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2021-09-28 Planning PACKET
ASHLAND PLANNING COMMISSION SPECIAL MEETING September 28, 2021 AGENDA I. CALL TO ORDER: 7:00 PM II. ANNOUNCEMENTS III. PUBLIC FORUM IV. UNFINISHED BUSINESS A. Approval of Findings for PA-T3-2021-00003, 192 North Mountain Avenue V. DISCUSSION ITEMS A. Discussion of Amendments to Chapter 18.5.8 Annexations VI. ADJOURNMENT In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the Community Development office at 541-488-5305 (TTY phone is 1-800-735-2900). Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title 1). FINDINGS _________________________________ PA-T3-2021-00003 192 North Mountain Avenue GJOEJOHT! CFGPSF!UIF!QMBOOJOH!DPNNJTTJPO! Pdupcfs!23-!3132! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! 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DISCUSSION ITEM _________________________________ Discussion of Amendments to Chapter 18.5.8 Annexations Memo DATE:September 28,2021 TO:Ashland Planning Commission FROM:Maria Harris,Planning Manager RE:Draft Amendments to Chapter 18.5.8 Annexations Summary This is discussionitem forthe Planning Commission regarding the attached draft amendments to the annexation standards and related code sections. Background The Planning Commission discussed the potential code amendments at the August 4, 2021study session meeting. The City Council initiated amendments to Chapter 18.5.8 Annexationsat the August 3, 2021meeting. The Council directed staff and the Planning Commission toevaluate and draft code amendments to address issues raised on appeal before the Oregon Land Use Board of Appeals(LUBA)with the goal of addressing inconsistent and ambiguous language in the annexation chapter. Project Approach The goal of the project is to address inconsistent and ambiguous language in Chapter 18.5.8 Annexations. While the issues raised on appeal before LUBA warrant a review of the annexation standards, there are two additional reasons for evaluating and amending the standards –1) to provide clear standards for the evaluation of needed housing and 2) to provide clarity and responsiveness in Ashland’s development process. Focus Areas for Code Amendments The draftamendments to Chapter 18.5. Annexationsarefocused in three areas –providing a process for the approval authorityto consider requests for relief from the annexation standards (e.g., exceptions and variances), creating consistency in terminology (e.g., site, parcel, lot), and providing clear, measurable standards for connections to and improvements of public utilities and the transportation system.The amendments are summarized below. Process for exceptions and variances to annexation standards 18.4.6.020.A (page 3) -clarifies that public facility requirements including street o standards apply to annexations. 18.4.6.020.B.1 (page 3 and 4) –makes the approval criteria for the Exception to the o Street Standards the same as for the Exception to the Site Design and Use Standards by providing flexibility for the approval authority to approve an alternate design that meets the purpose and intent of the street design standards. Page 2of 2 18.5.8.050 (page 5 and 6) –permits the approval authority to grant exceptions and o variances to the annexation standards. 18.5.8.050.I (page10) –clarifies thatthe approval criteria in the Exception to Street o Standards or Variance sections can be used by the approval authority to grant exceptions and variances to the annexation standards. Consistency in Terminology A variety of terms –property, site, etc. –arereplaced throughout the annexation chapter o with “annexed area.” A new definition of annexed area is added on page 11. New definitions added for the terms adjacent, contiguous, parcel and tract (pages 11-13). o The definition of lot is revised to make it clear that the term lot is used throughout the o land use code to refer to what is technically a parcel created by a partition or a lot created by a subdivision. This is the approach and language is used in the Oregon Department of Land Conservation and Development’s model code. Measureable Standards for Transportation Improvements 18.5.8.030.A(page 5) –clarifies that the City Council may require public facility o improvements in addition to those required in the annexation standards,as well as grant exceptions and variances to the standards. 18.5.8.050.E (pae6 and 7) –annexation standards for improvements to the transportation o system are reworded to make requirements clear, per the 2021 Housing Capacity Analysis recommendations. Ambiguous terms such as providing safe and accessible bicycle or pedestrian facilitiesare removed,and the standards are reworded to require specific improvements bordering and withinthe annexed area, as well as connecting an annexed area to likely bicycle or pedestrian destinations within ¼ mile of the annexed area. Other amendments Concurrent planning application –language added in 18.5.8.020.F (page 5)and o 18.5.8.030 (page 5) requiring concurrent filing of a planning application for the development of the annexed area except for City-initiated annexations. 18.5.8.050.F (page 7) –clarifies that any physically constrained area that isn’t eligible o for a density transfer to the developable site is not included in the base density for the purposes of calculating the minimum density. 18.5.8.060 (page 10) –clarifies that additional areas can be included in the annexation by o the Staff Advisory to make the boundary more logical, to efficiently extend public or facilitiesto avoid creating islands that are surrounded by the City. Next Steps The timeline is targeted for completion by the end of the 2021 and the City Council requested that the draft amendments be brought back for their review in the Fall prior to a Planning Commission recommendation. DEPT. OF COMMUNITY DEVELOPMENTTel: 541-488-5305 20 E. Main StreetFax: 541-552-2050 Ashland, Oregon 97520TTY: 800-735-2900 www.ashland.or.us 1ORDINANCE NO.3198 2 3AN ORDINANCE AMENDING CHAPTERS 18.4.1, 18.4.6, 18.5.8 AND 18.6.1OF THE 4ASHLAND LAND USE ORDINANCE REGARDING ANNEXATIONS. 5 6 deletionsadditions Annotated to show and to the code sections being modified. Deletions 7 boldlined throughbold underline are and additions are in . 8 9 WHEREAS , Article 2. Section 1 of the Ashland City Charter provides: 10 Powers of the CityThe City shall have all powers which the constitutions, statutes, and 11 common law of the United States and of this State expressly or impliedly grant or allow 12 municipalities, as fully as though this Charter specifically enumerated each of those 13 powers, as well as all powers not inconsistent with the foregoing; and, in addition thereto, 14 shall possess all powers hereinafter specifically granted. All the authority thereof shall 15 have perpetual succession.; and 16 17 WHEREAS, the above referenced grant of power hasbeen interpreted as affording all legislative 18 powers home rule constitutional provisions reserved to Oregon Cities. City of Beaverton v. 19 International Ass’n of Firefighters, Local 1660, Beaverton Shop20 Or. App. 293; 531 P 2d 730, 20 734 (1975).; and 21 22 WHEREAS, the City of Ashland is required to perform a housing capacity analysis every eight 23 years as required by ORS 197.296 and OAR 660-0008-0045. House Bill 2003 passed in the 2019 24 Oregon legislative session and amended the previously mentioned state laws and rules to require 25 cities in Oregon to perform the housing capacity analysis and housing production strategy.; and 26 27 WHEREAS ,there is a need toprovide clear standards for the evaluation of housing that is 28 proposed as a part of an annexation to the City ofAshland. The 2021-2041 Housing Capacity 29 Analysis(HCA)was adopted as a technical study supporting the Ashland ComprehensivePlan 30 by the Ashland City Council on August 17, 2021 and found that annexation of land from the 114 ORDINANCE NO. 3198Page of 1urbanizing area (UGB) into the citylimits isnecessaryto accommodate Ashland’s population 2growth over the next 20 years. The HCA recommended the City identify opportunities to create 3greater certainty and clarity in the annexation processto ensure Ashland has an adequate supply 4of land available and serviced to accommodate future growth.; and 5 WHEREAS 6,the2019 Ashland Housing Strategy Implementation Plan also found that a lack of 7clarity in annexation policies can impede thedevelopment of needed housing; and 8 WHEREAS 9,the annexation approval criteria put forth in chapter 18.5.8.050of the Ashland 10Municipal Code do not allow the city to approve exceptionsand variancesto the annexation 11approval criteria.; and 12 WHEREAS 13, thestandards and approval criteria for development within the City Limitsallow 14the City Planning Commission or City Council toconsider approval of variances under chapter 1518.5.5 Variances, and exceptions under Section 18.4.6.020.B.1.; and 16 WHEREAS 17, amendments to the annexation criteria in 18.5.8.050are neededto allow for 18consideration of exceptions and variancesto accommodate unique or unusual conditions and 19provide for anequitable review process that is consistent with the planning application process 20that isapplied to developments within the City Limits.; and 21 WHEREAS 22, the City of Ashland Planning Commission conducted on _____________a duly 23advertised public hearing on amendments to the Ashland Land Use Ordinance concerning the 24standards relating to annexations, and following deliberations recommended approval of the 25amendments.;and 26 WHEREAS 27, the City Council of the City of Ashland conducted a duly advertised public hearing 28on the above-referenced amendments _____________.; and 29 30 214 ORDINANCE NO. 3198Page of WHEREAS 1, the City Council of the City of Ashland, following the close of the public hearing 2and record, deliberated and conducted first and second readings approving adoption of the 3Ordinance in accordance with Article 10 of the Ashland City Charter.; and 4 WHEREAS 5, the City Council of the City of Ashland has determined that in order to protect and 6benefit the health, safety and welfare of existing and future residents of the City, it is necessary to 7amend the Ashland Municipal Code and Land Use Ordinance in manner proposed, that an adequate 8factual base exists for the amendments, the amendments are consistent with the comprehensive 9plan and that such amendments are fully supported by the record of this proceeding. 10 11THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS: 12 SECTION 1. 13The above recitations are true and correct and are incorporated herein by this 14reference. 15 SECTION2. Section18.4.6.020\[Applicability–PublicFacilities\]oftheAshlandLandUse 16 Ordinanceisherebyamendedtoreadasfollows: 17 18.4.6.020Applicability 18 A.Applicability.Chapter 18.4.6 applies to all new development, including projects subject 19 to Land Division (Subdivision or Partition) approval and developments subject to Site 20 Design Review,and planingactions requiring a Type I, Type II, or Type III review procedurewhere public facility improvements are required. All public facility improvements Commented \[mh1\]: New language applies public facility 21 within the City shall occur in accordance with the standards and procedures of this chapter. requirements to planningapplications that don’t include 22“development” such as annexations. B.Exceptions and VariancesRequests to depart from the requirements of this chapter are . 23 subject to chapter 18.5.5 Variances, except that deviations from section 18.4.6.040 Street Design Standards are subject to 18.4.6.020.B.1 Exceptions to the Street Design Standards, 24 below. 25 1.Exception to the Street Design Standards.The approval authority may approve exceptions Commented \[mh2\]: Revisions based on Exceptionto the 26 to the standards section in 18.4.6.040 Street Design Standardsin section 18.4.6.040if all Site Development and Design Standards in 18.5.2.050.E. of the following circumstancesthe circumstances in either subsection a or b below, 27 are found to exist. 28 a.There is demonstrable difficulty in meeting the specific requirements of this chapter 29 due to a unique or unusual aspect of the site or proposed use of the site.; andthe exception is the minimum necessary to alleviate the difficulty; and the 30 exceptionis consistent with the Purpose, Intent,and Backgroundof the Street 314 ORDINANCE NO. 3198Page of Design Standards in subsection 18.4.6.040.A; and the exception will result in 1 equal or superior transportation facilities and connectivity considering the 2 following factors where applicable. 3 bThe exception will result in equal or superior transportation facilities and connectivity considering the following factors where applicable. 4 i.For transit facilities and related improvements, access, wait time, and ride 5 experience. 6 ii.For bicycle facilities, feeling of safety, quality of experience (i.e., comfort level of 7 bicycling along the roadway), and frequency of conflicts with vehicle cross traffic. 8 iii.For pedestrian facilities, feeling of safety, quality of experience (i.e., comfort level of walking along roadway), and ability to safety and efficiency crossing roadway.; 9 or 10 c.The exception is the minimum necessary to alleviate the difficulty. 11 d.The exception is consistent with the Purpose and Intent of the Street 12 Standards in subsection 18.4.6.040.A. 13 b.There is no demonstrable difficulty in meeting the specific requirements, but granting the exception will result in a design that equally or better achievesthe 14 stated Purposes,Intent,and Backgroundof the StreetDesignStandards in 15 subsection 18.4.6.040.A. Commented \[mh3\]: Provides flexibility to allow approval authority to approve alternative design solutions. Same 16 existing language is included in Exception to the Site SECTION 3. The Annexations Chapter of Ashland Land Use Ordinanceishereby amended as Development and Design Standards in 18.5.2.050.E. 17 follows: 18 18.5.8.010Purpose 19 This chapter containsThe purpose of this chapter is to establishprocedures and approval 20 criteria for the Annexationannexationof land to provide for the orderly expansion of the City 21 andadequate provision of public facilities and services, consistent with the provisions of the Oregon Revised Statutes (ORS) including ORS Chapter 222. 22 23 18.5.8.020Applicability and Application Submission Requirements 24 Except for annexations initiated pursuant to section 18.5.8.040, application for annexation shall 25 include the following information. 26 A.Consent to annexation, which is non-revocable for a period of one year from its date. 27 B.Agreement to deposit an amount sufficient to retire any outstanding indebtedness of special districts defined in ORS222.510. 28 C.Boundary description and map preparedin accordance with ORS 308.225. Such description 29 and map shall be prepared by a registered land surveyor. The boundaries shall be surveyed 30 and monumented as required by statute subsequent to City Council approval of the proposed annexation. 414 ORDINANCE NO. 3198Page of D.Written findings addressing the criteria and standards in section 18.5.8.040. 1 E.Written request by the property owner for a zone change. Provided, however, no written 2 request shall be necessary if the annexation has been approved by a majority vote in an 3 election meeting the requirements of Section 11g of Article XI of the Oregon Constitution (Ballot Measure No. 47). 4 F.For annexation applications not initiatedby the City, aconcurrent filing of a planning 5 application(e.g., Site Design Review, Subdivision, or LandDivision) for the 6 development of the annexed area. Commented \[mh4\]: Request annexation application materials to include a concurrent filing of a planning 7 application for development of the annexed area. 8 18.5.8.030Applicability and Review Procedure 9 All annexations shall be processed under the Type III procedure. Except for City-initiated annexations,annexationapplicationsrequire an accompanyingplanning application for 10 the development of the entirety of the annexed area in accordance with applicable 11 procedure and approval criteria in chapter 18.5.1.General Review Proceduresconcurrent with the annexation application. Commented \[mh5\]: 12 Requires concurrent planning application for development of the annexed area. A.Legislative Authority. Annexations are a legislative decision and the City Council 13 makes the final decision on annexations in accordance with subsection 14 18.5.1.010.B.4. The City Council may require improvements to public facilities, such as utilities and streets, asa condition to annexation approval,in addition to the 15 requirements of section 18.5.8.050, and grant exceptions and variances to the criteria 16 and standards in accordance with subsection 18.5.8.050.I. Commented \[mh6\]: Clarifies that the approval authority can require public facility improvements in addition to those 17 required in the annexation standardsas well as approve exceptionsand variances to the annexation standards. 18 18.5.8.040Initiation by City Council or Planning Commission 19 The City Council or Planning Commission on its own motion may initiate a proposal for annexation. The applicable approval criteria and standards in section 18.5.8.050shall applyto 20 City-initiated annexation applications.Provided, however, that in the caseof annexation 21 pursuant to section 18.5.8.050.H.3 (current or probable public health hazard due to lack of full City sanitary sewer or water services) or section 18.5.8.030.H.6 (the lot or lots 22 proposed for annexation are an island completely surrounded bylands within the city 23 limits), the approval standards in subsections 18.5.7.050.E, F and G shall not apply. Commented \[mh7\]: City-initiatedannexations that will Annexations initiated to address dangers to public health shall follow the process and be include future development, such as a park, will have 24 transportation impacts and therefore should not be exempted subject to the criteria in ORS Chapter 222 or successor state statute. from the transportationstandards. 25 Commented \[mh8\]: State law regulates annexations to 26 address “health hazard abatement”, in terms of both 18.5.8.050Approval Criteria and Standards procedure and criteria, ORS 222.840 –ORS 222.915. 27 An annexation may be approved if the proposed request for annexation conforms, or can 28 be made to conform through the imposition of conditions, with all of the following approval criteria.An application for an annexation maybeapproved if the proposal 29 meets the applicable criteria in subsections A through H below. The approval authority 30 may, in approving the application, impose conditions of approval consistent with the applicable criteria and standards, and grant exceptions and variances to the criteria and 514 ORDINANCE NO. 3198Page of standards in this section in accordance with subsection 18.5.8.050.I. 1 Commented \[mh9\]: Clarifies that exceptions and variances can be granted to the annexation standards. A.The land is within the City's Urban Growth Boundary. 2 B.The proposed zoning for the annexed area is in conformance with the designation indicated 3 on the Comprehensive Plan Map, and the project, if proposed concurrently with the 4 annexation, is an allowed use within the proposed zoning. 5 C.The land is currently contiguous with the present city limits. 6 D.Adequate City facilities for the provision of water to the siteannexed areaas determined by the Public Works Department; the transport of sewage from the siteannexed areato the 7 waste water treatment plant as determined by the Public Works Department; the provision of 8 electricity to the siteannexed areaas determined by the Electric Department; urban storm drainage as determined by the Public Works Department can and will be provided to and 9 throughfromthe subject property. Unless the City has declared a moratorium based upon a 10 shortage of water, sewer, or electricity, it is recognized that adequatecapacity exists system-wide for these facilities.All required public facilityimprovements shall be 11 constructed and installed in accordance with 18.4.6.030.A. Commented \[mh10\]: This is referring the timing of 12 public facility improvements and financial guaranteesto the E.Adequate transportation can and will be provided to and throughto servethe subject existingsectionin Chapter 18.4.6 PublicFacilities. 13 propertyannexed area. For the purposes of this section "adequate transportation" for annexations consists of vehicular, bicycle, pedestrian,and transit transportation meeting the 14 following standards. Commented \[mh11\]: Changes to subsection E are to 15 make transportation system requirements clear, per the 2021 1.Forvehicular transportation a minimum2022-foot wide paved access exists, or can and Housing Capacity Analysis recommendations. Ambiguous 16 will be constructed, along the full frontage of the project siteproviding access to the terms such as providing safeand accessible bicycle or pedestrian facilities are removed and the standards are annexed areatofromthe nearest fully improved collector or arterial street. All streets 17 reworded to require specific improvements bordering and adjacent tobordering onthe annexed area shall be improved, at a minimum, to an within the annexed area, as well as connecting an annexed 18 applicable City half-street standard with a minimum 20-foot wide driving surface. area to likely bicycle or pedestrian destinations within ¼ mile of the annexed area. The City approval authoritymay, after assessing the impact of the development, 19 require the full improvement of streets adjacent toborderingonthe annexed area. All 20 streets located within annexed areas shall be fully improved to City standardsunless exception criteria apply. Where future street dedications are indicated on the Street 21 Dedication Map or required by the City, provisions shall be made for the dedication and 22 improvement of these streets and included with the application for annexation. 23 2.For bicycle transportation safe and accessible bicycle facilities exist, or can and will be constructed. Should the annexation be adjacent toannexed area borderan 24 arterialstreet, bike lanes shall be provided on or adjacent to the arterial 25 streetconstructed along the arterialstreet frontage of the annexed area. Likely bicycle destinations within a quarter of a mile from the project siteannexed areashall 26 be determined and safe and accessible bicycle facilities serving those destinations 27 shall be indicatedthe approval authority may require bicycle facilities to serve those destinations after assessing the impact of the developmentproposed 28 concurrently with the annexation. 29 3.For pedestrian transportation safe and accessible pedestrian facilities exist, or 30 can and will be constructed.Full sidewalk improvements shall be provided on one side adjacent to the annexationforofall streets adjacent tobordering onthe proposed 614 ORDINANCE NO. 3198Page of annexed area. Sidewalks shall be provided as required by ordinance on all streets within 1 the annexed area. Where the project siteannexed areais within a quarter of a mile of 2 an existing sidewalk systemor a locationwith demonstrated significantpedestrian activity,the approval authoritymay requiresidewalks, walkways or multi-use 3 paths, the sidewalks from the project siteshalltobe constructed to extend and 4 connect to either or both the existing systemand locationswith significant 5 pedestrian activity.Likely pedestrian destinations from the project site shall be determined and the safe and accessible pedestrian facilities serving those 6 destinations shall be indicated. 7 4.For transit transportation, should transit service be available to the siteannexed area, or be likely to be extended to the siteannexed areain the future based on information from 8 the local public transit provider, provisions shall be madefor the the approval 9 authority may requireconstruction ofadequate transit facilities, such as bus shelters and bus turn-out lanes. All required transportation improvements shall be 10 constructed and installed prior to the issuance of a certificate of occupancy for 11 any new structures on the annexed property. 12 5.Timing of Transportation Improvements. All required transportation improvements shall be constructed and installed in accordance with 18.4.6.030.A. 13 Commented \[mh12\]: Moved from subsection E.4 above. F.For all residential annexations, a plan shall be provided demonstrating that the development 14 of the entire property will ultimately occur at a minimum density of 90percentof the base 15 density for the zone, unless reductions in the total number of units is necessary to accommodate significant natural features, topography, access limitations, or similar physical 16 constraints. The owner or owners of the property shall sign an agreement, to be recorded 17 with the county clerk after approval of the annexation, ensuring that future development will occur in accord with the minimum density indicated in the development plan. For purposes 18 of computing maximum density, portions of the annexed area containing 19 undevelopablearea such as wetlands, floodplain corridor lands, slopes greater than 20 35 percent, shall not be included.The base density of the annexed area for the purpose of calculating the minium density in this section shall exclude any 21 unbuildable areas in excess of the acreage that qualifies for a density transfer for 22 physical and environmental constraints in subsection 18.3.10.120 and/or water resources in subsection 18.3.11.090.C. Commented \[mh13\]: This makes the exclusionof 23 unbuildable areas from the minimum density calculation G.Except as provided in 18.5.8.050.G.7, below, annexations with a density or potential density consistent with the ability to transfer some of the density 24 of four residential units or greater and involving residential zoned lands, or commercial, from physically constrainedareas to the developable area. 25 employment or industrial lands with a Residential Overlay (R-Overlay) shall meet the following requirements. 26 1.The total number of affordable units provided to qualifying buyers, or to qualifying renters, 27 shall be equal to or exceed 25 percent of the base density as calculated using the unit equivalency values set forth herein. The base density of the propertyannexed areafor the 28 purposesof this calculationcalculating the total number of affordable units in this 29 section shall exclude any undevelopableunbuildablelots, parcels, or portions of the propertyannexed areasuch as existing streets and associated rights-of-way, railroad 30 facilities and property,wetlands, floodplain corridor lands, water resource areas, slopes 714 ORDINANCE NO. 3198Page of greater than 35 percent, or land area dedicated as a public park. 1 a.Ownership units restricted to households earning at or below 120percentthe area 2 median income shall have an equivalency value of 0.75 unit. 3 b. Ownership units restricted to households earning at or below 100percentthe area 4 median income shall have an equivalency value of 1.0 unit. 5 c. Ownership or rental unitsrestricted to households earning at or below 80percentthe area median income shall have an equivalency value of 1.25 unit. 6 2.As alternative to providing affordable units per section 18.5.8.050.G.1, above,the 7 applicant may provide title to a sufficient amount of buildable land for development 8 complying with subsection 18.5.8.050.G.1.b, above, through transfer to a non-profit (IRC 501(3)(c) affordable housing developer or public corporation created under ORS 9 456.055 to 456.235. 10 a.The land to be transferred shall be located within the project meeting the standards 11 set forth in sections 18.5.8.050.G.5 and, subsections 5 –6and 18.5.8.050.G.6. 12 b.All needed public facilities shall be extended to the area or areas proposed for transfer. 13 c.Prior to commencement of the project, title to the land shall be transferred to the City, 14 an affordable housing developer which must either be a unit of government, a non– 15 profit 501(C)(3) organization, or public corporation created under ORS 456.055 to 456.235. 16 d.The land to be transferred shall be deed restricted to comply with Ashland’s 17 affordable housing program requirements. 18 e.Transfer of title of buildable land in accordance with thissubsection shall exempt the 19 project from the development schedule requirements set forth in 18.5.8.050.G.4. 20 3.The affordable units shall be comparable in bedroom mix with the market rate units in the development. 21 a.The number of bedrooms per dwelling unitin the affordable units within the 22 residential development shall be in equal proportion to the number of bedrooms per dwelling unit in the market-rate units within the residential development. This 23 provision is not intended to require the same floor area in affordable units as 24 compared to market-rate units. The minimum square footage of each affordable unit 25 shall comply with the minimum required floor area based as set forth in Table 18.5.8.050.G.3, or as established by the U.S. Department of Housing and Urban 26 Development (HUD) for dwelling units developed under the HOME program. 27 28 Table 18.5.8.050.G.3–Minimum Required Floor Area for Affordable Units 29 Unit TypeMinimum Required Unit Floor Area 30 (Square Feet) 814 ORDINANCE NO. 3198Page of 1 Studio350 1 Bedroom500 2 2 Bedroom800 3 3Bedroom1,000 4 4 Bedroom1,250 5 6 4.A development schedule shall be provided that demonstrates that that the affordable housing units per subsection 18.5.8.050.G shall be developed, and made available for 7 occupancy, as follows. 8 a.That 50percentof the affordable units shall have been issued building permits prior 9 to issuance of a certificate of occupancy for the last of the first 50percentof the market rate units. 10 b.Prior to issuance of a building permit for the final ten percentof the market rate units, 11 the final 50percentof the affordable units shall have been issued certificates of 12 occupancy. 13 5.That affordable housing units shall be constructed using comparable building materials and include equivalent amenities as the market rate units. 14 a. The exterior appearance of the affordable units in any residential development shall 15 be visually compatible with the market-rate units in the development. External 16 building materials and finishes shall be substantially the same in type and quality for affordable units as for market-rate units 17 b.Affordable units may differ from market-rate units with regard tofloor area,interior 18 finishes and materials, and housing typeprovided that the affordable housing units 19 are provided with comparable features to the market rate units, and shall have generally comparable improvements related to energy efficiency, including plumbing, 20 insulation, windows, appliances, and heating and cooling systems. 21 6.Exceptions to the requirements of 18.5.8.050, subsections G.2 –G.5, above, may be 22 approved by the City Council upon consideration of one or more of the following. 23 a.That an alternative land dedication as proposed would accomplish additional benefits for the City, consistent with the purposes of this chapter, than would development 24 meeting the on-site dedication requirement of subsection 18.5.8.050.G.2. 25 b.That the alternative phasing proposal not meeting subsection 18.5.8.050.G.4 26 provided by the applicant provides adequate assurance that the affordable housing units will be provided in a timely fashion. 27 c.That the materials and amenities applied to the affordable units within the 28 development, that are not equivalent to the market rate units per subsection 29 18.5.8.050.G.6, are necessary due to local, State, or Federal Affordable Housing standards or financing limitations. 30 7.The total number of affordable units described in this section 18.5.8.050.G shall be 914 ORDINANCE NO. 3198Page of determined by rounding down fractional answers to the nearest whole unit. A deed 1 restriction or similarlegal instrument shall be used to guarantee compliance with 2 affordable criteria for a period of not less than 60 years for units qualified as affordable 3 rental housing, or 30 years for units qualified as affordable for-purchase housing. H.One or more ofthe following standards are met. 4 1.The proposed area for annexation is to be residentially zoned, under the 5 Comprehensive Plan, and that the applicant will obtain planning action approval 6 for an outright permitted use, special permitted use, or conditional use in conformance with the annexation request.The annexation proposal is consistent 7 with the Comprehensive Plan plan designations applicable to the annexed area, 8 including any applicable adopted neighborhood, master,or area plan. 9 2.The proposed lot or lots will be zoned M-1, CM, E-1, or C-1 under the Comprehensive Plan, and that the applicant will obtain Site Design Review 10 approval for an outright permitted use, or special permitted use concurrent with 11 the annexation request. 12 32.A current or probable danger to public health hazardexistswithin the proposed area for annexationdue to lack of full City sanitary sewer or water servicesin accordance 13 with the criteriain ORSChapter 222. 14 43.Existing development in the proposed area for annexation has inadequate water or 15 sanitary sewer service, or the service will become inadequate within one year. 16 54.The area proposed area for annexation has existing City water or sanitary sewer service extended, connected, and in use, and asigned consent to annexation agreement has 17 been filed andaccepted by the City. 18 65.The lot or lots proposed area for annexation areisanisland completelysurrounded by 19 lands within the city limits. 20 I.Exceptions and Variances to the Annexation Approval Criteria and Standards. The approval authority may approve exceptions to and variances from the approval 21 criteria and standards in this sectionusing the criteriainsection 18.4.6.020.B.1 22 Exceptions to the Street Design Standards or chapter 18.5.5. Variances. Commented \[mh14\]: Makes existing exception and variance approval criteriaapplicable to the annexation 23 standards. 24 18.5.8.060Boundaries 25 When an annexation is initiatedbya private individualan applicant other than the City, the Staff Advisor may include other parcels of propertylandin the proposed annexation in order 26 to make a boundary extension more logical, to address the effective extension of public 27 facilities,andorto avoid parcelsan areaof land which areisnot incorporated but areis Commented \[mh15\]: This was an issue raised in the LUBA appeal. partially or wholly surrounded by the City. The Staff Advisor, in a report to the Planning 28 Commission and City Council, shall justify the inclusion of any parcelslandother than the 29 parcellandfor which the petitionplanning actionis filed.The purpose of this section is to permit the Commission and Council to make annexations extending the City's 30 boundaries more logical and orderly. 1014 ORDINANCE NO. 3198Page of 1 18.5.8.070Statutory Procedures 2 The applicant for the annexation shall also declare which procedure under ORS chapter 222 the 3 applicant proposes that the Council use, and supply evidence that the approval through this procedure is likely. 4 5 SECTION4. Section18.6.1.030\[Definitions-Definitions\]oftheAshlandLandUseOrdinance 6 isherebyamendedtoreadasfollows: 7 8 18.6.1.030Definitions 9 The following definitions are organized alphabetically. 10 Adjacent.Adjacent means abutting or located directly across a street right-of-way. 11 Commented \[mh16\]: Staff needs to research use of the term adjacent througnout the land use code. 12 Annexed Area. A property or group of adjacentproperties, including public right-of-way, 13 to be annexed. 14 15 Contiguous. That alot, parcel, site, or annexed area has a common boundary, including a 16 boundary that only touches a common point.For purposes of annexation, “contiguous” also means a property or group of adjacentproperties, including public 17 right-of-way to be annexed, that touch the City limits at any point along any exterior 18 boundary of the territory to be annexed or that is separated from the City limits only by a public right-of-way or body of water. 19 20 Lot.Aunit of land created by a subdivisionAlegally created piece of land other than a Commented \[mh17\]: Staff will need to change parcel to 21 tract that is the result of land divisionor a unit or contiguous units of land under single lot throughout code. Also check the use of term tract. 22 ownership, which complies with all applicable laws at the time such lots were created. Any contiguous ownership of non-conforming lots will be considered one tract of land. 23 The term “lot”is used in this ordinance to apply to the state definition of both lot, the 24 result of subdividing, and parcel, the result of partitioning. 25 - Corner Lot. A lot abutting the intersection of two or more streets other than an alley. See Figure below. 26 27 28 29 30 1114 ORDINANCE NO. 3198Page of 1 2 3 4 5 6 7 8 9 10 Figure 3 Corner Lots 11 Flag Lot. A lot with two distinct parts. See Figure below. - 12 1.The flag, which is the building site; and is located behind another lot. 13 2.The pole, which connects the flag to the street; provides the only street frontage for the lot with less than 40 feet of frontage on a street; and unless an alley provides 14 access, includes a driveway providing access. 15 16 17 18 19 20 21 22 23 Figure 4 Flag Lot 24 -Interior Lot.A lot other than a corner or flag lot. 25 -Through Lot.An interior lot having frontage on two parallel or approximately parallel 26 streets other than alleys. Such a lot has one front yard fronting on the primary public 27 street. 28 Parcel.A legally defined are of land created through a partition. 29 30 Planning Action or Planning Application.A planning action is an application filed pursuant to 1214 ORDINANCE NO. 3198Page of the requirements of this ordinance. A planning action is a proceeding pursuant to this 1 ordinance in which the legal rights, duties, or privileges of specific parties are determined, 2 and any appeal or review of such proceeding pursuant to the provisions of this ordinance. A 3 planning action does not include a ministerial action or legislative amendment. Commented \[mh18\]: Possibly delete this sentence. Staff needs to research use of the term planning action throughout -Type I Procedure (Administrative Decision With Notice).Type I decisions are made 4 land use code. by the Staff Advisor with public notice and an opportunity for appeal to the Planning 5 Commission. See section 18.5.1.050for the procedures for Type I actions. 6 -Type II Procedure (Quasi-Judicial Review/Public Hearing Review).Type II decisions are made by the Planning Commission after a public hearing, with an opportunity for 7 appeal to the City Council. See section 18.5.1.060for the procedures for Type IIactions. 8 9 Tract.A piece of land within a platted subdivision reserved for open space, utility 10 corridor, recreation facilities, sensitive lands, or other purpose; may be dedicatedto anowner’s association or other entity for maintenance. 11 12 SECTION5.Codification. Inpreparingthisordinanceforpublicationanddistribution,theCity 13 Recordershallnotalterthesense,meaning,effect,orsubstanceoftheordinance,butwithinsuch 14 limitations,may: 15 (a) Renumbersectionsandpartsofsectionsoftheordinance; 16 (b) Rearrangesections; 17 (c) Changereferencenumberstoagreewithrenumberedchapters,sectionsorotherparts; 18 (d) Deletereferencestorepealedsections; 19 (e) Substitutethepropersubsection,section,orchapternumbers; 20 (f) Changecapitalizationandspellingforthepurposeofuniformity; 21 (g) Addheadingsforpurposesofgroupinglikesectionstogetherforeaseofreference;and 22 (h) Correctmanifestclerical,grammatical,ortypographicalerrors. 23 24 SECTION6.Severability. Eachsectionofthisordinance,andanypartthereof,isseverable, 25 andifanypartofthisordinanceisheldinvalidbyacourtofcompetentjurisdiction,the 26 remainderofthisordinanceshallremaininfullforceandeffect. 27 28 The foregoing ordinance was first read by title only in accordance with Article X, 29 th Section 2(C) of the City Charter on the ___day of _________, 2021, 30 th and duly PASSED and ADOPTED this ___day of _________, 2021, 1314 ORDINANCE NO. 3198Page of 1 2_______________________________ 3Melissa Huhtala, City Recorder 4 5 6SIGNED and APPROVED this ___ day of _________, 2021. 7 8 9 10________________________ 11Julie Akins, Mayor 12 13 14Reviewed as to form: 15 16_______________________________ 17Katrina Brown,Interim City Attorney 18 19 20 21 22 23 24 25 26 27 28 29 30 1414 ORDINANCE NO. 3198Page of