HomeMy WebLinkAbout2021-10-26 Planning PACKET
ASHLAND PLANNING COMMISSION
STUDY SESSION
October 26, 2021
AGENDA
I. CALL TO ORDER:
7:00 PM
II. ANNOUNCEMENTS
III. PUBLIC FORUM
IV. DISCUSSION ITEMS
A. Code Amendments for Housing in Employment Zones
V. ADJOURNMENT
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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:October 26, 2021
TO:Ashland Planning Commission
FROM:Maria Harris,Planning Manager
RE:Housing in Employment Zones
Summary
This is adiscussion item aboutdraft code amendments to allow more housing in the employmentzones.
Staff compiled the attacheddraftbased on the code amendment option described at the August 24, 2021
PlanningCommissionmeeting.
At the August 24, 2021 meeting, Fregonese and Associates presented a recap of the findings from the
data analysis and a recommendedoption for land use code amendments.The recommended code option
includes the following items.
Remove residential densities in the Commercial (C-1)and Employment (E-1)zonesand replace
with floor area ratio (FAR)
Reduce the ground floor requirement for nonresidential uses(offices, retail, services, etc.)from
65percentto 35 percentin C-1 and E-1 with the R-Overlay
Exclude Downtown Design Standards overlay
o
Apply to parcels of 10 acres or less
o
Allow 100percentof ground floor in the TT Overlay to be residential (currently 35percent is
required in non-residential uses)
Applies to new construction
o
Applies to buildingswith two or more stories
o
Require commercial-ready space similar to City of Bend
o
Consider a sunset provisionfor above housing allowancesthat requires reevaluation of the need
and availability of commercial and employment lands every ten years and/or anytime the
Economic Opportunity Analysis (EOA) is updated
Note:Residential development inthe E-1 zone is limited to E-1 properties in the Residentialoverlay (R-
overlay).Not all E-1zoned land is located in the R-overlaysuch as WashingtonStreet, Jefferson
Avenue,Benson Way and Clover Lane.Additionally, the Croman Mill District has its own unique zones
basedon the masterplan and does not include any C-1 orE-1 zoned land.
Fregonese and Associates analyzedthe buildable lands data and buildingpermits issuedinthelast 10
years and found there is sufficient C-1 and E-1 land for future employmentneeds. The Oregon
Statewide Planning System requires all cities and counties in Oregon to address Statewide Planning
Goal 9 Economic Developmentwhichrequires cities and counties to provide an adequate land supply
Page 2of 4
for economic development and employment growth.Specific items in the data analysisinclude the
following.
The land consumption rate in theC-1 and E-1 zonesis relatively low with an average of 2 acres
per year used for thelast 8 years.
Ofthe50buildingpermits that were issued for commercialdevelopmentin the last 10 years, 26
permitswere in located in theC-1 and E-1zonesand the other 24 permits were located in the C-
1-Dzone (Downtown)or were publicprojects such as SOUand Ashland School District
projects.
The 2007 Economic Opportunity Analysis (EOA)forecasted more employmentgrowth than has
occurredover the last 14 years. The EOAprojected15, 220project jobsby 2027,including
10,654 jobs in retail and services.State data shows a total of 10, 237 jobs in the Ashland Urban
Growth Boundary in 2019.
The EOAdeterminedthat 30%of theemploymentgrowthwould not require consumptionof
vacant land.
Currently, approximately 20% of thejobs are in residential zones.
Background
The City Council initiated the project at the March 16, 2021business meeting. Specifically, the Council
directed staff to work with the Planning Commission to evaluate the draft code language prepared by
representatives of KDA Homes and propose amendments to the land use ordinance which would provide
the flexibility to temporarily use the ground floor of commercial buildings for housing.
Laz Ayala and Mark Knox from KDAHomes introduced the issueto the Planning Commission at the
study session meeting on December 22, 2019.The KDA representatives suggested that there is a
surplus of commercial space that could be used to provide housing units. The concerns raised included
the decreased demand for commercial space due to ecommerce and the pandemic while housing demand
continues to increase, particularly after the Almeda fire. The KDA representatives suggested amending
the land use code to allow the temporary use of ground floor commercial space to be used for housing
units and requiring the buildings to be constructed to commercial building code standards so the space
could be converted in the future should demand for commercial space return.
Currently, at least 65 percent of the ground floor of buildings in the commercial (C-1) and employment (E-1)
zones is required to be commercial and light industrial uses. The remaining 35 percent of the ground floor can
be used for residential dwellings as well 100 percent of the upper stories in multi-story buildings. The
exceptions are: 1) in the Transit Triangle (TT) overlay, a minimum of 35 percent of the ground floor is required
to be used for commercial and light industrial uses and 2) in the commercial area of the North Mountain
Neighborhood District, the ground floor can be used entirely for housing but must be built to commercial
building code standards so that the space can be converted to commercial uses in the future.
In 1992, the land use code was amended to eliminate entirely residential buildings as an allowed use in the C-1
and E-1 zones (Ord. 2688). The current standard of requiring 65 percent of the ground floor in commercial or
light industrial uses was put in placeat that time, as well as residential densities for each of the zones. Prior to
1992, residential buildings comprised entirely of housing units could be built in the C-1 and E-1 zones with the
approval of a conditional use permit. The 1992 code update was in part due to concern about construction of
residential buildings near the downtown and loss of future commercial space.
DEPT.OF COMMUNITY DEVELOPMENTTel: 541-488-5305
20 E. Main StreetFax: 541-552-2050
Ashland, Oregon 97520TTY: 800-735-2900
www.ashland.or.us
Page 3of 4
Project Goal and Objectives
Staff developed the following project goal and objectives to assist in evaluating code options. The
project goals and objectives are based on City Council direction and adopted City policies.There are
several adopted City of Ashland policies that support the project objectives including in the Housing,
Economy and Transportationchapters of the Ashland Comprehensive Plan, the Housing Capacity
Analysis (HCA), the Climate Energy and Action Plan (CEAP), and the Economic Development
Strategy.
Project Goal:
Provide more flexibility in the employment zones to respond to fluctuations and
changes in the economy and demand for housing.
Project Objectives
Maintain an inventory of employment parcels in a variety of sizes and locations to
encourage new business development.
Increase the supply of moderately-priced rental and for-purchase housing.
Jumpstart redevelopment in areas that have trouble attracting projects and/or are in
proximity to public transit and walking distance to daily service needs, such as groceries,
shops, parks, etc.)
The recentlyadopted Housing Capacity Analysis(HCA)providesa number of recommended policy
changes to address Ashland’s unmet housing needs.The HCA’s recommended policy changes or
strategiesare presented as guidance for the upcoming Housing Production Strategy.
Strategy 1: Ensure an adequate supply of land is available and serviced
Strategy 1.3: Identify opportunities to increase allowances for residential uses on the ground
floor of buildings within commercial and employment zones.
Evaluate decreasing multifamily parking requirements.
Strategy 1.4:
Strategy 2: Provide opportunities for housing development to meet the City’s identified housing needs
Evaluate opportunities incentivize smaller units through amendments to allowable
Strategy 2.2:
densities.
Evaluate increasing allowances for residential dwellings in commercial and
Strategy 2.4:
employment zones, such as allowing an increased amount of residential uses in ground floor
commercial spaces.
Strategy 5: Align housing planning with the Climate and Energy Action Plan
Evaluate opportunities to develop new housing closer to downtown and commercial
Strategy 5.4:
centers to reduce dependence on automobiles for transportation.
Draft Code Amendments
The attached draft code amendments are based on the code option recommended by Fregonese and
Associates at the August 24, 2021 Planning Commission study session (see Summary section above).
Based on Planning Commissionfeedback at the August study session, the sunset clause isn’t included in
the draft code amendments.Notes are included in the code to explain items and highlight additional
issues.
DEPT.OF COMMUNITY DEVELOPMENTTel: 541-488-5305
20 E. Main StreetFax: 541-552-2050
Ashland, Oregon 97520TTY: 800-735-2900
www.ashland.or.us
Page 4of 4
Next Steps
Staff recommends moving forward with the recommended code optionand the Planning Commission
holding a public hearing in December.
DEPT.OF COMMUNITY DEVELOPMENTTel: 541-488-5305
20 E. Main StreetFax: 541-552-2050
Ashland, Oregon 97520TTY: 800-735-2900
www.ashland.or.us
Chapter 18.2.3 –Special Use Standards
18.2.3.130Dwelling in Non-Residential Zone
Where dwellings are allowed in non-residential zones, they are subject to all of the following
requirements.
A.Dwellings in the E-1 zone are limited to the R-overlay zone. See chapter 18.3.13Residential
Overlay.
B.Dwellingsin the E-1 and C-1 zones shall meet all of the following standards, except that
dwellings developed under the Transit Triangle (TT) overlay option are not subject to
subsection 18.2.3.130.B, below. See section 18.3.14.040 for the allowed uses in the TT
overlay.
1.Mixed-Use DevelopmentsOutside of the Downtown Design Standards Overlay.If
Commented \[mh1\]:
This subsection is new and applies to
there is one building on a site, ground floor residential uses shall occupy not C-1 and E-1 zoned areas located outside of the Downtown
Design Standards overlay. Reduces the ground floor
more than 35 percent of the gross floor area of the ground floor. Where more than
requirement for nonresidential uses from 65% to 35%.
one building is located on a site, not more than 50 percent of the total lot area
Housing Capacity Analysis (HCA)
shall bedesignated for residential uses. At least 65 percent of the gross floor
Strategy 1.3: Identify opportunities to increase
area of the ground floor shall be designated for permitted uses and uses
allowances for residential uses on the ground floor of
permitted with special use standards, not including residential uses.
buildings within commercial and employment zones.
a.Applicability.This subsection, 18.2.3.130.B.1,applies to mixed-use buildings or
developments that meet all of the following requirements.
i.Location. The mixed-usebuilding or developmentshallbe located outside
of the Downtown Design Standards overlay.
ii.Lot Size. The mixed-use building or developmentshall belocated on a lot
that is10 acres or less in size.Mixed-use developments located on lots
greater than 10 acres in size shall besubject to the requirements of
subsection 18.2.3.130.B.2, below.
ii.Building Height. The mixed-use buildingshall betwo or more stories in
height. Mixed-use buildings that are one story in height are subject to the
requirements of subsection 18.2.3.130.B.2, below.
b.Gross Floor Area.
i.One Building.When a planning application is limited to one building,
residential uses may occupy up to 65 percent of the gross floor area of the
ground floor. At least 35 percent of the gross floor area of the ground floor
shall be designated for permitted uses and uses permitted withspecial use
standards, not including residential uses.
ii.More Than One Building.When a planning application includes more than
one building, the equivalent of at least 35 percent of the gross floor area of
the ground floor for all buildings shall be designated for permitted uses
and uses permitted with special use standards, not including residential
uses.
c.Residential uses shall be subject to the same setback, landscaping, and
design standards as for permitted uses in the underlying zone.
1
d.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.
2.Mixed Use Developments Inside theDowntown Design StandardsOverlay,Large
Lots and One-Story Mixed-Use Buildings.Residentialdensities shall not exceed 15
dwelling units per acre in the E-1 zone, 30 dwelling units per acre in the C-1 zone,
and 60 dwelling units per acre in the C-1-D zone. 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.
a.Applicability.This subsection, 18.2.3.130.B.2, applies to mixed-use buildings
and developmentslocated in the Downtown Design Standards Overlay. In
addition, this subsection applies to mixed-use buildings and developments
located on lots that are greater than 10 acres in sizeandto one-story mixed-
use buildings, whether the lot or building is located inside or outside the
Downtown Design Standards overlay.
i.Location.Mixed-use buildingsand developmentslocated in the Downtown
Design Standard overlay shall be subject to the requirements of this
subsection.
ii.Lot Size. Mixed-use buildings and developments located on lots greater
than 10 acres in size shall be subject to the requirements of this
subsection.
iii.Building Height. Mixed-use buildings that are one story in height shall be
subject to this subsection.
b.Gross Floor Area.
i.One Building. When a planning application is limited to one building,
residential uses may occupy up to 35percent of the gross floor area of the
ground floor. At least 65percent of the gross floor area of the ground floor
shall be designated for permitted uses and uses permitted with special use
standards, not including residential uses.
ii. More Than One Building. When a planning application includes more than
one building, the equivalent of at least 65percent of the gross floor area of
the ground floor for all buildings shall be designated for permitted uses and
uses permitted with special use standards, not including residential uses.
3.Residential uses shall be subject to the same setback, landscaping, and design
standards as for permitted uses in the underlying zone.
4.Off-street parking is notrequired for residential uses in the C-1-D zone.
5.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.
2
Chapter 18.2.6 –Standards for Non-Residential Zones
18.2.6.030Unified Standards for Non-Residential Zones
1
Table 18.2.6.030 –Standards for Non-Residential Zones
(Except as modified under chapter 18.5.5Variances.)
StandardC-1C-1-DE-1M-1
1
Residential Density30 du/ac60 du/ac15 du/acNA
(dwelling units/acre)
1 where allowed per section 18.2.3.130; within E-1 zone, per R-Overlay (see chapter 18.3.13Residential Overlay).
Commented \[mh2\]:
Housing Capacity Analysis
Strategy 2.2:Evaluate opportunities incentivize
smaller units through amendments to allowable
Floor Area Ratio (FAR)1
densities.
Minimum.5.5.5.5Strategy 2.4:Evaluate increasing allowances for
residential dwellings in commercial and employment
Maximum1.5NA1.5NA
zones, such as allowing an increased amount of
residential uses in ground floor commercial spaces.
1
Plazas and pedestrian areas shall count as floor are for the purposes of meeting the minimumFAR.
Lot Area, Width, DepthThere is no minimum lot area, width or depth, or maximum lot coverage; or minimum
Commented \[mh3\]:
Replaces maximum densities in the
front, side or rear yard, except as required to comply with the special district and overlay
Lot Coverage
non-residential zones with a floor area ratio. Buildings in the
zone provisions of part 18.3or the site development and design standards of part 18.4.
downtown, C-1-D, currently are 2.0 FAR and greater
because the buildings occupy most or all of the lot.
There is no minimum front, side, or rear yard required, except
where buildings on the subject site abut a residential zone, in
which case a side of not less than10 ft and a rear yard of not
less than 10 ft per story is required.
There is no
minimum front, side,
The solar setback standards of chapter 18.4.8do not apply to
or rear yard, except
structures in the C-1-D zone.
Setback Yards (feet)
20 ft where
adjoining a
Except for buildings within 100 feet of a residential zone, the
residential zone.
solar setback standards of chapter18.4.8do not apply to
structures in the C-1 zone.
See also section18.2.4.030Arterial Street Setback.
40 ft, except:40 ft
-Buildings greater than 40 ft and less than 55 ft are permitted
2&3
Building Height–Maximum in C-1-D zone with approval of a Conditional Use Permit.
(feet)
-Where located more than 100 feet from a residential zone,
buildings greater than 40 ft and less than 55 ft are permitted
in C-1 zone with approval of a Conditional Use Permit.
2 See definition of “height of building” in section 18.6.1.030.
3
Parapets may be erected up to five feet above the maximum building height; see also, 18.4.4.030.G.4 for mechanical
equipment screening requirements, and 18.5.2.020 for Site Design Review for mechanical equipment review process.
3
1
Table 18.2.6.030 –Standards for Non-Residential Zones
(Except as modified under chapter 18.5.5Variances.)
StandardC-1C-1-DE-1M-1
Landscape Area –Minimum 4 None, except
(% of developed lot area)parking areas and
service stations
shall meet the
standards of
chapters18.4.3
15%15%10%
Parking, Access,
and Circulation,
and18.4.4
Landscaping,
Lighting,and
Screening.
4
Plazas and pedestrian areas may also be applied toward meeting the landscaping area requirement but shall not
constitute more than 50% of the required area.
Chapter18.3.13–Residential Overlay
18.3.13.010Residential Overlay Regulations
A.Purpose.The Residential overlay is intended to encourage a concentration and mix of
businesses and housing that provides a variety of housing types, supports resource and
energyconservation, and promotes walking, bicycling,and transit use.
B.Applicability.The Residential overlay applies to all property where ‘Residential Overlay’ (R)
is indicated on the Zoning map.
C.Requirements. TheDwellings in the Residential overlay requirements are as
followsshall meet the applicable standards in section 18.2.3.130, except that
dwellings developed under the Transit Triangle (TT) overlay option are not subject to
subsection 18.3.13.010 C, below. See section 18.3.14.040 for the alloweduses in the
TT overlayor 18.3.14.040 for the TT overlay.
1.Mixed-Use Developments. If there is one building on a site, ground floor
residential uses shall occupy not more than 35 percent of the gross floor area of
the ground floor. Where more than one building is located on a site, not more than
50 percent of the total lot area shall be designated for residential uses. At least 65
percent of the gross floor area of the ground floor shall be designated for
permitted uses and uses permitted with special use standards, not including
residential uses.
2.Residential densities shall not exceed 15 dwelling units per acre. 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.
3.Residential uses shall be subject to the same setback, landscaping, and design
standards as for permitted uses in the E-1 District.
4
18.3.14.040Allowed Uses
A.Uses Allowed in TT Overlay.Allowed uses are determined by the base zone and in
accordance with section 18.2.2.030, except as provided for in this chapter. Notwithstanding
the provisions of chapter 18.2.2Base Zones, section 18.3.14.040 includes additional
allowed uses, use restrictions and prohibited uses within the TT overlay.
B.Mixed-Use. Uses allowed in a zone individually are also allowed in combination with one
another, in the same structure or on the same site, provided all applicable development
standards and building code requirements are met.
2
Table 18.3.14.040 –Transit Triangle (TT) Overlay UsesAllowed by Base Zone
Zones
Special Use
C-1E-1R-2R-3
Standards
A. Residential
Multifamily dwelling, rental Sec.
PSPSPP18.3.14.040.C.1 for
C-1 and E-1 zone
Multifamily dwelling, for purchaseNNNN
B. Commercial
Hotel/MotelNNNN
Travelers’ AccommodationNNNN
Commercial Retail Sales and Services, Per Per Sec.
SS
except Outdoor Sales and Services18.2.2.03018.2.2.03018.3.14.040.C.2
OfficePer Per Sec.
SS
18.2.2.03018.2.2.0e018.3.14.040.C.2
RestaurantsPer Per Sec.
SS
18.2.2.03018.2.2.03018.3.14.040.C.2
1
Key: P = Permitted Uses; S = Permitted with Special Use Standards; CU = Conditional Use Permit Required; N = Not Allowed.
C.Special Use Standards.The uses listed as “Permitted with Special Use Standards (S)” in
Table 18.3.14.040, above, are allowed provided they conform to the requirements of this
section and the requirements of chapter 18.5.2 Site Design Review.
1.Residential Usesin theC-1 and E-1 zones.Residential uses in the C-1 and E-1 zones
provided all of the following standards are met.
a.One Building.In the C-1 and E-1 zones, when a planning application is limited
to one building, residential uses may occupy up to 65 percent of the gross
floor area of the ground floor. At least 35 percent of the gross floor area of the
ground floor shall be designatedfor permitted uses and uses permitted with
special use standards, not including residential uses.
b.More Than One Building.When a planning application includes more than one
building, the equivalent of at least 35 percent of the gross floor area of the
ground floor for all buildings shall be designated for permitted uses and uses
5
permitted with special use standards, not including residential uses.
a.Site Design Review. A building or group of buildings including residential uses
in the C-1 and E-1 zones developed under the TT optionshall be considered
mixed-usedevelopmentfor the purposes of Site Design Review in section
18.5.2.020 and subject to section 18.4.2.040 Non-Residential Uses as well as
any applicable overlay zones in accordance with chapter 18.3.12 Site
Development and Design Overlays.
b.Residential Overlay.Dwellings in the E-1 zone are limited to the R-overlay
zone. See chapter 18.3.13Residential Overlay.
c.Lot Sizeand Building Height.This section shall apply to lots that are 10 acres
or less in size and to buildings that are two or more stories in height.
d.Construction Timing. This subsection, 18.3.14.040.C.1, applies to new
buildings constructed after the DATE of Ordinance (Ord. ###).For the purpose
of this section, newbuildings are defined as determined under the Building
Code.
e.Gross Floor Area.Residential uses may occupy up to 100percent of the gross
floor area of the ground floor in developments including one building or more
than one building.
Commented \[mh4\]:
Changes the requirement in the
Transit Triangle (TT) overlay from 35% of the ground floor
f.Commercial-Ready Space.The ground floor of buildings governed by this
in non-residential uses to allowing 100% of the ground floor
section must be developed as either commercial or commercial-ready space
in residential uses with a portion built as commercial-ready
space.
by complying with the following standards.
i. A minimum of 35 percentof the gross floor area of the ground floor space
must be constructed as commercial or commercial-ready space to
accommodate nonresidential uses.
Commented \[mh5\]:
35%of the ground floor is required
to constructedcommercial-ready space. 35%is used because
ii. If residential uses are provided immediately above the ground floor level,
thatis the required amount of theground floor that is
horizontal occupancy separation must be provided to accommodate future
currently requirein the TToverlay to be in non-residential
uses (e.g., office, retail, restaurant,services, etc.)
commercial occupancies as required by the Oregon Structure Specialty Code
at the time of construction.
iii. The ground floor must have an interior height of not less than 12 feet
measured from the entry level finished floor to the bottom of the structural
members of the floor above.
2.Commercial Uses in the R-2 and R-3 Zones.The commercial uses describedin Table
18.3.14.040, above, are allowed provided all of the following standards are met.
a.The maximum gross floor area occupied shall be 60 square feet for every residential
dwelling unit developed on site.
18.3.14.060Site Development and Design Standards
New development is subject to Site Design Review under chapter 18.5.2, and must comply with
site development and design standards in part 18.4 and section 18.3.14.060, below.
A.C-1 and E-1 zones.Development under the TT overlay option and located in the C-1 and E-
6
1 zones are subject to the following standards.
1.Building Mass.Building facades within 25 feet of a residential zone or facing a street
shall meet one of the following standards to reduce building mass. This standard applies
along the perimeter of the development and shall not apply between buildings or lots
within a development. See minimum side or rear yard requirement for buildings abutting
a residential zone in table 18.3.14.050.
a.Incorporate a step back of ten feet for that portion of a building which is over 25 feet
or two stories in height, whichever is greater. The building step back requirement
does not apply to parapets. See Figure 18.3.14.060.A.1.a.
b.Buildings over 25 feet or two stories in height shall incorporate offsets, jogs, or other
distinctive changes on building facades within 25 feet of a residential zone or facing
a street.
Figure 18.3.14.060.A.1.a
B.R-2 and R-3 zones.Development under the TT overlay option and located in the R-2 and R-
3 zones are subject to the following standards.
1.Detail Site Review Standards.Lots with frontage on Ashland Street shall be subject to
the building placement, orientation, and design standards in section 18.4.2.040,
including the Detailed Site Review Standards. The area subject to this section shall be
150 feet in depth and the width of the subject lot. The depth of the regulated area shall
be measured perpendicular to the lot line that parallels Ashland Street.
2.Sidewalk Setback.Mixed-use buildings shall be setback not more than five feet from a
public sidewalk unless the area is used for pedestrian activities such as plazas or
7
outside eating areas, or for a required public utilityeasement.
3.Minimum FAR and Plazas.Mixed-use 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. Projects including existing buildings or vacant
parcels of one-half an acre or greater in size shall achieve the required minimum FAR or
provide a shadow plan that demonstrates to the approval authority how development
may be intensified over time to meet the required minimum FAR.
4.Building Mass.Building facades within 25 feet of a residential zone or facing a street
shall meet one of the following standards to reduce building mass. This standard applies
along the perimeter of the development and shall not apply between buildings or lots
within a development. See minimum side or rear yard requirement for buildings abutting
a residential zone in table 18.3.14.050.
a.Incorporate a step back of ten feet for that portion of a building which is over 25 feet
or two stories in height, whichever is greater. The building step back requirement
does not apply to parapets. See Figure 18.3.14.060.B.4.a.
b.Buildings over 25 feet or two stories in height shall incorporate offsets, jogs, or other
distinctive changes on building facades within 25 feet of a residential zone or facing
a street.
Figure 18.3.14.060.B.4.a
C.Parking Ratios.Properties developed under the TT overlay option are subject to the
standard requirements of chapter 18.4.3 Parking, Access, and Circulation, except as
provided by subsection 18.4.3.030.C, below.
1.Multi-family Dwellings. The minimum number of off-street automobile parking
spaces required for multi-family dwelling units for development under the TT
overlay option are as follows.
8
a.Units less than 800 sq. ft. --1 space/unit.
b.Units greater than 800 sq. ft. and less than 1000 sq. ft. --1.5 spaces/unit.
c.Units greater than 1,000 sq. ft. --2.00 spaces/unit.
21.Retail Sales and Services, Offices, and Restaurants. The required off-street parking
spaces may be reduced up to three parking spaces for retail sales and services, general
office, or restaurant uses. The maximum reduction under this subsection is three parking
spaces per building.
D.Availability of Parking Facilities.For properties developed under the TT overlay option,
requiredoff-street automobile parking spacesshall be available for use byresidents,
customers, and employees, and shall not be limited in use by hours or type of user through
signage or other legal instrument. Required off-street automobile parking shall not be used
for the storage or display of vehicles or materials.
Chapter 18.4.3 –Parking, Access, and Circulation
18.4.3.040Parking Ratios
Except as provided by section 18.4.3.030, the standard ratios required for automobile parking
are as follows. Fractional spaces shall be rounded up to the next whole number. See also,
accessible parking space requirements in section 18.4.3.050.
Table 18.4.3.040 –Automobile Parking Spaces by Use
Minimum Number of Parking Spacesper Land Use
Use Categories
(Based on Gross Floor Area; fractional spaces are rounded up to
next whole number.)
Residential Categories
See definition of dwelling types in section 18.6.1.030.
2spaces for detacheddwelling unitsand the following for attached
dwelling units.
a.Studio units or 1-bedroom units less than 500 sq. ft. --1
space/unit.
Single-family Dwelling
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.
No additional parking spaces required. See definition of accessory
Accessory Residential Units
residential unit in section 18.6.1.030.
a.2 spaces per duplex meeting the standards in section
18.2.3.110. See definition of duplex in section 18.6.1.030.
b.Use multifamily dwelling parking ratio for duplex not
Duplex
meeting the standards of section 18.2.3.110. See
definition of duplex in section 18.6.1.030.
a.Studio units or 1-bedroom units less than 500 sq. ft. --1
MultifamilyDwellings
space/unit.
9
Table 18.4.3.040 –Automobile Parking Spaces by Use
Minimum Number of Parking Spacesper Land Use
Use Categories
(Based on Gross Floor Area; fractional spaces are rounded up to
next whole number.)
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 --2.00spaces/unit.
a.Units less than 800 sq. ft.–1 space/unit.
b.Units greater than 800 sq. ft.and less than 1,000 sq. ft. –
1.50spaces/unit.
c.Units greater than 1,000 sq. ft. –2.00spaces/unit.
ed
.Retirement complexes for seniors 55-years or greater --1
space per unit.
f.Transit Triangle (TT) overlay option developments, see
chapter 18.3.14.
Commented \[mh6\]:
Housing Capacity Analysis (HCA)
Strategy 1.4:Evaluate decreasing multifamily parking
a.Units less than 800 sq. ft. --1 space/unit.
requirements.
b.Units greater than 800 sq. ft. and less than 1,000 sq. ft. --1.50
spaces/unit.
Cottage Housing
c.Units greater than 1,000 sq. ft. --2.00 spaces/unit.
d.Retirement complexes for seniors 55-years or greater --1
space per unit.
Parking for a manufactured home on a single-family lotis the same
Manufactured Housingas a Single-family Dwelling; for Manufactured Housing
Developments, see sections 18.2.3.170 and 18.2.3.180.
Performance Standards
See chapter 18.3.9.
Developments
Commercial Categories
Auto, boat or trailer sales, 1 space per 1,000 sq. ft. of the first 10,000 sq. ft. of gross land area;
retail nurseriesand other plus 1 space per 5,000 sq. ft. for the excess over 10,000 sq. ft. of
outdoor retailusesgross land area; and 1 space per 2 employees.
3 spaces per alley, plus 1space for auxiliary activities set forth in this
Bowling Alleys
section.
Chapels and Mortuaries1space per 4fixed seatsin the main chapel.
1 space per guest room, plus 1 space for the owner or manager; see
Hotelsalso, requirements for associated uses, such as restaurants,
entertainment uses, drinking establishments, assembly facilities.
General Office: 1 space per 500 sq. ft. floor area.
Offices
Medical/Dental Office: 1 space per 350 sq. ft. floor area.
Restaurants, Bars, Ice Cream 1 space per 4 seatsor 1space per 100 sq. ft. of gross floor area,
Parlors, Similar Useswhichever is less.
General:1 space per 350 sq. ft. floor area.
Retail Salesand Services
Furniture and Appliances:1 space per 750 sq. ft. floor area.
Skating Rinks1space per 350 sq. ft. of gross floor area.
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Table 18.4.3.040 –Automobile Parking Spaces by Use
Minimum Number of Parking Spacesper Land Use
Use Categories
(Based on Gross Floor Area; fractional spaces are rounded up to
next whole number.)
Theaters, Auditoriums,
Stadiums, Gymnasiums and 1 space per 4 seats.
Similar Uses
Travelers’Accommodations1 space per guest room, plus 2 spaces for the owner or manager.
Industrial Categories
Industrial, Manufacturing and
1 space per 1,000 sq. ft. of gross floor area, or 1 space for each 2
Production, Warehousing and
employees whichever is less, plus 1 space per company vehicle.
Freight
Institutional and Public
Categories
Aircraft Hangar -Ashland One space per hangar or one space per four aircraft occupying a
Municipal Airporthangar, whichever is greater. Parking spaces shall be provided within
the hangar or within designated vehicle parking areas identified in the
adopted Ashland Municipal Airport Master Plan.
Clubs, Fraternity and Sorority 2 spaces for each 3 guest rooms; in dormitories, 100 sq. ft.shall be
Houses; Rooming and equivalent to a guest room.
Boarding Houses; Dormitories
Daycare1space per two employees; a minimum of 2 spaces is required.
Golf CoursesRegular: 8 spaces per hole, plus additional spaces for auxiliary uses.
Miniature: 4 spaces per hole.
Hospital2 space per patient bed.
Nursing and Convalescent 1 space per 3patient beds.
Homes
Public Assembly
1 space per 4 seats
Religious Institutions and
1 space per 4 seats.
Houses of Worship
Rest Homes, Homes for the
1 space per 2 patient beds or 1 space per apartment unit.
Aged, or Assisted Living
Elementary and Junior High: 1.5spaces per classroom, or 1 space
Schools
per 75 sq. ft. of public assembly area, whichever is greater
High Schools: 1.5spaces per classroom, plus 1 space per 10
students the school is designed to accommodate; or the requirements
for public assembly area, whichever is greater
Colleges, Universities and Trade Schools: 1.5 spaces per classroom,
plus 1space per fivestudents the school is designed to
accommodate, plus requirements for on-campus student housing.
Other Categories
Parking standards for temporary uses are the same as for primary
Temporary Usesuses, except that the City decision-making body may reduce or waive
certain development and designs standards for temporary uses.
11