HomeMy WebLinkAbout2018-06-12 Planning PACKET
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not allowed after the Public Hearing is closed.
ASHLAND PLANNING COMMISSION
June 12, 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. CONSENT AGENDA
A.Approval of Minutes
1. May 8, 2018 Regular Meeting
2. May 22, 2018 Study Session
V. PUBLIC FORUM
VI. TYPE III PUBLIC HEARINGS
A.PLANNING ACTION: PA-L-2018-00001
DESCRIPTION: An ordinance adding a new Chapter 18.3.14 Transit Triangle Overlay, a Transit
Triangle (TT) overlay map and amending chapters 18.2.1, 18.2.2, 18.2.3, 18.2.3, 18.3.12, 18.3.13,
18.4.3, 18.6.1 of the Ashland Municipal Code to implement the recommendations of the infill
strategy project for the area surrounding the bus route in the southeastern part of Ashland that
circulates on Ashland St., Tolman Creek Rd., and Siskiyou Blvd., also referred to as the transit
triangle.
VII. 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).
B
ASHLAND PLANNING COMMISSION
MINUTES - Draft
May 8, 2018
CALL TO ORDER
Vice Chair Melanie Mindlin called the meeting to order at 7:03 p.m. in the Civic Center Council Chambers, 1175 East Main
Street.
Commissioners Present: Staff Present:
Troy Brown, Jr. Bill Molnar, Community Development Director
Michael Dawkins Maria Harris, Planning Manager
Melanie Mindlin Derek Severson, Senior Planner
Haywood Norton Dana Smith, Executive Assistant
Lynn Thompson
Absent Members: Council Liaison:
Roger Pearce Dennis Slattery, absent
ANNOUNCEMENTS
Community Development Director Bill Molnar explained at the City Council approved PA-2018-00154 for the annexation at 601
Washington Street at their meeting May 1, 2018. Testimony from a staff person at the Oregon Department of Transportation
thought the street cap for the area was necessary. There was no objection from the applicant so Council included the cap in
the approval. Council would review PA-2017-02129 for 475 East Nevada Street at their meeting May 15, 2018. The primary
change in the request currently was the applicants were no longer working with Habitat for Humanity. They would construct
the four affordable housing units themselves. Habitat for Humanity had raised some issues regarding the term of affordability
and requested a 30-year term instead of 60 years. Staff was looking at the Study Session in May to discuss the
Transit Triangle Overlay amendments. In June, they were tentatively scheduled for the Wild Fire Ordinance amendments at
Study Session May
21, 2018.
AD-HOC COMMITTEE UPDATES - None
CONSENT AGENDA
A.Approval of Minutes
1. April 10, 2018 Regular Meeting
2. April 24, 2018 Special Meeting
Commissioners Brown/Dawkins m/s to approved the minutes of April 10, 2018, Regular Meeting and April 24, 2018,
Special Meeting. Voice Vote: all AYES. Motion passed 5-0.
PUBLIC FORUM
Louise Shawkat/Ashland/Described conventional and unconventional natural gas deposits and how unconventional gas
deposits affected the climate. In order to reduce the impact of climate change, society had to address methane and carbon
dioxide emissions. Approximately 25% of the global warming experienced today was caused by methane emissions.
Ashland had a Climate and Energy Action Plan (CEAP) with an implementation committee and a goal to reduce greenhouse
gases. She did not understand why the City did not charge citizens the cost to dig up the streets to install gas lines. She
wanted the Commission to consider charging for that service. It would make money for the City and discourage people from
getting natural gas.
Ashland Planning Commission
May 8, 2018
Page 1 of 4
Huelz Gutcheon/Ashland/Wanted 20 mile per hour speed limits in Ashland. All accidents involving cars should be the
. He also wanted Your Speed signs everywhere. Many bike and walking injuries were not reported. Emergency
responders and Emergency Room attendants should be required to file reports on accidents involving pedestrians and
bicyclists with cars. All roofs should be redone to point south. Natural gas heat should be replaced with electric. Electricity was
the only way to combat climate change. Bonneville Power Administration (BPA) did not have the capacity to meet future
electricity needs. The 10x20 ordinance would not work unless it cost more. The 10x20 needed to be accomplished within the
city limits.
UNFINISHED BUSINESS
A. Approval of Findings for PA-2018-00429, 469 Russell Street
The Commission had no ex parte contacts regarding the matter.
Commissioners Thompson/Norton m/s to approve the Findings for PA-2018-00429. Voice Vote: all AYES.
Motion passed 5-0.
PUBLIC HEARINGS
A. SUBJECT PROPERTY: Public Right-of-Way at the end of Terrace Street
OWNER/APPLICANT: City of Ashland Public Works Department
DESCRIPTION: The Planning Commission will consider a request to vacate a portion of the Terrace Street right-of-way
between 110 Terrace Street and 9 Hillcrest Street, and make a recommendation to the City Council. COMPREHENSIVE
PLAN DESIGNATION: Single-Family Residential and Rural Residential; ZONING: R-1-7.5 and RR-.5;
MAP/TAX LOT: Between 39 1E 09BC 8000 & 39 1E 09BD 15200.
Senior Planner Derek Severson explained the property was approximately a 2,600 square foot unimproved section of Terrace
Street Right-of-Way (ROW) between 9 Hillcrest Street and 110 Terrace Street. It was an unused spur of Terrace Street with
two sections of driveway. The section proposed for vacation extended almost to the driveway. The Public Works Department
managed the vacation process governed by the Oregon Revised Statutes (ORS). The process involved obtaining signatures
from surrounding property owners with a certain number agreeing to the vacation. The vacated ROW was typically dedicated
to the adjacent property owners proportionally. For this request, the requisite petition signatures were received. The Public
Works Department needed a recommendation from the Planning Commission. Following that, they would notice the
newspapers, sign the property and have two City Council hearings to discuss the vacation. Staff was seeking a
recommendation from the Planning Commission to the City Council supporting the vacation.
An additional ROW to the north of Terrace Street was vacated in 1947 precluding future street or pedestrian connectivity. The
section was not identified in the Transportation System Plan (TSP). The slopes were in excess of what was allowed for a
public street under the current standards. The Public Works Department was requesting the City retain a public utility
easement in the section. The property owners were related. Instead of splitting the ROW between the two properties, it would
go to the property owner at 9 Hillcrest Street. This property will be responsible for the utility easement and any access needed
to serve 110 Terrace Street.
Staff recommended the Planning Commission forward their support of the vacation to City Council and retain a public utility
easement.
Commissioner Thompson noted the lack of supporting documents and wanted to understand the rationale behind the request.
She was also interested in the possible impact on the surrounding properties. Mr. Severson responded the land was owned
by the City and at one time was intended to extend through to Glenview Drive. The portion vacated in 1947 was now privately
owned. This was a remnant piece of right of way. The ORS stated this was a City Council decision. A local procedure had it
come to the Planning Commission prior to ensure the requisite neighboring properties were consulted and agreed to the
vacation. The Commission also looked into whether there was a basis to require retaining a trail or pedestrian connectivity
even though the vehicular connection was going away. There was a $250 fee to file the petition. He thought the reason for
the vacation was that it was appropriate to have the ROW go to the owners instead of sitting as unused City property.
Ashland Planning Commission
May 8, 2018
Page 2 of 4
Vice Chair Mindlin added there was an advantage for the City to be released from the liability and responsibility for the land.
Commissioner Dawkins further added there had never been a trail on the right of way and the land was steep. The vacation
would provide a clean title for the families involved.
Commissioner Thompson thought asking the Planning Commission to make a recommendation without the supporting
documents or explanation put the Commission in an odd position. Community Development Director Bill Molnar explained
the Comprehensive Plan had a specific element related to street vacations. Part of the street vacation process involved the
Planning Commission when providing a recommendation to the Council. The Commission would also consider the potential
for retaining some form of bike and pedestrian connectivity. In this case, the City relinquished part of the ROW 60 years ago
and due to steep grades, it was not appropriate to retain. It was the responsibility of Planning staff to look at the
Comprehensive Plan policies. Staff was in agreement the connectivity was not appropriate.
Vice Chair Mindlin suggested including the utility and access easement for 110 Terrace Street in the recommendation to
Council.
Commissioners Norton/Dawkins m/s to approve the recommendation of vacation to the City Council recommended
by staff with the inclusion of the easement for 110 Terrace Street. Voice Vote: ALL AYES. Motion passed 5-0.
DISCUSSION ITEMS
A.Planning Commission Recommendation for Accessory Residential Unit Ordinance Amendments
Planning Manager Maria Harris explained the Planning Commission voted unanimously to recommend approval of the
ordinance to City Council. There were two main pieces. The ordinance changes where staff had added comment boxes to
any changes made during the April 24, 2018 meeting. The other was the Planning Commission Report that encapsulated
the decision.
Commissioner Thompson had suggested a modification to page 13, under the new C. RR Zone that referenced
18.2.3.040.A. It should be 18.2.3.040.B. It stated in the RR Zone an applicant needed to meet the requirements in
18.2.3.040.B for the R-1 Zone as well as the RR Zone. The new section C. RR Zone should read
standards in subsection 18.2.3.040.B, accessory residential units in the RR Zone shall meet the following
The same change would apply to the section below D. R-2 and R-3 Zones, the second sentence should
read,
Staff made changes on pages 12, 13 and 20, to make the language consistent. On page 20, Table 18.4.3.040
Automobile Parking Spaces by Use, Single-family Dwellings, replaced the primary to to read
detached dwelling units and the following.
On page 29, the new definition for Parking Area or Lot, deleted -family
The definition now read,
inside, under, or outside of a building or structure, designed and used for parking motor vehicles, including parking
lots, garages, The term parking area was used throughout the code to refer to many single family
situations. On page 25, staff exempted the landscaping parking lot standards by adding to
except single- Page 29, Section 18.4.4.030(F)(2), added language that the screening requirements
would not apply to accessory residential units.
Commissioner Thompson had relayed her concern to Ms. Harris regarding Section 18.4.4.030(F). She thought the new
language, -family dwellings and accessory residential units are exempt from the requirements of subsection
might represent a substantive change with respect to single-family dwellings. It was not clear that single-
family dwellings were exempt from these requirements. It was determined not to be a substantive change to say the single-
family dwellings were not subject to the parking lot landscaping and screening requirements. Vice Chair Mindlin clarified the
parking requirements were not changing, they were not requiring site design review. Commissioner Thompson had a
Ashland Planning Commission
May 8, 2018
Page 3 of 4
similar concern whether there was a substantive change at the bottom of page 27 on what was subject to site design review.
Specifically, Section 18.5.2.020.C. Exempt from Site Design Review, deleting
applicable provisions of part 18.4 Site Development and Design Standards. She was concerned they were not
somehow substantively modifying these requirements to make the applicable provisions no longer applicable. Staff assured
her this was the status quo and did not represent a substantive change. It was part of making the code internally consistent.
Ms. Harris noted other changes were numbering references.
In the Planning Commission Report, there was one change to the first sentence on page 2. The sentence,
the small ARUs are exempted from the landscaping, open space and parking requirements for multi-family
should move to the third paragraph. It applied to all sized accessory residential units (ARUs), attached or
detached.
Commissioner Thompson noted for the record she had some confusion regarding the application of Overlays. She had
shared a concern with Ms. Harris regarding ARUs having to meet the requirements of the underlying zone. The language
needed to ensure that any applicable Overlay requirements applied. She was concerned it was not specifically stated
although it was stated in other areas of the code. This concern stemmed from environmental constraints.
Commissioner Norton confirmed meeting minutes were attached to the information packet going to City Council. Staff did
not typically include study session minutes. Commissioner Norton suggested linking the study session minutes to the
attachments section on the Council Communication. Commissioner Brown agreed. The study session covered pros and
cons discussed by the Commission. Commissioner Dawkins suggested adding a footnote indicating several issues were
discussed during the study session. Ms. Harris would add the Planning Commission had a substantive discussion during
the study session and link the minutes in the Council Communication. She would make the code revisions and forward it all
to Council.
B.Letter of support for the Transportation Growth Management (TGM) grant
Planning Manager Maria Harris explained the Public Works Department was submitting an application to the Stat
Transportation Growth Management (TGM) program. They were requesting funds for an implementation plan based on the
results of the Downtown Parking Plan and Transportation System Plan (TSP). Commission letters of support helped the
application.
Planning staff had reviewed the grant. It would consider a variety of issues that came from the Downtown Plan. Community
Development Director Bill Molnar explained it would expand on what the Downtown Beautification Committee identified.
Commissioner Dawkins added it would also include unfinished work done by the parking plan.
The grant was for $110,000 with the City providing a match in staff time and a small amount of Public Works funds. It was a
competitive process throughout the state. The Commission supported sending the letter.
C.Annual Retreat dates
Vice Chair Mindlin suggested having the retreat June 22, 2018 where she would be the only one unable to attend. The
retreat time would be 11:00 a.m. to 4:00 p.m.
ADJOURNMENT
Meeting adjourned at 7:56 p.m.
Submitted by,
Dana Smith, Executive Assistant
Ashland Planning Commission
May 8, 2018
Page 4 of 4
B
ASHLAND PLANNING COMMISSION
STUDY SESSION
MINUTES - Draft
May 22, 2018
CALL TO ORDER
Chair Roger Pearce called the meeting to order at 7:00 p.m. in the Civic Center Council Chambers, 1175 East Main
Street.
Commissioners Present: Staff Present:
Troy Brown, Jr. Bill Molnar, Community Development Director
Michael Dawkins Maria Harris, Planning Manager
Melanie Mindlin Brandon Goldman, Senior Planner
Haywood Norton Dana Smith, Executive Assistant
Roger Pearce
Lynn Thompson
Absent Members: Council Liaison:
Dennis Slattery, absent
ANNOUNCEMENTS
Community Development Director Bill Molnar discussed the Planning Commission retreat date and time with the
Commission. They agreed on June 22, 2018, from 8:30 a.m. to 1:30 p.m. Staff would work on a meeting venue.
The public hearing for the Transit Triangle would happen at the Planning Commission meeting June 12, 2018. The
first reading of the Accessory Residential Units Amendments would occur at the City Council meeting June 19, 2018.
The Planning Commission would have the public hearing on the Wildfire Code Amendments June 26, 2018. It would
go before City Council in July. A discussion on a vertical housing building zone was tentatively scheduled for a City
Council study session on August 6, 2018.
AD-HOC COMMITTEE UPDATES - None
PUBLIC FORUM
Huelz Gutcheon/Ashland/Explained carbon offset and how the government and oil companies affected the progress
of renewable energy in the 1990s into the 2000s. He commented on the 20-year contract the City had with Bonneville
Power Administration (BPA) and the need to turn everything electric to meet the 10x20 requirements.
DISCUSSION ITEMS
A.Ashland Transit Triangle Infill Strategies Project
Chair Pearce explained the matter was originally noticed as a public hearing. However, Fregonese and Associates
had to cancel and the public hearing was continued to the June 12, 2018 meeting. Planning Manager Maria Harris
would send an email to everyone who attended the Open House December 11, 2017, and the Stakeholder meeting
December 12, 2017. Since the continuation was not noticed in the paper, Chair Pearce opened the Public Hearing
for anyone interested in speaking.
Ashland Planning Commission
May 22, 2018
Page 1 of 5
Public Testimony
Debbie Miller/Ashland/Her concern with the Transit Triangle presentations was the emphasis on what Portland had
done. She wanted to know what cities of 20,000 to 40,000 had done and the impacts they experienced. That was
her one concern with adopting the plan.
Ms. Harris provided a presentation on the Transit Triangle. Background on the project included:
2015 City council Strategic Plan
5.2.a Pursue affordable housing opportunities, especially workforce housing. Identify specific incentives for
developers to build more affordable housing.
13.2 Develop infill and compact urban form policies.
18.2 Develop and encourage alternative transportation options.
2012 Greater Bear Creek Valley Regional Plan
No areas identified for urban growth boundary expansion.
Minimum of 6.6 dwelling units per gross acre.
Reasons to change the Land Use Ordinance:
Market feasibility model shows under current zoning and development standards:
Large residential units.
Residential rates exceed market rates.
Commercial rents are too low to make construction feasible.
Tested changes in requirements for residential density, number of stories, required parking and landscaping
coverage:
Increased number of residential units.
Decrease in size of residential units.
Rents decreased.
Transit Triangle Overlay
New Chapter 18.3.14
Optional not mandatory. If elect to use overlay, have to meet all requirements of 18.3.14.
Uses
Residential units must be rentals.
.
Commercial/Residential Split
C-1 and E-1: 50% of ground floor in permitted uses (non-residential).
R-2 and R-3: 60 square feet of retail, restaurant or office permitted for each residential unit.
Dimensional Standards in Overlay Option
Maximum Floor Area Ratio (FAR)
C-1 and E-1: 1.5 FAR
o
R-2 and R-3: 1.25 FAR
o
Building Height
C-1 and E-1: 50 feet or 4 stories
o
R-2 and R-3: 20 percent
o
Landscape Area
C-1 and E-1: no change, stays at 15 percent
o
R-2 and R-3: 20 percent
o
Open Space
C-1 and E-1: no change, does not apply
o
R-2 and R-3: not required
o
Ashland Planning Commission
May 22, 2018
Page 2 of 5
Building Separation
C-1 and E-1: no change, does not apply
o
R-2 and R-3: not required
o
Yards (setbacks)
C-1 and E-1: no change
o
R-2 and R-3: 5-foot minimum for front yard
o
Building Step Back
Street side or within 25 feet of residential zone.
o
.
o
Or a combination of articulation, offsets, setback, angles or curves to reduce building mass on at least
o
25 percent of frontage.
Graphics of C-1 and E-1 with 10-foot step back
The graphic showing the step back was difficult to discern. The Commission suggested depicting the image from a
higher elevation to capture the depth of the step back. Other comments noted the sidewalk trees were mature and
would reach the third story windows, further blocking the view from the street.
Graphics of R-2 and R-3
Parking under Overlay Option
1 space for units less than 800 sq. ft.
Parking not required for first 1250 sq. ft. of retail, restaurant or office
Other Amendments
Deleted requirement in C-1 and E-1 for affordable units for projects over 10 residential units.
This requirement proved ineffective. Developers at times would submit plans for 10 units or less to avoid adding
affordable units.
Micro-car parking standard
Next Steps
June 12: PC Public Hearing
August 7: City Council Public Hearing
More info: www.ashland.or.us/transit_triangle
Commissioner Thompson thought Fregonese and Associates had conducted a feasibility model in relation to lower
building heights in response to concerns of going to four stories. Ms. Harris explained Mr. Fregonese had brought
several iterations of each site and building to a previous meeting. Commissioner Thompson also thought the
Commission had wanted the analysis to alleviate concerns regarding building height. The analysis would have
determined if there was a framework to evaluate losses in terms of rental rates and unit size. Commissioner Mindlin
was sure they had already provided that information. Ms. Harris clarified they had analyzed all the existing R-1, R-2
and R-3 stories in the first phase. The analysis revealed the projected rental costs were not sustainable. She would
include those comparisons in the future. The last report addressed going to four stories in the C-1 and E-1 zones
and showed the tradeoffs if they stayed at three stories.
Commissioner Mindlin wanted the rationale for not requiring parking for first 1200 square feet. Ms. Harris explained
the units were on a bus route to attract people who might not use a car. It was a walkable environment with urban
style living. With residential and commercial uses the expectation was some cars would leave during the day and
free up spaces.
Ashland Planning Commission
May 22, 2018
Page 3 of 5
Commissioner Mindlin noted the table on page 4 for Maximum Height. Feet/stories indicated 3 stories for C-1 and E-
1 and four for R-2 and R-3. Ms. Harris would correct the table. Commissioner Thompson added on page 6, item 2
under B/ R-2 and R-3 zones, should read instead of
Commissioner Norton thought the 1.25 and 1.5 FAR was new information. He wanted examples of existing projects
along Ashland Street and Siskiyou Boulevard that were close to the FAR proposed in the draft ordinance. Parking
concerned him as well. There was no parking on Ashland Street. Siskiyou Boulevard had parking turnouts that were
typically filled with cars avoiding university parking fees. He recognized 1.25 and 1.5 FAR was only seven feet
higher.
Staff explained the purpose of the project was creating an environment with a mix of housing to support transit and
be more viable in terms of walkability. Most of the buildings on Ashland Street were one story. This was a different
design palate. Fregonese and Associates was proposing a maximum FAR. Ashland did not have a maximum. They
had a minimum FAR of .25. The Commission discussed floor area ratio with staff in 2016. Commissioner Mindlin
added the discussion had been about using floor area ratio instead of density.
Commissioner Thompson had a slight concern exempting commercial units from the first 1200 square feet. Mr.
Molnar explained the residential occupants would vacate spaces during the day. Chair Pearce noted it could be
shared parking. Mr. Molnar added shared was implied by the ordinance but they could make the language clear the
expectation was shared parking. Commissioner Brown doubted there would be much commercial or office space in
the area and gave North Mountain as an example.
Another concern from Commissioner Thompson was adequate compatibility with the rest of the environment. Mr.
Molnar used Fire Station II as an example of a two-story building in a multifamily zone. Commissioner Thompson
questioned if it was really an urban concept they were juxtaposing into a little strip and would it look mismatched.
Commissioner Dawkins explained the point was where to place the added density. It would have an urban feel.
There were very few houses directly behind the proposed units. Alternately, there was no east-west passage
through the triangle. It was something that should have been identified in the TSP as part of the Safe Routes to
School.
Commissioner Norton did not think the extra seven or 10- feet would create a huge urban environment. The urban
feel would come from the increase in traffic. He asked if anyone had looked at the traffic capacity. It could add up
over the years and have a negative impact in the future. Commissioner Mindlin commented Ashland had decided not
to expand their growth boundary and chose infill instead.
Commissioner Thompson wanted to know what would prevent someone from selling the units as condominiums.
Chair Pearce explained the City regulated condominiums differently from multifamily rentals. Mr. Molnar further
explained in order to sell the units they would have to submit a condominium survey. They would not be permitted to
plat a condominium. The improvements would stay on one lot. They would not be able to divide the airspace. Chair
Pearce thought that was the intention of the Overlay. It discriminated heavily against condominiums and pertained to
short-term hotels and vacation rentals. Someone could come back for a variance but it would be very difficult. It
would prohibit anything rented for less than thirty days.
Chair Pearce noted D. Special Use Standards(1)(a) on page 3 discriminated against residential on the ground floor.
He thought the intention was no more than 50% of the ground floor square footage in all buildings combined.
Staff responded it was 50% of the total lot area. It looked at parking, landscaping and the buildings. The standard
had been in place for a long time. Staff had proposed different wording for Council but at the time, they did not want
it changed. It tended to apply to larger sites. There were questions on whether it was dealing with the amount of
square footage. Chair Pearce thought staff should review it again.
Ashland Planning Commission
May 22, 2018
Page 4 of 5
This was an opportunity to revisit the FAR definition. The definition currently stated FAR was the floor covered by the
floor above. He asked staff to also review the definition of story as well. Staff and the Commission discussed the
definition of story currently in the code.
Chair Pearce continued the Public Hearing to June 12, 2018, at 7:00 p.m. in Council Chambers.
ADJOURNMENT
Meeting adjourned at 8:04 p.m.
Submitted by,
Dana Smith, Executive Assistant
Ashland Planning Commission
May 22, 2018
Page 5 of 5
TYPE III
PUBLIC HEARING
_________________________________
PA-L-2018-00001
Transit Triangle Overlay
ASHLAND PLANNING DIVISION
STAFF REPORT
June 12, 2018
PLANNING ACTION:
PA-L-2018-00001
APPLICANT:
City of Ashland
ORDINANCE REFERENCES:
AMC 18.2.1
Zoning Regulations and General Provisions
AMC 18.2.2
Base Zones and Allowed Uses
AMC 18.2.3
Special Use Standards
AMC 18.2.5
Standards for Residential Zones
AMC 18.3.12
Site Development and Design Overlays
AMC 18.3.13
Residential Overlay
AMC 18.3.14
Transit Triangle Overlay (new chapter)
AMC 18.4.3
Parking, Access, and Circulation
AMC18.6.1
Definitions
REQUEST:
The proposal includes a new Chapter 18.3.14 Transit Triangle Overlay, a Transit
Triangle (TT) overlay map and a series of amendments to the Ashland Municipal Code (AMC)
Title 18 Land Use to implement the recommendations of the infill strategy project for the area
surrounding the bus route in the southeastern part of Ashland that circulates on Ashland St.,
Tolman Creek Rd., and Siskiyou Blvd., also referred to as the transit triangle.
The proposed new chapter is 18.3.14 Transit Triangle Overlay provides an optional path that can
be used in the mapped overlay area to develop mixed-use projects with residential units in the
Commercial and Employment zones (C-1 and E-1) and multi-family projects in the multi-family
residential zones (R-2 and R-3) with limits on the building size (i.e., floor area ratio or FAR),
increased building height with building step backs or façade articulation, reductions in off-street
parking and landscaping requirements, and allowances for small scale commercial uses in the
multi-family residential zones. Residential units developed under the TT overlay option are
required to be rental units, and condominiums and travelers’ accommodations are not permitted.
A TT overlay map accompanies the new chapter to designate the physical area in which the
development option is available.
Finally, the draft amendments include minor edits and corrections to AMC 18.2.3.120 Dwelling
in Historic District Overlay, AMC 18.2.3.130 Dwelling in Non-Residential Zone, AMC
18.2.5.070 Maximum Permitted Residential Floor Area in Historic District, AMC 18.3.13.010
Residential Overlay Regulations, AMC 18.4.3.030.C Downtown Zone, AMC 18.4.3.060 Parking
Management Strategies and AMC 18.6.1.030 Definitions.
Planning Action PA-L-2018-00001 Ashland Planning Division – Staff Report
Applicant: City of Ashland Page 1 of 11
I. Relevant Facts
A. Background
The City Council identified developing infill and compact urban form as a mid-priority item
in the 2015-2017 Council Goals and Objectives (Objective 13.2). The specific action item
was to “update the infill strategy along major transportation corridors to promote housing and
business development, as well as alternative transportation choices.”
The proposed package of ordinance and map amendments cover the area surrounding the bus
route in the southeastern part of Ashland that circulates on Ashland St., Tolman Creek Rd.,
and Siskiyou Blvd., also referred to as the transit triangle. The infill strategy prepared by
Fregonese Associates identifies the factors that limit development and recommends
adjustments to the zoning and land use ordinance to encourage additional housing and
business development adjacent to the bus route.
Project Purpose
The purpose of the infill strategy project is to encourage development and redevelopment
adjacent to the bus route that includes a mix of commercial and residential uses, especially of
housing units. In turn, greater concentrations of housing and businesses near the bus route
will provide transportation choices and promote sustainable planning initiatives.
Project objectives for the transit triangle include diversifying the housing supply by
providing an area to construct moderately priced rental housing, providing a better
environment for local business development and expansion, supporting transit service
through increased ridership, and creating a walkable, pedestrian-friendly setting with close
proximity to existing residential neighborhoods.
Planning Action PA-L-2018-00001 Ashland Planning Division – Staff Report
Applicant: City of Ashland Page 2 of 11
Housing availability and costs have been a concern in Ashland for some time. Recently, the
issues have intensified, similar to other cities in the region, state and throughout the west
coast. Housing prices throughout Oregon have continued to rise, outpacing employment and
wage growth. In addition, the supply of hosing was impacted by less construction during the
recession.
According to figures released in January 2018 by the Southern Oregon Multiple Listing
Service, the median sales price for existing single-family residences in Ashland in 2017 was
$421,500, which was a 7.5 percent gain over 2016 (“Ashland continued to lead house prices
in 2017,” Greg Stiles, Ashland Daily Tidings, January 10, 2018). In contrast, the purchasing
power of an Ashland household earning the median income in 2017 was $217,950 (median
income for household of four).
The rental housing market has also experienced increased prices and shortages over the last
several years. Residential rental unit vacancy rates remain at one to two percent for the
region. A low vacancy rate for rental units is generally considered to be an indicator that
there are little to no available units for rent.
Ashland households earning 120% of median income can afford $1,270 to $1,295 per month
for housing costs. Workforce housing is considered to be 80 to 120 percent of area median
income. Given these parameters, 46 percent of Ashland households can afford up to $875 a
month for housing and an additional eight percent can afford up to $1,250 a month on
housing (2015 American Community Survey, U.S. Census). As of May 2018,
rentjungle.com shows the average rental unit price in Ashland as $1,297 a month, with 43
units listed as available. There was one unit listed below $875 a month and seven units
available below $1,250, leaving 35 of the advertised units or 81 percent of the advertised
units above the affordable monthly rents for workforce housing.
The2016 American Community Survey by the U.S. Census shows that 39.4 percent of
Ashland households are single-person compared to 27.8 percent of Oregon households, and
44.8 percent of single-person households in Ashland are renter-occupied compared to 36
percent of single-person households in Oregon are renter-occupied.
The City of Ashland participated in the regional planning process that resulted in the
adoption of the Greater Bear Creek Valley Regional Plan in 2012. Cities throughout the
region identified reserve areas to accommodate housing for future population growth. The
City of Ashland decided to accommodate housing for future population with the Ashland’s
current boundaries rather than identify future growth areas on the perimeter of the city.
The City of Ashland committed to provided 6.6 units per gross acre for new development as
part of the regional planning process. Recent data from the regional housing strategy shows
that new development from 2007 through 2016 resulted in 6.34 units per gross acre, falling
below the target. Single-family development in the same time period was at 5.45 dwelling
units per gross acre and multifamily development was at 10.41 dwelling units per gross acre.
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Fregonese Associates prepared an infill strategy for the transit triangle that includes three
recommendations – land use ordinance amendments, streetscape improvements and a vertical
housing development zone. Future work would include working with the Public Works
Department on the streetscape improvements in the transit triangle and developing the
framework for a Vertical Housing Development Zone for the City Council’s consideration. 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.
Transit Triangle Study Area
There has been limited development or redevelopment over the past several decades in the
transit triangle study area. Despite an allowance in the commercial and employment zones
(C-1 and E-1) for 15 to 30 dwelling units per acre and in the multi-family residential zones
(R-2 and R-3) for 13 to 20 units per acre, past development adjacent to the bus route has
primarily comprised of single-use, one story commercial buildings that did not include a
residential component.
The transit triangle is served by Rogue Valley Transportation District (RVTD) Route 10 with
20-minute service from 7am-5pm (Monday-Friday) and 30-minute service for the remainder
of the day (5am-7am and 5pm-8pm, Monday - Friday). Route 10 also includes service on
Saturdays at 30-minute intervals from 6am-7pm. Route 10 provides the highest ridership in
the RVTD system (50 percent of all RVTD riders) and the Bi-Mart stop on Tolman Creek
Rd. is one of the most used stops system wide.
RVTD provided service enhancements to Route 10 in early 2018 including expanded later
evening service Monday through Friday and providing 30-minute service on Saturdays.
Weekday service was extended an hour from 7pm to 8pm and Saturday service was changed
from hour intervals to 30-minute intervals.
Other opportunities in the transit triangle include vacant and redevelopable land, well-
established public facilities, and shopping, services and neighborhoods within walking
distance. An important consideration in the transit triangle is the transition between new
development and existing residential neighborhoods.
Project Phases and Meetings
The infill strategy project for the transit triangle has involved two phases of work and nine
public meetings to date. The project web page www.ashland.or.us/transit_triangle includes a
complete list of the public meetings, including meeting materials and minutes. The following
section discusses the type of work completed in each of the two phases and the concurrent
public meeting sequence.
The first phase of the project involved identifying the factors that limit commercial and
residential development in the transit triangle, and testing the impact of adjustments to the
factors that the City can control, namely the zoning and land use standards, on market
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feasibility and rent levels.
Fregonese Associates was hired to assist with the project and performed a return on
investment (ROI) analysis to examine the market feasibility of a variety of building types
using the Envision Tomorrow (ET) model. The model incorporates land, construction and
permitting costs and the physical attributes of buildings allowed by the zoning and land use
standards (e.g., height and size of building, number of residential units, required parking,
required landscaping) to produce achievable rents and sales prices for commercial space and
residential units. Staff worked with Fregonese Associates to customize the model with the
City’s zoning and land use standards and permit fees. Interviews with development industry
professionals were used to verify the construction costs and rents used in the model.
The analysis determined that under the current zoning and land use standards, the projected
commercial rents are too low to make new construction feasible and that the residential unit
rental rates exceed those of the current rental market. In addition, the projected dwelling
units are primarily 1,000 square feet and larger and the rental rates exceed the amount a two-
person household at median income can afford by 30 percent or more.
Once the model was customized to Ashland, several building prototypes were developed for
test sites on Ashland St. to begin testing the effect of changes to the zoning and land use
standards on market feasibility and rent levels. Changes in requirements for building height,
number of stories, parking spaces, landscaping coverage and the maximum number of
residential dwelling units allowed per acre, resulted in an increase in the number of units and
decrease in the size of units. The model showed that as the number of residential units
increases, the size and rents decrease and begin to approach prices targeted for a two-person
median income household.
The first phase of work was presented at two Planning Commission study sessions on
October 11, 2016 and November 22, 2016, a Developer Roundtable on December 19, 2016
and a City Council study session on December 19, 2016.
The second phase of the project involved developing an implementation plan based on the
findings of the first phase of work. Fregonese Associates prepared an infill strategy for the
transit triangle that includes three recommendations – land use ordinance amendments,
streetscape improvements and a vertical housing development zone.
Future work would include working with the Public Works Department on the streetscape
improvements in the transit triangle and developing the framework for a Vertical Housing
Development Zone. A vertical housing development zone provides a ten-year property tax
exemption for residential units developed above the ground floor in mixed-use, multi-story
buildings.
The infill strategy and the draft code amendments were presented to the Planning
Commission at the October 24, 2017 study session. Fregonese Associates developed draft
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code amendments to address 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 draft code amendments include removing existing housing density
maximums to provide an incentive for the private market to build at a higher density with a
focus on smaller unit sizes.
An open house meeting was held on December 11, 2017 and a stakeholder meeting of
developers, design professionals, real estate brokers and agency representatives was held on
December 12, 2017. Approximately 30 people attended the open house meeting on
December 11, 2017 and participated in the discussion. Some of the issues discussed and
comments included objection to allowing additional building stories or residential units,
support of additional stories along street or at intersections, support of additional building
height with building step backs, concerns about additional traffic and requiring less parking,
support for more affordable housing, and concerns about potential noise impacts from new
mechanical equipment on adjacent residential neighborhoods. Approximately 900 invitations
were sent by mail to properties located in and surrounding the transit triangle study area. The
meeting was also posted on the City of Ashland web site news items.
The presentation at the open house meeting included building design options (e.g., number of
stories, with or without a step back) and participants were asked to vote on their preferred
design. As a follow-up to the meeting, a questionnaire was emailed to participants to gather
the public’s preferences regarding various building types and to collect information from
community members about desired neighborhood and community characteristics. A
summary of the results is included in this meeting packet.
Twelve individuals attended the stakeholder meeting on December 12, 2017 including
developers, design professionals, real estate brokers and representatives from Rogue Valley
Transportation District (RVTD) and Jackson County Housing Authority. Some of the issues
discussed included providing flexibility to the step back requirement to allow articulation
through other architectural features, continuing rise of construction costs, providing bus
passes and requiring less parking for affordable units, consider higher FAR and more stories
because helps with economies of scale, consider allowing development of residential units on
ground floor that can be converted to commercial because there is limited commercial
demand in Ashland, and the potential of car-sharing programs, smart car parking and the
potential for self-driving cars to dramatically change the area required for parking. Thirty
individuals were invited to the meeting.
An update on the infill strategy project and overview of the draft code revisions were
presented to the City Council on January 16, 2018. The Council directed the Planning
Commission to initiate ordinance revisions to implement the infill strategy for the transit
triangle study area based on the recommendations prepared by Fregonese Associates. The
Council also directed staff to bring a vertical housing development zone incentive program to
a future City Council study session. The Planning Commission held a study session on May
22, 2018 to review the draft ordinance revisions in preparation for the public hearing process.
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B. Ordinance Amendments
Summary of Ordinance Amendments
The item before the Planning Commission is to hold a public hearing and make a
recommendation to the City Council on the package of ordinance and map amendments to
implement the recommendations of the infill strategy report by Fregonese Associates for the
transit triangle. The infill strategy report and draft code amendments prepared by Fregonese
Associates are included in this meeting packet.
The proposed package of ordinance and map amendments is based on the draft code
amendments prepared by Fregonese Associates. Fregonese Associates developed draft code
amendments to address 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
to provide an incentive for the private market to build at a higher density with a focus on
smaller unit sizes.
The draft ordinance amendments are attached and include two components - a new chapter
for the Transit Triangle overlay and amendments to the current land use ordinance for
consistency. The Transit Triangle overlay map that is included in the new chapter will also be
adopted by ordinance and added to the Site Design overlay map.
Since the Chapter 18.3.14 Transit Triangle Overlay is a new chapter, it does not include
mark-up changes. The revisions to the current ordinance include grey text as unchanged,
strikeout text is deletedunderline text is new
and .
The recommended zoning changes include establishing a Transit Triangle (TT) overlay. A
summary of the ordinance provisions of the new chapter and ordinance amendments follows.
Developing under the TT overlay is an option for the applicant or property owner.
Development using the TT overlay option is required to meet all of the requirements of
the new Chapter 18.3.14. Conversely, development that does not elect to fully exercise
the TT overlay option cannot use the provisions of the new chapter. For example, a
townhome development in the R-2 zone that is located in the TT overlay could not take
advantage of the additional height or reduced parking if the dwelling units were for
ownership rather than the required rental units.
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, 30 housing 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 FAR in place at this time.
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 to 40 feet with a five-foot
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parapet (i.e., three stories) in the C-1 and E-1 zones and 35 feet or 2.5 stories in the R-2
and R-3 zones.
Buildings would be required to be stepped back at least 10 feet for any portion of the
building over 25 feet in height (i.e., third and fourth stories). An alternative would be to
have articulation 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.
Front setbacks in the R-2 and R-3 zones are a minimum of five feet. Currently, minimum
front yard is eight feet for unenclosed porches and 15 feet to the enclosed building.
Side and rear yards abutting residential zones in the C-1 and E-1 zones are 15 feet.
Currently, the minimum side yards abutting residential zones is ten feet and the minimum
rear yard is 10 feet per story.
Residential units developed under the TT 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.
Restaurant, retail and office uses located in mixed-use buildings could reduce the off-
street parking requirement by three spaces.
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 uses in the R-2 and R-3 zones.
Change in Circumstances or Conditions
AMC 18.5.9.020.B permits legislative amendments to meet changes in circumstances and
conditions. The City Council reviewed the project at the January 16, 2018 meeting and
directed the Planning Commission to initiate ordinance revisions to implement the infill
strategy for the transit triangle study area based on the recommendations prepared by
Fregonese Associates. The Planning Commission makes a recommendation to the City
Council and the Council makes the final decision.
As discussed earlier in this report under Project Purpose, housing availability, diversity of
housing types, and housing prices have been a concern in Ashland for some time. However,
these concerns have been intensified in the last several years throughout the region, state and
west coast. Housing prices including rents have continued to rise at a more rapid rate than
employment and wage growth. In addition, the supply of housing was impacted by less
construction during the recession.
More than half of Ashland’s households cannot afford to buy the median-priced home of
$421,500 unless they have considerable equity to put toward the purchase. Rental vacancy
rates for the past several years are low, indicating a lack of available units. Average monthly
rental prices of $1,297 exceed the $875 that 46 percent of Ashland’s households can afford.
In addition, 37.4 percent of Ashland’s household are single-person households which can
make smaller, more affordable residential units even more necessary.
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At the same time, the transit triangle provides an opportunity for development and
redevelopment that includes housing as a mix of uses in the commercial and employment
zones (C-1 and E-1) and in multi-family residential projects in the R-2 and R-3 zones. The
area is adjacent to Rogue Valley Transportation District’s route 10 bus service. There is
existing shopping, services and neighborhoods within walking distance.
There has been a change in the housing market that necessitates a change in the zoning and
land use ordinance to allow the diversification of the housing supply by providing an area to
construct moderately priced rental housing. In addition, more housing and business space on
the bus route can support transit service through increased ridership. Finally, the ordinance
amendments encouraging redevelopment on the bus route and implementation of
Transportation System Plan projects in the Ashland St. corridor would address a long-term
community goal of creating a walkable, pedestrian-friendly area.
The second change in circumstances involves the City meeting the target housing density that
was agreed to as part of the regional planning process. The City of Ashland committed to
provided 6.6 units per gross acre for new development as part of the regional planning
process. Recent data from the regional housing strategy shows that new development in
Ashland from 2007 through 2016 was 6.34 units per gross acre, falling below the target.
Changes to the zoning and land use ordinance that encourage development of residential
units in the transit triangle can provide needed multi-family residential units to contribute
toward meeting the regional density target.
Applicable Goals and Policies
The project addresses a variety of City Council goals and adopted City policies.
The City Council identified developing infill and compact urban form as a mid-priority item
in the 2015-2017 Council Goals and Objectives (Objective 13.2). The specific action item
was to “update the infill strategy along major transportation corridors to promote housing and
business development, as well as alternative transportation choices.”
The2015-2017 Council Goals and Objectives also identified pursuing affordable housing
opportunities, especially workforce housing and identifying specific incentives for
developers to build ore affordable housing (Objective 5.2). The specific action item was to
“adjust infill strategies in order to promote hosing development along major transportation
corridors.”
Statewide Planning Goal 10 requires cities to inventory and plan for buildable lands for
residential use to provide for adequate numbers of needed housing units at price ranges and
rent levels which are commensurate with the financial capabilities of Oregon households and
to allow for flexibility of housing location, type and density.
TheAshland Comprehensive Plan includes a goal to “Ensure a variety of dwelling types and
provide housing opportunities for the total cross-section of Ashland’s population, consistent
with preserving the character and appearance of the city.
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TheAshland Housing Analysis identified a deficit in rental housing for extremely-low
income (less than 30 percent of area median income) and low-income households (between
30 and 50 percent of area median income) and recommended more rental studio and one-
bedroom units.
TheAshland Comprehensive Plan includes several transportation goals and policies that
apply to the project, including the following.
Design the Land Use Ordinance to ensure Ashland Street is developed as a multi-modal
corridor including attractive landscaping, sidewalks, bike lanes and controlled access.
Development along Ashland Street shall be compatible with and support a multi-modal
orientation (10.09.02.7).
Zoning shall allow for residential densities and a mix of commercial businesses with
walking distance of existing and planned public transit service which support use of
public transportation (10.19.02.2).
TheTransportation System Plan includes four projects in the transit triangle related to
improving sidewalks, bus shelters and intersections enhancements for pedestrians including
two projects for Ashland Street Streetscape Enhancements (R38 for Siskiyou Blvd. to Walker
Ave. and R-39 for Walker Ave. to Normal Ave.), Ashland Street/Tolman Creek Road (R41)
and the Walker Ave. festival street (R40).
The infill strategy project also relates to policies included in the City’s Climate and Energy
Action Plan (CEAP). Specifically, the plan includes strategies to address residential travel
and the emissions associated with passenger cars and trucks. Common strategies for
replacing residential travel trips in passenger cars and trucks include promoting land use
development patterns that utilize existing public infrastructure and making using transit and
alternate modes of transportation possible and even desirable.
The City’s Economic Development Strategy includes a strategy 7.3 to “Consider changes to
Land Use Development Code that may be inhibiting redevelopment or new construction.”
II. Procedural
18.5.9.020 Applicability and Review Procedure
Applications for Plan Amendments and Zone Changes are as follows:
B. Type III.
It may be necessary from time to time to make legislative amendments in order to
conform with the Comprehensive Plan or to meet other changes in circumstances or
conditions. The Type III procedure applies to the creation, revision, or large-scale
implementation of public policy requiring City Council approval and enactment of an
ordinance; this includes adoption of regulations, zone changes for large areas, zone
changes requiring comprehensive plan amendment, comprehensive plan map or text
amendment, annexations (see chapter 18.5.8 for annexation information), and urban growth
boundary amendments. The following planning actions shall be subject to the Type III
procedure.
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1. Zone changes or amendments to the Zoning Map or other official maps, except where
minor amendments or corrections may be processed through the Type II procedure
pursuant to subsection 18.5.9.020.A, above.
2. Comprehensive Plan changes, including text and map changes or changes to other
official maps.
3. Land Use Ordinance amendments.
4. Urban Growth Boundary amendments.
III. Conclusions and Recommendations
If the Commission recommends approval of the attached ordinances, staff will prepare a formal
recommendation to the City Council for the Commission’s review at a future meeting.
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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
18.3.14.070Open Space Zone
18.3.14.010Purpose
The Transit Triangle (TT) 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 electing to developunder the Transit Triangle (TT)
overlay option.
D.Governing Standards.Notwithstanding the provision of chapter18.2.2 Base Zones,
additional use restrictions and land use standardsapply within the TT overlay. Where the
provisions of this chapter conflict with comparable standards described in any other
ordinance, resolution or regulation, the provisions of the TT overlayshall govern.
E.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
subsections 18.3.14.060.A and B are subject to 18.5.2.050.E Exception to the Site
Development and Design Standards.
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.Notwithstanding
the provisions of chapter 18.2.2Base Zones,section18.3.14.040 includes additional
allowed uses, use restrictions and prohibited uses within the TT overlay.
B.Mixed-Use. Uses allowed in a zone individually are also allowed in combination with one
another, in the same structure or on the same site, provided all applicable development
standards and building code requirements are met.
2
18.3.14 –Transit Triangle Overlay
1
Table 18.3.14.040 –Transit Triangle(TT)Overlay UsesAllowed by Base Zone
Zones
Special Use
C-1E-1R-2R-3
Standards
A. Residential
Multifamily dwelling, rental Sec.
PPPP18.3.14.040.C.1 for
C-1 and E-1 zone
Multifamily dwelling, for purchaseNNNN
B. Commercial
Hotel/MotelNNNN
Travelers’ AccommodationNNNN
Commercial Retail Sales and Services, Per Per Sec.
SS
except Outdoor Sales and Services18.2.2.03018.2.2.03018.3.14.040.C.2
OfficePer Per Sec.
SS
18.2.2.03018.2.2.0e018.3.14.040.C.2
RestaurantsPer Per Sec.
SS
18.2.2.03018.2.2.03018.3.14.040.C.2
1
Key: P = Permitted Uses; S = Permitted with Special Use Standards; CU = Conditional Use Permit Required; N = Not Allowed.
C.Special Use Standards.The uses listed as “Permitted with Special Use Standards (S)” in
Table 18.3.14.040, above, are allowed provided they conform to the requirements of this
section and the requirements of chapter 18.5.2Site Design Review.
1.Residential Uses.Residential uses provided all of the following standards are met.
a.One Building.In the C-1 and E-1 zones, when a planning applicationis limited to one
building, residential uses may occupy up to 50percent of the gross floor area of the
ground floor. At least50percent of the gross floor area of theground floor shall be
designated for permitted and uses permitted with special use standards, not
including residential uses.
Commented \[MH1\]:
This languagewas in the pre-2015 code
and inadvertently deleted.
b.More Than One Building.When a planning application includes more than one
Commented \[MH2\]:
Planning Commission requested simpler
building, the equivalent of at least 50 percent of the gross floor area of the ground
methodologyand better wording on commercial/residential split for
applications involvingmixed-use development and multiple
floor for all buildingsshall be designated for permitted and uses permitted with
buildings.Also raised as an issueto work on by City Council during
special use standards, not including residential uses.
2015 code adoption process.
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.
3
18.3.14 –Transit Triangle Overlay
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 the TT overlay.
Thedimensions shall conform to the standards in Table 18.3.14.050.
Table 18.3.14.050 Transit Triangle OverlayDimensional Standards
BaseZones 1
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.
Yards, Minimum (feet)4
-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
50/450/442/342/3
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%
4
18.3.14 –Transit Triangle Overlay
Table 18.3.14.050 Transit Triangle OverlayDimensional Standards
1
BaseZones
C-1E-1R-2R-3
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.
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.Also, see minimum
side or rear yard requirement for buildings abutting a residential zone in table
18.3.14.050
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 massfor building facades within 25 feet of a residential zone or facing a
street.
B.R-2 and R-3 zones.Development under the TT overlay option and located in the R-2 and R-
3zones are subject to the following standards.
1.Detail Site Review Standards.Lots with frontage on Ashland Streetshall be subject to
the building placement, orientation, and design standards in section18.4.2.040,
including the Detailed Site Review Standards.The area subject to this section shall be
150 feet in depth and the width of the subject lot. The depth of the regulated area shall
bemeasured perpendicularto the lot line that parallels Ashland Street.
2.Sidewalk Setback.Mixed-use buildings shall be setback not more than five feet froma
public sidewalk unless the area is used for pedestrian activities such as plazas or
outside eating areas, or for a required public utility easement.
3.Minimum FAR and Plazas.Mixed-use developments shall have a minimum Floor Area
Ratio(FAR) of .50. Plazas and pedestrian areas shall count as floor area for the
purposes of meeting the minimum FAR. Projects including existing buildings or vacant
parcels of one-half an acreor greater in size shall achieve the required minimum FAR or
provide a shadow planthat demonstrates to the approval authority how development
may be intensified over time to meet the required minimum FAR.
4.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
6
18.3.14 –Transit Triangle Overlay
which is over 25 feet high. See Figures 18.3.14.060.B.1.a and b.Also, see table
18.2.4.030.A for standard yard requirements for the R-2 and R-3 zone.
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 massfor building facades within 25 feet of a residential zone or facing a
7
18.3.14 –Transit Triangle Overlay
street.
C.Parking Ratios.Properties developed under the TT overlay option are subject to the
standard requirements of chapter 18.4.3 Parking, Access, and Circulation, except as
provided by subsection 18.4.3.030.C, below.
1.Multi-family Dwellings.The minimum number of off-street automobile parkingspaces
required 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.The required off-street parking
Commented \[MH3\]:
Subsection was reworded for clarity –
previous drafted 1,250 square feet of retail, offices and restaurants.
spaces may be reduced up to threeparking spaces for retailsales and services,general
Three parking spaces is theequivalent of 1,050 square feet of retail,
office, or restaurantuses.Themaximum reductionunder this subsection isthree parking
1,500 square feet of generaloffice (not medical)or a restaurant that
is 300 square feet in size or has up to twelve seats.
spaces per building.
D.Availability of Parking Facilities.For properties developed under the TT overlay option,
Commented \[MH4\]:
Added to addressPlanning Commission
concern that all parking is availableto customers and residents at all
requiredoff-street automobile parking spacesshall be available for use byresidents,
times.
customers, and employees, and shall not be limited in use by hours or type of user through
signage or other legal instrument. Required off-street automobile parking shall not be used
for the storage or display of vehicles or materials.
8
Section 18.2.1.020is 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
Industrial (M-1)Chapter 18.2 Applies Directly
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
PPPPPPNNN
swine, 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
and 18.2.5.070
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-1R-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 LotSSSSNNNNNSec. 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
zone; dwellingunits in Transit
Triangle (TT) Overlay, see chapter
18.3.14
Multifamily DwellingNPPPNNSSN
Dwellings and additions in Historic
District Overlay, see Sec. 18.2.3.120
and 18.2.5.070
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-1R-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
Offices and Emergency Services (e.g., CUCUNNCUCUPPP
Police, Fire); excluding Outdoor Storage
Electrical SubstationNNNNNNCUCUP
See chapter 18.3.3Health Care
HospitalsCUCUCUCUCUNNNN
Services
Governmental Offices and Emergency
CUCUNNCUCUPPP
Services (e.g., Police, Fire); excluding
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-1R-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
NNP
CU
18.3.8
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-1R-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,
NNNNNPSS
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
4
E. Commercial Uses (continued)
Per Sec. 18.2.3.100, Drive-Up uses are
Drive-Up Use NNNNN
limited 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 PermitRequired; N = Not Allowed.
8
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
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
or Contracting Supplies, or Heavy NNNNNNNCUP
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-1R-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+
Sand, Gravel, Stone, Loam, Dirty or Other NNNNNNNNSec. 18.2.3.070
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-1R-2R-3RRWRE-1M-1
3.5C-1-D
F. Industrial and Employment Uses
6
(continued)
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-1R-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 18.2.3.120 is amended to read as follows:
18.2.3.120Dwelling in Historic District Overlay
Dwellings in the Historic District Overlay subject to all of the following requirements.
A.Manufactured homes are prohibited.
B.Dwellings located in residential zonesshall conform to the maximum permitted floor area
standards of section 18.2.5.070, except that dwellings exceeding the maximum permitted
floor area are allowed subject to approval of a Conditional Use Permit under chapter 18.5.4.
Commented \[MH1\]:
Clarifies that Maximum Permitted Floor
Area (MPFA) applies to homes in residential zones. MPFA in the
C.Notwithstanding the height standards of the R-1 zone, structures within the Historic Overlay
pre-2015 ordinance was included as a requirement in individual
chapters for the single-family (R-1) and multi-family (R-2 and R-3)
shall not exceed a height of 30 feet.
zones. However, this language was not included in any of the non-
residential zones (C-1, E-1 or M-1). This issue came up at the
D.Retail commercial uses in a dwelling unit within the Railroad Historic Overlay are subject to
Planning Commission for an application for 868 A St. in 2015.
approval of a Conditional Use Permit under chapter 18.5.4and shall conform to the
standards of section 18.2.3.210.
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.Dwellings in the E-1 and C-1 zones shall meet all of the following standards:, except that
dwellings developed under the Transit Triangle(TT) overlay option are not subject to
subsection 18.2.3.130.B, below. See section 18.3.14.040 for the allowed uses in the TT
overlay.
1.Mixed-Use Developments. If there is one building on a site, ground floor
residential uses shall occupy not more than 35 percent of the gross floor area of
the ground floor. Where more than one building is located on a site, not more than
50 percent of the total lot area shall be designated for residential uses.
a.One Building. When a planning applicationis limited to one building,
residential uses may occupy up to35 percent of the gross floor area of the
ground floor.At least 65 percent of the gross floor area of theground floor
shall be designated for permitted and uses permitted with special use
Commented \[MH2\]:
standards, not including residential uses.This language was in the pre-2015 code
and inadvertently deleted.
b.More Than One Building.When a planning applicationincludes more than one
Commented \[MH3\]:
Planning Commission requested simpler
methodology and better wording on commercial/residential split for
building, the equivalent of at least 65percent of the gross floor area of the
applications involving mixed-use development and multiple
ground floor for all buildings shall be designated for permitted and uses
buildings.Also raised as an issue to work on by City Council during
2015 code adoption process.
13
permitted with special use standards, not including residential uses.
2.Residential densities shall not exceed 15 dwelling units per acre in the E-1 zone, 30
dwelling units per acre in the C-1 zone, and 60 dwelling units per acre in the C-1-D zone.
For the purpose of density calculations, units of less than 500 square feet of gross
habitable floor area shall count as 0.75 of a unit.
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.
Commented \[MH4\]:
Deleted because inconsistent with state law
and appears to be a disincentive to include more than ten residential
units in a project.
Section 18.2.5.070 is amended to read as follows:
18.2.5.070Maximum Permitted Residential Floor Area in Historic District
A.Purpose.Section 18.2.5.070 regulates floor area of dwellings to promote compatible
building volume and scale in the Historic District.
B.Applicability.Within residential zones located inthe Historic District Overlay, new
structures and additions shall conform to the maximum permitted floor area standards of this
section, except as provided by 18.2.5.070.C.
Commented \[MH5\]:
Clarifies that Maximum Permitted Floor
Area (MPFA) applies to homes in residential zones. MPFA in the
pre-2015 ordinance was included as a requirement in individual
chapters for the single-family (R-1) and multi-family (R-2 and R-3)
Section 18.3.12.020is amended to read as follows:
zones. However, this language was not included in any of the non-
residential zones (C-1, E-1 or M-1). This issue came up at the
Planning Commission for an application for 868 A St. in 2015.
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
18.3.12.070Transit Triangle Overlay
14
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,
andPedestrian Place, and Transit Triangleoverlays. 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 of this 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,
andpedestrian 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 electing to developunder 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,
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
approvalcriteria. Concept plans are attached to the end of this chapter.
15
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.Development in 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 asparking, 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 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 shadow
plan (see graphic) that demonstrates how development may be intensified over time
to meet the required minimum FAR.
16
Section 18.3.12.070 is addedas follows:
18.3.12.070Transit Triangle Overlay
A. The Transit Triangle (TT) 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.
C.Requirements. The Residential overlay requirements are as follows.,:, except that
dwellings developed under the Transit Triangle (TT) overlay option are not subject
to subsection 18.3.13.010 C, below.See section 18.3.14.040 for the allowed uses in
the TT overlay.
1.Mixed-Use Developments.Ifthere 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.One Building. When a planning applicationis limited to one building,
residential uses may occupy up to35 percent of the gross floor area of the
ground floor.At least 65 percent of the gross floor area of theground floor
shall be designated for permitted and uses permitted with special use
standards, not including residential uses.
Commented \[MH6\]:
This language was in the pre-2015 code
and inadvertently deleted.
b.More Than One Building.When a planning applicationincludes more than
Commented \[MH7\]:
Planning Commission requested simpler
one building, the equivalent of at least 65percent of the gross floor area of
methodology and better wording on commercial/residential split for
applications involving mixed-use development and multiple
the ground floor for all buildings shall be designated for permitted and
buildings. Also raised as an issue to work on by City Council during
uses permitted with special use standards, not including residential uses.
2015 code adoption process.
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
17
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.
Commented \[MH8\]:
Deleted because inconsistent with state law
and appears to be a disincentive to include more than ten residential
units in a project.
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 Table18.4.3.040.
2.Unspecified Use.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 parkinganalysis, at a minimum, shall assess the average parking demand and
available supply 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 section18.4.3.060Parking 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
Commented \[MH9\]:
Commercial added to match C-1-D zone
title.
hostel uses, are exempt fromthe 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
18
requirements of this section,except that residential uses are required to provide a minimum
of one parking space per residential unit.
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
dwelling units.
a.Studio units or 1-bedroom units less than 500 sq. ft. –1
space/unit.
Single-Family Dwellings
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.
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.)
Parking for Manufactured Home on Single-Family Lot is same as
Manufactured HousingSingle Family Dwelling; for Manufactured Housing Developments,
see sections 18.2.3.170and18.2.3.180.
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.
1 space per guest room, plus 1 space for the owner or manager; see
Hotelsalso, requirements for associated uses, such as restaurants,
entertainment uses, drinking establishments, assembly facilities.
General Office: 1 space per 500 sq. ft. floor area.
Offices
Medical/Dental Office: 1 space per 350 sq. ft. floor area.
Restaurants, Bars, Ice Cream 1 space per 4 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 additionalspaces for auxiliary uses.
Miniature: 4 spaces per hole.
Hospital2 space per patient bed.
Nursing and Convalescent 1 space per 3 patient beds.
Homes
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.)
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.
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 18.4.3.060 is amended to read as follows:
18.4.3.060Parking Management Strategies
Except for single-family dwellings, the off-street parking spaces may be reduced through the
application of the following credits. The total maximum reduction in off-street parking spaces is
50 percent, except as allowed for Off-Site Shared Parking creditsin subsection 18.4.3.060.E,
below. The approval authority may require a parking analysis prepared by a qualified
professional. See 18.4.3.030.A.3 for parking analysis requirements.
A.On-Street Parking Credit.Credit for on-street parking spaces may reduce the required off-
street parking spaces up to 50 percent, as follows.
1.Credit. One off-street parking space credit for one on-street parking space meeting the
standards of subsections 2-4, below. See Figure 18.4.3.060.A.1.
21
Figure 18.4.3.060.A.1
On-Street Parking Credit
2.Dimensions. On-street parking shall follow the established configuration of existing on-
street parking, except that 45-degree diagonal parking may be allowed with the approval
of the Public Works Director, taking into account traffic flows and street design, with the
parking spaces designed in accord with the standards on file with the Public Works
Department.
a.Parallel parking, each 22 feet of uninterrupted curb.
b.45-degree diagonal, each 12 feet of uninterrupted curb.
3.Location
a.Curb space must be contiguous to the lot containing the use that requires the
parking.
b. Parking spaces may not be counted that are within 20 feet measured along the curb
of any corner or intersection of an alley or street, nor any other parking configuration
that violates any law or standard of the City or State.
c.Parking spaces located on arterials and collectors may only receive credit if the
arterial or collector is greater in width than the minimums established by the street
standards in section 18.4.6.040.
d.Parking spaces may not be counted that are within 200 feet of a C-1-D or SOU zone.
e.Parking spaces may not be counted that are required as on-street parking in
accordance with section 18.3.9.060 in a development under thePerformance
22
Standards Option.
4.Availability. On-street parking spaces credited for a specific use shall not be used
exclusively by that use, but shall be available for general public use at all times. No
signage or actions limiting general public use of on-street spaces shall be permitted.
B.Alternative Vehicle Parking.Alternative vehicle parking facilities may reduce the required
off-street parking spaces up to 25 percent, as follows.
1.Motorcycle or scooter parking. One off-street parking space credit for four motorcycle or
scooter parking spaces.
2.Bicycle parking. One off-street parking space credit for five additional, non-required
bicycle parking spaces.
3.Microcarparking. One off-street parking space credit for twomicrocar parking
spaces.Microcar spaces shall be designed so that one full size automobile can
use two microcar spaces, and the microcar spaces shall not be limited in use by
hours or type of vehicle through signage or other legal instrument.
Commented \[MH10\]:
Suggestion from developer roundtable in
2017 to add flexibility to address changing automobile technology.
C.Mixed Uses.In the event that several users occupy a single structure or parcel of land, the
total requirements for off-street automobile parking shall be the sum of the requirements for
the several uses computed separately unless it can be shown that the peak parking
demands are offset, in which case the mixed-use credit may reduce the off-street parking
requirement by a percentage equal to the reduced parking demand. A mixed-use parking
credit may reduce the required off-street parking spaces up to 50 percent.
D.Joint Use of Facilities.Required parking facilities of two or more uses, structures, or
parcels of land may be satisfied by the same parking facilities used jointly, to the extent that
it can be shown by the owners or operators that the need for the facilities does not materially
overlap (e.g., uses primarily of a daytime vs. nighttime nature) and provided that such right
of joint use is evidenced by a deed, lease, contract, or similar written instrument establishing
such joint use. Jointly-used parking facilities may reduce the required off-street parking
spaces up to 50 percent.
E.Off-Site Shared Parking.One off-street parking space credit for every one parking space
constructed in designated off-site shared parking areas, or through payment of in-lieu-of-
parking fees for a common parking. Off-site shared parking facilities may reduce the
required off-street parking spaces up to 100 percent.
F.TDM Plan Credit.Through implementation of an individual Transportation Demand
Management (TDM) plan that demonstrates a reduction of long-term parking demand by a
percentage equal to the credit requested. A TDM plan may reduce the required off-street
parking spaces up to 50 percent.
G.Transit Facilities Credit.Sites where at least 20 spaces are required and where at least
one lot line abuts a street with transit service may substitute transit-supportive plazas as
follows. A Transit Facilities Credit may reduce the required off-street parking spaces up to
50 percent.
1.Pedestrian and transit supportive plazas may be substituted for up to ten percent of the
required parking spaces on-site.
23
2.A street with transit service shall have a minimum of 30-minute peak period transit
service frequency.
3.Existing parking areas may be converted to take advantage of these provisions.
4.The plaza must be adjacent to and visible from the transit street. If there is a bus stop
along the site’s frontage, the plaza must be adjacent to the bus stop.
5.The plaza must be at least 300 square feet in area and be shaped so that a ten-foot by
ten-foot (10 feet X 10 feet) square will fit entirely in the plaza.
6.The plaza must include all of the following elements.
a.A plaza that is open to the public. The owner must record a public access easement
that allows public access to the plaza.
b.A bench or other sitting area with at least five linear feet of seating.
c.A shelter or other weather protection. The shelter must cover at least 20 square feet
and the plaza must be landscaped. This landscaping is in addition to any other
landscapingor screening required for parking areas by this ordinance.
Section 18.6.1.030 is amended to read as follows:
18.6.1.030Definitions
The following definitions are organized alphabetically.
Basement.That portion of a building with a floor-to-ceiling height of not less than six-and-a-half
feet, where the perimeter walls do not exceed 12 feet above finished grade at any point, and
where 50 percent or more of its perimeter walls are less than six feet above natural grade.
Floor Area, Gross Habitable.The total area of all floors in a dwelling measured to its
outside surfaces that are under the horizontal projection of the roof or floor above
with at least seven feet of head room, excluding uninhabitablespaces accessed
solely by an exterior door.
Floor Area, Gross.The total area of all floors in a building measured to the outside
surfaces that are under the horizontal projection of the roof or floor above.
Commented \[MH11\]:
Planning Commission requested
clarification of definitions of basement, floor area and story to
Floor Area. The area of an enclosed floor measured from the exterior faces of exterior
address discussion that came up in decision for 1651 Ashland St.,
Rogue Federal Credit Union.
walls or from the center line of walls separating two buildings.
-Gross Floor Area.The sum of the gross horizontal areas of all enclosed floors
Commented \[MH12\]:
Currently used in code to regulate the
commercial and residential split in mixed use projects in the C-1, E-
measured from the exterior faces of exterior walls or from the center line of walls
1, M-1, CM, PP and NN zones. Also used to calculate the plaza
separating two buildings, but excluding basements, attic space providing
requirement for large scale project in the Detail Site Review overlay.
Also used to regulate building volume and calculate the minimum
structural head room of less than six-and-a-half feet, and unenclosed steps,
FAR in the Detail Site Review overlay.
porches,terraces andbalconies.Individual sectionsof this ordinance may exempt
additional spaces from gross floor area.
24
-Gross Habitable Floor Area.The sum of the gross horizontal areas of all enclosed
Commented \[MH13\]:
Currently used in code to regulate the
size of ARUs and 500 square foot residential units in the C-1, E-1,
floors with at least seven feet of headroom in a dwelling unit measured from the
CM, NMzones.
exterior faces ofexterior walls or from the center line of walls separating two
buildings, excluding uninhabitable spaces accessed solely by an exterior door.
-
Maximum Permitted Floor Area(MPFA).The gross floor area of the primary
Commented \[MH14\]:
Used to regulate the volume/size of
buildings in the Historic Districts in R-1, R-2 and R-3 zones.
dwelling, including but not limited to potential living spaces within the structure
with at least seven feet of head room and attached garages.Basements, detached
garages, detached accessory structures, and detached accessory residential units
are not counted in the gross floor area for the MPFA calculation if separated from
the primary dwelling by six feet or more. Similarly, unenclosed breezeways, and
similar open structures connecting an exempt detached structure to the primary
dwelling are not counted in the MPFA calculation.
Floor-Area Ratio (FAR).The gross floor area of all buildings on a lot divided by the lot area.
Microcar.An automobile that is less than nine feet in length and typically is limited to two
seats for passengers. Microcars can be parked in a head-in fashion in a parallel parking
space so that one standard parallel parking space accommodate two microcars.
Commented \[MH15\]:
To address new parking management
strategy for microcars.
Story.That portion of a building included between the upper surface of anyonefloor and the
uppersurface of the next floor next above, or if there is no floor above, the finished
ceiling directly aboveexcept that the top story is that portion of a building included
between the upper surface of the top floor and the ceiling above. A basement is not
considered a story. Unenclosed decks, porches, balconies, and similar features are not
considered stories.
Commented \[MH16\]:
Edited for clarity at request of the
Planning Comission.
25
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bsfb-!qspwjejoh!dpowfojfou!usbotju!bddftt/
b!sfuvso!po!jowftunfou!bobmztjt!up!fybnjof!uif!
!Wbdbou!boe!sfefwfmpqbcmf!mboe/
nbslfu!gfbtjcjmjuz!pg!b!wbsjfuz!pg!cvjmejoh!uzqft!
vtjoh!uif!Fowjtjpo!Upnpsspx!npefm/!!Uif!npefm!
!Xfmm.ftubcmjtife!qvcmjd!gbdjmjujft/
jodpsqpsbuft!mboe-!dpotusvdujpo!boe!qfsnjuujoh!
!Tipqqjoh-!tfswjdft-!boe!ofjhicpsippet!
dptut-!bt!xfmm!bt!uif!qiztjdbm!buusjcvuft!pg!
xjuijo!xbmljoh!ejtubodf/
cvjmejoht!bmmpxfe!cz!uif!fyjtujoh!{pojoh!boe!
mboe!vtf!tuboebset!up!qspevdf!bdijfwbcmf!sfout!
boe!tbmft!qsjdft!gps!dpnnfsdjbm!tqbdf!boe!
sftjefoujbm!vojut/
Fyjtujoh!Dpoejujpot!jo!uif!Usbotju!Usjbohmf
Jttvft
Tfwfsbm!jttvft!xfsf!gpvoe!up!fyjtu!voefs!uif!
dvssfou!{pojoh!boe!mboe!vtf!tuboebset!uibu!mjnju!
dpnnfsdjbm!boe!sftjefoujbm!efwfmpqnfou!jo!uif!
Usbotju!Usjbohmf-!jodmvejoh;!
!Qspkfdufe!dpnnfsdjbm!sfout!bsf!upp!mpx!up!
nblf!ofx!dpotusvdujpo!gfbtjcmf/
!Uif!sftjefoujbm!voju!sfoubm!sbuft!bsf!
vogfbtjcmf!cfdbvtf!uif!sfoubm!sbuft!fydffe!
uiptf!pg!uif!dvssfou!sfoubm!nbslfu/
!Uif!qspkfdufe!exfmmjoh!vojut!bsf!qsjnbsjmz!
2-111!trvbsf!gffu!boe!mbshfs/
!Uif!sfoubm!sbuft!fydffe!uif!bnpvou!b!uxp.
qfstpo!ipvtfipme!bu!nfejbo!jodpnf!dbo!
bggpse!cz!41!qfsdfou!ps!npsf/!
Gvsuifs!qsfmjnjobsz!bobmztjt!efufsnjofe!uibu!
dibohft!up!mboe!vtf!boe!{pojoh!tuboebset-!
jnqmfnfoufe!jo!uboefn!xjui!tusffutdbqf!
jnqspwfnfout-!bmmpxfe!gps!efwfmpqnfou!uibu!
dpvme!gfbtjcmz!bdijfwf!sfout!bggpsebcmf!up!nfejbo!
jodpnf!ipvtfipmet/
4
Fyjtujoh!Hpbmt-!Tusbufhjft-!boe!Qmbot
B!wbsjfuz!pg!Djuz!Dpvodjm!hpbmt!boe!tusbufhjft-!Bqqmjdbcmf!Fdpopnjd!Efwfmpqnfou!
bt!xfmm!bt!bepqufe!Djuz!qmbot-!tvqqpsu!uif!
Tusbufhjft
fybnjobujpo-!ejtdvttjpo!boe!dpotjefsbujpo!pg!
7/!Qspwjef!bqqspqsjbuf!mboe!tvqqmjft!gps!
b!ofx!bqqspbdi!up!mboe!vtf!efwfmpqnfou!boe!
offefe!cvtjoftt!hspxui0fyqbotjpo!xjui!rvbmjuz!
usbotqpsubujpo!tztufnt!jo!uif!Usbotju!Usjbohmf/
jogsbtusvduvsf!up!bmm!dpnnfsdjbm!boe!fnqmpznfou!
mboet/!
Bqqmjdbcmf!Dpvodjm!Hpbmt;
7/6!Fwbmvbuf!mboe!bwbjmbcjmjuz!gps!cvtjoftt!
fyqbotjpo!po!mboet!po!ps!bekbdfou!up!fyjtujoh!
24/!Efwfmpq!boe!tvqqpsu!mboe!vtf!boe!
cvtjofttft/
usbotqpsubujpo!qpmjdjft!up!bdijfwf!tvtubjobcmf!
efwfmpqnfou/!
7/7!
gps!qvcmjd!qvsdibtf!pg!lfz!joevtusjbm!mboet!up!
24/3!
nblf!tipwfm!sfbez!gps!sf.tbmf!gps!cvtjoftt!
qpmjdjft/!
efwfmpqnfou/
!
8/!Nbobhf!qiztjdbm!efwfmpqnfou!qspdftt!up!
usbotqpsubujpo!dpssjepst!up!qspnpuf!
fotvsf!voefstuboebcmf!sfrvjsfnfout!xjui!ujnfmz!
ipvtjoh!boe!cvtjoftt!efwfmpqnfou-!bt!
boe!qsfejdubcmf!sftvmut!xijmf!tbgfhvbsejoh!boe!
xfmm!bt!bmufsobujwf!usbotqpsubujpo!dipjdft/!
jnqspwjoh!uif!rvbmjuz!pg!uif!fowjsponfou!boe!uif!
32/!Cf!qspbdujwf!jo!vtjoh!cftu!qsbdujdft!jo!
dpnnvojuz/
jogsbtusvduvsf!nbobhfnfou!boe!npefsoj{bujpo/!
8/4 Dpotjefs!dibohft!up!Mboe!Vtf!
!
32/3!Fyqboe!qvcmjd!usbotqpsubujpo!pqujpot/!
Efwfmpqnfou!Dpef!uibu!nbz!cf!joijcjujoh!
sfefwfmpqnfou!ps!ofx!dpotusvdujpo/
Bqqmjdbcmf!Dmjnbuf!boe!Fofshz!Bdujpo!Qmbo!
)DFBQ*!Tusbufhjft
Sfhjpobm!Qspcmfn!Tpmwjoh!Fmfnfou!pg!uif!
Dpnqsfifotjwf!Qmbo
Uif!DFBQ!jodmveft!tusbufhjft!up!beesftt!
sftjefoujbm!usbwfm!boe!uif!fnjttjpot!bttpdjbufe!
Uif!Djuz!pg!Btimboe!eje!opu!jefoujgz!boz!Vscbo!
xjui!qbttfohfs!dbst!boe!usvdlt/!Tusbufhjft!up!
Sftfswf!Bsfbt!)VSBt*!uispvhi!uif!sfhjpobm!
sfevdf!boe!sfqmbdf!uiftf!sftjefoujbm!usjqt!jodmvef;
qmboojoh!qspdftt/!Uifsfgpsf-!ju!jt!jodvncfou!vqpo!
!Qspnpujoh!mboe!vtf!efwfmpqnfou!qbuufsot!
uispvhi!dpodfousbujpo!pg!ipvtjoh!jo!dfousbmmz!
uibu!vujmj{f!fyjtujoh!qvcmjd!jogsbtusvduvsf/
mpdbufe!bsfbt!xjuijo!uif!Djuz!VHC!xijdi!bsf!
!Nblf!vtjoh!usbotju!boe!bmufsobuf!npeft!pg!
qmboofe!gps!gvuvsf!vscbo!efwfmpqnfou/!Qspnpujoh!
usbotqpsubujpo!qpttjcmf!boe!eftjsbcmf/
bmufsobujwft!up-!ps!efmbzt!uif!offe!gps-!fyqbotjpo!
pg!uif!Djuz!VHC/
5
Efnphsbqijdt
Btimboe!jt!dibohjoh-!boe!dfsubjo!tfhnfout!
pg!uif!dvssfou!ipvtjoh!nbslfu!bsf!opu!xfmm!
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tfswfe!cz!uif!fyjtujoh!ipvtjoh!qbuufso-!xijdi!
jt!qsfepnjoboumz!tjohmf!gbnjmz/!!Opubcmz-!pof.!
10%
13%
boe!uxp.qfstpo!ipvtfipmet-!tvdi!bt!tuvefout!
12%
boe!bhjoh!Cppnfst-!dpnqsjtf!b!mbshf!boe!
15%
hspxjoh!tfhnfou!pg!uif!ipvtjoh!nbslfu!upebz/
Hfofsbujpobm!Ipvtjoh!Qsfgfsfodft
28%
40%
Btimboet!qpqvmbujpo!jt!mbshfmz!dpnqsjtfe!
pg!zpvoh!qfpqmf!boe!pmefs!bevmut/!!Uif!
qpqvmbujpo!qzsbnje!sftfncmft!bo!ipvshmbtt!
44%
37%
qspqpsujpo!pg!qfpqmf!jo!uifjs!uffot!boe!fbsmz!
31t-!bt!xfmm!bt!uiptf!jo!uifjs!mbuf!61t!boe!
71t/!!
OwnerRenter
Tjnjmbs!up!obujpobm!usfoet-!ipvtfipmet!jo!
4-or-more-person household
Btimboe!upebz!bsf!mbshfmz!dpnqsjtfe!pg!pof!
3-person household
2-person household
nbkps!qpqvmbujpo!hspvqt!!zpvoh!qfpqmf!boe!
pmefs!bevmut!xjuipvu!dijmesfo/!Uijt!jt!b!mpoh!
1-person household
ufsn!obujpobm!usfoe!uibu!jt!dibohjoh!ipvtjoh!
Tpvsdf;!VT!Dfotvt-!3126!BDT!)6.zfbs!Ftujnbuft*
efnboe/!!Efnboe!gps!tnbmmfs!vojut-!jodmvejoh!
dpnqbdu!tjohmf!gbnjmz-!upxoipnft!boe!
bqbsunfout-!jt!jodsfbtjoh/
Btimboe!Qpqvmbujpo!Qzsbnje
85 years and over
80 to 84 years
75 to 79 years
70 to 74 years
65 to 69 years
60 to 64 years
55 to 59 years
50 to 54 years
45 to 49 years
40 to 44 years
35 to 39 years
30 to 34 years
25 to 29 years
20 to 24 years
15 to 19 years
10 to 14 years
5 to 9 years
Under 5 years
(1200)(1000)(800)(600)(400)(200)020040060080010001200
FemaleMale
Tpvsdf;!VT!Dfotvt-!3126!BDT!)6.zfbs!Ftujnbuft*
6
Efnphsbqijdt
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up!qfstpot!bu!uif!nfejbo!jodpnf!ps!cfmpx/!Gsfhpoftf!Bttpdjbuft!bobmztjt!tipxfe!
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bggpsebcmf!cfmpx!uibu!sbuf!xpvme!sfrvjsf!bo!jodfoujwf!ps!tvctjez-!uipvhi!uifsf!bsf!
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bggpsebcjmjuz-!bt!ejtdvttfe!po!qbhf!24/!
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Jodpnf!MfwfmOvncfs!pg!Qfstpot!jo!Gbnjmz
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7
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Btimboe!Ipvtfipme!Jodpnf
1,800
1,600
1,400
1,200
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1,000
800
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600
Kbdltpo!Dp/!!!!!%55-139
400
200
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-
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30%
Less than $875
$875 to $1,250
46%
$1,250 to $1,875
More than $1,875
16%
8%
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Npouimz!Sfou!Usfoet!)Kvmz!3122!.!Bvhvtu!3128*
$1,600
$1,400
$1,200
$1,000
$800
$600
$400
$200
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All Beds1 Beds2Beds
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tupsjft!boe!sftjefoujbm!efotjujft!pg!31!vojut!qfs!
bdsf/!Mjlf!uif!puifs!sftjefoujbm!{poft-!vtft!tvdi!
bt!qbslt-!sfmjhjpvt!jotujuvujpot!boe!tdippmt!bsf!
bmmpxfe!jo!uif!S.4!{pof!uispvhi!uif!Dpoejujpobm!
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efwfmpqnfout-!ifjhiut!vq!up!uxp.boe.b.ibmg!tupsjft!
boe!sftjefoujbm!efotjujft!pg!24/6!vojut!qfs!bdsf/!
9
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46&36&26&26&
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76&86&96&96&
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10
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Tusffutdbqf!Jnqspwfnfout
Qspqptfe!tusffutdbqf!jnqspwfnfout!up!
Btimboe!Tusffu!'!Upmnbo!Dsffl!Spbe
Tusffutdbqf!jnqspwfnfout!xjuijo!uif!Usbotju!Usjbohmf-!
mboft-!po.tusffu!qbsljoh-!boe!tusffu!mjhiut!boe!usfft-!xpvme!
jodsfbtf!!xbmlbcjmjuz-!eftjsbcjmjuz!boe!tbgfuz!jo!uif!bsfb/!
Jodsfbtfe!eftjsbcjmjuz!usbotmbuft!joup!jodsfbtfe!efnboe!
gspn!b!xjefs!efnphsbqijd!dsptt!tfdujpo-!boe!uijt!
jodsfbtfe!efnboe!mfbet!up!ijhifs!bdijfwbcmf!sfout!boe!
fyqboefe!jowftunfou!pqqpsuvojujft/!
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bdijfwf!uif!gfbtjcmf!sfout!efnpotusbufe!cz!Gsfhpoftf!
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Usbotju!Jnqspwfnfout
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21!bmtp!jodmveft!tfswjdf!po!Tbuvsebzt!bu!ipvs!joufswbmt/!
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tztufn!)61!qfsdfou!pg!bmm!SWUE!sjefst*!boe!uif!Cj.Nbsu!
tupq!po!Upmnbo!Dsffl!Spbe!jt!pof!pg!uif!nptu!vtfe!tupqt!
tztufn!xjef/!
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usbotqpsubujpo!cjmm-!xijdi!xjmm-!jo!qbsu-!cf!vtfe!up!jnqspwf!
usbotju!tfswjdf!boe!bddftt!bdsptt!uif!tubuf/!SWUE!ibt!
efwfmpqfe!b!ovncfs!pg!qspqptbmt!uibu!xjmm!esbnbujdbmmz!
jnqspwf!usbotju!tfswjdf!jo!Btimboe/!Uif!Djuz!tipvme!cf!
qspbdujwf!jo!qbsuofsjoh!xjui!SWUE!up!efufsnjof!ofx!
spvuft!boe!tupqt!bt!usbotju!jnqspwfnfout!bsf!nbef/!
11
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exfmmjoh!vojut!qfs!bdsf!boe!bwfsbhf!sfout/
xpvme!mppl!mjlf!po!b!sfbm!tjuf/!!
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16
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.