Loading...
HomeMy WebLinkAbout2015-04-14 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 REGULAR MEETING APRIL 14, 2015 AGENDA I. CALL TO ORDER: 7:00 PM, Civic Center Council Chambers, 1175 E. Main Street II. ANNOUNCEMENTS III. AD-HOC COMMITTEE UPDATES IV. CONSENT AGENDA A. Approval of Minutes 1. February 24, 2015 Study Session. 2. March 10, 2015 Regular Meeting. 3. March 31, 2015 Study Session. V. PUBLIC FORUM VI. TYPE II PUBLIC HEARING A. PLANNING ACTION: PA-2014-02106 SUBJECT PROPERTY: 2352 Morada Ln. APPLICANT/OWNER: Ron & Lisa Albano DESCRIPTION: The Planning Commission will review staff’s approval of a request for Site Review and Conditional Use Permit approvals to construct a new approximately 1,000 square foot accessory residential unit behind the existing home at 2352 Morada Lane. The item is being considered by the Planning Commission to correct an error in the mailing of the notice of decision. COMPREHENSIVE PLAN DESIGNATION: Single Family Residential; ZONING: R-1-7.5; ASSESSOR’S MAP: 39 1E 14CD; TAX LOT: 4700. VII. ADJOURNMENT In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the Community Development office at 541-488-5305 (TTY phone is 1-800-735-2900). Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title 1). ASHLAND PLANNING COMMISSION STUDY SESSION MINUTES February 24, 2015 CALL TO ORDER Chair Richard Kaplan called the meeting to order at 7:00 p.m. in the Civic Center Council Chambers, 1175 East Main Street. Commissioners Present: Staff Present: Troy J. Brown, Jr. Bill Molnar, Community Development Director Michael Dawkins Brandon Goldman, Senior Planner Richard Kaplan Derek Severson, Associate Planner Debbie Miller April Lucas, Administrative Supervisor Melanie Mindlin Tracy Peddicord Lynn Thompson Absent Members: Council Liaison: None Greg Lemhouse, absent ANNOUNCEMENTS Community Development Director Bill Molnar announced the March study session has been moved to March 31. He also provided a brief update on current issues including the City’s master planning approach, the accessory traveler’s accommodation ordinance, and an upcoming land use ordinance on marijuana. AD-HOC COMMITTEE UPDATES Commissioner Brown stated the SDC Review Committee has completed its work. PUBLIC FORUM Huelz Gutcheon/2253 Highway 99/Shared his vision for a structural wattage learning center in Ashland. DISCUSSION ITEMS Community Development Director Bill Molnar stated both discussion topics tonight are highlighted in the City’s Comprehensive Plan and have sections pertaining to them specifically. He stated wildfire hazards are discussed in the environmental resources chapter and has the overall goal of reducing the possibility for a devastating fire and includes specific, mandatory policy objectives such as fuel breaks, fire resistant plantings, roofing material, and connected street systems. Mr. Molnar went on to say the airport overlay is discussed in the transportation element and identifies the need to treat development in consideration of the unique operations of a municipal airport. In regards to the wildfire lands ordinance, he stated the City is looking into potentially expanding the scope and the standards that we currently apply to certain areas; and reversely loosening some of the requirements in the airport overlay for basic structures when placed consistent with the airport master plan. A.Development Standards for Wildfire Lands Ordinance Amendments. Senior Planner Brandon Goldman provided the background information and a summary of the potential ordinance amendments. He explained if the current boundary of designated wildfire lands were to be expanded, all properties not previously included would now fall under the same regulatory framework as those within the exiting wildfire lands area. Mr. Goldman stated all properties that require building permits for new construction would have to meet the fuel break standards, a fire prevention and control plan would be required with applications to partition or subdivide, and new or re- Ashland Planning Commission February 24, 2015 Page 1 of 3 roofed structures could not use wooden shingles or other combustible roofing materials. Mr. Goldman relayed several discussion points for the commission to consider, including: clarifying the applicability of primary and secondary fuel breaks, establishing a size threshold for when the expansion of an existing building triggers implementation of the fuel break requirements, establishing a fuel break prohibited plant list, establishing a minimum clear distance between tree canopies and structures, establishing a canopy spacing standard limiting the storage of flammable materials or use of combustible landscaping materials in immediate proximity to a structure, establishing a standard for a minimum vertical separation between understory vegetation and the lowest tree limbs within a tree’s drip line, establishing a requirement for the removal of dead or dying vegetation, modification of the flag drive and parking lot screening standards to stipulate site obscuring hedges must be fire resistant, and establishing a process to allow for modifications to the fire control and prevention plan and general fuel break requirements. Mr. Goldman concluded his presentation and explained staff will take the Planning Commission’s comments shared tonight to form a draft ordinance that will go to the Transportation and Conservation Commissions for comment. He added a public notice will be mailed to all properties within the City and the draft ordinance will return to the commission for a public hearing and recommendation to the City Council. Mr. Goldman noted Fire Department staff is present to answer any questions the commission may have. Commission Comments & Questions Staff was asked for clarification on the possible triggers that would require a change in landscaping; Mr. Goldman answered any addition greater that 100 sq.ft. in size is proposed. Comment was made questioning if 100 sq.ft. is the appropriate number, especially if the addition is not habitable space such as a deck addition. Fire Marshall Marguerrite Hickman explained how the standard is currently applied and stated if any addition occurs (including decks and living space), fuel reduction is required. However, they have discussed the possibility of giving the homeowner a timeframe to implement the reduction. She stated the goal is to make the entire community safer, but agreed with the need balance the financial impact on property owners. Opinion was given that the threshold should be set on the valuation of the improvement, not on the size of the additional square footage. Ms. Hickman clarified interior remodels are not applicable, only if the homeowner is expanding up or out. Mr. Molnar commented on the need for clear and objective standards and stated he would be concerned if land use approvals were required for all building permits. Forestry Division Chief Chris Chambers addressed the commission and shared several potential scenarios. He stated they would like to avoid the removal of large trees, and noted they can be pruned to meet the standards. He also clarified they are not concerned with deciduous trees and stated smaller trees tend to pose more of a risk than larger trees. The commission asked for this to be clarified in the draft ordinance. The Fire Department staff was asked to comment on whether all junipers are considered fire hazards. Firefighter Ashley Manning replied that the low growing variety is less of a hazard and it depends on where it is located in proximity to the house. The commission asked for this to be clarified in the draft ordinance. Comment was made that many of the existing homes in town may not have additions or modifications for some time and questioned if these improvements should be mandated. Ms. Hickman clarified the City Council did not support a citywide vegetation ordinance and this is a different way to approach the issue and would bring compliance over time. Ms. Manning added there are current landowner grants, the Firewise program, and other programs in place to assist land owners with these improvements. Ashland Planning Commission February 24, 2015 Page 2 of 3 Commissioner Peddicord commented that there are a lot of slopes in town and noted the need to keep those stable. She also stated some oily plants are more deer resistant and highlighted the need to allow landscaping that works for these other aspects. Mr. Goldman commented on flammable materials on adjoining properties and stated homeowners would only be responsible for their property. However, on smaller lots fuels reduction would likely be required for the entire property and those owners would not be able to have any of the plants on the prohibited list. Comment was made that this is going to be a huge balancing act and this will be very challenging to implement when added to the other factors. Mr. Goldman explained the intent for tonight was to bring this proposal to the commission’s attention and stated staff will do their best to address the concerns raised. He stated the proposal will be taken to the Transportation and Conservation Commissions for comment and when it’s ready the draft ordinance will return to the Commission for a public hearing. Several commissioners commented that public education is going to be a very important component. B.Airport Code Modifications Associate Planner Derek Severson stated the proposed changes to the airport code would streamline the review process for most applications at the airport by: 1) providing a ministerial permit process for hobbyist hangars, 2) adding a parking ratio for hobbyist hangars, 3) changing the height limitations from the current 20 ft. maximum, 4) allow tree trimming for safety reasons without requiring permits, and 5) updating the master plan relative to locations and phasing of landscaping and parking improvements, and detailing acceptable hobbyist hangar locations and designs. Mr. Severson explained staff is seeking the commission’s input on this proposal and will take this to the Airport Commission for review before the formal adoption process begins. Staff was asked to clarify what a hobbyist hangar is. Mr. Severson stated this is lacking a formal definition, but these are for personal use versus a commercial operation. Comment was made suggesting a clarification that these hangars will not contain office space. Mr. Molnar added the areas appropriate for these hangars will be identified in the master plan and the amendments could refer to a site plan where this type of expedited process would be allowed. Mr. Molnar commented that there might be some disagreement with the Airport Commission in terms of parking and landscaping, and explained when dealing with public property the changes need to be consistent with how private property is dealt with. He added this may need to occur on a more campus wide approach and stated at certain thresholds landscaping and parking improvements would be needed. Comment was made that tree removals should not be allowed without a permit, only tree trimmings. It was noted that someone might prefer to remove the tree entirely instead of addressing tree trimming year after year. Staff indicated this was a good point and stated they would be taking this proposal to the Tree Commission for input. ADJOURNMENT Meeting adjourned at 8:30 p.m. Submitted by, April Lucas, Administrative Supervisor Ashland Planning Commission February 24, 2015 Page 3 of 3 ASHLAND PLANNING COMMISSION REGULAR MEETING MINUTES March 10, 2015 CALL TO ORDER Chair Richard Kaplan called the meeting to order at 7:00 p.m. in the Civic Center Council Chambers, 1175 East Main Street. Commissioners Present: Staff Present: Troy J. Brown, Jr. Bill Molnar, Community Development Director Michael Dawkins Maria Harris, Planning Manager Richard Kaplan April Lucas, Administrative Supervisor Debbie Miller Melanie Mindlin Tracy Peddicord Lynn Thompson Absent Members: Council Liaison: None Greg Lemhouse ANNOUNCEMENTS Community Development Director Bill Molnar announced the accessory traveler’s accommodation ordinance is going before the City Council for first reading and noted Commissioner Dawkins will be there representing the commission. He also announced two upcoming vacancies on the cmmission and noted commissioners Kaplan and Peddicord are stepping down. CONSENT AGENDA A.Approval of Minutes 1. February 10, 2015 Regular Meeting. Commissioners Miller/Brown m/s to approve the Consent Agenda. Voice Vote: all AYES. Motion passed unanimously. PUBLIC FORUM No one came forward to seek. PRESENTATION A.Presentation by Mike Faught, Public Works Director: Draft East Main Multi-Modal Concept Drawings. Public Works Director Mike Faught addressed the commission and provided an overview of the proposed changes to East Main Street. Key elements include: Reducing East Main to two lanes through the downtown area. Extending bicycle lanes through downtown. Extending the Road Diet to Helman St. Removing the traffic light signal at Helman St. and installing a rapid flash pedestrian crossing beacon. Increased signage installed on Lithia Way alerting drivers to the new traffic configuration. Installing traffic light signals at Oak St./Lithia Way and Oak St/East Main St. Ashland Planning Commission March 10, 2015 Page 1 of 2 Mr. Faught noted a conceptual plan has been developed to provide bicycle access from Oak St. to the plaza, and he also elaborated on the proposed changes to the downtown loading zones. He explained they are working with the local trucking agencies to get their input and work through the delivery issues, and stated the concept drawings include two 80 ft. loading zones on each block available until 4 pm each day. He added this would displace 21 parking spots. Mr. Faught went on to note bump-outs would be installed to shorten the distance for pedestrians to cross and improve visibility, and stated the sidewalks will be widened in some areas as well. Commissioner Discussion Mr. Faught was asked to comment on the staging and duration of this project. He replied that there are still a lot of details to work out before the construction costs can be put together, and stated while the downtown area will be disturbed during construction there are ways to minimize the disruption. Mr. Faught was asked to comment on potential impacts of stacked traffic due to cars waiting for pedestrian to cross before they can turn. He replied that the proposed design works better than the current system, and noted that the traffic signals are timed to regulate the flow of vehicles. He stated the current configuration of three lanes creates additional hazards, including delivery trucks blocking traffic, and stated they have ran the model a number of times and are confident this will work better. Comment was made that the pedestrian crossing in front of the Ashland Spring Hotel can be very busy at times. Mr. Faught commented that they don’t see a sufficient number of pedestrian crossings at that location to warrant another traffic light. Staff was asked whether the loading zones near intersections will make it harder to see pedestrians waiting to cross. Mr. Faught clarified the bump-outs will be installed just for this reason. Suggestion was made to create different timed loading zones, rather than having all those spaces blocked for most of the day, or to have one of the loading zones on each side of the street go back to normal parking at noon. Mr. Faught stated that going to a 4pm cut off is a big improvement and noted the importance of working with the businesses in order to not impact their economic vitality. He suggested they start with a 4 pm cut off, keep working with the trucking agencies, and make adjustments overtime as necessary. Opinion was given that while it is important to protect the vitality of merchants, it is disappointing to see so much space being taken up for truck loading. Mr. Faught explained the Downtown Parking & Multi-Modal Circulation Committee is continuing to meet and he hopes that by January or February 2016 they will have a final recommendation from that group. He stated once the plan is approved the City can seek out grant funding and it could be a year or two following approval before this is implemented. Mr. Faught added once the parking component is figured out he will return to the Planning Commission for an update. Suggestion was made for staff to hold a meeting at the armory like they have done for other projects to get the community’s feedback on this before it goes to the City Council. ADJOURNMENT Meeting adjourned at 8:10 p.m. Submitted by, April Lucas, Administrative Supervisor Ashland Planning Commission March 10, 2015 Page 2 of 2 ASHLAND PLANNING COMMISSION STUDY SESSION MINUTES March 31, 2015 CALL TO ORDER Chair Richard Kaplan called the meeting to order at 7:00 p.m. in the Civic Center Council Chambers, 1175 East Main Street. Commissioners Present: Staff Present: Troy J. Brown, Jr. Bill Molnar, Community Development Director Michael Dawkins Brandon Goldman, Senior Planner Richard Kaplan April Lucas, Administrative Supervisor Melanie Mindlin Tracy Peddicord Lynn Thompson Absent Members: Council Liaison: Debbie Miller Greg Lemhouse, absent ANNOUNCEMENTS Community Development Director Bill Molnar updated the commission on the City Council public hearing on the accessory traveler’s accommodation ordinance and explained second reading of the ordinance is scheduled for April 7. He also noted the commission’s annual retreat is May 9 and asked the group to start thinking about agenda topics. AD-HOC COMMITTEE UPDATES Commissioner Brown announced the SDC Review Committee has concluded their work. PUBLIC FORUM Huelz Gutcheon/2253 Highway 99/Read aloud a written statement sharing his vision for an Ashland Renewable Energy Acquisition Department. (See Exhibit #1, attached) Joseph Kauth/1 Coral Lane, #13/Shared his concerns regarding poison hemlock, urban sprawl, and the removal of small trees in the watershed. DISCUSSION ITEMS A.Normal Neighborhood Plan Update Senior Planner Brandon Goldman updated the commission on the progress of the Normal Neighborhood Plan. He explained the Planning Commission reviewed the plan and issued a recommendation to the City Council a year ago, and since that time the Council considered the plan and formed a working group to further analyze the document. Mr. Goldman stated the working group is comprised of two Planning Commissioners, two City Councilors, and Mayor Stromberg, and provided a presentation on the working group’s recommendations (see Exhibit #2, attached). Mr. Goldman explained the next steps in the process are for the Transportation Commission and Parks Commission to issues their recommendations, and then the Planning Commission will hold a formal public hearing on the revised plan on April 28. The commissioners shared their comments and asked questions of staff as follows: Will the open space areas become parks? Mr. Goldman stated not necessarily; this would have to be negotiated between the property owner and the Parks Department. Could the open space areas be moved to make them isolated from one another? Mr. Goldman stated the proposed code language indicates the open space needs to remain contiguous. Ashland Planning Commission March 31, 2015 Page 1 of 3 Will be neighborhood collector street be installed before construction begins? Mr. Goldman stated this has not been discussed; however the East Main St. improvements and a financing plan for the railroad crossing will be done before (or in tandem) with construction. Could the neighborhood collector street be modified to match the original proposal? Mr. Goldman stated all of the street locations are provided as a gridded concept plan and clarified the location of the streets can be modified by 50 ft. without an amendment process. Staff was asked to clarify the affordable housing component. Mr. Goldman explained staff received a letter from ACCESS, who develops affordable housing, expressing their concerns about the higher density zone being located close to the railroad tracks. The letter indicated the location near the tracks would prevent them from obtaining federal funding to develop housing in that area. Mr. Goldman went on to explain that affordable housing is a requirement with any annexation, and while ACCESS may prefer to develop housing in multi-family zones, the affordable housing would likely be distributed equally throughout the site and could be subsidized by the market rate units. Comment was made expressing concern about the reduction in overall housing units planned for the area and staff was asked if this would negatively impact the Regional Problem Solving (RPS) plan. Mr. Goldman explained because the reduction in density is to offset the provision of natural areas, the Normal Plan still complies with RPS; however the larger question of where to make up this lost density remains. Mr. Goldman clarified the density for the neighborhood commercial area is 7.5 units per acre. He also clarified the Public Works Department has hired Hardey Engineering to develop a cost analysis for the East Main St. improvements and the railroad crossing improvements and this will be completed in time for the April 28 Planning Commission meeting. Public Testimony Bryce Anderson/2092 Creek Drive/Stated the Baptist Church property will likely be the first parcel to develop, and while the four homeowners associations support a responsible development of this area, they are concerned about the traffic impacts. Mr. Anderson stated East Main is inadequate and hazardous for bicycles and pedestrians, and asked the commission to recommend for East Main St. to be fully improved from Walker Avenue to Clay Street before any development goes through. He also asked that the commercial component be optional. Jan Vidmar/320 Meadow/Commented on the impact of the recent flooding on this area and stated it is important to have proper placement for the waterflow. Ms. Vidmar expressed concern regarding the gridded street pattern and stated this will increase the potential for vehicles to drive fast. She also commented on vehicles parked on the street and the difficultly in turning right or left off Clay and onto East Main Street. She added vehicles have to position themselves onto East Main Street before they can see clearly in either direction. Final Commissioner Comments Comment was made expressing concern with the small, high density area in the southeast corner of the plan that is surrounded by wetlands, and it was questioned if that area were to flood would there be a liability risk to the City. Mr. Goldman explained this area is outside the FEMA 500 year floodplain and outside the Ashland floodplain corridor as well, which is the most restrictive. He added this parcel is owned by the same group that owns other areas in the plan area and it would be possible to transfer some of that density to their other parcels. Comment was made that the Public Works Director has proposed to fund 50% of the East Main St. improvements with SDC funds. Comment was made that if the large stakeholders who own property in the plan area do not support this, they could decide to develop their areas under the County standards. Suggestion was made to allow property owners to donate land to the Parks Department and still be allowed to transfer density. Ashland Planning Commission March 31, 2015 Page 2 of 3 Mr. Goldman stated when this comes back before the commission in April the feedback from the Transportation Commission, Working Group, and Parks Commission will be presented, and the commission will hold a formal public hearing and issue a final recommendation to the City Council. ADJOURNMENT Meeting adjourned at 8:30 p.m. Submitted by, April Lucas, Administrative Supervisor Ashland Planning Commission March 31, 2015 Page 3 of 3 EXHIBIT #1 EXHIBIT #1 EXHIBIT #1 EXHIBIT #1 EXHIBIT #1 EXHIBIT #1 EXHIBIT #2 Planning Commission Planning Commission March 31, 2015March 31, 2015 Normal Neighborhood PlanNormal Neighborhood Plan Community Development Department hƩźŭźƓğƌ\[ğƓķ ƭĻCƩğƒĻǞƚƩƉhƩźŭźƓğƌ{ƷƩĻĻƷCƩğƒĻǞƚƩƉ 1 EXHIBIT #2 bƚƩƒğƌbĻźŭŷĬƚƩŷƚƚķtƌğƓ‘ƚƩƉźƓŭDƩƚǒƦ wĻĭƚƒƒĻƓķĻķ\[ğƓķ ƭĻCƩğƒĻǞƚƩƉ Land Use and Housing Density: 1.Housing Density gradation should move from south to north. This would place higher density development near the railroad tracks and within a , relativelyshortdistancetotransitlinesparksand relativelyshortdistancetotransitlinesparksand community facilities. This approach will also protect the existing viewshed. 2.Zoning designations applied within the Normal neighborhood area should be consistent with the zoning of adjacent land within the City Limits, and use zoning labels that are comparable to those used in the rest of the city while recognizing the Normal NeihborhoodNN district. g() g() 3.Maintain option for neighborhood serving businessesand services close to East Main St near the northeast corner of the plan area. bƚƩƒğƌbĻźŭŷĬƚƩŷƚƚķtƌğƓ‘ƚƩƉźƓŭDƩƚǒƦ wĻĭƚƒƒĻƓķĻķhƦĻƓ{ƦğĭĻCƩğƒĻǞƚƩƉ Open Space: 1.Maintain the approach toward designation of openspace and conservation areas proposed in the draft plan. The plan has been amended to allow non-conservation open space to be relocated provided there is no reduction in areathrough a minor amendment process. A reduction in area would require a major plan amendment 2.Obtain a review of the final plan by the Parks Department prior to adoption. Design issues: 1.Maintain a maximum building height of 35 feet. 2.Encourage the development of clustered housing thatintegrates with open space and respects the viewshed. 3.Provide for a smooth transition between adjacent developments to promote neighborhood cohesiveness, provide open space in a coordinated manner, and secure an efficient circulation system. 2 EXHIBIT #2 bƚƩƒğƌbĻźŭŷĬƚƩŷƚƚķtƌğƓ‘ƚƩƉźƓŭDƩƚǒƦ wĻĭƚƒƒĻƓķĻķ{ƷƩĻĻƷCƩğƒĻǞƚƩƉ Transportation: 1.The local neighborhood street network should incorporate multiple connections with East Main St as shown, and maintain the Normal Collector as in in hrfln. desgatedtedatpa designatedthedraftplan. 2. Local neighborhood streets should be aligned to provide a grid pattern, including clear east-west connections. 3. Pedestrian and bicycle pathways are critical, especially as a means to connect residents with the middle school and the existing bike path. 4. Perimitetransportation improvements, r including the railroad crossing and improvements to East Main St., are integral and should proceed in concert with development. Street Framework Changes hƩźŭźƓğƌtƩƚƦƚƭğƌwĻǝźƭĻķtƩƚƦƚƭğƌ 3 EXHIBIT #2 Land Use Framework Changes hƩźŭźƓğƌtƩƚƦƚƭğƌwĻǝźƭĻķtƩƚƦƚƭğƌ Housing Density Changes Previous Land Use Designations Revised Land Use Designations (4/2014) (3/2015) (3/2015) ZoneDensityZoneDensity NN-015 units per acreNN-1-54.5 units per acre NN-0210 units per acreNN-1-3.57.2 units per acre NN-0315 units per acreNN-1-3.5-C13.5 units per acre + mixed-use NN-03C15 units per acre + NN-213.5 units per acre mixed-use 4 EXHIBIT #2 Normal Neighborhood Plan Vicinity Revised plan bƚƩƒğƌbĻźŭŷĬƚƩŷƚƚķtƌğƓ‘ƚƩƉźƓŭDƩƚǒƦ bĻǣƷ{ƷĻƦƭ NormalNeighborhoodPlanWorkingGroupUpdate • (4/15/2015) PlanningCommissionPublicHearing(4/28/2015) • CityCouncilPublicHearings(5/19/2015&6/16/2015). • 5 EXHIBIT #2 Appendix Code sectionChange proposed 18.3.4.030 C.1 Added“A change in the Plan layout that provides an additional vehicular access point onto East Main Street or Clay Street.” as a major amendment requiring a Type II public hearing. 18.3.4.040 A.1-4 Modified Land Use designations to NN-1-5, NN-1-3.5, NN-1-3.5-C, and NN-2. Additionally changed the definition of NN-1-3.5-C to state “multiple compact attached and/or detached dwellings”instead of “multiple dwelling units”. 18.3.040 TableModified Land Use designations to NN-1-5, NN-1-3.5, NN-1-3.5-C, and NN-2. Noted the CottageHousingresidentialuselineisprovidedasaplaceholdertobeconsistentwithUnified CottageHousingresidentialuselineisprovidedasaplaceholdertobeconsistentwithUnified Land Use Ordinance when amended. 18.3.050 TableIncluded newly adopted dimensional standards (ULUO) for: Minimum Front Yard to an unenclosed front porch -8ft. or width of a public easement whichever is greater Maintained 35ft or 2.5 story maximum height. (An increase to 40ft or three-stories through a conditional use permit process was recommended by the Planning Commission but not recommended by the working group. Amended Maximum Lot Coverage percentages downward to match comparable city zones (NN-1-5 = 50%, NN-1-3.5= 55%, NN-2 = 65%) Amended Minimum Required Landscaping percentages upward to match comparable city zones (NN-1-5 = 50%, NN-1-3.5= 45%, NN-2 = 35%) Amended Minimum Outdoor Recreation Space requirement for NN-1-3.5 to match comparable city zones (NN-1-3.5 = not applicable) 18.3.4.060 B. 2Cottage Housing standards were amended to note the requirements and applicable density bonuses are pending ULUO amendments. 18.3.4.075Added a placeholder section to accommodate any future provisions relating to the establishment and applicability of an advance financing district within the area. Complete ordinanceCorrected numerous references to the final adopted ULUO section and subsection numbering. 6 EXHIBIT #2 7 TYPE II PUBLIC HEARING _________________________________ PA-2014-02106 2352 Morada