HomeMy WebLinkAbout2017-02-28_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
FEBRUARY 28, 2017
AGENDA
I. CALL TO ORDER:
7:00 PM, Civic Center Council Chambers, 1175 E. Main Street
II. ANNOUNCEMENTS
III. AD-HOC COMMITTEE UPDATES
IV. PUBLIC FORUM
V. TYPE II PUBLIC HEARING
A.PLANNING ACTION: PA-2016-02103
SUBJECT PROPERTY: 133 Alida Street
OWNER/APPLICANT: Mike and Karen Mallory, trustees for the Mallory Revocable Trust
DESCRIPTION: The Planning Commission will consider an appeal of the Staff Advisor’s
approval of a Site Design Review permit to construct a 417 square foot Accessory Residential
Unit for the property located at 133 Alida Street. The application includes requests for
Exception to the Site Development and Design Standards for the placement and screening of
parking relative to the Accessory Residential Unit. (The appeal request focuses on the
determination of Alida Street as the front lot line, the effect this determination had upon
required setbacks, and the resultant impact to the neighboring property at 145 Alida Street.)
COMPREHENSIVE PLAN DESIGNATION: Low Density Multi-Family Residential; ZONING: R-2;
th
ASSESSOR’S MAP: 39 1E 09DA; TAX LOT #: 3300.
This is a continuation from the February 14
meeting. The public hearing is closed and the Planning Commission will hold deliberations.
VI. DISCUSSION ITEMS
A. Cottage Housing Standards.
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).
TYPE II
CONTINUED PUBLIC HEARING
_________________________________
PA-2016-02103
133 Alida
Memo
DATE: February 28, 2017
TO: Ashland Planning Commission
FROM: Brandon Goldman, Senior Planner
RE: Cottage Housing Standards
SUMMARY
At a study session on January 10, 2017 the Planning Commission reviewed the fifth draft of an
ordinance addressing the potential of allowing cottage housing developments within single family
residential zones. Specifically the Commission discussed changes relating to unit sizes, the number of
units allowable, establishing a floor area ratio standard, lot coverage requirements, open space
flexibility, and parking requirements.
The Housing and Human Services Commission reviewed the prior draft of the ordinance at their regular
meeting on January 26, 2017. A representative of the Housing and Human Services Commission will be
in attendance at the February 28 Planning Commission Study Session to present their concerns and
suggested changes.
ORDINANCE REVISIONS
The attached draft includes a number of amendments to the January 10, 2017 cottage housing ordinance
to address discussion items raised by the Planning Commission, the Housing and Human Services
Commission, and the development professionals that have reviewed the prior drafts.
The prior draft ordinance provided a cottage housing development could be 4 to 12 units in size. In
discussions with developers and the Planning Commission it was determined that to promote infill
on smaller lots (those lots that are 1.5x the minimum lot size for the zone) it was appropriate to allow
cottage housing developments as small as 3 units. Therefore the revised draft stipulates that in the
R-1-5 zone a 7500 sq.ft. lot, and in the R-1-75 a 11,250 sq.ft lot, could accommodate a 3 unit cottage
housing development. The Housing and Human Services Commission in their review of the prior
draft indicated concern regarding reductions in the allowable number of units from 16 to 12.
The working draft ordinance presented simplifies the cottage housing development density table
(18.2.3.090.C.1) to allow one cottage per 2500 sq.ft. of lot area in the R-1-5 and NN-1-5 zones, and
one cottage per 3,750 sq.ft. in the R-1-7.5 zone, provided the combined gross floor area of all
cottages and structures in the cottage housing development do not exceed an FAR of 0.35.
The Commission, and members of the development community that reviewed the prior draft
ordinance, discussed the Floor Area Ratio (FAR) and voiced concerns that it should state that
Page2 of 5
common buildings, carports, and greenhouses are exempt from this calculations. As such the
ordinance revisions include clarification that the cottage dwellings themselves are what is deemed
floor area for the purposes this calculation. The draft code further clarifies that a pre-existing home
on the property contributes to the floor area, but its attached garage would not contribute to the FAR
limit. Alternatively, newly constructed garages would be considered contributory toward the FAR
cap. This distinction is intended to promote shared parking lots or carports. Staff has some measure
of concern that private detached garages serving the new cottages could create large buildings
dedicated to parking, or series a series of many small garage buildings, that could be out of character
with the surrounding single family neighborhood.
Staff has also discussed internally the potential of allowing for private garages in relation to the FAR
requirement by providing a set allowance for the building area of accessory structures which would
be exempted from the FAR requirement (ie 200 sq.ft. per unit). This exemption could be applied
toward common buildings, accessory structures, or garages. In this way the cumulative impact of
development would be regulated based on the proportional size of the cottage housing development.
For example, a 4 unit cottage housing development could have an allowance of 800sq.ft. (200sq.ft x
4 units) to be distributed between common buildings or private garages, whereas a 12 unit
development could have up to 2400 sq.ft of FAR exempt building area for such eligible accessory
buildings. Staff would like to further discuss with the Commission the parameters for an FAR
exemption allowance before preparing the final ordinance for consideration.
The “height” section of the ordinance has been amended to retain the maximum height of 18’ with a
ridgeline no greater than 25’, but remove the one and one-half story limitation. This change is in
recognition that the new floor area maximum, in combination with the FAR requirement, will
effectively function to limit the size of the units. In the event a cottage could be developed that fit
two full stories under the 18’ height standard, it would provide design flexibility that would
effectively reduce lot coverage due to a smaller footprint. Given the maximum height in the R-1
zones in presently 35’, the proposed maximum 18’ height will still function to create cottages that
are smaller in scale than existing single family homes in an established neighborhood.
Lot coverage allowances in single family zones do not anticipate elements such as walkways, larger
parking lots, common trash and recycling areas, and multiple patios and porches that are common in
cottage housing developments. Additionally limiting the height of cottages creates larger footprints
than would a comparable floor area within a large 2.5 story single family home. For these reasons
the Commission had recommended creating some latitude to increase lot coverage for cottage
housing developments. To achieve this flexibility staff has revised the code to retain the underlying
zone’s lot coverage maximum, but to exempt porous surfaces allowing up to a 10% increase in lot
coverage. Therefore, provided walkways are developed with pervious materials, parking is
constructed of porous concrete, and/or patios are installed as approved pervious pavers, the
cumulative effect would be that lot coverage in the R-1-5 zone could be increased from 50% to 60%,
and within the R-1-7.5 zone the increase would be from 45% to 55%. These increased coverages
remain less than is currently permitted in Ashland’s multifamily zones (65-75%). By allowing the
added coverage specifically for pervious surfaces this exemption would functions to promote on-site
water infiltration through the use of such approved porous surfaces.
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
Page3 of 5
th
Members of the Housing Commission in their review of the prior draft ordinance on January 26,
expressed concern regarding the difficulty of meeting setbacks between buildings, including
compliance with the solar setback requirements, for cottage housing developments. The Planning
Commission, and developers that reviewed the prior draft, expressed similar concerns regarding the
10 foot minimum setback between cottages originally proposed. The current draft ordinance reduces
the setback between detached cottages to 6 feet. Additionally the current draft ordinance would
amend the solar setback requirement not be applicable in cases where the shadows cast from
buildings within the cottage housing development are entirely within the parent parcel of the
subdivision.
The prior version of the draft ordinance established that common open space need be contiguous,
have a minimum dimension of 20’, and comprise a minimum area of 20% of the lot. Given site
planning challenges due to physical constraints, pre-existing buildings, and driveway and parking lot
siting, it was discussed that there should be more flexibility in relation to the open space
requirements. The revised draft retains the minimum 20% of the lot area, but would newly allow for
the open space to be divided into multiple common open spaces provided they are interconnected
and accessible to all residents of the cottage housing development. Further the minimum dimension
requirement has been reduced to 15’ to provide additional design latitude in fitting a usable open
space into the design of the cottage housing development.
Proposed section 18.2.3.090.C.2.g relating to street facing facades has been amended to strike the
cottage design related elements. The provisions to ensure orientation and connection to adjacent
streets remain in the current proposed draft ordinance.
The parking standards in the revised draft have been changed to apply the existing multifamily
parking standards instead of the reduced parking ratios previously proposed. Utilizing the existing
multifamily standard in Chapter 18.4.3 will require the following:
Studio units or 1-bedroom units less than 500 sq. ft. – 1 space/unit.
o
1-bedroom units 500 sq. ft. or larger -- 1.50 spaces/unit.
o
2-bedroom units -- 1.75 spaces/unit.
o
3-bedroom or greater units -- 2.00 spaces/units.
o
The Planning Commission, and members of the development community expressed an interest in
allowing cottage housing units to have private outdoor areas. There areas would include porches,
patios, gardens, and/or private yards. The draft code newly includes each of these potential outdoor
areas as eligible to meet the required minimum 200 square feet of private outdoor space per cottage
housing unit. Further in recognition that an 8 foot wide porch would be a suitable outdoor space, the
draft code reduces the prior 10 foot dimensional requirement for such private area to be no less than
8 feet. The minimum total area of private outdoor areas of 200sq.ft. per unit is retained.
Additionally the prior draft stipulated a maximum height of fences as 4’ within the cottage housing
development (not including the perimeter of the parent parcel). This fence limitation could limit
opportunities for functionally private outdoor areas.As amended, with the exception of three foot
tall fencing adjacent to the common open space, all other fence heights would be subject to existing
fence requirements of 18.4.4.060. This would allow private yards to be screened from other cottages
within the development.
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
Page4 of 5
Next Steps
Following this evening’s study session Staff will complete revisions to the draft ordinance incorporating
amendments discussed by the Commission. Staff will also prepare amendments to other sections of the
land use code (ie Performance Standards, Solar Ordinance, Normal Neighborhood District) to
incorporate by reference the cottage housing standards. Staff will at that time work with a local architect
or designer to prepare conceptual site plans that illustrate cottage housing developments that are
designed in conformance with the proposed final draft of the ordinance. The intention of working with
an architect will be to both test the code as well as prepare graphics that can be incorporated into the
final land use code to be presented at a public hearing.
Policy Objectives
To provide alternative types of housing for small households; provide high quality infill development
which maintains traditional cottage amenities and proportions and contribute to neighborhood character;
efficiently use residential land supply; and meet regional plan commitment to accommodate future
population growth within the City’s existing boundaries.
The City Council adopted new goals since the adoption of the reformatted and amended land use
ordinance in December 2014. The following items are goals and objectives from the Council’s most
recent effort, “Ashland 2020,” that potentially relate to cottage housing.
Support and promote, through policy, programs that make the City affordable to live in.
Pursue affordable housing opportunities, especially workforce housing. Identify specific
incentives for developers to build more affordable housing. (high priority for 2015-2017)
Support land-use plans and policies that encourage family-friendly neighborhoods. Draft
pocket neighborhood code that allows for the construction of small scale, cottage housing
projects.
The City adopted a new chapter in the Ashland Comprehensive Plan in 2012 to incorporate the
applicable portions of the adopted the Greater Bear Creek Valley Regional Plan. As a part of the
regional planning process, six of the seven communities identified areas outside their respective urban
growth boundaries (UGB) for future growth. However, the City of Ashland did not identify UGB
expansion areas and committed to evaluating innovative land use strategies to accommodate future
residential and employment growth within the City’s existing boundaries. The Ashland Comprehensive
Plan includes the following performance indicators in the Regional Plan Element.
Reach density of 6.6 dwelling units per acre for land in the UGB that is annexed or offset by
increasing the residential density in the city limits.
Achieve targets for dwelling units and employment in mixed-use/pedestrian-friendly areas.
Participate in a regional housing strategy that strongly encourages a range of housing types.
Other related goals and policies in the Ashland Comprehensive Plan include the following.
Ensure a variety of dwelling types and provide housing opportunities for the total cross-section
of Ashland’s population, consistent with preserving the character and appearance of the city.
(Housing Element)
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
Page5 of 5
Encourage the development of private common open space area in new residential developments
to offset the demand for additional public parks. (Parks, Open Space, and Aesthetics Element)
Maintain and improve Ashland’s compact urban form to allow maximum pedestrian and bicycle
travel. (Transportation Element)
ATTACHMENTS
Draft Cottage Housing Ordinance (V6), February 28, 2017
Housing Commission Minutes (Draft) 1/26/2017
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
COTTAGE HOUSING STANDARDS
Working Draft Ordinance Amendments Feb. 2017 (version 6)
18.2.3.090 Cottage Housing in R-1 and NN-1 Zones
A. Purpose and Intent.
1. Support the local and regional growth management goal of more efficient use of city
residential land. Cottage housing may allow higher residential density than is normally
allowed in the underlying zone. This increased density is possible with smaller than
average home sizes, clustered parking, and site design standards that promote
compatible infill development.
2. Support the Comprehensive Plan goal of affordability, innovation, and variety in housing
design and site development; and a variety of housing choices to meet the needs of a
population diverse in age, income, household composition, and individual needs.
3. Provide opportunities for an alternative type of housing for small households.
4. Provide opportunities for high quality infill development which maintains traditional
cottage amenities and proportions and contribute to the overall community character.
5. The cottage housing development design standards contained in this section are
intended to create a small community of cottages oriented around open space that is
pedestrian-oriented and minimizes the visibility of off-street parking.
B. Applicability and General Requirements
1. R-1 Zones. In the R-1-5 and R-1-7.5 zones cottage housing developments are subject to
review through chapter 18.3.9 Performance Standards, and shall meet the requirements
of subsection 18.2.3.090.C, below.
2. R-1-3.5, R-2 and, R-3 Zones. In the R-1-3.5, R-2 and R-3 zones, cottage housing
developments are subject to review through chapter 18.5.2 Site Design Review, and are
exempt from the development standards in subsection 18.2.3.090.C, below.
3. NN -1 Zones. In the NN-1-5 zone cottage housing developments are subject to review
through chapter 18.3.9 Performance Standards and chapter 18.3.4 Normal
Neighborhood Plan, and shall meet the requirements of subsection 18.2.3.090.C, below.
4. NN -1-3.5 and NN-2 Zones. In the NN -1-3.5 and NN-2 zones cottage housing
developments are subject to review through chapter 18.5.2 Site Design Review and
chapter 18.3.4 Normal Neighborhood Plan, and are exempt from the development
standards in subsection 18.2.3.090.C, below.
C. Development Standards
Cottage housing developments in the R-1 and NN-1 zones shall meet all of the following
requirements.
1. Cottage Housing Density. In cottage housing developments, the permitted number of
units and minimum lot areas shall be as follows.
Cottage housing ordinance, February 2017 draft
Page 1
ğĬƌĻЊБ͵Ћ͵Ќ͵ЉВЉ͵/͵Њ/ƚƷƷğŭĻIƚǒƭźƓŭ5ĻǝĻƌƚƦƒĻƓƷ5ĻƓƭźƷǤ
MinimumMaximum
number of number of Minimum lot size
Maximum
Maximum cottages per cottages per (accommodates
Zones
Floor Area
Cottage Densitycottagecottageminimum number
Ratio (FAR)
housinghousingof cottages)
developmentdevelopment
1 cottage
R-1-5,
dwelling unit per
ЌЊЋЊЉͲЉЉЉАЎЉЉƭƨ͵ŅƷ͵Љ͵ЌЎ
NN-1-5
2,500 square feet
of lot area
1 cottage
ЊЎͲЉЉЉЊЊЋЎЉ
dwelling unit per
ЌЊЋЉ͵ЌЎ
R-1-7.5
ƭƨ͵ŅƷ͵
3,750 square feet
of lot area
2. Building and Site Design.
Maximum Floor Area Ratio: The combined gross floor area of all cottages and
a.
garages dwellings and structures within a cottage housing development shall not
exceed a maximum 0.35 floor area ratio (FAR). Structures such as parking
carports, green houses, and common accessory structures are exempt from the
maximum floor area calculation.
Maximum Floor Area.The maximum gross floor area for at least 75 percent of the
b.
cottages shall not exceed 800 square feet, and gross floor area for any individual
For the purpose of this section, gross
cottage unit shall not exceed 1000 square feet
.
floor area excludes any space where the floor to ceiling height is less than seven
feet.
c.Height. Structures in cottage housing developments shall be designed to be single
story, one and one-half story, or single story plus a loft. Building height of all
structures in cottage housing developments shall not exceed 18 feet. The ridge
highest point of a pitched roof may extend up to 25 feet. at the ridge of the roof.
d.Setbacks. Setbacks along the perimeter of the development shall have the same
setbacks as required in the zones. See Table 18.2.5.030.A.
e.Lot Coverage. Lot coverage shall meet the requirements of the underlying zone. See
outlined in Table 18.2.5.030.A, with the exception that lot coverage can be increased
by an additional 10% for areas developed with an approved porous solid surface that
allows storm water infiltration. The porous solid surface exception applies to pervious
pedestrian walkways, patios, trash and recycling areas, parking areas, and
driveways.
f.Building Separation. Up to two cottages may be attached. A cottage development
Cottage housing ordinance, February 2017 draft
Page 2
may include two-unit attached, as well as detached, cottages. All buildings containing
residential units within a cottage housing development shall maintain a minimum
separation of ten six feet measured from the nearest point of the exterior walls.
Accessory buildings (e.g., carport, garage, shed, multipurpose room) shall comply
with building code requirements for separation from non-residential structures.
g.Street Facing Facades.
i. The main entries of cottages visible from the adjacent streets shall provide a
visual pedestrian connection with the surrounding neighborhood.
ii. All cottages adjacent to the street shall have their primary orientation to the street
and street facing facades that avoid blank walls. Cottages adjacent to the street
shall include the following:
(A). Changes in exterior siding material and paint color.
(B). Windows which may include bay windows.
3. Access, Circulation, and Off-Street Parking Requirements. Notwithstanding the
provisions of chapter 18.4.3 Parking, Access, and Circulation, cottage housing
developments shall conform to the following requirements.
a. Pedestrian access shall be provided to all cottages from the street and sidewalk, and
shall meet the pedestrian access and circulation standards of 18.4.3.090.
b. Except for those street connections identified on the Street Dedication Map, the
Commission may reduce or waive the requirement to dedicate and construct a public
street in chapter 18.5.3 where a cottage housing development meets the connectivity
and block length standards in section 18.4.6.040 by providing public access for
pedestrians and bicyclists with an alley, shared street, or multi-use path connecting
the public street to adjoining properties.
c. Driveways and parking areas shall meet the vehicle area design standards of section
18.4.3.080.
d. Parking shall be consolidated to minimize the number of parking areas, and shall be
located on the cottage housing development property.
e. Parking areas shall not be located between the buildings and the street, and shall be
located to the side or rear of buildings oriented toward the street, and shall be
designed to be less visible from frontage streets than the cottages themselves.
f. Parking areas shall be landscaped to screen parking from adjacent properties and
street rights of way and shall meet applicable landscape standards of chapter 18.4.4.
g. Parking Ratios Parking shall meet the requirements of chapter 18.4.3Parking,
Access, and Circulation Standards, and shall provide the required number of spaces
consistent with Multifamily use.
Cottage Floor Area of 500 square feet or less: 1 parking spaces per unit.
Cottage Floor Area of greater than 500 square feet and less than 800 square feet:
1.25 parking spaces per unit.
Cottage housing ordinance, February 2017 draft
Page 3
Cottage Floor Area greater than 800 square feet and less than 1000 square feet: 1.5
parking spaces per unit.
h. Off-street parking may be located within an accessory structure such as a multi-auto
carport or garage, but such structures shall not be attached to individual cottages.
Uncovered parking is also permitted provided that off street parking is screened from
direct street view.
i. Cottage housing developments are exempt from the on-street parking requirements
of section 18.3.9.060.
j.Exterior lighting. Exterior lighting shall meet the requirements of 18.4.4.050 Outdoor
Lighting.
k.Fences. Notwithstanding the provisions of section 18.4.4.060, fence height is limited
to three feet adjacent to the common open space and to four feet in other interior
areas within the development, except as allowed for deer fencing in subsection
18.4.4.060.B.6. Fences in the front and side yards abutting a public street, and on
the perimeter of the development shall meet the fence standards of section
18.4.4.060. Chain link fences are prohibited.
4. Common Open Space. Open space that is commonly owned by all members of a
cottage housing development shall meet all of the following standards.
a. For the purpose of cottage housing, common open space shall be the central space,
or series of interconnected spaces, that may be used by all occupants of the cottage
complex surrounded by grouped cottages.
b. Common open space(s) shall be for recreational use by residents of the
development, and provide a suitable surface for human use. Physically constrained
areas such as wetlands or steep slopes cannot be counted towards the common
open space requirement.
c. A minimum of 20 percent of the total lot area is required as common open space.
Common open space(s) shall have no dimension that is less than 20 15 feet.
Connections between separated open spaces, not meeting this dimensional
requirement, shall not contribute toward meeting the minimum common open space
area.
d. At least 50 percent of the cottage units shall abut a common open space.
e. The common open space shall not be across a street or parking area.
f. Common open space shall be a contiguous area located in front or behind the
cottages.
g. The common open space shall have cottages abutting at least two sides grouped
around the common open space.
h. The common open space shall be distinguished from the private yard outdoor areas
with a walkway, fencing, landscaping, berm, or similar method to provide a visual
boundary around the perimeter of the common area.
i. Parking areas, yard setbacks, spaces between buildings, areas under power lines,
Cottage housing ordinance, February 2017 draft
Page 4
and private yard outdoor areas, and driveways do not qualify as common open
space.
Conceptual Site Plan Illustration
Figure 18.2.3.090
Cottage Housing Conceptual Site Plan ILLUSTRATION TO BE REVISED FOR CONSISTANCY WITH
FINAL DRAFT REVISIONS
5. Private Yards. Each residential unit in a cottage housing development shall have a
private yard or outdoor area. The private yard outdoor area shall be separate from the
common open space to create a sense of privacy. The private open space shall be
separated from the common open space with a small hedge, picket fence, or other
similar visual separation to create a sense of separate ownership.
a. Each cottage unit shall be provided with a minimum of 200 square feet of usable
private yard outdoor area. Private outdoor areas may include yards, designated
gardening areas, patios, or porches.
b. No dimension of the private yard outdoor area shall be less than 10 8 feet.
6. Common Buildings, Existing Nonconforming Structures and Accessory Residential Units.
a.Common Buildings. Up to 25 percent of the required common open space, but no
greater than 1,500 square feet, may be utilized for a community building for the sole
use of the cottage housing residents. Common buildings shall not be attached to
individual cottages or other structures. Consolidated carports or garage structures
are not subject to the area limitations of this section.
b. Consolidated carports or garage structures, provided per 18.2.3.090.C.3.h,are not
subject to the area limitations for common buildings, nor are they to be considered as
contributing toward the required common open space.
c.Nonconforming Dwelling Units. On a lot to be used for a cottage housing
development, an existing single-family residential structure, which may be
nonconforming with respect to the standards of this chapter, shall be permitted to
remain. but the extent of the nonconformity may not be increased. Nonconforming
Cottage housing ordinance, February 2017 draft
Page 5
dwelling units shall be included in the maximum permitted cottage density. The
habitable floor area of such nonconforming dwellings shall be included in the
maximum floor area permitted per 18.2.3.090C.2.a, however existing garages
attached to a nonconforming dwelling shall not be included in the maximum floor
area ratio.
d.Accessory Residential Units. New accessory residential units (ARUs) are not
permitted in cottage housing developments, except that an existing attached or
detached ARU that is accessory to an existing nonconforming single-family structure
may be counted as a cottage unit if the property is developed subject to the
provisions of this chapter.
7. Storm Water and Low-Impact Development.
a. Cottage housing developments shall be designed to take advantage of open space
and landscaped features to utilize storm water low impact development techniques
including natural filtration and on-site infiltration of storm water.
b. Low impact development techniques for storm water management shall be used
wherever possible. Such techniques may include the use of porous solid surfaces in
parking areas and walkways, directing roof drains and parking lot runoff to landscape
beds, green or living roofs, and rain barrels.
c. Cottages shall be located to maximize natural storm water functions. In this zone,
cottages shall be grouped and parking areas shall be located to preserve as much
contiguous, permanently undeveloped open space and native vegetation as
possible.
8. Restrictions.
a. The size of a cottage dwelling may not be increased beyond the maximum floor area
in subsection 18.2.3.090.B.a. A deed restriction shall be placed on the property
notifying future property owners of the size restriction.
Cottage housing ordinance, February 2017 draft
Page 6
18.3.9.030 PSO-Overlay
A. Purpose.
The purpose of the PSO overlay is to distinguish between those areas that have been
largely developed under the subdivision code, and those areas, which, due to the undeveloped nature
of the property, sloping topography, or the existence of vegetation or natural hazards, are more
suitable for development under Performance Standards.
B. Applicability.
This chapter applies to properties located in the Performance Standards Option
Overlay (PSO) as depicted on the Zoning Map. All developments in the PSO overlay, other than
partitions and development of individual dwelling units, shall be processed under this chapter. The
minimum number of dwelling units for a Performance Standards Subdivision within residential zoning
districts is three.
C. Permitted Uses.
In a PSO overlay, the granting of the application shall be considered an outright
permitted use, subject to review by the Planning Commission for compliance with the standards set
forth in this ordinance and the guidelines adopted by the City Council.
D. Development Outside PSO-overlay.
If a parcel is not in a PSO overlay, then development under
this chapter may only be approved if one or more of the following conditions exist.
1. The parcel is larger than two acres and is greater than 200 feet in average width.
2. That development under this chapter is necessary to protect the environment and the
neighborhood from degradation which would occur from development to the maximum
density allowed under subdivision standards, or would be equal in its aesthetic and
environmental impact.
3. The property is zoned R-2, R-3 or CM.
4. The property is developed as a cottage housing development consistent with the
standards in chapter 18.2.3.090
18.3.9.040 \[unchanged\]
18.3.9.050 Performance Standards for Residential Developments
The density of the development shall not exceed the density established by
A. Base Densities.
this section. The density shall be computed by dividing the total number of dwelling units by
the acreage of the project, including land dedicated to the public. Fractional portions of the
final answer, after bonus point calculations, shall not apply towards the total density.
1. The base density, for purposes of determining density bonuses allowed under this
section, is as provided in Table 18.3.9.050.
Table 18.3.9.050.A.1.Base Densities for Determining Allowable
Density Bonus with Performance Standards Option
Zone Allowable Density
(dwelling units per acre)
WR-2 0.30 du/acre
WR-2.5 0.24 du/acre
WR-5 0.12 du/acre
WR-10 0.06 du/acre
WR-20 0.03 du/acre
RR-1 0.60 du/acre
Cottage housing ordinance, February 2017 draft
Page 7
RR-.5 1.2 du/acre
R-1-10 2.40 du/acre
R-1-7.5 3.60 du/acre
R-1-5 4.50 du/acre
R-1-3.5 7.2 du/acre
R-2 13.5 du/acre
R-3 20 du/acre
The base density for cottage housing developments, for purposes of determining
2.
density bonuses, allowed under this section is as provided in Table 18.3.9.050.A.2
Table 18.3.9.050.A.2 Base Densities for Determining Allowable Density Bonus with Performance
Standards Option
MinimumMaximum
Minimum lot size
number of number of Maximum
Maximum Cottage (accommodates
Zones
cottages per cottages per Floor Area
Densityminimum number
cottage housing cottage housing Ratio (FAR)
of cottages)
developmentdevelopment
1 cottage dwelling
R-1-5,
unit per 2,500
ЍЊЋЊЉͲЉЉЉƭƨ͵ŅƷ͵Љ͵ЌЎ
NN-1-5
square feet of lot
area
1 cottage dwelling
unit per 3,750
ЍЊЋЊЎͲЉЉЉƭƨ͵ŅƷ͵Љ͵ЌЎ
R-1-7.5
square feet of lot
area
3. Open Space Required. All developments with a base density of ten units or greater shall
be required to provide a minimum of five percent of the total lot area in Open Space; that
area is not subject to bonus point calculations, however, density bonuses shall be
awarded to open space areas in excess of the five percent required by this subsection.
The permitted base density shall be increased by the
B. Density Bonus Point Calculations.
percentage gained through bonus points. In no case shall the density exceed that allowed
under the Comprehensive Plan. The maximum density bonus permitted shall be 60 percent
(base density x 1.6), pursuant to the following criteria.
1. Conservation Housing. A maximum 15 percent bonus is allowed. One-hundred percent
of the homes or residential units approved for development, after bonus point
calculations, shall meet the minimum requirements for certification as a Earth Advantage
home, as approved by the Ashland Conservation Division under the City’ s Earth
Advantage program as adopted by resolution 2006-06.
2. Provision of Common Open Space. A maximum ten percent bonus is allowed, pursuant
to the following.
a.Purpose. Common open spaces may be provided in the form of natural areas,
wetlands, playgrounds, active or passive recreational areas, and similar areas in
common ownership. All areas set aside for common open space may be counted for
base density, unless otherwise excluded by subsection 18.3.9.050.A.2. However, for
the purposes of awarding density bonus points, the Planning Commission shall
Cottage housing ordinance, February 2017 draft
Page 8
consider whether or not the common open space is a significant amenity to project
residents, and whether project residents will realistically interact with the open space
on a day-to-day basis. The purpose of the density bonus for common open space is
to permit areas, which could otherwise be developed, or sold as individual lots, to be
retained in their natural state or to be developed as a recreational amenity. It is not
the purpose of this provision to permit density bonuses for incidental open spaces
that have no realistic use by project residents on a day-to-day basis.
b.Standard. Developments with fewer than ten units that provide more than two
percent of the project area for common open space, or for developments of ten units
or greater that provide more than five percent open space, a one percent bonus shall
be awarded for each one percent of the total project area in common open space.
3. Provision of Major Recreational Facilities. A maximum ten percent bonus is allowed,
pursuant to the following.
a.Purpose. Points may be awarded for the provision of major recreational facilities
such as tennis courts, swimming pools, playgrounds, or similar facilities.
b.Standard. For each percent of total project cost devoted to recreational facilities, a
six percent density bonus may be awarded up to a maximum of ten percent bonus.
Total project cost shall be defined as the estimated sale price or value of each
residential unit times the total number of units in the project. Estimated value shall
include the total market value for the structure and land. A qualified architect or
engineer shall prepare the cost of the recreational facility using current costs of
recreational facilities.
4. Affordable Housing. A maximum bonus of 35 percent is allowed. Developments shall
receive a density bonus of two units for each affordable housing unit provided.
Affordable housing bonus shall be for residential units that are guaranteed affordable in
accordance with the standards of section 18.2.5.050 Affordable Housing Standards.
5. Cottage Housing. Cottage housing developments of 7 units or greater, meeting
the standards of section 18.2.3.090 Cottage Housing, are eligible for conservation
housing density bonuses per the requirements of 18.3.9.050.B.1, and the
affordable housing density bonuses per the requirements of 18.3.9.050.B.4, but
are not eligible for additional density for the provision of common open space or
the provision of major recreational facilities.
18.4.8 Solar Access
18.4.8.020B. Exemptions.
1. Architectural Projections. Rooftop architectural features a maximum of four feet in width, such as
chimneys and vent pipes, and light poles and flag poles shall be exempt from the setback
standards in section 18.4.8.030.
2. Steep Slopes. Any lot with a slope of greater than 30 percent in a northerly direction, as defined
by this ordinance, shall be exempt from the setback standards in section 18.4.8.030.
3. Zones. Any lot in the C-1-D, CM, and NM-C zones, and properties in the C-1 zone not abutting a
residential zone, shall be exempt from the setback standards in section 18.4.8.030.
Cottage housing ordinance, February 2017 draft
Page 9
4. Existing Shade Conditions. If an existing structure or topographical feature casts a shadow at the
northern lot line at noon on December 21, that is greater than the shadow allowed by the
requirements of this section, a structure on that lot may cast a shadow at noon on December 21,
that is not higher or wider at the northern lot line than the shadow cast by the existing structure or
topographical feature. This exemption does not apply to shade caused by vegetation.
a.Actual Shadow Height. If the applicant demonstrates that the actual shadow that would be
cast by the proposed structure at noon on December 21 is no higher than that allowed for
that lot by the provisions of this section, the structure shall be approved. Refer to Table
18.4.8.020.B.4.a, below, for actual shadow lengths.
Table 18.4.8.020.B.4.a: Actual Shadow Length (at solar noon on December 21st)
Slope
Height in feet
0.30 -0.25-0.20-0.15-0.10-0.050.00 0.05 0.10 0.15
8 * 55 41 33 27 23 20 18 16 15 13
10 * 69 51 41 34 29 25 22 20 18 17
12 * 83 61 49 41 35 30 27 24 22 20
14 * 96 72 57 47 41 35 31 28 26 24
16 * 110 82 65 54 46 40 36 32 29 27
18 * 124 92 73 61 52 46 40 36 33 30
20 * 138 102 82 68 58 51 45 40 37 34
22 * 151 113 90 75 64 56 49 44 40 37
24 * 165 123 98 81 70 61 54 48 44 40
26 * 179 133 106 88 75 66 58 53 48 44
28 * 193 143 114 95 81 71 63 57 51 47
30 * 207 154 122 102 87 76 67 61 55 50
32 * 220 164 130 108 93 81 72 65 59 54
34 * 234 174 139 115 98 86 76 69 62 57
36 * 248 184 147 122 104 91 81 73 66 60
38 * 262 195 155 129 110 96 85 77 70 64
40 * 275 205 163 135 116 101 90 81 73 67
5. Dwellings within Cottage Housing Developments meeting the standards in
18.2.3.090, that cast their shadows entirely within the parent parcel of the Cottage
Housing Development, shall be exempt from the setback standards in 18.4.8.030.
Cottage housing ordinance, February 2017 draft
Page 10
Ashland Housing and Human Services Commission
Draft Minutes January 26, 2017
CALL TO ORDER
Chair Boettiger called the meeting to order at 4:30 pm in the Siskiyou Room at the Community Development and
Engineering Offices located at 51 Winburn Way, Ashland OR 97520.
Commissioners Present:
Council Liaison
Sue CraderDennis Slattery
Rich Rohde
SOU Liaison
Joshua Boettiger
Tom GundersonMegan Mercier, absent
Sharon Harris
Staff Present:
Michelle Linley
Heidi ParkerLinda Reid, Housing Specialist
Commissioners Absent:
Carolyn Schwendener, Clerk
Tom Buechele
Gina DuQuenne
APPROVAL OF MINUTES
Rohde/Harris m/s to approve the minutes of the November 17, 2016 Housing and Human Services Commission
regular meeting. Voice Vote: All Ayes, minutes were approved as presented.
PUBLIC FORUM
Debbie Neuenswander was present to observe the meeting.
COTTAGE HOUISNG STANDARD UPDATES
Maria Harris, City of Ashland Planning Manager was present to answer any questions and explain the changes
proposed by the Planning Commission to the ordinance. Ms. Harris outlined the changes.
Cottage Housing developments would only be allowed in R-1-5, R-1-7.5 and the Normal Neighborhood
single family zones. The R-1-10 zone was removed. The thinking behind this was there isn’t much
available lands in the R-1-10 larger lot zones and cottage housing isn’t as compatible in that zone.
The number of allowable units in a cottage housing development was changed from a minimum of four to
a minimum of three and the maximum of sixteen was lowered to a maximum of twelve. Ms. Harris
explained that the smaller numbers tend to be more successful throughout the country and the lower
amount of units are more compatible in single family zones. It was also mentioned that when the number
of households grow beyond a dozen or so it becomes difficult for people to know their neighbors in any
depth or to live close enough to call them in an emergency.
The size of the cottages is based on a floor area ratio (FAR). FAR is the relationship between the total
amount of usable floor area that a building has and the total area of the lot on which the building stands.
In an analysis it as determined that a typical single family home built on a standard lot has a floor area
ratio of approximately .40 to .50. The ordinance states that cottage housing development will not exceed
an FAR of 0.35. This will affect the average unit sizes.
Originally the lot coverage could only cover the same percentage as in a single family zone. The new
proposal is increasing lot coverage slightly because there tends to be more walkways going to the
different units in a cottage development. At this time there is no minimum lot coverage, stated Ms. Harris.
The Commissioners asked a few questions of Ms. Harris.
Can you develop a cottage housing in an R-2 zone?
It was not necessary to include cottage housing in the R-2 zones because this housing type is already
allowed in that zone if the lot is big enough.
To what extent did anybody consider affordability in the cottage housing designs?
The planning commission’s discussion was really centered around the need to provide another smaller
housing type. Affordability wasn’t the main issue though smaller homes tend to be more affordable by nature.
Would a developer get any density bonus’ that are offered in other zones?
Only if the cottage housing development is over seven units in size. Ms. Harris did remind the
Commissioners that most of the available building lands inventory in Ashland is smaller lots and it would be
difficult to get up to twelve units on them.
It was questioned if it was really necessary to give density bonuses for recreational facilities, tennis courts,
swimming pools etc. Seems like the intent of the cottage developments is not for a resort atmosphere.
Ms. Harris explained this is part of the existing code and the intent behind it is if you provide recreational
facilities within your development it possibly could take some of the pressure off of our City Parks and Facilities.
Ms. Harris also reminded the Commissioners this is not a requirement.
The commissioners asked Ms. Harris if anyone on the planning commission actually tried to put four units in a
10,000 square foot lot adhering to the setbacks. The Commissioners questioned whether or not it could be done,
especially without a variance which is expensive. The Commissioners also like the concept but feel that the
design restrictions are too cumbersome. They would like to see alternative parking allowed. The proposal seems
to have so much area designated to parking that it could restrict the amount of units on the lot.
Reid will put together a letter with the concerns of the Commission and bring it to next month’s meeting for review
th
and approval. The Planning Commission will be discussing the ordinance again at their February 28 Study
Session. It was suggested that as many Commissioners that were available attend the Study Session and
express their concerns.
AFFORDABLE HOUISNG TRUST FUND ORDINANCE AND RFP PROCESS OVERVIEW
Reid asked the question “Does this group want to expend the funding at this time knowing that it might not come
back in and the Commission would need to identify a priority use as outlined in the ordinance.”
Rohde acknowledged this is an important discussion because we need complete transparency and understanding
that this money has been unavailable for years. Rhode explained there are two ways to use the money, Request
for Proposal and Notice of Funding Availability. By ordinance ten percent of the money can be utilized for
immediate use for help with the housing crisis. Rohde shared his frustration that it is difficult to find the line item in
the budget. Reid explained the money was never identified as an expenditure so it didn’t make it into the actual
budget.
Rohde gave an example saying recently the City had the potential of a thirty unit affordable housing project. The
Housing Trust fund money could be used for pre-development costs for projects such as that, stated Rohde. Reid
clarified the thirty unit affordable housing project was never a formal application.
The Commissioners agreed they need a tangible project to present to the Council before they will release the
funds. Would also like to see the Council find a funding steam to grow the amount.
Rohde/Crader m/s that the Housing Commission recommend to the City that we follow our responsibility and
present a request that the existing dollars in the end of fund balance be put into the useable budget for the
coming two years and additional funds be surveyed and looked for additions to the $166,000. Voice Vote: All
Ayes, motion passed.
PORTA-POTTY MEMO REVIEW
The Commissioners reviewed the memo that Reid prepared for the Council regarding the porta-potty proposal.
Harris heard back from both the Parks Department and the Public Works Department in support of the proposal.
The Commissioners agreed they would like to request two more porta potties, one around the railroad park and
one at the south end of town.
Parker/Crader m/s that we approve with some additions that Linda will wordsmith on the draft Porta-Potty and
submit it to the Council. Voice Vote: All Ayes, motion passed.
COUNCIL LIAISON INTRODUCTION
The Commissioners welcomed the new Council Liaison Dennis Slattery. Slattery expressed his intentionto be on
this Commission as both affordable housing and affordable living are of specific interest to him. Slattery
acknowledged there are issues in the Planning Department. There appears to be plenty of laws that prohibit but
we need planning rules that promote, stated Slattery. Slattery also sees the homeless issues in our Community
as something he would like to help with. Slattery asked the question “Is two more nights at the shelter doable? Is
there enough staff to manage that? During the summer he would like us to identify some resident homeless
priorities.Slattery is committed to being present and active at this Commissions meetings.
STRATEGIC GOAL PRIORITY REVIEW AND NEXT STEPS
The Commissioners reviewed the strategic goals identified at the retreat held in December. The Commission felt
that it was important to revisit these goals and check in on their progress regularly.
LIAISON REPORTS DISCUSSION
Council –
This is Commissioner Slattery’s first meeting and he has already introduced himself. No other report at
this time.
Staff –
Reid will try and get in touch with Megan Mercier the SOU Liaison for this Commission. She has not been
present at the meetings for quite some time. Perhaps Leo would be able to take her place.
GENERAL ANNOUNCEMENTS JANUARY 26, 2017 METTING AGENDA ITEMS
Quorum Check –
Everyone should be present
A discussion surrounding zero tolerance on hate speech and what we can do to keep it out of our community. Be
a partner in bringing forth a resolution.
Review questions for Social Service Grant applications.
UPCOMING EVENTS AND MEETINGS
Next Housing and Human Services Regular Commission Meeting – 4:30-6:30 PM; February 23, 2017, in the
Siskiyou Room at the Community Development & Engineering Department located at 51 Winburn Way.
ADJOURNMENT
The meeting was adjourned at 6:30 p.m.
Respectfully submitted by Carolyn Schwendener