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2018-07-24 Planning PACKET
Note: Anyone wishing to speak at any Planning Commission meeting is encouraged to do so. If you wish to speak, please rise and, after you have been recognized by the Chair, give your name and complete address for the record. You will then be allowed to speak. Please note that the public testimony may be limited by the Chair and normally is not allowed after the Public Hearing is closed. ASHLAND PLANNING COMMISSION SPECIAL MEETING July 24, 2018 AGENDA I. CALL TO ORDER: 7:00 PM, Civic Center Council Chambers, 1175 E. Main Street II. ANNOUNCEMENTS III. PUBLIC FORUM IV.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. A. VI.ADJOURNMENT In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the Community Development office at 541-488-5305 (TTY phone is 1-800-735-2900). Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title 1). ASHLAND PLANNING DIVISION STAFF REPORT Addendum July 24, 2018 PLANNING ACTION: PA-L-2018-00001 AP PLICANT: 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 R EQUEST: The proposal includes a new Chapter 18.3.14 Transit Triangle Overlay, a Transit Triangle (TT) overlay map and aseries of amendments to the Ashland Municipal Code (AMC) Title 18 Land Useto 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 residential and mixed-use 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. F inally, 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 ManagementStrategies and AMC 18.6.1.030 Definitions. Planning Action PA-L-2018-00001Ashland Planning Division – Staff ReportAddendum Applicant: City of AshlandPage 1 of 6 I.Relevant Facts A.Background The PlanningCommissionheld a public hearing on thepackage of infill strategy ordinance amendments and miscellaneous minor edits and correctionsat the June 12, 2018meeting. The Commissionrecommended approval of the ordinance with two changes –1) reducing the required amount of permitted commercial and employment useson the ground floor of mixed-use buildings from 50 to 35 percent and 2)using the Exception to the Site Development and Design StandardsAMC18.5.2.050.E to deviate from the required building step backrather than the draft articulation standard.Those changes have been made to the attached draft Chapter 18.3.14. TransitTriangle Overlay ordinance and are noted with comments. The package of ordinance amendments isback before the Commissionfor two reasons. First, staff developed a minimum density and maximumdwelling unit sizewhich is included and noted in theDimensionalStandards Table 18.3.14.050 on page 4. Second, the minor editsand corrections to Title 18 Land Use are identifiedfor discussion by thePlanning Commission. The July 24 meeting was noticed asrequired in AMC 18.5.1.070.D.3 asacontinuedpublic hearing.In addition, an email notice of the July 24 meeting was sent to the stakeholder meeting and open house participants. After the July 24 Planning Commissioncontinued public hearing and discussion, staff will prepare the formal recommendation report from thePlanning Commissionto theCity Council for theCommissionto review at anAugustmeeting.The infill strategy ordinance package is scheduled for the City Council public hearingonSeptember 18. B. Ordinance Amendments The proposed new chapter is 18.3.14Transit 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 residential and mixed-use projectsin the multi-family residential zones (R-2 and R-3). Staff believes some safeguardsare necessary to ensure that developments usingthe TT overlay option includeasimilar size and number of dwelling units that were developed for thebuilding prototypes using the Envision Tomorrowmodel. In addition,aproject objective is thedevelopment of a greater concentration of smaller and more moderately-priced rental unitsin the transitcorridor. Minimum Residential Density and Maximum Dwelling Unit Size Staff developed a minimum density and maximumdwelling unit sizewhich is included and noted in theDimensionalStandards Table 18.3.14.050 on page 4. The minimum densityrequires properties developed under the TT overlay optionto include Planning Action PA-L-2018-00001Ashland Planning Division–Staff ReportAddendum Applicant: City of AshlandPage 2of 6 at least one dwelling unit per 750 square feet of lot area in the Commercial (C-1) and Employment (E-1) zones, and one dwellingunit per 1,000 square feet of lot area for the Multi-FamilyResidential (R-2 and R-3) zones. The maximum dwelling unit size requires thegross habitable floor areafor 75 percent or more of dwellingunits to be 800 squarefeet or less per unit for properties developedunder the TT overlay option. The recommended minimum densitiesand maximum dwelling unit sizeare based on the projected number of units from the building prototypes and similar to existing allowed densities in the C-1 and C-1-D zones.The development scenarios for the test sites at 1649 AshlandSt. (C-1) and 1896 Ashland St. (R-2) tested market feasibilityof developments ranging from 45to 75units per acre withunits in the 650 to 750 square foot range. Staff recommends adding a minimum residential density to ensurethat developments using the TT overlay option include the expected number and size of dwelling units, which in turn affects rental prices.This will ensurethat developments using the TT overlay option usethe additionalallowed floor area and flexibility provided by the overlay for the projected smaller units. The concern is that if a requirement of thisnature isn’t included that property developed under theoverlay option could potentially build the maximum floor area and use if for fewer, larger units or afew smaller units and mostly larger units. Again, the model demonstrated as thesquare footage of thedwelling unitsincrease, the price of the units increases which is inconsistent with the City Council’sgoal of providing development incentives to build workforce housing. Staff recommendsthat any requests to departfrom the minimum residentialdensity or maximumdwellingunit size are subject totheException from the Site Development and Design Standards in 18.5.2.050.E rather than a Variance(see 18.3.14.020.E on page 1 of Chapter 18.3.14 Transit TriangleOverlay). The variance criteria require special or unique physical circumstances of the subject site. Staff believes the connection to site characteristics included in thevariance process is toorestrictivegiven thattheTT overlay has seen little development or redevelopmentover thepast three decades and theTT overlay option is intended to incentivize redevelopmentthat includes a greater concentrationof smaller rental- dwellingunits inthetransit corridor. While a sound model and scenario planninghasbeen used to updatethe code and remove barriersto mixed-use, multi-story development, development using theoverlay approachis yet to be tested. In addition, the 2015-2017 Council Goas and Objectivesinclude a strategyto providing incentives to developersto build affordable and workforce housing. Building Step Back Staff added the highlighted language below to the building step back standard since the PlanningCommission’sJune 12 review. 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 or two stories, whichever is greaterin height.The building step back requirement does not apply to parapets.SeeFigure18.3.14.060.A.1.a.Also, see Planning Action PA-L-2018-00001Ashland Planning Division–Staff ReportAddendum Applicant: City of AshlandPage 3of 6 minimum side or rear yard requirement for buildings abutting a residential zone in table 18.3.14.050. Somesites in Ashland including those north and south of Ashland St.and Siskiyou Blvd. include significant slopesand are not flat as shown in the graphic above.As a result, buildingsmay result in partial basements or parking underneath that could make the second story adifferentheightthan the 25 feet used in thegraphic and draft code text.Staff believes the original idea was to step back the buildingafter thesecond story and thatthe new wording will accommodatesloped sites and meet theintent of thestandard. Languagewas also added exempting parapets from the building step backrequirement. As a wall that projects above theroof line both as an architecturalfeature and to screen roof-top equipment,aparapetwould be highly unusualand unaesthetic if it weresignificantlystepped back from top of the building. The parapet locationcould potentiallybecome an issueif a one or two-story building is proposedin thefuture under the TT overlay option.Theexisting code allows parapets to extend up to five feet above theallowed height ofthebuilding. Minor Amendments and Corrections Theminor amendmentsand corrections to Title 18 Land Use that are not directlyrelated to the infill strategy ordinance are identifiedfor discussion by thePlanningCommission(see highlighted sectionsof code amendments). There was some concern expressed whenthe accessory residential unit amendmentswere reviewed at theCity Council that the Planning Discussion’s review ofseparate minor amendments is clearly addressed in therecord. The minor amendments and correctionsare explainedin thestaff notes in the attached draft Amendments ordinance and are summarized below. Page numbers refer to the attached “ to Sections ofTitle 18 Land Use .” Planning Action PA-L-2018-00001Ashland Planning Division–Staff ReportAddendum Applicant: City of AshlandPage 4of 6 Page 13,18.2.3.120 Dwelling in Historic District Overlay –clarifies that the maximum permitted floor area(MPFA)applies to dwellings located in residential zones.This is consistentwith thepre-2015 code that appliestheMPFA to the R-1, R-2 and R-3 zones but not to any of thenon-residentialzones (i.e., C-1, E-1). Page 13, 18.2.3.130 Dwellingin a Non-Residential Zone 1.a. Adds language requiring 65 percent of theground floor of mixed-use o buildings to be in non-residential, permitted uses and uses permitted with special use standards.This language was in thepre-2015 code and inadvertently deleted. 1.b.Reworks language for required non-residential uses in mixed-use o developments with multiplebuildings. Page 14,Maximum Permitted Residential Floor Area in Historic District –same issue as on page 13 in 18.2.3.120 Dwelling in Historic District Overlay. Page 17, ResidentialOverlay Regulations– same issue as on page 13 in 18.2.3.130 Dwelling in a Non-Residential Zone Page 18,General Automobile Parking Requirementsand Exceptions –adds word “commercial”to match name of C-1-D zone. Page 2425Definition of Floor Area -,–Provides specificity in how to measure gross floor area and gross habitablefloor area (i.e., exterior faces of exterior walls or center line of common walls) to better address floor arearequirements(FAR)for building volume, commercialand residential use split, required plaza sizes and accessory residential unit maximum sizes.The maximum permitted floor area (MPFA) is existinglanguage in 18.2.5.070 Maximum Permitted Floor Area in Historic Districtand was simplyadded to thedefinition section for consistency. Page 25, Definitionof Story –Provides clarification on the portion of a building that qualifies as a story. II.Procedural 18.5.9.020Applicability 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. 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 Planning Action PA-L-2018-00001Ashland Planning Division–Staff ReportAddendum Applicant: City of AshlandPage 5of 6 official maps. 3.Land Use Ordinance amendments. 4.Urban Growth Boundary amendments. III.Conclusionsand Recommendations If the Commission recommends approval of the minimum density,maximumdwellingunit size and minor edits and corrections, staff will prepare a formal recommendation to the City Council for the Commission’s review at an Augustmeeting. Planning Action PA-L-2018-00001Ashland Planning Division–Staff ReportAddendum Applicant: City of AshlandPage 6of 6 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 month 2018(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 overlayand associated development standardsdo not apply to properties electing to developunder the Transit Triangle (TT) overlay option. D.Governing Standards.Notwithstanding the provision of chapter 18.2.2 Base Zones, additional use restrictions and land use standards apply 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 Commented \[MH1\]: subject to chapter 18.5.5 Variances, except that deviations from the standards in section Staff suggests making requests to deviate from the minimum density standard or the maximum dwelling unit 18.3.14.050for minimum residential density and dwelling unit floor areaand subsections floor area on page 4 subject to an exception from the Site 18.3.14.060.A and 18.3.14.060.Bare subject to 18.5.2.050.E Exception to the Site Development and Design Standards rather than a Variance. The Variance criteria require special or unique physical circumstances of Development and Design Standards. the subject site. Staff believes the variance is too restrictive given that thedevelopment using the overlay approach is yet to be tested and theCouncil strategies spoke to providing incentives to developers to build affordable and workforce housing. 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 2 18.3.14 –Transit Triangle Overlay standards and building code requirements are met. 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 65percent of the gross floor area of the ground floor. At least 35percent of the gross floor area of the ground floor shall be designated for permitted and uses permitted with special use standards, not including residential uses. b.More Than One Building.When a planning application includes more than one building, the equivalent of at least 35percent of the gross floor area of the ground floor for all buildingsshall be designated for permitted and uses permitted with special use standards, not including residential uses. Commented \[MH2\]: The allowed amount of residential uses on the ground floor adjusted from 50 to 65 percent to reflect Planning 2.Commercial Uses in the R-2 and R-3Zones.The commercial uses described in Table Commission recommendation vote at the June 12, 2018 meeting. 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) Minimum1 unit per750sf of lot area1 unit per 1,000 sf of lot area Commented \[MH3\]: Staff recommends adding a minimum residential density to ensurethat developments using the TT option MaximumMaximum residential density is regulated by the FAR under the TT include the expected number of dwelling units, which in turn affects overlay option. The maximum dwelling units per acre of the base rental prices.The recommended minimum densities are similar to zones do not apply under the TT overlay option. existing allowed densities in the C-1 and C-1-D zones and based on Dwelling Unit Floor Area –MaximumThe maximum gross habitable floor area for 75 percent or more of the projected number of units from the building prototypes inthe Envision Tomorrow model. dwelling units shall be 800 square feet or less per unit. Floor Area Ratio (FAR)2 Commented \[MH4\]: Staff recommends using a dwelling unit size maximum in combination with the minimum density. This will Minimum .5.5.5.5 ensurethat developments using the TT option usetheadditional allowed floor area and flexibility provided by the overlay for the Maximum 1.51.51.251.25 projected smaller units rather than for fewer, larger units. 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 the landscaping area requirements but shall not constitute more than 50% of the required area. Lot Area, Width, Depth and CoverageLand divisions in the R-2 and R- 3 zones shall meet the NANAapplicable requirements of table 18.2.5.030.A or chapter 18.3.9 Performance Standards Options. 4 Yards, Minimum (feet) -FrontThere is no minimum front, side, 5 ft5 ft or rear yard required, except -SideSee table 18.2.5.030.A for where buildings on the subject standard yard requirements for site abut a residential zone, in -Rear the R-2 and R-3 zone which case a side or rear yard of not less than 15 ft is required. 4 See building step back requirement in section 18.3.14.060. Building Separation, On Same Site –MinimumNABuilding separation is not required under the TT overlay option, except as required by the building code. Building Height 5&6 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 heightin 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 part 18.4 and section 18.3.14.060,below. A.C-1 and E-1 zones.Development under the TT overlay option and located in the C-1 and E- 1 zones are subject to the following standards. 1.Building Step Back.For building facades within25 feet of a residential zone or facing a Commented \[MH5\]: The alternate articulation standard for the building step back was deleted to reflect the Planning Commission street, reduce building mass through a step back of ten feet for that portion of a building recommendation vote at the June 12, 2018 meeting. Requests to vary which is over 25 feet or two stories, whichever is greaterin height.The building step from this standard would be processed as an Exception to the Site Design and Development Standards as detailed in 18.3.14.020.E on back requirement does not apply to parapets.SeeFigure18.3.14.060.A.1.a.Also, see page 1. minimum side or rear yard requirement for buildings abutting a residential zone in table Commented \[MH6\]: Staff recommends this additional language 18.3.14.050. to account for sloped sites that may have a basement or partial basement. The previous version said, “For building facades within 25 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.” Commented \[MH7\]: The second graphic was deleted. Figure 18.3.14.060.A.1.a 5 18.3.14 –Transit Triangle Overlay 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 section 18.4.2.040, including the Detailed Site Review Standards.The area subject to this section shall be 150 feet in depth and the width of the subject lot. The depth of the regulated area shall be measured perpendicular to the lot line that parallels Ashland Street. 2.Sidewalk Setback.Mixed-use buildings shall be setback not more than five feet from a public sidewalk unless the area is used for pedestrian activities such as plazas or 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 Commented \[MH8\]: The alternate articulation standard for the building step back was deleted to reflect the Planning Commission street, reduce building mass through a step back of ten feet for that portion of a building recommendation vote at the June 12, 2018 meeting.Requests to vary which is over 25 feet or two stories, whichever is greaterin height.The building step from this standard would be processed as an Exception to the Site Design and Development Standards as detailed in 18.3.14.020.E on back requirement does not apply to parapets.See Figure18.3.14.060.B.1.a.Also, see page 1. table 18.2.4.030.A for standard yard requirements for the R-2 and R-3 zone. Commented \[MH9\]: Same as A. 1 on previous page --Staff recommends this additional language to account for sloped sites that may have a basement or partial basement. The previous version said, “For building facades within 25 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.” Commented \[MH10\]: The second graphic was deleted. Figure 18.3.14.060.B.1.a 6 18.3.14 –Transit Triangle Overlay C.Parking Ratios.Properties developed under the TT overlay option are subject to the standard requirements of chapter 18.4.3 Parking, Access, and Circulation, except as provided by subsection 18.4.3.030.C, below. 1.Multi-family Dwellings.The minimum 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 spaces may be reduced up to three parking spaces for retailsales and services,general office, or restaurant uses. Themaximum reductionunder this subsection isthree parking spaces per building. D.Availability of Parking Facilities.For properties developed under the TT overlay option, requiredoff-street automobile parking spacesshall be available for use byresidents, customers, and employees, and shall not be limited in use by hours or type of user through signage or other legal instrument. Required off-street automobile parking shall not be used for the storage or display of vehicles or materials. 7 Amendments to Sections of Title 18 Land Use Related to Transit Triangle Overlay Option and Miscellaneous Minor Amendments and Corrections 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 chapter 18.2 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 UseStandards; 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 Permit Required; 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 Commented \[MH1\]: Clarifies that Maximum Permitted Floor Area (MPFA) applies to homes in residential zones. MPFA in the standards of section 18.2.5.070, except that dwellings exceeding the maximum permitted pre-2015 ordinance was included as a requirement in individual floor area are allowed subject to approval of a Conditional Use Permit under chapter 18.5.4. chapters for the single-family (R-1) and multi-family (R-2 and R-3) zones. However, this language was not included in any of the non- C.Notwithstanding the height standards of the R-1 zone, structures within the Historic Overlay 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. shall not exceed a height of 30 feet. D.Retail commercial uses in a dwelling unit within the Railroad Historic Overlay are subject to 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.Atleast 65 percent of the gross floor area of theground floor Commented \[MH2\]: This language was in the pre-2015 code and inadvertently deleted. shall be designated for permitted and uses permitted with special use standards, not including residential uses. 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 building, the equivalent of at least 65percent of the gross floor area of the for 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 permitted with special use standards, not including residential uses. 13 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 section18.2.5.050. 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 Commented \[MH5\]: Clarifies that Maximum Permitted Floor Area (MPFA) applies to homes in residential zones. MPFA in the structures and additions shall conform to the maximum permitted floor area standards of this pre-2015 ordinance was included as a requirement in individual section, except as provided by 18.2.5.070.C. chapters for thesingle-family (R-1) and multi-family (R-2 and R-3) 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. Section 18.3.12.020is amended to read as follows: Chapter 18.3.12 –Site Development and Design Overlays Sections 18.3.12.010Purpose 18.3.12.020Applicability 18.3.12.030Detail Site Review Overlay 18.3.12.040Downtown Design Standards Overlay 18.3.12.050Historic District Overlay 18.3.12.060Pedestrian Place Overlay 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, and pedestrian amenities situated and designed in a way to encourage walking, bicycling, and transit use. B.Applicability 1.This section applies to properties designated as Pedestrian Places overlay on the Site Design Zones map. 2.Review Procedure.The Pedestrian Place overlay requirements apply to proposed development located in the Pedestrian Place overlay that requires a planning application approval, and involves development of new structures or additions other than single- family dwellings and associated accessory structures and uses.The provisions of the Pedestrian Place overlay supplement those of the applicable base zoning district and other applicable ordinance requirements. 3.Mixed-Use Buildings in Residential Zones.Mixed-use buildings located in an underlying residential zone require Site Design Review approval in accordance with chapter 18.5.2, and are subject to the standards subsection 18.4.2.040.B Basic Site Review Standards rather than section 18.4.2.030Residential Development. Mixed-use buildings are subject to all other applicable provisions of part 18.4 Site Development and Design Standards. 4.The Pedestrian Places overlay and development standardsdo not apply to properties 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 as parking, landscaping and public space, shall be designated for residential uses. c.The development shall meet the minimum housing density requirements of the underlying zone. d.Mixed-use buildings shall be setback not more than five feet from a public sidewalk unless the area is used for pedestrian activities such as plazas or outside eating areas, or for a required public utility easement. e.Mixed-use developments shall have a minimum Floor Area Ratio (FAR) of .50. Plazas and pedestrian 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 to 35 percent of the gross floor area of the ground floor.Atleast 65 percent of the gross floor area of theground floor Commented \[MH6\]: This language was in the pre-2015 code and inadvertently deleted. shall be designated for permitted and uses permitted with special use standards, not including residential uses. b.More Than One Building.When a planning applicationincludes more than Commented \[MH7\]: Planning Commission requested simpler methodology and better wording on commercial/residential split for one building, the equivalent of at least 65 percent of the gross floor area of 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 2015 code adoption process uses permitted with special use standards, not including residential uses. 2.Residential densities shall not exceed 15 dwelling units per acre. For the purpose of density calculations, units of less than 500 square feet of gross habitable floor area shall count as 0.75 of a unit. 3.Residential uses shall be subject to the same setback, landscaping, and design standards as for permitted uses in the E-1 District. 4.If the number of residential units exceeds ten, then at least 10 percent of the 17 residential units shall be affordable for moderate-income persons in accord with the standardsestablished 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 Table 18.4.3.040. 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 parking analysis, 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 section 18.4.3.060Parking Management Strategies. c.The review procedure shall be the same as for the main project application. B.Maximum Number of Off-Street Automobile Parking Spaces.The number of spaces provided by any particular use in ground surface lots shall not exceed the number of spaces required by this chapter by more than ten percent. Spaces provided on-street, or within the building footprint of structures, such as in rooftop parking, or under-structure parking, or in multi-level parking above or below surface lots, shall not apply towards the maximum number of allowable spaces. C.CommercialDowntown 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 from the off-street parking requirements of this section. D.North Mountain Plan District.Within the Neighborhood Central zone of the North Mountain (NM) Neighborhood Plan district, all uses are exempt from the off-street parking 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 additional spaces for auxiliary uses. Miniature: 4 spaces per hole. Hospital2 space per patient bed. Nursing and Convalescent 1 space per 3 patient beds. Homes 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. FloorArea, Gross Habitable.The total area of all floors in a dwelling measured to its Commented \[MH11\]: Planning Commission requested clarification of definitions of basement, floor area and story to outside surfaces that are under the horizontal projection of the roof or floor above address discussion that came up in decision for 1651 Ashland St., with at least seven feet of head room, excluding uninhabitable spaces accessed Rogue Federal Credit Union. 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. Floor Area. The area of an enclosed floor measured from the exterior faces of exterior 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, measured from the exterior faces of exterior walls or from the center line of walls E-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 structural head room of less than six-and-a-half feet, and unenclosed steps, minimum FAR in the Detail Site Review overlay. porches,terraces andbalconies.Individual sectionsof this ordinance may exempt 24 additional spaces from gross floor area. -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 regulatethe volume/size of buildings in the Historic Districts in R-1, R-2 and R-3 zones.This is dwelling, including but not limited to potential living spaces within the structure existing language in 18.2.5.070.D and E that is simply repeated in with at least seven feet of head room and attached garages.Basements, detached the definitions for consistency and cross reference. 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 Commented \[MH16\]: Edited for clarity at request of the Planning Commission. 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. 25 Memo DATE: July 24, 2017 TO: Ashland Planning Commission FROM: Brandon Goldman, Senior Planner RE: Housing Strategies Regional Problem Solving Plan The Regional Plan developed and adopted through the Regional Problem Solving (RPS) requires the development of a regional housing strategy within five years of acknowledgement of the Regional Plan. The Regional Plan was acknowledged on March 7, 2013, meaning that the regional housing strategy needed to be developed by March 7, 2018. The regional housing strategy is still under development. The requirement in the Regional Plan is broad and does not specify what a housing strategy would include. The requirement is as follows: Housing Strategies. Participating jurisdictions shall create regional housing strategies that strongly encourage a range of housing types throughout the region within 5 years of acknowledgement of the RPS Plan. Housing strategies in Oregon generally focus on two broad issues: (1) increasing efficiency of land use in residential development and (2) strategies that encourage development of affordable housing of low- income housing (i.e., housing for households earning less than 60% of median family income) and affordable workforce housing (i.e., housing for households earning 60% to 120% of median family income). Additionally strategies relating to identifying financial incentives in support of needed housing are also being evaluated as part of this endeavor. The second dimension of the RPS Plan requirement relates to coordinating a regional approach for the RPS communities and Jackson County. It is both appropriate and desirable that local governments establish their own strategies and that they think regionally about those strategies. The challenge then is ensuring alignment among regional strategies that are adopted by several local governments. To this end ECONorthwest is working with the Regional Problem Solving Committee and the Department of Land Conservation and Development to develop a regional housing strategy, as required by the Regional Plan. This effort includes assisting the communities of Jackson County in evaluating local housing programs and land use codes to identify housing strategies to be considered to address the goal of encouraging a range of housing types. Page 2 of 2 land use code and existing housing programs. As the region moves forward on adopting a regional housing plan, each City will be tasked with determining which identified strategies can be implemented, and would be most effective at a local level. In advance of this effort Staff wanted to present these draft housing strategies prepared for Ashland to the Planning Commission and the Housing and Human Services Commission for general discussion. DEPT. OF COMMUNITY DEVELOPMENT Tel: 541-488-5305 20 E. Main Street Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 www.ashland.or.us DATE: 7/10/2018 TO: Brandon Goldman FROM: Beth Goodman SUBJECT: ASHLAND HOUSING STRATEGY: DRAFT STRATEGY The City of Ashland has conducted a substantial amount of research about housing market and housing needs within the City. In 2012, Ashland updated its Comprehensive Plan Housing Element, which includes a Housing Needs Analysis. Ashland has adopted numerous raging more affordable single family housing types through adoption of the cottage housing ordinance to promote small units on small lots, removing barriers for manufactured housing through elimination of design standards, allowing accessory residential units as a permitted use in single Family and multifamily residential zones. Ashland is in the process of developing a zoning overlay for the Ashland Transit Triangle area to promote the development of residential units in commercial and employment zones. Ashland is one of the communities that adopted the Regional Plan, which was developed through Regional Problem Solving (RPS). The Regional Plan requires the development of a regional housing strategy within five years of acknowledgement of the Regional Plan, by March 2018. The requirement in the Regional Plan is broad and does not specify what a housing strategy would include. The requirement is as follows: 'µ»¹¯´Ɏ2º¸§º«¯«¹ȌɎ/§¸º¯©¯¶§º¯´Ɏ°»¸¯¹ª¯©º¯µ´¹Ɏ¹®§²²Ɏ©¸«§º«Ɏ¸«¯µ´§²Ɏ®µ»¹¯´Ɏ¹º¸§º«¯«¹Ɏº®§ºɎ¹º¸µ´²¿Ɏ «´©µ»¸§«Ɏ§Ɏ¸§´«Ɏµ¬Ɏ®µ»¹¯´Ɏº¿¶«¹Ɏº®¸µ»®µ»ºɎº®«Ɏ¸«¯µ´Ɏ½¯º®¯´ɎŸɎ¿«§¸¹Ɏµ¬Ɏ§©±´µ½²«ª«³«´ºɎµ¬Ɏº®«Ɏ 1/2Ɏ/²§´ȌɎ Housing strategies in Oregon generally focus on two broad issues: (1) increasing efficiency of land use in residential development; and (2) strategies that encourage development of housing affordable to low- and middle-income households. These strategies may be mutually supportive, as housing developed more densely or on smaller lots (i.e., more efficient use of residential land) may result in development of lower-cost housing. Increased densities, however, do not necessarily equate to affordability. Moreover, encouraging development of affordable housing requires a broader focus than issues related to land use efficiency. es prices are higher than in other cities in the Rogue Valley. At the beginning of 2018, the median home sales prices for existing housing in Ashland were $410,000, $142,000 or 50% higher than the median home costs for housing in urban areas. 1 Housing costs have increased faster than incomes in Ashland over the last decades. The median home value in Ashland increased from 5.8 times the median household income in 2000 to 7.7 Data source: Rogue Valley Realtors 1 ECONorthwest | Portland | Seattle | Eugene | Boise | econw.com 1 times median household income in the 2011-2015 period. One measure of housing affordability is whether a household is cost burdened. HUD defines a household as cost burdened if the household pays more than 30% of its gross income on housing costs, such as rent or mortgage, utilities, and housing insurance and property taxes. Forty-six percent of households in Ashland are cost burdened, with 32% of homeowners cost burdened and 62% of renters cost burdened. 2 This memorandum presents a housing strategy for the City of Ashland that is intended to meet the RPS requirement of developing a housing strategy. It presents housing strategies to address regulatory issues and strategies to increase development of affordable housing. Definitions Within this memorandum, affordable housing is divided into the three-categories based on income: (1) housing for low-income households (e.g., households earning less than 60% of Median Family Income); (2) housing for moderate-income households (e.g., households earning between 60% and 80% of Median Family Income); and (3) housing for middle-income households (e.g., households earning between 80% and 120% of Median Family Income). According to HUD, the Median Family Income in Jackson County in 2017 is $53,600, which is an average income of $4,467 per month. HUD guidelines specify the affordable monthly housing costs should not exceed 30% of gross household income. Table 1 shows how affordability is defined for the purpose of this strategy. Table 1. Definition of affordable housing based on 2017 Median Family Income for Jackson County Percent of Median Monthly Income in Affordable Family Income 2017 Monthly Housing Costs in 2017 Low-income Low Income: 0% - Up to $2,680 Up to $804 affordable housing 60% Moderate-income Lower Middle: 60% $2,680 to $3,575 $804 to $1,072 affordable housing to 80% Middle-income Upper Middle: 80% $3,575 to $5,360 $1,072 to $1,608 affordable housing to 120% approximately 769 rental units targeted to households earning less than 50% of the AMI and approximately 251 ownership units for households with incomes below 50% AMI. alysis City should plan for a larger share of multiple family housing, and for a greater number of single family Data sources: 2000 Decennial Census, 2011-2015 American Community Survey. 2 ECONorthwest Ashland Housing Strategy: Draft 2 This memorandum also discusses housing development densities. As part of the RPS, the City of Ashland was the only participating city to not identify urban reserves as it was determined that existing lands within the city limits and urban growth boundary were sufficient to accommodate anticipated growth over the planning period. Over the 2007 to 2016 period, the average density of new single-family development was 5.5 dwelling units per gross acre. The average density of new multifamily housing over the same period was 10.4 dwelling units per gross acre. Regulatory Reforms The policies and actions discussed in this section relate to changes in land use regulations that can: (1) improve the efficiency of residential land use by increasing the concentration of housing under certain circumstances, (2) increase opportunity for development of housing types that are comparatively affordable, such as missing middle housing types (such as duplexes, townhouses, cottage housing, or garden apartments), or (3) both increase land use efficiency and provide opportunities for development of comparatively affordable housing. Policy 1: Provide a variety of housing types in Ashland that is more affordable to middle- income households, as well as provide opportunities for development of housing affordable to moderate- and low-income households. Action 1.a: Ensure that land within the Ashland UGB is zoned to allow for development of moderate and higher density housing when possible, such as the R-1-5 or R-1-3.5 zones. Identify land in the R-1-7.5 and R-1-10 to upzone where appropriate, focusing on tax lots one acre and larger. Implementation Steps: Work with property owners to potentially establish appropriate zoning designations where up-zoning opportunities are identified and implement these policies through a public process. Priority: Medium; on-going Action 1.b: When rezoning residential land or annexing land into the city, to the extent possible, avoid zoning land RR or WR, except where land has steep slopes that make denser development difficult. Implementation Steps: Work with property owners to establish appropriate zoning designations where up-zoning opportunities are identified or when is land is annexed into the city and implement these policies through a public process. Priority: On-going Action 1.c: Allow Manufactured Home Parks as a permitted use in the R-1-3.5 and R-3 zones. Manufactured Home Parks are a not allowed use in these zones. ORS 197.480 (1) (b) requires that cities allow manufactured dwelling parks ECONorthwest Ashland Housing Strategy: Draft 3 as a permitted use in areas zoned for a residential density of six to 12 units per acre. Each of these four zones allow at least six to 12 units per acre. Implementation Steps: Revise the permitted uses in the R-1-3.5 and R-3 zones. Priority: High Policy 2: Encourage development of new multifamily in areas zoned for multifamily housing and commercial areas by increasing the amount and density of multifamily development. Action 2.a: Continue working to implement the zoning overlay from the Ashland Transit Triangle project. This project offers recommendations for changes to development standards, such as decreasing parking requirements for dwellings smaller than 800 square feet, allowing four-story buildings in E-1 and C-1 zones, and three- story buildings in R-2 and R-3 zones, eliminating maximum densities, requiring smaller units, and other changes in development standards to promote small units at a higher density. Implementation Steps: Continue working to develop the Ashland Transit Triangle project Priority: High Action 2.b: Evaluate opportunities to upzone land to the R-2 and R-3 zones to allow higher density development. Focus upzoning efforts on vacant parcels at one acre in areas where moderate- and higher-density housing would be appropriate. Implementation Steps: Work with property owners to establish appropriate zoning designations where up-zoning opportunities are identified and implement these policies through a public process. Priority: High Action 2.c: Develop policies to encourage development of multifamily rental housing in the R-2 and R-3 zones. Potential policies include: Requiring that multiple units be retained on a single tax lot under one ownership to promote development of rental housing. For developments of multifamily structures with four or more dwelling units, require a minimum percentage of total units are designated as rental units. Implementation Steps: Identify the policies to encourage development of multifamily rental housing and the areas to apply the policies. Implement these policies through a public process. Priority: High ECONorthwest Ashland Housing Strategy: Draft 4 Action 2.d: Evaluate opportunities to increase density in the R-1-3.5 zone to allow development of multifamily housing above 7.2 dwelling units per gross acre outright (without relying on a density bonus). Implementation Steps: Revise the zoning code to allow higher densities. Priority: High Action 2.e: Evaluate opportunities to increase density in the R-2 zone to allow development of multifamily housing above 13.5 dwelling units per gross acre outright (without relying on a density bonus). Consider allowing development up to 18 dwelling units per acre of multifamily housing. Implementation Steps: Revise the zoning code to allow higher densities. Priority: High Action 2.f: Evaluate opportunities to increase density in the R-3 zone to allow development of multifamily housing above 20 dwelling units per acre outright (without relying on a density bonus). The city could establish a higher density, such as 30 dwelling units per acre, or establish no maximum density and allow other development standards (e.g., building height, setback, parking requirements, and lot coverage) to limit density. Implementation Steps: Revise the zoning code to allow higher densities. Priority: High Action 2.g: Increase the multifamily building height from 35 feet tall, which would allow a 2.5 story building to allow a three-story building, in the R-2 zone. Implementation Steps: Revise the zoning code to change height limitations. Priority: High Action 2.h: Increase the multifamily building height from 35 feet tall, which would allow a 2.5 story building to allow a four-story building, in the R-3 zone. Implementation Steps: Revise the zoning code to change height limitations. Priority: High Action 2.i: Increase the maximum lot coverage ratio from 75% in R-3 to 80%. Implementation Steps: Revise the zoning code to change lot coverage ratio in R-3. Priority: Low Action 2.j: Evaluate opportunities to reduce parking requirements for multifamily housing in the R-2, R-3 zone and commercial zones, such as the proposed parking standards from the Ashland Transit Triangle project. The city could develop policies to lower parking requirements by 0.25 to 0.5 spaces ECONorthwest Ashland Housing Strategy: Draft 5 per unit for multifamily rental housing or for qualified low-income housing. Implementation Steps: Evaluate the impact of policies of reducing parking requirements for multifamily development and implement. Priority: Medium Action 2.k: Evaluate the impact of changes in the proposed Ashland Transit Triangle project for housing production in commercial and employment zoning districts, including Croman Mill District (CM). Consider opportunities to implement the change in policy and development standards in other areas of Ashland to increase development of multifamily housing in commercial and employment zones. Implementation Steps: Evaluate the impact of the policies from the Transit Triangle project and implement appropriate and effective changes in the density standards. Priority: Low Action 2.l: In commercial zones that allow mixed-use buildings, increase height limitations to allow for ground floor commercial or retail use and five stories of residential units. Implementation Steps: Revise the zoning code to change height limitations. Priority: High Policy 3: Monitor residential land development to ensure there is enough residential land to accommodate the long-term forecast for population growth. Action 3.a: Develop and implement a system to monitor the supply of residential land. This includes monitoring residential development (through permits) as well as land consumption (e.g. development on vacant, or redevelopable lands). Implementation Steps: (1) Develop a monitoring system for land development based on development applications, starting with the existing inventory of buildable lands. (2) Update the inventory of buildable lands every two to three years. Priority: High ECONorthwest Ashland Housing Strategy: Draft 6 Affordable Housing Strategies This section presents policies and actions to encourage development of both low-income affordable housing and middle-income affordable housing. Table 1 shows that low-income households have income below $2,680 per month and can afford up to $804 in housing costs without being cost burdened. These housing costs are below market rents in Jackson County. New housing affordable to low-income households will generally be government-subsidized housing. Middle income households on the lower end of the spectrum in Table 1 may be able to afford to rent units which are mandated to rent at a rate which is below market. At the other end of the middle income spectrum, households may be able to afford to purchase units that are mandated to sell at a bel lower cost housing type such as a manufactured home, a condominium unit, or a town home. With a median sales price of $410,000 and a median rental amount of over $1000, (according to the 2015 American Community Survey) there are very few market rate rental or purchase housing units available in Ashland that would be affordable to middle income households. Policy 4 and 5 present options and ideas for strategies to approach affordable housing issues. The City should focus on expanding the existing comprehensive affordable housing program by implementing interrelated programs described below. The affordable housing tools in Policy 4 are frequently implemented together. For example, a city may contribute the development of a government-subsidized affordable housing project by offering tax incentives and low- or no-cost land (from a land bank) for the development. In addition, identifying sources of funding (under Policy 5) will be essential to implementing the affordable housing program using the tools described in Policy 4. Policy 4: Develop policies to support affordable housing by lowering the costs of housing development for low-income affordable housing and/or middle-income affordable housing. Action 4.a: Evaluate opportunities to implement a tax abatement program, such as the multiple-unit limited tax exemption program and the vertical housing tax credit program, to promote development of affordable multifamily housing. Through the Multiple-Unit Limited Tax Exemption Program, a jurisdiction 3 can incent diverse housing options in urban centers that lack housing choices or workforce housing units. Through a competitive process, the City can select multi-unit projects to receive a property tax exemption for up to ten years on structural improvements to the property in exchange for setting aside a percentage of the units in the project as affordable. The City ORS 307.600 through 307.637 provides the regulations for the Multiple-Unit Limited Tax Exemption Program. 3 ECONorthwest Ashland Housing Strategy: Draft 7 has the opportunity to control the geography of where the exemption is available, the application process and fees, the program requirements, the criteria (return on investment, sustainability, inclusion of community space, the percentage of affordable or workforce housing, etc.), and the program cap to shape the program to achieve its goals. The vertical housing tax credit subsidizes "mixed-use" projects to encourage multi-story development or redevelopment by providing a partial property tax exemption on increased property value for qualified developments. The exemption varies in accordance with the number of residential floors on a mixed-use project with a maximum property tax exemption of 80 percent over 10 years. Implementation Steps: (1) Select the tax abatement programs the City prefers to implement. (2) Set the program criteria, such as the type of housing it will apply to (low-income affordable housing and/or middle- income affordable housing), the length of tax abatement, or the location for where the program is applied. Priority: High Partners: Developers and nonprofit organizations that use the tax credit Action 4.b: Develop a program to finance or defer payment of systems development charges (SDCs) and other fees for to support development of selected housing types for which the City wants to encourage development, such as accessory dwelling units. The purpose of the policy is to defer payment of SDCs, making it easier for the development community to pay for projects by reducing upfront costs. The City could defer payment of the SDCs from issuance of a building permit to certificate of occupancy. Alternatively, the City may finance SDCs for up to five to ten years. While SDC financing is most frequently used for multifamily housing, some cities use it for development of single-family housing. Implementation Steps: (1) Evaluate whether the City will defer SDCs. (2) Select the type of deferral, until occupancy certificate is issued or longer- term deferral through SDC financing. (3) Set the criteria and process for granting deferrals of SDCs, including type of housing. (4) Set the criteria for the location for where SDC deferrals might be granted, such as for high- density multifamily development in commercial mixed-use areas. Priority: High Partners: Developers and nonprofit organizations that use the program ECONorthwest Ashland Housing Strategy: Draft 8 Action 4.c: allows for a jurisdiction to implement an inclusionary zoning policy if it meets certain requirements. These requirements relate to the income at which the units are affordable (80% MFI or 60% MFI), the percent of the project set aside as affordable (no greater than 20% of the project), the size of the structure (only multifamily structures with at least 20 units) and the requirement for both an in-lieu fee option and incentive package. In theory, private market-rate development supports some portion of the cost of the affordable units in an inclusionary project. However, in almost all cases, public incentives are also required. These incentives can be regulatory (reduced parking requirements or density bonuses, for example) or financial (property tax abatements or other forms of public investment). Funds can come from general fund, urban renewal, or other municipal sources described in Policy 5. Implementation Steps: Identify one or more funding sources, such as those in Actions 5a, 5b, and 5cto provide the necessary incentives to support inclusionary zoning. Develop an inclusionary zoning policy. Priority: Medium Action 4.d: Continue to identify publicly-owned properties that could be used for affordable housing and partner with the Housing Authority of Jackson County, Access, Habitat for Humanity, Neighborworks, OHRA and other affordable housing providers to continue to develop affordable housing. The City of Ashland may have publicly-owned properties that they have identified as surplus that may be suitable for affordable housing development. These surplus properties could contribute to the land bank for future low-income affordable housing development. Another potential source of properties is receivership of properties that are foreclosed on by Jackson County. The City could partner with Jackson County to identify foreclosed properties to use for affordable housing development and to transfer the ownership to the City or the appropriate partner. Implementation Steps: (1) Establish partnerships with the Housing Authority of Jackson County, non-profit affordable housing providers, and Jackson County for the program. (2) Develop a formal agreement with Jackson County to give the City priority choice of foreclosed properties. (3) Develop criteria for selecting foreclosed properties to add to land bank. Priority: On-going, Medium priority Partners: Housing Authority of Jackson County and Jackson County ECONorthwest Ashland Housing Strategy: Draft 9 Policy 5: Develop funding sources to pay for the costs of implementing the affordable housing programs described in Affordable Housing Trust Fund. Action 5.a: Develop a Construction Excise Tax (CET) on new development to pay for developer incentives, such as fee and SDC waivers, tax abatements, or finance-based incentives. Ashland dedicates a portion of marijuana taxes ($100,000 annually), is a recipient of CDBG funding from the federal government, and uses city general funds to support the Housing Program staff and the development of affordable housing. In addition, City programs waive SDCs and, in some cases, waive community development and engineering fees to support affordable housing. However, this funding is not sufficient to meet the need for affordable housing in Ashland. Further support of affordable housing development of can make an important difference in the financial feasibility in the housing development, increasing the opportunities for affordable housing development. Cities can adopt a CET of 1% of the permit value on residential construction and at an uncapped rate on commercial and industrial construction, for use on affordable housing projects. A CET is a tax assessed on construction permits issued by local cities and counties. The tax is assessed as a percent of the value of the improvements for which a permit is sought, unless the project is exempted from the tax. Implementation Steps: Evaluate potential adoption of a CET. If the City chooses to adopt a CET, develop the rules and program to implement the CET. Identify the affordable housing program(s) that the CET will support. Priority: High Partners: Housing and Human Services Commission, Jackson County Homebuilders Association, Association of Realtors Estimate of impact: The impact varies depending on the resulting programs that use the CET revenues, how much revenue is generated, and if new housing also has to pay a CET. One of the largest limitations that cities generally face in supporting affordable housing development is a lack of funding. CET could be a crucial funding source to pay for other affordable housing policies, such as paying SDCs for low-income affordable housing. Action 5.b: Evaluate establishment of an urban renewal district. Part of the purpose of the urban renewal district would be to use revenues from tax increment ECONorthwest Ashland Housing Strategy: Draft 10 finance (TIF) to pay for a portion of the costs of the affordable housing programs in Policy 4. The urban renewal district would need to include areas of blight, where the City wants to support redevelopment, beyond development of affordable housing. Urban renewal funds can be invested in the form of low interest loans and/or grants for a variety of capital investments, including infrastructure to service affordable housing and development of affordable housing units. Implementation Steps: Work with the City Council to decide whether to establish an urban renewal district. Affordable housing projects developed within the Urban Renewal funding may be combined with other programs, such as land banking, payment of SDCs for government-subsidized affordable housing, or use of other affordable housing funding (e.g., CET funds). Priority: Medium Partners: Housing Authority of Jackson County, Access Inc., or a community development corporation Estimate of impact: The impact on development feasibility will vary from moderate to high depending on whether TIF dollars are used for grants or loans. Typically, general fund dollars are successful at bridging gaps in development feasibility. Additionally, compared to other actions, they have lower administration costs for both the private and public sectors because the application requirements and administrative requirements may be less costly and easier to implement for a city. Action 5.c: Identify other sources of funding to pay, such as transient lodging taxes, for programs that support affordable housing development. As discussed in Action 5a, Ashland does not currently have sufficient funding to adequately support affordable housing development. Implementation Steps: Identify one or more appropriate funding sources. Dedicate this funding to the Affordable Housing Trust Fund or another program to support development of affordable housing. Priority: High Partners: Housing Advisory Committee, Jackson County Homebuilders Association, Association of Realtors Estimate of impact: The impact varies depending on the resulting programs that use the revenues and how much revenue is generated. ECONorthwest Ashland Housing Strategy: Draft 11