial service corridors shall be screenned. Siting aand design of such seervice areas shaall reduce the adverse effects of noisse, odor andd visual cluttter upon adjaacent residentiaal uses. Light and Glare Screen:Artificial lighting shaall be so arraanged and cconstructed as to not produuce direct glaare on adjaccent residenttial propertiees or streets.. Ashland SSite Design & Use Standarrds 31 B. Deign Stanards ssdd The Croman Mill District Deesign Standaards providee specific reequirements for the phyysical orientation, uses and arrangement of buuildings; the managemeent of parking; and acceess to development parrcels. Develoopment located in the Crroman Mill DDistrict shall be designedd and consttructed conssistent with the followinng Design SStandards. AAdditional ddesign standdards applyy and are sppecified for ddevelopmentts located addjacent to an Active Edgge Street, or that are loocated withinn the NC, MMU and OE ooverlay zonees. A site layyout, landsccaping or building desiggn in a mannner inconsisstent with the Croman MMill District DDesign Stanndards requires a minor amendmennt in accordaance with Seection 18.53.020.B. VIII-BB-1 Orientaation and Scale 1.BBuildings shaall have theiir primary orientation tooward the sttreet rather than the paarking area. Buildingg entrances shall be oriented towarrd the street and shall bbe accessed from apublic sidewwalk. All froont doors muust face streeets and walkways. Wheere buildings are loocated on a corner lot, tthe entrancee shall be orriented towaard the higheer order streeet or too the lot corner at the inntersection oof the streets. Buildings shall be loccated as cloose to thhe intersection corner aas practicable. Public siddewalks shaall be providded adjacentt to a public street aalong the strreet frontagee. 2.BBuilding entraances shall bbe located wwithin ten feeet of the pubblic right of wway to whichh they are required to be orientted. Exceptioons may bee granted forr topographiic constraintts, lot coonfiguration, designs whhere a greater setback rresults in an improved access or for sites wwith multiple buildings whhere this staandard is meet by other bbuildings. Thhe entrance shall be designed to be clearly visible, fuunctional and shall be oopen to the public durinng all business houurs. 3.AAutomobile circulation orparking shaall not be alloowed between the building and the right- off-way. 4.TThese requirements mayy be waivedd if the buildding is not aalong an Acctive Edge SStreet and is not acccessed by ppedestrians, such as warrehouses annd industrial buildings wiithout atttached officces. 5.BBuildings shall incorporrate lighting and changges in masss, surface or finish ggiving emphasis to eentrances. Additional Orientation andd Scale Sttandards foor Developmments Adjaacent to AActive Edgee Streets, orr Within NCC, MU and OOE Overlayss: 6.BBuilding fronttages greateer than 100 feet in lengtth shall have offsets, joogs or have other distinctive chaanges in thee building faççade. 7.BBuildings shaall incorporaate arcades,roofs, alcovves, porticoes and awnnings that prrotect pedestrians from the rainn and sun. 8.BBuildings shaall incorporate display aareas, windoows and dooorways as foollows. Winddows mmust allow view into worrking areas or lobbies, pedestrian eentrances or displays aareas. BBlank walls wwithin 30 feett of the streeet are prohibbited. For Builddings Within the NC, MU and OOE Overlayss and Not Adjacent tto an a. Active Eddge Stree t. Any wall wwhich is withhin 30 feet of the streeet, plaza or other public open space shall contain at least 200% of the wwall area faccing the streeet in display aareas, windoows, or dooorways. Up to 40% off the lengthh of the building perimeterr can be exempted for this standard if orienteed toward looading or seervice areas. Ashland SSite Design & Use Standarrds 96 For Buildings Adjjacent to Active Eddge b. Streets. AAt least 50%% of the first--floor façadee is comprisedd of transparent openinggs (clear glaass) between tthree and eight feet aboove grade. VIII-BB-2 Parkingg Areas andd On-site Circulation 1.PPrimary parkking areas shall be loocated behhind buildings withh limited paarking on onne side of the building. 2.PParking areass shall be shhaded by deeciduous treees, buffered fromm adjacent non-residenntial uses aand sccreened fromm non-resideential uses. 3.PParking areeas shall meet the Parking Lot Landscaping and Screenning Standaards of Secttion II-D of the Sitte Design annd Use Standdards. Additional Parkking Area and On-sitte Circulatiion Standdards forDDevelopmennts Adjacennt to Activee Edge Streets, or Withhin NC, MUU and OE OOverlays: 4.PParking areass shall be located behindd buildings. 5.PProtected raissed walkwayys shall be innstalled throough parkingg areas of 500 or more sppaces or more than 100 feet in aaverage widdth or depth. 6.PParking lots wwith 50 spacces or more shall be divvided into seeparate areaas and divideed by laandscaped aareas or waalkways at leeasttenfeeet in width, oor by a building or grouup of buildings. 7.DDevelopmentts of one accre or moree must proviide a pedesstrian and bbicycle circullation plan for the site. On-site pedestrian walkwayss must be liighted to a level wheree the syystem can be used aat night by employees, residents and custommers. Pedesstrian wwalkways shhall be direcctly linked to entrancess and to the internal ccirculation oof the building. Comment [h66]: moved to Pedeestrian Circulation section of Ch. 188.92 VIII-BB-3 Automobile Parkinng With the exceptioon of the standards desccribed beloww, automobilee parking shhall be providded in acccordance with the Off-Sttreet Parkingg chapter 188.92, Sectionn VIII-C Cromman Mill Disstrict Green Developmment Standarrds, and Secction II–D Paarking Lot Laandscaping aand Screening Standdards of the Site Designn and Use Sttandards. CCredit for AAutomobile Parking. 1.TThe amount of requiredd off-street parking shaall be reeduced by not more thann 50%, throuugh application of the following creddits. a.On-Streett Credit: Onee off-street pparking spacce credit for every on-strreet space. b.TDM Plann Credit: Thhrough impleementation oof an individdual Transportation Demmand Managemment (TDM) pplan that demmonstrates aa reduction of long term parking demmand by a percentage equaal to the creddit requestedd. c.Mixed Usse Credit: Thhrough a mixxed-use parking arrangeement that ddemonstratees the peak parrking demannds are offsset. The creedit shall reeduce the ooff-street paarking requiremeent by a perccentage equual to the offsset in parkinng demand. d.Shared PParking Creedit: Oneooff-street parking spacce credit ffor every sspace constructeed in designnated off-sitte shared paarking areass, or throughh payment oof in- Ashland SSite Design & Use Standarrds 97 lieu-of-parking fees for a commmon parkingg structure(ss) upon esttablishment of a parking mmanagementt strategy forr the Cromann Mill Districct. Comment [h77]: moved to Parkking Management Strategies sectionn of Ch. 18.92 Maximmum On-Site Surface Parking 2.1..AAfter a parkinng managemment strateggy for thhe Croman MMill District is in place, aa maximum of 50% of thhe required ooff-street paarking caan be consttructed as suurface parkinng on any ddevelopmentt site. The reemaining paarking reequirement can be mett through one or a commbination oof the creditss for autommobile parking in VIII-B-3(1).18.992.025. VIII-BB-4 Streetsscape 1.OOne street trree chosen from the sstreet tree list shall be placed for each 30 feeet of frrontage for tthat portion of the deveelopment froonting the street. Street trees shall meet thhe Street Treee Standards in Section II-E of the SSite Design aand Use Staandards. Additional Streeetscape Staandards for Developmeents Adjaceent to Activve Edge Strreets, orWWithin NC, MU and OE OOverlays: 2.HHardscape (paving material) shall be utilized to designaate “people”” areas. Saample mmaterials couuld be unit mmasonry, scored and coolored concrrete, paversor combinaations off the above. 3.AA building shall be setbacck not more than ten feeet from a public sidewalkk unless the area iss used for peedestrian entries such as alcoves, oor for pedestrian activitiees such as plazas or outside eaating areas. TThis standarrd shall applly to both strreet frontagees on cornerr lots. Iffmore than one structurre is proposeed for a sitee, at least 655% of the agggregate building frrontage shall be within teen feet of thee sidewalk. VIII-BB-5 Buildinng Materialss Brighht or neon ppaint colors used extenssively to attrract attentioon to the building or usee are prohibited. Buildings may noot incorporatte glass as aa majority of the building skin. VIII-BB-6 Buildinng Height RRequirementts All buuildings shall have a minimum height as indicatted in the Building Heigght Requiremments Mapand Dimenssional Standards Table, and shall noot exceed the maximum height exceept as providded for a peerformance sstandard bonnus. SStreet Wall Height: 1.MMaximum street wall façade height for thhe Croman Mill district for all struuctures loocated outsidde the Residdential Buffeer Zone is 500 feet. UUpperfloor Setback: 2.BBuildings taaller than 550 feet mmust step back upper stoories, beginnning with thee fourth sttory, by at leeast six feett measured from the faççade of thhe street waall facing thee street, alleeyway, public park or open space. RResidential Buffer Zonee: 3.All buildinngs in the CCroman MMill District wwithin the RResidential Buffer Zonee shall mmeet the folloowing heightt standards: a. Maximumm Height: Thhe maximumm height alloowance without aa performannce standarrds bonusfor all structuress within the Residential Buffer Zonee is 35 Ashland SSite Design & Use Standarrds 98 feet in thee NC overlayy and 40 feeet in the MUU, and the mmaximum heiight with a bbonus is 40 feet in accordannce with VIII--C-13 Perforrmance Stanndard Bonuss. . bUpper Flooor Setback Requirements: Buildinggs taller thann two storiess must step back the third story by att least six ffeet measured from thhe façade faacing the street, alleyway, public park or open spaace. AArchitecturaal Standardds for Large Scale Buuildings Loocated Adjaacent to AActive 4. EEdge Streetts, or Withhin NC, MUU and OE Overlays: The followwing architecctural sttandards will apply to aall buildings with a grosss floor area greater thaan 10,000 sqquare feeet, a façadee length in exxcess of 1000 feet or a height taller than 45 feet. a. On upperr floors use wwindows andd/or architecctural featurees that proviide interest oon all four sidess of the buildding. b. Use recesses and prrojections too visually divvide buildingg surfaces innto smaller sscale elements. c. Use colorr or materialss to visually reduce the ssize, bulk annd scale of the building. d. Divide larrge building masses intto heights aand sizes that relate to human scaale by incorporating changees in buildinng masses or direction, sheltering roofs, a disstinct pattern off divisions onn surfaces, wwindows, treees and smaall scale lightting. e. On-site ccirculation syystems shall incorporatte a streetsscape whichh includes ccurbs, sidewalkss, pedestriann scale light standards aand street treees. VIII-BB-7 Landsccaping 1.EEfforts shall bbe made to save as maany existing healthy treees and shrubbs on the site as possible. 2. Landscaping design shaall utilize a vvariety of loow water usse deciduouss and everggreen trrees and shrrubs and floowering plannt species ass described in the manddatory policiies in SSection III – WWater Conseerving Landsscaping Guidelines and Policies. 3. For developmments in the CI Overlay and not adjaacent to an AActive Edge Street, builddings adjacent to sstreets shalll be buffereed by landsccaped areass at least teen feet in wwidth, unless the arrea is used for entry feaatures such as alcovess or as harddscape areaas for pedestrian acctivities suchh as plazas oor outside eaating areas. 4. Loading facilities shall be screened and buffereed when adjjacent to residentially zzoned laand. 5. Landscaping shall be deesigned so tthat 50% cooverage occurs after onne year and 90% cooverage occcurs after fivee years. 6. Irrrigation systtems shall be installed too assure lanndscaping suuccess. VIII-BB-8 Lightinng Lighting shall include adequate lights that are sccaled for peedestrians bby including light standdards or placcements of nno greater thhan 14 feet in height alonng pedestriaan pathwayss. VIII-BB-9 Screenning Mechannical Equipment 1.SScreen rooftoop mechaniccal equipment from public rights-of-wway or adjacent residenntially zooned properrty through extended paarapets or oother roof foorms that arre integratedd into thhe overall coomposition oof the buildinng. Screen gground floor mechanical equipment from public rights-oof-way or addjacent residdentially zoneed property. 2.PParapets mayy be erectedd up to five feet above the calculated building height, and shall be no greater than five feeet above thhe height limmit specified in the distriict in accorddance wwith the Dimeensional Standards Tablle in Sectionn 18.53.050. Ashland SSite Design & Use Standarrds 99 3.SSolar energy systems are exempt froom this stanndard. Addittionally, roofftop solar ennergy syystems mayy be erected up to five feeet above thee calculated building height, and shaall be no greater thaan five feet above the height limit sppecified in thhe district in accordancee with thhe Dimensioonal Standards Table in SSection 18.553.050. 4. Innstallation of mechanicaal equipmennt requires Site Revieww approval uunless otherwise exxempted per Section 188.72.030.B.33. VIII-BB-10 Transsit Facilitiess Standardss The location of planned traansit routess within the Croman MMill District sshall be deefined accorrding to the Croman Mill District Traansit Frameework map inn collaboratiion with the local , transit authority. Transit servvice facilities such as plaanned bus raapid transit ffacilities sheelters and pullouts shall be integgrated into the develoopment application connsistent withh the followwing standarrds. 1.AAll Large SScale develoopment loccated on an exxisting or planned transit route shaall accommodatee a transit sttop and otheer associated trransit facilitiees unless the Director oof Communitty DDevelopmentt determines that adeqquate transsit faacilities alreaady exist too serve the needs of the development; or 2.PProvide the City with a bond or oother suitable coollateral enssuring satisffactory comppletion of the trransit facilities at the time transit service iis provided to tthe development. Suitable collateraal mmay be in the form of seecurity intereest, letters oof crredit, certificcates of depposit, cash bbonds, bondds or other suitaable collaterral as determmined by the CCity Administtrator. VIII-BB-11 Freighht Rail Spurr Easementt – Compatible Industriial (CI) 1.AA Rail Spur easement a minimumm of 500 feeet in leength by 25 feet in width shall be set aside aat the approximate location preesented on the Cromann Mill DDistrict Transsit Frameworrk Map. 2.NNo buildingss or permmanent struuctures cann be established wwithin the spur easemment so noot to preclude insttallation of aa rail spur foor freight loaading and unloadingg. 3.BBuildings addjacent to tthe reservee strip shalll be designed annd configureed to permmit loading and unloading. Ashland SSite Design & Use Standarrds 1000 VIII-BB-12 Commmuter Rail PPlatform Easement – NNeighborhoood Commerrcial (NC) 1.AA CommuterrRail Platform easemennt or designnated raail road rightt-of-way a mminimum of 4400 feet in leength and 25 feett in width shall be seet aside att the approximate location preesented on the Cromann Mill DDistrict Transsit Plan Map. 2.NNo buildingss or permmanent struuctures cann be established wwithin the plaatform easemment so as nnot to preclude insttallation of aa commuterr rail platforrm or planned buss rapid trannsit facility for loading and unloading. 3.BBuildings addjacent to tthe reservee strip shalll be designed annd configureed to permmit loading and unloading. VIII-BB-13 Open Spaces CCentral Parkk. 1. The purppose of the Central Parrk is to servve as a pubblic amenityy and accommodatee the daily needs of eemployees (e.g. breaks, lunch timee) as well aas for sppecial eventts that will attract resideents citywidee. The Central Park dessign shall proovide aminimum off the followinng elements. a. Circulation through annd around thhe park. b. A centrally located hhardscape aarea to accoommodate large gatherings, and oof no more thann 50% of thee total park aarea. c. Street furrniture, incluuding lightingg, benches,, low walls aand trash reeceptacles aalong walkwayss and the park perimeterr. d. Simple annd durable mmaterials. e. Trees andd landscapinng that provide visual intterest with a diversity of plant materiials. f. Irregular placement of large-canopy trees within passive areas adjacent too the Central Boulevard. g. Eight-foott minimum ssidewalk widtth and seven-foot minimmum parkroww width. h. Landscapped swales to capture annd treat runooff. i. Porous soolid surfacing for at leasst 50% of the hardscapee area, and paving mateerials that reducce heat absoorption (Solaar Reflectivee Index (SRI)) of at least 229). entral Park CC Ashland SSite Design & Use Standarrds 101 TTransit Plazaa. 2.A locationn for the transit plaza shall be reseerved betweeen the commmuter raail platform aand commerrcial uses along the Cenntral Boulevaard. The deesign of the pplaza shhall include the followingg elements. a. A passenger waiting, loading andd unloading aarea. b. Outdoor ggathering sppace adjacennt to commercial uses. c. Accommoodate the ceentral bike paath. d. Convenieently located and secure bike parkingg. Transit Plaza VIII-BB-14 Comppact Develoopment The ssite layout iss compact, aand enabless future intensification oof developmeent and chaanges to lannd use overr time. The following mmeasures shhall be used to demonsstrate compliiance with tthis standardd. 1.TThe developmment achievves the requuired minimuum floor areea ratio (FARR) and miniimum number of stoories, or shaall provide aa shadow plan that demmonstrates hhow developpment mmay be intennsified over time for moore efficientt use of land and to mmeet the reqquired (FFAR) and minimum nummber of storiees; and 2.OOpportunitiess for shared parking are utilized. Ashland SSite Design & Use Standarrds 1022 C. Gren Develpmenttandards eeooSS The CCroman Mill District Grreen Development Stanndards provide specific requirementts for the mmanagemennt of stormwwater run-offf, use and collection oof recycled materials, solar orientation and bbuilding shadding, and coonserving naatural areas. Developmeent located in the Cromman Mill Disttrict shall bee designed aand construccted consisttent with thee following GGreen Deveelopment Sttandards. AA site layouut, landscapping or buiilding desiggn in a maanner inconnsistent with the Cromaan Mill District Green Deevelopment Standards requires a mminor amenndment in acccordance wwith Section 18.53.020.BB. VIII-CC-1 Conserrve Natural Areas Preseerve water quality, natuural hydroloogy and habbitat, and preserve bioddiversity thrrough proteection of streeams and weetlands. In aaddition to thhe requiremeents of Chapter 18.63 WWater Resoources, consserving naturral water sysstems shall be considered in the site design thrrough appliccation of thee following sttandards. 1.DDesignated sstream and wetland prootection areeas shall bee consideredd positive deesign elements andd incorporateed in the oveerall design oof a given prroject. 2.NNative ripariaan plant matterials shall be planted iin and adjaccent to the ccreek to enhhance habitat. 3.CCreate a longg-term manaagement plaan for on-sitee wetlands, sstreams, asssociated habbitats and their bufffers. VIII-CC-2 Create Diverse Neeighborhoods Use tthe followingg measures tto encourage diversity inn the districtt by providingg a balancedd rangee of housing types that ccompliment aa variety of lland uses annd employment opportunities. 1.DDifferentiate uunits by sizee and numbeer of bedroomms. 2. For developmments including more thaan four dwelling units, aat least 25% of the total units shhall be desiggnated as reental units. 3.AAffordable puurchase houusing provideed in accorddance with the standardds establisheed by RResolution 20006-13 for hhouseholds eearning at or below 80%% of the areaa median inccome shhall apply tooward the reqquired perceentage of renntal housing per VIII-C-22(2). 4.UUnits designated as maarket rate or affordablee rental unitts shall be retained ass one coondominiumm tract underr one ownersship. VIII-CC-3 Designn Green Streeets Green Streets aare public sttreets that hhave been built or retroofitted to innclude landsscape areass that increaase stormwaater infiltratioon, reduce aand slow thee rate of runnoff, and usee bio- filtration to removve pollutantss. 1.NNew streets sshall be devveloped to capture and treat stormwwater in a mmanner consiistent wwith the Cromman Mill Disstrict Stormwwater Manaagement Plaan Map, the City of Ashhland SStormwater MMaster Plan and Ashlandd Green Streeets Standards. 2.AAll developmment served by planned Green Streeets as dessignated on the Cromann Mill DDistrict Greenn Street Mapp shall accommodate saaid facilities by includingg the same in the development plan; and/or Ashland SSite Design & Use Standarrds 1033 3.PProvide the CCity with a bond or other suitable coollateral ensuring satisfaactory complletion off the Green Street(s) at the time full street netwwork improveements are pprovided to sserve thhe developmment. Suitabble collaterall may be in the form oof security innterest, letteers of crredit, certificates of ddeposit, cassh bonds, bbonds or oother suitabble collateraal as determined bby the City Administratorr. Green Strets ee VIII-CC-4 Designn Green Surrface Parkinng A maaximum of 255% of the prroject area sshall be usedd for surfacee parking Paarking areas shall be deesigned to mminimize thee adverse eenvironmental and microclimatic immpacts of suurface parkingthrough design and material seelection. All parking areeasshall meeet the folloowing standdards, and sshall comply with the with the Off-Street Parkingg chapter 188.92, with Seection VIII-BB Croman MMill Design Standards, and Sectioon II–D Parking Lot LLandscaping and Screeening Standards of the SSite Design and Use Staandards. 1.UUse a maximmum of 25% of the projeect area for ssurface parking. 2.UUse at least one of the following strrategies for the surface parking areea, or put 500% of pparking undeerground. a.Use lightcoloredpaaving materials with a hhigh solar rreflectance(Solar Refleective Index (SRRI) of at least 29)toredduce heat aabsorptionfoor a minimum of 50% oof the parking area surface. b.Provide pporous solid surfacing orr an opengrrid pavemennt system thaat is at least 50% pervious ffor a minimuum of50%oof the parkingg area surface. c.Provide aat least 50% shade from tree canopyyover the surface lot wiithin five yeaars of project occcupancy. Comment [h88]: moved to Parkking Lot Landscaping andd Screening Standaards on page 29 VIII-CC-5 Manage and Reusse of Stormwwater Run-OOff Ashland SSite Design & Use Standarrds 1044 Reduuce the publiic infrastructture costs annd adverse eenvironmenttal effects off stormwaterr run- off byy managing run-off fromm building rooofs, drivewaays, parkingg areas, sideewalks and other hardsurfaces thrrough implemmentation off the followinng standardss. 1.DDesign gradinng and site pplans to capture and sloow runoff. 2.DDesign parkinng lots and oother hard suurface areass in a way thhat captures and treats rrunoff wwith landscapped medianss and swaless. Comment [h99]: moved to Parkking Lot Landscaping andd Screening Standaards on page 29 3.UUse perviouss or semi-perrvious surfacces that alloww water to innfiltrate the ssoil. 4.DDirect dischaarge storm wwater runofff into a designated green street annd neighborrhood sttorm water treatment faccilities. 5.RRetain rainfaall on-site thhrough infilttration, evappotranspiratiion or throuugh capturee and reeuse techniqques. VIII-CC-6 Recyclling Areas All deevelopmentss in the Cromman Mill Disttrict shall proovide an oppportunity-to-rrecycle site ffor use oof the project occupants.. 1.CCommercial.Commerciaal developmeents having a solid waste receptacle shall provvide a siite of equal or greater ssize adjacennt to or withh access comparable too the solid wwaste reeceptacle to accommodaate materials collected bby the local solid waste franchisee uunder itss on-route ccollection proogram for puurposes of recycling. Booth the oppoortunity-to-recycle siite and the ccommon soliid waste recceptacle shall be screeneed by fencinng or landscaaping suuch as to limmit the view ffrom adjacennt propertiess or public rigghts-of-way. 2.RResidential.All newly constructed residential units, eithher as partt of an existing development or as a neew developmment, shall pprovide an oopportunity-tto-recycle site in accord with thhe following standards. a. Residential developmments not shaaring a common solid wwaste receptaacle shall proovide an individdual curbsidee recycling ccontainer for each dwelling unit in thee developmeent. b. Residential developmments sharinng a common solid wastte receptacle shall provvide a site of eqqual or greatter size adjaacent to or wwith access comparablee to the commmon solid wasste receptaclle to accommodate matterials colleccted by the local solid wwaste franchiseee under its rresidential onn-route colleection prograam for purpooses of recyccling. Both the opportunity--to-recycle site and the ccommon solid waste recceptacle shaall be screened by fencing oor landscapiing such as to limit the vview from addjacent propeerties or public rrights-of-wayy. 3.SScreening refuse and recycle areas. Refuse annd recycle areas shall bbe screened from viiew by placcement of a solid woodd, metal, or masonry wall from fivee to eight feeet in height. All reffuse and reccycle materiaals shall be ccontained within the refuuse area. VIII-CC-7 Minimize Construction Impaccts Minimmize pollutioon and wasste generatioon resulting from construction activity throughh the followwing measurres. 1.CConstruction Activity Poollution Prevvention. Deevelop and implementan erosion and seediment conntrol plan to reduce pollution from constructionn activities bby controllingg soil erosion, wateerway sedimmentation aand airbornee dust generation in aaccordance with AAshland Pubblic Works Standards. The erosion and sediiment controol plan shaall be suubmitted witth the final engineering ffor public improvements and buildingg permits. Ashland SSite Design & Use Standarrds 1055 2.CConstruction Waste Mannagement. RRecycle and/or salvage non-hazarddous construuction and demolitioon debris in accordance with thee Building DDemolition DDebris Diveersion reequirementss in 15.04.216.C. VIII-CC-8 Potablee Water Redduction for Irrigation Provide water effficient landsscape irrigattion design tthat reducess by 50% thhe use of pootable waterr after the iinitial periodd for plant installation aand establisshment. Calculations foor the reducction shall be based on the water bbudget, and the water buudget shall bbe developeed for landsscape irrigaation that cconforms to the mandatory policies in Secttion III – WWater Consserving Lanndscaping GGuidelines aand Policiees. Methodss used to accomplishh the requirements of tthis section mmay include, but are nott limited to, tthe followingg. 1.PPlant speciess. 2. Irrrigation efficciency. 3.UUse of capturred rainwateer. 4.UUse of recycled water. 5.UUse of graywwater. 6.UUse of waterr treated for irrigation puurposed andd conveyed by a water district or ppublic entity. VIII-CC-9 Solar OOrientation Incorrporate passsive and activve solar straategies in thee design andd orientationn of buildingss and publicc spaces. WWhen site annd location ppermit, oriennt the buildinng with the llong sides faacing north and south. VIII-CC-10 Buildiing Shadingg Shadde the buildinng through thhe following measures. 1.PProvide horizzontal exterior shading devices forr south-facinng windowss to control solar gain during thhe peak cooling season.. 2.PProvide verticcal exterior shading deevices for eaast- and west-facing winndows to coontrol soolar gain andd glare due to low sun aangles duringg the peak ccooling season. 3.AA combinatioon of horizonntal and verrtical exterior shading deevices may be necessaary to coontrol solar ggain on soutthwest- and southeast-faacing windows. VIII-CC-11 Recyccled Contennt in Infrastructure Fornnew streets, driveways, parking lots, sidewalks aand curbs, tthe aggregatte materials shall be att least 50% by volume rrecycled agggregate matterials such as crushed Portland ceement concrrete and aspphalt concreete. Above-gground strucctured parking and undeerground paarking areeexempt from this requiremment. VIII-CC-12 Outdooor Lightingg Minimmize light poollution fromm the projecct to improvee nighttime visibility, inccrease nighht sky accesss and to rreduce deveelopment immpact on noocturnal envvironments by using ddown- shieldded light fixttures that doo not allow ligght to emit aabove the 900 degree plaane of the fixxture. Ashland SSite Design & Use Standarrds 1066 Lighting fixtures provided to implement FFederal Aviaation Adminiistration mitigation meassures to enhance safe air navigatioon are exempt from this standard. VIII-CC-13 Performance Staandard Bonuses The ppermitted buuilding heighht or base reesidential deensity, whichever is appplicable, shaall be increaased by the number of sstories or peercentage residential dennsity as outliined below. In no case shall the building height or resideential densityy exceed thhe height annd density bbonus maximmums in thee Dimensionaal Standardss Table in Seection 18.533.050. GGreen Buildiing Bonus 1. PProjects thatt achieve a high perfoormance greeen buildingg standard and significcantly immprove energy performmance beyonnd the curreent minimumm Oregon rrequirementss are eligible for a bbuilding heigght bonus ass follows. a. In the event that a bbuilding or sstructure is ddetermined to be meet the standarrd for LEED® CCertified building, the building heiight may exxceed the mmaximum hheight specified for the CMM overlay diistricts within the Dimeensional Staandards Tabble in Section 18.53.060, thhrough appliccation of a hheight bonuss as follows. i. A building obtaining LEED® CCertification as meetingg the LEED®® Silver Stanndard may bbe increasedd in height byy up to one sstory. ii. A buillding obtainiing LEED® Certificationn as meetingg the LEED®® Gold Stanndard may bbe increasedd in height byy up to two sstories. iii. A building in thee Residentiaal Buffer oveerlay obtainning LEED®® Certificatioon as meeting the LEED® Silver oor Gold Stanndard may bbe increasedd in height by ½ story up to a maximum heightt of 40 feet. iv. Appliccations to increase the bbuilding heigght in excesss of the maaximum permmitted heightt through thhe applicatioon of a heigght bonus shhall addresss any condittional determmination byy the Fedeeral Aviatioon Administtration regaarding mitiggation measures requested to enhannce safe air navigation. Demonsttration of Acchieving LEEED®Certiffication. b. Projects aawarded a hheight bonuss pursuant too this section, shall provvide the Cityy with satisfactoory evidencee of having ccompleted thhe following steps in thee process tooward demonstrrating achievvement of LEEED® certificcation. i. Hiringg and retaininng a LEED®® Accreditedd Professionaal as part off the project team througghout designn and constrruction of thee project. ii. Developments seeeking a heeight bonus shall provide documeentation withh the planning application, and prioor to issuancce of a buildiing permit, that the propposed develoopment as designed annd construccted will meeet or exceeed the equivvalent LEEDD® standardd relating to tthe height boonus awardeed. iii. A finaal report shhall be preppared by thee LEED® AAccredited PProfessionall and presented to the CCity upon coompletion off the project verifying thaat the projecct has met, oor exceeded, the LEED®® standard relating to thee height bonnus awardedd. iv. The rreport shall produce aa LEED® ccompliant eenergy moddel followingg the methoodology outliined in the LLEED® rating system. TThe energy aanalysis donne for the buuilding perfoormance ratinng method sshall includee all energy costs assocciated with thhe building pproject. SStructured PParking Bonnus 2.. AA building mmay be increeased by up to one story in heigght when thhe corresponnding reequired parkking is accoommodated underground or within a private sttructured paarking faacility, subjecct to buildingg height limittations for thhe zoning disstrict. Ashland SSite Design & Use Standarrds 1077 AAffordable HHousing Bonnus 3.. a. For everyy percent off units that aare affordabble, an equivvalent perceentage of deensity bonus shaall be alloweed up to a maximum bonnus of 100%%. b. Affordablee housing bonus shall be for reesidential unnits that arre affordablee for moderatee income ppersons in accordancee with the standards establishedd by resolutionn of the CCity Council and guaraanteed affoordable throough proceddures containedd in said resoolution. VIII-CC-14 Emplooyment Dennsity To prromote transsit supportivee developmeent, efficientuse of employment zonned lands annd local economic vitality, it is reecommended that developments witthin the Cromman Mill Disstrict arepplanned to acccommodatee employment densities as follows. a. 60 employeess per acre inn the Office EEmploymentt (OE) Overllay. b. 25 employeess per acre inn the Compaatible Industrrial (CI) Oveerlay. c. 25 employeess per acre inn the Mixed Use (MU) OOverlay. Cennter (NC) OOverlay. . d 20 employeess per acre inn the Neighbborhood Ashland SSite Design & Use Standarrds 1088 __________________________________________________________________________________ STREET STANDARDS - Pages containing proposed edits - Table 1: City of Ashland Street Design Standards WITHIN CURB-TO-CURB AREA TYPE OF STREET ADT R.O.W. CURB-TO-MOTOR MEDIAN BIKE PARK-CURB PARK-SIDE- WIDTH CURB VEHICLE AND/OR LANES ING ROW WALKS PAVEMENT TRAVEL CENTER WIDTH LANES TURN LANE on on onon both bothboth both sides sides sides sides 12 2-Lane Boulevard 8,000 61'-87' 34' 11' none 2 at 6' in 8' 6" 5'-8' 6'-10' to each bays 12 3-Lane Boulevard 30,000 73'-99' 46' 11' 12'2 at 6' in 8' 6" 5'-8' 6'-10' each bays 12 5-Lane Boulevard ADT 95'-121' 68' 11' 12'2 at 6' in 8' 6" 5'-8' 6'-10' each bays 12 3,000 2 at 6' in 8' 2-Lane Avenue 59'-86' 32'-33' 10'-10.5' none 6" 5'-8' 6'-10' to each bays 10,000 12 3-Lane Avenue ADT 70.5'-43.5'-44.5' 10'-10.5' 11.5' 2 at 6' in 8' 6" 5'-8' 6'-10' 97.5' each bays Neighborhood Collector, 1,500 3 NANA Residential to No Parking 5,000 49'-51' 22' 11' none 6" 8'5'-6' Parking One Side one 7' ADT 50'-56' 25'-27' 9'-10' 6" 7'-8' 5'-6' lane Parking Both Sides two 7' 57'-63' 32'-34' 9'-10' 6" 7'-8' 5'-6' lanes Neighborhood Collector, Commercial Parallel Parking One Side one 8' 12 55'-65' 28' 10' 6" 5'-8'6'-10' lane Parallel Parking Both two 8' 12 63'-73' 36' 10' 6" 5'-8'6'-10' Sides lanes Diagonal Parking One Side one 17' 12 65'-74' 37' 10' 6" 5'-8'6'-10' lane Diagonal Parking Both two 17' 12 81'-91' 54' 10' 6" 5'-8'6'-10' Sides lanes Neighborhood Street, less 3 NANA Residential than one 7' Parking One Side 1,500 47'-51' 22' 15' Queuing 6" 7'-8' 5'-6' lane Parking Both Sides 11'-14' two 7' ADT 50'-57' 25'-28' Queuing lanes 6" 7'-8' 5'-6' Alley 12' paved NA 16'width, 2' strips NA NANA none none none none on both sides Multi-Use Path 6'-10' paved NA width, 2'-4' NA 10'-18' NANA none none none none strips on both sides 1 7’ – 8’ landscape parkrow shall be installed in residential areas, a 5’ hardscape parkrow with tree wells shall be installed in commercial areas. Landscape parkrows may be appropriate in some commercial areas without on-street parking, or where the overall design concept for the street corridor includes a landscape parkrow. The minimum width of a landscape parkrow in commercial areas shall be 7’. Comment [h1]: language added to table footnotes for consistency with existing language 2 6' sidewalk shall be installed in residential areas, 8'-10' sidewalk shall be installed in commercial areas. A 10’ sidewalk shall be required on Boulevards (arterial) regarding parkrow requirements detailed in streets in the Downtown Design Standards Zone. following pages for a Boulevard, Avenue and 3 Bike lanes are generally not needed on low volume (less than 3,000 ADT) and/or low travel speed (Less than 25mph) streets Commercial Neighborhood Collector. _____________________________________________________________________________________________ Street Standards Handbook August 2008 City of Ashland Page 20 4 All dimensions and ranges in the City of Ashland Street Design Standards represent minimum standards or ranges for the improvements shown. The approval authority may require a dimension within a specific range based upon intensity of land use, existing and projected traffic and pedestrian volumes or when supported through other applicable standards. The approval authority may approve dimensions and ranges greater than those shown when volunteered by the applicant. Street Design Standards A description of street design standards for each street classification follows. For an abbreviated presentation of the street right-of-way standards, see Table 1. All elements listed are required unless specifically noted. All dimensions and ranges in the City of Ashland Street Design Standards represent minimum standard or ranges for the improvements shown. The approval authority may require a dimension within a specified range based upon intensity of land use, existing and projected traffic and pedestrian volumes or when supported through other applicable approval standards. The approval authority may approve dimensions and ranges greater than those shown when volunteered by the applicant. Approval Standards: New and reconstructed streets shall conform to the following design standards. Boulevard Boulevards are major thoroughfares filled with both human and vehicular activity. Design should provide an environment where walking, bicycling, using transit and driving are equally convenient and should facilitate the boulevard’s use as a public space. Design should start with the assumption that the busy nature of a boulevard is a positive factor and incorporate it to enhance the street scape and setting. A 2-lane, 3-lane, or 5-lane configuration can be used depending on the number of trips generated by surrounding existing and future land uses. Street Function: Provide access to major urban activity centers and provide connections to regional traffic ways such as Interstate 5. Traffic without a destination in Ashland should be encouraged to use regional traffic ways and discouraged from using boulevards. Connectivity : Connects neighborhoods to urban activity centers and to regional traffic ways such as Interstate 5. Average Daily 8,000 - 30,000 motor vehicle trips per day Traffic: Managed Speed: 25 mph - 35 mph Right-of-Way • 61' - 87' for 2-Lane Width: • 73' - 99' for 3-Lane • 95’ - 121' for 5-Lane Curb-to-Curb • 34' for 2-Lane Width : • 46' for 3-Lane • 68' for 5-Lane _____________________________________________________________________________________________ Street Standards Handbook August 2008 City of Ashland Page 21 Motor Vehicle • Two 11' travel lanes for 2-Lane Travel Lanes: • Two 11' travel lanes, one 12' median/center turn lane for 3-Lane • Four 11' travel lanes, one 12' median/center turn lane for 5-Lane Bike Lanes: Two 6' bike lanes, one on each side of the street moving in the same direction as motor vehicle traffic Parking: In 8' - 9' bays Curb and Gutter: Yes 6" vertical/barrier curb Parkrow: • 7' - 8' landscape parkrow shall be installed in residential areas. Street trees shall be planted in the parkrow in accordance with the Street Tree Standards in the Site Design and Use Standards. • 5' hardscape parkrow shall be used in commercial areas with on- street parking and where the street corridor has or will have a hardscape parkrow in place. Landscape parkrows may be appropriate in some commercial areas without on-street parking, or where the overall design concept for the street corridor includes a landscape parkrow. The minimum width of a landscape parkrow in commercial areas shall be 7’. Street trees Comment [h2]: existing language added to Table 1 shall be planted in the parkrow in accordance with the Street Tree Standards in the Site Design and Use Standards. Sidewalks: • 6' on both sides in residential areas. • 8' – 10’ on both sides in commercial areas. A 10' sidewalk shall be required on Boulevards in the Downtown Design Standards Zone. _____________________________________________________________________________________________ Street Standards Handbook August 2008 City of Ashland Page 22 Avenue Avenues provide concentrated pedestrian, bicycle, transit and motor vehicle access from neighborhoods to neighborhood activity centers and boulevards. Avenues are similar to boulevards, but are designed on a smaller scale. Design should provide an environment where walking, bicycling, using transit and driving are equally convenient and should facilitate the avenue’s use as a public space. A 2-lane, or 3-lane configuration can be used depending on the number of trips generated by surrounding existing and future land uses. Street Function: Provide access from neighborhoods to neighborhood activity centers and boulevards. Connectivity: Connects neighborhoods to neighborhood activity centers and boulevards. _____________________________________________________________________________________________ Street Standards Handbook August 2008 City of Ashland Page 23 Average Daily 3,000 - 10,000 motor vehicle trips per day Traffic: Managed Speed: 20 mph - 25 mph Right-of-Way • 59' - 86' for 2-Lane Width: • 70.5' - 97.5' for 3-Lane Curb-to-Curb • 32' - 33' for 2-Lane Width: • 43.5' - 44.5' for 3-Lane Motor Vehicle • Two 10' - 10.5' travel lanes for 2-Lane Travel Lanes: • Two 10' - 10.5' travel lanes, one 11.5' median/center turn lane for 3-Lane Bike Lanes: Two 6' bike lanes, one on each side of the street moving in the same direction as motor vehicle traffic Parking: In 8' - 9' bays Curb and Gutter: Yes, 6" vertical/barrier curb Parkrow: • 7' – 8' landscape parkrow shall be installed in residential areas. Street trees shall be planted in the parkrow in accordance with the Street Tree Standards in the Site Design and Use Standards. • 5' hardscape parkrows shall be used in commercial areas with on-street parking and where the street corridor has or will have a hardscape parkrow in place. Landscape parkrows may be appropriate in some commercial areas without on-street parking, or where the overall design concept for the street corridor includes a landscape parkrow. The minimum width of a landscaped parkrow in commercial areas shall be 7’. Street trees Comment [h3]: existing language added to Table 1 shall be planted in the parkrow in accordance with the Street Tree Standards in the Site Design and Use Standards. Sidewalks: • 6' on both sides in residential areas. • 8' – 10' on both sides in commercial areas. _____________________________________________________________________________________________ Street Standards Handbook August 2008 City of Ashland Page 24 CHAPTER 18.92 OFF-STREET PARKING, ACCESS and CIRCULATION SECTIONS: 18.92.010 GenerallyPurpose. 18.92.020 Applicability. 18.92.020030 Automobile Parking Spaces Required. 18.92.030040 Disabled Person Parking Places. 18.92.025050Credit for On-street Automobile ParkingParking Management Strategies. 18.92.030Disabled Person Parking Places. 18.92.040Bicycle Parking. 18.92.050Compact Car Parking. 18.92.055060 Variances for Commercial Buildings in the Historic District. 18.92.060Limitations, Location, Use of Facilities. 18.92.070070Automobile Parking Design RequirementsParking, Access and Circulation Design Requirements 18.92.080Construction. 18.92.090Alterations and Enlargements.18.92.040080 Bicycle Parking. 18.92.090 Pedestrian Access and Circulation 18.92.100 Construction. 18.92.110 Alterations and Enlargements. 18.92.120 Availability of Facilities. SECTION 18.92.010 GenerallyPurpose. In all districts, except those specifically exempted, whenever any building is erected, enlarged, or the use is changed, off-street parking shall be provided as set forth in this Chapter The purpose of this chapter is to provide standards for development of vehicle and bicycle parking, and to ensure developments provide safe and effective access and circulation for pedestrians, bicyclists and vehicles. SECTION 18.92.020 Applicability. In all districts, except those specifically exempted, whenever any building is erected, enlarged, or the use is changed, parking, access and circulation shall be provided as set forth in this chapter. SECTION 18.92.020030 Automobile Parking Spaces Required. Uses and standards are as follows: Residential Uses A.. For residential uses the following automobile parking spaces are required. 1. Single family dwellings. Two spaces for the primary dwelling unit and the following for accessory residential units: a. Studio units or 1-bedroom units less than 500 sq. ft. -- 1 space/unit. b. 1-bedroom units 500 sq. ft. or larger -- 1.50 spaces/unit. c. 2-bedroom units --1.75 spaces/unit. d. 3-bedroom or greater units -- 2.00 spaces/unit. 2. Multi-family dwellings. a. Studio units or 1-bedroom units less than 500 sq. ft. -- 1 space/unit. b. 1-bedroom units 500 sq. ft. or larger -- 1.50 spaces/unit. c. 2-bedroom units -- 1.75 spaces/unit. d. 3-bedroom or greater units -- 2.00 spaces/unit. e. Retirement complexes for seniors 55-years or greater -- One space per unit. 3. Clubs, fraternity and sorority houses, rooming and boarding houses, dormitories. Two spaces for each three guest rooms; in dormitories, 100 square feet shall be equivalent to a guest room. 4. Hotels and motels. One space for each guest room, plus one space for the owner or manager. 5. Manufactured housing developments. Parking requirements are as established in Chapter 18.84. 6. Performance Standards Developments. Parking requirements are as established in Chapter 18.88. Commercial Uses. B. For commercial uses the following automobile parking spaces are required. 1. Auto, boat or trailer sales, retail nurseries and other open-space uses. One space per 1,000 square feet of the first 10,000 square feet of gross land area; plus one space per 5,000 square feet for the excess over 10,000 square feet of gross land area; and one per two employees. 2. Bowling Alleys. Three spaces per alley, plus additional spaces for auxiliary activities set forth in this section. 3. Business, general retail, person services. General - one space for 350 square feet of gross floor area. Furniture and appliances - one space per 750 square feet of gross floor area. 4. Chapels and mortuaries. One space per four fixed seats in the main chapel. 5. Offices. Medical and dental - one space per 350 square feet of gross floor area. General - one space per 500 square feet of gross floor area. (Ord 3034, amended, 08/17/10) 6. Restaurants, bars, ice cream parlors and similar uses. One space per four seats or one space per 100 sq. ft. of gross leasable floor area, whichever is less. 7. Skating rinks. One space per 350 sq. ft. of gross building area. 8. Theaters, auditoriums, stadiums, gymnasiums and similar uses. One space per four seats. Industrial Uses. C. For industrial uses the following automobile parking spaces are required. 1. Industrial and Warehousing uses. One space per 1,000 square feet of gross floor area or for each two employees, whichever is less, plus one space per company vehicle. 2. Public utilities (gas, water, telephone, etc.), not including business offices. One space per two employees on the largest shift, plus one space per company vehicle; a minimum of two spaces is required. (Ord 3034, amended, 08/17/10) Institutional and Public Uses. D. For institutional and public uses the following automobile parking spaces are required. 1. Child care centers having 13 or more children. One space per two employees; a minimum of two spaces is required. 2. Churches. One space per four seats. 3. Golf courses, except miniature. Eight spaces per hole, plus additional spaces for auxiliary uses set forth in this section. Miniature golf courses -four spaces per hole. 4. Hospitals. Two spaces per patient bed. 5. Nursing and convalescent homes. One space per three patient beds. 6. Rest homes, homes for the aged, or assisted living. One space per two patient beds or one space per apartment unit. 7. Schools, elementary and junior high. One and one-half space per classroom, or the requirements for public assembly areas as set forth herein, whichever is greater. 8. High schools. One and one-half spaces per classroom, plus one space per 10 students the school is designed to accommodate, or the requirements for public assembly as set forth herein, whichever is greater. 9. Colleges, universities and trade schools. One and one-half spaces per classroom, plus one space per five students the school is designed to accommodate, plus requirements for on-campus student housing. Unspecified Uses. E. Where automobile parking requirements for any use are not specifically defined in this section, such requirements shall be determined by the Staff Advisor based upon the most comparable use specified in this section, and other available data. Maximum Allowable Number of Automobile Parking Spaces. F. The number of spaces provided by any particular use in ground surface lots shall not exceed the required number of spaces provided by this ordinance by more than 10%. Spaces provided on-street, or within the building footprint of structures, such as in rooftop parking, or under-structure parking, or in multi-level parking above or below surface lots, shall not apply towards the maximum number of allowable spaces. SECTION 18.92.030040 Disabled Person Parking Places. The total number of disabled person parking spaces shall comply with the following: Required Minimum Number Total in Parking Lot of Accessible Spaces 1 to 251 26 to 50 2 51 to 753 76 to 100 4 101 to 150 5 151 to 200 6 201 to 300 7 301 to 400 8 401 to 500 9 One in every eight accessible spaces, but not less than one, must be van accessible. A van accessible parking space is required to be at least nine feet wide and have an adjacent access aisle that is at least eight feet wide. Required Disabled Person Parking spaces shall be designed in accord with all requirements of the State of Oregon, including minimum widths, adjacent aisles, and permanent markings. Disabled Person Parking space designs are included at the end of this chapter. Comment [h1]: Formatting move. SECTION 18.92.025050Credit forOn-street Automobile ParkingParking Management Strategies. The amount of required off-street parking may be reduced up to 50% through the application of the following credits. On-Street Parking Credit. A. The amount of off-street parking required shall be reduced by the following credit provided for on-street parking: one off-street parking space credit for every twoone on-streetspaces up to four credits, thereafter one space credit for each on- street parking space. B.1. Dimensions. On-street parking shall follow the established configuration of existing on-street parking, except that 45 and 90 degree diagonal parking may be allowed with the approval of the Public Works Director, taking into account traffic flows and street design, with the parking spaces designed in accord with the standards on file with the Public Works Department. The following shall constitute an on-street parking space: 1a. Parallel parking, each 24 22feet of uninterrupted curb. 2b. 45 degree diagonal, each 13 12 feet of uninterrupted curb. c. 90 degree (perpendicular) parking, each 12 feet of uninterrupted curb. C2. Location. a.Curb space must be contiguous to the lot which contains the use which requires the parking. D.b.Parking spaces may not be counted that are within 20 feet measured along the curb of any corner or intersection of an alley or street, nor any other parking configuration that violates any law or standard of the City or State. E.c Parking spaces located on arterials and collectors may only receive credit if the arterial or collector is greater in width than the minimums established by the Street Standards in Chapter 18.88, Performance Standards Options. (Ord 2836 S14, 1999) Fd. Parking spaces may not be counted that are within 200 feet of a C-1-D or SO zone. 3.. On-street parking spaces credited for a specific use shall not be used exclusively by that use, but shall be available for general public use at all times. No signage or actions limiting general public use of on-street spaces shall be permitted. Alternative Vehicle Parking. B. Alternative vehicle parking facilities may be substituted for up to 25 percent of the required parking space on site. 1. Motorcycle or scooter parking. One off-street parking space credit for four motorcycle or scooter parking spaces. 2. Bicycle parking. One off-street parking space credit for five additional, non-required bicycle parking spaces. Mixed Uses. C. In the event that several users occupy a single structure or parcel of land, the total requirements for off-street automobile parking shall be the sum of the requirements for the several uses computed separately unless it can be shown that the peak parking demands are offset. In such case, the Staff Advisor may reduce the total requirementsthe mixed-use credit shall reduce the off-street parking requirement by a percentage equal to the reduced parking demandaccordingly, but not by more than 35%. Joint Use of Facilities. D. Required parking facilities of 2 or more uses, structures, or parcels of land may be satisfied by the same parking facilities used jointly, to the extent that it can be shown by the owners or operators that the need for the facilities does not materially overlap (e.g., uses primarily of a daytime vs. nighttime nature) and provided that such right of joint use is evidenced by a deed, lease, contract, or similar written instrument establishing such joint use. Comment [h2]: Moved from previous 18.92.060.D – Limitations, Location and Facilities Shared Parking. E. One off-street parking space credit for every space constructed in designated off-site shared parking areas, or through payment of in-lieu-of-parking fees for a common parking. TDM Plan Credit. F. Through implementation of an individual Transportation Demand Management (TDM) plan that demonstrates a reduction of long term parking demand by a percentage equal to the credit requested. Comment [h3]: Moved from Croman Mill District Design Standards Transit Facilities Credit. G. Sites where at least 20 spaces are required, and where at least one lot line abuts a street with transit service may substitute transit-supportive plazas for required parking as follows. 1. Pedestrian and transit supportive plazas may be substituted for up to ten percent of the required parking spaces on site. 2. A street with transit service shall have a minimum of 30-minute peak period transit service frequency. 3. Existing parking areas may be converted to take advantage of these provisions. 4. The plaza must be adjacent to and visible from the transit street. If there is a bus stop along the site’s frontage, the plaza must be adjacent to the bus stop. 5. The plaza must be at least 300 square feet in area and be shaped so that a ten foot by ten foot square will fit entirely in the plaza. 6. The plaza must include all of the following elements: a. A plaza that is open to the public. The owner must record a public access easement that allows public access to the plaza; b. A bench or other sitting area with at least five linear feet of seating; c. A shelter or other weather protection. The shelter must cover at least 20 square feet and the plaza must be landscaped. This landscaping is in addition to any other landscaping or screening required for parking areas by the Code. SECTION 18.92.030Disabled Person Parking Places. The total number of disabled person parking spaces shall comply with the following: Required Minimum Number Total in Parking Lot of Accessible Spaces 1 to 251 26 to 502 51 to 753 76 to 1004 101 to 1505 151 to 2006 201 to 3007 301 to 4008 401 to 5009 Required Disabled Person Parking spaces shall be designed in accord with all requirements of theState of Oregon, including minimum widths, adjacent aisles, and permanent markings. Disabled Person Parking space designs are included at the end of this chapter. SECTION 18.92.040Bicycle Parking. Comment [h4]: Formatting move to after motor vehicle requirements – wording not changed. A.All uses, with the exception of detached single-family residences and uses in the C-1-D zone, shall provide a minimum of two sheltered bike parking spaces. B.Every residential use of two units or more per structure, and not containing a garage, shall provide bicycle parking spaces as follows: Multi-Family Residential:One sheltered space per studio and 1-bedroom unit 1.5 sheltered spaces per 2-bedroom unit 2.0 sheltered spaces per 3-bedroom unit Senior Housing:One sheltered space per 8 units (80% of the occupants are 55 or older) C.In addition, all uses which require off street parking, except as specifically noted, shall provide one bicycle parking space for every 5required auto parking spaces. Fractional spaces shall be rounded up to the next whole space. Fifty percent of thebicycle parking spaces required shall be sheltered from the weather. All spaces shall be located in proximity to the uses they are intended to serve. (Ord 2697 S1, 1993) D.All public and commercial parking lots and parking structures shall provide a minimum of one bicycle parking space for every five auto parking spaces. E.Elementary, Junior High, Middle and High Schools shall provide one sheltered bicycle parking space for every five students. F.Colleges, universities, and trade schools shall provide one bicycle parking space for every five required auto parking spaces, of which one half is to be sheltered. G.No bicycle parking spaces required by this standard shall be rented or leased, however, a refundable deposit fee may be charged. This does not preclude a bike parking rental business. H.The required bicycle parking facilities shall be constructed when an existing residential building or dwelling is altered or enlarged by the addition or creation of dwelling units, or when a non-residential use is intensified by the addition of floor space, seating capacity, or change in use. I.Bicycle Parking Design Standards 1.The salient concern is that bicycle parking be visible and convenient to cyclists and that it provides sufficient security from theft and damage. 2.Bicycle parking requirements can be met in any of the following ways: a.Providing a bicycle storage room, bicycle lockers, or racks inside the building. b.Providing bicycle lockers or racks in an accessory parking structure, underneath an awning or marquee, or outside the main building. c.Providing bicycle racks on the public right of way. This must be approved by City of Ashland Public Works Department. d.Providing secure storage space inside the building. 3.All required exterior bicycle parking shall be located on site within 50 feet of well-used entrances and not farther from the entrance than the closest motor vehicle parking space. Bicycle parking shall have direct access to both the public right-of-way and to the mainentrance of the principal use. For facilities with multiple buildings, building entrances or parking lots (such as a college), exterior bicycle parking shall be located in areas of greatest use and convenience for bicyclists. 4.Required bicycle parkingspaces located out of doors shall be visible enough to provide security. Lighting shall be provided in a bicycle parking area so that all facilities are thoroughly illuminated and visible from adjacent walkways or motor vehicle parkinglots during all hours of use. Bicycle parking shall be at least as well lit as automobile parking. 5.An aisle for bicycle maneuvering shall be provided and maintained between each row of bicycle parking. Bicycle parking shall be designed in accord with the illustrations used for the implementation of this chapter. 6.Each required bicycle parking space shall be accessible without moving another bicycle. 7.Areas set aside for required bicycle parking shall be clearly marked and reserved for bicycle parking only. 8.Parking spaces configured as indicated in the figure at the end of this chapter meet all requirements of this chapter and is the preferred design. Commercial bike lockers are acceptable according to manufacturer's specifications. A bicycle parking space located inside of a building for employee bike parking shall be a minimum of six feet long by 3 feet wide by 4 feet high, unless adequate room is provided to allow configuration as indicated in the figure at the end of this chapter. 9.Sheltered parking shall mean protected from all precipitation and must include the minimum protection coverages shown in the figure at the end of this chapter. 10.Bicycle parking shall be located to minimize the possibility of accidental damage to either bicycles or racks. Where needed, barriers shall be installed. 11.Bicycle parking shall not impede or create a hazard to pedestrians. They shall not be located so as to violate vision clearance standards. Bicycle parking facilities should be harmonious with their environment both in color and design. Facilities should be incorporated whenever possible into building design or street furniture. J.Bicycle Parking Rack Standards. 1.All required bicycle parking racks installed shall meet the individual rack specifications shown in the figure at the end of this chapter.Single and multiple rack installations shall conform with the minimum clearance standards shown in the figures at the end of this chapter. Alternatives to the above standard may be approved after review by the Bicycle Commission and approval by the Staff Advisor. Alternatives shall conform with all other applicable standards of this section. Bicycle parking racks or lockers shall be anchored securely. 2.The intent of this Subsection is to ensure that required bicycle racks are designed so that bicycles may be securely locked to them without undue inconvenience and will be reasonably safeguarded from intentional or accidental damage. a.Bicycle racks shall hold bicycles securely by means of the frame. The frame shall be supported so that the bicycle cannot be pushed or fall to one side in a manner that will damage the wheels. b.Bicycle racks shall accommodate: i.Locking the frame and both wheels to the rack with a high-security U-shaped shackle lock, if the bicyclists removes the front wheel; and ii.Locking the frame and one wheel to the rack with a high-security U-shaped shackle lock, if the bicyclists leaves both wheels on the bicycle; and iii.Locking the frame and both wheels to the rack with a chain or cable not longer than 6 feet without removal of the front wheel. c.Paving and Surfacing. Outdoor bicycle parking facilities shall be surfaced in the same manner as the automobile parking area or with a minimum of two inch thickness of hard surfacing (i.e., asphalt, concrete, pavers, or similar material) and shall be relatively level. This surface will be maintained in a smooth, durable, and well-drained condition. SECTION 18.92.050Compact Car Parking. Up to 50% of the total automobile parking spaces in a parking lot may be designated for compact cars. Minimum dimensions for compact spaces shall be 8 x 16 feet. Such spaces shall be signed or the space painted with the words "Compact Car Only." SECTION 18.92.055060 Variances for Commercial Buildings in the Historic District. In order to preserve existing structures within the Ashland Historic District, while permitting the redevelopment of property to its highest commercial use, a variance of up to 50% of the required automobile parking may be granted to commercial uses within the Ashland Historic District as a Type I Variance. It is the intent of this clause to provide as much off-street parking as practical while preserving existing structures and allowing them to develop to their full commercial potential. Additionally, to identify redevelopment of existing commercial and residential buildings for commercial use within the Ashland Historic District as an exceptional circumstance and unusual hardship for the purposes of granting a variance. SECTION 18.92.060Limitations, Location, Use of Facilities. Location. A.Except for single and two-family dwellings, required automobile parking facilities may be located on another parcel of land, provided said parcel is within 200 feet of the use it is intended to serve. The distance from the parking lot to the use shall be measured in walking distance from the nearest parking space to an access to the building housing the use, along a sidewalk or other pedestrian path separated from street traffic. Such right to use the off-site parking must be evidenced by a deed, lease, easement, or similar written instrument establishing such use, for the duration of the use. B.Except as allowed in 18.92.060.Fand except in the M-Industrial District, required automobile parking shall not be located in a required front and side yard setback area abutting a public street, except alleys. Comment [h5]: Moved to Parking Location in 18.92.070.A. Mixed Uses. C.In the event that several users occupy a single structure or parcel of land, the total requirements for off-street automobile parking shall be the sum of the requirements for the several uses computed separately unless it can be shown that the peak parking demands are offset. In such case the Staff Advisor may reduce the total requirements accordingly, but not by more than 35%. Joint Use ofFacilities. D.Required parking facilities of 2 or more uses, structures, or parcels of land may be satisfied by the same parking facilities used jointly, to the extent that it can be shown by the owners or operators that the need for the facilities does notmaterially overlap (e.g., uses primarily of a daytime v. nighttime nature) and provided that such right of joint use is evidenced by a deed, lease, contract, or similar written instrument establishing such joint use. Availability of Facilities. E.All automobile and bicycle parking shall be available for parking of residents, customers and employees only, and shall not be used for the storage or display of vehicles or materials. F.In all residential zones, all off-street parking of automobiles, trucks, trailers and recreational vehicles in the front yard shall be limited to a contiguous area which is no more than 25% of the area of the front yard, or a contiguous area 25 feet wide and the depth of the front yard, whichever is greater. Since parking in violation of this section is occasional in nature, and is incidental to the primary use of the site, no vested rights are deemed to exist and violations of this section are not subject to the protection of the nonconforming use sections of this ordinance. However, a 24-hour warning notice of violation shall be provided prior to the issuance of a citation to appear in Municipal Court, and it shall be rebuttably presumed that the vehicle was parked with permission of the person in control of the property. Subsequent violations shall not require a warning notice. Comment [h6]: Moved to Parking Location in 18.92.070.A. SECTION 18.92.070070Automobile Parking, Access and Circulation Design Requirements. ParkingLocation. A. 1. Except for single and two-family dwellings, required automobile parking facilities may be located on another parcel of land, provided said parcel is within 200 feet of the use it is intended to serve. The distance from the parking lot to the use shall be measured in walking distance from the nearest parking space to an access to the building housing the use, along a sidewalk or other pedestrian path separated from street traffic. Such right to use the off-site parking must be evidenced by a deed, lease, easement, or similar written instrument establishing such use, for the duration of the use. B2. Except as allowed in Section 18.92.060.F070.A.3and except in the M-Industrial District, required automobile parking shall not be located in a required front and side yard setback area abutting a public street, except alleys. 3. In all residential zones, all off-street parking of automobiles, trucks, trailers and recreational vehicles in the front yard shall be limited to a contiguous area which is no more than 25% of the area of the front yard, or a contiguous area 25 feet wide and the depth of the front yard, whichever is greater. Since parking in violation of this section is occasional in nature, and is incidental to the primary use of the site, no vested rights are deemed to exist and violations of this section are not subject to the protection of the nonconforming use sections of this ordinance. However, a 24-hour warning notice of violation shall be provided prior to the issuance of a citation to appear in Municipal Court, and it shall be rebuttably presumed that the vehicle was parked with permission of the person in control of the property. Subsequent violations shall not require a warning notice. Size Parking Lotand AccessDesign. AB.All rRequired parking areas shall be designed in accordance with the parking layout chart at the end of this Chapterfollowing standards and dimensions. 1.Parking spaces shall be a minimum of 9 x 18 feet, except that 50% of the spaces may be compact spaces in accord with 18.92.050. 2. Up to 50% of the total automobile parking spaces in a parking lot may be designated for compact cars. Minimum dimensions for compact spaces shall be 8 x 16 feet. Such spaces shall be signed or the space painted with the words "Compact Car Only." 3. Parking spaces shall have a back-up maneuvering space no less than twenty-two (22) feet, except where parking is angled, and which does not necessitate moving of other vehicles. Vehicular Access and Circulation. C. The intent of this section is to manage access to land uses and on-site circulation, and to preserve the transportation system in terms of safety, capacity and function. 1. Applicability. This section applies to all public streets within the City of Ashland and to all properties that abut these streets. The standards apply when developments are subject to a planning action (e.g. Site Review, Conditional Use Permit, Land Partition, Performance Standards Subdivision). 2. Traffic Study Requirements. The City may require a traffic study prepared by a qualified professional to determine access, circulation and other transportation impacts. 3. Site Circulation. New development shall be required to provide a circulation system that accommodates expected traffic on the site. All on-site circulation systems shall incorporate street-like features as described in Section 18.92.090.A.3.c. Pedestrian connections on the site, including connections through large sites, and connections between sites and adjacent sidewalks must conform to the provisions of Section 18.92.090. 4. Intersection and Driveway Separation. The distance from a street intersection to a driveway, or from a driveway to another driveway shall meet the minimum spacing requirements for the street’s classification in the Ashland Transportation System Plan (TSP). a. In no case shall driveways be closer than 24 feet as measured from the bottom of the existing or proposed apron wings of the driveway approach. Comment [h7]: Moved from section 4.a below. b. Any partitioning or subdivision of property located in an R-2, R-3, C-1, E-1, CM or M- 1 zone shall meet the controlled access standards set forth below. If applicable, cross access easements shall be required so that access to all properties created by the land division can be made from one or more points. c. Street and driveway access points in an R-2, R-3, C-1, E-1 or M-1 zone shall be limited to the following: 1. Distance between driveways. On arterial streets - 100 feet; on collector streets - 75 feet; on residential streets - 50 feet. 2. Distance from intersections. On arterial streets - 100 feet; on collector streets - 50 feet; on residential streets - 35 feet. d. Street and driveway access points in the CM zone are subject to the requirements of the Croman Mill District Standards. (Ord 3036, added, 08/17/2010) e. Access Requirements for Multi-family Developments. i. All multi-family developments which will have automobile trip generation in excess of 250 vehicle trips per day shall provide at least two driveway access points to the development. Trip generation shall be determined by the methods established by the Institute of Transportation Engineers. ii. Creating an obstructed street as defined in Section 18.88.020.G is prohibited. Comment [h8]: b-e are existing standards that were moved from 18.72.120 4. Shared Use of Driveways and Curb Cuts. a. Developments subject to a planning action or divisions of property, either by minor land partition or subdivision, shall minimize the number of driveway intersections with streets by the use of shared driveways with adjoining lots where feasible. In no case shall driveways be closer than 24 feet as measured from the bottom of the existing or proposed apron wings of the driveway approach. Where necessary from traffic safety and access management purposes, the City may require joint access and/or shared driveways in the following situations. i. For shared parking areas; ii. For adjacent developments, where access onto an arterial is limited; and iii For multi-family developments, and developments on multiple lots. b. Plans for property being partitioned or subdivided or for multi-family developmentssubmitted for developments subject to a planning action shall indicate how driveway intersections with streets have been minimized through the use of shared driveways and shall indicate all necessary access easements. c. Developments subject to a planning action shall remove all curb cuts and driveway approaches not shown to be necessary for existing improvements or the proposed development. Cuts and approaches shall be replaced with standard curb, gutter or sidewalk as appropriate. All replacement shall be done under permit of the Engineering Division. d. If the site is served by a shared access or alley, access for motor vehicles must be from the shared access or alley and not from the street frontage. Comment [h9]: From Croman Mill District standards. Driveways and Turn-AroundsAround Design. BD.Driveways Required driveways and turn-arounds providing access to parking areas shall conform to the following provisions: 1. A driveway for a single dwelling shall have a minimum width of nine feet, and a shared driveway serving two units shall have a width of 12 feet. 2. Parking areas of more than seven parking spaces per lot shall be provided with adequate aisles or turn-around areas so that all vehicles may enter the street in a forward manner. 3. Parking areas of more than seven parking spaces shall be served by a driveway 20 feet in width and constructed to facilitate the flow of traffic on or off the site, with due regard to pedestrian and vehicle safety, and shall be clearly and permanently marked and defined. Parking areas of seven spaces or less shall be served by a driveway 12 feet in width. 4.Shared Use of Driveways and Curb Cuts. a.Developments subject to a planning action or divisions of property, either by minor land partition or subdivision, shall minimize thenumber of driveway intersections with streets by the use of shared driveways with adjoining lots where feasible. In no case shall driveways be closer than 24 feet as measured from the bottom of the existing or proposed apron wings of the driveway approach. b.Plans for property being partitioned or subdivided or for multi-family developments shall indicate how driveway intersections with streets have been minimized through the use of shared driveways and shall indicate all necessary access easements. c.Developments subject to a planning action shall remove all curb cuts and driveway approaches not shown to be necessary for existing improvements or the proposed development. Cuts and approaches shall be replaced with standard curb, gutter or sidewalk as appropriate. All replacement shall be done under permit of the Engineering Division. Comment [h10]: Moved up to previous section. C4. Vertical Clearances. Driveways, aisles, turn-around areas and ramps shall have a minimum vertical clearance of 13'6" for their entire length and width. D5.Vision Clearance. No obstructions may be placed in the vision clearance area except as set forth in Section 18.68.020. Parking and Access Development Construction and Maintenance. E. The development construction and maintenance as provided below, shall apply in all cases, except single- family dwellings. 1. Paving. All required parking areas, aisles, turn-arounds and driveways shall be paved with concrete, asphaltic or comparable surfacing including pervious paving, constructed to standards on file in the office of the City Engineer. 2. Drainage. All required parking areas, aisles and turn-arounds shall have provisions made for the on-site collection of drainage waters to eliminate sheet flow of such waters onto sidewalks, public rights-of-way, and abutting private property. 3. Driveway approaches. Approaches shall be paved with concrete surfacing constructed to standards on file in the office of the City Engineer. 4. Marking. Parking lots of more than seven spaces shall have all spaces permanently and clearly marked. 5. Wheel stops. Wheel stops shall be a minimum of four inches in height and width and six feet in length. They shall be firmly attached to the ground and so constructed as to withstand normal wear. Wheel stops shall be provided where appropriate for all spaces abutting property lines, buildings, landscaping, and no vehicle shall overhang a public right-of-way. 6. Walls and Hedges. a. Where parking abuts upon a street, a decorative masonry wall or evergreen hedge screen of 30-42 inches in height and a minimum of 12" in width shall be established parallel to and not nearer than two feet from the right-of-way line. Screen planting shall be of such size and number to provide the required screening within 12 months after installation. The area between the wall or hedge and street line shall be landscaped. All vegetation shall be adequately maintained by a permanent irrigation system, and said wall or hedge shall be maintained in good condition. The required wall or screening shall be designed to allow for free access to the site and sidewalk by pedestrians. b. In all zones, except single-family zones, where parking facilities or driveways are located adjacent to residential or agricultural zones, school yards, or like institutions, a sight-obscuring fence, wall, or evergreen hedge not less than five feet, nor more than six feet high shall be provided on the property line as measured from the high grade side. Said wall, fence or hedge shall be reduced to 30 inches within required setback area, or within 10 feet of street property lines, and shall be maintained in good condition. Screen plantings shall be of such size and number to provide the required screening within 12 months after installation. Adequate provisions shall be made to protect walls, fences or plant materials from being damaged by vehicles using said parking areas. 7. Landscaping. In all zones, all parking facilities shall include landscaping to cover not less than 7% of the area devoted to outdoor parking facilities, including the landscaping required in subdivision 6(a) above. Said landscaping shall be uniformly distributed throughout the parking area, be provided with irrigation facilities and protective curbs or raised wood headers. It may consist of trees, plus shrubs, ground cover or related material. A minimum of one tree per seven parking spaces is required. 8. Lighting. Lighting of parking areas within 100 feet of property in residential zones shall be directed into or on the site and away from property lines such that the light element shall not be directly visible from abutting residential property. SECTION 18.92.080Construction. The required parking facilities, including design standards, shall be installed prior to a release of a certificate of use and occupancy or a release of utilities, and shall be permanently maintained as a condition of use. However, the Building Official may, unless otherwise directed by the Planning Commission or Staff Advisor, release a temporary certificate of use and occupancy and a temporary release ofutilities before the installation of said facilities provided: (1) there is proof that the owner has entered into a contract with a reputable installer for the completion of the parking, including design standards, with a specified time, and that there remains nothing for the owner to do prior to installation; or (2) the owner has posted a satisfactory performance bond to ensure the installation of said parking facilities within a specified time. SECTION 18.92.090Alterations and Enlargements. The required parking facilities shall be constructed when an existing building or dwelling is altered or enlarged by the addition or creation of guest rooms or dwelling units, or when a use is intensified by the addition of floor space, seating capacity, or changein use. (Ord 2659, 1991; Ord 2777, 1996) SECTION 18.92.040080 Bicycle Parking. A. All uses, with the exception of detached single-family residences and uses in the C-1-D zone, shall provide a minimum of two sheltered bike parking spaces. B. Every residential use of two units or more per structure, and not containing a garage, shall provide bicycle parking spaces as follows: Multi-Family Residential: One sheltered space per studio and 1-bedroom unit 1.5 sheltered spaces per 2-bedroom unit 2.0 sheltered spaces per 3-bedroom unit Senior Housing: One sheltered space per 8 units (80% of the occupants are 55 or older) C. In addition, all uses which require off street parking, except as specifically noted, shall provide one bicycle parking space for every 5 required auto parking spaces. Fractional spaces shall be rounded up to the next whole space. Fifty percent of the bicycle parking spaces required shall be sheltered from the weather. All spaces shall be located in proximity to the uses they are intended to serve. (Ord 2697 S1, 1993) D. All public and commercial parking lots and parking structures shall provide a minimum of one bicycle parking space for every five auto parking spaces. E. Elementary, Junior High, Middle and High Schools shall provide one sheltered bicycle parking space for every five students. F. Colleges, universities, and trade schools shall provide one bicycle parking space for every five required auto parking spaces, of which one half is to be sheltered. G. No bicycle parking spaces required by this standard shall be rented or leased, however, a refundable deposit fee may be charged. This does not preclude a bike parking rental business. H. The required bicycle parking facilities shall be constructed when an existing residential building or dwelling is altered or enlarged by the addition or creation of dwelling units, or when a non-residential use is intensified by the addition of floor space, seating capacity, or change in use. I. Bicycle Parking Design Standards 1. The salient concern is that bicycle parking be visible and convenient to cyclists and that it provides sufficient security from theft and damage. 2. Bicycle parking requirements can be met in any of the following ways: a. Providing a bicycle storage room, bicycle lockers, or racks inside the building. b. Providing bicycle lockers or racks in an accessory parking structure, underneath an awning or marquee, or outside the main building. c. Providing bicycle racks on the public right of way. This must be approved by City of Ashland Public Works Department. d. Providing secure storage space inside the building. 3. All required exterior bicycle parking shall be located on site within 50 feet of well-used entrances and not farther from the entrance than the closest motor vehicle parking space. Bicycle parking shall have direct access to both the public right-of-way and to the main entrance of the principal use. For facilities with multiple buildings, building entrances or parking lots (such as a college), exterior bicycle parking shall be located in areas of greatest use and convenience for bicyclists. 4. Required bicycle parking spaces located out of doors shall be visible enough to provide security. Lighting shall be provided in a bicycle parking area so that all facilities are thoroughly illuminated and visible from adjacent walkways or motor vehicle parking lots during all hours of use. Bicycle parking shall be at least as well lit as automobile parking. 5. An aisle for bicycle maneuvering shall be provided and maintained between each row of bicycle parking. Bicycle parking shall be designed in accord with the illustrations used for the implementation of this chapter. 6. Each required bicycle parking space shall be accessible without moving another bicycle. 7. Areas set aside for required bicycle parking shall be clearly marked and reserved for bicycle parking only. 8. Parking spaces configured as indicated in the figure at the end of this chapter meet all requirements of this chapter and is the preferred design. Commercial bike lockers are acceptable according to manufacturer's specifications. A bicycle parking space located inside of a building for employee bike parking shall be a minimum of six feet long by 3 feet wide by 4 feet high, unless adequate room is provided to allow configuration as indicated in the figure at the end of this chapter. 9. Sheltered parking shall mean protected from all precipitation and must include the minimum protection coverages shown in the figure at the end of this chapter. 10. Bicycle parking shall be located to minimize the possibility of accidental damage to either bicycles or racks. Where needed, barriers shall be installed. 11. Bicycle parking shall not impede or create a hazard to pedestrians. They shall not be located so as to violate vision clearance standards. Bicycle parking facilities should be harmonious with their environment both in color and design. Facilities should be incorporated whenever possible into building design or street furniture. J. Bicycle Parking Rack Standards. 1. All required bicycle parking racks installed shall meet the individual rack specifications shown in the figure at the end of this chapter. Single and multiple rack installations shall conform with the minimum clearance standards shown in the figures at the end of this chapter. Alternatives to the above standard may be approved after review by the Bicycle Commission and approval by the Staff Advisor. Alternatives shall conform with all other applicable standards of this section. Bicycle parking racks or lockers shall be anchored securely. 2. The intent of this sSubsection is to ensure that required bicycle racks are designed so that bicycles may be securely locked to them without undue inconvenience and will be reasonably safeguarded from intentional or accidental damage. a. Bicycle racks shall hold bicycles securely by means of the frame. The frame shall be supported so that the bicycle cannot be pushed or fall to one side in a manner that will damage the wheels. b. Bicycle racks shall accommodate: i. Locking the frame and both wheels to the rack with a high-security U-shaped shackle lock, if the bicyclists removes the front wheel; and ii. Locking the frame and one wheel to the rack with a high-security U-shaped shackle lock, if the bicyclists leaves both wheels on the bicycle; and iii. Locking the frame and both wheels to the rack with a chain or cable not longer than 6 feet without removal of the front wheel. c. Paving and Surfacing. Outdoor bicycle parking facilities shall be surfaced in the same manner as the automobile parking area or with a minimum of two inch thickness of hard surfacing (i.e., asphalt, concrete, pavers, or similar material) and shall be relatively level. This surface will be maintained in a smooth, durable, and well-drained condition. SECTION 18.92.090 Pedestrian Access and Circulation. A. Site Layout and Design. To ensure safe, direct, and convenient pedestrian circulation, all developments, except single-family dwellings (i.e. detached housing on individual lots) and accessory uses, shall provide a continuous walkway system. The walkway system shall be based on the standards in subsections 1-4, below: 1. Continuous Walkway System. Extend the walkway system throughout the development site and connect to all future phases of development, and to existing or planned off-site adjacent sidewalks, trails, public parks, and open space areas to the greatest extent practicable. The developer may also be required to connect or stub walkway(s) to adjacent streets and to private property for this purpose. 2. Safe, Direct, and Convenient. Provide safe, reasonably direct, and convenient walkway connections between primary building entrances and all adjacent streets, based on the following definitions: a. Reasonably direct. A route that does not deviate unnecessarily from a straight line or a route that does not involve a significant amount of out-of-direction travel for likely users. b. Safe aand convenient. Routess that are reaasonably freee from hazaards and provide a reasonaably direct rooute of traveel between destinations. c. "Primaary entrancee" for commeercial, industrial, mixed uuse, public, and institutioonal buildings is the main public entrance to the building. In thhe case wheere no publicc entrance exists, streeet connectionns shall be pprovided to the main employee entraance. d. "Primaary entrancee" for residenntial buildinggs is the fronnt door (i.e. ffacing the street).FFor multifamiily buildings in which eacch unit doess not have itss own exterioor entrance, the “primaryy entrance” may be a lobby, courtyaard, or breezzeway whichh serves ass a common entrance for more than one dwelling. 3. Connectioons within DDevelopmentt. Walkwayswithin developments shhall be providde connectioons as requirred in subseections a-c, bbelow: a. Connect aall building eentrances to one anotheer to the exteent practicabble, as generrally shown in Figure 1; b. Connect aall on-site paarking areass, storage areeas, recreattional facilitiees, trash andd recycle arreas and commmon areass, and conneect off-site adjacent usess to the site to the extentt practicablee. Topographhic or existinng developmment constraiints may be cause for not making certain walkkway connecctions, as geenerally showwn in Figuree 1; and Figure 1 PPedestriann Pathway System (TTypical) Formatted: Foont: (Default) Arial, Bold c.DDivide parking areas withh 50 spaces or more intoo separate aareas so thatt no contiguoous parking area exceeds one third of an acre. Parkinng areas maay be brokenn up by a building or grroup of buildings, plazass, large landsscape areass with pedesttrian accesss wways (i.e., at least 20 feeet total width), streets, orr driveways wwith street-like features, SStreet-like feaatures, for thhe purpose oof this sectioon, means a raised sidewwalk of at leaast fivve feet in width, six-inchh curb, accesssible curb rramps, streeet trees in plaanter strips oor trree wells, annd pedestriann-oriented ligghting. B. Walkkway Designn and Consstruction. WWalkways shall conform to all of the standards inn subseections 1-4, as generallyy illustrated in Figure 2: 1.VVehicle/Walkkway Separaation. Exceppt for crosswwalks (subsecction 2), wheere a walkwaay abuts a drivewway or streeet, it shall bee raised six innches and ccurbed alongg the edge off the driveway/streeet. Alternativvely, the deccision body may approve a walkwayy abutting a driveway at thhe same graade as the driveway if the walkway iss protected ffrom all vehiicle mmaneuvering areas. An eexample of ssuch protectiion is a row of decorative metal or cooncrete bollaards designeed to withstaand a vehiclee’s impact, wwith adequatte minimum sppacing betwween them too protect peddestrians. 2.CCrosswalks. Where walkkways cross a parking area or drivewway, clearly mark crrosswalks wwith contrasting paving mmaterials (e.gg., light-color concrete innlay betweenn asphalt), whicch may be ppart of a raiseed/hump croossing area. Painted or tthermo-plasttic sttriping and ssimilar types of non-permmanent applications mayy be approveed for crrosswalks noot exceedingg 24 feet in Figgure 2 Peddestrian WWalkway Deetail leength. (Tyypical) 3.WWalkway Surrface and Wiidth. WWalkway surffaces shall bbe cooncrete, aspphalt, brick/mmasonry pavers, or othher durable ssurface, as approved by the City EEngineer, att least five feeet wide. Multi-use paths (i.e., for bicycles annd pedestrians) shall be conncrete or asphalt, at leaast 10 feet wwide in accordance wwith the Ashlland SStreet Standaards in Sectiion 18.88.020.K. 4.AAccessible rooutes. Walkwways shall coomply with aapplicable Americans wwith Disabilities Act (ADAA) and SState of Oreggon requiremments. The ends of all raised walkwaays, where thhe walkway intersects a driveway or street shall provide rammps that are ADA acceessible, and walkways shhall provide direct routess to primary building entrancees. 5. Provide pedestrian scale lighting in conformance with City standards along pedestrian facilities. SECTION 18.92.080100 Construction. The required parking, access and circulation facilities, including design standards, shall be installed prior to a release of a certificate of use and occupancy or a release of utilities, and shall be permanently maintained as a condition of use. However, the Building Official may, unless otherwise directed by the Planning Commission or Staff Advisor, release a temporary certificate of use and occupancy and a temporary release of utilities before the installation of said facilities provided: (1) there is proof that the owner has entered into a contract with a reputable installer for the completion of the parking, including design standards, with a specified time, and that there remains nothing for the owner to do prior to installation; or (2) the owner has posted a satisfactory performance bond to ensure the installation of said parking facilities within a specified time. SECTION 18.92.090110 Alterations and Enlargements. The required parking, access and circulation facilities shall be constructed when an existing building or dwelling is altered or enlarged by the addition or creation of guest rooms or dwelling units, or when a use is intensified by the addition of floor space, seating capacity, or change in use. SECTION 18.92.120 Availability of Facilities. Availability of Facilities. E.All automobile and bicyclerequired parking, access and circulation shall be available for parking ofuse by residents, customers and employees only, and shall not be used for the storage or display of vehicles or materials. CHAPTER 18.92 PARKING, ACCESS and CIRCULATION SECTIONS: 18.92.010 Purpose. 18.92.020 Applicability. 18.92.030 Automobile Parking Spaces Required. 18.92.040 Disabled Person Parking Places 18.92.050 Parking Management Strategies. 18.92.060 Variances for Commercial Buildings in the Historic District. 18.92.070 Parking, Access and Circulation Design Requirements 18.92.080 Bicycle Parking. 18.92.090 Pedestrian Access and Circulation 18.92.100 Construction. 18.92.110 Alterations and Enlargements. 18.92.120 Availability of Facilities. SECTION 18.92.010 Purpose. The purpose of this chapter is to provide standards for development of vehicle and bicycle parking, and to ensure developments provide safe and effective access and circulation for pedestrians, bicyclists and vehicles. SECTION 18.92.020 Applicability. In all districts, except those specifically exempted, whenever any building is erected, enlarged, or the use is changed, parking, access and circulation shall be provided as set forth in this chapter. SECTION 18.92.030 Automobile Parking Spaces Required. Uses and standards are as follows: Residential Uses A.. For residential uses the following automobile parking spaces are required. 1. Single family dwellings. Two spaces for the primary dwelling unit and the following for accessory residential units: a. Studio units or 1-bedroom units less than 500 sq. ft. -- 1 space/unit. b. 1-bedroom units 500 sq. ft. or larger -- 1.50 spaces/unit. c. 2-bedroom units --1.75 spaces/unit. d. 3-bedroom or greater units -- 2.00 spaces/unit. 2. Multi-family dwellings. a. Studio units or 1-bedroom units less than 500 sq. ft. -- 1 space/unit. b. 1-bedroom units 500 sq. ft. or larger -- 1.50 spaces/unit. c. 2-bedroom units -- 1.75 spaces/unit. d. 3-bedroom or greater units -- 2.00 spaces/unit. e. Retirement complexes for seniors 55-years or greater -- One space per unit. 3. Clubs, fraternity and sorority houses, rooming and boarding houses, dormitories. Two spaces for each three guest rooms; in dormitories, 100 square feet shall be equivalent to a guest room. 4. Hotels and motels. One space for each guest room, plus one space for the owner or manager. 5. Manufactured housing developments. Parking requirements are as established in Chapter 18.84. 6. Performance Standards Developments. Parking requirements are as established in Chapter 18.88. Commercial Uses. B. For commercial uses the following automobile parking spaces are required. 1. Auto, boat or trailer sales, retail nurseries and other open-space uses. One space per 1,000 square feet of the first 10,000 square feet of gross land area; plus one space per 5,000 square feet for the excess over 10,000 square feet of gross land area; and one per two employees. 2. Bowling Alleys. Three spaces per alley, plus additional spaces for auxiliary activities set forth in this section. 3. Business, general retail, person services. General - one space for 350 square feet of gross floor area. Furniture and appliances - one space per 750 square feet of gross floor area. 4. Chapels and mortuaries. One space per four fixed seats in the main chapel. 5. Offices. Medical and dental - one space per 350 square feet of gross floor area. General - one space per 500 square feet of gross floor area. (Ord 3034, amended, 08/17/10) 6. Restaurants, bars, ice cream parlors and similar uses. One space per four seats or one space per 100 sq. ft. of gross leasable floor area, whichever is less. 7. Skating rinks. One space per 350 sq. ft. of gross building area. 8. Theaters, auditoriums, stadiums, gymnasiums and similar uses. One space per four seats. Industrial Uses. C. For industrial uses the following automobile parking spaces are required. 1. Industrial and Warehousing uses. One space per 1,000 square feet of gross floor area or for each two employees, whichever is less, plus one space per company vehicle. 2. Public utilities (gas, water, telephone, etc.), not including business offices. One space per two employees on the largest shift, plus one space per company vehicle; a minimum of two spaces is required. (Ord 3034, amended, 08/17/10) Institutional and Public Uses. D. For institutional and public uses the following automobile parking spaces are required. 1. Child care centers having 13 or more children. One space per two employees; a minimum of two spaces is required. 2. Churches. One space per four seats. 3. Golf courses, except miniature. Eight spaces per hole, plus additional spaces for auxiliary uses set forth in this section. Miniature golf courses -four spaces per hole. 4. Hospitals. Two spaces per patient bed. 5. Nursing and convalescent homes. One space per three patient beds. 6. Rest homes, homes for the aged, or assisted living. One space per two patient beds or one space per apartment unit. 7. Schools, elementary and junior high. One and one-half space per classroom, or the requirements for public assembly areas as set forth herein, whichever is greater. 8. High schools. One and one-half spaces per classroom, plus one space per 10 students the school is designed to accommodate, or the requirements for public assembly as set forth herein, whichever is greater. 9. Colleges, universities and trade schools. One and one-half spaces per classroom, plus one space per five students the school is designed to accommodate, plus requirements for on-campus student housing. Unspecified Uses. E. Where automobile parking requirements for any use are not specifically defined in this section, such requirements shall be determined by the Staff Advisor based upon the most comparable use specified in this section, and other available data. Maximum Allowable Number of Automobile Parking Spaces. F. The number of spaces provided by any particular use in ground surface lots shall not exceed the required number of spaces provided by this ordinance by more than 10%. Spaces provided on-street, or within the building footprint of structures, such as in rooftop parking, or under-structure parking, or in multi-level parking above or below surface lots, shall not apply towards the maximum number of allowable spaces. SECTION 18.92.040 Disabled Person Parking Places. The total number of disabled person parking spaces shall comply with the following: Required Minimum Number Total in Parking Lot of Accessible Spaces 1 to 25 1 26 to 50 2 51 to 75 3 76 to 100 4 101 to 150 5 151 to 200 6 201 to 300 7 301 to 400 8 401 to 500 9 One in every eight accessible spaces, but not less than one, must be van accessible. A van accessible parking space is required to be at least nine feet wide and have an adjacent access aisle that is at least eight feet wide. Required Disabled Person Parking spaces shall be designed in accord with all requirements of the State of Oregon, including minimum widths, adjacent aisles, and permanent markings. Disabled Person Parking space designs are included at the end of this chapter. SECTION 18.92.050 Parking Management Strategies. The amount of required off-street parking may be reduced up to 50% through the application of the following credits. On-Street Parking Credit. A. The amount of off-street parking required shall be reduced by the following credit provided for on-street parking: one off-street parking space credit for one on-street parking space. 1. Dimensions. On-street parking shall follow the established configuration of existing on- street parking, except that 45 and 90 degree diagonal parking may be allowed with the approval of the Public Works Director, taking into account traffic flows and street design, with the parking spaces designed in accord with the standards on file with the Public Works Department. The following shall constitute an on-street parking space: a. Parallel parking, each 22 feet of uninterrupted curb. b. 45 degree diagonal, each 12 feet of uninterrupted curb. c. 90 degree (perpendicular) parking, each 12 feet of uninterrupted curb. 2. Location. a. Curb space must be contiguous to the lot which contains the use which requires the parking b. Parking spaces may not be counted that are within 20 feet measured along the curb of any corner or intersection of an alley or street, nor any other parking configuration that violates any law or standard of the City or State. c Parking spaces located on arterials and collectors may only receive credit if the arterial or collector is greater in width than the minimums established by the Street Standards in Chapter 18.88, Performance Standards Options. (Ord 2836 S14, 1999) d. Parking spaces may not be counted that are within 200 feet of a C-1-D or SO zone. 3.. On-street parking spaces credited for a specific use shall not be used exclusively by that use, but shall be available for general public use at all times. No signage or actions limiting general public use of on-street spaces shall be permitted. Alternative Vehicle Parking. B. Alternative vehicle parking facilities may be substituted for up to 25 percent of the required parking space on site. 1. Motorcycle or scooter parking. One off-street parking space credit for four motorcycle or scooter parking spaces. 2. Bicycle parking. One off-street parking space credit for five additional, non-required bicycle parking spaces. Mixed Uses. C. In the event that several users occupy a single structure or parcel of land, the total requirements for off-street automobile parking shall be the sum of the requirements for the several uses computed separately unless it can be shown that the peak parking demands are offset. In such case, the mixed-use credit shall reduce the off-street parking requirement by a percentage equal to the reduced parking demand. Joint Use of Facilities. D. Required parking facilities of 2 or more uses, structures, or parcels of land may be satisfied by the same parking facilities used jointly, to the extent that it can be shown by the owners or operators that the need for the facilities does not materially overlap (e.g., uses primarily of a daytime vs. nighttime nature) and provided that such right of joint use is evidenced by a deed, lease, contract, or similar written instrument establishing such joint use. Shared Parking. E. One off-street parking space credit for every space constructed in designated off-site shared parking areas, or through payment of in-lieu-of-parking fees for a common parking. TDM Plan Credit. F. Through implementation of an individual Transportation Demand Management (TDM) plan that demonstrates a reduction of long term parking demand by a percentage equal to the credit requested. Transit Facilities Credit. G. Sites where at least 20 spaces are required, and where at least one lot line abuts a street with transit service may substitute transit-supportive plazas for required parking as follows. 1. Pedestrian and transit supportive plazas may be substituted for up to ten percent of the required parking spaces on site. 2. A street with transit service shall have a minimum of 30-minute peak period transit service frequency. 3. Existing parking areas may be converted to take advantage of these provisions. 4. The plaza must be adjacent to and visible from the transit street. If there is a bus stop along the site’s frontage, the plaza must be adjacent to the bus stop. 5. The plaza must be at least 300 square feet in area and be shaped so that a ten foot by ten foot square will fit entirely in the plaza. 6. The plaza must include all of the following elements: a. A plaza that is open to the public. The owner must record a public access easement that allows public access to the plaza; b. A bench or other sitting area with at least five linear feet of seating; c. A shelter or other weather protection. The shelter must cover at least 20 square feet and the plaza must be landscaped. This landscaping is in addition to any other landscaping or screening required for parking areas by the Code. SECTION 18.92.060 Variances for Commercial Buildings in the Historic District. In order to preserve existing structures within the Ashland Historic District, while permitting the redevelopment of property to its highest commercial use, a variance of up to 50% of the required automobile parking may be granted to commercial uses within the Ashland Historic District as a Type I Variance. It is the intent of this clause to provide as much off-street parking as practical while preserving existing structures and allowing them to develop to their full commercial potential. Additionally, to identify redevelopment of existing commercial and residential buildings for commercial use within the Ashland Historic District as an exceptional circumstance and unusual hardship for the purposes of granting a variance. SECTION 18.92.070 Parking, Access and Circulation Design Requirements. ParkingLocation. A. 1. Except for single and two-family dwellings, required automobile parking facilities may be located on another parcel of land, provided said parcel is within 200 feet of the use it is intended to serve. The distance from the parking lot to the use shall be measured in walking distance from the nearest parking space to an access to the building housing the use, along a sidewalk or other pedestrian path separated from street traffic. Such right to use the off-site parking must be evidenced by a deed, lease, easement, or similar written instrument establishing such use, for the duration of the use. 2. Except as allowed in Section 18.92.070.A.3, automobile parking shall not be located in a required front and side yard setback area abutting a public street, except alleys. 3. In all residential zones, all off-street parking of automobiles, trucks, trailers and recreational vehicles in the front yard shall be limited to a contiguous area which is no more than 25% of the area of the front yard, or a contiguous area 25 feet wide and the depth of the front yard, whichever is greater. Since parking in violation of this section is occasional in nature, and is incidental to the primary use of the site, no vested rights are deemed to exist and violations of this section are not subject to the protection of the nonconforming use sections of this ordinance. However, a 24-hour warning notice of violation shall be provided prior to the issuance of a citation to appear in Municipal Court, and it shall be rebuttably presumed that the vehicle was parked with permission of the person in control of the property. Subsequent violations shall not require a warning notice. Parking Lot Design. B.Required parking areas shall be designed in accordance with the following standards and dimensions. 1.Parking spaces shall be a minimum of 9 x 18 feet. 2. Up to 50% of the total automobile parking spaces in a parking lot may be designated for compact cars. Minimum dimensions for compact spaces shall be 8 x 16 feet. Such spaces shall be signed or the space painted with the words "Compact Car Only."3. Parking spaces shall have a back-up maneuvering space no less than twenty- two (22) feet, except where parking is angled, and which does not necessitate moving of other vehicles. Vehicular Access and Circulation. C. The intent of this section is to manage access to land uses and on-site circulation, and to preserve the transportation system in terms of safety, capacity and function. 1. Applicability. This section applies to all public streets within the City of Ashland and to all properties that abut these streets. The standards apply when developments are subject to a planning action (e.g. Site Review, Conditional Use Permit, Land Partition, Performance Standards Subdivision). 2. Traffic Study Requirements. The City may require a traffic study prepared by a qualified professional to determine access, circulation and other transportation impacts. 3. Site Circulation. New development shall be required to provide a circulation system that accommodates expected traffic on the site. All on-site circulation systems shall incorporate street-like features as described in Section 18.92.090.A.3.c. Pedestrian connections on the site, including connections through large sites, and connections between sites and adjacent sidewalks must conform to the provisions of Section 18.92.090. 4. Intersection and Driveway Separation. The distance from a street intersection to a driveway, or from a driveway to another driveway shall meet the minimum spacing requirements for the street’s classification in the Ashland Transportation System Plan (TSP). a. In no case shall driveways be closer than 24 feet as measured from the bottom of the existing or proposed apron wings of the driveway approach. b. Any partitioning or subdivision of property located in an R-2, R-3, C-1, E-1, CM or M- 1 zone shall meet the controlled access standards set forth below. If applicable, cross access easements shall be required so that access to all properties created by the land division can be made from one or more points. c. Street and driveway access points in an R-2, R-3, C-1, E-1 or M-1 zone shall be limited to the following: 1. Distance between driveways. On arterial streets - 100 feet; on collector streets - 75 feet; on residential streets - 50 feet. 2. Distance from intersections. On arterial streets - 100 feet; on collector streets - 50 feet; on residential streets - 35 feet. d. Street and driveway access points in the CM zone are subject to the requirements of the Croman Mill District Standards. (Ord 3036, added, 08/17/2010) e. Access Requirements for Multi-family Developments. i. All multi-family developments which will have automobile trip generation in excess of 250 vehicle trips per day shall provide at least two driveway access points to the development. Trip generation shall be determined by the methods established by the Institute of Transportation Engineers. ii. Creating an obstructed street as defined in Section 18.88.020.G is prohibited. 4. Shared Use of Driveways and Curb Cuts. a. Developments shall minimize the number of driveway intersections with streets by the use of shared driveways with adjoining lots where feasible. Where necessary from traffic safety and access management purposes, the City may require joint access and/or shared driveways in the following situations. i. For shared parking areas; ii. For adjacent developments, where access onto an arterial is limited; and iii For multi-family developments, and developments on multiple lots. b. Plans submitted for developments subject to a planning action shall indicate how driveway intersections with streets have been minimized through the use of shared driveways and shall indicate all necessary access easements. c. Developments subject to a planning action shall remove all curb cuts and driveway approaches not shown to be necessary for existing improvements or the proposed development. Cuts and approaches shall be replaced with standard curb, gutter or sidewalk as appropriate. All replacement shall be done under permit of the Engineering Division. d. If the site is served by a shared access or alley, access for motor vehicles must be from the shared access or alley and not from the street frontage. Driveways and Turn-Around Design. D. Required driveways and turn-arounds providing access to parking areas shall conform to the following provisions: 1. A driveway for a single dwelling shall have a minimum width of nine feet, and a shared driveway serving two units shall have a width of 12 feet. 2. Parking areas of more than seven parking spaces per lot shall be provided with adequate aisles or turn-around areas so that all vehicles may enter the street in a forward manner. 3. Parking areas of more than seven parking spaces shall be served by a driveway 20 feet in width and constructed to facilitate the flow of traffic on or off the site, with due regard to pedestrian and vehicle safety, and shall be clearly and permanently marked and defined. Parking areas of seven spaces or less shall be served by a driveway 12 feet in width. 4. Vertical Clearances. Driveways, aisles, turn-around areas and ramps shall have a minimum vertical clearance of 13'6" for their entire length and width. 5.Vision Clearance. No obstructions may be placed in the vision clearance area except as set forth in Section 18.68.020. Parking and Access Construction and Maintenance. E. The construction and maintenance as provided below, shall apply in all cases, except single-family dwellings. 1. Paving. All required parking areas, aisles, turn-arounds and driveways shall be paved with concrete, asphaltic or comparable surfacing including pervious paving, constructed to standards on file in the office of the City Engineer. 2. Drainage. All required parking areas, aisles and turn-arounds shall have provisions made for the on-site collection of drainage waters to eliminate sheet flow of such waters onto sidewalks, public rights-of-way, and abutting private property. 3. Driveway approaches. Approaches shall be paved with concrete surfacing constructed to standards on file in the office of the City Engineer. 4. Marking. Parking lots of more than seven spaces shall have all spaces permanently and clearly marked. 5. Wheel stops. Wheel stops shall be a minimum of four inches in height and width and six feet in length. They shall be firmly attached to the ground and so constructed as to withstand normal wear. Wheel stops shall be provided where appropriate for all spaces abutting property lines, buildings, landscaping, and no vehicle shall overhang a public right-of-way. 6. Walls and Hedges. a. Where parking abuts upon a street, a decorative masonry wall or evergreen hedge screen of 30-42 inches in height and a minimum of 12" in width shall be established parallel to and not nearer than two feet from the right-of-way line. Screen planting shall be of such size and number to provide the required screening within 12 months after installation. The area between the wall or hedge and street line shall be landscaped. All vegetation shall be adequately maintained by a permanent irrigation system, and said wall or hedge shall be maintained in good condition. The required wall or screening shall be designed to allow for free access to the site and sidewalk by pedestrians. b. In all zones, except single-family zones, where parking facilities or driveways are located adjacent to residential or agricultural zones, school yards, or like institutions, a sight-obscuring fence, wall, or evergreen hedge not less than five feet, nor more than six feet high shall be provided on the property line as measured from the high grade side. Said wall, fence or hedge shall be reduced to 30 inches within required setback area, or within 10 feet of street property lines, and shall be maintained in good condition. Screen plantings shall be of such size and number to provide the required screening within 12 months after installation. Adequate provisions shall be made to protect walls, fences or plant materials from being damaged by vehicles using said parking areas. 7. Landscaping. In all zones, all parking facilities shall include landscaping to cover not less than 7% of the area devoted to outdoor parking facilities, including the landscaping required in subdivision 6(a) above. Said landscaping shall be uniformly distributed throughout the parking area, be provided with irrigation facilities and protective curbs or raised wood headers. It may consist of trees, plus shrubs, ground cover or related material. A minimum of one tree per seven parking spaces is required. 8. Lighting. Lighting of parking areas within 100 feet of property in residential zones shall be directed into or on the site and away from property lines such that the light element shall not be directly visible from abutting residential property. SECTION 18.92.080 Bicycle Parking. A. All uses, with the exception of detached single-family residences and uses in the C-1-D zone, shall provide a minimum of two sheltered bike parking spaces. B. Every residential use of two units or more per structure, and not containing a garage, shall provide bicycle parking spaces as follows: Multi-Family Residential: One sheltered space per studio and 1-bedroom unit 1.5 sheltered spaces per 2-bedroom unit 2.0 sheltered spaces per 3-bedroom unit Senior Housing: One sheltered space per 8 units (80% of the occupants are 55 or older) C. In addition, all uses which require off street parking, except as specifically noted, shall provide one bicycle parking space for every 5 required auto parking spaces. Fractional spaces shall be rounded up to the next whole space. Fifty percent of the bicycle parking spaces required shall be sheltered from the weather. All spaces shall be located in proximity to the uses they are intended to serve. (Ord 2697 S1, 1993) D. All public and commercial parking lots and parking structures shall provide a minimum of one bicycle parking space for every five auto parking spaces. E. Elementary, Junior High, Middle and High Schools shall provide one sheltered bicycle parking space for every five students. F. Colleges, universities, and trade schools shall provide one bicycle parking space for every five required auto parking spaces, of which one half is to be sheltered. G. No bicycle parking spaces required by this standard shall be rented or leased, however, a refundable deposit fee may be charged. This does not preclude a bike parking rental business. H. The required bicycle parking facilities shall be constructed when an existing residential building or dwelling is altered or enlarged by the addition or creation of dwelling units, or when a non-residential use is intensified by the addition of floor space, seating capacity, or change in use. I. Bicycle Parking Design Standards 1. The salient concern is that bicycle parking be visible and convenient to cyclists and that it provides sufficient security from theft and damage. 2. Bicycle parking requirements can be met in any of the following ways: a. Providing a bicycle storage room, bicycle lockers, or racks inside the building. b. Providing bicycle lockers or racks in an accessory parking structure, underneath an awning or marquee, or outside the main building. c. Providing bicycle racks on the public right of way. This must be approved by City of Ashland Public Works Department. d. Providing secure storage space inside the building. 3. All required exterior bicycle parking shall be located on site within 50 feet of well-used entrances and not farther from the entrance than the closest motor vehicle parking space. Bicycle parking shall have direct access to both the public right-of-way and to the main entrance of the principal use. For facilities with multiple buildings, building entrances or parking lots (such as a college), exterior bicycle parking shall be located in areas of greatest use and convenience for bicyclists. 4. Required bicycle parking spaces located out of doors shall be visible enough to provide security. Lighting shall be provided in a bicycle parking area so that all facilities are thoroughly illuminated and visible from adjacent walkways or motor vehicle parking lots during all hours of use. Bicycle parking shall be at least as well lit as automobile parking. 5. An aisle for bicycle maneuvering shall be provided and maintained between each row of bicycle parking. Bicycle parking shall be designed in accord with the illustrations used for the implementation of this chapter. 6. Each required bicycle parking space shall be accessible without moving another bicycle. 7. Areas set aside for required bicycle parking shall be clearly marked and reserved for bicycle parking only. 8. Parking spaces configured as indicated in the figure at the end of this chapter meet all requirements of this chapter and is the preferred design. Commercial bike lockers are acceptable according to manufacturer's specifications. A bicycle parking space located inside of a building for employee bike parking shall be a minimum of six feet long by 3 feet wide by 4 feet high, unless adequate room is provided to allow configuration as indicated in the figure at the end of this chapter. 9. Sheltered parking shall mean protected from all precipitation and must include the minimum protection coverages shown in the figure at the end of this chapter. 10. Bicycle parking shall be located to minimize the possibility of accidental damage to either bicycles or racks. Where needed, barriers shall be installed. 11. Bicycle parking shall not impede or create a hazard to pedestrians. They shall not be located so as to violate vision clearance standards. Bicycle parking facilities should be harmonious with their environment both in color and design. Facilities should be incorporated whenever possible into building design or street furniture. J. Bicycle Parking Rack Standards. 1. All required bicycle parking racks installed shall meet the individual rack specifications shown in the figure at the end of this chapter. Single and multiple rack installations shall conform with the minimum clearance standards shown in the figures at the end of this chapter. Alternatives to the above standard may be approved after review by the Bicycle Commission and approval by the Staff Advisor. Alternatives shall conform with all other applicable standards of this section. Bicycle parking racks or lockers shall be anchored securely. 2. The intent of this subsection is to ensure that required bicycle racks are designed so that bicycles may be securely locked to them without undue inconvenience and will be reasonably safeguarded from intentional or accidental damage. a. Bicycle racks shall hold bicycles securely by means of the frame. The frame shall be supported so that the bicycle cannot be pushed or fall to one side in a manner that will damage the wheels. b. Bicycle racks shall accommodate: i. Locking the frame and both wheels to the rack with a high-security U-shaped shackle lock, if the bicyclists removes the front wheel; and ii. Locking the frame and one wheel to the rack with a high-security U-shaped shackle lock, if the bicyclists leaves both wheels on the bicycle; and iii. Locking the frame and both wheels to the rack with a chain or cable not longer than 6 feet without removal of the front wheel. c. Paving and Surfacing. Outdoor bicycle parking facilities shall be surfaced in the same manner as the automobile parking area or with a minimum of two inch thickness of hard surfacing (i.e., asphalt, concrete, pavers, or similar material) and shall be relatively level. This surface will be maintained in a smooth, durable, and well-drained condition. SECTION 18.92.090 Pedestrian Access and Circulation. A. Site Layout and Design. To ensure safe, direct, and convenient pedestrian circulation, all developments, except single-family dwellings (i.e. detached housing on individual lots) and accessory uses, shall provide a continuous walkway system. The walkway system shall be based on the standards in subsections 1-4, below: 1. Continuous Walkway System. Extend the walkway system throughout the development site and connect to all future phases of development, and to existing or planned off-site adjacent sidewalks, trails, public parks, and open space areas to the greatest extent practicable. The developer may also be required to connect or stub walkway(s) to adjacent streets and to private property for this purpose. 2. Safe, Direct, and Convenient. Provide safe, reasonably direct, and convenient walkway connections between primary building entrances and all adjacent streets, based on the following definitions: a. Reasonably direct. A route that does not deviate unnecessarily from a straight line or a route that does not involve a significant amount of out-of-direction travel for likely users. b. Safe and convenient. Routes that are reasonably free from hazards and provide a reasonably direct route of travel between destinations. c. "Primary entrance" for commercial, industrial, mixed use, public, and institutional buildings is the main public entrance to the building. In the case where no public entrance exists, street connections shall be provided to the main employee entrance. d. "Primary entrance" for residential buildings is the front door (i.e. facing the street). For multifamily buildings in which each unit does not have its own exterior entrance, the “primary entrance” may be a lobby, courtyard, or breezeway which serves as a common entrance for more than one dwelling. 3. Connections within Development. Walkways within developments shall be provide connections as required in subsections a-c, below: a. Connect all building entrances to one another to the extent practicable, as generally shown in Figure 1; b. Connect all on-site parking areas, storage areas, recreational facilities, trash and recycle areas and common areas, and connect off-site adjacent uses to the site to the extent practicable. Topographic or existing development constraints may be cause for not making certain walkway connections, as generally shown in Figure 1; and Figure 1 PPedestriann Pathway System (TTypical) c.ivide parking areas wit 50 spaces or more int separate reas so tha no contiguus DDhhooaattoo parking area exceeds one third of an acre. Parkig areas my be broke up by a nnaann building or grroup of buildings, plazass, large landsscape areass with pedesttrian accesss wways (i.e., at least 20 feeet total width), streets, orr driveways wwith street-like features, treet-like fetures, for te purpose f this sectin, means a aised sidealk of at lest SSaahhoooorwwaa fivve feet in width, six-inchh curb, accesssible curb rramps, streeet trees in plaanter strips oor tee wells, ad pedestria-oriented lihting. rrnnnngg B. Walkkway Designn and Consstruction. WWalkways shall conform to all of the standards inn subseections 1-4, as generallyy illustrated in Figure 2: 1.VVehicle/Walkway Separaation. Exceppt for crosswwalks (subsecction 2), wheere a walkwaay abuts a driveay or stret, it shall b raised six iches and urbed alon the edge o the wweeeennccggff driveway/stret. Alternatiely, the deision body may approve a walkwa abutting a eevvccyy driveway at thhe same graade as the driveway if the walkway iss protected ffrom all vehicle aneuvering areas. An xample of uch protecton is a row of decorative metal or mmeessii cncrete bollrds designd to withstnd a vehicl’s impact, ith adequae minimum ooaaeeaaeewwtt sppacing betwween them too protect peddestrians. 2.rosswalks.Where walways cross a parking area or driveay, clearly mark CCkkww crrosswalks wwith contrasting paving mmaterials (e.gg., light-color concrete innlay betweenn asphalt), whicch may be ppart of a raiseed/hump croossing area. Painted or tthermo-plasttic sriping and imilar types of non-peranent applications ma be approvd for ttssmmyyee crrosswalks noot exceedingg 24 feet in Fiure 2 Peestrian alkway Dtail ggddWWee lngth. ee (Tyypical) 3.WWalkway Surrface and Wiidth. WWalkway surffaces shall bbe cncrete, ashalt, brick/asonry ooppmm pavers, or othher durable ssurface, as approved by the City ngineer, EE at least five fet wide. Multi-use ee paths (i.e., for bicycles annd pedestrians) shall be cocrete or nn asphalt, at lest 10 feet ide in aaww accordancewwith the Ashlland treet Standrds in Secton SSaaii 18.88.020.K. 4.ccessible rutes. Walkays shall AAooww cmply with pplicable Americans ooaa wwith Disabilities Act (ADAA) and tate of Oreon requireents. The SSggmm ends of all raised walkwys, where aa thhe walkway intersects a driveway or street shall provide raps that mm are ADA accssible, and walkways ee shhall provide direct routess to primary building entrancs. ee 5.PProvide pedeestrian scale lighting in cnformance with City stndards ooaa along pedestrian facilitie. ss SECTIONN 18.92.1000 Construcction. The requuired parkinng, access aand circulattion facilitiess, including design standards, shaall be installedprior to a release of a ceertificate of uuse and occcupancy or aa release of uutilities, and shall be permnently maintained as a condition of use. Hoever, the uilding Offcial may, unless aawwBBii otherwis directed b the Planning Commision or Staf Advisor, rlease a teporary certiicate eeyyssffeemmff of use ad occupany and a teporary release of utilitis before the installatio of said failities nnccmmeenncc provided: (1) there s proof that the owner as entered into a contact with a rputable intaller iihhrreess for the ccompletionoof the parkinng, includingg design staandards, with a specifieed time, andd that there remmains nothinng for the owner to do prior to insttallation; or (2) the ownner has postted a satisfactry performance bond to ensure the installtion of sai parking fcilities witin a ooaaddaahh specifie time. dd SECTIONN 18.92.1100 Alterationns and Enlaargements. The reqired parking, access nd circulation facilities shall be cnstructed hen an existing uuaaooww buildingoor dwelling iis altered or enlarged byy the additioon or creation of guest roooms or dwelling units, or when a use is intensified by the addition of floor space, seating capacity, or change in use. SECTION 18.92.120 Availability of Facilities. All required parking, access and circulation shall be available for use by residents, customers and employees only, and shall not be used for the storage or display of vehicles or materials. CHAPTER 18.68 GENERAL REGULATIONS SECTIONS: 18.68.010 Fences. 18.68.020 Vision Clearance Area. 18.68.030 Access. 18.68.040 Yard Requirements. 18.68.050 Special Setback Requirements. 18.68.070 Land Surveys. 18.68.080 Commercial Excavation--Removal of Earth Products. 18.68.090 Nonconforming Uses and Structures. 18.68.100 Slope; Hillside Protection. Repealed in its entirety, Ord 2528, 7/5/89. 18.68.110 Front Yard— General Exception. 18.68.120 Utilities. 18.68.130 Lot Size Requirements--General Exception. 18.68.140 Accessory Buildings, Structures and Mechanical Equipment. 18.68.150 Waiver of Right to Remonstrate and Consent to Participate in Costs of Improvements. 18.68.160 Driveway Grades. SECTION 18.68.010 Fences. Fences, walls, hedges and screen planting shall be subject to the following standards: A. In any required front yard, provided they do not exceed three and one-half (3 ½) feet in height. B. In any rear or side yard, provided they do not exceed six and one-half (6 ½) feet in height. C. The height of fences or walls in rear or sideyard setback areas abutting a public street shall be forty-eight (48) inches or less if said fences or walls are within ten (10) feet of any public street except an alley. D. The framework for newly constructed fences and walls shall face toward the builder's property, except where fences are jointly constructed. E. Fences shall lean at an angle from the vertical plane no greater than five (5%) percent. In cases where this limitation is exceeded and a written complaint is received by the Planning Department, the property owner shall be notified, in writing, of the problem. The Planning Department shall take action only on the basis of a written complaint, or on its own action. SECTION 18.68.020 Vision Clearance Area. Vision clearance areas shall be provided with the following distances establishing the size of the vision clearance area: A. In any R district, the minimum distance shall be twenty-five (25) feet or, at intersections including an alley, ten (10) feet. B. In all other districts except the C-1, E-1, and CM districts, the minimum distance shall be fifteen (15) feet or, at intersections, including an alley, ten (10) feet. When the angle of intersection between streets, other than an alley, is less than thirty (30) degrees, the distance shall be twenty-five (25) feet. C. The vision clearance area shall contain no plantings, fences, walls, structures, or temporary or permanent obstructions exceeding two and one-half (2 ½) feet in height, measured from the top of the curb, except that street trees exceeding this height may be located in this area, provided all branches and foliage are removed to a height of eight (8) feet above the grade. D. The vision clearance standards established by this section are not subject to the Variance section of this title. (Ord 2605, S1, 1990; Ord 3036, amended, 08/17/2010) SECTION 18.68.030 Access. Each lot shall abut a minimum width of forty (40) feet upon a public street (other than an alley). This requirement may be decreased to twenty-five (25) feet on a cul-de-sac vehicle turn-around area. Except with an approved flag partition, no lot shall abut upon a street for a width of less than twenty-five (25) feet. SECTION 18.68.040 Yard Requirements. All yard measurements to and between buildings or structures or for the purpose of computing coverage or similar requirements shall be made to the building or nearest projection. Architectural projections may intrude eighteen (18) inches into required yards. (Ord 2951, 07/01/2008) SECTION18.68.050Arterial StreetSetback Requirements. To permit or afford better light, air and vision on more heavily traveled streets and on streets of substandard width, to protect arterial streets, and to permit the eventual widening of hereinafter named streets, every yard abutting a street, or portion thereof, shall be measured from the special base line setbacks listed below instead of the lot line separating the lot from the street. StreetSetback East Main Street, between City limits and Lithia Way35 feet Ashland Street (Highway 66) between 65 feet City limits and Siskiyou Boulevard Also, front yards for properties abutting all arterial streets shall be no less than twenty (20) feet, with the exception of the CM and C-1-D districts and properties abutting Lithia Way in the C-1 district. (Ord2959, 8/1/2008; Ord 3036, amended, 08/17/2010) SECTION 18.68.070 Land Surveys. Before any action is taken pursuant to this Title which would cause adjustments or realignment of property lines, required yard areas, or setbacks, the exact lot lines shall be validated by location of official survey pins or by a survey performed by a licensed surveyor. SECTION 18.68.080 Commercial Excavation--Removal of Earth Products. A. Before a Conditional Use Permit for the commercial excavation and removal of earth products can be granted, plans and specifications showing the location of premises, grading plan, existing and proposed drainage, proposed truck access, and details of regrading and revegetation of the site shall be submitted to, and approved by, the Planning Commission. B. Any deviation from the plans as approved will serve as grounds to revoke the Conditional Use Permit. C. In reviewing the application, the Planning Commission may consider the most appropriate use of the land, distances from property lines, the protection of pedestrians and vehicles, the prevention of the collection and stagnation of water at all stages of the operation, and the rehabilitation of the land upon termination of operation. D. A bond may be required to ensure performance. E. Any expansion of a nonconforming commercial excavation shall require a Conditional Use Permit. An expansion is defined as removal of additional undisturbed topsoil or vegetation or otherwise enlarging the area which had been mined, commonly referred to as the quarry face or active quarry area. (Ord 2290 S2, 1984) SECTION 18.68.090 Nonconforming Uses and Structures. A. A non-conforming use or structure may not be enlarged, extended, reconstructed, substituted, or structurally altered, except as follows: 1. When authorized in accordance with the same procedure as provided in Conditional Use Chapter 18.104 and the criteria of Section 18.104.050(B and C), a nonconforming use may be changed to one of the same or a more restricted nature, except that a Conditional Use Permit need not be obtained when the use is changed to a permitted use within the zoning district. 2. When authorized in accordance with the same procedure as provided in Conditional Use Chapter 18.104 and the criteria of Section 18.104.050(B and C), nonconforming structure may be enlarged, extended, reconstructed or the footprint modified, except that a Conditional Use Permit need not be obtained when the addition or extension meets all requirements of this Title. 3. A non-conforming structure may be restored or rehabilitated if is not changed in size or shape, provided that the use of the structure is not changed except if in conformance with the procedures of Section 18.68.090.A.1 above. 4. Nothing in this section shall be deemed to prevent the normal maintenance and repair of a non-conforming structure or its restoration to a safe condition when declared to be unsafe by any official charged with protecting public safety. 5. A legal nonconforming structure or nonconforming use that is damaged to an extent of 50% or more of its replacement cost may be restored only if the damage was not intentionally caused by the property owner and the nonconformity is not increased. Any residential structure(s), including multiple-family, in a residential zone damaged beyond 50% of its replacement cost by a catastrophe, such as fire that is not intentionally caused by the owner, may be reconstructed at the original density provided the reconstruction is commenced within 2 years after the catastrophe. B. Discontinuance. If the nonconforming use of a building structure, or premises ceases for a period of six (6) months or more, said use shall be considered abandoned; and said building, structure, or premises shall thereafter be used only for uses permitted in the district in which it is located. Discontinuance shall not include a period of active reconstruction following a fire or other result of natural hazard; and the Planning Commission may extend the discontinuance period in the event of special unique unforeseen circumstances. C. Reactivation. A non-conforming use, which has been abandoned for a period of more than six (6) months may be reactivated to an equivalent or more restricted use through the Conditional Use and Site Review process. In evaluating whether or not to permit the reactivation of a non-conforming use, the Planning Commission, in addition to using the criteria required for a Conditional Use Permit and Site Review, shall also use the following additional criteria: 1. That any improvements for the reactivation of the non-conforming use on the site shall be less than fifty (50%) percent of the value of the structure. The value of the structure shall be determined by an independent real estate appraiser licensed in the State of Oregon. The value of the improvement shall be determined based upon copies of the contractor’s bid for said improvements, which shall be required with the Conditional Use permit application. Personal property necessary for the operation of the business or site improvements not included in the structure shall not be counted as improvements under this criterion. 2. An assessment that the traffic generated by the proposed use would not be greater than permitted uses on the site. In assessing the traffic generated by the proposed use, the Planning Commission shall consider the number of vehicle trips per day, the hours of operation, and the types of traffic generated; i.e., truck or passenger vehicle. The Planning Commission shall modify the Conditional Use Permit so that the operation of the non-conforming use is limited to the same traffic impact as permitted uses in the same zone. 3. That the noise generated by the proposal will be mitigated so that it complies with the Ashland Noise Ordinance, Chapter 9.08.170, and also that it does not exceed the average ambient noise level already existing in the area, as measured by this standard. 4. That there will be no lighting of the property which would have direct illumination on adjacent uses and that there would be no reflected light from the property greater than the amount of reflected light from any permitted use in that same zone. 5. In a residential zone the findings must further address that such reactivation will further implement Goal VI, Policy 2, Housing Chapter of the Ashland Comprehensive Plan. 6. Nothing herein shall apply to non-conforming signs, which are governed by the provisions of Section 18.96.150 of this Code. D. Building or structure: Nothing contained in this Title shall require any change in the plans, construction, alteration, or designated use of a structure for which a building permit has been issued and construction has commenced prior to the adoption of the ordinance codified herein and subsequent amendments thereto, except that if the designated use will be nonconforming, it shall, for the purpose of subsection (B) of this Section, be a discontinued use if not in operation within two (2) years of the date of issuance of the building permit. (Ord 2951, amended, 07/01/2008) SECTION 18.68.100 Slope; Hillside Protection. Repealed in its entirety, Ord. 2528, 7/5/89. SECTION 18.68.110 Front Yard - General Exception. A. If there are dwellings or accessory buildings on both abutting lots (even if separated by an alley or private way) with front or side yards abutting a public street with less than the required setback for the district, the front yard for the lot need not exceed the average yard of the abutting structures. B. If there is a dwelling or accessory building on one (1) abutting lot with a front yard of less than the required depth for the district, the front yard need not exceed a depth one-half (½) way between the depth of the abutting lot and the required front yard depth. C. The front yard may be reduced to ten (10) feet on hillside lots where the terrain has an average steepness equal to, or exceeding a one (1) foot rise or fall in four (4) feet of horizontal distance within the entire required yard, said vertical rise or fall to be measured from the natural ground level at the property line. (Ord 2951, amended, 07/01/2008) SECTION 18.68.120 Utilities. Except as provided in Chapter 18.72 for wireless communication systems, the erection, construction, alteration, or maintenance by public utility or municipal or other government agencies of underground or overhead gas, electrical, steam or water transmission or distribution systems, collection, communication, supply or disposal systems, including poles, towers, wires, mains, drains, sewers, pipes, conduits, cables, fire alarm boxes, police equipment and accessories in connection therewith, but not including buildings or satellite disc antennas, shall be permitted in any district, subject to the normal permit process. Utility transmission and distribution lines, poles and towers may exceed the height limits otherwise provided for in this Title, except in the Airport Overlay District. (Ord 2457 S1, 1988; Ord 3802 S3, 1997) SECTION 18.68.130 Lot Size Requirements - General Exception. If a lot or the aggregate of contiguous lots or land parcels held in single ownership and recorded in the office of the County Clerk at the time of passage of the ordinance codified herein, has an area or dimension which does not meet the lot size requirements of the district in which the property is located, the lot or aggregate holdings may be occupied by a use permitted outright in the district subject to all other requirements, provided it complied with all ordinances when it was recorded. SECTION 18.68.140 Accessory Buildings, Structures and Mechanical Equipment. Accessory buildings and structures shall comply with all requirements for the principal use except where specifically modified by this Title and shall comply with the following limitations: A. A greenhouse or hothouse may be maintained accessory to a dwelling in an R district. B. A guest house may be maintained accessory to a single-family dwelling provided there are no kitchen cooking facilities in the guest house. C. Mechanical equipment shall not be located between the main structure on the site and any street adjacent to a front or side yard, and every attempt shall be made to place such equipment so that it is not visible from adjacent public streets. Mechanical equipment and associated enclosures, no taller than allowed fence heights, may be located within required side or rear yards, provided such installation and operation is consistent with other provisions of this Title or the Ashland Municipal Code, including but not limited to noise attenuation. Any installation of mechanical equipment shall require a building permit. D. Regardless of the side and rear yard requirements of the district, in a residential district, a side or rear yard may be reduced to three (3) feet for an accessory structure erected more than fifty (50) feet from any street, other than alleys, provided the structure is detached and separated from other buildings and structures by ten (10) feet or more, and is no more than fifteen (15) feet in height. Any conversion of such accessory structure to an accessory residential unit shall conform to other requirements of this Title for accessory residential units, including any required planning action and/or site review. (Ord 2951, amended, 07/01/2008) SECTION 18.68.150 Waiver of Right to Remonstrate and Consent to Participate in Costs of Improvements. Whenever a request is made for a building permit which involves new construction of a new residential unit and/or any request involving a planning action which would increase traffic flow on any street not fully improved, the applicant is required to legally agree to participate in the costs and to waive the rights of the owner of the subject property to remonstrate both with respect to the owners agreeing to participate in the costs of full street improvements and to not remonstrate to the formation of a local improvement district, to cover such improvements and costs thereof. Full street improvements shall include paving, curb, gutter, sidewalks, and the undergrounding of utilities. This requirement is a condition precedent to the issuance of a building permit or the granting of approval of a planning action and if the owner declines to so agree, then the building permit and/or planning action shall be denied. This shall not require paving of alleys, and shall not be construed as waiving property owners rights to present their views during a public hearing held by the City Council. (Ord 2589, 1990) SECTION 18.68.160 Driveway Grades. Grades for new driveways in all zones shall not exceed a grade of 20% for any portion of the driveway. All driveways shall be designed in accord with City of Ashland standards and installed prior to issuance of a certificate of occupancy for new construction. If required by the City, the developer or owner shall provide certification of driveway grade by a licensed land surveyor. All vision clearance standards associated with driveway entrances onto public streets shall not be subject to the Variance section of this title. (Ord 2951, amended, 07/01/2008) CHAPTER 18.108 PROCEDURES SECTIONS: 18.108.010 Purpose. 18.108.015 Pre-Application Conference. 18.108.017 Applications. 18.108.020 Types of Procedures. 18.108.022 Ministerial Action Time Limits. 18.108.025 Consolidated Review Procedures. 18.108.030 Land Divisions. 18.108.040 Type I Procedure. 18.108.050 Type II Procedure. 18.108.060 Type III Procedures. 18.108.070 Effective Date of Decision and Appeals. 18.108.080 Public Hearing Notice. 18.108.100 Public Hearings Procedure. 18.108.110 Appeal to Council. 18.108.140 Fees. 18.108.150 Council or Commission May Initiate Procedures. 18.108.160 Ordinance Interpretations. 18.108.170 Legislative Amendments. 18.108.180 Resubmittal of Applications. SECTION 18.108.010 Purpose. The purpose of this chapter is to establish procedures to initiate and make final decisions regarding planning actions. SECTION 18.108.015 Pre-Application Conference. An applicant shall request a pre-application conference prior to submitting an application for a Type I, II or III planning action or an Expedited Land Division. The purpose of the conference shall be to acquaint the applicant with the substantive and procedural requirements of the Land Use Ordinance, provide for an exchange of information regarding applicable elements of the comprehensive plan and development requirements and to identify policies and regulations that create opportunities or pose significant constraints for the proposed development. The Staff advisor is authorized to waive pre-application conference requirements and to create procedures which allow for electronic or other alternative forms of conferences. (Ord 2951, amended, 07/01/2008) SECTION 18.108.017 Applications. A. In order to initiate a planning action, a complete application shall be submitted to the Planning Department as set forth below. 1. Complete applications shall include: a. All of the required information for the specific action requested, b. Written findings of fact, c. Complete and signed application form. The application must be signed by one or more property owners of the property for which the planning action is requested, or their authorized agents. The application shall not be considered complete unless it is accompanied by the appropriate application fee. 2. Incomplete applications are subject to delay in accordance with ORS 227.178. The City will inform the applicant of deficiencies within 30 days of application. The applicant then has 31 days in which to provide a complete application. The City will begin the appropriate application procedure when the application is deemed complete, or at the end of the 31 day period. 3. The Staff Advisor is authorized to set standards and procedures for application submittal requirements, including the number and type of applications required (e.g. hard and/or electronic copies), size and format of applications (e.g. paper size and electronic format), and dates when applications can be received. The Staff Advisor shall make the requirements for application submittals readily available to the public to review. B. All applicants for Types I, II and III planning actions shall have completed a pre-application conference for the project within a 6-month time period preceding the filing of the application. This requirement may be waived by the Staff Advisor if in the Staff Advisor's opinion the information to be gathered in a pre-application conference already exists in the final application. (Ord 2951, amended, 07/01/2008) C. Priority planning action processing for LEED® certified buildings. 1. New buildings and existing buildings whose repair, alteration or rehabilitation costs exceed fifty percent of their replacement costs, that will be pursuing certification under the Leadership in Energy and Environmental Design Green Building Rating System (LEED®) of the United States Green Building Council shall receive top priority in the processing of planning actions. 2. Applicants wishing to receive priority planning action processing shall provide the following documentation with the application demonstrating the completion of the following steps in working towards LEED® certification. a. Hiring and retaining a LEED® Accredited Professional as part of the project team throughout the design and construction process. b. The LEED® checklist indicating the credits that will be pursued. (Ord 3036, added, 08/17/10) SECTION 18.108.020 Types of Procedures. There are three general types of procedures: 1) ministerial actions; 2) planning actions, and 3) legislative amendments. When a project proposal involves more than one application and more than one type of procedure, the applications shall be reviewed together by the same decision body and follow the highest level procedure applying to any one of the applications. Ministerial Actions A. . The Staff Advisor shall have the authority to review and approve or deny the following matters which shall be ministerial actions: 1. Final subdivision plat approval. (18.80.050) 2. Final partition map approval. (18.76.120) 4. Minor amendments to subdivisions and partitions. 5. Boundary line adjustments. (18.76.140) 6. Zoning permits. (18.112.010) 7. Sign permits. (18.96.050) 8. Home occupation permits. (18.94.130) 9. Extension of time limits for approved planning actions (18.112.030). 10. Mechanical equipment exempt from Site Review. 11. Conversion of existing multi-family dwelling units into for-purchase housing. Planning Actions. B. All planning actions shall be subject to processing by one of the four following procedures: 1 Type I Procedure 2. Type II Procedure 3. Type III Procedure 4. Expedited Land Divisions Legislative Amendments. C. Legislative amendments shall be subject to the procedures established in Section 18.108.170. (Ord 2951, Amended, 7/01/2008) SECTION 18.108.022 Ministerial Action Time Limits. A. Within 21 days after accepting an application for a ministerial action the Staff Advisor shall deny or approve the application unless such time limitation is extended with the consent of the applicant. The Staff Advisor shall not accept applications which cannot be acted upon initially in a rational manner within seven days of receipt unless the applicant consents to a longer period for action. B. Within such 21 day period the Staff Advisor shall issue the permit or approval or advise the applicant that the application has been denied. SECTION 18.108.025 Consolidated Review Procedures. An applicant may apply at one time for all permits or zone changes needed for a development project. The consolidated procedure shall be subject to the time limitations set out in ORS 227.178. The consolidated procedure shall follow the most restrictive procedure in the development project. (Ord 2951, added, 7/01/2008) SECTION 18.108.030 Expedited Land Divisions. Applicability. A. 1. An expedited land division is an action that: a. Includes land that is zoned for residential uses. b. Is solely for the purposes of residential use, including recreational or open space uses accessory to residential use. c. Does not provide for dwellings or accessory buildings to be located on land that is specifically mapped and designated for full or partial protection of natural features that protect open spaces, physical and environmental constraints per Chapter 18.62, riparian corridors, wetlands, designated historic districts or structures. d. Meets minimum standards in the Street Standards Handbook and Section 18.88.050. e. Creates enough lots or parcels to allow building residential units at 80 percent (80%) or more of the maximum net density permitted by the zoning designation of the site. 2. A land division that creates three or fewer parcels under ORS 92.010 and ALUO 18.76. 3. An expedited land division as described in this section is not a land use decision or a limited land use decision under ORS 197.015 or a permit under ORS 227.160. 4. All requirements outlined in Chapter 18.76 apply to expedited land divisions except for those provisions modified within this section. Procedure and Notice Requirements. B. 1. Application Completeness. a. If the application for expedited land division is incomplete, the Staff Advisor shall notify the applicant of exactly what information is missing within 21 days of receipt of the application and allow the applicant to submit the missing information. For purposes of computation of time under this section, the application shall be deemed complete on the date the applicant submits the requested information or refuses in writing to submit it. b. If the application was complete when first submitted or the applicant submits the requested additional information within 180 days of the date the application was first submitted, approval or denial of the application shall be based upon the standards and criteria that were applicable at the time the application was first submitted. 2. The city shall provide written notice of the receipt of the completed application for an expedited land division to any state agency, local government or special district responsible for providing public facilities or services to the development and to owners of property within 100 feet of the entire contiguous site for which the application is made. The notification list shall be compiled from the most recent property tax assessment roll. For purposes of appeal to the referee under ORS 197.375, this requirement shall be deemed met when the local government can provide an affidavit or other certification that such notice was given. Notice shall also be provided to any neighborhood or community planning organization recognized by the governing body and whose boundaries include the site. 3. The notice required under subsection (2) of this section shall: a. State: i. The deadline for submitting written comments; ii. That issues that may provide the basis for an appeal to the referee must be raised in writing prior to the expiration of the comment period; and iii. That issues must be raised with sufficient specificity to enable the local government to respond to the issue. b. Set forth, by commonly used citation, the applicable criteria for the decision. c. Set forth the street address or other easily understood geographical reference to the subject property. d. State the place, date and time that comments are due. e. State a time and place where copies of all evidence submitted by the applicant will be available for review. f. Include the name and telephone number of a local government contact person. g. Briefly summarize the local decision-making process for the expedited land division decision being made. 4. After notice under subsections (2) and (3) of this section, the city shall: a. Provide a 14-day period for submission of written comments prior to the decision. b. Make a decision to approve or deny the application within 63 days of receiving a completed application, based on whether it satisfies the substantive requirements of the local government’ s land use regulations. An approval may include conditions to ensure that the application meets the applicable land use regulations. For applications subject to this section, the city: i. Shall not hold a hearing on the application; and ii. Shall issue a written determination of compliance or noncompliance with applicable land use regulations that includes a summary statement explaining the determination. The summary statement may be in any form reasonably intended to communicate the local government’s basis for the determination. c. Provide notice of the decision to the applicant and to those who received notice under subsection (2) of this section within 63 days of the date of a completed application. The notice of decision shall include: i. The summary statement described in paragraph (b)(ii) of this subsection; and ii. An explanation of appeal rights under ORS 197.375 Appeals C. 1. An appeal of a decision made under ORS 197.360 and 197.365 shall be made as follows: a. An appeal must be filed with the local government within 14 days of mailing of the notice of the decision under ORS 197.365 (4), and shall be accompanied by a $300 deposit for costs. b. A decision may be appealed by: i. The applicant; or ii. Any person or organization who files written comments in the time period established under ORS 197.365. c. An appeal shall be based solely on allegations: i. Of violation of the substantive provisions of the applicable land use regulations; ii. Of unconstitutionality of the decision; iii. That the application is not eligible for review under ORS 197.360 to 197.380 and should be reviewed as a land use decision or limited land use decision; or iv. That the parties’ substantive rights have been substantially prejudiced by an error in procedure by the local government. 2. The city shall appoint a referee to decide the appeal of a decision made under ORS 197.360 and 197.365. The referee shall not be an employee or official of the local government. The City Administrator is authorized to hire, under contract on an as needed basis, a referee to decide such appeals. If the city has designated a hearings officer under ORS 227.165, the City Administrator may designate the hearings officer as the referee for appeals of a decision made under ORS 197.360 and 197.365. 3. Within seven days of being appointed to decide the appeal, the referee shall notify the applicant, the local government, the appellant if other than the applicant, any person or organization entitled to notice under ORS 197.365(2) that provided written comments to the local government and all providers of public facilities and services entitled to notice under ORS 197.365(2) and advise them of the manner in which they may participate in the appeal. A person or organization that provided written comments to the local government but did not file an appeal under subsection (1) of this section may participate only with respect to the issues raised in the written comments submitted by that person or organization. The referee may use any procedure for decision-making consistent with the interests of the parties to ensure a fair opportunity to present information and argument. The referee shall provide the local government an opportunity to explain its decision, but is not limited to reviewing the local government decision and may consider information not presented to the local government. 4. Referee Decision. a. The referee shall apply the substantive requirements of the local government’s land use regulations and ORS 197.360. If the referee determines that the application does not qualify as an expedited land division as described in ORS 197.360, the referee shall remand the application for consideration as a land use decision or limited land use decision. In all other cases, the referee shall seek to identify means by which the application can satisfy the applicable requirements. b. The referee may not reduce the density of the land division application. The referee shall make a written decision approving or denying the application or approving it with conditions designed to ensure that the application satisfies the land use regulations, within 42 days of the filing of an appeal. The referee may not remand the application to the local government for any reason other than as set forth in this subsection. 5 Unless the governing body of the local government finds exigent circumstances, a referee who fails to issue a written decision within 42 days of the filing of an appeal shall receive no compensation for service as referee in the appeal. 6. Notwithstanding any other provision of law, the referee shall order the city to refund the deposit for costs to an appellant who materially improves his or her position from the decision of the local government. The referee shall assess the cost of the appeal in excess of the deposit for costs, up to a maximum of $500, including the deposit paid under subsection (1) of this section, against an appellant who does not materially improve his or her position from the decision of the local government. The local government shall pay the portion of the costs of the appeal not assessed against the appellant. The costs of the appeal include the compensation paid the referee and costs incurred by the local government, but not the costs of other parties. Effective Date of Decision. D. Unless appealed within 14 days of mailing a notice of decision, th the Staff Advisor decision becomes final on the 15 day. Appeals shall be considered as set forth in ALUO 18.108.030(C) and ORS 197.375. (Ord 2951, amended, 7/01/2008; Ord 2942, amended, 10/02/2007) SECTION 18.108.040 Type I Procedure. Actions Included. A. The following planning actions shall be subject to the Type I Procedure: 1. Site Design Review. The following developments that are subject to the Site Design Review Standards outlined in Chapter 18.72 shall follow the Type I permit procedures. a. Downtown Design Standards Zone. Any development which is less than 2,500 square feet or ten percent of the building’s square footage, whichever is less. b. Detail Site Review. Any development in the Detail Site Review Zone, as defined in the Site Review Standards adopted pursuant Chapter 18.72, which is less than 10,000 square feet in gross floor area. c. Commercial, Industrial and Non-residential Uses. i. All new structures, additions or expansions in C-1, E-1, HC and M-1 zones, not within the Downtown Design Standards zone, that do not require new building area in excess of 20% of an existing building’ s square footage or 10,000 square feet of gross floor area, whichever is less. ii. All new structures or additions less than 15,000 square feet of gross floor area in the CM zoning district. (Ord 3036, added, 08/17/10) iii Mixed-use buildings containing commercial and residential uses in residential zoning districts within the Pedestrian Place Overlay Zone. iiiiv. Expansion of impervious surface area in excess of 10% of the area of the site or 1,000 square feet, whichever is less ivv. Expansion of parking lots, relocation of parking spaces on a site, or other changes which alters or affects circulation affecting onadjacent property or a public right-of-way. vi. Any change of occupancy from a less intensive to a more intensive occupancy, as defined in the City building code, or any change in use which requires a greater number of parking spaces. vii. Any change in use of a lot from one general use category to another general use category, e.g., from residential to commercial, as defined by the zoning regulations of this Code. viii. Any exterior change to a structure which requires a building permit or includes the installation of Public Art, and is listed on the National Register of Historic Places or to a contributing property within an Historic District on the National Register of Historic Places. ix. Mechanical equipment not otherwise exempt from site design review per Section 18.72.030(B). Comment [h1]: Housekeeping edits x. Installation of wireless communication facilities in accordance with Section 18.72.180.B. Comment [h2]: Wireless Communication Facilities ordinance update d. Residential. i. Two or more residential units on a single lot. ii. All new structures or additions less than 10,000 square feet of gross floor area, other than single-family homes or accessory uses on individual lots iii. Construction of attached single-family housing (e.g. town homes, condominiums, row houses, etc.) in all zoning districts. iv. Off-street parking or landscaping, in conjunction with an approved Performance Standards Subdivision required by ordinance and not located within the boundaries of the individual unit parcel (e.g. shared parking). v. Any exterior change to a structure which requires a building permit or includes the installation of Public Art, and is individually listed on the National Register of Historic Places. vi. Mechanical equipment not otherwise exempt from site design review per Section 18.72.030(B). Comment [h3]: Housekeeping edit x. Installation of wireless communication facilities in accordance with Section 18.72.180.B. Comment [h4]: Wireless Communication Facilities ordinance update 2. Miscellaneous Actions. a. Amendments or modification to conditions of approval for Type I planning actions. b. Amendment or modification to conditions of approval for Type II actions where the modification involves only changes to tree removal and/or building envelopes. planning actions. Comment [h5]: Housekeeping edit. c. Physical and Environmental Constraints Review permits as allowed in Chapter 18.62. d. Tree removal permits as required by Section 18.61.042(D). e. Limited Activities and Use permits as allowed in Chapter 18.63. f. Water Resource Protection Zone Reductions of up to 25% as allowed in Chapter 18.63. 3. Conditional Use Permits. The following conditional use permits are subject to Type I review procedures: a. Conditional use permits involving existing structures or additions to existing structures, and not involving more than three (3) residential dwelling units. b. Installation of wireless communication facilities in accordance with Section 18.72.180.B. Comment [h6]: Wireless Communication Facilities ordinance update bc. Temporary uses. cd. Enlargement, expansion, etc. of nonconforming structures in accordance with Section18.68.090(2). de. Government signs per Section 18.96.150. ef. The following uses in Residential zones: i. Accessory residential units ii. Daycare centers. iii. Public and public utility buildings, structures and uses less than 2,500 square feet in building footprint and disturbs less than 7,500 square feet of land. iv. Structures in excess of 35 feet in R-3 zone. v. All new structures, additions or expansions that exceed MPFA in historic district up to 25%, but the addition is no larger than 300 s.f. or 10% of the existing floor area, whichever is less. vi. Hostels. vii. Public Parking Lots in the NM-C zone. viii. Community Services in the NM-R15 zone. f. The following uses in Commercial or Industrial zones: i. Electrical substations ii. Outdoor storage of commodities. g. The following uses in the Health Care Services Zone: i. Limited personal service providers in the home, such as beauticians and masseurs. ii. Professional offices for an accountant, architect, attorney, designer, engineer, insurance agent or adjuster, investment or management counselor or surveyor. iii. Any medically-related use, located on City-owned property that is not specifically allowed by the Ashland Community Hospital Master Facility Plan. h. Conditional uses in the Southern Oregon University District. 4. Variances for: a. Sign placement. b. Non-conforming signs, when bringing them into conformance as described in Section 18.96.130.D. c. Up to 50% reduction of standard yard requirements. d. Parking in setback areas. e. Up to 10% reduction in the number of required parking spaces. f. Up to 10% reduction in the required minimum lot area. g. Up to 10% increase in the maximum lot coverage percentage. h. Up to 20% reduction in lot width or lot depth requirements. i. Up to 50% reduction for parking requirements in Ashland's Historic District as described in Section 18.92.055. j. Up to 10% variance on height, width, depth, length or other dimension not otherwise listed in this section. k. Site Design and Use Standards as provided in Section 18.72.090. 5. Partitions and Land Divisions. a. Partitions which require no variances or only variances subject to Type I procedures. b. Creation of a private way, as allowed in Section 18.80.030.B. c. Final Plan Approval for Performance Standards Subdivisions. 6. Any other planning action designated as subject to the Type I Procedure. 7. Prior to the Staff Advisor providing notice of application and making a decision, applicants or the Staff Advisor may request planning actions subject to a Type I procedure be heard by the Commission or Hearings Board. In such case, the Staff Advisor shall not make a decision and shall schedule a hearing before the Commission or Hearings Board to be heard as provided in Section 18.108.050. Notice of Application. B. 1. Within 10 days of the city’ s determination that an application is complete, but no less than 20 days before the Staff Advisor makes a decision, written notice of the application shall be mailed to all of the following: a. Applicant. b. Owners of the subject property. c. Owners of properties located within 200 feet of the perimeter of the subject property. d. Neighborhood group or community organization officially recognized by the city council that includes the area of the subject property. e. For final partitions, final subdivisions, and final Outline Plans, to interested parties of record from the tentative decision. f. For modification applications, to persons who requested notice of the original application that is being modified. 2. The written notice shall include all of the following: a. The street address or other easily understood geographical reference to the subject property. b. The applicable criteria for the decision, listed by commonly used citation. c. The place, date, and time that comments are due. d. A statement that copies of all evidence relied upon by the applicant are available for review, and can be obtained at cost. e. A statement that issues that may provide the basis for an appeal to the Land Use Board of Appeals must be raised in writing and with sufficient specificity to enable the decision maker to respond to the issue. f. The name and phone number of a city contact person. g. A brief summary of the local decision making process for the decision being made. 3. Posted Notice. A notice shall be posted on the subject property in such a manner as to be clearly visible from a public right-of-way. Posting shall occur no later than the date of mailing notice of application. 4. Notices shall allow a 14-day period for the submission of written comments, starting from the date of mailing. All comments must be received by the city within that 14-day period. Decision. C. Within 45 days of the city’ s determination that an application is complete, unless the applicant agrees to a longer time period, the Staff Advisor shall approve, conditionally approve, or deny a Type I application. Notice of Decision. D. 1. Within 5 days after the Staff Advisor renders a decision, the city shall mail notice of the decision to the following: a. Applicant. b. Owner and occupants of the subject property. c. Neighborhood group or community organization officially recognized by the city that includes the area of the subject property. d. Any group or individual who submitted written comments during the comment period. e. Those groups or individuals who requested notice of the decision. f. Property owners and occupants of property located within 200 feet of the perimeter of the subject property. 2. The notice shall include all of the following: a. A description of the nature of the decision of the Staff Advisor. b. An explanation of the nature of the application and the proposed use or uses which could be authorized. c. The street address or other easily understood geographical reference to the subject property. d. The name of a city representative to contact and the telephone number where additional information may be obtained. e. A statement that a copy of the application, all documents and evidence submitted by or on behalf of the applicant and applicable criteria are available for inspection at no cost and will be provided at reasonable cost. f. A statement that any person who was mailed a written notice of the Staff Advisor’s decision may request reconsideration or appeal as provided in ALUO 18.108.070(B)(2). g. A statement that the Staff Advisor’ s decision will not become final until the period for filing a local appeal has expired. h. An explanation that a person who is mailed written notice of the Staff Advisor’s decision cannot appeal directly to LUBA. 3.Unless the decision is reconsidered or appealed according to the procedures in ALUO th 18.108.070(B)(2), the Staff Advisor’ s decision is effective on the 13 day after notice of the decision is mailed. (Ord 2951, Amended, 07/01/2008) SECTION 18.108.050 Type II Procedure. Actions Included. A. The following planning actions shall be subject to the Type II Procedure: 1. All Conditional Use Permits not subject to a Type I procedure. 2. All variances not subject to the Type I procedure. 3. Outline Plan for subdivisions under the Performance Standard Options (AMC Chapter 18.88). 4. Preliminary Plat for subdivisions under the standard subdivision code (AMC Chapter 18.80). 5. Final Plan approval for all subdivision requests under the Performance Standard Options not requiring Outline Plan approval. 6. Water Resource Protection Zone Reductions greater than 25% and up to 50% as allowed in Chapter 18.63. 7. Hardship Variances as allowed in Chapter 18.63. 8. Any appeal of a Staff Advisor decision, including a Type I Planning Action or Interpretation of the Ashland Land Use Code. 9. Any other planning action notdesignated as subject to the Type I or Type IIIProcedure. Time Limits, Notice and Hearing Requirements. B. Applications subject to the Type II Procedure shall be processed as follows: 1. The Staff Advisor, acting under the authority of ORS 227.165, may hold an initial evidentiary hearing on Type II applications once they are deemed complete. The Staff Advisor shall transmit copies of the record developed at the hearing to the Commission for additional public hearing, deliberation and decision. The Staff Advisor is not authorized to make decisions on Type II applications. 2. Complete applications shall be heard at a regularly scheduled Commission meeting which is held at least 30 days after the submission of the complete application. 3. Notice of the hearing mailed as provided in Section 18.108.080. 4. Public hearing(s) shall be held before the Commission and/or Staff Advisor in accord with the requirements of Section 18.108.100. (Ord 2951, amended, 7/01/2008) SECTION 18.108.060 Type III Procedures. he following planning actions shall be subject to the Type III Procedure: A. T 1. Zone Changes or Amendments to the Zoning Map or other official maps, except for legislative amendments. 2. Comprehensive Plan Map Changes or changes to other official maps, except for legislative amendments. 3. Annexations. 4. Urban Growth Boundary Amendments Standards for Type III Planning Actions. B. 1. Zone changes, zoning map amendments and comprehensive plan map changes subject to the Type III procedure as described in subsection A of this section may be approved if in compliance with the comprehensive plan and the application demonstrates that one or more of the following: a. The change implements a public need, other than the provision of affordable housing, supported by the Comprehensive Plan; or b. A substantial change in circumstances has occurred since the existing zoning or Plan designation was proposed, necessitating the need to adjust to the changed circumstances; or c. Circumstances relating to the general public welfare exist that require such an action; or d. Proposed increases in residential zoning density resulting from a change from one zoning district to another zoning district, will provide 25% of the proposed base density as affordable housing consistent with the approval standards set forth in Section 18.106.030(G); or e. Increases in residential zoning density of four units or greater on commercial, employment or industrial zoned lands (i.e. Residential Overlay), will not negatively impact the City of Ashland's commercial and industrial land supply as required in the Comprehensive Plan, and will provide 25% of the proposed base density as affordable housing consistent with the approval standards set forth in Section 18.106.030(G). The total number of affordable units described in sections D or E shall be determined by rounding down fractional answers to the nearest whole unit. A deed restriction, or similar legal instrument, shall be used to guarantee compliance with affordable criteria for a period of not less than 60 years. Sections D and E do not apply to council initiated actions. Type III Procedure. C. 1. Applications subject to the Type III Procedure shall be process as follows: a. Complete applications shall be heard at the first regularly scheduled Commission meeting which is held at least 45 days after the submission of the application. b. Notice of the hearing shall be mailed as provided in Section 18.108.080. c. A public hearing shall be held before the Commission as provided in Section 18.108.100. 2. For planning actions described in section Section 18.108.060.A.1 and 2, the Commission shall have the authority to take such action as is necessary to make the amendments to maps and zones as a result of the decision without further action from the Council unless the decision is appealed. The decision of the Commission may be appealed to the Council as provided in Section 18.108.110. 3. For planning actions described in Section 18.108.060.A.3 and 24, the Commission shall make a report of its findings and recommendations on the proposed action. Such report shall be forwarded to the City Council within 45 days of the public hearing. Comment [h7]: Housekeeping edit. a. Upon receipt of the report, or within 60 days of the Commission hearing, the Council shall hold a public hearing as provided in Section 18.108.100. Public notice of such hearing shall be sent as provided in Section 18.108.080. b. The Council may approve, approve with conditions, or deny the application. (Ord 2974, 11/04/2008; Ord 2951, amended, 7/01/2008; Ord 2895, amended, 04/15/2003) SECTION 18.108.070 Effective Date of Decision and Appeals. A. Ministerial actions are effective on the date of the decision of the Staff Advisor and are not subject to appeal. B. Actions subject to appeal: Expedited Land Divisions. 1. Unless appealed within 14 days of mailing a notice of th decision, the Staff Advisor decision becomes final on the 15 day. Appeals shall be considered as set forth in ALUO 18.108.030(C) and ORS 197.375. Type I Planning Actions. 2. a. Effective Date of Decision. The final decision of the City for planning actions resulting from the Type I Planning Procedure shall be the Staff Advisor decision, effective on th the 13 day after notice of the decision is mailed unless reconsideration of the action is approved by the Staff Advisor or appealed to the Commission as provided in section Section 18.108.070(B)(2)(c). b. Reconsideration. The Staff Advisor may reconsider Type I planning actions as set forth below. i. Any party entitled to notice of the planning action, or any City Agency may request reconsideration of the action after the decision has been made by providing evidence to the Staff Advisor that a factual error occurred through no fault of the party asking for reconsideration, which in the opinion of the staff advisor, might affect the decision. Reconsideration requests are limited to factual errors and not the failure of an issue to be raised by letter or evidence during the opportunity to provide public input on the application sufficient to afford the Staff Advisor an opportunity to respond to the issue prior to making a decision. ii. Reconsideration requests shall be received within five (5) days of mailing. The Staff Advisor shall decide within three (3) days whether to reconsider the matter. iii. If the Planning Staff Advisor is satisfied that an error occurred crucial to the decision, the Staff Advisor shall withdraw the decision for purposes of reconsideration. The Staff Advisor shall decide within ten (10) days to affirm, modify, or reverse the original decision. The Staff Advisor shall send notice of the reconsideration decision to affirm, modify, or reverse to any party entitled to notice of the planning action. iv. If the Staff Advisor is not satisfied that an error occurred crucial to the decision, the Staff Advisor shall deny the reconsideration request. Notice of denial shall be sent to those parties that requested reconsideration. c. Appeal. i. Within twelve (12) days of the date of the mailing of the Staff Advisor’s final decision, including any approved reconsideration request, the decision may be appealed to the Planning Commission by any party entitled to receive notice of the planning action. The appeal shall be submitted to the Planning Commission Secretary on a form approved by the City Administrator, be accompanied by a fee established pursuant to City Council action, and be received by the city no later th than 4:30 p.m. on the 12 day after the notice of decision is mailed. ii. If an appellant prevails at the hearing or upon subsequent appeal, the fee for the initial hearing shall be refunded. The fee required in this section shall not apply to appeals made by neighborhood or community organizations recognized by the city and whose boundaries include the site. iii. The appeal shall be considered at the next regular Planning Commission or Hearings Board meeting. The appeal shall be a de novo hearing and shall be considered the initial evidentiary hearing required under ALUO 18.108.050 and ORS 197.763 as the basis for an appeal to the Land Use Board of Appeals. The Planning Commission or Hearings Board decision on appeal shall be effective 13 days after the findings adopted by the Commission or Board are signed by the Chair of the Commission or Board and mailed to the parties. iv. The appeal requirements of this section must be fully met or the appeal will be considered by the city as a jurisdictional defect and will not be heard or considered. d. Final Decision of City.The decision of the Commission shall be the final decision of the City on appeals heard by the Commission on Type I Planning actions, effective the day the findings adopted by the Commission are signed by the Chair and mailed to the parties. Type II Planning Actions. 3. a. Effective Date of Decision. The decision of the Commission is the final decision of the City resulting from the Type II Planning Procedure, effective 13 days after the findings adopted by the Commission are signed by the Chair of the Commission and mailed to the parties, unless reconsideration of the action is authorized as provided in Section (b) below or appealed to the Council as provided in section Section 18.108.110.A. b. Reconsideration. i. The Staff Advisor on his/her own motion, or any party entitled to notice of the planning action may request reconsideration of the action after the Planning Commission final decision has been made by providing evidence to the Staff Advisor addressing one or more of the following: (1) new evidence material to the decision exists which was unavailable, through no fault of the requesting party, when the record of the proceeding was open; (2) a factual error occurred through no fault of the requesting party which is relevant to an approval criterion and material to the decision; (3) a procedural error occurred, through no fault of the requesting party, that prejudiced the requesting party's substantial rights and remanding the matter will correct the error. Reconsideration requests are limited to errors identified above and not the failure of an issue to be raised by letter or evidence during the opportunity to provide public input on the application sufficient to afford the Staff Advisor an opportunity to respond to the issue prior to making a decision. ii. Reconsideration requests shall be received within seven (7) days of mailing. The Staff Advisor shall promptly decide whether to reconsider the matter. iii. If the Staff Advisor is satisfied that an error occurred as identified above and is crucial to the decision, the Staff Advisor shall schedule reconsideration with notice to participants of the matter before the Planning Commission. Reconsideration shall be scheduled before the Planning Commission at the next regularly scheduled meeting. Reconsideration shall be limited to the portion of the decision affected by the alleged errors identified in paragraph 3.b.i above. iv. The Planning Commission shall decide to affirm, modify, or reverse the original decision. The Planning Commission Secretary shall send notice of the reconsideration decision to any party entitled to notice of the planning action. c. Final Decision of City. Unless the decision is remanded to the Planning Commission, the decision of the City Council shall be the final decision of the City on appeals heard by the Council, on Type II Planning actions, effective the day the findings adopted by the Council are signed by the Mayor and mailed to the parties. 4. Type III Planning Actions. For planning actions described in section Section 18.108.060.A.1 thru 4, the decision of the Council shall be the final decision of the City, effective the day the findings adopted by the Council are signed by the Mayor and mailed to the parties. 5. Council Call Up. The City Council may call up any planning action for a decision upon motion and majority vote, provided such vote takes place in the required appeal period. Unless the planning action is appealed and a public hearing is required, the City Council review of the Planning Action is limited to the record and public testimony is not allowed. The City Council may affirm, modify or reverse the decision of the Planning Commission, or may remand the decision to the Planning Commission for additional consideration if sufficient time is permitted for making a final decision of the city. The City Council shall make findings and conclusions and cause copies of a final order to be sent to all parties of the planning action. C. No building or zoning permit shall be issued for any action under this Title until the decision is final, as defined in this section. D. Notwithstanding any other provision of this Chapter, in the event a LUBA appeal or a Circuit Court proceeding is filed concerning a final land use decision of the City, the timetable of development is deemed tolled or suspended from the date of the final decision of the City until final resolution of all appeals or final action on remand, whichever is later, not to exceed 24 months. After resolution of all such appeals or remands, timetables shall be adjusted in writing by the Staff Advisor to reflect this automatic tolling, regardless of the approval authority. (Ord 3005, amended, 03/02/2010; Ord 2951, amended, 07/01/2008) SECTION 18.108.080 Public Hearing Notice. Public notice for hearings before the Staff Advisor, Hearings Board or Commission for planning actions shall be given as follows: A. Notices shall be mailed at least 10 days prior to the hearing to: 1. The applicant or authorized agent, 2. The subject property owner, and 3. All owners of record of property on the most recent property tax assessment roll within 200 feet of the subject property. B. Mailed notices shall contain the following information, provided, however, that notices for hearings before the Council shall not contain the statements specified in paragraphs 8 and 9: 1. Explanation of the nature of the application and the proposed use or uses which could be authorized. 2. List of the applicable criteria from the ordinance and the plan that apply to the application at issue. 3. The street address or other easily understood geographical reference to the subject property. 4. The name of a local government representative to contact and the telephone number where additional information may be obtained. 5. A statement that a copy of the application, all documents and evidence relied upon by the applicant and applicable criteria are available for inspection at no cost and will be provided at reasonable cost. 6. The date, time and location of the hearing or of the meeting, if no hearing is involved. 7. A statement that failure of an issue to be raised in a hearing, in person or by letter, or failure to provide sufficient specificity to afford the decision maker an opportunity to respond to the issue precludes an appeal to the Land Use Board of Appeals (LUBA) based on that issue. 8. A statement that if additional documents or evidence is provided in support of the application, any party shall be entitled to a continuance of the hearing. 9. A statement that unless there is a continuance, if a participant so requests before the conclusion of the hearing, the record shall remain open for at least seven days after the hearing. C. Posted Notice. A notice, as described in this subsection, shall be posted on the subject property by the city in such a manner as to be clearly visible from a public right-of-way at least 10 days prior to the date of the hearing. Failure by the city to post a notice, or post in Comment [h8]: Housekeeping edit. clear view from a public right-of-way shall be considered an incomplete application. The city shall certify, for the record of the hearing, that the posting was accomplished. The failure of the posted notice to remain on the property shall not invalidate the proceedings. The posted notice shall only contain the following information: planning action number, brief description of the proposal, phone number and address for contact at Ashland Planning Department. D. Additional Requirements for Type II and III Public Notice. In addition to the notice specified in section Section 18.108.080.A, B and C, notice for Type II and III procedures shall be published in a newspaper of general circulation in the City at least 10 days prior to the date of the hearing before the Commission. E. The failure of a property owner to receive notice as provided in this section shall not invalidate such proceedings if the City can demonstrate by affidavit that such notice was mailed. The failure to receive notice shall not invalidate the decision after the action is final if a good faith attempt was made to notify all persons entitled to receive notice. F. Whenever it is demonstrated to the Staff Advisor that: 1. The city did not mail the notice required in §18.108; 2. Such error adversely affected and prejudiced a person's substantial rights; and 3. Such person notified the Staff Advisor within 21 days of when the person knew of should have known of the decision, the Staff Advisor shall schedule a hearing for the next regular Commission or Hearings Board meeting allowing adequate time to comply with the notice requirements of Section 18.108.080. The public hearing shall be conducted as provided in §18.108.100. If a hearing is conducted under this section, the decision of the Commission or Hearings Board shall supersede the previous decision. G. Whenever it is demonstrated to the Staff Advisor that: 1. The city did not comply with the notice requirements in §18.108.080.A through E; 2. Such error adversely affected and prejudiced a person's substantial rights; and 3. Such person notified the Staff Advisor within 21 days of when the person knew or should have known of the decision, the Staff Advisor shall schedule a hearing before the Board, Commission or Council that heard or would have heard the matter involving the defective notice. a. The Staff Advisor shall notify by mail all persons who previously appeared in the matter and all persons who were entitled to mailed notice but were not mailed such notice. b. The hearing shall be conducted as provided in §18.108.100 if it is a hearing before the Board or Commission, except that the record of the previous hearing shall be reviewed and considered by the Board or Commission. If it is an appeal before the Council, the Council may hear such matters as are permitted in §18.108.110. A decision made after the hearing shall supersede the previous decision. H. Notwithstanding the period specified in subsections F.3 and G.3 of this section, the period for a hearing or appeal shall not exceed three years after the date of the initial decision. (Ord 2951, amended, 7/01/2008) SECTION 18.108.100 Public Hearings Procedure. A. At the commencement of a public hearing a statement shall be made to those in attendance that: 1. Lists the applicable substantive criteria. 2. States that testimony and evidence must be directed toward the listed applicable substantive criteria, or other criteria in the comprehensive plan or Land Use Ordinance which the person believes to apply to the decision. 3. States that failure to raise an issue with sufficient specificity to afford the decision maker and the parties an opportunity to respond to the issue precludes appeal to LUBA based on that issue. 4. States that failure to participate in the public hearing, either orally or in writing, precludes appeal to LUBA. 5. States the presentation and rebuttal time limits for the applicant, proponents, and opponents. 6. Other general rules of conduct for the public hearing as deemed necessary by the Board or Commission. B. After the statement required by section Section 18.108.100.A is made, the Commission or Council members shall declare any actual or potential conflicts of interest and any ex parte contacts including the substance of those contacts and any conclusions the member reached because of those contacts. 1. No member shall serve on any proceeding in which such member has an actual conflict of interest; in which the member, or those persons or businesses described in ORS 227.035, has a direct or substantial financial interest; or in which the member is biased. If a member refuses to disqualify him or herself, the Board, for hearings before the Board; the Commission, for hearings before the Commission, or the Council for hearings before the Council, shall have the power to remove such member for that proceeding. 2. All parties shall be advised that they have the right to rebut the substance of any ex parte communications. C. At such public hearing, after receipt of public testimony, the Board or Commission may approve, approve with conditions or deny the request. The Board or Commission may also continue the public hearing to the next meeting to allow for the submittal of additional information for consideration in the decision. At the public hearing, the date, time, and location for the continuance of the public hearing shall be stated. After such statement, no additional public notice shall be required. D. A majority of those members present at the public hearing must vote affirmatively in order to adopt findings. SECTION 18.108.110 Appeal to Council. A. Appeals of Type II decisions shall be initiated by a notice of appeal filed with the City Administrator. The standard Appeal Fee shall be required as part of the notice. All the appeal requirements of Section 18.108.110, including the appeal fee, must be fully met or the appeal will be considered by the city as jurisdictionally defective and will not be heard or considered. 1. The appeal shall be filed prior to the effective date of the decision of the Commission. 2. The notice shall include the appellant's name, address, a reference to the decision sought to be reviewed, a statement as to how the appellant qualifies as a party, the date of the decision being appealed, and a clear and distinct identification of the specific grounds for which the decision should be reversed or modified, based on identified applicable criteria or procedural irregularity. 3. The notice of appeal, together with notice of the date, time and place to consider the appeal by the Council shall be mailed to the parties at least 20 days prior to the meeting. 4. A. Except upon the election to re-open the record as set forth in subparagraph 4.B. below, the review of a decision of the Planning Commission by the City Council shall be confined to the record of the proceeding before the Planning Commission. The record shall consist of the application and all materials submitted with it; documentary evidence, exhibits and materials submitted during the hearing or at other times when the record before the Planning Commission was open; recorded testimony; (including DVDs when available), the executed decision of the Planning Commission, including the findings and conclusions. In addition, for purposes of City Council review, the notice of appeal and the written arguments submitted by the parties to the appeal, and the oral arguments, if any, shall become part of the record of the appeal proceeding. B. The Council may reopen the record and consider new evidence on a limited basis, if such a request to reopen the record is made to the City Administrator together with the filing of the notice of appeal and the City Administrator determines prior to the City Council appeal hearing that the requesting party has demonstrated: a. That the Planning Commission committed a procedural error, through no fault of the requesting party, that prejudiced the requesting party's substantial rights and that reopening the record before the Council is the only means of correcting the error; or b. That a factual error occurred before the Planning Commission through no fault of the requesting party which is relevant to an approval criterion and material to the decision; or c. That new evidence material to the decision on appeal exists which was unavailable, through no fault of the requesting party, when the record of the proceeding was open, and during the period when the requesting party could have requested reconsideration. A requesting party may only qualify for this exception if he or she demonstrates that the new evidence is relevant to an approval criterion and material to the decision. This exception shall be strictly construed by the Council in order to ensure that only relevant evidence and testimony is submitted to the hearing body. Re-opening the record for purposes of this section means the submission of additional written testimony and evidence, not oral testimony or presentation of evidence before the City Council. C. Oral argument on the appeal shall be permitted before the Council. Oral argument shall be limited to ten (10) minutes for the applicant, ten (10) for the appellant, if different, and three (3) minutes for any other Party who participated below. A party shall not be permitted oral argument if written arguments have not been timely submitted. Written arguments shall be submitted no less than ten (10) days prior to the Council consideration of the appeal. Written and oral arguments on the appeal shall be limited to those issues clearly and distinctly set forth in the Notice of Appeal; similarly, oral argument shall be confined to the substance of the written argument. D. Upon review, and except when limited reopening of the record is allowed, the City Council shall not re-examine issues of fact and shall limit its review to determining whether there is substantial evidence to support the findings of the Planning Commission, or to determining if errors in law were committed by the Commission. Review shall in any event be limited to those issues clearly and distinctly set forth in the notice of appeal. No issue may be raised on appeal to the Council that was not raised before the Planning Commission with sufficient specificity to enable the Commission and the parties to respond. E. The Council may affirm, reverse, modify or remand the decision and may approve or deny the request, or grant approval with conditions. The Council shall make findings and conclusions, and make a decision based on the record before it as justification for its action. The Council shall cause copies of a final order to be sent to all parties participating in the appeal. Upon recommendation of the Administrator, the Council may elect to summarily remand the matter to the Planning Commission. If the City Council elects to remand a decision to the Planning Commission, either summarily or otherwise, the Planning Commission decision shall be the final decision of the City, unless the Council calls the matter up pursuant to Section 18.108.070.B.5. F. Appeals may only be filed by parties to the planning action. "Parties" shall be defined as the following: 1. The applicant. 2. Persons who participated in the public hearing, either orally or in writing. Failure to participate in the public hearing, either orally or in writing, precludes the right of appeal to the Council. 3. Persons who were entitled to receive notice of the action but did not receive notice due to error. (Ord 2951, amended, 7/01/2008) SECTION 18.108.140 Fees. Fees for applications under this Title shall be set by resolution of the Council. SECTION 18.108.150 Council or Commission May Initiate Procedures. The Commission or Council may initiate any Staff Permit, Type I, Type II, or Type III planning action by motion duly adopted by the respective body designating the appropriate city department to complete and file the application. SECTION 18.108.160 Ordinance Interpretations. A. When in the administration of the Land Use Ordinance there is doubt regarding its intent, the suitability of uses not specified or the meaning of a word or phrase, the Staff Advisor may interpret the provision in writing or refer the provision to the Commission for interpretation. The Commission shall issue an interpretation in writing to resolve the doubt. Neither the Staff Advisor's interpretation nor the Commission's shall have the effect of amending the provisions of the Land Use Ordinance. Any interpretation of the Land Use Ordinance shall be based on the following considerations: 1. The comprehensive plan; 2. The purpose and intent of the Land Use Ordinance as applied to the particular section in question; and 3. The opinion of the City Attorney. B. The interpretation of the Staff Advisor shall be forwarded to the Commission who shall have the authority to modify the interpretation. The interpretation of the Commission shall be forwarded to the Council who shall have the authority to modify the interpretation. Whenever such an interpretation is of general public interest, copies of such interpretation shall be made available for public distribution. SECTION 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 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. SECTION 18.108.180 Resubmittal of Applications. In case an application is denied by the Commission, or denied by the Council on appeal, unless that denial is specifically stated to be without prejudice, it shall not be eligible for resubmittal for one year from the date of the denial, unless evidence is submitted that conditions, the application, or the project design have changed to an extent that further consideration is warranted. 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¬®»»¬ ©¸·½¸ ¼± ²±¬ ½«®®»²¬´§ ¿´´±© ±²ó¬®»»¬ °¿®µ·²¹ò ̸¿¬ · ²±¬ º¿ª±®¿¾´» º±® ®»¬¿·´ «»ò Í»½±²¼ô ¬¸» ´±½¿´ ¼»ª»´±°³»²¬ ½±³³«²·¬§ ³¿§ ²±¬ º»»´ ¬¸» ³¿®µ»¬ ©·´´ «°°±®¬ ¬¸»³ ·² ±ºº»®·²¹ ®»·¼»²¬·¿´ «²·¬ ©·¬¸±«¬ ±³» °¿®µ·²¹ò Ô¿¬´§ô ¿ ¸·¹¸ ¼»²·¬§ ¼»ª»´±°³»²¬ ©·¬¸±«¬ °¿®µ·²¹ ³¿§ ²±¬ ¾» ¿½½»°¬¿¾´» ¬± ¬¸» «®®±«²¼·²¹ ²»·¹¸¾±®¸±±¼ ¾»½¿«» ±º ½±²½»®² ¿¾±«¬ ±ª»®ó«¬·´·¦¿¬·±² ±º ¬¸» ²»·¹¸¾±®¸±±¼ «°°´§ ±º ±²ó¬®»»¬ °¿®µ·²¹ ¾§ ®»·¼»²¬ ±º ¬¸» ²»© ¼»ª»´±°³»²¬ò ͬ®»»¬ ͬ¿²¼¿®¼ñп®µ·²¹ ß®»¿ Ü»·¹² ͬ¿²¼¿®¼ ߬ °®»»²¬ô ¬§°·½¿´ Ý·¬§ ±º ߸´¿²¼ ¬®»»¬ ·³°®±ª»³»²¬ ¬¿²¼¿®¼ ©±«´¼ ¿°°´§ ©·¬¸·² ¬¸» л¼»¬®·¿² д¿½»ò λ½±³³»²¼¿¬·±² æ ײ ¬¸» ·²¬»®»¬ ±º °®±³±¬·²¹ ¹®»»² ¬®»»¬ ¬§´» ¬®»»¬ ·³°®±ª»³»²¬ô ¬¸» Ý·¬§ ½±«´¼ ¼»·¹²¿¬» ½»®¬¿·² ¬®»»¬ ©·¬¸·² ¿ °»¼»¬®·¿² ¼·¬®·½¬ ¿ ¹®»»² ¬®»»¬ ¿²¼ ®»¯«·®» ¬®»»¬ ¬± ³»»¬ ½»®¬¿·² °»½·¿´ ¼»·¹² ¬¿²¼¿®¼å ³«½¸ ´·µ» ¬¸» Í·¬» Ü»·¹² ¿²¼ Ë» ͬ¿²¼¿®¼ Ó¿²«¿´ ¼±» º±® ¬®»»¬ ©·¬¸·² ¬¸» Ý®±³¿² Ó·´´ Ü·¬®·½¬ øÍ»½¬·±² Ê×××óÝóí÷ò ̸» ¿³» ½±«´¼ ¾» ¼±²» º±® ¹®»»² °¿®µ·²¹ ´±¬ ø´·µ» Í»½¬·±² Ê×××óÝóì ±º ¬¸» Í·¬» Ü»·¹² Ó¿²«¿´÷ ¿²¼ ¹®»»² ¬®»»¬ò ÔæÄЮ±¶»½¬ÄïëéððÄïëéðîÄд¿²²·²¹ÄÌ¿µ êÄÐÝ Î»°±®¬Äл¼ д¿½» ݱ¼» λª·»© Áðíîïïïò¼±½ Memo DATE: 8/23/2011 TO: Planning Commission FROM: Brandon Goldman, Senior Planner RE: Buildable Lands Inventory Update 2011 Purpose This memorandum presents a summary of the methodology used to update of the City’s Buildable Lands Inventory (BLI). Upon adoption, the updated BLI becomes a technical supporting document to the Ashland Comprehensive Plan and will provide a basis for future legislative and quasi-judicial land-use decisions relating to available land supply. The City is presently working on a separate Housing Needs Analysis to determine the projected demand for needed housing types in the future. In combination an up to date Buildable Lands Inventory and a Housing Needs Assessment can be useful tools in evaluating the appropriate distribution of units by housing type while factoring in income and age information. With this information policy decisions necessary to adequately plan for the housing needs of current and future populations are possible. Background In 1999, the City of Ashland prepared a Buildable Lands Inventory which provided a complete inventory of vacant and redevelopable residential lands in the City’s existing UGB. In January 2005, the BLI was updated to account for changes that had taken place on residential lands subsequent to 1999, and to further assess vacant and partially vacant employment and commercial lands. In 2007 the City began an evaluation of its economic land needs as the basis for the 2007 Economic Opportunities Analysis (EOA), which was adopted by the City Council in 2010. The EOA provided information regarding future commercial and employment land needs based on projected economic conditions. In 2007 a Rental Needs Analysis was completed to assess the needed rental housing types based on demographic information about Ashland households including size, age, and incomes. This Rental Needs Analysis supplemented information in a Housing Needs Analysis which was completed for the City in 2002. All of these studies attempt to project future land needs relative to the existing supply of land suitable for development. . Methodology The 2011 BLI, attached to this memo, provides a detailed inventory of Ashland’s supply of residential, commercial and employment lands. This technical document quantifies the currently available lands within the City’s Urban Growth Boundary to provide the factual basis to primarily answer the questions of“how much commercial and employment land is presently available?”, and “how many residential dwelling units can be accommodated on Ashland’s remaining developable lands?” Department of Community Development Tel: 541-488-5305 51 Winburn Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 www.ashland.or.us The BLI update was completed using the City’s geographic information system (GIS). A taxlot-level database containing all tax-lot records within Ashland’s Urban Growth Boundary was assembled by using Jackson County GIS and Assessor data, City of Ashland Building Permit data, and the GIS data from the 1999 and 2005 Buildable Lands Inventories completed by the City. Each record included such data as property size, ownership, zoning, Comprehensive Plan designation, real market value, and development type. The data was then supplemented by examining Jackson County’s June 2010 aerial photograph and City of Ashland building permit data to ensure that current development activity was captured in the inventory. Based on the type and extent of development on each taxlot a current development status was assigned to each parcel (e.g. vacant, partially vacant or redevelopable). Staff was then able to refine this assessment further by evaluating site specific constraints to future development including the presence of floodplains, steep slopes, and any preexisting development on site, to determine the percentage of each site that currently retains development potential. By determining the amount of net developable land on a given lot Staff was able to estimate the number of dwelling units that could be accommodated on each developable property. For the purposes of estimating dwelling unit potential Staff assumed that all buildable lands would develop according to the densities specified for the existing underlying zone (within the City limits), or comprehensive plan designation (outside the City Limits yet within the UGB). Through these methods the BLI database quantifies the amount of vacant residential and commercial lands available. Additionally, the potential number of dwelling units that could be provided on available lands is quantified for all tax lots within the existing UGB by zoning and Comprehensive Plan designation. Results The Buildable Lands Inventory is attached. Taxlots are summarized by Comprehensive Plan designation and by their development status, the definitions of which are included in the footnotes. Information has been presented to show buildable lands both within the existing City Limits, and within the UGB by zoning and Comprehensive Plan designation. The 2011 BLI provides a moment in time snapshot of Ashland’s available land inventory current as of April 1, 2011. The GIS based database created to conduct the inventory can be updated on a regular basis to update the inventory to reflect consumption of land through development, zone or comprehensive plan changes, or annexations. rd The August 23 Planning Commission study session is an opportunity to familiarize the Commission with the BLI update. An ordinance amending the Comprehensive Plan to include the BLI as a technical supporting document will be presented to the Commission at a public hearing for review and th recommendation on September 13, 2011. The City Council is scheduled to hold a hearing for first th reading of the proposed ordinance adopting the BLI on October 4, 2011. Attached : 2011 Buildable Lands Inventory Update Department of Community Development Tel: 541-488-5305 51 Winburn Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 www.ashland.or.us Þ«·´¼¿¾´»Ô¿²¼×²ª»²¬±®§ îðïï Prepared by the City of Ashland Department of Community Development City of Ashland Buildable Lands Inventory 2011 Page 0 Updated July, 2011 îðïïÞ«·´¼¿¾´»Ô¿²¼×²ª»²¬±®§Ë°¼¿¬» The purpose of conducting an update of the “Buildable Lands Inventory” (BLI) is to quantify the amount vacant and underdeveloped land available within the political boundaries of the City of Ashland (City Limits, Urban Growth Boundary, and specific zones). In combination with a Housing Needs Analysis, and an Economic Opportunities Analysis, a BLI allows a community to determine whether or not there exists an adequate supply of buildable land to accommodate future housing and business development. If it is determined that future population growth or economic development will require more buildable land than is available, the community’s governing bodies can make informed decisions, and implement appropriate measures to provide for the unmet housing and commercial land needs. In correlating the land availability component of a Buildable Lands Inventory to expected population growth, and economic development forecasts, the community can determine if the UGB contains enough land to satisfy demand for a minimum of 20 years. In order to complete a detailed assessment of whether the supply of available residential land is sufficient to accommodate each needed housing types through the planning period, a Housing Needs Analysisis necessary to determine precisely what mix of housing types will be needed. The City did not complete a Housing Needs Analysis as part of this BLI, but will complete such an analysis within the year. The City adopted an Economic Opportunities Analysis in 2010 which provides an estimate of demand for commercial and employment lands through the year 2057. In completing this 2011 Buildable Lands Inventory update the City has now established methods which will enable efficient updates of the BLI. On regular basis the City can now map and calculate available lands in consideration of recent building permit activity. City of Ashland Buildable Lands Inventory 2011 Page 1 Ô¿²¼ßª¿·´¿¾·´·¬§ In order to determine the actual amount of land available within Ashland’s UGB, the 2005 Buildable Lands Inventory Geographic Information Systems (GIS) database and map was used as a primary reference. Aerial photos (taken in June of 2010), the City of Ashland Geographic Information System, and Jackson County Assessor’s data (SmartMap.org) were each used to closely examine properties designated as available to identify physical constraints to development and future development potential. Building Permit data, current as of March 31, 2011, was evaluated to map all residential development that had occurred since January 1, 2005, and all commercial development that had occurred since Jan 1, 2001. The purpose for joining the building permit data with the Assessor’s data and the City’s GIS was to ensure an accurate accounting of lands represented as “vacant” in the Assessor’s records, but for which building permits had already been issued. Properties that had received Planning approval for development, but have yet to obtain building permit approval are counted as buildable in this assessment of availability. A parcel specific examination of property considered vacant, partially vacant, or redevelopable, yielded a percentage of each lot that would be suitable for further development. This percentage, multiplied by the parcels gross acreage, was used to determine the ‘net’ buildable acres on each parcel. To verify the accuracy of the draft BLI map, staff conducted site visits to numerous areas throughout the City that had experienced significant development since 2001. The ‘ground truthing’, and examination of an aerial photograph taken in June of 2010, allowed for refinement of the BLI to appropriately represent the consumption of property within the City. The following definitions were used in evaluating land availability: “Buildable Land” means residentially designated vacant, partially vacant, and, at the option of the local jurisdiction, re-developable land within the urban growth boundary that is not severely constrained by natural hazards (Statewide Planning Goal 7) or subject to natural resource protection measures (Statewide Planning Goals 5 and 15). Publicly owned land is generally not considered available for residential use. Land with slopes of 35 percent or greater and land within the 100-year flood plain also were not considered buildable in conducting this BLI. For the purposes of the updating the Buildable Lands Inventory “redevelopable lands” were not included as net buildable area. This is consistent with the methodology used in the 1999 and 2005 Buildable Lands Inventories as in most circumstances “redevelopment” functions to merely replace one structure with a new one satisfying the same use and as such does not represent new development capacity. Properties considered “redevelopable” under the definition provided below that otherwise had further development potential were included instead in the “partially vacant” category in order to capture that net buildable land area. Vacant: Vacant lots were those parcels that were free of improvements (structures) and were available for future residential development. Alternative designations were assigned to those parcels that, although physically vacant, were not considered suitable for residential City of Ashland Buildable Lands Inventory 2011 Page 2 development. Vacant/Undevelopable = Unbuildable acres include vacant areas: 1) with slopes in excess of 35% 2) within the flood way 3) within the 100 year flood plain 4) in resource protection areas Vacant/Airport = land reserved for Ashland Municipal Airport expansion Vacant/Open Space-Parks = land reserved as parks and open space Vacant/Parking = Paved parking lots Partially Vacant: Partially vacant lots were determined to have buildable acreage if the lot size was equal to, or greater than, the minimum lot size requirements set for residential density [in each zone]. In Commercially zoned lands those parcels with additional undeveloped land area yet containing a building on a portion of the property were likewise considered partially vacant. Collectively these partially vacant parcels account for a considerable amount of Ashland’s future land supply. For example a five-acre parcel occupied by only one home is considered partially vacant, however the percentage of land that is available may be 80% due to the location of the existing home. Thus in this hypothetical example, the partially vacant property would yield four acres of net buildable land. Redevelopable Redevelopable property is defined as one in which the property’s improvements (structures on the property) are worth less than 30% of the combined value of the improvements and the land. For example, were a building valued at $100,000 located on a property with a land value of $300,000 this property would be mathematically defined as redevelopable: $100,000/($100,000+$300,000) = 25% Within Ashland, the high land cost relative to the building valuations makes this calculation less of an indicator of supply of land for future housing and commercial land needs, however in mapping such properties utilizing the Jackson County Assessors Department’s Real Market Values (RMV) for Land Value (LV) and Improvement Value (IV) the City was better able to identify those properties that were underdeveloped and more appropriately defined as Partially Vacant. Residential Density Density of potential residential development was determined by referencing the City’s Comprehensive plan. The number of dwelling units allowed per acre, for each zone, includes accommodations for public facilities. The density allowance coefficient (ie. “13.5" du per acre in R-2) was initially determined to include accommodations for needed public facilities land, thus a “gross buildable acres”- to- “net buildable acres” reduction, for public facilities, has been omitted. City of Ashland Buildable Lands Inventory 2011 Page 3 Table 1. Residential density assumptions: ZoneAssumed DensityType Suburban Residential (SR), Townhouses, R-1-3.5 7.2 units per acre Manufactured Home R-1-5 & R-1-5-P 4.5 units per acre Single-Family Residential (SFR) R-1-7.5 & R-1-7.5-P 3.6 units per acre Single-Family Residential (SFR) R-1-10 & R-1-10-P 2.4 units per acre Single-Family Residential (SFR) R-2 13.5 units per acre Multi-Family Residential (MFR) R-3 20 units per acre High Density Residential (HDR) RR-.5 & RR-.5-P 1.2 units per acre Rural Residential, Low-Density (LDR) HC 13.5 (as R2) Health Care / Senior housing WR Slope contingent Woodland Reserve, Environmental Constraints RR-1 0.6 units per acre Rural Residential, Low-Density (LDR) Þ«·´¼¿¾´»ß½®» Within the following tables the amount of ‘net’ buildable acres are provided for both the City Comprehensive Plan Designations, as well as the City zoning types. In aggregate there are approximately 620 net total acres of land within Ashland’s UGB that is considered buildable. Within the City Limits alone there is approximately 371 net buildable acres that is considered developable. City of Ashland Buildable Lands Inventory 2011 Page 4 Table 2Total Buildable Acreage in each BLI Category 2. 1 Within Ashland’s City Limits: BLI_STATUS # of Parcels Gross Acreage Net Buildable Acres 504 327.1 242.9 Vacant 208 245.2 127.6 Partially Vacant 8 71.2 Per Airport Plan Vacant/Airport 69 295.7 0.00 (not buildable) Vacant/UnDevelopable 219 473 0.00 (not buildable) Vacant /Open Space or Park 57 14.8 0.00 (not buildable) Vacant /Parking 2. 2 Outside of Ashland’s City Limits but within the UGB: BLI_STATUS # of Parcels Gross Acreage Net Buildable Acres 52 145.4 98.2 Vacant 72 300.4 154 Partially Vacant 1 12.7 Per Airport Plan Vacant/Airport 10 12.6 0.00 (not buildable) Vacant/UnDevelopable 1 1.5 0.00 (not buildable) Vacant /Open Space or Park 3 5.5 0.00 (not buildable) Vacant /Parking 2. 3 All lots (UGB and City combined) BLI_STATUS # of Parcels Gross Acreage Net Buildable Acres 556 472.5 338.1 Vacant 280 545.6 281.6 Partially Vacant 9 83.9 Per Airport Plan Vacant/Airport 79 308.3 0.00 (not buildable) Vacant/UnDevelopable 220 474.5 0.00 (not buildable) Vacant /Open Space or Park 60 20.3 0.00 (not buildable) Vacant /Parking City of Ashland Buildable Lands Inventory 2011 Page 5 Table 3.1 Buildable Acres within Ashland City Limits only Comprehensive Plan# of ParcelsNet Buildable Acres Airport 8 Per Airport Master Plan Commercial 47 14.4 Croman Mill 23 50.6 Downtown 17 2 Employment 88 51.9 HC 9 1 HDR 47 8.8 Industrial 3 4.7 LDR 83 38.1 MFR 84 10.6 NM 77 17.72 SFR 500 144.3 SFRR 3 2.1 SOU 19 19.5 Suburban R 27 0.7 Woodland 30 4.3 City of Ashland Buildable Lands Inventory 2011 Page 6 Table 3.2 Buildable Acres outside of Ashland’s City Limits but within the UGB: Comprehensive Plan# of ParcelsNet Buildable Acres Airport 1 Per Airport Master Plan Commercial 5 1.4 Croman Mill 8 12.2 Downtown 0 0 Employment 26 53.2 HC 0 0 HDR 0 0 Industrial 3 7.4 LDR 0 0 MFR 6 17.6 NM 0 0 SFR 52 69.7 SFRR 24 45.9 SOU 0 0 Suburban R 23 41.6 Woodland 0 0 City of Ashland Buildable Lands Inventory 2011 Page 7 Table 3.3Buildable Acres: UGB and City Limits combined Comprehensive Plan# of ParcelsNet Buildable Acres Airport 9 Per Airport Master Plan Commercial 52 15.8 Croman Mill 31 62.8 Downtown 17 2 Employment 114 105.1 HC 9 1 HDR 47 8.8 Industrial 6 12.1 LDR 83 38.1 MFR 90 28.2 NM 77 17.7 SFR 552 214 SFRR 27 48 SOU 19 19.5 Suburban R 50 42.3 Woodland 30 4.3 City of Ashland Buildable Lands Inventory 2011 Page 8 Table 4: Buildable Acres by Zone within Ashland’s City Limits only ZONE# of ParcelsNet Buildable Acres (Vacant and Partially Vacant) C-1 47 14.4 C-1-D 17 2 CM 21 48.9 E-1 96 51.9 HC 9 1 M-1 5 6.5 NM 77 17.7 R-1-10 120 22.9 R-1-3.5 27 0.7 R-1-5 229 83.3 R-1-7.5 151 38.1 R-2 84 10.6 R-3 47 8.8 RR-.5 83 38.1 RR-1 3 2.1 SO 19 19.5 WR 30 4.3 City of Ashland Buildable Lands Inventory 2011 Page 9 Ú«¬«®»Ô¿²¼Ò»»¼ Ú«¬«®»Ð±°«´¿¬·±² The primary indicator of future residential land needs is the projected population growth. In combination with changes in the number of people per household, and the assumed vacancy rates for housing units, these factors can predict the number of total housing units needed. Jackson County’s projection of very slow population growth for Ashland has been questioned in the 2007 Economic Opportunities Analysis and by the City’s planning staff. According to the County’s 2006 population forecasts, Ashland would grow at an annual rate of only 0.32%. This rate is far less than historic growth rates, less than the County and State averages, and is less than the growth rate anticipated in the City’s Comprehensive Plan. The City’s Comprehensive Plan projects an approximate population growth rate of 0.75% annually, equating to approximately 187 new residents per year. Jackson County is currently in the process of revising its coordinated population estimates in part to adjust Ashland’s growth rate to better reflect historic trends and expected growth. Table 5. Population Growth Projections Total Avg. 2010 2015 2020 2025 2030 Change %/Yr 1.22% 3,831,074 4,095,708 4,359,258 4,626,015 4,891,225 1,060,151 Oregon 203,206 223,464 238,865 253,881 268,385 65,179 1.40% Jackson County 21460* 21915228462378124716 3256 0.75% Ashland Sources: US Bureau of Census; Jackson County; City of Ashland; Urban Land Economics, 2010 PSU Population Estimate for City of Ashland * Population forecasts for the State of Oregon, Jackson County and Ashland are shown above in Table 5. Based on historic growth rates, as well as actual population increases since 2005, the City’s forecast appear sto be more reasonable than the County’s original 0.32% allocated growth rate, and will thus be used in the analysis. Figure 1: Population Projection – City Comprehensive Plan 14444 2-/44 2/444 22/44 24444 3-/44 3/444 32/44 ôãÃÉ£k± 㪣«ÆªÃ`ɱ ªÉ£·Ã£ª City of Ashland Buildable Lands Inventory 2011 Page 10 Û½±²±³·½Ñ°°±®¬«²·¬§ß²¿´§· The City of Ashland Economic Opportunities Analysis (EOA) was completed in April 2007 and adopted by the City Council in August 2010. The EOA includes an analysis of land availability and capacity for employment uses in Ashland. Section ‘V’ of the EOA presents an analysis of potential growth industries and the overall employment forecast for Ashland. The EOA provides a comparison of land supply and need in terms of sites and acres. The EOA provided an estimated demand for employment land within Ashland’s UGB by land use type, in both the 2007–2027 and 2007-2057 time frames as reflected in the Table below excerpted from the report. Table 6.Estimated demand for employment land in the Ashland UGB Land Need Total New Emp. On Emp. on Emp. Per Land Need (Gross Emp.Refill LandNew LandNet Acre(Net Acres)Acres) Land Use Type 2007-2027 Retail and Services8901787121741.955.8 Industrial7801566241252.069.3 Government443893541229.539.4 Total2,1134231,690123.4164.6 2007-2057 1797.3129.7 Retail and Services2,0674131,654 1268.891.7 Industrial1,032206826 1246.361.8 Government695139556 Total3,7943793,415212.4283.2 Source: ECONorthwest (Ashland EOA, ) Table 11 Employment growth in Ashland is expected in the each of the categories defined by type of land use: Retail and Services, Industrial, and Government. There are a wide variety of firms within each of these categories, and the required site and building characteristics for these firms range widely. As such, a variety of parcel sizes, building types, and land use designations in Ashland are required to accommodate expected growth. The 2011 Buildable Lands Inventory shows that within the City Limits alone there is a net availability of nearly 125 buildable acres of land with a commercial designation (C-1, C-1-D, E-1, M-1, and CM). In examining all land within the UGB and City Limits with a comprehensive plan designation suitable for commercial development, the amount of employment lands available increases to approximately 199 net acres (exclusive of SOU and Airport lands). The current supply of developable commercial lands is greater than the EOA projected land need of 123.4 net acres by the year 2027. Subsequent to the completion of the EOA, the City completed a substantial rezone and code amendments related to the future development of the Croman Mill District. A component of the Croman Mill Masterplan was an emphasis on increasing development intensity to accommodate a greater number of employees per acre than the prior industrial (M-1) classification would have provided. Central to the EOA’s estimated non-residential land need shown in Table 8 above are assumptions regarding the expected number of employees per acre (EPA). This variable is City of Ashland Buildable Lands Inventory 2011 Page 11 defined as the number of employees per acre on non-residential land that is developed to accommodate employment growth. According to the EOA “There are few empirical studies of the number of employees per acre, and these studies report a wide range of results. The employees/acre assumptions provided in the EOA reflect a judgment about average densities and typically reflect a desire for increased density of development.” If the City’s Master Planning efforts are successful at accommodating a higher number of employees per acre as is envisioned in the Croman Mill District Plan, the corresponding number of net buildable acres needed to accommodate future commercial development will be reduced proportionally.Additionally, increases in employment in many cases does not require consumption of vacant land. The EOA assumed that 20% of new employees would be located in residential areas as well as employment that locates on land that is already classified as developed. л±°´»°»®Ø±«»¸±´¼ò The average household size is approximately 2.47 people per household (pph) for the State of Oregon as a whole. Ashland however has an average household size of only 2.03 according to preliminary 2010 Census data. This difference in pph can be attributed to the large number of single person households within Ashland (37.7%). Roughly a third of these single occupant households are individuals 65 and over. A large senior and student population understandably increases the number of small households given these populations typically do not have children present in their homes. Figure 1. Elderly Population by Age Group , State of Oregon. Source: OREGON’S DEMOGRAPHIC TRENDS February 2010, State Office of Economic Analysis City of Ashland Buildable Lands Inventory 2011 Page 12 This trend toward an aging population, and resulting smaller household sizes, is likely to continue into the foreseeable future. According to the State of Oregon’s Office of Economic Analysis, rapid growth in elderly age cohorts is expected statewide. Ashland has experienced a significant aging of our population over the last decade in comparing the age demographics from the 2000 and 2010 Census reports (Figure 2).This reflects a national trend due in large part due to the increasing number of baby-boomers reaching retirement age. Figure 2. Ashland Persons per Age Cohort 2000-2010 1/44 1444 2/44 2444 3/44 3444 /44 4 2444¸Âªk2434¸Âªk Overall the forecast for Oregon anticipates there will be 53% more elderly in 2020 than in 2010. Given Ashland’s desirability as retirement destination such trending indicates Ashland will likely see a continuation of small household sizes (2.03 pph) over the next decade. As the number of “persons per household” has decreased over time, the average square footage of floor area had increased. This inverse relationship of large housing units, occupied by smaller households, results in an increase in the consumption of total acreage relative to the number of people housed. Further the depletion of available land increasing land prices and more square feet of housing per occupant increases housing prices. However, following the recent economic recession national building trends have shown a slight reversal of this decades long pattern of increasing unit size. According to the National Association of Home Builders the average size of new single-family homes completed declined in both 2009 and 2010. This decline followed home sizes increasing City of Ashland Buildable Lands Inventory 2011 Page 13 continuallly for nearlyy three decaddes from onlly 1400sq.ft in 1970. Thhe average size of singlee- family hoomes compleeted in the UUnited Statess peaked at 22,521 squaree feet in 20077, it was essentiallly flat in 20008, then droppped in 20099 to 2,438, annd to 2,380 in 2010. As a result neww single-fammily homes were almostt 141 squaree feet smallerr in 2010 thaan in 2007. Figure 3: Average Hoome Size (Naational) ߪ»®¿¹»Í·²¹´»Ú¿³³·´§Ø±³»Í·¦» ø¯«¿®»º»»¬¾¾§§»¿®÷ 14444 2/444 24444 3/444 34444 /444 44 195019701999020052006200072008200922010 Sources: Ntional Associatin of Home Builers (Housing Fcts, Figures an Trends 2006) nd US aaooddaaddaa ) Census(htt://www.census.ov/const/C25An/sftotalmedavgsqft.pdf ppggnn The curreent decline in home size can be attribbuted to variious factorsincluding thhe desire to kkeep energy coosts down, reductions inn equity in exxisting homees available tto be rolled over into new ones, tighhter credit sttandards, lesss interest in buying a hoome as an invvestment andd a growing presenceof first-timee buyers seekking smallerr units. The cchairman offthe Nationaal Association of Home Buuilders expeccts this downnward trend to continue,, "A new houusing markeet is emerginng, and evenn with the reccession in thhe rear view mmirror we exxpect the poppularity of ssmaller homees to persist," said Bob Jonnes, "Buildeers are responnding to a neew mindset aamong homee buyers thatt has been shapped not just by a weak eeconomy, and it is transfoforming the pproduct theyy deliver." City of Ashhland Buiildable Lands Invventory 2011 Page 144 ͬ«¼»²¬Ø±«·²¹ The Master Plan for Southern Oregon University for the period 2010-2020 was predicated on projections of enrollment growth to approximately 6,000 students, from a current student enrollment of 5,082. This increase of 918 students would not be comprised entirely of Ashland residents as a number of students travel from nearby communities to attend classes. However the University will utilize its available land to provide new housing and anticipates approximately 25% of all students can be housed on campus. According to the 2010-2020 Plan: The University will pursue construction of new housing to current standards to serve three goals: replace older housing structures that are near the end of their useful life; expand the percentage of students housed on campus in order to increase the number of upper division students who live in campus housing and to help improve student retention; maintain a compact campus with housing within a 5-minute walk of the campus core. New student housing will be constructed on the north campus, but within a walkable distance from the heart of campus. The intent is to create a cluster of housing that will support a more pronounced student life zone on campus, and still contribute to a walkable scale. SOU maintains 1272 existing group housing beds, and 198 family housing units. The SOU Plan states that a reasonable near term goal would be to develop 670 beds of new housing to serve the existing student body. This figure includes an estimated 400 beds to accommodate students that currently commute to campus and 270 to address on campus demand from current students of residence halls. In large part the development of these new housing on the SOU campus is intended to replace older buildings, not necessarily add capacity. The Plan identifies 800 beds of new student housing, but also identifies 692 beds in the Cascade Complex that need to be replaced and 108 beds in the Susanne Homes Complex to be converted to academic use. The SOU Plan identifies that of the 1272 group housing units are available only 980 currently function to provide housing thus there remains approximate capacity to accommodate approximately 292 students in the event this space is again utilized for residential purposes. Lastly the SOU Plan identifies alternative locations for creation of a Faculty Village (pictured next page) to provide housing opportunities (12-48 potential units) for professor’s and staff . City of Ashland Buildable Lands Inventory 2011 Page 15 Images excerpted from the 2010-2020 SOU Plan City of Ashland Buildable Lands Inventory 2011 Page 16 Ü©»´´·²¹Ë²·¬ß»³»²¬ The number of potential dwelling units as shown in Table 5 indicates that a total of 1555 new dwelling units could be accommodated upon lands within the existing City Limits using existing zoning and density assumptions. This estimate does not include future Southern Oregon University group housing developed on campus which is discussed in the preceding section. The estimated number of dwelling units assumes that upon remaining buildable lands within the City’s commercially zoned properties, with mixed use potential (E-1 with a residential overlay, C-1, and C-1-D), that such commercial properties will provide only 50% of the residential units that are otherwise permitted at the base densities. Ashland has experienced a history of mixed use development on commercial lands given the strong market for housing. However to provide conservative estimates of future housing on commercial lands the 50% reduction from permitted densities is intended to recognize that a number of commercial developments may not elect to incorporate housing into their developments. Efforts taken by the City to promote inclusion of residential development within commercially zoned lands along transit routes can function to accommodate more housing on such lands than is presently projected in this BLI. The City’s Comprehensive Plan population projection anticipates approximately 3,256 new residents by the year 2030. Historically the City’s linear growth rate projection has proven to be largely consistent with actual population growth. As the number of occupants per dwelling decreases there are more housing units needed to accommodate that population increase. Table 7. Needed Housing Units by year Impact of People Per Household on needed Housing Units by Year Year 2015 2020 2025 2030 New residents expected 455 1386 2321 3256 People per Household (pph) 2.142.032.142.032.14 2.03 2.14 2.03 Needed Housing Units 213 224 648 683 1085 1143 1521 1604 Population increase per City of Ashland Comprehensive Plan Projection (see Table 7). 2000 US Census for Ashalnd = 2.14pph ; 2010 Census = 2.03 pph As stated previously the buildable lands within the City Limits could accommodate approximately 1,555 units. The table above indicates that with a average household size of 2.03 people 1604 units would be needed over the next 20 years. Further it is very unlikely that all buildable lands within the City Limits would be developed during the next 20 years and thus land within the City Limits alone could not satisfy the projected housing need. However, substantial developable land exists within the Urban Growth Boundary that is presently outside of the City Limits. In consideration of these future urbanizable lands and calculating dwelling unit potential for all lands within the UGB, Table 6 identifies a total potential of 2,821 new units based on the current Comprehensive Plan designations. Therefore outside of the existing City Limits, yet within the current UGB approximately 1,266 additional units could be accommodated. Using the assumed 2.03 pph figure, the net buildable lands within the UGB could accommodate up to 5,727 new residents. According to the City Comprehensive Plan population projection an increase in population of City of Ashland Buildable Lands Inventory 2011 Page 17 5700 people is not expected to be reached for approximately 32 years. Modification to base zoning densities, density bonuses, zoning or overlay changes, area master plans, or comprehensive plan changes intended to intensify development within the UGB, could further extend the supply of buildable lands by effectively accommodating more dwelling units upon less land area. To more accurately project the number and type of needed housing a Housing Needs Assessment should be completed. By carefully examining income and age demographics, household sizes, and local housing costs, a Housing Needs Assessment would help quantify the expected proportions of rental to ownership, household sizes and needed units (Housing type by bedroom number). Table 8. Potential Dwelling Units by Comprehensive Plan Designation (UGB and City Limits Comprehensive PlanCalculated Dwelling UnitsAdjusted Dwelling Units Airport 0 0 Commercial 849 252 Croman Mill 458 340 Downtown 319 53 Employment 723 221 HC 70 11 HDR 391 160 Industrial 0 0 LDR 140 70 MFR 1262 297 NM na 118 SFR 2276 875 SFRR 260 103 SOU na Per SOU Master Plan (see pg 15) Suburban R 448 311 Woodland na 10 City of Ashland Buildable Lands Inventory 2011 Page 18 Table 9. Potential Dwelling Units by Zoning Designation (City Limits) ZONEPermitted Density Calculated Dwelling Units Adjusted units per acre (Gross acres x Density) Dwelling Units C-1 30 822 251 C-1-D 60 318 53 Master Plan CM 215 173 (CM-NC, CM-MU) E-1 15 723 221 HC 13.5 70 11 M-1 na 0 0 NM Master Plan na 118 R-1-10 2.4 332 71 R-1-3.5 7.2 49 10 R-1-5 4.5 859 365 R-1-7.5 3.6 806 161 R-2 13.5 824 120 R-3 20 391 160 RR-.5 1.2 140 79 RR-1 1 9 3 Per SOU Master Plan SO Master Plan na (see pg 15) WR Slope contingent na 10 City of Ashland Buildable Lands Inventory 2011 Page 19 ر«·²¹Ò»»¼ß²¿´§· The City completed a Housing Needs Analysis in 2002 and a Rental Needs Analysis in 2007. A Housing Needs Analysis allows a community to define the supply and demand characteristics for various types of housing, including sales housing, rental needs housing and special needs housing. A comparison of projected housing demand to the existing land availability provides the necessary information to inform decisions, as well as to identify where refinements to land use designations may be necessary to accommodate needed housing types. Ideally, Ashland will have a mix of housing that supports current and future residents as their housing needs and conditions change. Further, having a balance of housing that is affordable and suitable for various income levels plays a supportive role in economic development. The City will complete an update to the Housing Needs Analysis in the coming year to quantify the projected housing needs in consideration of changing market conditions and the demographic profile of the City. The full 2010 Census data will be available in June-Aug of 2011. A limited set of 2010 Census Data has already been released including information regarding population age, gender, race, and general household make up (people per household, vacancy rates). Subsequent data releases will provide detailed information regarding Ashland’s housing inventory, rent amounts, and household wages. This data, used in conjunction with the Oregon Housing and Community Services Housing Needs Model, will be valuable in projecting future housing needs. In completing the 2011 BLI, the City reviewed building permit data to summarize land consumption rates by year as shown for residential lands in Table 10 below. Table 10. Historic Land Consumption λ·¼»²¬·¿´Ô¿²¼Ý±²«³°¬·±²ôß½®»¾§Æ±²» îððëîðïð îððëîððêîððéîððèîððçîðïðîððëîðïð̱¬¿´ ÛÜ4È1243È024È3.4È324È12È12 Æ3344È,/4È0/4È0.4È213È24È-01È+1 Æ31È/4È+,4È1144443È13 Æ3/.È+,4È,+3È123È2/3È1,3È0,31È1 Æ3-È/1È.2È,22È2-3È.24È+/4È++32È2/ Æ22È114È//4È134È-34È3.1È+0, Æ14È1-44È2044È004È113È1, ÆÆÈ/0È4/3È/-1È4,4È-+4È+1/È023/È,0 ¬Æ/È4344444/È43 îìòìçêòêïçòïìòéêëòïèïíòîêíòíì ß´´Æ±²» ͱ«®½»æÝ·¬§±ºß¸´¿²¼ÛÜÛÒ°»®³·¬¼¿¬¿ôÝ·¬§±ºß¸´¿²¼Ù×Í Ò±¬»æß½®»¿¹»·þ¹®±¿½®»¿¹»þ±º¼»ª»´±°»¼°¿®½»´¿²¼·²½´«¼»×²º·´´±²°¿®¬·¿´´§ª¿½¿²¬´±¬«½¸¿ß½½»±®§Î»·¼»²¬·¿´Ë²·¬ò̸»¹®± ¿½®»¿¹»¿±½·¿¬»¼©·¬¸°»®³·¬·«»¼º±®¬¸»®»°´¿½»³»²¬±º¼©»´´·²¹º±´´±©·²¹¬¸»Ñ¿µÕ²±´´º·®»·²±¬·²½´«¼»¼·²¬¸·¬¿¾´»ò A housing needs projection exclusively based on projecting past development trends would function to perpetuate any unmet housing needs into the future. For this reason, and in the face of a changing housing market, determining the yearly consumption average and then multiplying that by 20 to determine a twenty year demand for various housing types would not adequately estimate future housing need. Further changes in the community demographics, City of Ashland Buildable Lands Inventory 2011 Page 20 including number of “people per household” will have a substantial impact upon the needed land area independent of past consumption rates. The relationship between lot size and square feet of living space is also key in determining how efficiently land will be consumed by future development. In combination an up to date Buildable Lands Inventory and a Housing Needs Assessment can be useful tools in evaluating the appropriate distribution of units by housing type while factoring in income and age information. With this information policy decisions necessary to adequately plan for the housing needs of current and future populations are possible. City of Ashland Buildable Lands Inventory 2011 Page 21 Figure 4: Buildable Lands Inventory Map (Detailed Map available online at www.ashland.or.us/mapcenter) City of Ashland Buildable Lands Inventory 2011 Page 22 Ü»º·²·¬·±² (Source: Oregon Administrative Rules, 1998 Compilation , LCDC) (1) A "Net Buildable Acre" consists of 43,560 square feet of residentially designated buildable land, after excluding present and future rights-of-way, restricted hazard areas, public open spaces and restricted resource protection areas. (2) "Attached Single Family Housing" means common-wall dwellings or rowhouses where each dwelling unit occupies a separate lot. (3) "Buildable Land" means residentially designated vacant and, at the option of the local jurisdiction, redevelopable land within the urban growth boundary that is not severely constrained by natural hazards (Statewide Planning Goal 7) or subject to natural resource protection measures (Statewide Planning Goals 5 and 15). Publicly owned land is generally not considered available for residential use. Land with slopes of 25 percent or greater unless otherwise provided for at the time of acknowledgment, and land within the 100-year flood plain is generally considered unbuildable for purposes of density calculations. (4) "Detached Single Family Housing" means a housing unit that is free standing and separate from other housing units. (5) "Government Assisted Housing" means housing that is financed in whole or part by either a federal or state housing agency or a local housing authority as defined in ORS 456.005 to 456.720, or housing that is occupied by a tenant or tenants who benefit from rent supplements or housing vouchers provided by either a federal or state housing agency or a local housing authority. (6) "Housing Needs Projection" refers to a local determination, justified in the plan, as to the housing types and densities that will be: (a) Commensurate with the financial capabilities of present and future area residents of all income levels during the planning period; (b) Consistent with OAR 660-007-0010 through 660-007-0037 and any other adopted regional housing standards; and (c) Consistent with Goal 14 requirements for the efficient provision of public facilities and services, and efficiency of land use. (7) "Manufactured Dwelling" means: (a) Residential trailer, a structure constructed for movement on the public highways that has sleeping, cooking and plumbing facilities, that is intended for human occupancy, that is being used for residential purposes and that was constructed before January 1, 1962; (b) Mobile home, a structure constructed for movement on the public highways that has sleeping, cooking and plumbing facilities, that is intended for human occupancy, that is being used for residential purposes and that was constructed between January 1, 1962, and June 15, 1976, and met the construction requirements of Oregon mobile home law in effect at the time of construction; (c) Manufactured home, a structure constructed for movement on the public highways that has sleeping, cooking and plumbing facilities, that is intended for human occupancy, that is being used for residential purposes and that was constructed in accordance with federal manufactured housing construction and safety standards regulations in effect at the time of construction; (d) Does not mean any building or structure subject to the structural specialty code adopted pursuant to ORS 455.100 to 455.450 or any unit identified as a recreational vehicle by the manufacturer. (8) "Manufactured Dwelling Park" means any place where four or more manufactured dwellings as defined in ORS 446.003 are located within 500 feet of one another on a lot, tract or parcel of land under the same ownership, the primary purpose of which is to rent space or keep space for rent to any person for a charge or fee paid or to be paid for the rental or use of facilities or to offer space free in connection with securing the trade or patronage of such person. "Manufactured dwelling park" does not include a lot or lots located within a subdivision being rented or leased for occupancy by no more than one manufactured dwelling per lot if the subdivision was approved by the local government unit having jurisdiction under an ordinance adopted pursuant to ORS 92.010 to 92.190. City of Ashland Buildable Lands Inventory 2011 Page 23 (9) "Manufactured Homes" means structures with a Department of Housing and Urban Development (HUD) label certifying that the structure is constructed in accordance with National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U. S. C. Sections 5401 et seq.), as amended on August 22, 1981. (10) "Mobile Home Park" means any place where four or more manufactured dwellings as defined in ORS 446.003 are located within 500 feet of one another on a lot, tract or parcel of land under the same ownership, the primary purpose of which is to rent space or keep space for rent to any person for a charge or fee paid or to be paid for the rental or use of facilities or to offer space free in connection with securing the trade or patronage of such person. "Mobile home park" does not include a lot or lots located within a subdivision being rented or leased for occupancy by no more than one manufactured dwelling per lot if the subdivision was approved by the local government unit having jurisdiction under an ordinance adopted pursuant to ORS 92.010 to 92.190. (11) "Multiple Family Housing" means attached housing where each dwelling unit is not located on a separate lot. (12) "Needed Housing" defined. Until the beginning of the first periodic review of a local government's acknowledged comprehensive plan, "needed housing" means housing types determined to meet the need shown for housing within an urban growth boundary at particular price ranges and rent levels. On and after the beginning of the first periodic review of a local government's acknowledged comprehensive plan, "needed housing" also means: (a) Housing that includes, but is not limited to, attached and detached single-family housing and multiple family housing for both owner and renter occupancy; (b) Government assisted housing; (c) Mobile home or manufactured dwelling parks as provided in ORS 197.475 to 197.490; (d) Manufactured home on individual lots planned and zoned for single-family residential use that are in addition to lots within designated manufactured dwelling subdivisions. (13) "Redevelopable Land" means land zoned for residential use on which development has already occurred but on which, due to present or expected market forces, there exists the likelihood that existing development will be converted to more intensive residential uses during the planning period. City of Ashland Buildable Lands Inventory 2011 Page 24 ̧°»±ºØ±«·²¹Ü»º·²»¼ Definition For the purposes of this Housing Development Trend analysis, the definitions in OAR 660-007-0005, ORS TYPE 197.015 and l97.295 shall apply. In addition, the following definitions apply: MFR "Multiple Family Housing" means attached housing where each dwelling unit is not located on a separate lot. MFR-D "Multiple Family Housing Detached" means detached housing where two (2) or more dwelling units are located on a single lot. MH "Manufactured Dwelling" means: (a) Residential trailer, a structure constructed for movement on the public highways that has sleeping, cooking and plumbing facilities, that is intended for human occupancy, that is being used for residential purposes and that was constructed before January 1, 1962; (b) Mobile home, a structure constructed for movement on the public highways that has sleeping, cooking and plumbing facilities, that is intended for human occupancy, that is being used for residential purposes and that was constructed between January 1, 1962, and June 15, 1976, and met the construction requirements of Oregon mobile home law in effect at the time of construction; (c) Manufactured home, a structure constructed for movement on the public highways that has sleeping, cooking and plumbing facilities, that is intended for human occupancy, that is being used for residential purposes and that was constructed in accordance with federal manufactured housing construction and safety standards regulations in effect at the time of construction; (d) Does not mean any building or structure subject to the structural specialty code adopted pursuant to ORS 455.100 to 455.450 or any unit identified as a recreational vehicle by the manufacturer. MHP(defined above [MH]) “Manufactured Dwelling” located in a “Manufactured Dwelling Park” “Manufactured Dwelling Park" means any place where four or more manufactured dwellings are located within 500 feet of one another on a lot, tract or parcel of land under the same ownership, the primary purpose of which is to rent space or keep space for rent to any person for a charge or fee paid or to be paid for the rental or use of facilities or to offer space free in connection with securing the trade or patronage of such person. "Manufactured dwelling park" does not include a lot or lots located within a subdivision being rented or leased for occupancy by no more than one manufactured dwelling per lot if the subdivision was approved by the local government unit having jurisdiction under an ordinance adopted pursuant to ORS 92.010 to 92.190. MU “Mixed Use Housing” means a housing unit that is attached to a commercial development within a commercial zone SFR "Detached Single Family Housing" means a housing unit that is free standing and separate from other housing units. SFR-A "Attached Single Family Housing" means common-wall dwellings or rowhouses where each dwelling unit occupies a separate lot. GA "Government Assisted Housing" means housing that is financed in whole or part by either a federal or state housing agency or a local housing authority as defined in ORS 456.005 to 456.720, or housing that is occupied by a tenant or tenants who benefit from rent supplements or housing vouchers provided by either a federal or state housing agency or a local housing authority. City of Ashland Buildable Lands Inventory 2011 Page 25 Counccil Commmuniccation Grant Uppdate regaarding the North Noormal Neigghborhoodd Plan Meeting Daate: Auugust 16, 2011Primaryy Staff Contaact: Bill MMolnar Departmentt: Coommunity DevelopmentE-Mail:molnaarb@ashlandd.or.us SecondaryDDept.: NooneSecondaary Contact:Brandon Goldmann Approval:Maartha BennetttEstimateed Time: Consent Question:: Will the Couuncil direct sstaff to contiinue work wwith the Trannsportation&& Growth MManagement PProgram to develop aa project stattement of woork, select a consultant teeam, and draaft an Intergovernmentall Agreement tto undertakee master plannning the Noorth Normal Avenue Neiighborhood?? Staff Recoommendation: Staff recommmends approoval of moviing forward with Transpportation & GGrowth Mannagement Proogram grant awardd process. Backrond: guu On March 1, 2011 the CCity Council voted to dirrect Staff to ssubmit a graant applicatioon for the 20011 grant cycle oof the Transportation annd Growth MManagement (TGM) Proggram to obtaain funding to master plan the North NNormal Avennue Neighborhood. The City receiveed notificatioon of selectioon on June 23, 20111. Havingg been selecteed to move fforward, the City is noww to work witth the TGM grant manager to develop a deetailed Statemment of Worrk by October 31, 2011, and subsequuently present an Intergovernmmental Agreeement (IGAA) to the Cityy Council forr approval. The award oof funds, andd formal acceptanceoof the grant, is completeed upon execcution of an IIGA betweeen the Oregon Departmennt of Transportatiion and the CCity of Ashland. Upon approval of an IGGA, the TGMM Program wwill provide tthe City withh approximattely $72,0000 toward the developmment of a neeighborhoodplan for thee North Normmal Avenue area. Initiall estimates iddentify a total projeect cost for thhe developmment of the drraft neighborhood plan oof $99,900.The local coosts for developmennt of the drafft plan (est. $$27,900 ) wiill primarily be Planningg Division staaff time for pproject managemennt coordinatioon of data neeeds, mappinng and analyysis, review of deliverabbles, meetingg preparationand contractt managemeent (.25 FTE from Januarry 2012 – Deecember 20112). The seccond step of takinng the plan thhrough the local adoptioon process wwould result iin the use offstaff resources totaling approximately ..40 FTE (froom January 22013 – June 2013). The state addministers thhe developmeent of the staatement of wwork, contraccts, and workks with the CCity to select the coonsultant teaam that best ffit the speciffic planning services neeeded. The pprogram usess pre- qualified teaams of consuultants underr contract wiith the TGMM Program. OODOT adminnisters the coontract using ODOTT policies annd procedurees that meet the federal ffunding requuirements. The northernn Normal Avvenue area iis the approxximately 90 aacres in size, and is the llast sizeable tract of largely undeeveloped lannd designatedd for residenntial purposees in the Ashhland Urban Growth Bouundary (UGB). Sitee opportunitties include pproximity to elementary and middle schools, prooximity to shhopping and servicess, proximity to the Centrral Ashland BBike Path, annd the presence of two ccreeks and thhree PPage 1 of 2 wetlands.TThe area plann would lookk at opportunnities to conccentrate houusing to suppport transit uuse, incorporatinng green infrrastructure, links to the eexisting multti-modal trannsportationssystem and incorporatinng the creekss and wetlannds as amenitties. RelatedCCity Policiees: None CouncilOOptions: Move to dirrect staff to ddevelop a Staatement of WWork and Inttergovernmeental Agreemment to undeertake Master Plannning of the NNorth Normmal Avenue NNeighborhoood. Attachmeents : June 23, 20111 TGM Awward letter Local Granttee Responsiibilities, TGMM documentt. PPage 2 of 2