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Home My WebLink About2020-11-10 Planning PACKET ASHLAND PLANNING COMMISSION REGULAR MEETING November 10, 2020 AGENDA I. CALL TO ORDER: 7:00 PM II. ANNOUNCEMENTS III. CONSENT AGENDA A. Approval of Minutes 1. October 13, 2020 Regular Meeting 2. October 27, 2020 Special Meeting IV.PUBLIC FORUM V. TYPE II PUBLIC HEARINGS PLANNING ACTION: PA-T2-2020-00021 SUBJECT PROPERTY: Otis Street (39 1E Map 05AD, Tax Lot #200) APPLICANT/OWNER: Taylored Elements Construction for CMK Development, LLC AGENT: Rogue Planning & Development Services, LLC DESCRIPTION: A request for Outline Plan and Site Design Review approvals for a 13-lot Performance Standards Options subdivision and 12-unit Cottage Housing Development for the vacant property on Otis Street (39 1E Map 05AD, Tax Lot #200) which is Lot #15 in the recently approved West Village Subdivision. COMPREHENSIVE PLAN DESIGNATION: Single Family Residential; ZONING: R-1-5-P; MAP: 39 1E 05 AD; TAX LOT: 200. VI.ADJOURNMENT In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the Community Development office at 541-488-5305 (TTY phone is 1-800-735-2900). Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title 1). ASHLAND PLANNING COMMISSION REGULAR MEETING MINUTES - Draft October 13, 2020 I. CALL TO ORDER: Chair Haywood Norton called the meeting to order at 7:00 p.m. Commissioners Present: Staff Present: Michael Dawkins Bill Molnar, Community Development Director Alan Harper Derek Severson, Senior Planner Kerry KenCairn Aaron Anderson, Assistant Planner Haywood Norton Dana Smith, Executive Assistant Roger Pearce Lynn Thompson Absent Members: Council Liaison: Stef Seffinger, absent II. ANNOUNCEMENTS Community Development Director Bill Molnar announced there would be a public hearing on the affordable housing standards at the next Commission meeting on October 27, 2020. It would go before the City Council at their meeting on November 17, 2020. House Bill 2003 would require studies for housing and updating the housing needs analysis regularly every eight years. The City received a grant through the state to do the update. The state was administering the grant and had hired ECONorthwest. Mr. Molnar listed what the project would consider and noted one strategy would look at community involvement. The City was required to have it completed by June 30, 2021. The City Council would occur at their meeting on December 1, 2020. The Climate Energy Action Plan (CEAP) Commission members were planning to engage other city commissions and departments to discuss their work and how it would coalesce with the Climate Energy Action Plan. Commissioner Pearce asked how ECONorthwest determined who lived in Ashland and housing the different population groups. Senior Planner Brandon Goldman explained a lot of it had to do with demographic information and income levels afforded by the job base within the community. Also considered was housing supply, buildable lands inventory, and housing capacity analysis. Part of the scope of work with ECONorthwest was an advisory committee. There would be four meetings with members from the Planning Commission, Housing and Human Services Commission and the City Council participating. Two Planning Commissioners would be appointed to attend. The meetings would be held on Monday nights. III. CONSENT AGENDA A. Approval of Minutes 1. September 22, 2020 Special Meeting Deliberation and Decision. Commissioner Thompson noted a correction on page 4 under In the sixth sentence the word should be . Commissioner Pearce/Thompson m/s to approve the minutes of the meeting of September 22, 2020 as corrected.Voice Vote: all AYES. Motion passed. IV. PUBLIC FORUM - None Ashland Planning Commission October 13, 2020 Page 1 of 4 V. UNFINISHED BUSINESS A. Approval of Findings for PA-T3-2019-00001, 1511 Hwy 99 N Senior Planner Derek Severson explained the memo in the packet. Staff removed the frontage improvements mportant to have a baseline standard that the applicant would meet the improvements described in the original application for annexation. Mr. Molnar added they had looked at the statement under approval criteria and standards for annexation. Since so much of the approval criteria was based on transportation, they wanted a summary. Commissioner KenCairn recused herself from the approval of the Findings. She was involved in the project. Frontage Improvements. Commissioner Thompson made a correction to page 13 under In thethird sentence, should be . 2.2 Commissioner Pearce made a correction under on page 8. In the last sentence, development proposal, the Council could exercise its legislative discretion to accept the improvements as proposed,Any request for an exception can be considered at was replaced with On page 12, last sentence, discretion to any request for exception was replaced with Commissioner Pearce/Dawkins m/s to approve the Findings for PA-T3-2019-00001, 1511 Hwy 99 N as corrected and amended. Voice Vote: all AYES. Motion passed. Commissioner KenCairn returned to the meeting. B. Approval of Findings for PA-APPEAL-2020-00011, 345 Clinton Street The Commission declared no ex parte contact on the matter. 12AlamedaAlmeda Commissioner Thompson made a correction to page 2 under changing to . Commissioner Thompson/Pearce m/s to approve the Findings for PA-APPEAL-2020-00011, 345 Clinton Street as corrected. Voice Vote: all AYES. Motion passed. VI. DISCUSSION ITEMS A. Update on New State Rules for Middle Housing Planning Manager Maria Harris explained this was an informational item on House Bill 2001 that passed in 2019. The administrative rules were passed in August 2020. She provided a presentation (see attached): State Middle Housing Requirements Medium and Large Cities Legislative Timeline Cities and Counties Affected by HB 2001 Basic Threshold Siting and Design Standards What is Middle Housing Timeline State Definition for Middle Housing Commissioner Thompson asked how duplexes, defined as two separate dwelling units, would work with an accessory residential unit (ARU). Ms. Harris explained the rules specifically stated jurisdictions only had to allow two. There was flexibility in what they were called or how they were divided. Ashland Planning Commission October 13, 2020 Page 2 of 4 Commissioner KenCairn asked if a duplex was defined as attached units or could they be separate. Ms. Harris explained the code currently had a definition for duplexes, but the state legislation allowed local jurisdictions to define them. Commissioner Harper asked if this would allow cottage housing to be duplexed or converted. Ms. Harris would look into it. She thought it would not be allowed because the definition of cottage was not defined the same as a single- family residence. Commissioner Harper asked if they could have architectural standards? Ms. Harris responded only if they were the same architectural standards that applied to single family homes. The new state rules prohibited having architectural standards specific to duplexes. The basic threshold was they could only do to duplexes what could be done to detached single homes. Chair Norton asked how it would affect rear and side yard setbacks. Ms. Harris explained those setbacks could be reduced if the ARU or any kind of extended living space was less than 15-feet high and the lot adjoined an alley. If the lot was not on an alley, it would have to be at least 50-feet from the street. Mr. Molnar addressed the architectural design standard comment. Currently, the legislation stated whatever standards applied to single-family homes could be applied to duplexes. The Land Use code had a few specific objective standards for single-family dwellings that required utilizing two design features from a list of nine items. A duplex would be subject to the same standards. There was some flexibility in the number of design features utilized. It just had to be clear and objective. Chair Norton commented that a homeowner association could impose architectural standards, but the City would not enforce those standards. B. Discussion of Potential Changes to Standards for Accessory Residential Units (ARUs) Planning Manager Maria Harris explained they received several calls after the Almeda fire on adding kitchen units to spaces like guest houses, but the process was daunting. Staff wanted expedited changes to the ARU standards established in 2018 that allowed ARUs less than 500 square feet to be permitted outright with a building permit. She provided a presentation (see attached): 2019-2021 City Council Biennial Goals The Bigger Picture Ashland Comprehensive Plan Goals Why Focus on Small Units? Legislative History Current Conditions in Ashland Current Approval Process One Potential Approach ARU Building Permits State Middle Housing Requirements Commissioner KenCairn thought there was many units that were not permitted. She wanted to know if the City knew what was permitted and what was not. Ms. Harris replied the City did not know how many were not permitted. Commissioner KenCairn wondered if the change to the standards would prompt people to get the units permitted. Mr. Molnar commented the land use permit was $1,040. Commissioner KenCairn noted they would no longer have to pay for parking. She asked if changes to the standards would require onsite parking. Ms. Harris responded the state did not allow jurisdictions to have onsite and off-street parking requirements. Commissioner Harper commented on the lack of review in historic districts. He went on to ask how many conversions of existing space or additions to buildings there were. Ms. Harris explained the number provided included attached, detached and conversions. In 2019-2020, it was equally divided between the three. Commissioner Thompson asked how the change applied to the R-2 and R-3 zones. Ms. Harris explained R-2 and R- 3 lots not large enough for two units could put in an ARU less than 500 sq. ft. If there was not a single-family home in R-3 to be an accessory to and the lot was big enough, they could not build an ARU. Commissioner Thompson asked if it was clear in the code. Ms. Harris responded staff had tried to make it clear at one point, but the Commission did Ashland Planning Commission October 13, 2020 Page 3 of 4 not think it was necessary. An ARU could only be an accessory to a single-family-residence. Commissioner Thompson was concerned about the impact on the density in the R-2 and R-3 zones. Commissioner Thompson asked for clarification on determining a primary residence in R-2 and R-3 zones. Ms. Harris explained the definition of primary residence was in the code but would look it up. Commissioner Thompson was also concerned about the lack of review in historic districts and wanted to know if there was a list identifying contributing properties to historic districts. Ms. Harris responded all historic districts were listed on the National Register where there were detailed studies done for each district. The National Register included federal standards that qualified buildings as contributing or non-contributing. If there was a historic contributing home, it would apply to the whole property. Commissioner KenCairn confirmed the requirement to meet lot coverage remained the same. Commissioner Harper asked if were allowed in the R-3 zone. Ms. Harris confirmed accommodations were allowed and listed the requirements. Commissioner Harper commented R-3 could have an ADU but to make it an Airbnb, they Mr. Molnar added it also required a conditional use permit. Chair Norton thought the number of unpermitted units were due to the owner not wanting to talk to the accessor because it would affect their assessments. He did not think the property owner had to live on the site for accessory residential units. The public needed to understand that someone could purchase multiple properties, add ARUs and rent them. Ms. Harris confirmed owner occupancy was not required for ARUs and recently prohibited by HB 2001. Chair Norton asked if a two-bedroom apartment in the R-3 zone could be split and one used as an ARU less than 500 sq. ft. Ms. Harris responded accessory residential units had to be accessory to a single-family dwelling defined in the code as one unit on one lot. Chair Norton noted the big picture graphics in the presentation Ms. Harris provided. He asked if they could be broken down further by interior, added to the house, and which ones were separate units. Ms. Harris explained the information about ARUs approved at the building permit level every year showed cumulatively over the decades that ARUs were done regularly and rarely appealed. It was not something that would normally come before the Commission. Mr. Molnar added that was reflected in the building permit data. ARUs used to represent 10% of all housing done annually. Presently, it was trending at approximately 20%. Chair Norton noted there was enough support for staff to move forward. VII. ADJOURNMENT Meeting adjourned 8:13 p.m. Submitted by, Dana Smith, Executive Assistant Ashland Planning Commission October 13, 2020 Page 4 of 4 3³ ³¤ -¨££«¤ (®´²¨¦ 2¤°´¨±¤¬¤³² ,¤¦¨²« ³¨µ¤ 4¨¬¤«¨¤ " ²¨¢ 4§±¤²§®«£ 7§ ³ ¨² -¨££«¤ (®´²¨¦Ȉ 3³ ³¤ $¤¥¨¨³¨® ¥®± -¨££«¤ (®´²¨¦ -¤£¨´¬ £ , ±¦¤ #¨³¨¤² 3¨³¨¦ £ $¤²¨¦ 3³ £ ±£² 3¨³¨¦ £ $¤²¨¦ 3³ £ ±£² 4¨¬¤«¨¤ 3³ ³¤ -¨££«¤ (®´²¨¦ 2¤°´¨±¤¬¤³² ,¤¦¨²« ³¨µ¤ 4¨¬¤«¨¤ " ²¨¢ 4§±¤²§®«£ 7§ ³ ¨² -¨££«¤ (®´²¨¦Ȉ 3³ ³¤ $¤¥¨¨³¨® ¥®± -¨££«¤ (®´²¨¦ -¤£¨´¬ £ , ±¦¤ #¨³¨¤² 3¨³¨¦ £ $¤²¨¦ 3³ £ ±£² 3¨³¨¦ £ $¤²¨¦ 3³ £ ±£² 4¨¬¤«¨¤ ASHLAND PLANNING COMMISSION SPECIAL MEETING MINUTES - Draft October 27, 2020 I. CALL TO ORDER: Chair Haywood Norton called the meeting to order at 7:00 p.m. Commissioners Present: Staff Present: Michael Dawkins Bill Molnar, Community Development Director Haywood Norton Brandon Goldman, Senior Planner Roger Pearce Linda Reid, Housing Program Specialist Lynn Thompson Dana Smith, Executive Assistant Absent Members: Council Liaison: Alan Harper Stef Seffinger, absent Kerry KenCairn II. ANNOUNCEMENTS Community Development Director Bill Molnar explained the City Council heard the first reading on the open space amendments ordinance during their meeting on October 20, 2020. The City Council approved the first reading unanimously and were supportive. There would be a public hearing for cottage housing on Otis Street at the Planning Commission meeting on November 10, 2020. The City Council would have a public hearing on the affordable housing program amendments and the annexation 1511 Hwy 99 North at their meeting on November 17, 2020. The Planning Commissions annual report to the City Council was scheduled for December 1, 2020. III. PUBLIC FORUM - None IV. LEGISLATIVE PUBLIC HEARING A. PLANNING ACTION: #PA-L-2020-00009 APPLICANT: City of Ashland DESCRIPTION: Amendments to the Ashland Municipal Code regarding the affordable housing program. Referencing AMC 18.2.3.200, 18.2.5.050, 18.5.8.050, add 18.5.9.020. Chair Norton explained the process for a legislative recommendation to the City Council. Staff Report Senior Planner Brandon Goldman and Housing Program Specialist Linda Reid provided the background on the matter. They gave a presentation on the Affordable Housing Standards Amendments (see attached): General Objectives Resale and rental Rate Formulas Land Use Ordinance Amendments Base Density Calculation (18.2.5.050.G.1) Affordable Unit Equivalency Table (18.2.5.050.G.1.c&d) o Affordable Housing Development Timing (18.2.5.050.G.a) o Affordable Housing Distribution (18.2.5.050.G.5) o Affordable Housing Comparable Bedroom Number / Materials (18.2.5.050.G.6) o Annexation Density bonuses for providing affordable housing 18.2.5.050.G.8) o Commissioner Thompson asked if developers were getting a bonus just by adhering to annexation requirements. Ashland Planning Commission October 27, 2020 Page 1 of 3 Mr. Goldman explained they would. The provision of affordable housing required a subsidy from the private developer and was intended not to reduce the amount of market rate units they could provide. Under the state law passed in 2019 for inclusionary zoning within city limits where affordable housing was required, the jurisdiction had to provide a density bonus for the developer to offset the affordable housing. The provision of affordable housing cost more than what it could be sold at. Commissioner Thompson asked if it was a form of density bonus when an 80% affordability unit counted as 1.25. Mr. Goldman responded it was a sliding scale where the lower the target, the fewer affordable units were provided. Density was based on the number of units. Ms. Reid added the two code requirements addressed different things. It was worth more to have units targeted at 80%. The other was a subsidy that allowed developers to build what the jurisdiction was asking. Land Use Ordinance Amendments Term of Affordability (18.2.5.050.G.8) o SDC Deferral Resolution / SDC Affordable Housing Payoff Estimate Proration Table o Commissioner Pearce wanted to clarify if the deferral amount changed as SDCs did. Mr. Goldman responded the $14,000 at year did not account for inflation at years 30, 40 or 50. Commissioner Pearce thought interest and capital should be considered. Mr. Goldman listed what SDCs covered. If at one point, state law changed and another SDC was added it would not be newly applied. The interest appreciation would be based on the $14,000. Ms. Reid added the previous SDC program had a payoff that could be done within the 20-year period where the original SDCs would be paid plus 6% interest. Others stayed in the full twenty years and had their deferral forgiven. This structure was like the previous one but without the ability to pay off and leave the program early. Land Use Ordinance Amendments Annexation 5-year supply of land Criteria (18.2.5.050.H.1) o Next Steps Questions of Staff Commissioner Dawkins expressed concerned with the equal bedroom allotment in affordable housing and referenced Barclay Square. Mr. Goldman confirmed the commensurate bedroom number still applied. The ordinance was drafted in 2006 after Barclay Square was developed. Commissioner Thompson commented that the M-1 zone was added to the code and thought it had to do with the 18.5.8.050(h)(2) Croman Mill Site going residential. Mr. Goldman clarified the approval criteria for annexations in , the proposed lots would be zoned M-1, CM-E-1 or C-1 under the Comprehensive Plan required the applicant to obtain site design approval for an outright permitted use or special permitted use. M-1 was added to acknowledge properties off Crowson Road outside of city limits that if they were annexed the City would require a site design proposal. He would include it in his Council Communication for the City Council meeting. Commission Thompson wanted to know the rationale for allowing zoning changes for affordable housing purposes in Type II versus Type III. Mr. Goldman explained the Type II criteria for a zoning map amendment had to indicate a public need other than providing affordable housing. Staff recommended striking that language due to the current housing crisis and the need for housing types that included affordable housing. It could demonstrate a need. Commissioner Thompson asked why that was not considered earlier. Mr. Molnar explained it spoke to zone changes where affordable housing was proposed. 18.5.8.050(4)(c.) Commissioner Thompson addressed page 11 of 15 in the draft ordinance, . The code section references were confusing. Mr. Goldman would clarify the language. Ashland Planning Commission October 27, 2020 Page 2 of 3 Commissioner Thompson thought the City should incentivize affordable family housing. Currently, smaller affordable units were going to seniors. Ms. Reid responded it was an important piece in the affordable housing development process. For developers, there were commercial lending requirements and building material costs that had doubled. The process had been helpful to understand what City incentives can and cannot do. In the stakeholder meeting they heard from private marketing developers that affordable housing was too expensive. However, they could do ownership housing which was a valuable steppingstone to the housing ladder. Mr. Molnar thought it was a good question but to date, annexation standards had been successful in developing affordable housing where many families lived. There was a trend towards smaller units. Mr. Goldman added creating smaller units freed up homes occupied by one or two person households. There was more need for two-bedroom units instead of three-bedrooms. Staff would conduct a housing analysis soon. Public Testimony - None Deliberations and Decision Commissioner Pearce/Thompson m/s to recommend favorably PA-L-2020-0009 with the correction to 18.5.080.4(c.). DISCUSSION: Commissioner Pearce thought staff had done a good job. He appreciated Commissioner Thompsons question regarding larger units. There was a similar question on how to get larger market rate units. It was a challenge that they could try to address. Chair Norton agreed. Roll Call Vote: Commissioner Pearce, Thompson, Dawkins, and Norton, YES. Motion passed. Commissioner Thompson volunteered for the Housing Needs Subcommittee. Commissioner Pearce was willing as well but thought if Commissioner KenCairn had the time, her experience would be valuable. V. ADJOURNMENT Meeting adjourned 8:01 p.m. Submitted by, Dana Smith, Executive Assistant Ashland Planning Commission October 27, 2020 Page 3 of 3 TYPE II PUBLIC HEARING _________________________________ PA-T2-2020-00021 Otis Street (39 1E Map 05AD, TL #200) Planning Department, 51 Winburn Way, Ashland, Oregon 97520 541-488-5305 Fax: 541-552-2050 www.ashland.or.us TTY: 1-800-735-2900 PLANNING ACTION: PA-T2-2020-00021 SUBJECT PROPERTY: Otis Street (39 1E Map 05AD, Tax Lot #200) APPLICANT/OWNER: Taylored Elements Construction for CMK Development, LLC AGENT: Rogue Planning & Development Services, LLC DESCRIPTION: A request for Outline Plan and Site Design Review approvals for a 13-lot Performance Standards Options subdivision and 12-unit Cottage Housing Development for the vacant property on Otis Street (39 1E Map 05AD, Tax COMPREHENSIVE PLAN DESIGNATION: Lot #200) which is Lot #15 in the recently approved West Village Subdivision. ZONING:MAP:TAX LOT: Single Family Residential; R-1-5-P; 39 1E 05 AD; 200. ELECTRONIC ASHLAND PLANNING COMMISSION MEETING: Tuesday, November 10, 2020 at 7:00 p.m. G:\\comm-dev\\Commissions & Committees\\Planning Commission\\Packets\\2020\\2020-11-10\\West Village Cottage Housing\\01_Otis_WVCottages_PA-T2-2020-00021_NOC.docx Notice is hereby given that the Ashland Planning Commission will hold an electronic public hearing on the above described planning action on the meeting date and time shown above. You can watch the meeting on local channel 9, on Charter Communications channels 180 & 181, or you can stream the meeting via the internet by going to rvtv.sou.edu and selecting RVTV Prime. The ordinance criteria applicable to this planning action are attached to this notice. Oregon law states that failure to raise an objection concerning this application, or failure to provide sufficient specificity to afford the decision makers an opportunity to respond to the issue, precludes your right of appeal to the Land Use Board of Appeals (LUBA) on that issue. Failure to specify which ordinance criterion the objection is based on also precludes your right of appeal to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with sufficient specificity to allow this Commission to respond to the issue precludes an action for damages in circuit court. Because of the COVID-19 pandemic, application materials are provided online and written comments will be accepted by email. Alternative arrangements for reviewing the application or submitting comments can be made by contacting (541) 488-5305 or planning@ashland.or.us. A copy of the application, including all documents, evidence and applicable criteria relied upon by the applicant, and a copy of the staff report will be available on-line at www.ashland.or.us/PCpackets seven days prior to the hearing. Copies of application materials will be provided at reasonable cost, if requested. Under extenuating circumstances, application materials may be requested to be reviewed in-person at the Ashland Community Development & Engineering Services Building, 51 Winburn Way, via a pre-arranged appointment by calling (541) 488-5305 or emailing planning@ashland.or.us. Anyone wishing to submit comments can do so by sending an e-mail to PC-public-testimony@ashland.or.us with the November 10 PC Hearing Testimony Monday, November 9, 2020. If the applicant wishes to provide a rebuttal to the testimony, they can submit the rebuttal via e-mail to PC-public-testimony@ashland.or.us with November 10 Hearing Testimony. November 10, 2020 Written testimony received by these deadlines will be available for Planning Commissioners to review before the hearing and will be included in the meeting minutes. Oral testimony will be taken during the electronic public hearing. If you wish to provide oral testimony during the electronic meeting, send an email to PC-public-testimony@ashland.or.us by 10:00 a.m. on Tuesday, November 10, 2020. In order to provide testimony at the public hearing, please provide the following information: 1) make the subject line of the email November 10 Speaker Request , 2) include your name, 3) the agenda item on which you wish to speak on, 4) specify if you will be participating by computer or telephone, and 5) the name you will use if participating by computer or the telephone number you will use if participating by telephone. In compliance with the American with Disabilities Act, if you need special assistance to participate in this meeting, please -488-6002 (TTY phone number 1-800-735-2900). Notification 72 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 I). If you have questions or comments concerning this request, please feel free to contact Derek Severson at (541) 552-2040 or Derek.Severson@ashland.or.us. OUTLINE PLAN APPROVAL 18.3.9.040.A.3 Approval Criteria for Outline Plan. The Planning Commission shall approve the outline plan when it finds all of the following criteria have been met. a. The development meets all applicable ordinance requirements of the City. b. Adequate key City facilities can be provided including water, sewer, paved access to and through the development, electricity, urban storm drainage, police and fire protection, and adequate transportation; and that the development will not cause a City facility to operate beyond capacity. c. 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. The development of the land will not prevent adjacent land from being developed for the uses shown in the Comprehensive Plan. e. 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. The proposed density meets the base and bonus density standards established under this chapter. g. The development complies with the Street Standards. G:\\comm-dev\\Commissions & Committees\\Planning Commission\\Packets\\2020\\2020-11-10\\West Village Cottage Housing\\01_Otis_WVCottages_PA-T2-2020-00021_NOC.docx SITE DESIGN AND USE STANDARDS 18.5.2.050 The following criteria shall be used to approve or deny an application: A. Underlying Zone: The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards. B. Overlay Zones: The proposal complies with applicable overlay zone requirements (part 18.3). C. Site Development and Design Standards: The proposal complies with the applicable Site Development and Design Standards of part 18.4, except as provided by subsection E, below. D. City Facilities: The proposal complies with the applicable standards in section 18.4.6 Public Facilities and that adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the property and adequate transportation can and will be provided to the subject property. E. Exception to the Site Development and Design Standards: The approval authority may approve exceptions to the Site Development and Design Standards of part 18.4 if the circumstances in either subsection 1 or 2, below, are found to exist. 1. There is a demonstrable difficulty meeting the specific requirements of the Site Development and Design Standards due to a unique or unusual aspect of an existing structure or the proposed use of a site; and approval of the exception will not substantially negatively impact adjacent properties; and approval of the exception is consistent with the stated purpose of the Site Development and Design; and the exception requested is the minimum which would alleviate the difficulty.; or 2. There is no demonstrable difficulty in meeting the specific requirements, but granting the exception will result in a design that equally or better achieves the stated purpose of the Site Development and Design Standards. COTTAGE HOUSING 18.2.3.090 A. Purpose and Intent. The purpose and intent of this chapter is to encourage innovative site planning and variety in housing while ensuring compatibility with established neighborhoods, and to provide opportunities for ownership of small detached single family dwellings for a population diverse in age, income, and household size. Where cottage housing developments are allowed, they are subject to Site Design Review under chapter 18.5.2, and shall meet all of the following requirements. B. Exceptions and Variances. Requests to depart from the requirements of this chapter are subject to the approval criteria under section 18.5.2.050.E Exception to the Site Development and Design Standards. C. Development Standards Cottage housing developments shall meet all of the following requirements. 1.Cottage Housing Density the permitted number of units and minimum lot areas shall be as follows: Table 18.2.3.090.C.1 Cottage Housing Development Density Maximum Minimum number of Minimum lot size number of Maximum Maximum cottages per (accommodates Zones cottages per Floor Area Cottage Density cottage minimum number cottage housing Ratio (FAR) housing of cottages) development development 1 cottage dwelling R-1-5, unit per 2,500 NN-1-5 3 12 7,500 sq.ft. 0.35 square feet of lot NM-R-1-5 area 1 cottage dwelling R-1-7.5 unit per 3,750 3 12 11,250 sq.ft. 0.35 NM-R-1-7.5 square feet of lot area 2. Building and Site Design. a.The combined gross floor area of all cottages and garages shall not exceed a 0.35 floor area ratio (FAR). Maximum Floor Area Ratio: Structures such as parking carports, green houses, and common accessory structures are exempt from the maximum floor area calculation. b The maximum gross habitable floor area for 75 percent or more of the cottages, within developments of four units or . Maximum Floor Area. greater, shall be 800 square feet or less per unit. At least two of the cottages within three unit cottage housing developments shall have a gross habitable floor area of 800 square feet or less. The gross habitable floor area for any individual cottage unit shall not exceed 1000 square feet. cBuilding height of all structures shall not exceed 18 feet. The ridge of a pitched roof may extend up to 25 feet above grade. . Height. d Lot coverage shall meet the requirements of the underlying zone outlined in Table 18.2.5.030.A. . Lot Coverage. e. A cottage development may include two-unit attached, as well as detached, cottages. With the exception of attached units, Building Separation. a minimum separation of six feet measured from the nearest point of the exterior walls is required between cottage housing units. Accessory G:\\comm-dev\\Commissions & Committees\\Planning Commission\\Packets\\2020\\2020-11-10\\West Village Cottage Housing\\01_Otis_WVCottages_PA-T2-2020-00021_NOC.docx buildings (e.g., carport, garage, shed, multipurpose room) shall comply with building code requirements for separation from non-residential structures. f. Notwithstanding the provisions of section 18.4.4.060, fence height is limited to four feet on interior areas adjacent to open space except Fences. as allowed for deer fencing in subsection 18.4.4.060.B.6. Fences in the front and sideyards abutting a public street, and on the perimeter of the development shall meet the fence standards of section 18.4.4.060. 3. Access, Circulation, and Off-Street Parking Requirements. Notwithstanding the provisions of chapter 18.3.9 Performance Standards Option and 18.4 Site Development and Site Design Standards, cottage housing developments are subject to the following requirements: a.Except for those street connections identified on the Street Dedication Map, the Commission may reduce or waive Public Street Dedications. the requirement to dedicate and construct a public street as required in 18.4.6.040 upon finding that the cottage housing development meets connectivity and block length standards by providing public access for pedestrians and bicyclists with an alley, shared street, or multi-use path connecting the public street to adjoining properties. b.. Driveway and parking areas shall meet the vehicle area design standards of section 18.4.3. Driveways and parking areas iParking shall meet the minimum parking ratios per 18.4.3.040. . ii. Parking shall be consolidated to minimize the number of parking areas, and shall be located on the cottage housing development property. iii. Off-street parking can be located within an accessory structure such as a multi-auto carport or garage, but such multi-auto structures shall not be attached to individual cottages. Single-car garages and carports may be attached to individual cottages. Uncovered parking is also permitted provided that off street parking is screened in accordance with the applicable landscape and screening standards of chapter 18.4.4. 4. Open Space. Open space shall meet all of the following standards. a. A minimum of 20 percent of the total lot area is required as open space. b. Open space(s) shall have no dimension that is less than 20 feet unless otherwise granted an exception by the hearing authority. Connections between separated open spaces, not meeting this dimensional requirement, shall not contribute toward meeting the minimum open space area. c. Shall consist of a central space, or series of interconnected spaces. d. Physically constrained areas such as wetlands or steep slopes cannot be counted towards the open space requirement. e. At least 50 percent of the cottage units shall abut an open space. f.The open space shall be distinguished from the private outdoor areas with a walkway, fencing, landscaping, berm, or similar method to provide a visual boundary around the perimeter of the common area. g. Parking areas and driveways do not qualify as open space. Figure 18.2.3.090 Cottage Housing Conceptual Site Plans 5. Private Outdoor Area. Each residential unit in a cottage housing development shall have a private outdoor area. Private outdoor areas shall be separate from the open space to create a sense of separate ownership. a. Each cottage unit shall be provided with a minimum of 200 square feet of usable private outdoor area. Private outdoor areas may include gardening areas, patios, or porches. b. No dimension of the private outdoor area shall be less than 8 feet. 6. Common Buildings, Existing Nonconforming Structures and Accessory Residential Units. a. Up to 25 percent of the required common open space, but no greater than 1,500 square feet, may be utilized as a Common Buildings. community building for the sole use of the cottage housing residents. Common buildings shall not be attached to cottages. b. Consolidated carports or garage structures, provided per 18.2.3.090.C.3.b, are not subject to the area limitations Carports and garage structures. for common buildings. c. An existing single-family residential structure built prior to the effective date of this ordinance (date), which may Nonconforming Dwelling Units. G:\\comm-dev\\Commissions & Committees\\Planning Commission\\Packets\\2020\\2020-11-10\\West Village Cottage Housing\\01_Otis_WVCottages_PA-T2-2020-00021_NOC.docx be nonconforming with respect to the standards of this chapter, shall be permitted to remain. Existing nonconforming dwelling units shall be included in the maximum permitted cottage density. 1,000 square feet of the habitable floor area of such nonconforming dwellings shall be included in the maximum floor area permitted per 18.2.3.090C.2.a. Existing garages, other existing non-habitable floor area, and the ratio. d. New accessory residential units (ARUs) are not permitted in cottage housing developments, except that an Accessory Residential Units. existing ARU that is accessory to an existing nonconforming single-family structure may be counted as a cottage unit if the property is developed subject to the provisions of this chapter. 7. Storm Water and Low-Impact Development. a. ent techniques including natural filtration and on-site infiltration of storm water. b. Low impact development techniques for storm water management shall be used wherever possible. Such techniques may include the use of porous solid surfaces in parking areas and walkways, directing roof drains and parking lot runoff to landscape beds, green or living roofs, and rain barrels. c. Cottages shall be located to maximize the infiltration of storm water run-off. In this zone, cottages shall be grouped and parking areas shall be located to preserve as much contiguous, permanently undeveloped open space and native vegetation as reasonably possible when considering all standards in this chapter. 8. Restrictions. a. The size of a cottage dwelling may not be increased beyond the maximum floor area in subsection 18.2.3.090.C.2.a. A deed restriction shall be placed on the property notifying future property owners of the size restriction. G:\\comm-dev\\Commissions & Committees\\Planning Commission\\Packets\\2020\\2020-11-10\\West Village Cottage Housing\\01_Otis_WVCottages_PA-T2-2020-00021_NOC.docx The Cottages at West Village PA-T2-2020-00021–ArequestforOutlinePlanandSiteDesignReview approvalsfora13-lotPerformanceStandardsOptionssubdivisionwitha12- unitCottageHousingDevelopmentforthevacantpropertyonOtisStreet (391EMap05AD,TaxLot#200)whichisLot15intherecentlyapproved WestVillageSubdivision. Street-Facing Unit Interior Units Proposal Theapplicationproposed12cottages,all740squarefeet,onLot15oftherecently approvedWestVillageSubdivision.Utilitiesandtransportationinfrastructureare beinginstalledaspartoftheoriginalsubdivision,whichanticipatedthefuture developmentofLot15withcottages. ThisCottageHousingDevelopmentwouldhaveasingledrivewayfromthesectionof OtisStreetbeingextendedwiththesubdivision,andallrequiredparking(12spaces) wouldbeprovidedinteriortothesite.Parkingspaceswouldbeintwocarport structureswithsolarpanels,andtheprojectwouldbebuilttoEarthAdvantageSilver standards. Site Description ThesubjectpropertyisLot15oftherecentlyapprovedWestVillageSubdivision,a generallyrectangular37,541squarefootparcelzonedSingleFamilyResidential(R-1- 5-P)andwilltakeaccessviaasingledrivewayfromanewsectionofOtisStreetbeing constructedwiththesubdivisioninfrastructure. Landscaping & Trees Thepropertyhashistoricallybeenusedforpastureandgrazing,andlacksnatural featuresorsignificantnaturalvegetation.Withtheproposal,23percentofthe propertywillbecomeacentralopenspace.Theproposedlandscapingplanincludesa varietyoftreesandshrubs,includingnativesselectedfordroughttolerance. 1 The Cottages at West Village PA-T2-2020-00021–ArequestforOutlinePlanandSiteDesignReview approvalsfora13-lotPerformanceStandardsOptionssubdivisionwitha12- unitCottageHousingDevelopmentforthevacantpropertyonOtisStreet (391EMap05AD,TaxLot#200)whichisLot15intherecentlyapproved WestVillageSubdivision. Parking Cottagehousingunitslessthan800squarefeetrequireoneoff-streetparkingspace perunit.Theapplicantproposestoprovide12parkingspacesforthe12proposed 740squarefootunitshere-teninacoveredcentralparkingarea,interiortothesite, andtwoparallelspacesalongthedriveway.Noon-streetparkingcreditsare requested.Bicycleparkingwillbeprovidedadjacenttothecarports,andeachunit includesastorageroomwhichcouldaccommodatebicycleparkingaswell. Streets & Traffic OtisStreetisaresidentialneighborhoodstreet,asarenearbyRandyandVansant Streets.Allstreetsinthesubdivisionarebeingimprovedtocurrentcitystreet standardsaspartofthesubdivisioninfrastructure.Theprojectincludesasingle20- footwidedrivewayleadingtotheproposedparkingarea,andincludesadequate circulationforvehiclestoback-up,turn-aroundandexisttothestreetinaforward manner,andincludesafive-foot-wideawalkwayalongthedriveway’snorthside connectingfromOtisStreettoprovideinternalpedestriancirculationtoeachunitand totheproposedopenspace. TheproposedcottagesdonottriggeraTrafficImpactAnalysis,howeveratraffic analysiscompletedforthesubdivisionasawholerecentlyconcludedthatthestreets andintersectionsservingthepropertywouldaccommodateprojectedtrafficfromthe subdivisionwithoutdegradingtheperformanceoftheexistingorplannedstreets,and thattheywouldcontinuetomeettheperformancestandardsofthecity’s TransportationSystemPlan. Staff Recommendation Staff recommends that the application be approved with the conditions detailed in the draft findings included in the Planning Commission’s November 2020 meeting packet. 2 BEFORE THE PLANNING COMMISSION December 8, 2020 IN THE MATTER OF PLANNING ACTION #PA-T2-2020-00021, A REQUEST FOR ) OUTLINE PLAN SUBDIVISION AND SITE DESIGN REVIEW APPROVALS FOR A ) 12-UNIT/13-LOT COTTAGE HOUSING DEVELOPMENT FOR THE VACANT TAX ) LOT #200 ON OTIS STREET WHICH IS LOT #15 IN THE RECENTLY APPROVED ) WEST VILLAGE SUBDIVISION. ) ) APPLICANT: TAYLORED ELEMENTS CONSTRUCTION ) OWNER: CMK DEVELOPMENT LLC ) ) -------------------------------------------------------------------------------------------------------------- RECITALS: 1) Tax lot #200 of Map 39 1E 05AD is the vacant Lot #15 in the recently approved West Village Subdivision on Otis Street and is zoned Single Family Residential (R-1-5-P). 2) The applicant is requesting Outline Plan subdivision and Site Design Review approvals for a 12- unit, 13-lot Cottage Housing Development. The proposal is outlined in plans on file at the Department of Community Development. AMC 18.3.9.040.A.3 3) The criteria for Outline Plan approval are described in as follows: a. The development meets all applicable ordinance requirements of the City. b. Adequate key City facilities can be provided including water, sewer, paved access to and through the development, electricity, urban storm drainage, police and fire protection, and adequate transportation; and that the development will not cause a City facility to operate beyond capacity. c. 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. The development of the land will not prevent adjacent land from being developed for the uses shown in the Comprehensive Plan. e. 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. The proposed density meets the base and bonus density standards established under this chapter. g. The development complies with the Street Standards. AMC 18.5.2.050 4) The criteria for Site Design Review approval are detailed in as follows: Underlying Zone: A. The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited to: building and yard setbacks, lot area and dimensions, PA-T2-2020-00021 December 8, 2020 Page 1 density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards. Overlay Zones: B. The proposal complies with applicable overlay zone requirements (part 18.3). Site Development and Design Standards: C. The proposal complies with the applicable Site Development and Design Standards of part 18.4, except as provided by subsection E, below. City Facilities: D. The proposal complies with the applicable standards in section 18.4.6 Public Facilities and that adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the property and adequate transportation can and will be provided to the subject property. Exception to the Site Development and Design Standards. E. The approval authority may approve exceptions to the Site Development and Design Standards of part 18.4 if the circumstances in either subsection 1 or 2, below, are found to exist. 1. There is a demonstrable difficulty meeting the specific requirements of the Site Development and Design Standards due to a unique or unusual aspect of an existing structure or the proposed use of a site; and approval of the exception will not substantially negatively impact adjacent properties; and approval of the exception is consistent with the stated purpose of the Site Development and Design; and the exception requested is the minimum which would alleviate the difficulty.; or 2. There is no demonstrable difficulty in meeting the specific requirements, but granting the exception will result in a design that equally or better achieves the stated purpose of the Site Development and Design Standards. AMC 18.2.3.090 5) The development standards for Cottage Housing Development are detailed in as follows: C. Development Standards. Cottage housing developments shall meet all of the following requirements. Cottage Housing Density. 1. The permitted number of units and minimum lot areas shall be as follows: Table 18.2.3.090.C.1 Cottage Housing Development Density Minimum Maximum Minimum lot Maximum number of number of size Maximum Floor cottages per cottages per (accommodates Zones Cottage Area cottage cottage minimum Density Ratio housing housing number of (FAR) development development cottages) R-1-5, 1 cottage NN-1-5 dwelling unit 3 12 7,500 sq.ft. 0.35 NM-R-1-5 per 2,500 PA-T2-2020-00021 December 8, 2020 Page 2 square feet of lot area 1 cottage dwelling unit R-1-7.5 per 3,750 3 12 11,250 sq.ft. 0.35 NM-R-1-7.5 square feet of lot area 2. Building and Site Design. Maximum Floor Area Ratio: a. The combined gross floor area of all cottages and garages shall not exceed a 0.35 floor area ratio (FAR). Structures such as parking carports, green houses, and common accessory structures are exempt from the maximum floor area calculation. Maximum Floor Area. b. The maximum gross habitable floor area for 75 percent or more of the cottages, within developments of four units or greater, shall be 800 square feet or less per unit. At least two of the cottages within three unit cottage housing developments shall have a gross habitable floor area of 800 square feet or less. The gross habitable floor area for any individual cottage unit shall not exceed 1000 square feet. Height. c. Building height of all structures shall not exceed 18 feet. The ridge of a pitched roof may extend up to 25 feet above grade. Lot Coverage. d. Lot coverage shall meet the requirements of the underlying zone outlined in Table 18.2.5.030.A. Building Separation. e. A cottage development may include two-unit attached, as well as detached, cottages. With the exception of attached units, a minimum separation of six feet measured from the nearest point of the exterior walls is required between cottage housing units. Accessory buildings (e.g., carport, garage, shed, multipurpose room) shall comply with building code requirements for separation from non-residential structures. Fences. f. Notwithstanding the provisions of section 18.4.4.060, fence height is limited to four feet on interior areas adjacent to open space except as allowed for deer fencing in subsection 18.4.4.060.B.6. Fences in the front and side yards abutting a public street, and on the perimeter of the development shall meet the fence standards of section 18.4.4.060. 3.Access, Circulation, and Off-Street Parking Requirements. Notwithstanding the provisions of chapter 18.3.9 Performance Standards Option and 18.4 Site Development and Site Design Standards, cottage housing developments are subject to the following requirements: PA-T2-2020-00021 December 8, 2020 Page 3 Public Street Dedications. a.Except for those street connections identified on the Street Dedication Map, the Commission may reduce or waive the requirement to dedicate and construct a public street as required in 18.4.6.040 upon finding that the cottage housing development meets connectivity and block length standards by providing public access for pedestrians and bicyclists with an alley, shared street, or multi-use path connecting the public street to adjoining properties. Driveways and parking areas. b. Driveway and parking areas shall meet the vehicle area design standards of section 18.4.3. i. Parking shall meet the minimum parking ratios per 18.4.3.040. ii. Parking shall be consolidated to minimize the number of parking areas, and shall be located on the cottage housing development property. iii. Off-street parking can be located within an accessory structure such as a multi-auto carport or garage, but such multi-auto structures shall not be attached to individual cottages. Single-car garages and carports may be attached to individual cottages. Uncovered parking is also permitted provided that off street parking is screened in accordance with the applicable landscape and screening standards of chapter 18.4.4. 4. Open Space. Open space shall meet all of the following standards. a. A minimum of 20 percent of the total lot area is required as open space. b. Open space(s) shall have no dimension that is less than 20 feet unless otherwise granted an exception by the hearing authority. Connections between separated open spaces, not meeting this dimensional requirement, shall not contribute toward meeting the minimum open space area. c. Shall consist of a central space, or series of interconnected spaces. d. Physically constrained areas such as wetlands or steep slopes cannot be counted towards the open space requirement. e. At least 50 percent of the cottage units shall abut an open space. f. The open space shall be distinguished from the private outdoor areas with a walkway, fencing, landscaping, berm, or similar method to provide a visual boundary around the perimeter of the common area. PA-T2-2020-00021 December 8, 2020 Page 4 g. Parking areas and driveways do not qualify as open space. Figure 18.2.3.090 Cottage Housing Conceptual Site Plans 5. Private Outdoor Area. Each residential unit in a cottage housing development shall have a private outdoor area. Private outdoor areas shall be separate from the open space to create a sense of separate ownership. a. Each cottage unit shall be provided with a minimum of 200 square feet of usable private outdoor area. Private outdoor areas may include gardening areas, patios, or porches. b. No dimension of the private outdoor area shall be less than 8 feet. 6. Common Buildings, Existing Nonconforming Structures and Accessory Residential Units. Common Buildings. a. Up to 25 percent of the required common open space, but no greater than 1,500 square feet, may be utilized as a community building for the sole use of the cottage housing residents. Common buildings shall not be attached to cottages. Carports and garage structures. b. Consolidated carports or garage structures, provided per 18.2.3.090.C.3.b, are not subject to the area limitations for common buildings. Nonconforming Dwelling Units. c. An existing single-family residential structure built prior to the effective date of this ordinance (date), which may be nonconforming with respect to the standards of this chapter, shall be permitted to remain. Existing nonconforming dwelling units shall be included in the maximum permitted cottage density. 1,000 square feet of the habitable floor area of such nonconforming dwellings shall be included in the maximum floor area permitted PA-T2-2020-00021 December 8, 2020 Page 5 per 18.2.3.090C.2.a. Existing garages, other existing non-habitable floor area, feet shall not be included in the maximum floor area ratio. Accessory Residential Units. d. New accessory residential units (ARUs) are not permitted in cottage housing developments, except that an existing ARU that is accessory to an existing nonconforming single-family structure may be counted as a cottage unit if the property is developed subject to the provisions of this chapter. 7. Storm Water and Low-Impact Development. a. Developments shall include open space and landscaped features as a component filtration and on-site infiltration of storm water. b. Low impact development techniques for storm water management shall be used wherever possible. Such techniques may include the use of porous solid surfaces in parking areas and walkways, directing roof drains and parking lot runoff to landscape beds, green or living roofs, and rain barrels. c. Cottages shall be located to maximize the infiltration of storm water run-off. In this zone, cottages shall be grouped and parking areas shall be located to preserve as much contiguous, permanently undeveloped open space and native vegetation as reasonably possible when considering all standards in this chapter. 8. Restrictions. a. The size of a cottage dwelling may not be increased beyond the maximum floor area in subsection 18.2.3.090.C.2.a. A deed restriction shall be placed on the property notifying future property owners of the size restriction. 6) On April 15, 2020 Governor Kate Brown issued Executive Order #20-16 Working: Ordering Necessary Measures to Ensure Safe Public Meetings and Continued Operations by Local Government During Coronavirus (COVID- public bodies hold public meetings by telephone, video, or through some other electronic or virtual means, whenever possible; that the public body make available a method by which the public can listen to or virtually attend the public meeting or hearing at the time it occurs; that the public body does not have to provide a physical space for the public to attend the meeting or hearing; that requirements that oral public testimony be taken during hearings be suspended, and that public bodies instead provide a means for submitting written testimony by e-mail or other electronic methods that the public body can consider in a timely manner. The subsequently adopted House Bill #4212 further authorized governing bodies in Oregon to conduct all public meetings using telephone or video conferencing technology or through other electronic or virtual means. PA-T2-2020-00021 December 8, 2020 Page 6 7) The Planning Commission, following proper public notice, held an electronic public hearing on November 10, 2020. In keeping with Executive Order #20-16 and subsequent House Bill #4212, this meeting was broadcast live on local television channel 9 and on Charter Communications channels 180 & 181, and was live-streamed over the internet on RVTV Prime at http://www.rvtv.sou.edu. A copy of the application, including all documents, evidence and applicable criteria relied upon by the applicant, and a copy of the staff report were made available on-line seven days prior to the hearing. Those wishing to provide written testimony were able to submit it via e-mail in advance of the hearing, as detailed the mailed and posted notices, and all written testimony received by the deadlines was made available for Commissioners to review before the hearing and was included in the meeting minutes. In addition, those wishing to participate during the hearing could arrange to provide oral testimony by making arrangements to do so in advance of the meeting. Following the closing of the public hearing and the record, the Planning Commission considered the materials received and testimony presented and approved the application subject to conditions pertaining to the appropriate development of the site. Now, therefore, the Planning Commission of the City of Ashland finds, concludes and recommends as follows: SECTION 1. EXHIBITS For the purposes of reference to these Findings, the attached index of exhibits, data, and testimony will be used. Staff Exhibits lettered with an "S" Proponent's Exhibits, lettered with a "P" Opponent's Exhibits, lettered with an "O" Hearing Minutes, Notices, Miscellaneous Exhibits lettered with an "M" SECTION 2. FINDINGS & CONCLUSIONS 2.1 The Planning Commission finds that it has received all information necessary to make a decision based on the application materials, staff report, public testimony and exhibits received. 2.2 The Planning Commission finds that the proposal for Outline Plan approval, Site Design Review approval, and Cottage Housing Development meets all applicable criteria for Outline Plan approval described in AMC 18.3.9.040.A.3; for Site Design Review described in AMC 18.5.2.050; and for a Cottage Housing Development described in AMC 18.2.3.090. 2.3 The Planning Commission concludes that the proposal satisfies all applicable criteria for Outline Plan approval. PA-T2-2020-00021 December 8, 2020 Page 7 The first approval criterion for Outline Plan approval is that, ordinance requirements of the CityCommission finds that the proposal meets all applicable ordinance requirements, is requesting no Variances or Exceptions, and that this criterion has been satisfied. Adequate key City facilities can be provided including water, sewer, paved access to and through the development, electricity, urban storm drainage, police and fire protection, and adequate transportation; and that the development The Planning Commission notes that the application materials assert that adequate key City facilities can be provided to serve the development, are being installed to current code standards as part of the West Village Subdivision infrastructure, and that based on consultations with representatives of the various City departments (i.e. water, sewer, streets and electric) the proposed small cottage housing units will not cause any of these new public facilities to operate beyond capacity. Specific utilities are further addressed in the application as follows: Water, Sewer, Electricity and Urban Storm Drainage Water There is a new, eight-inch water main in Otis Street, and a hydrant is available across Otis Street approximately 60 feet southwest of the subject parcel. The applicant further notes that there is substantial water pressure, and that pressure reduction valves will be required. This will provide adequate water service for the new cottage units. Sanitary Sewer The application explains that approved civil plans include an eight-inch sanitary sewer line which is to be installed within the right-of-way for Otis Street. This will serve the two cottages fronting on Otis Street. A new private eight-inch sewer line is proposed along the east property line. This new private sewer line will connect to a new eight-inch public sanitary sewer line in Randy Street, and will serve the remaining proposed cottages. Electricity The application indicates that electrical infrastructure is being extended as part of the West Village Subdivision infrastructure, and will be installed with available capacity to service the proposed cottages. A bank of meters is proposed on the carports to facilitate solar panel installation with net metering options. Urban Storm Drainage The application notes that there are 12-inch storm sewer line within the Otis Street right-of-way and along the east property line of the subject property here. The applicant explains that the Housing Development Standards as well as under the Rogue Valley Sewer Services (RVSS) Standards for Storm Water Management, and the low impact development measures proposed PA-T2-2020-00021 December 8, 2020 Page 8 include rain garden swales and rain-barrel catchment of roof drainage to reduce the amount of storm water generated from the cottage development. Police & Fire Protection An existing fire hydrant is in place across Otis Street, approximately 60 feet southwest of the subject property. As is typical, the Fire Marshal will review the final civil drawings and building permit submittals for compliance with fire codes relative to water supply and fire apparatus access, and conditions have been included below to require that the applicants address the requirements of the Fire Department including but not limited to approved addressing, fire apparatus access, fire hydrant distance and fire flow, as part of the Final Plan application submittal. Adequate Transportation Otis Street is a residential neighborhood street, as are nearby Randy and Vansant Streets. The streets within the subdivision are being improved to city street standards as part of the The Planning Commission finds that t proposed to be 20-feet in width and provides adequate circulation for vehicles to back-up, turn- around and exist to the street in a forward manner, and includes a five-foot-wide a walkway along side connecting from Otis Street to provide internal pedestrian circulation to each unit and to the proposed open space. The scale of the proposed cottage development does not trigger a Traffic Impact Analysis or other transportation assessment by itself, however a traffic analysis recently completed by Southern Oregon Transportation Engineering, LLC for the subdivision as a whole concluded that the streets and intersections serving the subject property would accommodate projected peak hour traffic from the subdivision without degrading the performance of existing or planned facilities to the degree that The application includes preliminary utility and grading plans prepared by Registered Professional Engineer Anthony M. Bakke of Construction Engineering Consultants, Inc., who also prepared the civil drawings for the recent West Village Subdivision. These plans identify facilities available in the adjacent right-of-way along with proposed connections; meter placement; and storm water control, detention and treatment systems. will be extended to and through the subject property from public utility easements and street right- of-way adjacent to the site, and that based on the conceptual plans and details from the various service providers, adequate key city facilities are available within the adjacent rights-of-way and will be extended by the applicant to serve the proposed development. Conditions have been included below to require that final electric service, utility and civil plans be provided for the review and approval of the Staff Advisor and city departments in conjunction with the Final Plan submittal, and that civil infrastructure be installed by the applicants, inspected and approved prior to the signature of the final survey plat. PA-T2-2020-00021 December 8, 2020 Page 9 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 arThe Planning Commission finds that the existing property is a vacant lot within the recently approved West Village Subdivision, and does not contain any significant natural features. The application explains that the property is not natural in a natural state in terms of having undeveloped areas with significant natural features as the site has been used as a hay field and has long-accommodated animal grazing, and has little remaining native vegetation. Wetlands were considered with the broader subdivision application, and a delineation prepared at that time found a small (0.006 acre) wetland along the south boundary of the parent parcel, but no wetlands on the subject property (Lot 15) under consideration here. The fourth criterion for approval of an Outline Plan is that, The Planning Commission finds that the development will not prevent adjacent land from being developed with the uses envisioned by the Comprehensive Plan. Adjacent properties to the north, south and west are developed ge Subdivision with single family residences as envisioned in the Comprehensive Plan. The fifth approval criterion is that, 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 The Planning Commission finds that at the time the Final Plan application is submitted, Restrictions (s and surveyor will be provided for review and approval by the City. These documents will address the maintenance of the open space and common area. The Commission further finds that if the project is completed in phases, the open space shall be completed no later than ions included below. Based on the foregoing, the Commission concludes that the proposal complies with the fifth approval criterion. The sixth criterion is that, The proposed density meets the base and bonus density standards established under this chapter permissible number of cottages for a cottage housing development in the R-1-5 zoning district providing that one cottage per 2,500 square feet of lot area is allowed, with a maximum number of 12 cottages. The Planning Commission finds that the 37,541 square foot property here will accommodate 12 cottages (37,541/2,500 = 15.02) and 12 are proposed which complies with the allowed Cottage Housing Development Density. Based on the foregoing, the Commission concludes that the proposal complies with the sixth approval criterion. The development complies with the Street Standards. The proposed development will be is accessed via a driveway that extends from a new section of Otis Street which is being developed as part of the West Village Subdivision infrastructure in keeping with PA-T2-2020-00021 December 8, 2020 Page 10 the city street standards and which will include paved travel lanes, curbs, gutters, park row planting strips and sidewalks. The Cottage Housing Development Standards (AMC 18.2.3.090.C.3.a) generally provide that except for street connections identified on the -1), the Planning Commission may reduce or waive requirement to dedicate and construct a public street according to the Street Design Standards in AMC 18.4.6.040 upon a finding that the Cottage Housing Development meets connectivity and block length standards by providing public access for pedestrians and bicyclists with an alley, shared street, or multi-use path connecting the public street to adjoining properties. Here, the Commission finds that there are no streets shown through the subject property on the -1). The Commission further finds that the West Village Subdivision street system, as recently approved, complies with connectivity and block length standards. There is a 386.25-foot block length on Randy Street between the Otis Street and Randy Street intersection, east to the Randy Street and Elizabeth Street intersection. The Elizabeth Street block length is 316.6 feet. From the Elizabeth Street intersection with Otis Street, west on Otis Street, the block length is 313 feet. North on Otis Street to and through the property frontage back to the Otis Street and Randy Street intersection is 317 feet. Each of these block lengths is less than the maximum 400-foot block length standard, and the total block perimeter is 1,332.85 feet. The Planning Commission finds that the existing street system complies with the block length and perimeter standards found in AMC 18.4.6.040.E.9.a. The Planning Commission finds that the subject property has 102.44- feet of frontage along the new section of Otis Street, and that a walkway is to be extended from the public street into the property along the north side of the driveway. This pathway is not proposed as a public walkway system but is available for the use of the residents of the proposed cottage housing development and their guests. The Commission further finds that the established single family residential development pattern along Elizabeth Street to the east of the subject property prevents the extension of a public pedestrian or bicycle access through the subject property out to Elizabeth Street. The Planning Commission concludes that as detailed above and with the conditions discussed, the proposal complies with the requirements for Outline Plan subdivision approval under the Performance Standards Options chapter. 2.4 The Planning Commission concludes that the proposal satisfies all applicable criteria for Site Design Review approval. The first approval criterion addresses the requirements of the underlying zone, requiring that, The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, The Planning Commission finds that the building and yard setbacks and other applicable standards have been evaluated to ensure consistency with the applicable provisions of part 18.2, and all regulations of the underlying R-1-5 zoning will be satisfied. The second approval criterion deals with overlay zones, and requires that,The proposal complies with appThe Planning Commission finds that the property PA-T2-2020-00021 December 8, 2020 Page 11 is within the Performance Standards Option (PSO) overlay zone, which requires that all developments other than partitions or individual dwelling units be processed under Chapter 18.3.9., and that the proposal involves a 12-unit cottage housing development and 13-lot subdivision for which the applicant has requested Outline Plan approval under the PSO-Overlay chapter 18.3.9. The Planning Commission further finds that the subject property is located within the Wildfire Lands Overlay, and as such a Fire Prevention and Control Plan addressing the General Fuel Modification Area requirements in AMC 18.3.10.100.A.2 will need to be provided for the review of the Fire Marshal prior to bringing combustible materials onto the property. New landscaping proposed will need to comply with these standards and shall not include plants listed on the Prohibited Flammable Plant List per Resolution 2018-028. Conditions to this effect have been included below. Based on the foregoing, the Planning Commission finds that this criterion is satisfied. The proposal complies with the applicable Site Development and Design Standards of part 18.4, except as provided The Planning Commission finds that the proposal complies with the applicable Site Development and Design and that the various plans have been prepared based on these standards and the recently adopted Cottage Housing ordinance. With regard to the parking requirements in AMC 18.4.3, cottage housing units less than 800 square feet require one off-street parking space be provided per unit, while units greater than 800 square feet and less than 1,000 square feet require 1½ spaces. Cottage Housing Developments are exempted from the requirement to provide on-street parking. Here, all of the 12 cottages proposed are 740 square feet, and a total of 12 spaces are required. The Commission finds that 12 off-street parking spaces are proposed to fully satisfy the requirements for the 12 units proposed, with 10 spaces to be provided in the proposed parking lot and two parallel spaces to be provided along the driveway. Carports are considered by code to be garages, and separate bicycle parking facilities are not required where a garage is available. Here, ten of the two-bedroom units have carports, and at least three covered bicycle parking spaces are needed to address the bicycle parking requirements of the remaining two units. A bicycle parking area has been identified to the north of the parking lot, and in addition each unit includes an enclosed storage room which could accommodate a single bicycle. The Planning Commission finds that all required parking has been provided on site and that on-street parking is not required, and concludes that the third criterion has been satisfied. The fourth approval criterion addresses city facilities, specifically requiring that, The proposal complies with the applicable standards in section 18.4.6 Public Facilities and that adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the The Planning Commission finds that adequate capacity of city facilities, paved access to and throughout the property, and adequate transportation can and will be provided to the subject property, and that these items are addressed in detail in the Outline Plan discussion in section 2.3 above. The Commission concludes that this criterion has been satisfied. PA-T2-2020-00021 December 8, 2020 Page 12 The Planning Commission finds that the applicant has not requested any Exceptions to the Site Development and Design Standards, and as such this criterion does not apply. The Planning Commission concludes that as detailed above and with the conditions discussed, the proposal complies with the requirements for Site Design Review approval. 2.5 The Planning Commission finds that the proposal satisfies all applicable standards specific to Cottage Housing Development. The Planning Commission finds the proposal complies with the allowed development density, floor area ratio, height and lot coverage standards, with 12 cottages proposed for a 37,541 square foot parcel and a combined floor area ratio of 0.2365. All of the proposed cottages are less than 800 square feet in gross habitable floor area; all of the cottages are proposed with roof peaks at 14-feet 2½-inches above grade, which is less than 25-foot limit; calculations have been provided to demonstrate that cottages within the development will not cast a shadow upon the roof of another cottage; and cottages along the north property line are noted as being designed to comply with Solar Setback Standard A. Lot coverage is proposed at 50 percent which is within the allowed standards for the R-1-5 zoning district. The Commission further finds that building separations are equal or greater than the six-foot minimum for cottages. The Commission finds that any fencing will comply with the limitations of the fence code and will not exceed four feet on interior areas adjacent to open space except as allowed for deer fencing, and a the fencing limitations. The Commission finds that the driveway and parking area proposed meet the vehicle area design standards in AMC 18.4.3. All spaces are to be standard nine-foot by 18-foot spaces with a 24-foot back- up area provided. The Commission further finds that the proposal meets the off-street parking requirements of AMC 18.4.3.040, providing 12 spaces for the 12 cottages in a consolidated ten-space parking area supplemented by two parallel spaces along the driveway. Parking is to be provided in carports on each side of the drive aisle, and the carports will include effortThe driveway is proposed to be improved to 20-feet in width which complies with the minimum driveway width for access to a parking area for 12-parking spaces. The driveway has been designed to accommodate a fire truck access. The property has frontage along Otis Street. There are no street connections identified in the vicinity on Street Dedication Map, and adjacent development east prevents bicycle or pedestrian connectivity to Elizabeth Street to the east. The applicant has proposed a walkway along the north side of the driveway extending from the street into and around the development for the use of residents and guests of the proposed cottage housing development. The Planning Commission finds that 8,794 square feet, or 23.43 percent of the site, is proposed in open space, where a minimum of 20 percent is required. The proposed common area open spaces consist of PA-T2-2020-00021 December 8, 2020 Page 13 a main common open space on the south side of the site, consisting of two larger lawn areas connected by a 20-foot wide walkway and landscape areas linking the two lawn areas together. This common area is 7,370 square feet in area and abuts ten of the 12 cottages. Additionally, along the north side of the driveway and south of the two units nearest Otis Street a second common open space is present. This area is 1,424 square feet in area. All of the 12 units proposed are directly adjacent to an at-least- 20- foot wide common open space. The Planning Commission finds that the common open space requirement has been addressed, and that all common areas and cottage units are connected to the open spaces with five-foot wide walkways. The Commission further finds that the common open space is separated from the private outdoor areas. Private outdoor areas are provided adjacent to the units with pathways that connect the entrances of the units to and through the open space with a walkway leading to the parking areas and public street beyond. Each cottage unit has a private, useable outdoor area of at least 200 square feet which includes garden areas, and porches or patios. These private areas do not have any dimensions less than eight feet. Low fencing and landscaping will provide visual boundaries around the perimeter of the common areas and between the private yards. The Commission finds that the development proposes open spaces and landscape features as components of a low impact development strategy to address stormwater. The rain gardens adjacent to the parking areas provide above ground, on-site infiltration through a catchment system that connect to -swale system. Individual lots will have at- grade and/or above ground raingardens, rain barrels and other landscape features that provide natural filtration before overflowing into the stormwater system. Landscape garden bed filtration systems, rain barrels and permeable surfaces for the walkways are to be provided to allow for natural filtration and on-site filtration, and parking surface area has been minimized with parking lot surface drainage directed to adjacent landscape beds. Based on the foregoing, The Planning Commission concludes that, as detailed above and with the conditions discussed, the proposal is consistent with the Cottage Housing Development Standards. SECTION 3. DECISION 3.1 Based on the record of the Public Hearing on this matter, the Planning Commission concludes that the proposal for Outline Plan subdivision and Site Design Review approvals for a 12-unit/13-lot Cottage Housing development is supported by evidence contained within the whole record. The project is intended as an Earth Advantage Silver development, will include net-metered solar panels installed on the carport buildings , and will include 12 modestly sized units developed around a generous central open space. I, the is precisely the type of development that was envisioned with the adoption of the Cottage Housing ordinance, and the Commission believes that the development merits approval with the conditions detailed below. PA-T2-2020-00021 December 8, 2020 Page 14 Therefore, based on our overall conclusions, and upon the proposal being subject to each of the following conditions, we approve Planning Action #PA-T2-2020-00021. Further, if any one or more of the conditions below are found to be invalid, for any reason whatsoever, then Planning Action #2020-00021 is denied. The following are the conditions and they are attached to the approval: 1. That all proposals of the applicant shall be conditions of approval unless otherwise modified herein. 2. That any new addresses shall be assigned by City of Ashland Engineering Department. Street and subdivision names shall be subject to City of Ashland Engineering Department review for compliance with applicable naming policies. 3. That permits shall be obtained from the Ashland Public Works Department prior to any work in the public right of way, including but not limited to permits for new driveway approaches or any necessary encroachments. 4.That a Fire Prevention and Control Plan addressing the General Fuel Modification Area requirements in AMC 18.3.10.100.A.2 of the Ashland Land Use Ordinance shall be provided for the review and approval of the Fire Marshal prior to bringing combustible materials onto the property, and any new landscaping proposed shall comply with these standards and shall not include plants listed on the Prohibited Flammable Plant List per Resolution #2018-028. 5.That the Final Plan submittal shall include: a.Draft CC&Rs for the Homeowner's Association shall be provided for review and approval of the Staff Advi responsibility for the maintenance of all common use-improvements including driveways, parking areas, carports, landscaping, street trees, open space, and storm water facilities. The cottage housing fencing limitations, floor area limitations and the b.A phasing plan for the completion of the development, if phasing is planned. c.Final site lighting details. d.Final lot coverage calculations demonstrating how lot coverage will comply with the applicable coverage allowances of the zoning district. Lot coverage includes all building footprints, driveways, parking areas and other circulation areas, and any other areas other than natural landscaping. e.All easements including but not limited to public and private utilities, irrigation, mutual access and circulation, and fire apparatus access shall be indicated on the Final Plan submittal for review by the Planning, Engineering, Building and Fire Departments. f.Final electric service, utility and civil engineering plans including. All civil infrastructure shall be installed by the applicants, inspected and approved prior to the submittal of the final survey plat for review and signature. g.The utility plan shall include the location of connections to all public facilities including the locations of water lines and meter sizes, fire hydrants, sanitary sewer mains and services, manholes and clean-outs, and storm drainage pipes and catch basins, along with any backflow prevention measures required by the Water Department. Any required private or public utility easements shall be delineated on the civil plans. h.The final electric design and distribution plan shall include load calculations and locations of all primary and secondary services including transformers, cabinets and all other necessary equipment with the Final Plan application. This plan must be reviewed PA-T2-2020-00021 December 8, 2020 Page 15 and approved by the Electric Department prior to the signature of the final survey plat. Transformers and cabinets shall be located in areas least visible from streets and outside of vision clearance areas, while considering the access needs of the Electric Department. Electric services shall be installed underground to serve all lots within the applicable phase prior to submittal of the final survey plat for review and signature. At the discretion of the Staff Advisor, a bond may be posted for the full amount of underground service installation (with necessary permits and connection fees paid) as an alternative to installation of service prior to signature of the final survey plat. In either case, the electric service plan shall be reviewed and approved by the Ashland Electric Department and Ashland Engineering Division prior to installation. i.The storm drainage plan shall detail the location and final engineering for all storm drainage improvements associated with the project, and shall be submitted for review and approval by the Departments of Public Works, Planning and Building Divisions. The storm drainage plan shall demonstrate that post-development peak flows are less than or equal to the pre-development peak flow for the site as a whole, and that storm water quality mitigation has been addressed through the final design. j.A final grading and erosion control plan. k.A final size- and species-specific landscaping plan including irrigation details satisfying the Water Conserving Landscaping Guideline in AMC 18.4.4.030.I. New landscaping shall comply with the General Fuel Modification Area requirements and shall not include plants listed on the Prohibited Flammable Plant List adopted by Resolution #2018-028. All landscaping shall be installed according to the approved plan, and tied into the existing irrigation system, inspected and approved prior to the issuance of a certificate of occupancy. l.That the requirements of the Ashland Fire Department relating to fire hydrant distance, spacing and clearance; fire flow; fire apparatus access, approach, turn-around, and firefighter access pathway; approved addressing; fire sprinkler and extinguishers as applicable; limits on fencing and gates which would impair access; and wildfire hazard area requirements shall be satisfactorily addressed in the Final Plan submittals. Fire Department requirements shall be included in the civil drawings, and a Fire Prevention and Control Plan addressing the General Fuel Modification Area requirements of AMC 18.3.10.100.A.2. shall be included with the Final Plan submittal. 6.Prior to submittal of the final subdivision survey plat for review and signature: a.The final survey plat shall include a deed restriction notifying future property owners that the size of a cottage dwelling may not be increased beyond the maximum floor area in subsection 18.2.3.090.C.2.a. This size limitation shall also be addressed in the b.All easements including but not limited to public and private utilities, mutual access, and fire apparatus access shall be indicated on the final survey plat as required by the Ashland Engineering Division. PA-T2-2020-00021 December 8, 2020 Page 16 c.The driveway approach shall be installed under permit from the Public Works Department and in accordance with the approved plan, inspected and approved prior to the submittal of the final survey plat for signature. d.Subdivision infrastructure improvements including but not limited to utility installations shall be completed according to approved plans prior to submittal of the final survey plat for review and signature. e.The driveway shall be paved to 20-foot width, a vertical clearance of 13-feet, 6-inches and be able to withstand 44,000 lbs. The flag drive shall be constructed so as to prevent surface drainage from flowing over the private property lines and/or the public way. f.Electric services shall be installed underground to serve all lots, inspected and approved. The electric service plan shall be reviewed and approved by the Ashland Electric, Building, Planning and Engineering Divisions prior to installation. g.Sanitary sewer laterals and water services including connection with meters at the street shall be installed to serve all lots, inspected and approved. 7.That the building permit submittals shall include: a.Identification of all easements, including public and private utility easements, mutual access easements and fire apparatus access easements. b.Solar setback calculations demonstrating that the northern units comply with Solar Setback Standard A in the formula \[(Height 6)/(0.445 + Slope) = Required Solar Setback\] and elevations or cross section drawings clearly identifying the highest shadow producing point(s) and the height(s) from natural grade. Other cottage housing units shall provide demonstration of compliance with the Cottage Housing Development Standards requiring that the not cast a shadow on the roof area of another cottage. c.That storm water from all new impervious surfaces and runoff associated with peak rainfalls must be collected on site and channeled to the City storm water collection system through the curb or gutter at a public street, a public storm pipe, an approved public drainage way, or through an approved alternative in accordance with Ashland Building Division policy BD-PP-0029. On-site collection systems shall be detailed on the building permit submittals. December 8, 2020 Haywood Norton, Chair Date Planning Commission Approval PA-T2-2020-00021 December 8, 2020 Page 17 ZONINGPERMITAPPLICATION Planning Division 51WinburnWay, Ashland OR 97520 FILE # 541-488-5305Fax 541-488-6006 OutlinePlanapproval13 lot,12unit PerformanceStandardsSubdivision,inc. SiteDesign Reviewfor12cottages DESCRIPTIONOF PROJECT PursuingLEED® Certification?YES NO DESCRIPTIONOF PROPERTY OtisStreet StreetAddress 391E Assessor’s Map No.Tax Lot(s) 200 05AD ZoningComp Plan Designation SingleFamilyResidential R-1-5-P APPLICANT TayloredElementsConstruction office@tayloredelements.com/kyle@tayloredelements.com 541-690-1617 NamePhoneE-Mail Medford97501 1236 DiskDrive, Suite A AddressCityZip PROPERTYOWNER CMKDevelopmentLLCkyle@tayloredelements.com 541-690-1617 NameE-Mail Phone Medford97501 CityZip 1236DiskDrive, Suite A Address _ SURVEYOR, ENGINEER,ARCHITECT,LANDSCAPE ARCHITECT, OTHER 541-779-5268 EngineerCEC Engineeringtony@cecengineering.com TitleNamePhoneE-Mail POBOX1724 Medford 97501 Address CityZip Landscape DesignKerryKencairn541-488-3194kerry@kencairn.com TitleNamePhoneE-Mail 545 A Street,Suite 3 Ashland97520 AddressCityZip PlanningConsultant: RoguePlanning&Development Service; 33 N Central Avenue,MedfordOR97501 I herebycertifythatthestatementsandinformationcontainedinthisapplication,includingtheencloseddrawingsandtherequiredfindingsoffact,areinallrespects, trueandcorrect. I understandthatallpropertypinsmustbeshownonthedrawingsandvisibleuponthesiteinspection.Intheeventthepinsarenotshownortheir locationfoundtobeincorrect,theownerassumesfullresponsibility. I furtherunderstandthatifthisrequestissubsequentlycontested,theburdenwillbeonmeto establish: 1)that I produced sufficientfactualevidence atthe hearing to support thisrequest; 2)thatthefindingsoffact furnished justifiesthegranting oftherequest; 3)thatthefindingsoffact furnished byme areadequate;andfurther 4)thatallstructuresor improvementsareproperlylocatedon theground. Failureinthisregardwillresultmostlikelyinnotonlytherequestbeingsetaside,butalsopossiblyinmystructuresbeingbuiltinreliancethereonbeingrequiredto be removed atmyexpense.If Ihave anydoubts, I am advised toseekcompetentprofessionaladviceandassistance. Sep 18, 2020 Kyle Taylor (Sep 18, 2020 16:08 PDT) Applicant’s SignatureDate As owner of the property involved in this request, I have read and understood the complete application and its consequences tomeas a property owner. Sep 18, 2020 Kyle Taylor PropertyOwner’sSignature(Date required) \[To becompleted by City Staff\] Date ReceivedZoning Permit TypeFiling Fee $ OVER RECEIVED BY EMAIL 09/21/2020 G:\\comm-dev\\planning\\Forms &Handouts\\ZoningPermit Application.doc ZONINGPERMITSUBMITTALREQUIREMENTS APPLICATIONFORMmustbecompletedandsignedbybothapplicantandpropertyowner. FINDINGSOFFACT – Respondtotheappropriatezoningrequirementsintheformoffactualstatementsor findingsoffactandsupportedbyevidence.Listthefindingscriteriaandtheevidence thatsupportsit.Include informationnecessarytoaddressallissuesdetailedinthePre-ApplicationCommentdocument. 2SETSOFSCALEDPLANSnolargerthan11”x17”.Includesiteplan,buildingelevations,parkingandlandscape details.(Optional – 1additionallargeset ofplans,2’x3’,touseinmeetings) FEE(Check,ChargeorCash) LEED®CERTIFICATION(optional)– Applicant’swishingtoreceivepriorityplanningactionprocessingshall providethefollowingdocumentationwiththeapplicationdemonstratingthecompletionofthefollowingsteps: HiringandretainingaLEED®AccreditedProfessionalaspartoftheprojectteamthroughoutdesignand constructionoftheproject;and TheLEED®checklistindicatingthecreditsthatwillbepursued. NOTE: Applicationsareacceptedonafirstcome, firstserved basis. Applicationswillnotbeacceptedwithouta completeapplicationformsignedbytheapplicant(s)ANDproperty owner(s),allrequiredmaterialsand full payment. Allapplicationsreceivedarereviewedforcompletenessbystaffwithin30daysfromapplicationdateinaccordance withORS227.178. ThefirstfifteenCOMPLETEapplicationssubmittedareprocessedatthenextavailablePlanningCommission meeting. ( Planning Commission meetings include the Hearings Board, which meets at 1:30 pm, or the full Planning Commission,which ). meets at 7:00 pm on the secondTuesday of each month.Meetings are held at the City Council Chambers at 1175 East Main St Anoticeoftheprojectrequestwillbesenttoneighboringpropertiesfortheircomments or concerns. Ifapplicable,theapplicationwillalsobereviewedbytheTreeand/orHistoricCommissions. RECEIVED BY EMAIL 09/21/2020 G:\\comm-dev\\planning\\Forms &Handouts\\ZoningPermit Application.doc ZoningPermitApplication FinalAuditReport2020-09-18 Created:2020-09-18 By:AmyGunter(amygunter.planning@gmail.com) Status:Signed TransactionID:CBJCHBCAABAAVdDsGI46bHhCpVpxsoutL7WvpNI7uASk "Zoning Permit Application" History DocumentcreatedbyAmyGunter(amygunter.planning@gmail.com) 2020-09-18 - 11:01:00PMGMT- IPaddress:47.42.183.51 DocumentemailedtoKyleTaylor(kyle@tayloredelements.com)forsignature 2020-09-18 - 11:02:19PMGMT EmailviewedbyKyleTaylor(kyle@tayloredelements.com) 2020-09-18 - 11:07:59PMGMT- IPaddress:174.204.195.41 Document e-signedbyKyleTaylor(kyle@tayloredelements.com) SignatureDate:2020-09-18 - 11:08:53PMGMT - TimeSource:server- IPaddress:174.204.195.41 Agreementcompleted. 2020-09-18 - 11:08:53PMGMT RECEIVED BY EMAIL 09/21/2020 CMK DEVELOPMENT, LLC TAYLORED ELEMENTS CONSTRUCTION The Cottages at West Village ROGUE PLANNING & DEVELOPMENT SERVICES, LLC RECEIVED BY EMAIL 09/21/2020 September 18, 2020 Twelve Unit, Thirteen Lot, Performance Standards Subdivision for the development of a Cottage Housing community Map & Tax Lot:39 1E 05 AD; Tax Lot: 200 Property Owner: CMK Development LLC 1236 Disk Drive, Ste. A Medford, OR 97501 Applicant: Taylored Elements 1236 Disk Drive, Ste. A Medford, OR, 97501 Building Design: Blue Canyon Design Group 815 Bennett Avenue Medford, OR 97501 Engineering Services: CEC Engineering PO BOX 172 Medford, OR 97501 Site Planning: KenCairn Landscape Architecture 545 A Street, Suite 3 Ashland, OR 97520 Planning Consultant: Rogue Planning & Development Services, LLC 33 N Central Avenue; Suite 213 Medford, OR 97501 Request: Request for Performance Standards Subdivision and Site Design Review approval for the development of a 12-unit Cottage House Development within a larger subdivision, West Village. West Village was recently preliminarily approved for Outline Plan approval and is in Final Plan review. The Cottages at West Village Page 1 of 22 September 19, 2020 RECEIVED BY EMAIL 09/21/2020 Property Description: The subject property was Tract B of the West Village Subdivision, now known as Lot #15. The parcel will be partitioned out of the larger 5.92-acre subdivision parcel. The property is on the east side of, and takes access from the new section of Otis Street. COTTAGE AREA The West Village Subdivision, Phase 1 has final plan review and completed civil engineering plans demonstrating compliance with the conditions of approval. A modification of the West Village Subdivision Final Plan has been requested concurrently with this proposal. The proposed modifications to the subdivision do not impact this proposal. The average slope of the entire tract is approximately six percent, from south to north. The slope of Tract B for the purposes of the solar setback is five percent downhill to the north. There are no natural features such as steep slopes, rock outcroppings, or large stature trees in the area of the cottage house development area. Proposal: The request is for Site Design Review, including simultaneous Outline Plan review for a 13-lot, 12-unit Performance Standards Subdivision in accordance with Ashland Municipal Code (AMC) 18.2.3.090 and 18.3.9, for a Cottage House Subdivision. The Cottages at West Village are proposed as 740 square foot, two-bedroom, one bath structures. Each unit is proposed to have a covered entry stoop. The units are proposed with an open floor plan. All units are proposed to include many of the Lifelong Housing Certification features and will works towards Lifelong Housing Certification. All units are proposed to meet Earth The Cottages at West Village Page 2 of 22 September 19, 2020 RECEIVED BY EMAIL 09/21/2020 Advantage Energy Standards and will be certified as Earth Advantage Silver. The installation of solar panels allows the development to have net metering and will be very low energy usage and their small footprint and drought tolerant landscaping allows for minimal water consumption. The proposed development has been designed as an extremely energy efficient, zero net energy with remote metering. The covered carports are proposed to have photovoltaic panels to provide all the energy the units need plus the ability to provide back to the grid. A conceptual elevation for cottages has been provided with the proposal. The units are proposed to be single story with a low pitched, gable roofs. The cottages on the north side of the development are proposed to have hipped roofs. All of the cottages are proposed to have traditional exterior materials including horizontal lap siding, vertical siding, shingle elements in the gable ends, traditional single hung windows with traditional trim and corner boards. Window boxes and awnings over the windows on the front façades add cottage elements to the designs. The site layout and structures comply with the purpose and intent of the Cottage Housing ordinance, and furthers the goals of the Comprehensive Plan of the City that seeks to provide additional, small, energy efficient, community oriented housing within the compact urban form that is bound by the City of Ashland Urban Growth Boundary. The common open space areas will be distinguished from the cottage unit private areas with fencing that is not more than four-feet in solid panel fencing. For the purposes of solar setbacks, the property has an approximately five-percent slope downhill to the north. The proposed structures are single story and include clipped gables on the north end of the building to comply with the required solar setback standards that prevent shading of the north property line. None of the structures will exceed the maximum building height of 18-feet nor the maximum peak height of 25-feet. Open Space Development: The subject tract is 37,541 square feet in area, this necessitates 7,508.2 square feet of common open space areas. A total of 8,794 square feet of area is provided as common space. This is provided in two areas. The main common open space is on the south side of the site, consisting of two larger lawn areas connected by 20-foot wide spaces including pedestrian walkways that link the two lawn areas together. This common area is 7,370square feet in area. Ten of the units directlyabut the common open space. Additionally, along the north side of the driveway and south of the two units at the front of the development, adjacent to Otis Street, isa second common open space. This open space will be highly The Cottages at West Village Page 3 of 22 September 19, 2020 RECEIVED BY EMAIL 09/21/2020 utilized, as the primary pedestrian access to the site from Otis Street. This area is 1,424 square feet in area. The 12 units proposed are adjacent to a common open space. All common areas and cottage units are connected to and through the development and the common open space with five-foot wide walkways. The common open space area does not have any dimension of less than 20-feet. The site plan demonstrates that each unit also has 200 square feet of private open space areas, no dimensions of the useable, private open space are less than eight feet in area. There will be a clear delineation of the private open space from the common open space through the installation of fencing that is not more than four-feet of solid panel fencing. Parking, Access, Circulation: The Cottages at West Village are proposed to be accessed via a 20-foot-wide driveway that intersects midblock of the new Otis Street extension. The proposed development requires 12 parking spaces, one space for each unit since all are less than 800-square feet. The parking area is primarily consolidated in the center of the parcel in a ten-space lot, two spaces are proposed to the side of the access driveway. These two spaces are not forward of the residential units and will be screened with vegetation and a possibly a short segment of solid fence. The ten parking spaces in the lot will be covered with solar generating carport structures. The proposal does not involve the creation or improvement to a public street and the Cottage Housing section of the code allows for four or more units accessed via a shared driveway. The driveway and the parking area are proposed to be improved to the applicable standards for a parking area as per AMC 18.4.3. Public right of way improvements: No improvements are proposed to the public right of way. The parent parcel of the cottages is part of the West Village Subdivision Phase 1 Outline Plan. The civil improvement plans and the final plan review of the public infrastructure including streets and all utilities necessary for the urbanization of the single family residential parcels have been approved and preconstruction conference with the City of Ashland and other utility service providers was recently conducted. The Cottages at West Village Page 4 of 22 September 19, 2020 RECEIVED BY EMAIL 09/21/2020 The Cottage Housing Ordinance provides the commission the ability to not require the installation of a public street to access cottage lots. The proposed development pattern and the connection of the block from Elizabeth, west along Otis Street, following Otis to the north, east on the Randy Street to Elizabeth Street intersection and back north is within the maximum block length perimeter thus extension of the public right-of-way through the cottage development lot is unnecessary and supported by the code. CC&Rs, HOA and Storm Water Sewer System Maintenance plan: Each cottage is proposed to be on its own tax lot with the common area including the majority of the private open spaces areas on a common tax lot with a blanket easement for utilities, access, and maintenance. The draft CC&Rs, Homeowners Association Documents and the storm water sewer system maintenance plan were submitted with the Phase 1 Final Plan application, no modifications have been made. On the following pages are written findings addressing the applicable criteria from the Ashland Municipal Code, the code is in font. The applicant’s findings are in Calibri font. Times New Roman The Cottages at West Village Page 5 of 22 September 19, 2020 RECEIVED BY EMAIL 09/21/2020 Findings of Fact addressing the criteria from the Ashland Land Use Ordinance 18.2.2.030 - Allowed Uses A. Uses Allowed in Base Zones. Allowed uses include those that are permitted, permitted subject to special use standards, and allowed subject to approval of a conditional use permit. Finding: A Cottage Housing development is a Special Permitted Use in the R-1-5 zone. 18.2.3.090 – Cottage Housing Finding: The subject tractproposed for development of the twelve-unit, thirteen lot cottage housing development. The layout is compatible with the adjacent neighborhood development pattern. The front yard abutting Otis Street has a 16-foot setback to allow for an 8-foot by 6-foot front porch on the cottage facing Otis Street. On the south and north sides, there are 8-foot, and 10-foot setbacks to provide minimum side yard setbacks, minimum private open space dimension and solar setbacks. The west property line provides for 12-foot, rear yard setback. The proposed units are designed to exceed building code energy efficiency standards and to provide age-in-place housing. The common open spaces exceed the required area and dimensions. The open spaces, common areas and utilities will have access, maintenance and other necessary protections through the establishment of the Homeowner’s Associate and the Covenants, Conditions and Regulations. Draft easements and the HOA and CC&R and maintenance documents are attached. The proposed cottage housing development adds a necessary housing inventory to the city of Ashland limited supply of small, single family residential units that provide ownership opportunities. According to the standards, the development of cottage housing also requires a Site Design Review under chapter 18.5.2. B. Exceptions and Variances. Requests to depart from the requirements of this chapter are subject to the approval criteria under subsection 18.5.2.050.E, Exception to the Site Development and Design Standards. Finding: No exceptions to the cottage housing code are proposed. The Cottages at West Village Page 6 of 22 September 19, 2020 RECEIVED BY EMAIL 09/21/2020 C. Development Standards. Cottage housing developments shall meet all of the following requirements: 1. Cottage Housing Density. The permitted number of units and minimum lot areas shall be as follows: Zone: R-1-5; 1 cottage dwelling unit per 2,500 square feet of lot area; Minimum number of units: 3; Maximum number of units: 12; Minimum lot size: 7,500; Maximum FAR: .35 Finding: The 37,541 square foot property is zoned single family residential. The density of the property cannot exceed 12 cottage units. The proposal complies with the standards. Cottage Housing Details: Lot area: 37,541square feet Density: 12: maximum number of units Floor Area Ratio (.35 FAR): 37,541 X .35 = 13,139 square feet Proposed: 8,880 square feet Common Area (20%): 7,508 square feet Proposed: 8,794 square feet Private outdoor area: 200 square feet with no dimension of less than 8’ Lot Coverage (50%): 18,770.5 square feet Proposed: 18,770.5 square feet 2. Building and Site Design. a. Maximum Floor Area Ratio. The combined gross floor area of all cottages is not to exceed a 0.35 floor area ratio (FAR). Finding: The combined gross floor area of all the cottages does not exceed .35 floor area ratio (FAR). The maximum floor area ratio (FAR) is 13,139 square feet. The proposed FAR is 8,880square feet in area. b. Maximum Floor Area. The maximum gross habitable floor area for 75 percent or more of the cottages, within developments of four units or greater, shall be 800 square feet or less per unit. At least two of the cottages within three-unit cottage housing developments The Cottages at West Village Page 7 of 22 September 19, 2020 RECEIVED BY EMAIL 09/21/2020 shall have a gross habitable floor area of 800 square feet or less. The gross habitable floor area for any individual cottage unit shall not exceed 1,000 square feet. Finding: All units are less than 800 square feet in area and comply with the standard and proposed gross habitable floor area complies with the standards. c. Height. Building height of all structures shall not exceed 18 feet. The ridge of a pitched roof may extend up to 25 feet above grade. Finding: The proposed ridge height of the cottages is 14-feet, 2 ½-inches. d. Lot Coverage. Lot coverage shall meet the requirements of the underlying zone outlined in Table 18.2.5.030.A. Finding: The proposed lot coverage following the site development is 18,770.5square feet in area. This complies with the maximum lot coverage allowed in the zone of 18,770.5 square feet. e. Building Separation. Finding: The proposed separation between all of the buildings meets or exceeds the minimum separation of six feet. f.Fences. Finding: Any fences that will separate the private yard areas from the open spaces and common areas will not exceed the four feet solid panel on interior areas adjacent to open space except as allowed for deer fencing. The Cottages at West Village Page 8 of 22 September 19, 2020 RECEIVED BY EMAIL 09/21/2020 3. Access, Circulation, and Off-Street Parking Requirements. Notwithstanding the provisions of chapter 18.3.9, Performance Standards Option and PSO Overlay, and part 18.4, Site Development and Design Standards, cottage housing developments are subject to the following requirements: a. Public Street Dedications. Except for those street connections identified on the Street Dedication Map, the Commission may reduce or waive the requirement to dedicate and construct a public street as required in section 18.4.6.040 upon finding that the cottage housing development meets connectivity and block length standards by providing public access for pedestrians and bicyclists with an alley, shared street, or multi-use path connecting the public street to adjoining properties. Finding: It can be found that the driveway is adequate and there are no streets shown on the street dedication map. The West Village Subdivision layout and connectivity to the adjacent properties complies with block length standards. There 386.25-feet of block length on Randy Street between the Otis Street and Randy Street intersection, east to the Randy Street and Elizabeth Street intersection. The Elizabeth Street block length is 316.6-feet. From the Elizabeth Street intersection with Otis Street, west on Otis Street, the block length is 313-feet. North on Otis Street to and through the property frontage back to the Otis Street and Randy Street intersection is 317-feet. Each block length is less than the maximum block length of 400-feet. The block perimeter is 1,332.85 feet. The proposal complies with the block length and block perimeter standards from AMC18.4.6.040.E.9.a. The property has 102.44-feet of frontage along Otis Street. A sidewalk along the north side of the driveway extends from the public street, to and around and development. The pathway is not proposed as a public walkway system but is available for the use of the residents and guests of the proposed cottage housing development. b. Driveways and Parking Areas. Driveway and parking areas shall meet the vehicle area design standards of chapter 18.4.3. Finding: The proposed 20-foot wide driveway complies with the minimum driveway width for access to a parking area for 12-parking spaces. A walkway separate from the driving surface is provided. The parking spaces are Proposed to be 9’ X 18’, with a 24-foot clear backup space toallow vehicles to exit the driveway in a forward manner. The driveway will be paved and installed to accommodate fire truck access. The Cottages at West Village Page 9 of 22 September 19, 2020 RECEIVED BY EMAIL 09/21/2020 A five-foot landscape buffer is provided between the property lines, the parking areas, and the driveway, and an eight-foot buffer from the proposed units. i. Parking shall meet the minimum parking ratios per section 18.4.3.040. Finding: There are 12cottages, all less than 800 square feet in area, each requires one parking space. There are 12 parking spaces proposed, this complies with the standards. ii. Parking shall be consolidated to minimize the number of parking areas, and shall be located on the cottage housing development property. Finding: The parking area required for the cottage housing development is consolidated into one, parking area. There are two spaces adjacent to the driveway, the remainder of the parking area, ten spaces, is proposed to be located near the center of the property and be covered. iii. Off-street parking can be located within an accessory structure such as a multi-auto carport or garage, but such multi-auto structures shall not be attached to individual cottages. Single-car garages and carports may be attached to individual cottages. Uncovered parking is also permitted provided that off-street parking is screened in accordance with the applicable landscape and screening standards of chapter 18.4.4. Finding: Multi-vehicle carport structures areproposed for ten-parking spaces. The carports are not attached to the cottages. A five-foot landscape buffer is proposed between the parking spaces and the property lines, an eight foot buffer is proposed between the units and the carport structure. 4. Open Space. Open space shall meet all of the following standards: a. A minimum of 20 percent of the total lot area is required as open space. Finding: The subject tract is 37,541 square feet in area, this necessitates 7,508.2 square feet of common open space areas. The main common open space is on the south side of the site, consisting of The Cottages at West Village Page 10 of 22 September 19, 2020 RECEIVED BY EMAIL 09/21/2020 two larger lawn areas connected by a 20-foot wide walkway and landscape areas linking the two lawn areas together. This common area is 7,370 square feet in area. There are ten units that abut the common open space. Additionally, along the north side of the driveway and south of the two units nearest Otis Street a second common open space is present, this area is 1,424 square feet in area. All of the 12 units proposed, directly adjacent an at least 20-foot wide common open space. The proposal accounts for a total of more than the required common open space areas by providing 8,794 square feet of open space. All common areas and cottage units are connected to the open spaces with five-foot wide walkways. b. Open space(s) shall have no dimension that is less than 20 feet unless otherwise granted an exception by the hearing authority. Connections between separated open spaces, not meeting this dimensional requirement, shall not contribute toward meeting the minimum open space area. Finding: The 20 percent common open space area does not have any dimension of less than 20-feet. They are connected via five-foot walkways. The common area open spaces consist of turf areas with pathways for easy access to and from the covered parking spaces to the cottage units. This turf area and the walkways for ease provides ample area for residents to interact on a daily basis. The trash enclosure area is accessed from the open space area and the parking area. c. Shall consist of a central space, or series of interconnected spaces. Finding: The majority of the open space is centrally located. All units abut the two openspaces that account for the total, interconnected common open spaces that are 20-feet in width or greater. d. Physically constrained areas such as wetlands or steep slopes cannot be counted towards the open space requirement. Finding: The common open space area that is not physically constrained. e. At least 50 percent of the cottage units shall abut an open space. Finding: The Cottages at West Village Page 11 of 22 September 19, 2020 RECEIVED BY EMAIL 09/21/2020 Ten of the twelvecottages are arranged in rows on the south and north sides of the property. the edges of the property. The main common open space generally centered on the site There are tenunits that abut thiscommon open space. Two cottages are on the west side of the property abutting Otis Street, there is a 1,400 square foot 20-foot wide common open space to the south of the structures. f. The open space shall be distinguished from the private outdoor areas with a walkway, fencing, landscaping, berm, or similar method to provide a visual boundary around the perimeter of the common area. Finding: The open space is separate from the private outdoor areas by the walkways, low fencing and landscaping will provide visual boundaries around the perimeter of the common areas and between the private yards. g. Parking areas and driveways do not qualify as open space. Finding: The parking areas and driveway are not included in the open space area calculations. 5. Private Outdoor Area. Each residential unit in a cottage housing development shall have a private outdoor area. Private outdoor areas shall be separate from the open space to create a sense of separate ownership. a.Each cottage unit shall be provided with a minimum of 200 square feet of usable private outdoor area. Private outdoor areas may include gardening areas, patios, or porches. Finding: Each cottage unit has a 200-square foot (or more) area of useable private outdoor area. These areas will include small yard areas, and patios or decks. b. No dimension of the private outdoor area shall be less than eight feet. Finding: All 200-square foot private outdoor areas do not have any dimension of less than eight feet. The Cottages at West Village Page 12 of 22 September 19, 2020 RECEIVED BY EMAIL 09/21/2020 6. Common Buildings, Existing Nonconforming Structures and Accessory Residential Units. a. Common Buildings. Up to 25 percent of the required common open space, but no greater than 1,500 square feet, may be utilized as a community building for the sole use of the cottage housing residents. Common buildings shall not be attached to cottages. Finding: Not applicable. b. Carports and Garage Structures. Consolidated carports or garage structures, provided per subsection 18.2.3.090.C.3.b, are not subject to the area limitations for common buildings. Finding: Two carports that will have solar panels that allow this project to provide a consolidated solar generating station for net metering. 7. Storm Water and Low-Impact Development. a. Developments shall include open space and landscaped features as a component of the project’s storm water low-impact development techniques including natural filtration and on-site infiltration of storm water. Finding: The open spaces and landscape features are components of the storm water low impact development techniques. The rain gardens adjacent to the parking areas provide above ground, on-site infiltration through a catchment system that connected through tothe West Village Subdivision open space (Lot #14) stormwater bioswale system. The individual lots will have access to at grade and or above raingardens, rain barrels and other landscape features that provide natural filtration before overflowing into the stormwater system. b. Low-impact development techniques for storm water management shall be used wherever possible. Such techniques may include the use of porous solid surfaces in parking areas and walkways, directing roof drains and parking lot runoff to landscape beds, green or living roofs, and rain barrels. Finding: Landscape garden bed filtration systems, rain barrels and permeable surfaces for the walkways will be developed for the units. The parking surface area is minimized through the installation of the solar producing carports. Parking lot surface area drains are directed to landscape beds. The Cottages at West Village Page 13 of 22 September 19, 2020 RECEIVED BY EMAIL 09/21/2020 c. Cottages shall be located to maximize the infiltration of storm water runoff. In this zone, cottages shall be grouped and parking areas shall be located to preserve as much contiguous, permanently undeveloped open space and native vegetation as reasonably possible when considering all standards in this chapter. Finding: The existing property is not natural in the sense of having undeveloped areas of native vegetation necessary to preserve an area of undeveloped open spaces that preserves trees, waterways, wetlands, topography, interesting geology, viewsheds, etc. There is very little native vegetation in the location of the Cottages at West Village. The area had been a hay field and used for animal grazing since the original DLC. When considering compliance with all of the other standards in this chapter, the proposed layout of the cottages complies with this criteria because the cottages are grouped together in a narrow east to west setback to enlarge the central contiguous, open space. There is an open space between the driving surface and the residences which leads to this larger contiguous open space. The parking is consolidated thus demonstrating compliance with the standards. The proposed landscape plan includes drought tolerant, native plant species for future permanently undevelopable open space. 18.3.9.030 Performance Standards Overlay: The subject property is a cottage house development. The development of small cottage units is within a larger residential subdivision. The new units are energy efficient and use low impact development innovations described above in their design and construction. As allowed by the code, the project has beendesigned to take advantage of the Performance Standards concept. The property owner, CMK LLCwill be financing the project using private lending. A Homeowner’s Association will be created to maintain the common areas. The HOA and CC&R’s will have necessary access easement, utility easements, and maintenance agreements provided prior to recording of the plat. The development is proposed as a tax lot layout. Blanket easement for utilities, access, maintenance, utilities, etc. are proposed instead of individual easements. Following the approval of this application, the property owner will begin working with the project designer, engineer and contractors to create final utility installation engineered plans (1 – 2 months). The civil engineering for the West VillageSubdivision is in plan review at the city of Ashland Public Works Department. Following the issuance of these plans, assuming thatoccurs before the Planning Action timeline occurs, amendments to the construction plans will be provided that connect the private lines within the Cottages at West The Cottages at West Village Page 14 of 22 September 19, 2020 RECEIVED BY EMAIL 09/21/2020 Village into theWest Village Subdivision infrastructure. Following utility installation, building permits for construction of the residences will be obtained (within the new two years). 18.3.9.040. A.3. Outline Plan Approval Criteria The Planning Commission shall approve the outline plan when it finds all of the following criteria have been met. a. The development meets all applicable ordinance requirements of the City. Finding: The applicant finds that all applicable ordinance requirements of the City have been met. As detailed in the written summary above, the findings on the subsequent pages and the attached site plans, exhibits and attached documents, full compliance with city standards for a cottage house development is met. b. Adequate key City facilities can be provided including water, sewer, paved access to and through the development, electricity, urban storm drainage, police and fire protection, and adequate transportation; and that the development will not cause a City facility to operate beyond capacity. Finding: Adequate key City facilities can be provided to serve the development. In consultation with representatives of the various City of Ashland Departments (i.e. Water, Sewer, Streets and Electric Division) the proposed small cottage housing units will not cause any of the new public facility to operate beyond capacity. All the infrastructure within the development area is new and up to present code standards. According to the civil plans, there is a new, eight-inch water main within Otis Street. A hydrant is provided across Otis Street, approximatly 60-feet to the southwest. There is substantial water pressure and pressure reduction valves are necessary. This provides adequate water pressure to provide water service to new units. There is are 12-inch storm drainage lines within Otis Street and along the east property line of the Cottages at West Village. The project is required to use both low impact development standards from the Cottage Housing Standards as well as compliance with the RVSS Standards for Storm Water Management. The low impact development measures include rain garden swales, rain-barrel catchment of roof drainage, reducing the amount of storm water generated from the cottage development. A new 8”public sanitary sewer line is proposed in Otis Street. Cottages 1 and 2 will connect to this. The other sanitary sewer service lines will be connect to the new private 8” sanitary sewer line along the east property line that connects to the new 8” public sanitary sewer line in Randy Street. The Cottages at West Village Page 15 of 22 September 19, 2020 RECEIVED BY EMAIL 09/21/2020 Electric infrastructure will be extended with the West Village Subdivision and will be installed at a capascity available in the vicinityto service the new residences.A bank of meters is proposed on the carports to facilitate the solar panel and net metering options. The driveway leading to the parking area is proposed to be 20-feet in width. This is adequate area including back up and turn around for the 12-parking spaces. The sidewalk is connected to the internal pedestrian pathway which accesses each unit and continues through the open space and to the ten cottage units on the east side of the parking area. c. 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. Finding: Not applicable, no natural features are present in the area of the Cottage House development area. d. The development of the land will not prevent adjacent land from being developed for the uses shown in the Comprehensive Plan. Finding: The properties to the north, south and west are developed or will be developed with single family residences as envisioned in the Comprehensive Plan. The development of the subject property will not prevent the adjacent properties from being developed as envisioned in the Comprehensive Plan. e. 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. Finding: The proposal is for the development of tax lots with the common areas dedicated as common area. The common areas will have access easement, utility and maintenance agreements and easements. The common area landscaping and driveway maintenance will be provided for in the Homeowners Association and CC & R’s of the subdivision. These documents will be prepared by a land development attorney and Oregon Licensed Surveyor familiar with small lot subdivision development. The CC & R’s will be provided for review by the City of Ashland in conjunction with the preliminary survey plat. The Cottages at West Village Page 16 of 22 September 19, 2020 RECEIVED BY EMAIL 09/21/2020 f. The proposed density meets the base and bonus density standards established under this chapter. Finding: The proposed density of the property is the maximum number of cottages house units allowed in the zone per the Cottage Housing Standards of the Ashland Municipal Code AMC 18.2.3.090. g. The development complies with the Street Standards. Finding: The proposed development is accessed via a driveway that extends from the new section of Otis Street. Thisstreet will be developed to city standards with asphalt travel lanes, curb, gutter, parkrow and sidewalk. Cottage housing developments are not required to provide a public street dedication when pedestrian connectivity through the site to adjacent properties is provided and adequate vehicular access is provided. See findings above addressing block length. 18.5.2.080 - Site Design Review Criteria: A. Underlying Zone. The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards. Finding: The subject property proposed for development of the twelve-unit, thirteen lot cottage housing development. The layout, is compatible with the adjacent neighborhood development pattern, provides more open space than typical single family lots would provide. The open space is protected with HOA and CC & R regulations. The proposed cottage housing development adds a necessary housing inventory to the city of Ashland limited supply of small, single family residential units that provide ownership opportunities. The proposed development complies with the cottage housing standards and standards for the underlying zones lot coverage, setback, and density as provided in the cottage housing standards. B. Overlay Zones. The proposal complies with applicable overlay zone requirements (part 18.3). Finding: The proposal is for a cottage house development which is processed through the Performance Standards overlay. The Cottages at West Village Page 17 of 22 September 19, 2020 RECEIVED BY EMAIL 09/21/2020 The proposed landscape and irrigation planting plan demonstrate compliance with the Wildfire Overlay zone standards. C. Site Development and Design Standards. The proposal complies with the applicable Site Development and Design Standards of part 18.4, except as provided by subsection E, below. Finding: The proposal demonstrates compliance with the applicable Site Development Standards from 18.4 that are required with cottage housing development. AMC 18.4.8.020.B.5. Structures within cottage housing developments meeting the standards in section 18.2.3.090, that cast their shadows entirely within the parent parcel of the cottage housing development, shall be exempt from the setback standards in section 18.4.8.030 provided they do not cast a shadow upon the roof of a dwelling within the cottage housing development. D.City Facilities. The proposal complies with the applicable standards in section 18.4.6 Public Facilities, and that adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the property, and adequate transportation can and will be provided to the subject property. Finding: See findings on preceding pages addressing adequate public facilities. As for transportation, Otis Street will be a paved, city street, with public sidewalks that leads from street along driveway onto the site. Internal connected walkwaysare providedthroughout the property. The proposed development does not require a Traffic Impact Analysis or other Transportation assessment. E.Exception to the Site Development and Design Standards. The approval authority may approve exceptions to the Site Development and Design Standards of part 18.4 if the circumstances in either subsection 1, 2, or 3, below, are found to exist. Finding: None requested. 18.5.3.020 Land Divisions: A. Applicability. The requirements for partitions and subdivisions apply, as follows. 1. Subdivisions are the creation of four or more lots from one parent lot, parcel, or tract, within one calendar year. The Cottages at West Village Page 18 of 22 September 19, 2020 RECEIVED BY EMAIL 09/21/2020 Finding: The request is for a twelve-unit, thirteen lot, Performance Standards Option, Cottage Housing Development with access via a private driveas permitted in AMC 18.2.3.090, 18.3.9 and 18.5.3.020.A.2. The site is part of the recently approved West Village Subdivision plat. The plat for Phase 1 and 2 will be one plat and the separate cottage housing developments are their own subdivision plats. 2. Partitions are the creation of three or fewer lots from one parent lot, parcel, or tract, each having frontage on a public street, within one calendar year. (Note: Partitions of three lots with accessvia a private drive are allowed under chapter 18.3.9 Performance Standards Option.) Finding: The request is for a Performance Standards subdivision with access via shared drive. 18.5.3.E. Future Re-Division Plan. When subdividing or partitioning tracts into large lots (i.e., greater than two times or 200 percent the minimum lot size allowed by the underlying land use district), the lots shall be of such size, shape, and orientation as to facilitate future re-division and extension ofstreets and utilities. The approval authority may require a development plan indicating how furtherdivision of oversized lots and extension of planned public facilities to adjacent parcels can occur in the future. If the Planning Commission determines that an area or tract of land has been or is in theprocess of being divided into four or more lots, the Commission can require full compliance with all subdivision regulations. Finding: Not applicable. 18.5.3.050 Preliminary Partition Plat Criteria A. The future use for urban purposes of the remainder of the tract will not be impeded. Finding: The proposal utilizes the entire tract (known as Lot 15, West Village Subdivision). B. The development of the remainder of any adjoining land or access thereto will not be impeded. Finding: The properties to the north, south and street to the west are proposed to be developed as part of the West Village Subdivision, Phase 1. These adjacent lots are proposed to be developed with single family residences as envisioned in the Comprehensive Plan. The proposal does not impact the development of the adjacent properties that are developed with single family residences. The Cottages at West Village Page 19 of 22 September 19, 2020 RECEIVED BY EMAIL 09/21/2020 C. The partition plan conforms to applicable City-adopted neighborhood or district plans, if any, and any previous land use approvals for the subject area. Finding: The property is part of a larger subdivision, to the applicant’s knowledge there are no neighborhood or district plans. D. The tract of land has not been partitioned for 12 months. Finding: The property hasnot been partitioned for 12 months. The tract(Lot #15)area was determined as part of the West Village Subdivision. The platting has not been recorded at the time of this writingthus the change from Tracts to describe the large lots within the West Village Subdivision. E. Proposed lots conform to the requirements of the underlying zone, per part 18.2, any applicable overlay zone requirements, per part 18.3, and any applicable development standards, per part 18.4 (e.g., parking and access, tree preservation, solar access and orientation). Finding: The proposed development complies with the standards of the underlying zone, the development standards for Cottage Housing Development from 18.2.3.090, and the development standards from 18.3. The proposal complies with all applicable development standards found in 18.4. F. Accesses to individual lots conform to the standards in section 18.4.3.080 Vehicle Area Design. See also, 18.5.3.060 Additional Preliminary Flag Lot Partition Plat Criteria. Finding: The driveway is proposed to be 20-feet wide five-foot landscape buffer along the south side. The driveway accesses the 12-vehicle parking area. The layout complies with the vehicle area design. The driveway will have a 13.5-foot vertical clearance and the driveway grade is less than 15 percent. No parking is proposed in the front yard or between the building and the street. The existing driveway complies with driveway separation standards there will be more than 24-feet between the adjacent driveways. The traffic generated from the proposed development will exit in a forward manner which will improve the visibility when existing the site. The Cottages at West Village Page 20 of 22 September 19, 2020 RECEIVED BY EMAIL 09/21/2020 The site is not accessed by an alley or other shared access. G. The proposed streets, utilities, and surface water drainage facilities conform to the street design standards and other requirements in part 18.4, and allow for transitions to existing and potential future development on adjacent lands. The preliminary plat shall identify all proposed public improvements and dedications. Finding: The farmhouse at 375 Otis Street has obtained easement to the sanitary sewer lateral on the north end of Lot’s 10, 11 & 12. Transitions for future development on adjacent lands is not prevented. The cottage housing ordinance does not require compliance with the street design standards. H. Unpaved Streets. Finding: Otis Street, accessing the property will be a fully improved. I. Where an alley exists adjacent to the partition, access may be required to be provided from the alley and prohibited from the street. Finding: There is not an alley adjacent to the property. J. Required State and Federal permits, as applicable, have been obtained or can reasonably be obtained prior to development. Finding: There are no Federal permits necessary for the development of the property. The required Oregon Department of Environmental Quality (DEQ) 1200C permit has been applied for. K. A partition plat containing one or more flag lots shall additionally meet the criteria in section 18.5.3.060. Finding: The Cottages at West Village Page 21 of 22 September 19, 2020 RECEIVED BY EMAIL 09/21/2020 Driveways greater than 50-feet in length are required to demonstrate compliance with the width and design requirements of section 18.5.3.060 (AMC 18.4.3.080.D.1). A “flag lot” is not proposed, but development is proposed as part of a performance standards option development, therefore not all of the criteria for flag lot partitions is addressed. Attachments: TOPOGRAPHICAL SURVEY PROJECT SITE PLAN COTTAGE ELEVATIONS AND FLOOR PLAN CARPORT ELEVATIONS UTILITY PLAN LANDSCAPE PLANS The Cottages at West Village Page 22 of 22 September 19, 2020 RECEIVED BY EMAIL 09/21/2020 RECEIVED BY EMAIL 09/21/2020 9/29/20 EMAIL BY RECEIVED