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HomeMy WebLinkAbout2012-07-24 Planning PACKET Note: Anyyone wishing too speak at any Planning Commission meetinng is encourageed to do so. If you wish to sppeak, please risee and, after youu have been reecognized by thhe Chair, give yyour name and complete address for the reccord. You will then be allowed to speak. Pleaase note that thhe public testimmony may be limited by the CChair and normaally is not allowed after the Pubblic Hearing is cclosed. ASSHLAND PLAANNING COMMMISSION SPECCIAL MEETINNG JULY 24, 2012 AAGENDA I. CALL TO ORDER II ANNUNCEMENS ..OOTT IIII. PUBLIC FORUM IVV. UNFINNISHED BUSINESS A. Appproval of Findings for PPA-2012-002665, Drive-up Uses Amenddment. B. Appproval of Findings for PPA-2012-005775, 1155 Eastt Main Streett. V. PRESENTATION A. Grrey Water Prresentation bby Building OOfficial Michaael Grubbs && Plumbing IInspector Rick Haackstock VI. DISCUUSSION ITEMM A. Maanufactured Dwelling Staandards/SOUU Student Reeport VII. ADJOURNMENT Inn compliance wwith the Americaans with Disabilities Act, if you need special assistance to participate in this meeting, please coontact the Commmunity Develoopment office aat 541-488-53055 (TTY phone is 1-800-735-22900). Notificattion 48 hours pprior to the mmeeting will enaable the City to make reasonaable arrangemeents to ensure aaccessibility to the meeting (228 CFR 35.1022-35.104 ADDA Title 1). Memo DATE: July 24, 22012 TO:AshlandPlanning Coommission FROM:Maria Haarris, Planninng Manager RE:Manufacctured Dwellling Standardds - Unified Land Use CCode Project Update SSUMMARYY SStaff requestts feedback ffrom the Plannning Commmission on inncorporatingg the update of the manuufactured hhome standaards into the UUnified Lannd Use CodeProject. Thhe ordinance includes staandards addrressing mmanufactured homes on individual loots as well aas a chapter oon manufactuured housingg developmeents. TThe Housingg Commissioon has expressed interestt in the standdards, especiially those reelated to locaating mmanufactured homes on individual loots. Staff beelieves somee relatively mminor adjustmments could be made tto improve thhe standardss to allow thee same flexibbility given tto the develoopment of siingle-family rresidences. PPat Acklin’ss “Planning IIssues Class”” at Southernn Oregon Unniversity (SOOU) studied the mmanufactured housing reequirements,, and reporteed their reseaarch to the HHousing Commmission. Thhe ccomments frrom the SOUU students’ reesearch are aattached, as well as an arrticle on mannufacturedhhousing ffrom the Houusing Commmission discuussion material. SSTAFF RECCOMMENDDATION AND REQUEESTED ACTION 11.Backgroound The standdards for maanufacturedhhomes on inndividual lotss were updatted in 1991 aand the chappter on manufacttured housinng developmments was upddated in 19992 to implemment newly aadopted statee land use requiirements at tthat time. OregonRRevised Statuues require tthat local lannd use regulaations permiit manufactuured dwellinggs on individuaal lots in zonnes where sinngle-family dwellings arre permitted,, and that thee local regullations applied too manufactuured homes oon individuaal lots not excceed those aapplied to sinngle-family dwellings. In terms oof manufactuured housingg developmeents, state laww requires loocal governmments to project needs for mannufactured hhome parks, to include mmanufacturedd home parks in the landd use plans as aan allowed uuse, and to uuse clear andd objective crriteria and sttandards in rreviewing manufacttured home ppark proposaals. Additioonally, state llaw restricts local governnment fromallowing new mannufactured hoome parks too be establishhed on land or zoned forr commerciaal or industriial use. State laww exempts deesignated hisstoric districtts from the mmanufactured home requuirements. 22.Recommmendation Staff beliieves the SOOU student reesearch raisees issues whiich should bbe consideredd further succh as the requiredsize and dimmensions of mmanufactureed homes, the requiremennt to install a 14 foot x 220 foot Page2 of 2 accessory building or garage, and the required setbacks inside manufactured housing developments. As stated earlier, staff believes some relatively minor adjustments could be made to improve the standards to allow the same flexibility given to the development of single-family residences to manufactured homes, and recommends incorporating the update of the manufactured home standards into the Unified Land Use Code Project SUGGESTED MOTION N/A ATTACHMENTS 1.Ashland Land Use Ordinance citations relating to Manufactured Housing: Comments Provided by Prof. Acklin’s Planning Issues Class: SOU – ES/GEOG 404 Spring 2012 2.“Some Assembly Required: Using Manufactured Housing in Affordable Housing Development.” Naomi Cytron. Community Investments. September 2005. 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 Ashland Land Use Ordinance citations relating to Manufactured Housing Comments provided by Prof. Acklin’s Planning Issues Class: SOU – ES/GEOG 404 Spring 2012. Student contributors included: Kayla Carroll, Brian Cole, Andrew Hill, Kevin Moore, Shadassa Ourshalimian, Helim Picado, Vincent Shelton, Jolene Walker ø̸» ­¬«¼»²¬ ½±³³»²¬­ ¿®» ·¬¿´·½·¦»¼ ¿²¼ ®»¼÷ Permitted outright in the following districts: R-1 (Single Family Residential District) 18.20.020 R-2 (Low Density Multi-Family Residential District) 18.28.020 R-3 (High Density Multi-Family Residential District) 18.28.020 I. Manufactured homes on individual lots, subject to the following criteria: 1. The portion of the lot on which the manufactured home is to be located shall not exceed a slope of 10% prior to excavation or fill on the parcel. ͸±«´¼ º±´´±© ØËÜ ®»¹«´¿¬·±²­ ø·º ¿²§÷ ¿²¼ñ±® ½·¬§ »²ª·®±²³»²¬¿´ ½±²­¬®¿·²¬­ ±®¼·²¿²½»ò 2. The manufactured home shall be multi-sectional, no less than 28 feet in width, and have a minimum enclosed floor area of 1,000 sq. ft. Ñ°¬·±²­æ Ó¿¬½¸ ³·²·³«³ ®»¯«·®»³»²¬­ º±® ØËÜ ®»¹«´¿¬»¼ ¸±³»­ ¼»º·²»¼ «²¼»® ÝÚÎ ìïëðòî Í»½¬·±² èóðæ muØÔÖÕÉ×ØØÉÎËÐÎËØÔÏÆÔÙÉÕÜÏÙ×ÎËÉÄ×ØØÉÎËÐÎËØÔÏÑØÏÖÉÕuâÜÏÙàÜÉÑØÜÊÉ ÊÌ×Él Ë­» ­³¿´´»® ª¿´«»­ º®±³ ±¬¸»® ½·¬§ ½±¼»­ô »ò¹ò Í¿´»³ øèêë ­¯ò º¬ò÷ ±® Û«¹»²» ô ­¿³» ­¬¿²¼¿®¼­ º±® ¿´´ ¸±³»­ò Ò± ³·²·³«³ ­·¦» ¿­ º±® ­¬¿²¼¿®¼ ¸±³»­ ·² ß­¸´¿²¼å ½±²­·¼»® ¬¸·­ º±® ³¿²«º¿½¬«®»¼ ¸±³»­ò 3.The manufactured home shall have a roof pitch of a minimum of 14 degrees (3 feet in height for each 12 feet in width). ̸·­ ·­ ¿ °®»¬¬§ ­¬¿²¼¿®¼ ®»¯«·®»³»²¬ ¿²¼ ¿°°´·½¿¾´» ¬± ¿´´ ¸±³»­ ·² ݱ®ª¿´´·­ ¿²¼ »´­»©¸»®»ò 4. The manufactured home shall have no metal siding or roofing, and shall have wood or wood- product siding and composition roofing, or approved equivalent. ̸»®» ¿®» ¾»¬¬»® ©¿§­ ¬± ¼»¿´ ©·¬¸ ¬¸·­ò Í»» ´¿²¹«¿¹» º®±³ ݱ®ª¿´´·­ ¿²¼ Í¿´»³ ®»¯«·®·²¹ ­·¼·²¹ñ®±±º·²¹ ¬± ¾» ²±²ó®»º´»½¬·ª» ±® ¾´»²¼ ·² ©·¬¸ ³¿¬»®·¿´­ «­»¼ »´­»©¸»®» ·² ²»·¹¸¾±®¸±±¼ò 5. The manufactured home shall have an auxiliary storage building or garage at least 14 x 20 feet in area, constructed of similar materials as that used on the exterior of the manufactured home. ׺¬¸» ±©²»® ½±²­¬®«½¬­ ¬¸»­»ô ¬¸»§ ­¸±«´¼ ¾» ±º ¬¸» ­¿³» ³¿¬»®·¿´­ ¿­ ¬¸» ¸±³» ¾«¬ ­¸±«´¼ ²±¬ ¾» ®»¯«·®»¼ ¿­ ¬¸»§ ¿®» ²±¬ ®»¯«·®»¼ º±® ±¬¸»® ­·²¹´» º¿³·´§ ¼©»´´·²¹­ò 6. The manufactured home shall be certified by the manufacturer to meet the thermal envelope requirements equivalent to those for a single-family dwelling constructed under the State Building Code. . ̸·­ ·­ ­¬¿²¼¿®¼ ´¿²¹«¿¹» ¾«¬ ³¿§ ¾» ®»¼«²¼¿²¬ ¼«» ¬± ØËÜ ®»¹«´¿¬·±²­ 7. The manufactured home shall be placed on an excavated and back-filled foundation and enclosed at the perimeter such that the manufactured home is located not more than 12 inches above grade, and complying with the minimum set-up standards of the adopted state Administrative Rules for Manufactured Dwellings, Chapter 918. ͬ¿²¼¿®¼ ´¿²¹«¿¹»ò 8. The foundation area of the manufactured home shall be fully skirted. ̸·­ ·­ ¿®½¸¿·½ ´¿²¹«¿¹» ¾«¬ ½±«´¼ ¾» ®»¬¿·²»¼ º±® ­°»½·¿´ ½·®½«³­¬¿²½»­ ø»ò¹ò Õ¿¬®·²¿ ½±¬¬¿¹»­÷ ±® ½±³¾·²»¼ ©·¬¸ ¬¸» ±¬¸»® º±«²¼¿¬·±² ´¿²¹«¿¹»ò 9. The manufactured home shall not be located in the Ashland Historic Interest Area, as defined in the Comprehensive Plan. Ó¿µ»­ ­»²­»ò ײ¬»®»­¬·²¹´§ô ±²» ½±«´¼ ¾«·´¼ ¿ ­¬·½µó¾«·´¬ ¸±³» ¬¸¿¬ ©¿­ ¼»­·¹²»¼ ´·µ» ¿ ³¿²«º¿½¬«®»¼ ¸±³» ·² ¿²§ ¸·­¬±®·½ ¼·­¬®·½¬ ÆÔÉÕÎÈÉÜÏÄÊÍØÚÔÜÑÍØËÐÔÉÊuúÕÈËÚÕêÉ 10. The manufactured home shall incorporate at least two of the design features listed in 18.20.020 A. above. Å­¸±©² ¾»´±©Ã 1. Dormers 2. Gables 3. Recessed entries 4. Covered porch entries 5. Cupolas 6. Pillars or posts 7. Bay window (min. 12" projection) 8. Eaves (min. 6" projection) 9. Off-sets in building face or roof (min. 16") Þ»½¿«­» ¬¸»­»­ ¿°°´§ ¬± ¿´´ ¸±³»­ô ¬¸·­ ³¿§ ®»³¿·² ·² ¬¸» ±®¼·²¿²½»ò R-2 and R-3 Conditional Use: 18.24.030 C: Manufactured housing developments subject to Chapter 18.84. 18.84 Manufactured Housing Developments 18.84.010 Purpose The purpose of this chapter is to encourage the most appropriate use of land for manufacturing housing development purposes, to encourage design standards which will create pleasing appearances, to provide sufficient open space for light, air and recreation, to provide adequate access to and parking for manufactured housing sites, and to refer minimum utility service facilities to appropriate City codes. 18.84.020 General Provisions A. No person shall establish, operate, manage, maintain, alter or enlarge any manufactured housing development contrary to the provisions of this ordinance. Ñ®¼·²¿²½» ²»»¼­ ½¸¿²¹»­ ¿²¼ ¬¸·­ ³·¹¸¬ ¾» ®»¿­±²¿¾´» ¬± ³¿·²¬¿·²ò B. In addition to the requirements of this chapter, all manufactured housing developments shall conform to the regulations of ORS Chapter 446, together with such administrative rules as may be adopted from time to time, except where such regulations are exceeded by the requirements of this chapter, in which case the more stringent requirements shall apply. C. Manufactured housing developments shall be subject to regulations of this chapter and shall be located only on sites approved for use under the provisions of such chapter. D. Manufactured housing development may be located or relocated only in R-1-3.5 and R-2 zones. 18.84.025 Definitions The following terms are defined for the purpose of this Chapter and do not otherwise apply to the Land Use Ordinance: A. Building Envelope. An area, within the property boundaries of a lot or space, within which a permitted manufactured housing or structure can be placed. B. City Facility. A public service or facility provided, owned and controlled by the City. C. Diameter Breast Height. The outside diameter of the trunk of a tree, measured 4.5 feet above ground level. D. Homeowners Association. A homeowners association is an organization formed for the maintenance and operation of the common areas of the development. The membership in the association must be automatic with the purchase of a dwelling unit or other property in the planned development. The association's principal source of funds shall be an assessment levied against each dwelling unit or other property, which assessment shall be enforceable as a lien against the property. E. Open Space. A common area designated on the final plans of the development, permanently set aside for the common use of the residents of the development. The open area may be landscaped and/or left with a natural vegetation cover, and in which area no thoroughfares, parking areas, or improvements other than recreational facilities are located. All developments shall provide a minimum of 5% of the total lot area in Open Space. F. Pedestrian Path. A graded cleared way, adjacent to the curb at curb level, for individuals who travel on foot. G. Unbuildable Area. All areas outside of building envelopes and within open space. 18.84.030 Procedure for Approval A. Outline Plan: 1. Application for subdivision approval under this Chapter shall be accompanied by a proposed Outline Plan. For developments of less than 10 lots, the Outline Plan may be filed concurrently with the Final Plan, as that term is defined in 18.84.030 B. 4. However, for developments of 10 lots or more prior Outline Plan approval is mandatory. 2. A Type II procedure, as defined in this Ordinance, shall be used for the approval of the outline plan. 3. Contents. The contents for an outline plan shall be as follows: a. A topographic map showing contour intervals of five feet. b. The proposed land uses and approximate locations of the existing buildings to be retained, the proposed structures on the site, the proposed and existing property lines and easements on the site, and existing buildings, structures, and trees greater than six inches in diameter measured at breast height on the properties adjacent to the site, and all buildings within 160 feet of the site boundaries. c. The locations of all proposed thoroughfares, walkways, and parking facilities. d. Public uses, including schools, parks, playgrounds, open spaces and trails. e. Public or private utilities. f. General areas of cuts and fill. g. The location of natural features such as rock outcroppings, marshes, wooded areas, and isolated preservable trees. h. The location and direction of all watercourses and areas subject to flooding. i. Lots or areas for the location of the manufactured housing, with building envelopes showing the permissible location of the dwelling unit. j. Architectural elevations of proposed structures other than manufactured homes, if any. The elevation should be to scale and should include the approximate dimensions of the proposed structures and all attached exterior hardware for heating and cooling. k. A written statement which will contain an explanation of: i. The character of the proposed development and the manner in which it has been designed to take advantage of the Performance Standards Concept. ii. The proposed manner of financing. iii. The present ownership of all the land included within the development. iv. The method proposed to maintain common open areas, buildings and private thoroughfares. v. The proposed time schedule of the development. vi. The findings of the applicant showing that the development meets the criteria set forth in this Ordinance and the Ashland Comprehensive Plan. 4. The Planning Commission shall approve the outline plan when it finds the following criteria have been met: a. That the development meets all applicable ordinance requirements of the City of Ashland. b. That adequate City facilities can be provided including water, sewer, paved access to and through the development, electricity, urban storm drainage, and adequate transportation; and that the development will not cause a City facility to operate beyond capacity. c. That the existing and natural features of the land; such as wetlands, floodplain corridors, ponds, large trees, rock outcroppings, etc., have been identified in the plan of the development and significant features have been included in the open space, common areas, and unbuildable areas. d. That the development of the land will not prevent adjacent land from being developed for the uses shown in the Comprehensive Plan. e. That there are adequate provisions for the maintenance of open space and common areas, if required or provided, and that if developments are done in phases that the early phases have the same or higher ratio of amenities as proposed in the entire project. f. That the proposed density meets the base and bonus density standards established under this Chapter. 5. Approval of the Outline Plan. a. To the extent allowed by statute, the Planning Commission may extend the public hearing to gather more information. b. The Planning Commission may approve or disapprove the Outline Plan and application or require changes, or impose conditions of approval which it finds necessary to conform with the standards of this ordinance and the purpose of this Chapter. Approval of the Outline Plan and application, and conditions of approval are final to all issues resolved at that time unless appealed. c. After an outline plan, which has had a public hearing, is approved, the developer may then file a final plan in phases or in its entirety. However, a final plan may not be filed until the Council adopts any zone change necessary for the development. d. If an outline plan is phased, 50% of the value of the recreational amenities shall be provided in the first phase and all recreational amenities shall be provided when two-thirds of the units are finished. B. Final Plan. 1. Procedure for approval. Type I procedure, as defined in this Title, shall be used for approval of final plans, unless on outline plan has been filed, in which case Type II procedure shall be used, and the criteria for approval of an outline plan shall also be applied. 2. The final plan may be filed in phases as approved on the outline plan. 3. If the final plan or the first phase of the outline plan is not approved within eighteen (18) months from the date of the approval of the outline plan, then the approval of the plan is terminated and void and of no effect whatsoever. Extensions may be granted as a Type I procedure. 4. Contents. The final plan shall contain a scale map or maps and a written document showing the following for the development: a. A topographic map showing contour intervals of five feet. b. Location of all thoroughfares and walks, their widths and nature of their improvements, and whether they are to be public or private. c. Road cross sections and profiles, clearly indicating the locations of final cuts and fills, and road grades. d. The location, layout, and servicing of all off-street parking areas. e. The property boundary lines. f. The individual lot lines of each parcel that are to be created for separate ownership. g. The location of easements for water line, fire hydrants, sewer and storm sewer lines, and the location of the electric, gas, and telephone lines, telephone cable and lighting plans. h. Landscaping and tree planting plans with the location of the existing trees and shrubs which are to be retained, and the method by which they are to be preserved. i. Common open areas and spaces, and the particular uses intended for them. j. Areas proposed to be conveyed, dedicated, reserved or used for parks, scenic ways, playgrounds, schools or public buildings. k. A plan showing the following for each existing or proposed building or structure for all sites except manufactured housing on approved sites and single-family, detached housing which meets the parent zone setbacks: i. Its location on the lot and within the development. ii. Its intended use. iii. The number of dwelling units in each residential building. iv. Elevation drawings of all proposed structures except manufactured homes and single-family, detached residences which meet parent zone setback requirements. The drawings shall be accurate and to scale, including all attached exterior hardware for heating and cooling. l. Manner of financing. m. Development time schedule. n. If individual lots are to be sold in the Planned Unit Development, a final plat, similar to that required in a subdivision section of the Land Use Development Ordinance. o. Final plans for location of water, sewer, drainage, electric and cable T.V. facilities and plans for street improvements and grading or earth-moving improvements. p. The location of all trees over six inches diameter at breast height, which are to be removed by the developer. Such trees are to be tagged with flagging at the time of Final Plan approval. 5. Criteria for Final Plan Approval. Final plan approval shall be granted unless it is found that it fails to substantially conform with the Outline Plan, and conditions, previously approved. Nothing in this provision shall limit reduction in the number of dwelling units or increased open space provided that, if this is done for one phase, the number of dwelling units shall not be transferred to another phase, nor the open space reduced below that permitted in the outline plan. This substantial conformance provision is intended solely to facilitate the minor modifications from one planning step to another. Substantial conformance with reference to the matters below listed shall be deemed to exist when comparison of the outline plan with the final plan shows that: a. The number of dwelling units vary no more than 10% of those shown on the approved outline plan, but in no case shall the number of units exceed those permitted in the outline plan. b. The yard depths and distances between main buildings vary no more than 10% of those shown on the approved outline plan, but in no case shall these distances be reduced below the minimum established within this Title. c. The open spaces vary no more than 10% of that provided on the outline plan. d. The building size does not exceed the building size shown on the outline plan by more than 10%. e. The building elevations and exterior materials are in conformance with the purpose and intent of this Title and the approved outline plan. f. That the additional standards which resulted in the awarding of bonus points in the outline plan approval have been included in the final plan with substantial detail to ensure that the performance level committed to in the outline plan will be achieved. 6. Any substantial amendment to an approved final plan shall follow at Type I procedure and be reviewed in accordance with the above criteria. 18.84.040 Setback Requirements A. Exterior Setbacks. Manufactured housing sites along the exterior boundary of the court shall be so designed so that any part of a manufactured housing unit shall be set back at least 20 feet from any street or exterior property line. üÑÑÊØÉÛÜÚÒÊÊÕÎÈÑÙÛØÉÕØÊÜÐØÜÊ×ÎËÕÎÐØÊÔÏÜÊÉÜÏÙÜËÙÊÈÛÙÔÇÔÊÔÎÏÔÏë ë ØÉÚÆÕØËØÊØÉÛÜÚÒÊÜËØ j×ËÎÐ ¬¸» ­¬®»»¬ º±® ¬¸» ¸±³» «²´»­­ ¿² «²»²½´ÎÊØÙÍÎËÚÕÉÕØÏ jëØÜËÄÜËÙÔÊ jÉÕØÏ j×ÎËØÜÚÕÊÉÎËÄÎÇØËÎÏØ ÊÉÎËÄÜÏÙÊÔÙØÄÜËÙÊjÈÏÑØÊÊÜÛÈÉÉÔÏÖÜÊÉËØØÉÜÏÙÉÕØÏÔÉÊ j B. Interior Front Yard Setbacks. There shall be a front yard on each manufactured home lot or space of at least 10 feet. üÑÑÊØÉÛÜÚÒÊÊÕÎÈÑÙÛØÉÕØÊÜÐØÜÊ×ÎËÕÎÐØÊÔÏÜÊÉÜÏÙÜËÙÊÈÛÙÔÇÔÊÔÎÏÔÏë ë ØÉÚÆÕØËØÊØÉÛÜÚÒÊÜËØ j×ËÎÐ ¬¸» ­¬®»»¬ º±® ¬¸» ¸±³» «²´»­­ ¿² «²»²½´ÎÊØÙÍÎËÚÕÉÕØÏ jëØÜËÄÜËÙÔÊ jÉÕØÏ j×ÎËØÜÚÕÊÉÎËÄÎÇØËÎÏØ ÊÉÎËÄÜÏÙÊÔÙØÄÜËÙÊjÈÏÑØÊÊÜÛÈÉÉÔÏÖÜÊÉËØØÉÜÏÙÉÕØÏÔÉÊ j C. Interior Side and Rear Yard Setbacks. There shall be side or rear yards of at least six feet. There shall be a minimum separation of 12 feet between manufactured housing units. üÑÑÊØÉÛÜÚÒÊÊÕÎÈÑÙÛØÉÕØÊÜÐØÜÊ×ÎËÕÎÐØÊÔÏÜÊÉÜÏÙÜËÙÊÈÛÙÔÇÔÊÔÎÏÔÏë ë ØÉÚÆÕØËØÊØÉÛÜÚÒÊÜËØ j×ËÎÐ ¬¸» ­¬®»»¬ º±® ¬¸» ¸±³» «²´»­­ ¿² «²»²½´ÎÊØÙÍÎËÚÕÉÕØÏ jëØÜËÄÜËÙÔÊ jÉÕØÏ j×ÎËØÜÚÕÊÉÎËÄÎÇØËÎÏØ ÊÉÎËÄÜÏÙÊÔÙØÄÜËÙÊjÈÏÑØÊÊÜÛÈÉÉÔÏÖÜÊÉËØØÉÜÏÙÉÕØÏÔÉÊ j 18.84.050 Design Standards A. Minimum Court Size. A manufactured housing development shall occupy a site of not less than one acre in size. (ORD 2810, 1998). ̸» ­¬«¼»²¬ ®»­°±²­» ¬± ¬¸·­ ©¿­æ ɸ§ ²±¬ ­³¿´´»®á ͳ¿´´ ´±¬ ½±²º·¹«®¿¬·±²­á øᮬ´¿²¼ Ô·ª·²¹ ͳ¿®¬ Ю±¹®¿³ »²½±«®¿¹»­ ¬¸·­ ·² ­±³» ¿®»¿­÷ B. Density. The maximum density permitted shall be eight manufactured housing units per acre of developed court area. Manufactured housing which is 14 feet wide or less, or which is less than 800 square feet in size will count as .75 units for this calculation. ̸·­ ³¿§¾» ®»¿­±²¿¾´»ô ·² °¿®¬ò ̸» þè ¼©»´´·²¹­ °»® ¿½®»þ ·­ ­·³·´¿® ¬± ¿ ®»´¿¬·ª»´§ ¼»²­» ­«¾¼·ª·­·±² ±º ­¬¿²¼¿®¼ ¸±³»­ò ׺ ¸±³»­ ±º ­³¿´´»® ¼·³»²­·±² ø¿­ ²±¬»¼ ·² ¬¸» ½«®®»²¬ ±®¼·²¿²½»÷ ©»®» «­»¼ô ¬¸» ³¿¨·³«³ ²«³¾»® ±º ¸±³»­ ­¸±«´¼ ¾» ¿¼¶«­¬»¼ «°©¿®¼ò C. Manufactured Housing Sites or Lots. All manufactured housing sites or lots must be at least 2,000 square feet in size, at least 35 feet wide, and at least 40 feet deep. ̸·­ ·­ ½±²­·­¬»²¬ ©·¬¸ ¬¸» Í¿´»³ ±®¼·²¿²½» ¿²¼ ¬¸» ݱ®ª¿´´·­ ­¬¿²¼¿®¼­ ¿®» íôððð ­¯ò º¬ò ß¹¿·²ô °»®¸¿°­ ¿ ­´·¼·²¹ ­½¿´»ô ¼»°»²¼·²¹ ±² ¬¸» ­·¦» ±º ¸±³»­ ¬± ¾» °´¿½»¼ò D. Lot Coverage. Maximum lot coverage of any individual manufactured housing lot or site shall be 65% in the R-2 zone and 55% in the R-1-3.5 zone. In addition, the general lot coverage requirements of the parent zone shall also be complied with for the entire project site. Þ±¬¸ ¬¸» ݱ®ª¿´´·­ ¿²¼ Í¿´»³ ±®¼·²¿²½»­ ¿´´±© êðû ´±¬ ½±ª»®¿¹»ò E. Landscaping. ̸»­» ­»½¬·±²­ ­¸±«´¼ ¾» ³¿¼» ¬± ¾» ½±²­·­¬»²¬ ©·¬¸ ´¿²¼­½¿°·²¹ ­¬¿²¼¿®¼­ ·² »ºº»½¬ ·² ®»­·¼»²¬·¿´ ­«¾¼·ª·­·±²­ ·² ß­¸´¿²¼ô ±® ·² ¬¸» ­·¬» ¼»­·¹² ­¬¿²¼¿®¼­ º±® ³«´¬·óº¿³·´§ ¼»ª»´±°³»²¬­ 1. All areas of the development not occupied by paved roadways, pathways, parking areas, or not occupied by other facilities shall be landscaped. Areas which contain significant natural vegetation may be left in a natural state, if approved on the final landscaping plans. 2. Manufactured housing developments located in an R-1-3.5 zone shall have 45% of the entire site landscaped. Developments located in the R-2 zone shall have 35% of the entire site landscaped. F. Fencing. Fencing shall comply with all fencing requirements as per Section 18.68.010 of this Title. G. Utilities. Provisions for electric, water and sanitary service shall be made in accordance with established City procedures and law, including number, size, quality and location of fixtures, connections and facilities. Telephone and electric lines shall be placed underground. ײ½´«¼» ¿² »¨»³°¬·±² º±® ¿°°®±ª»¼ ¬»½¸²±´±¹·»­ ¿´´±©¿¾´» «²¼»® ½«®®»²¬ Ñ®»¹±² ݱ¼»ô º±® »¨¿³°´» ¹®»§ó©¿¬»® ­§­¬»³­ô ½±³°±­¬·²¹ ¬±·´»¬­ô ­±´¿® ¼»­·¹²ô ¿²¼ ±¬¸»® ±ººó¹®·¼ ­§­¬»³­ò H. All developments are required to provide a minimum of 5% of the total lot area in Open Space. 18.84.060 Manufactured Housing Standards All manufactured housing units located in approved manufactured housing developments shall comply with the following requirements: A. Manufactured housing units shall be a minimum of 650 square feet in size. B. Manufactured housing units shall be at least 12 feet wide. ÷ÎËüûÈÊØÐÔÏÔÐÈÐËØÌÈÔËØÐØÏÉÊ×ÎËõèùËØÖÈÑÜÉØÙÕÎÐØÊÙØ×ÔÏØÙÈÏÙØËú÷ë   êØÚÉÔÎÏ muØÔÖÕÉ ×ØØÉÎËÐÎËØÔÏÆÔÙÉÕÜÏÙ×ÎËÉÄ×ØØÉÎËÐÎËØÔÏÑØÏÖÉÕuâÜÏÙàÜÉÑØÜÊÉ ÊÌ×ÉlüÑÊÎÉÕØËØÔÊÏÎÐÔÏÔÐÈÐ×ÎËÜ ­·²¹´» º¿³·´§ ¼©»´´·²¹ ·² ß­¸´¿²¼ò ɸ§ ¿ ³·²·³«³ º±® ¬¸·­ ¬§°» ±º ¸±³» ±¬¸»® ¬¸¿² ¬± °®±¬»½¬ ¬¸» °«¾´·½ ¿­ ØËÜ ¿¬¬»³°¬­á C. Manufactured housing units shall have the Oregon Department of Commerce "insignia of Compliance." The manufactured housing unit shall be inspected by the City's Building Official and occupancy shall be approved only if the Building Official has determined that the manufactured housing unit has a valid insignia of compliance and has not deteriorated beyond an acceptable level of compliance. D. Manufactured housing units shall be placed on permanent foundations, with wheels and hitches removed, be fully skirted or bermed, and shall have no uncovered open spaces except for vents of sufficient strength to support the loads imposed by the manufactured housing unit, based on accepted engineering design standards, as approved by the Building Official. ̸» ­¬«¼»²¬­ ½±³³»²¬»¼ ¬¸¿¬ »¨»³°¬·±² º±® ´»¿­»¼ ´¿²¼ ½±«´¼ °®±ª·¼» ±°°±®¬«²·¬·»­ º±® ¬¸» ÈÊØÎ×mÉÔÏÄÕÎÐØÊl ß´­±ô ¬¸·­ ·­ ¿®½¸¿·½ ´¿²¹«¿¹» ¾«¬ ½±«´¼ ¾» ®»¬¿·²»¼ º±® ­°»½·¿´ ½·®½«³­¬¿²½»­ ø»ò¹ò Õ¿¬®·²¿ ½±¬¬¿¹»­÷ ±® ½±³¾·²»¼ ©·¬¸ ¬¸» ±¬¸»® º±«²¼¿¬·±² ´¿²¹«¿¹» º±«²¼ »´­»©¸»®» ·² ¬¸» ±®¼·²¿²½»ò E. Manufactured housing units shall be provided with City water, sewer, electricity, telephone and storm drainage, with easements dedicated where necessary. ײ½´«¼» ¿² »¨»³°¬·±² º±® ¿°°®±ª»¼ ¬»½¸²±´±¹·»­ ¿´´±©¿¾´» «²¼»® ½«®®»²¬ Ñ®»¹±² ݱ¼»ô º±® »¨¿³°´» ¹®»§ó©¿¬»® ­§­¬»³­ô ½±³°±­¬·²¹ ¬±·´»¬­ô ­±´¿® ¼»­·¹²ô ¿²¼ ±¬¸»® ±ººó¹®·¼ ­§­¬»³­ò F. Manufactured housing units shall comply with the thermal envelope requirements for heat loss required by the Oregon State Building Code for single family detached homes. G. Manufactured housing units shall have a deck or patio area adjacent to the home. The deck or patio shall be constructed of a permanent material and shall be at least 80 square feet in size, with a minimum width of eight feet in its least dimension. ̸» ­¬«¼»²¬­ ¬¸±«¹¸¬ ¬¸¿¬ ¬¸·­ ½±«´¼ ¾» ½«¬ ·² ¸¿´º ³¿·²¬¿·²·²¹ ¿ ³·²·³«³ ©·¼¬¸ò ׬ ½«´¼ ¿´­± ¾» ±² ¿ ­´·¼·²¹ ­½¿´» ¼»°»²¼·²¹ ±² ¬¸» ­·¦» ±º ¬¸» ¸±³»ò Þ±¬¸ Í¿´»³ ¿²¼ ݱ®ª¿´´·­ ®»¯«·®» ïîð ͯò º¬ò H. Each manufactured housing unit shall have a one parking space located on or adjacent to the unit space. The parking space shall be setback at least 20 feet from the street. I. Notwithstanding the above, any manufactured home legally located within the Ashland Urban Growth Boundary prior to July 1, 1990 may be relocated to an approved manufactured home development, subject to a fire and life safety inspection by the Ashland Building official. 18.84.070 Roadway, Parking and Sidewalk Standards A. Street Standards. Public streets shall comply with the design standards contained in Chapter 18.88. B. Private streets shall be a minimum of 20 feet in width, and constructed to the same standards as specified for an alley by the Ashland Public Works Department. A private street may be a dead-end street no more than 300 feet in depth from a higher order road. Adequate turn-around shall be provided according to standards established by the Planning Commission. C. Sidewalk Standards. Every manufactured housing development shall have a permanent pedestrian walkway at least 48 inches wide connecting all manufactured housing units to public or private streets, common open spaces, recreational areas and commonly-owned buildings and facilities. D. Off-Street Parking Standards. Each manufactured housing unit shall be provided with one off-street parking space on each manufactured housing site, setback 20 feet from the street. In addition, guest parking facilities of one parking space for each manufactured housing site shall also be provided on the project site, within 200 feet of the units they are intended to serve, either adjacent to the road or in a off street parking lot. Parking space construction, size, landscaping and design requirements shall be according to Chapters 18.72 (Site Review) and 18.92 (Off-Street Parking). 18.84.080 Storage and Temporary Occupancy of Manufactured Homes A. A no-charge permit from the Staff Advisor is required for the storage of any manufactured housing unit on the home premises of the owner for any length of time when not used for living purposes; provided, however, that all units so stored shall abide by the yard requirements for accessory buildings in this chapter. B. No manufactured housing unit shall be stored on a public street except for temporary maneuvering purposes. C. Temporary occupancy of a manufactured housing unit on premises which do not meet the requirements of this chapter for a manufactured housing development, may be permitted for a period not to exceed ninety (90) calendar days upon the granting of a permit by the City Building Official. Such occupancy may only be allowed in conjunction with the construction of the applicant's residence on the site. Said permit shall not be renewable within a six-month period beginning at the first date of issuance, except with approval of the Staff Advisor. 18.84.090 Non-Conforming Manufactured Housing Developments ̸·­ ±²» ·­ ¬®·½µ§ò Ì®«¬¸ ¾» ¬±´¼ô ©» ¿´´ ¬¸±«¹¸¬ ¬¸¿¬ ¬¸» »¨·­¬·²¹ þ¬®¿·´»® °¿®µ­þ ·² ¿²¼ ¿®±«²¼ ß­¸´¿²¼ ¿®» °®±ª·¼·²¹ ¿ ª»®§ ·³°±®¬¿²¬ ¿ºº±®¼¿¾´» ¸±«­·²¹ º«²½¬·±²ò ɸ·´» ­±³» ±º ¬¸»³ ¿®» ²±¬ ¬»®®·¾´§ ¿¬¬®¿½¬·ª»ô ¬¸» ±®¼·²¿²½» ­¸±«´¼ »²½±«®¿¹» ¬¸»·® «°¹®¿¼»ô ²±¬ ¼·­¿´´±© ·¬òø× ®»½¿´´ ¿² ¿®¬·½´» ·² д¿²²·²¹¿¾±«¬ ¬¸·­ º±®³ ±º ¸±«­·²¹ ©·¬¸ ­±³» °®»¬¬§ ½±±´ «°¹®¿¼»­ ¬± ­±³» ª»®§ ±´¼ þ¬®¿·´»®­òþ÷ A manufactured housing development and an individual manufactured housing unit utilized for living purposes on the effective date of this ordinance or of amendments thereto, which do not conform to the regulations of this chapter, shall be deemed to be non-conforming and may be continued, subject to the following regulations: A. Routine maintenance and repairs may be performed within the manufactured housing development or upon individual manufactured housing units. B. No non-conforming manufactured housing development shall be enlarged, remodeled or modernized except in conformance with all requirements of this chapter, except that an area of less than two acres for a development to be enlarged, remodeled or modernized may be approved through the conditional use permit procedure contained in this Title. C. No manufactured housing unit shall be located on the site of, or substituted for, a non-conforming manufactured housing unit, the use of which has been discontinued, except within a manufactured housing development holding a certificate of sanitation issued by the Board of Health, State of Oregon, issued prior to the effective date of this chapter. Relocation of existing units within the City Urban Growth Boundary are exempted as provided in Section 18.84.060 (I) D. If a non-conforming manufactured housing development holding a certificate of sanitation issued by the Board of Health, state of Oregon, ceases operation for a period of six months or more, said development shall be considered abandoned and shall be reinstituted only in conformance with the requirements of this chapter. 18.84.100 Special Conditions A. For the mitigation of adverse impacts, the City may impose conditions. Restrictions may include, but are not limited to, the following: 1. Require view-obscuring shrubbery, walls or fences. 2. Require retention of specified trees, rocks, water ponds or courses, or other natural features. B. No manufactured housing developments may be located within the Ashland Historic District. C. No manufactured housing developments may be located, relocated, or increased in size or number of units, within any zones designated for commercial use -- C-1, C-1-D, E-1, CM or M-1. (Ord 2662, 1992; Ord 3036, 2010) S: interface with developers to smooth this process, this can 4 raise complications akin to having too many cooks in the kitchen. An understanding of the differences in language and culture of each industry is key to a good working rela- tionship between manufacturers and developers. A number of the financing elements for manufactured housing are also still a challenge. Because the timeframe for construction on manufactured units is shorter than for j traditional construction, standard loan draw-down sched- ules may not be appropriate, and more flexibility is needed t in structuring arrangements with lenders (For information on the financing of another OCHI manufactured project, g P J , see Box 3.1: Financing Manufactured Housing). For buy- ers, unfavorable interest rates are common because homes are often titled as personal rather than real property, and there is still some hesitation on the part of lenders to extend mortgage loans for manufactured homes because there is a .p lack of understanding of the stability and quality of modern manufactured housing. Another issue is that appraisals are often discounted simply because the units are manufactured or because there are not very many comparable units in the area.On the whole,more education is needed in the finance " industry on the value of manufactured products. In an effort to promote understanding of manufactured housing as an affordable housing issue and to increase its al to serve as an asset-building housing opportunity,i CFED, a national nonprofit that works to expand economic OCI--11°s�i1 jlti-story niana jfactwed tow«honins ujnder opportunity,has recently launched the Innovations in Man- construction of Linden tt in Oakland. ufactured Housing (I'M HOME) initiative. This program, slated to be a 5-year initiative,will provide grants for demon- stration projects and offer a platform for collaboration and Amanda Kobler,Project Manager for the 94th and E Street knowledge sharing among grantees.I'M HOME is meant to project, noted that OCHI's infill strategy not only is allow- draw out best practices in the field, build capacity among ing low-income families to access homeownership opportu- developers, and inform the public, practitioners, and policy nities, but is also contributing to overall neighborhood sta- makers regarding the opportunities and challenges of manu- bilization and the transformation of a "gap-toothed" neigh- factured housing. Chief issue areas for I'M HOME include borhood into more a vibrant and cohesive community. In breaking stereotypes about manufactured housing, address- the past year alone, a number of homeowners on the blocks ing shortfalls in mortgage financing, enhancing long-term adjacent to the development have invested in home im- security for buyers, and tightening consumer protections. provements and are rehabbing or even completely rebuild- CFED intends to leverage the initial multi-million dollar ing their homes. "The project has made a huge impact on program fund to incentivize additional investment in the the street, and the homeowners there are thrilled at what in sector(visit www.cfed.org for more information). some ways is a renaissance of East Oakland,"said Kobler. While there are certainly challenges in using manufactured There were some hurdles for OCHI to overcome in pursu- housing as part of an affordable housing development strat- ing the use of manufactured housing, including the general egy, the industry is maturing, and nonprofit developers are prejudice against what has been perceived as"trailer homes." successfully incorporating manufactured housing into their Additionally, OCHI found that for manufacturers and deal- development portfolios.With greater levels of resources and ers of factory-built housing, working with affordable hous- attention now being turned toward the approach,the poten- ing developers is relatively uncharted territory. Dealers have tial of manufactured housing should only grow, particularly historically been set up to sell houses to individuals off the in areas where creativity is needed to override the obstacles lot the way cars are sold, rather than thinking in terms of a to affordable housing development. As Kathryn Gwatkin continuing relationship with a developer working to put a Goulding, Program Manager for I'M HOME put it, "If one number of units on sites with different requirements as far is trying to produce affordable housing in an increasingly dif- as configurations and exterior aesthetics.While some manu- ficult environment,one needs to bring to bear every weapon facturers are beginning to staff architects and engineers to in the arsenal...and think outside the box." 18 -__.___.___.___.___.___.______.___.___.___.___.___. ---------------------------------- September 2005