Loading...
HomeMy WebLinkAbout2018-05-22 Planning PACKET Note: Anyone wishing to speak at any Planning Commission meeting is encouraged to do so. If you wish to speak, please rise and, after you have been recognized by the Chair, give your name and complete address for the record. You will then be allowed to speak. Please note that the public testimony may be limited by the Chair and normally is not allowed after the Public Hearing is closed. ASHLAND PLANNING COMMISSION STUDY SESSION May 22, 2018 AGENDA I. CALL TO ORDER: 7:00 PM, Civic Center Council Chambers, 1175 E. Main Street. II. ANNOUNCEMENTS III. AD-HOC COMMITTEE UPDATES IV. PUBLIC FORUM V. A. VI. In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the Community Development office at 541-488-5305 (TTY phone is 1-800-735-2900). Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to the meeting (28 CFR 35.102- 35.104 ADA Title 1). Memo DATE:May 22, 2018 TO:Ashland Planning Commission FROM:Maria Harris,Planning Manager RE:Infill Strategy Code Revisions The PlanningCommissionreviewed therecommendationsfor the infill strategy for the transit triangle study area(see map below)at the October 24, 2017 study session. Subsequently, the CityCouncil reviewed the project materials at the January 16, 2018 meeting and directed the Planning Commissionto initiateordinance revisions to implementthe infillstrategy for the transit trianglestudy areabased on the recommendations prepared by Fregonese Associates.The Council also directed staff to bringa vertical housing development zone incentive program to a future City Council study session.A vertical housing development zone provides a 10-year property tax exemption for residential units developed above the ground floor in mixed-use, multi-story buildings. The study session is intended to familiarize the Commissionwith the draft ordinance materials, address any questions or concerns, and provide the Commission with an opportunity to discuss the materials. The public hearing for the PlanningCommissionpublic hearing on thedraft amendments is tentatively Page 2of 3 scheduled for the June 12 or 26 meeting.The public hearing packet will include a formal staff reportand additional background materials. The purpose of the infill strategy is toidentify the factors that limit development and create incentives for additional housing and business development adjacent to the bus route which in turn, may result in increased transit ridership.Fregonese Associates prepared an infillstrategy for the transit triangle that includes three components –land use ordinance amendments, streetscape improvementsand a vertical housing development zone.The land use ordinancerecommendationsaddress current zoning and land use standards that were identified in the first phase as affecting the market feasibility of development, particularly for projects including housing units. The implementation strategy includes removing existing housing density maximums toprovide an incentive for the private market to build at ahigher density with a focus on smaller unitsizes. Staff prepared draft ordinance amendments which include two components -a new chapter for the Transit Triangle Overlay andamendments to the current land use ordinance for consistency.Also attached is the initial ordinance concept prepared by Fregonese Associates. Sincethe Chapter 18.3.14 Transit Triangle Overlay is a new chapter, it does not includemark-up strikeout text is changes. The revisions to the current ordinance include grey text asunchanged, deletedunderline text is new and . The draft land use ordinance revisions areattached. The recommended zoning changes include establishing a Transit Triangle Overlay, includingthe following ordinance amendments. Allowing four-story buildings in the C-1 and E-1 zones and three-story buildings in the R-2 and R-3 zones. Currently, building height is limited to40 feet with a five-foot parapet(i.e., three stories) inthe C-1 and E-1 zones and 35 feet or 2.5stories in the R-2 and R-3 zones. Buildings would be required to be stepped backat least 10 feet for any portion of the building over 25 feet in height (i.e., third and fourth stories).An alternative would be tohave articulation for at least 25% of the building façade. The step back or articulation would be required on the front of the building or any building side that is within 25 feet of a residential zone. Step backs are not currently required. Delete the allowed units per acre and instead regulate building volume and intensity by a maximum floor area ratio(FAR). The recommended FAR is 1.5 for C-1 and E-1 zones and 1.25 for the R-2 and R-3 zones. Currently, 30housing units per acre are allowed in C-1, 15 units per acre are allowed in E-1, 13.5 units per acre in the R-2 zone and 20 units per acre in the R-3 zone. In addition, there is no maximum FARat this time. Residential units developed under the Transit Triangle Overlay option would be required to be rental units. Condominiums and travelers’ accommodations would not be allowed. Reduce the off-street parking requirement to one space for residential units less than 800 square feet. Currently, one parking space is required for units less than 500 square feet. DEPT. OF COMMUNITY DEVELOPMENTTel: 541-488-5305 20 E. Main StreetFax: 541-552-2050 Ashland, Oregon 97520TTY: 800-735-2900 www.ashland.or.us Page 3of 3 Additionalparking would not be required for the first 1,250square feet of commercial floor areain mixed use buildings (e.g., commercial and residential uses). Reduce the required landscape area to 20 percent in the R-2 and R-3 zones.Currently, the required landscape area is 35 percent in the R-2 zone and 25 percent in the R-3 zone. Allow limited floor area for commercial usesin the R-2 and R-3 zones. DEPT. OF COMMUNITY DEVELOPMENTTel: 541-488-5305 20 E. Main StreetFax: 541-552-2050 Ashland, Oregon 97520TTY: 800-735-2900 www.ashland.or.us 18.3.14 –Transit Triangle Overlay Chapter 18.3.14–Transit Triangle Overlay Sections: 18.3.14.010Purpose 18.3.14.020Applicability 18.3.14.030General Requirements 18.3.14.040Use Regulations 18.3.14.050Dimensional Regulations 18.3.14.060Site Development and Design Standards 18.3.`4.070Open Space Zone 18.3.14.010Purpose The Transit Triangle Overlay is intended to promote the development of a mixof housing units and businesses adjacent to the bus route designed in a way that encourages walking, bicycling and transit use.The Transit Triangle (TT) Overlaywasadopted by the City Council on date (Ordinance No.###). 18.3.14.020Applicability A.Transit Triangle (TT) Overlay Designation. This chapter applies to properties designated as Transit Triangle (TT) overlayon the Site Design Zones map, and pursuant to the Transit Triangle overlay development standards and map adopted by Ordinance ### (Month, 2018). B.TT Overlay Option. The TT overlay may be used to develop residential and commercially zonedland located in the TT overlay, but is not mandatory. Development using the TT overlay option shall meet all of the provisions of this chapter and all other applicable sections of this ordinance, except as otherwise provided in this chapter. The provisions of this chapter do not apply to development located in the TT overlay that does not elect to fully exercise the TT overlay option. C.Pedestrian Places Overlay. The Pedestrian Places overlay and associated development standardsdo not apply to properties developed under the Transit Triangle (TT) overlay option. D.Governing Standards. Where the provisions of this chapter conflict with comparable standards described in any other ordinance, resolution or regulation, the provisions of the TToverlayshall govern. 1 18.3.14 –Transit Triangle Overlay Figure 18.3.14.020 Transit Triangle (TT) Overlay 18.3.14.030General Requirements A.Site Development and Design Standards. New development is subject to Site Design Review under chapter 18.5.2, and must comply with the applicable site development and design standards. 18.3.14.040Allowed Uses A.Uses Allowed in TT Overlay. Allowed uses are determined by the base zone and in accordance with section 18.2.2.030, except as provided for in this chapter. B.Uses Regulated by TT Overlay. Notwithstanding the provisions of chapter 18.2.2Base Zones, Table 18.3.14.040 includes additional allowed and prohibited uses within TT overlay. The TT overlay may also provide for exceptions to some standards of the underlying zone. For regulations applying to the City’s overlays zones, please refer to part 18.3. C.Mixed-Use. Uses allowed in a zone individually are also allowed in combination with one 2 18.3.14 –Transit Triangle Overlay another, in the same structure or on the same site, provided all applicable development standards and building code requirements are met. Table 18.3.14.040 –Transit Triangle(TT)Overlay UsesAllowed by Base Zone 1 Zones Special Use C-1E-1R-2R-3 Standards A. Residential Multifamily dwelling, rental PPPP Multifamily dwelling, for purchaseNNNN B. Commercial Hotel/MotelNNNN Travelers’ AccommodationNNNN Commercial Retail Sales and Services, Per Per Sec. SS except Outdoor Sales and Services18.2.2.03018.2.2.03018.3.14.040.D.2 OfficePer Per Sec. SS 18.2.2.03018.2.2.0e018.3.14.040.D.2 RestaurantsPer Per Sec. SS 18.2.2.03018.2.2.03018.3.14.040.D.2 1 Key: P = Permitted Uses; S = Permittedwith Special Use Standards; CU = Conditional Use Permit Required; N = Not Allowed. D.Special Use Standards. The uses listed as “Permitted with Special Use Standards (S)” in Table 18.3.14.040, above, are allowed provided they conform to the requirements of this section and the requirements of chapter 18.5.2Site Design Review. 1.Residential Uses.Residential uses provided all of the following standards are met. a.In the C-1 and E-1 zones, ground floor residential uses shall occupy nomore than 50 percent of the gross floor areaof the ground floor.Where more than one building is located on a site, not more than 50 percent of the total lot area shall be designated for residential uses. b.At least 50 percent of the ground floor or total lot area shall be shall be designated for permitted and uses permitted with special use standards, not including residential uses. 2.Commercial Uses in the R-2 and R-3 Zones.The commercial uses described in Table 18.3.14.040, above, are allowed provided all of the following standards are met. a.The maximum gross floor area occupied shall be 60 square feet for every residential dwelling unit developed on site. 18.3.14.050Dimensional Standards Notwithstanding the provisions of chapter 18.2.5Standards for Residential Zonesand chapter 18.2.6Standards for Non-Residential Zones, Table 18.3.14.050 includes the dimensional standards within TT overlay. 3 18.3.14 –Transit Triangle Overlay Thedimensions shall conform to the standards in Table 18.3.14.050. Table 18.3.14.050 Transit Triangle OverlayDimensional Standards 1 BaseZones C-1E-1R-2R-3 Residential Density (dwelling units/acre) MinimumNANAThe development shall meet the minimum housing density requirement of the underlying zone in section 18.2.5.080. MaximumMaximum residential density is regulated by the FAR under the TT overlay option. The maximum dwelling units per acre of the base zones do not apply under the TT overlay option. 2 Floor Area Ratio(FAR) Minimum .5.5.5.5 Maximum 1.51.51.251.25 2 Plazas and pedestrian areas shall count as floor area for the purposes of meeting the minimum FAR. Plazas and pedestrian areas may also be applied toward meeting thelandscaping area requirements but shall not constitute more than 50% of the required area. Lot Area, Width, Depth and CoverageLand divisions in the R-2 and R- 3 zones shall meet the NANAapplicable requirements of table 18.2.5.030.A or chapter 18.3.9 Performance Standards Options. 4 Yards, Minimum (feet) -FrontThere is no minimum front, side, 5 ft5 ft or rear yard required, except -SideSee table 18.2.5.030.A for where buildings on the subject standard yard requirements for site abut a residential zone, in -Rear the R-2 and R-3 zone. which case a side or rear yard of not less than 15 ft is required. 4 See building step back requirement in section 18.3.14.060. Building Separation, On Same Site –MinimumNABuilding separation is not required under the TT overlay option, except as required by the building code. 56 Building Height& Maximum Height –feet/stories 42/342/350/450/4 Solar Setback Per table 18.2.6.030Per chapter 18.4.8 Solar Access 5 See definition of “height of building” in section 18.6.1.030. 6 Parapets may be erected up to five feet above the maximum building height in the C-1 and E-1 zone; see also, 184.4.030.G.4 for mechanical equipment screening requirements, and 18.5.2.020 for Site Design Review for mechanical equipment review process. Lot Coverage –Maximum (% of lot area)85%85%80%80% Landscape Area–Minimum (% of developed 15%15%20%20% lot area) Outdoor Recreation Space –Minimum (% of Outdoor recreation space is not the area)NArequired under the TT overlay option. 4 18.3.14 –Transit Triangle Overlay 1 Zones: C-1 = Commercial; E-1=Employment;R-2=Low Density Multiple Family;R-3=High Density Multiple Family. 18.3.14.060Site Development and Design Standards New development is subject to Site Design Review under chapter 18.5.2, and must comply with site development and design standards in part18.4 and section 18.3.14.060, below. A.C-1 and E-1 zones. Development under the TT overlay option and located in the C-1 and E- 1 zones are subject to the following standards. 1.Building Step Back.For building facades within25 feet of a residential zone or facing a street, reduce building mass through a step back of ten feet for that portion of a building which is over 25 feet high.See Figures 18.3.14.060.A.1.a and b. Figure 18.3.14.060.A.1.a 5 18.3.14 –Transit Triangle Overlay Figure 18.3.14.060.A.1.b a.In lieu of a building step back in subsection 18.3.14.060.A.1, above, a combination of articulation, offsets, setback, angles or curves of facades may be used to reduce building mass. Articulation is required to include at least 25 percent of the building frontage. B.R-2 and R-3 zones. Development under the TT overlay option and located in the C-1 and E- 1 zones are subject to the following standards. 1.Sidewalk Setback.Mixed-use buildings shall be setback not more than five feet from a public sidewalkunless the area is used for pedestrian activities such as plazas or outside eating areas, or for a required public utility easement. 2.Minimum FAR and Plazas.Mixed-use developments shall have a minimum Floor Area Ratio(FAR) of .50. Plazas and pedestrian areas shall count as floor are for the purposes of meeting in the minimum FAR. Projects including existing buildings or vacant parcels of a half and are or greater in size shall achieve the required minimum FAR or provide a shadow plan (see graphic)thatdemonstrates to the approval authority how development may be intensified over time to meet the required minimum FAR. 3.Building Step Back.For building facades within25 feet of a residential zone or facing a street, reduce building mass through a step back of ten feet for that portion of a building which is over 25 feet high. See Figures 18.3.14.060.B.1.a and b. 6 18.3.14 –Transit Triangle Overlay Figure 18.3.14.060.B.1.a Figure 18.3.14.060.B.1.b a.In lieu of a building step back in subsection 18.3.14.060.A.1, above, a combination of articulation, offsets, setback, angles or curves of facades may be used to reduce building mass. Articulation is required to include at least 25 percent of the building frontage. 7 18.3.14 –Transit Triangle Overlay C.Parking Ratios. Properties developed under the TT overlay option are subject to the standard requirements of chapter 18.4.3 Parking, Access, and Circulation, except as provided by subsection 18.4.3.030.C, below. 1.Multi-family Dwellings.The minimum parking for multi-family dwelling units for development under the TT overlay option are as follows. a.Units less than 800 sq. ft. --1 space/unit. b.Units greater than 800 sq. ft. and less than 1000 sq. ft. --1.5 spaces/unit. c.Units greater than 1,000 sq. ft. --2.00 spaces/unit. 2.Retail Sales and Services, Offices, and Restaurants. Parking is not required for the first 1,250 square feet of retail, office or restaurant use per acre of development site. 8 Section 18.2.2.020is amended to read as follows: 18.2.1.020Zoning Map and Classification of Zones For the purpose of this ordinance, the City is divided into zones designated and depicted on the Zoning Map, pursuant to the Comprehensive Plan Map, and summarized in Table 18.2.1.020. Table 18.2.1.020 Base ZonesOverlay Zones Residential -Woodland (WR)Airport Overlay Detail Site Review Overlay Residential-Rural(RR)Downtown Design Standards Overlay Residential -Single-Family (R-1-10, R-1-7.5, and R- Freeway Sign Overlay 1-5) Residential -Suburban (R-1-3.5)Historic District Overlay Residential -Low Density Multiple Family (R-2)Pedestrian Place Overlay Residential -High Density Multiple Family (R-3)Performance Standards Options Overlay Physical and Environmental Constraints Commercial (C-1) Overlay Commercial –Downtown (C-1-D)-Hillside Lands Employment (E-1)-Floodplain Corridor Lands -Severe Constraints Lands Industrial (M-1)-Water Resources -Wildfire Lands Special Districts Croman Mill District (CM)Residential Overlay Transit Triangle Overlay Health Care Services District (HC) Normal Neighborhood District (NN) North Mountain Neighborhood District (NM) Southern Oregon University District (SOU) Section 18.2.1.040is amended to read as follows: 18.2.1.040Applicability of Zoning Regulations Part 18.2 applies to properties with base zone, special district, and overlay zone designations, as follows: 1 Table 18.2.1.040: Applicability of Standards to Zones, Plan Districts and Overlays DesignationApplicability Base Zones Residential -Woodland (WR)Chapter 18.2 Applies Directly Residential -Rural (RR)Chapter 18.2 Applies Directly Residential -Single-family (R-1-10, R-1-7.5, R-1-5)Chapter 18.2 Applies Directly Residential -Suburban (R-1-3.5)Chapter 18.2 Applies Directly Residential -Low Density Multiple Family (R-2)Chapter 18.2 Applies Directly Residential -High Density Multiple Family (R-3)Chapter 18.2 Applies Directly Commercial (C-1)Chapter 18.2 Applies Directly Commercial -Downtown (C-1-D)Chapter 18.2 Applies Directly Employment (E-1)Chapter 18.2 Applies Directly Chapter 18.2 Applies Directly Industrial (M-1) Special Districts Croman Mill District Zone (CM)CM District Replaces chapter 18.2 Health Care Services Zone (HC) Normal Neighborhood D8istrict (NN)NN District Replaces chapter 18.2 North Mountain Neighborhood (NM)NM District Replaces chapter 18.2 Southern Oregon University (SOU) Overlay Zones Airport Overlay Modifies chapter 18.2 Detail Site Review Overlay Modifies chapter 18.2 Downtown Design StandardsOverlay Modifies chapter 18.2 Freeway Sign Overlay Modifies chapter 18.2 Historic Overlay Modifies chapter 18.2 Pedestrian Place Overlay Modifies chapter 18.2 Performance Standards Options Overlay Modifies chapter 18.2 Physical and Environmental ConstraintsOverlay Modifies chapter 18.2 Residential Overlay Modifies chapter18.2 Transit TriangleOverlay Modifies chapter 18.2 Section 18.2.2.030is amended to read as follows: 18.2.2.030Allowed 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. Where Table 18.2.2.030 does not list a specific use and chapter 18.6does not define the use or include it as an example of an allowed use, the City may find that use is allowed, or is not allowed, following the procedures of section 18.1.5.040. Uses not listed in Table 18.2.2.030 and not found to be similar to an allowed use are prohibited. For uses allowed in special districts CM, HC, NM, and SOU, and for regulations applying to the City’s overlays zones, refer to part 18.3. B.Permitted Uses and Uses Permitted Subject to Special Use Standards. Uses listed as “Permitted (P)” are allowed. Uses listed as “Permitted Subject to Special Use Standards (S)” are allowed, provided they conform to chapter 18.2.3Special Use Standards. All uses are subjectto the development standards of zone in which they are located, any applicable overlay zone(s), and the review procedures of part 18.5. See section 18.5.1.020. C.Conditional Uses. Uses listed as “Conditional Use Permit Required (CU)” are allowed subject to the requirements of chapter 18.5.4. 2 D.Prohibited Uses. Uses not listed in Table 18.2.2.030 and not found to be similar to an allowed use following the procedures of section 18.1.5.040are prohibited. Prohibited uses are subject to the violations, complaints, and penalties sections in18-1.6.080,18-1.6.090, and 18-1.6.100. E.Uses Regulated by Overlay Zones. Notwithstanding the provisions of chapter 18.2.2, additional land use standards or use restrictions apply within overlay zones. An overlay zone may also provide for exceptions to some standards of the underlying zone. For regulations applying to the City’s overlays zones, please refer to part 18.3. F.Accessory Uses. Uses identified as “Permitted (P)” are permitted as primary uses and as accessory uses. For information on other uses that are customarily allowed as accessory, please refer to the description of the land use categories in part18.6Definitions. G.Mixed-Use. Uses allowed in a zone individually are also allowed in combination with one another, in the same structure or on the same site, provided all applicable development standards and building code requirements are met. H.Temporary Uses. Temporary uses require a Conditional Use Permit under chapter 18.5.4; except as follows: 1.Short-Term Events. The Staff Advisor may approve through Ministerial review short-term temporary uses occurring once in a calendar year and lasting not more than 72 hours including set up and take down. Activities such as races, parades, and festivals that occur on public property (e.g., street right-of-way, parks, sidewalks, or other public grounds) require a Special Event Permit pursuant to AMC 13.03. 2.Garage Sales. Garage sales shall have aduration of not more than two days and shall not occur more than twice within any 365-day period. Such activity shall not be accompanied by any off-premises advertisement. For the purpose of this ordinance, garage sales meeting the requirements of this subsection shall not be considered a commercial activity. 3.Temporary Buildings. Temporary occupancy of a manufactured housing unit or similar structure may be permitted for a period not to exceed 90 calendar days upon the granting of a permit by the Building Official. Such occupancy may only be allowed in conjunction with construction on the site. Said permit shall not be renewable within a six-month period beginning at the first date of issuance, except with approval of the Staff Advisor. I.Disclaimer. Property owners are responsible for verifying whether a proposed use or development meets the applicable standards of this ordinance. 3 Table 18.2.2.030 –Uses Allowed by Zone R-1-C-1 & Special Use Standards R-1R-2R-3RRWRE-1M-1 3.5C-1-D A. Agricultural Uses 1 Agriculture,except Keeping of Bees, Animal sales, feed yards, keeping of Livestock and Micro-Livestock, Homegrown PPPPPPNNNswine, commercial compost, or similar Marijuana Cultivation, and Marijuana uses not allowed Production Keeping of BeesSSSSSSNNNSec. 18.2.3.160 Keeping of LivestockSNNNSSNNN Keeping of Micro-LivestockSSSSSSNNN Sec. 18.2.3.190 Marijuana Cultivation, HomegrownSSSSSSSSS See General Industrial, Marijuana Production B. Residential Uses See Single-Family standards in Sec. 18.2.5.090 Sec. 18.2.3.130for C-1 zone and E-1 Single-Family Dwelling PPPPPPSSNzone Dwellings and additions in Historic District Overlay, see Sec. 18.2.3.120 and18.2.5.070 1 KEY: P= Permitted Use; S = Permitted with Special Use Standards; CU = Conditional Use Permit Required; N = Not Allowed. 4 Table 18.2.2.030 –Uses Allowed by Zone R-1-C-1 & Special Use Standards R-1 R-2R-3RRWRE-1M-1 3.5C-1-D Accessory Residential UnitSSSSSNNNNSec. 18.2.3.040 Duplex DwellingSPPPNNSSNSec. 18.2.3.110Duplex Dwelling B. Residential Uses 2 (continued) Manufactured Home on Individual LotSSSSNNNNN Sec. 18.2.3.170 and not allowed in Historic District Overlay Manufactured Housing DevelopmentNSCU+NNNNNNSec. 18.2.3.180 S Sec. 18.2.3.130for C-1 zone and E-1 ; dwellingunits in Transit zone Triangle (TT) Overlay, see chapter 18.3.14 Multifamily DwellingNPPPNNSSN Dwellings and additions in Historic District Overlay, see Sec. 18.2.3.120 and18.2.5.070 Rental Dwelling Unit Conversion to For- NNSSNNNNNSec. 18.2.3.200 Purchase Housing Home OccupationSSSSSSSSNSec. 18.2.3.150 C. Group Living See chapter 18.3.3Health Care Nursing Homes, Convalescent HomesCUCUCUCUCUCUNNN Services Residential Care HomePPPPPPNNNSubject to State licensing requirements Residential Care FacilityCUPPPCUCUNNNSubject to State licensing requirements 2 KEY: P = Permitted Use; S = Permitted with Special Use Standards; CU = Conditional Use Permit Required; N = Not Allowed. 5 Table 18.2.2.030 –Uses Allowed by Zone R-1-C-1 & Special Use Standards R-1 R-2R-3RRWRE-1M-1 3.5C-1-D Room and Boarding FacilityNPPPNNNNN D. Public and Institutional Uses AirportSee chapter 18.3.7Airport Overlay Cemetery, Mausoleum, ColumbariumNNNNCUNNNN D. Public and Institutional Uses 3 (continued) Child Care FacilityCUCUCUCUCUCUPPP Family Child Care Home exempt from planning application procedure pursuant to ORS 329A.440, see part 18.6 for definition Club Lodge, Fraternal OrganizationCUCUCUCUCUCUPCUCU Community Service, includes Governmental CUCUNNCUCUPPP Offices and Emergency Services (e.g., Police, Fire); excluding Outdoor Storage Electrical SubstationNNNNNNCUCUP See chapter 18.3.3Health Care HospitalsCUCUCUCUCUNNNN Services Governmental Offices and Emergency Services (e.g., Police, Fire); excluding CUCUNNCUCUPPP Outdoor Storage Mortuary, Crematorium NNNNCUNPPP Public Park, Open Space, and Recreational Facility, including playgrounds, trails, nature PPPPPPNNN preserves, athletic fields, courts, swim pools, similar uses 3 KEY: P = Permitted Use; S = Permitted with Special Use Standards; CU = Conditional Use Permit Required; N = Not Allowed. 6 Table 18.2.2.030 –Uses Allowed by Zone R-1-C-1 & Special Use Standards R-1 R-2R-3RRWRE-1M-1 3.5C-1-D Public Parking Facility NNNNNNPNN Public Works/Utilities Storage Yard; includes NNNNNNNPP vehicle and equipment, maintenance, repair Not allowed within 200 ft of a Recycling DepotNNNNNNNPP residential zone Religious Institution, Houses of WorshipCUCUCUCUCUCUCUCUCU School, Private (Kindergarten and up)CUCUCUCUCUCUNNN School, Public (Kindergarten and up)PPPPPCUNNN School, Private College/Trade/Technical NNNNNNNCUP School Utility and Service Building, Yard and Structure, Public and Quasi-Public, CUCUNNCUCUPPPYards not allowed in the C-1 zone excluding underground utilities and electrical substations P orP orP or Wireless Communication FacilityCUCUCUCUCUCUSec.18.4.10 CUCUCU E. Commercial Uses Amusement/Entertainment, includes theater, concert hall, bowling alley, miniature golf, NNNNP NNCUP arcade; excluding drive-up uses Sec. 18.2.3.050 Automotive and Truck Repair, or Service; In C-1 zone, fuel sales and service includes fueling station, car wash, tire sales S or limited to Freeway Overlay, see chapter S or and repair/replacement, painting, and other NNNN P NN CU18.3.8 CU repair for automobiles, motorcycles, aircraft, boats, RVs, trucks, etc. In E-1 zone, fuel sales requires CU permit 7 Table 18.2.2.030 –Uses Allowed by Zone R-1-C-1 & Special Use Standards R-1 R-2R-3RRWRE-1M-1 3.5C-1-D Automotive Sales and Rental, except within Except not allowed within Historic the Historic Interest Area; includes NNNNNNCUCUP District Overlay motorcycles, boats, RVs, and trucks Accessory Travelers’ Accommodation (See CU+CU+ NNNNNNN Sec. 18.2.3.220 also Travelers’ Accommodation)SS Bakery, except as classified as Food NNNNNNPPP Processing Commercial Laundry, Cleaning, and Dyeing NNNNNNSSP Sec. 18.2.3.080 Establishment Commercial Recreation, includes country club, golf course, swimming club, and tennis CUCUNNCUCUNNN club; excluding intensive uses such as driving range, race track, or amusement park In R-2 zone, uses limited to personal and professional services, except see Sec. 18.2.3.210for retail uses allowed in Railroad Historic District CU+ Commercial Retail Sales and Services, NN NNNPSS In E-1 zone, Retail limited to 20,000 sq S except Outdoor Sales and Services ft of gross leasable floor space per lot. In M-1 zone, uses limited to serving persons working in zone See Marijuana Retail Sales E. Commercial Uses 4 (continued) Per Sec. 18.2.3.100, Drive-Up uses are Drive-Up Use NNNNNlimited to area east of Ashland St at NNS intersection of Ashland St/Siskiyou Blvd *In C-1 zone, requires annual Type I HostelNNCUCUNNCU*NN review for at least the first three years, after which time the Planning 4 KEY: P = Permitted Use; S = Permitted with Special Use Standards; CU = Conditional Use Permit Required; N = Not Allowed. 8 Table 18.2.2.030 –Uses Allowed by Zone R-1-C-1 & Special Use Standards R-1 R-2R-3RRWRE-1M-1 3.5C-1-D Commission may approve a permanent facility through the Type II procedure Hotel/Motel NNNNNNCUCUP No animals kept outside within 200 Kennel (See also Veterinary Clinic)NNNNNNSSCU feet of a residential zone Limited Retail Uses in Railroad Historic Sec.18.2.2.210for Retail Uses Allowed NCUCUCUNNNNN Districtin Railroad Historic District Lumber Yard and Similar Sales of Building NNNNNNNCUP or Contracting Supplies, or Heavy Equipment Per Sec. 18.2.3.190, marijuana retail sales are limited to the C-1 and E-1 Marijuana Retail Sales, includes sale of S or Sor NNNNNNNzones and located on a boulevard or medical and recreational marijuanaCUCU 200 feet or more from any residential zone, see Sec 18.2.3.190. Not allowed within the Historic District Nightclub, BarNNNNNNSCUP Overlay unless located in C-1-D Office (See also Commercial Services)NNCUCUNNPPP Outdoor Storage of Commodities or NNNNNNCUCUP Equipment associated with an allowed use Plant Nursery, Wholesale, except Marijuana NNCUCUNNNNN Production E. Commercial Uses (continued)5 Self-Service Storage, Commercial (Mini- NNNNNNNCUP Warehouse) 5 KEY: P = Permitted Use; S = Permitted with Special Use Standards; CU = Conditional Use Permit Required; N = Not Allowed. 9 Table 18.2.2.030 –Uses Allowed by Zone R-1-C-1 & Special Use Standards R-1 R-2R-3RRWRE-1M-1 3.5C-1-D Traveler’s Accommodation (See also CU+CU+ NNNNNNNSec.18.2.3.220 Accessory Travelers’ Accommodation)SS Veterinary ClinicNNNNNNPPP F. Industrial and Employment Uses In the E-1 zone, uses within 200 feet S or Cabinet, Carpentry, and Machine Shop, and NNNNNNNP of a residential zone require CU related Sales, Services, and Repairs CU permit Commercial Excavation and Removal of CU+ NNNNNNNNSec. 18.2.3.070 Sand, Gravel, Stone, Loam, Dirty or Other S Earth Products Concrete or Asphalt Batch PlantNNNNNNNNCU Dwelling for a caretaker or watchmanNNNNNNNCUCU In the C-1 zone, manufacture or assembly of items sold is a permitted use, provided such manufacturing or Food Products assembly occupies 600 square feet Manufacture/Processing/Preserving, or less, and is contiguous to the NNNNNNSSP including canning, bottling, freezing, drying, permitted retail outlet and similar processing and preserving. In the E-1 zone, See Sec. 18.2.3.140 In E-1 and M-1 zones, marijuana laboratory, processing, and production are subject to the special use standards in Sec. 18.2.3.190 Manufacture, General, includes Marijuana P or P or NNNNNNN Laboratory, Processing, and ProductionSS See Marijuana Cultivation, Homegrown 10 Table 18.2.2.030 –Uses Allowed by Zone R-1-C-1 & Special Use Standards R-1 R-2R-3RRWRE-1M-1 3.5C-1-D F. Industrial and Employment Uses (continued)6 Requires assembly, fabricating, or packaging of products from previously prepared materials such ascloth, plastic, paper, cotton, or wood Manufacture, Light; excluding saw, planning NNNNNNSPP or lumber mills, or molding plants. In the C-1 zone, manufacture or assembly of items sold in a permitted use, provided such manufacturing or assembly occupies 600 square feet or less, and is contiguous to the permitted retail outlet Outdoor Storage of Commodities or NNNNNNCUCUP Equipment associated with an allowed use NNNNNNNPP Television and Radio Broadcasting Studio Deliveries and shipments limited to 7AM-9PMwithin 200 feet of a residential zone Wholesale Storage and Distribution, includes NNNNNNNSS Marijuana Wholesale In E-1 and M-1 zones, marijuana wholesale is subject to the special use standards in Sec. 18.2.3.190 Wrecking, Demolition, and Junk YardsNNNNNNNNCU G. Other Uses 6 KEY: P = Permitted Use; S = Permitted with Special Use Standards; CU = Conditional Use Permit Required; N = Not Allowed. 11 Table 18.2.2.030 –Uses Allowed by Zone R-1-C-1 & Special Use Standards R-1 R-2R-3RRWRE-1M-1 3.5C-1-D Temporary Tree SalesNNNNNNPNNAllowed from November 1 to January 1 Temporary UseCU, except uses lasting less than 72 hours are subject to Ministerial review, per Sec. 18.2.2.030.H 12 Section 18.2.3.130is amended to read as follows: 18.2.3.130Dwelling in Non-Residential Zone Where dwellings are allowed in non-residential zones, they are subject to all of the following requirements. A. Dwellings in the E-1 zone are limited to the R-overlay zone. See chapter 18.3.13Residential Overlay. B.:, except that Dwellings in the E-1 and C-1 zones shall meet all of the following standards dwellings developed under the Transit Triangle(TT) overlay option are not subject to subsection 18.2.3.130.B, below. See section 18.3.14.040 for the allowed uses in the TT overlay. 1.If there is one building on a site, ground floor residential uses shall occupy not more than 35 percent of the gross floor area of the ground floor. Where more than one building is located on a site, not more than 50 percent of the total lot area shall be designated for residential uses. 2.Residential densitiesshall not exceed 15 dwelling units per acre in the E-1 zone, 30 dwelling units per acre in the C-1 zone, and 60 dwelling units per acre in the C-1-D zone. For the purpose of density calculations, units of less than 500 square feet of gross habitable floorarea shall count as 0.75 of a unit. 3.Residential uses shall be subject to the same setback, landscaping, and design standards as for permitted uses in the underlying zone. 4.Off-street parking is not required for residential uses in the C-1-D zone. 5.Where the number of residential units exceeds ten, at least ten percent of the residential units shall be affordable for moderate-income persons in accord with the standards of section 18.2.5.050. The number of units required to be affordable shall be rounded down to the nearest whole unit. Section 18.3.12.020is amended to read as follows: Chapter 18.3.12 –Site Development and Design Overlays Sections 18.3.12.010Purpose 18.3.12.020Applicability 18.3.12.030Detail Site Review Overlay 18.3.12.040Downtown Design Standards Overlay 18.3.12.050Historic District Overlay 18.3.12.060Pedestrian Place Overlay 13 18.3.12.070Transit Triangle Overlay 18.3.12.010Purpose The Site Development and Design overlays provide special regulations and standards that supplement the base zoning regulations which are implemented through Site Design Review. 18.3.12.020Applicability This chapter applies to the Detail Site Review, Downtown Design Standards, Historic District, and, and Transit Triangle Pedestrian Placeoverlays. Development located within these overlays is required to meet all other applicable sections of this ordinance, except as modified by this chapter. Where the provisions ofthis chapter conflict with comparable standards described in any other ordinance or regulation, the provisions of this chapter apply. Section 18.3.12.060is amended to read as follows: 18.3.12.060Pedestrian Place Overlay A.Purpose. The Pedestrian Place overlay is intended to direct and encourage development of small walkable nodes that provide concentrations of gathering places, housing, businesses, and pedestrian amenities situated and designed in a way to encourage walking, bicycling, and transit use. B.Applicability 1.This section applies to properties designated as Pedestrian Places overlay on the Site . Design Zones map 2.Review Procedure.The Pedestrian Place overlay requirements apply to proposed development located in the Pedestrian Place overlay that requires a planning application approval, and involves development of new structures or additions other than single- family dwellings and associated accessory structures and uses.The provisions of the Pedestrian Place overlay supplement those of the applicable base zoning district and other applicable ordinance requirements. 3.Mixed-Use Buildings in Residential Zones.Mixed-use buildings located in an underlying residential zone require Site Design Review approval in accordance with chapter 18.5.2, and are subject to the standards subsection 18.4.2.040.B Basic Site Review Standards rather than section 18.4.2.030Residential Development. Mixed-use buildings are subject to all other applicable provisions of part 18.4 Site Development and Design Standards. 4.The Pedestrian Places overlay and development standardsdo not apply to properties developed under the Transit Triangle (TT) overlay option.See chapter 18.3.14 Transit Triangle Overlay. C.Pedestrian Place Concept Plans. The Pedestrian Place Concept plans (i.e., site plan, 14 development summary, and building illustrations) are for the purpose of providing an example of development that conforms to the standards, and do not constitute independent approval criteria. Concept plans are attached to the end of this chapter. D.Development Standards. The following standards shall apply to development in the Pedestrian Places overlay in addition to all applicable provisions of this ordinance. 1.Building Setbacks.The solar access setback in chapter 18.4.8Solar Access applies only to those lots abutting a residential zone to the north. 2.Plazas and Landscaping Ratio.Outdoor seating areas, plazas, and other useable paved surfaces may be applied toward meeting the landscaping area requirements in chapter 18.4.4Landscaping, Lighting, and Screening, but shall not constitute more than 50 percent of the required area. E.Developmentin Residential Zone. The following standards apply to development located in the Pedestrian Places overlay and a residential zone, in addition to all applicable provisions of this ordinance. 1.Special Permitted Uses.In addition to the permitted uses in the underlying residential zone, the following uses and their accessory uses are permitted subject to the requirements of this section. a.Professional, financial, business and medical offices, and personal service establishments. b.Stores, shops, and offices supplying commodities or performing services. c.Restaurants. 2.Development Standards and Limitations. a.The maximum gross floor area occupied by a special permitted use shall be 2,500 square feet. b.Special permitted uses shall be allowed in a building or in a group of buildings including a mixture of businesses and housing. At least 50 percent of the total gross floor area of a building, or of where there is more than one building on a site, 50 percent of the total lot area including accessory uses such as parking, landscaping and public space, shall be designated for residential uses. c.The development shall meet the minimum housing density requirements of the underlying zone. d.Mixed-use buildings shall be setback not more than five feet from a public sidewalk unless the area is used for pedestrian activities such as plazas or outside eating areas, or for a required public utility easement. e.Mixed-use developments shall have a minimum Floor Area Ratio (FAR) of .50. Plazas and pedestrian areasshall count as floor area for the purposes of meeting the minimum FAR. Projects including existing buildings or vacant parcels of a half an acre or greater in size shall achieve the required minimum FAR or provide a shadow plan (see graphic) that demonstrates how development may be intensified over time to meet the required minimum FAR. 15 Section 18.3.12.070 is addedas follows: 18.3.12.070Transit Triangle Overlay A. The Transit Triangle Overlay is that area definedin the Site Design Zones map . B. Development in the Transit Triangle Overlay is subject to chapter18.3.14 Transit Triangle Overlayin addition to all other applicable sections of this ordinance. Section 18.3.13.010 is amendedas follows: 18.3.13.010Residential Overlay Regulations A.Purpose. The Residential overlay is intended to encourage a concentration and mix of businesses and housing that provides a variety of housing types, supports resource and energy conservation, and promotes walking, bicycling, and transit use. B.Applicability. The Residential overlay applies to all property where ‘Residential Overlay’ (R) is indicated on the Zoning map. .,:, except that C.Requirements. The Residential overlay requirements are as follows dwellings developed under the Transit Triangle (TT)overlay option are not subject to subsection 18.3.13.010 C, below.See section 18.3.14.040 for the allowed uses in the TT overlay. 1.If there is one building on a site, ground floor residential uses shall occupy not more than 35 percent of the gross floor area of the ground floor. Where more than one building is located on a site, not more than 50 percent of the total lot area shall be designated for residential uses. a.At least 65percent of the ground floor or 50 percent of the total lot area shall be shall be designated for permitted and uses permitted with special use standards, not including residential uses. 2.Residential densities shall not exceed 15 dwelling units per acre. For the purpose of density calculations, units of less than 500 square feet of gross habitable floor area shall count as 0.75 of a unit. 3.Residential uses shall be subject to the same setback, landscaping, and design standards as for permitted uses in the E-1 District. 4.If the number of residential units exceeds ten, then at least 10 percent of the residential units shall be affordable for moderate-income persons in accord with the standards established by resolution of the City Council through procedures contained in the resolution. The number of units required to be affordable shall be rounded down to the nearest whole unit. 16 Section 18.4.3.030is amended to read as follows: 18.4.3.030General Automobile Parking Requirements and Exceptions A.Minimum Number of Off-Street Automobile Parking Spaces. Off-street parking shall be provided pursuant to one of the following three methods and shall include required Disabled Person Parking. 1.Standard Ratios for Automobile Parking.The standards in Table 18.4.3.040. 2.UnspecifiedUse.Where automobile parking requirements for any use are not specifically listed in Table 18.4.3.040, such requirements shall be determined by the Staff Advisor based upon the most comparable use specified in this section, and other available data. 3.Parking Demand Analysis.The approval authority through a discretionary review may approve a parking standard that is different than the standards under subsection 1 and 2, above, as follows. a.The applicant submits a parking demand analysis with supporting data prepared by a professional engineer, planner, architect, landscape architect, or other qualified professional; b.The parking analysis, at a minimum, shall assess the average parking demand and availablesupply for existing and proposed uses on the subject site; opportunities for shared parking with other uses in the vicinity; existing public parking in the vicinity; transportation options existing or planned near the site, such as frequent bus service, carpools, or private shuttles; and other relevant factors. The parking demand analysis option may be used in conjunction with, or independent of, the options provided under section 18.4.3.060Parking Management Strategies. c.The review procedure shall be the same as for the main project application. B.Maximum Number of Off-Street Automobile Parking Spaces. The number of spaces provided by any particular use in ground surface lots shall not exceed the number of spaces required by this chapter by more than ten percent. Spaces provided on-street, or within the building footprint of structures, such as in rooftop parking, or under-structure parking, or in multi-level parking above or below surface lots, shall not apply towards the maximum number of allowable spaces. C.Commercial Downtown Zone. All uses within the C-1-D zone, except for hotel, motel, and hosteluses, are exempt from the off-street parking requirements of this section. D.North Mountain Plan District. Within the Neighborhood Central zone of the North Mountain (NM) Neighborhood Plan district, all uses are exempt from the off-street parking requirements of this section, except that residential uses are required to provide a minimum of one parking space per residential unit. 17 Section 18.4.3.020is amended to read as follows: 18.4.3.020Applicability A. The requirements of this chapter apply to parking, access, and circulation facilities in all zones, except those specifically exempted, whenever any building is erected or enlarged, parking, access or circulation is expanded or reconfigured, or the use is changed. B. The City may require a study prepared by a qualified professional to determine offsets in parking demand, access, circulation, and other transportation impacts, pursuant to this section. C. All required parking, access, and circulation facilities shall be constructed when a use is intensified by the addition of floor space, seating capacity, or change in use, or when an existing building or dwelling is altered or enlarged by the addition or creation of dwelling units or guest rooms. D.Exceptions and Variances. Requests to depart from the requirements of this chapter are subject to chapter 18.5.5Variances, except that deviations from the standards in 4 and 55 and 6 subsections 18.4.3.080.B.andsection 18.4.3.090Pedestrian Access and Circulation are subject to 18.5.2.050.E Exception to the Site Development and Design Standards. In E.Variance to Parking Standard for Commercial Buildings in the Historic District. order to preserve existing structures within the Historic District overlay while permitting the redevelopment of property to its highest commercial use, the Staff Advisor, through a Type I procedure and pursuant to section 18.5.1.050, may grant a Variance to the parking standards of section 18.4.3.040 by up to 50 percent for commercial uses within the Historic District overlay. The intent of this provision is to provide as much off-street parking as practical while preserving existing structures and allowing them to develop to their full commercial potential. The City, through this ordinance provision, finds that reuse of the building stock within the Historic District overlay is an exceptional circumstance and an unusual hardship for the purposes of granting a variance. Section 18.4.3.040is amended to read as follows: 18.4.3.040Parking Ratios Except as provided by section 18.4.3.030, the standard ratios required for automobile parking are as follows. See also, accessible parking space requirements in section 18.4.3.050. Table 18.4.3.040 –Automobile Parking Spaces by Use Minimum Parking per Land Use Use Categories (Based on Gross Floor Area; fractions are rounded to whole number.) Residential Categories 2 spaces for detacheddwelling unitsand the following forattached Single-Family Dwellings 18 Table 18.4.3.040 –Automobile Parking Spaces by Use Minimum Parking per Land Use Use Categories (Based on Gross Floor Area; fractions are rounded to whole number.) dwelling units. a.Studio units or 1-bedroom units less than 500 sq. ft. –1 space/unit. b.1-bedroom units 500 sq. ft. or larger –1.50 spaces/unit. c.2-bedroom units –1.75 spaces/unit. d.3-bedroom or greater units --2.00 spaces/unit. a.Units less than 800 sq. ft.–1 space/unit, except. as exempted in subsection 18.2.3.040.A. Accessory Residential Units b.Units greater than 800 sq. ft. and up to 1,000 sq. ft. –2.00 spaces/unit. a.Studio units or 1-bedroom units less than 500 sq. ft. --1 space/unit. b.1-bedroom units 500 sq. ft. or larger --1.50 spaces/unit. c.2-bedroom units --1.75 spaces/unit. d.3-bedroom or greater units --2.00 spaces/unit. Multi-FamilyDwellings e.Retirement complexes for seniors 55-years or greater --One space per unit. f.Transit Triangle (TT) overlay option developments, see chapter 18.3.14. a.Units less than 800 sq. ft. --1 space/unit. b.Units greater than 800 sq. ft. and less than 1000 sq. ft. --1.5 spaces/unit. Cottage Housing c.Units greater than 1000 sq. ft. --2.00 spaces/unit. d.Retirement complexes for seniors 55-years or greater --One space per unit. Parking for Manufactured Home on Single-Family Lot is same as Manufactured HousingSingle Family Dwelling; for Manufactured Housing Developments, see sections 18.2.3.170and 18.2.3.180. Performance Standards See chapter 18.3.9. Developments Commercial Categories Auto, boat or trailer sales, 1 space per 1,000 sq. ft. of the first 10,000 sq. ft. of gross land area; retail nurseries and other plus 1 space per 5,000 sq. ft. for the excess over 10,000 sq. ft. of open-space usesgross land area; and 1 space per 2 employees. 3 spaces per alley, plus 1 space for auxiliary activities set forth in this Bowling Alleys section. Chapels and Mortuaries1 space per 4 fixed seats in the main chapel. Hotels1 space per guest room, plus 1 space for the owner or manager; see 19 Table 18.4.3.040 –Automobile Parking Spaces by Use Minimum Parking per Land Use Use Categories (Based on Gross Floor Area; fractions are rounded to whole number.) also, requirements for associated uses, such as restaurants, entertainment uses, drinking establishments, assembly facilities. General Office: 1 space per 500 sq. ft. floor area. Offices Medical/Dental Office: 1 space per 350 sq. ft. floor area. Restaurants, Bars, Ice Cream 1 space per 4 seats or 1 space per 100 sq. ft. of gross floor area, Parlors, Similar Useswhichever is less. General: 1 space per 350 sq. ft. floor area. Retail Sales and Services Furniture and Appliances: 1 space per 750 sq. ft. floor area. Skating Rinks1 space per 350 sq. ft. of gross floor area. Theaters, Auditoriums, Stadiums, Gymnasiums and 1 space per 4 seats. Similar Uses Travelers’ Accommodations1 space per guest room, plus 2 spaces for the owner or manager. Industrial Categories Industrial, Manufacturing and 1 space per 1,000 sq. ft. of gross floor area, or 1 space for each 2 Production, Warehousing and employees whichever is less, plus 1 space per company vehicle. Freight Institutional and Public Categories Aircraft Hangar -Ashland One space per hangar or one space per four aircraft occupying a Municipal Airporthangar, whichever is greater. Parking spaces shall be provided within the hangar or within designated vehicle parking areas identified in the adopted Ashland Municipal Airport Master Plan. Clubs, Fraternity and Sorority 2 spaces for each 3 guest rooms; in dormitories, 100 sq. ft. shall be Houses; Rooming and equivalent to a guest room. Boarding Houses; Dormitories Daycare1 space per two employees; a minimum of 2 spaces is required. Golf CoursesRegular: 8 spaces per hole, plus additional spaces for auxiliary uses. Miniature: 4 spaces per hole. Hospital2 space per patient bed. Nursing and Convalescent 1 space per 3 patient beds. Homes Public Assembly 1 space per 4 seats Religious Institutions and 1 space per 4 seats. Houses of Worship Rest Homes, Homes for the 1 space per 2 patient beds or 1 space per apartment unit. Aged, or Assisted Living Elementary and Junior High: 1.5 spaces per classroom, or 1 space Schools per 75 sq. ft. of public assembly area, whichever is greater High Schools: 1.5 spaces per classroom, plus 1 space per 10 students the school is designed to accommodate; or the requirements for public assembly area, whichever is greater Colleges, Universities and Trade Schools: 1.5 spaces per classroom, plus 1 space per five students the school is designed to accommodate, plus requirements for on-campus student housing. 20 Table 18.4.3.040 –Automobile Parking Spaces by Use Minimum Parking per Land Use Use Categories (Based on Gross Floor Area; fractions are rounded to whole number.) Other Categories Parking standards for temporary uses are the same as for primary Temporary Usesuses, except that the City decision-making body may reduce or waive certain development and designs standards for temporary uses. Section 18.4.3.080is amended to read as follows: 18.4.3.080Vehicle Area Design A.Parking Location 1.Except for single and two-family dwellings, required automobile parking facilities may be located on another parcel of land, provided said parcel is within 200 feet of the use it is intended to serve. The distance from the parking lot to the use shall be measured in walking distance from the nearest parking space to an access to the building housing the use, along a sidewalk or other pedestrian path separated from street traffic. Such right to use the off-site parking must be evidenced by a deed, lease, easement, or similar written instrument establishing such use, for the duration of the use. 2.Except as allowed in the subsection below, automobile parking shall not be located in a required front and side yard setback area abutting a public street, except alleys. 3.In all residential zones, off-street parking in afront yardfor all vehicles, including trailers and recreational vehiclesislimited to a contiguous area no more than 25 percentof the area of the front yard, or a contiguous area 25feet wide and the depth of the front yard, whichever is greater. Since parking in violation of this section is occasional in nature, and is incidental to the primary use of the site, no vested rights are deemed to exist and violations of this section are not subject to the protection of the nonconforming use sections of this ordinance. B.Parking Area Design . Required parking areas shall be designedin accordance with the following standards and dimensions as illustrated in 18.4.3.080.B. See also, accessible parking space requirements in section 18.4.3.050and parking lot and screening standards in subsection 18.4.4.030.F. 1.Parking spaces shall be a minimum of 9 feet by 18 feet. 2.Up to 50 percent of the total automobile parking spaces in a parking lot may be designated for compact cars. Minimum dimensions for compact spaces shall be 8 feet by 16 feet. Such spaces shall be signed or the space painted with the words "Compact Car Only." 3.Up to 10 percent of the total automobile parking spaces in a parking lot may be designated for smart cars. Minimum dimensions for smart car spaces shall be ###. Such spaces shall be signed or the space painted with the words “SmartCar Only.” 21 3 4.Parking spaces shall have a back-up maneuvering space not less than 22 feet, except where parking is angled, and which does not necessitate moving of other vehicles. Figure 18.4.3.080.B Parking Area Dimensions 45 .Parking lots with 50 or more parking spaces, and parking lots where pedestrians must traverse more than 150 feet of parking area, as measured as an average width or depth, shall be divided into separate areas by one or more of the following means: a building or group of buildings; plazas landscape areas with walkways at least five feet in width; 45 streets; or driveways with street-like features as illustrated in Figure 18.4.3.080.B. Street-like features, for the purpose of this section, means a raised sidewalk of at least five feet in width, with six-inch curb, accessible curb ramps, street trees in planters or tree wells and pedestrian-oriented lighting (i.e., not exceeding 14 feet typical height). 22 Insert Figure 18.4.3.080.B.45 Dividing Parking Lots into Separate Areas 56 .Parking areas shall be designed to minimize the adverse environmental and microclimatic impacts of surface parking through design and material selection as 56 illustrated in Figure 18.4.3.080.B.. Parking areas of more than seven parking spaces shall meet the following standards. a.Use at one or more of the following strategies for the surface parking area, or put 50 percent of parking underground. For parking lots with 50 or more spaces, the approval authority may approve a combination of strategies. iUse light colored paving materials with a high solar reflectance (Solar Reflective Index (SRI) of at least 29) to reduce heat absorption for a minimum of 50 percent of the parking area surface. ii.Provide porous solid surfacing or an open grid pavement system that is at least 50 percent pervious for a minimum of 50 percent of the parking area surface. 23 iii.Provide at least 50 percent shadefrom tree canopy over the parking area surface within five years of project occupancy. iv.Provide at least 50 percent shade from solar energy generating carports, canopies or trellis structures over the parking area surface. b.Design parking lots and other hard surface areas in a way that captures and treats runoff with landscaped medians and swales. Figure 18.4.3.080.B.56 Parking Design to Reduce Environmental Impacts C.Vehicular Access and Circulation. The intent of this subsection is to manage access to land uses and on-site circulation and maintain transportation system safety and operations. For transportation improvement requirements, refer to chapter 18.4.6Public Facilities. 1.Applicability.This section applies to all public streets within the City and to all properties that abut these streets. The standards apply when developments are subject to a planning action (e.g., Site Design Review, Conditional Use Permit, Land Partition, PerformanceStandards Subdivision). 2.Site Circulation. New development shall be required to provide a circulation system that accommodates expected traffic on the site. All on-site circulation systems shall 45 incorporate street-like features as described in 18.4.3.080.B.. Pedestrian connections on the site, including connections through large sites, and connections between sites 24 and adjacent sidewalks must conform to the provisions of section 18.4.3.090. 25 18.3.12.070 Ashland Transit Triangle Overlay A. Purpose. The Ashland Transit Triangle Overlay is intended to direct and encourage development of small walkable nodes that provide concentrations of gathering places, housing, businesses, and pedestrian amenities situated and designed in a way to encourage walking, bicycling, and transit use. B. Applicability. 1.This section applies to properties designated as Transit Triangle overlay on the Site Design Zones map, as included below: 2.Review Procedure. The Ashland Transit Triangle Overlay requirements apply to proposed development located in the Ashland Transit Triangle Overlay that requires a planning application approval, and involves development of new structures or additions other than single-family dwellings and associated accessory structures and uses. The provisions of the Ashland Transit Triangle Overlay supplement those of the applicable base zoning district and other applicable ordinance requirements. 3.Standards for buildings in the Transit Triangle Overlay. All buildings and uses require Basic, Detail Site Review and Large Scale Development Site Design and in accordance with Chapter 18.4 except as provided in this Use Standards shall be applicable section C. Development Standards. The following standards shall apply to development in the Ashland Transit Triangleoverlay in addition to all applicable provisions of this ordinance. 1.Building Setbacks.The solar access setback in chapter 18.4.8 Solar Access applies only to those lots abutting a residential zone to the north. 2.Plazas and Landscaping Ratio.Outdoor seating areas, plazas, and other useable paved surfaces may be applied toward meeting the landscaping area requirements in chapter 18.4.4 Landscaping, Lighting, and Screening, but shall not constitute more than 50 percent of the required area. 3. Parking for Residential Dwellings. Residential dwellings in the Ashland Transit Triangle Overlay of less than 800 square feet are required to provide one off street parking space per unit, rather than the parking required in Section 18.96 D.Development Standards in R-2 and R-3 Zones. The following standards apply to development located in the Transit Triangle Overlay and a R-2 or R-3 zone, in addition to all applicable provisions of this ordinance. 1.Special Permitted Uses. In addition to the permitted uses in the underlying residential zone, the following uses and their accessory uses are permitted subject to the requirements of this section. a)Professional, financial, business and medical offices, and personal service establishments. b)Stores, shops, and offices supplying commodities or performing services. c)Restaurants. 2.Parking.No parking is required for the first 1,250 square feet of retail or restaurant use per acre of development site. 3.Development Standards and Limitations. a)The maximum gross floor area occupied by a special permitted use shall be 60square feetfor every residential dwelling unit developed on the site. b)Special permitted uses shall be allowed in a building or in a group of buildings including a mixture of businesses and housing. At least 50 percent of the total gross floor area of a building, or of where there is more than one building on a site, 50 percent ofthe total lot area including accessory uses such as parking, landscaping and public space, shall be designated for residential uses. c)The development shall meet the minimum housing density requirements of the underlying zone. d)Mixed-use buildings shall be setback not more than fivefeet from a public sidewalk unless the area is used for pedestrian activities such as plazas or outside eating areas, or for a required public utility easement. e)Mixed-use developments shall have a minimum Floor Area Ratio (FAR) of.50. Plazas and pedestrian areas shall count as floor area for the purposes of meeting the minimum FAR. Projects including existing buildings or vacant parcels of a half an acre or greater in size shall achieve the required minimum FAR or provide a shadowplan (see graphic) that demonstrates how development may be intensified over time to meet the required minimum FAR. E. Development density standards in R-2 and R-3 zones 1.For the R-2 and R-3 zones the following standards. a)Maximum height permitted in 42 feet, and no more than 3 stories. b)Attention needs to be given to scale, massing, and facade design so as to reduce the effect of large single building masses. Reduction of building mass can be accomplished through a step back of 10 feet for that portion of the building that is over 25 feethigh. c)In lieu of a stepback, articulation, offsets, setbacks, angles or curves of facadesmay be used.Articulation is required to include at least 25% of building frontage, with at least 10 feet of offset. d)Maximum Floor Area Ratio (FAR) of 1.25 e)Minimum FAR is 1.0 in the Transit Triangle Overlay f)A least 20% of the site is required to be landscaped according to the standards of the Ashland Land Use Ordinance. g) No parking required for the first 1,250 square feetof retail or restaurant (per acre) if in a mixed use building. h)Any residential units developed under this section shall be long term rental units only (greater than 30 day lease). Condominiums and short term rental of units built under this section are not permitted. F. Development Standards in C-1 and E-1 Zones.The following standards apply to development located in the Transit Triangle Overlay and a C-1 or E-1 zone, in addition to all applicable provisions of this ordinance. 1.Parking.No parking is required for the first 1,250 square feet of retail or restaurant use per acre of development site. 2.Development Standards and Limitations. a)Maximum height of 50 feet permitted, and no more than 4 stories b)Attention needs to be given to scale, massing, and facade design so as to reduce the effect of large single building masses. Reduction of building mass can be accomplished through aground-floor setback of 15 feet,and a step back of 10’ for that portion over 25 feet high where it is within 25 feet ofa residential zone, or which faces the front yard. c)In lieu of a stepback, articulation, offsets, setbacks, angles or curves of facadesmay be used.Articulation is required to include at least 25% of buildingfrontage, with at least 10 feet of offset. d)A maximum density of 1.5 FARis permitted. e)A least 15% of the site is required to be landscaped according to the standards of the Ashland Land Use Ordinance. f)No parking required for the first 1,250 square feet of retail or restaurant (per acre) if in a mixed use building. g)Any residential units developed under this section shall be long term rental units only (greater than 30 day lease). Condominiums and short term rental of units built under this section are not permitted.