HomeMy WebLinkAbout2017-07-25_Planning PACKET
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not allowed after the Public Hearing is closed.
ASHLAND PLANNING COMMISSION
STUDY SESSION
JULY 25, 2017
AGENDA
I. CALL TO ORDER:
7:00 PM, Civic Center Council Chambers, 1175 E. Main Street.
II. ANNOUNCEMENTS
III. PUBLIC FORUM
IV. DISCUSSION ITEMS
A.Draft Housing Element Policy Review and Discussion
B.Cottage Housing Ordinance
V. 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).
DISCUSSION ITEM
_________________________________
Draft Housing Element Policy Review
and Discussion
Memo
DATE: 07/25/2017
TO: Planning Commission
FROM: Linda Reid, Housing Program Specialist
RE: Draft Housing Element Policy Review and Discussion
The City is undertaking an update of the Housing Element of the Comprehensive Plan. As part
of this update effort an initial draft of the goals and policies section of the Element for the
Commission to discuss and recommend further revisions. In formulating the revised goals and
policies Staff utilized feedback obtained during the public involvement process. The public
involvement process included
events (response summary attached); an open house and a community forum held on March 8,
2017. The feedback received from the public outreach process has been generally summarized
below, and was instrumental to the policy refining process. City staff has provided the
discussion draft goals and policies section of the Housing Element as an attachment to this
memo.
Background
The purpose of the is to have a document which sets
forth general, long-
The hope is that decisions will then have long-term consistency. In recognition that there will be
continued changes in the City over time, the goals and the policies in the plan should be flexible
enough to address that long term vision.
The Comprehensive Plan was adopted in 1982 and covers 12 individual areas such as
Transportation, Parks, Environmental Resources, Public Services, etc. Individual sections of the
plan are updated over time; the Housing Element was last updated in 1989. The Comprehensive
plan attempts to proceed from the very general (goal statements) to the areas of focus (policies)
which are intended to meet the overarching goals. Implementing actions are separate from the
Comprehensive plan and are reflected in adopted ordinances (i.e. zoning), resolutions, City
program development, and funding priorities.
Definitions
Goal:
A goal statement is an attempt to illustrate what the City is striving for, i.e., it sets City
direction. It has a direct effect on future planning as a city cannot legally be in opposition to its
own goals.
Department of Community Development Tel: 541-488-5305
51 Winburn Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.or.us
Policies:
Policies are statements supportive of the goals, as they are to aid in achieving listed
goals. They have a strong effect on a city, because city decisions and programs cannot directly
contradict the policies. Policies do not have to be implemented if they require funds that are not
available, since funding is dependent on Council priorities and available money. When decisions
are being made, and policies are directly or indirectly applicable to such decisions, the policies
must be followed unless it can be shown and recorded that a different decision supports the goal
statement better than a decision based on the applicable plan policies.
Existing Goal and Policies from the Comprehensive Plan:
The existing Housing Element of the Comprehensive Plan articulates one broad goal:
Goal 1. Ensure a variety of dwelling types and provide housing opportunities for the total
The existing Housing Element of the Comprehensive Plan identifies five individual policies
relating to Goal 1:
1. Given the scarcity and cost of land as a limited resource, conserve land and reduce the
impact of land prices on housing to the maximum extent possible, using the following
techniques:
a. Use the absolute minimum street widths that will accommodate traffic adequately
in order to reduce aesthetic impacts and lot coverage by impervious surfaces.
b. Allow a wide variation in site-built housing types through the use of the City's
Performance Standards Ordinance. The use of attached housing, small lots, and
common open spaces shall be used where possible to develop more moderate cost
housing and still retain the quality of life consistent with Ashland's character.
c. Consistent with policies relating to growth form, City policy should encourage
development of vacant available lots within the urban area, while providing
sufficient new land to avoid an undue increase in land prices. This shall be
accomplished with specific annexation policies.
d. Zone lands in the single-family designation consistent with the surrounding
neighborhood if the area is mostly developed. Generally, lands south of Siskiyou
Boulevard-North Main should be R-1-7.5 and R-l-10, and lands south of the
Boulevard should be R-l-5.
2. Using the following techniques, protect existing neighborhoods from incompatible
development and encourage upgrading:
a. Do not allow deterioration of residential areas by incompatible uses and
developments. Where such uses are planned for, clear findings of intent shall be
made in advance of the area designation. Such findings shall give a clear rationale,
explaining the relationship of the area to housing needs, transportation, open
space, and any other pertinent Plan topics. Mixed uses often create a more
interesting and exciting urban environment and should be considered as a
development option wherever they will not disrupt an existing residential area.
b. Prevent inconsistent and disruptive designs in residential areas through use of a
limited design review concept, in addition to using Historic Commission review as
part of the site review, conditional use permit, or variance approval process.
c. Develop programs and efforts for rehabilitation and preservation of existing
Department of Community Development Tel: 541-488-5305
51 Winburn Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.or.us
neighborhoods, and prevent development, which is incompatible and destructive.
3. Regulation of residential uses shall be designed to complement, conserve, and continue the
aesthetic character of Ashland through use of the following techniques:
a. Slope protection and lot coverage performance standards shall be used to fit
development to topography, generally following the concept that density should
decrease with an increase in slope to avoid excessive erosion and hillside cuts. This
objective shall be used consistent with the desire to preserve land by using the
smallest lot coverage possible.
b. Site and design review shall be used to ensure compatible multiple-family
structures. Density incentives shall be used to encourage innovative, non-
standardized design in single-family areas.
c. Performance standards shall be used to regulate new development in Ashland so
that a variety of housing types built for the site and imaginative residential
environments may be used to reduce cost and improve the aesthetic character of
new developments and decrease the use of traditional zoning and subdivision
standards.
d. Street design and construction standards shall promote energy efficiency, air
quality, and minimal use of land. To this end, the City shall:
1. Adopt a master conceptual plan of future streets by size and use category.
2. Adopt minimum street width standards which provide only what is needed
for adequate traffic flow and parking.
3. Incorporate bicycle and pedestrian traffic planning in street design.
4. Limit street slopes, requiring curvilinear streets along contours in steeper
areas.
4. Create and maintain administrative systems that will assist in all phases of housing and
neighborhood planning through use of the following techniques:
a. Establish and maintain a data base system, which includes measurement of: vacant
land and land consumption; housing conditions; land use, land values, and any
other pertinent information. Simplify and strengthen the processing approval
mechanism so that the intent of state and local laws is fulfilled with the greatest
possible thoroughness and efficiency.
b. Cooperate fully with the Jackson County Housing Authority in locating low-income
units in Ashland when this can be done in low-impact, relatively small
developments, or through funding of individual home-owner loans or rental
assistance.
5. The residential sector is the major user of energy in Ashland. Consistent with other housing
goals, the City shall strive to promote, encourage or require energy- efficiency design in all
new residential developments.
Summary of Revisions Resulting from Public Involvement Process
Department of Community Development Tel: 541-488-5305
51 Winburn Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.or.us
The public involvement process included:
Community Forum, open house and public discussions from two public meetings; one before the
th
Planning Commission on April 24 and one before the Housing and Human Services
th
Commission on May 25.
There was general public support for the existing goals and policies.
There was general agreement that the language in the existing goals and policies was
technical and confusing, therefore the draft language in the revised goals and policies has
attempted to reduce those instances.
Commenters called for a broad policy, or set of policies, that maintain affordable housing
as a priority for future policy development. One goal and several policies regarding
affordable housing were added to address this feedback.
Generally, respondents were strongly in support of maintaining the existing
environmental and conservation themed policies. Specifically, comments were received
suggesting greater efficiency and conservation measures in housing development and
strengthening policies relating to reducing automobile dependence through incentivizing
multi-modal transportation. Two goals and some additional policies were added to
accommodate the strong community support of conservation related goals.
Accommodating growth and the preservation of rural agricultural lands an issue raised
through the public feedback process. The articulated in the
draft policies.
Timeline for Housing Element Adoption
Following this evenings study session, staff will present the discussion draft of the goals and
th
policies, to the Housing and Human Services Commission at the regular meeting on July 27,
2017. Incorporating comments from the Planning Commission and the Housing and Human
Services Commission, staff will revise the draft goals and policies, and prepare the revisions to
the body of the Housing Element to present back to both Commissions for further discussion at
Study Sessions this fall. Following these study sessions final revisions will be made to then
proceed with the legislative public review and hearing process.
Attachments:
Draft Housing Element Policies
Public Involvement Survey Response
Public Forum Feedback Summary
Department of Community Development Tel: 541-488-5305
51 Winburn Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.or.us
Potential Housing Goals and Policies for discussion in updating the
Ashland Comprehensive Plan Housing Element
(1)Goal: Ensure a range of different housing types that provide housing opportunities for
Policy 1: Zone sufficient land at densities to accommodate an adequate supply of housing by type
and cost to meet population growth and projected housing needs.
Policy 2: Provide for a mix of housing types that are attractive and affordable to a diversity of
ages, incomes, household sizes, and cultural backgrounds.
Policy 3: Integrate housing with other compatible land uses.
Policy 4: Support accessible design and housing strategies that provide housing options for
seniors and for disabled persons.
Policy 5: Housing opportunities should be accessible to all residents without discrimination on
the basis of race, ancestry, sex, national origin, color, religion, sexual orientation, gender
identity, marital status, familial status, age, source of income, and disability.
Policy 6:
to accommodate needed housing types.
Policy 7: Maintain and enhance the character of historic neighborhoods thorough
programs and efforts that promote preservation, rehabilitation, and the use of limited
design review to protect the integrity of historic resources.
(2)Goal: Support the creation and preservation of housing that is affordable to low and moderate
income households.
Policy 8: Cooperate with for-profit and non-profit affordable housing providers in locating low
and moderate income units in Ashland.
Policy 9:
for homeownership or rent at a cost that will enable low and moderate income families
to afford quality housing.
Policy 10: Encourage the preservation of affordable housing, including non-subsidized affordable
units, to ensure that demolitions and conversions do not result in the net loss of the
Policy 11: Work in partnership among various levels of government and with other public agencies
to address homeless and low-income housing needs.
Policy 12: Provide for minimal off-street parking requirements in locations where car ownership
rates are low for resident populations to help reduce housing costs and increase
affordability.
Policy 13: Give priority in land use and permitting processes for affordable housing developments,
multifamily rental housing, and other needed housing types.
Policy 14: Evaluate the cost of public infrastructure in relation to the impact on the cost of housing.
(3)Goal: Encourage the development of housing in ways that protect the natural environment and
encourage development patterns that reduce the effects of climate change.
Policy 15: Promote building and site design that supports energy-efficiency, renewable energy
generation, and water conservation in new residential developments.
Policy 16: Promote infill and compact development patterns to encourage housing affordability,
maximize existing land resources, and conserve habitat and environmentally sensitive
areas.
Policy 17: Development standards shall be used to fit development to topography, generally
following the concept that density should decrease with an increase in slope to avoid
excessive erosion and hillside cuts.
(4)Goal Support housing efficiency policies and initiatives identified within the Ashland
Climate & Energy Action Plan.
(5)Goal: Forecast and plan for changing housing needs over time in relation to land supply
and housing production.
Policy 18: Coordinate growth management planning with other jurisdictions in the region to
accommodate expected residential growth and anticipated demand for different types
of housing.
Policy 19: Maintain a data base, which includes measurement of: vacant land and land
consumption; housing conditions; land use, land values, and any other pertinent
information.
Policy 20: Encourage development of vacant land within the urban area, while providing sufficient
new land to avoid an undue increase in land prices. This shall be accomplished with
specific annexation policies.
Policy 21: Strive to minimize the time taken to process land use and building permits so that the
intent of state and local laws is fulfilled with the greatest possible thoroughness and
efficiency.
Housing Policy Questionnaire
The City is asking citizens to help inform an update of the Housing Element of Ashland's Comprehensive Plan
by completing a brief questionnaire regarding the City's existing housing goals and policies.
All Responses sorted chronologically
As of April 13, 2017, 10:20 AM
Open City Hall is not a certified voting system or ballot box. As with any public comment process, participation in Open City Hall is
voluntary. The responses in this record are not necessarily representative of the whole population, nor do they reflect the opinions of
any government agency or elected officials.
All Responses sorted chronologically
As of April 13, 2017, 10:20 AMhttp://www.peakdemocracy.com/4265
Housing Policy Questionnaire
The City is asking citizens to help inform an update of the Housing Element of Ashland's Comprehensive Plan
by completing a brief questionnaire regarding the City's existing housing goals and policies.
As of April 13, 2017, 10:20 AM, this forum had:
Attendees:325
All Responses:144
Hours of Public Comment:7.2
This topic started on January 9, 2017, 3:31 PM.
All Responses sorted chronologically
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Housing Policy Questionnaire
The City is asking citizens to help inform an update of the Housing Element of Ashland's Comprehensive Plan by completing a brief questionnaire regarding the City's existing housing
goals and policies.
Responses
Goal 1.
Do you agree with this current housing goal?
“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.”
%Count
Strongly Agree41.7%60
Agree37.5%54
Neutral11.1%16
Disagree6.3%9
Strongly Disagree3.5%5
Please provide any further comments that you feel should be considered regarding goal 1 above
(optional):
Answered78
Skipped66
Policy 1. Do you agree with allowing a wide variation in site-built housing types, including attached
housing, and small lots, to develop more moderate cost housing while still retaining the quality of life
consistent with Ashland's character?
All Responses sorted chronologically
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Housing Policy Questionnaire
The City is asking citizens to help inform an update of the Housing Element of Ashland's Comprehensive Plan by completing a brief questionnaire regarding the City's existing housing
goals and policies.
%Count
Strongly Agree45.1%65
Agree39.6%57
Neutral4.2%6
Disagree8.3%12
Strongly Disagree2.8%4
Please provide any additional comments relating to Policy 1 (optional):
Answered52
Skipped92
Policy 2. Do you agree that City policy should encourage development of vacant available lots within
the urban area, while providing sufficient new land to avoid an undue increase in land prices?
%Count
Strongly Agree34.0%49
Agree34.7%50
Neutral17.4%25
Disagree9.0%13
Strongly Disagree4.9%7
All Responses sorted chronologically
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Housing Policy Questionnaire
The City is asking citizens to help inform an update of the Housing Element of Ashland's Comprehensive Plan by completing a brief questionnaire regarding the City's existing housing
goals and policies.
Please provide any additional comments relating to Policy 2 (optional):
Answered57
Skipped87
Policy 3. Do you agree the City should zone lands in the single-family designation consistent with the
surrounding neighborhood if the area is mostly developed? Generally, lands south of Siskiyou Blvd.-
North Main would be R-1-7.5 and R-1-10, and lands north of the Boulevard would be zoned R-1-5.
%Count
Strongly Agree9.7%14
Agree22.2%32
Neutral43.1%62
Disagree19.4%28
Strongly Disagree5.6%8
Please provide any additional comments relating to Policy 3 (optional):
Answered50
Skipped94
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Housing Policy Questionnaire
The City is asking citizens to help inform an update of the Housing Element of Ashland's Comprehensive Plan by completing a brief questionnaire regarding the City's existing housing
goals and policies.
Policy 4. Do you agree with the existing City policy that states that mixed uses \[commercial with
residential\] often create a more interesting and exciting urban environment and should be considered
as a development option wherever they will not disrupt an existing residential area?
%Count
Strongly Agree38.2%55
Agree42.4%61
Neutral8.3%12
Disagree7.6%11
Strongly Disagree3.5%5
Please provide any additional comments relating to Policy 4 (optional):
Answered49
Skipped95
Policy 5. Do you agree with City policy intended to prevent inconsistent and disruptive designs in
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Housing Policy Questionnaire
The City is asking citizens to help inform an update of the Housing Element of Ashland's Comprehensive Plan by completing a brief questionnaire regarding the City's existing housing
goals and policies.
residential areas through use of a limited design review concept, in addition to using Historic
Commission review as part of the site review, conditional use permit, or variance approval process?
%Count
Strongly Agree14.6%21
Agree32.6%47
Neutral31.3%45
Disagree17.4%25
Strongly Disagree4.2%6
Please provide any additional comments relating to Policy 5 (optional):
Answered49
Skipped95
Policy 6. Do you agree that the City should develop programs and efforts for rehabilitation and
preservation of existing neighborhoods, and prevent development which is incompatible and
destructive?
%Count
Strongly Agree30.6%44
Agree43.1%62
Neutral15.3%22
All Responses sorted chronologically
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Housing Policy Questionnaire
The City is asking citizens to help inform an update of the Housing Element of Ashland's Comprehensive Plan by completing a brief questionnaire regarding the City's existing housing
goals and policies.
%Count
Disagree6.3%9
Strongly Disagree4.9%7
Please provide any additional comments relating to Policy 6 (optional):
Answered48
Skipped96
Policy 7. Do you agree the City should have slope protection and lot coverage policies intended to fit
development to the topography, generally following the concept that density should decrease with an
increase in slope to avoid excessive erosion and hillside cuts?
%Count
Strongly Agree52.8%76
Agree31.9%46
Neutral11.1%16
Disagree4.2%6
Please provide any additional comments relating to Policy 7 (optional):
All Responses sorted chronologically
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Housing Policy Questionnaire
The City is asking citizens to help inform an update of the Housing Element of Ashland's Comprehensive Plan by completing a brief questionnaire regarding the City's existing housing
goals and policies.
Answered33
Skipped111
Policy 8. Do you agree that the City should require site and design review to ensure compatible
multiple-family structures, and that density incentives should be used to encourage innovative, non-
standardized design in single-family areas?
%Count
Strongly Agree30.6%44
Agree36.8%53
Neutral17.4%25
Disagree9.0%13
Strongly Disagree6.3%9
Please provide any additional comments relating to Policy 8 (optional):
Answered36
Skipped108
All Responses sorted chronologically
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Housing Policy Questionnaire
The City is asking citizens to help inform an update of the Housing Element of Ashland's Comprehensive Plan by completing a brief questionnaire regarding the City's existing housing
goals and policies.
Policy 9. Do you agree that non-traditional zoning and subdivision standards may be used to create a
variety of housing types, and imaginative residential environments, to reduce cost and improve the
aesthetic character of new developments within the City?
%Count
Strongly Agree34.0%49
Agree36.8%53
Neutral15.3%22
Disagree8.3%12
Strongly Disagree5.6%8
Please provide any additional comments relating to Policy 9 (optional):
Answered31
Skipped113
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Housing Policy Questionnaire
The City is asking citizens to help inform an update of the Housing Element of Ashland's Comprehensive Plan by completing a brief questionnaire regarding the City's existing housing
goals and policies.
Policy 10. Do you agree that street design and construction standards should promote energy
efficiency, air quality, and minimal use of land? (Specifically using the minimum street width necessary
for traffic flow and parking, while accommodating bicycle and pedestrian amenities).
%Count
Strongly Agree44.4%64
Agree31.9%46
Neutral11.1%16
Disagree6.9%10
Strongly Disagree5.6%8
Please provide any additional comments relating to Policy 10 (optional):
Answered43
Skipped101
Policy 11. Do you agree that the City should establish and maintain a data base system, which includes
measurement of: vacant land and land consumption; housing conditions; land use, land values, and
any other pertinent information?
%Count
Strongly Agree21.5%31
Agree41.7%60
Neutral26.4%38
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Housing Policy Questionnaire
The City is asking citizens to help inform an update of the Housing Element of Ashland's Comprehensive Plan by completing a brief questionnaire regarding the City's existing housing
goals and policies.
%Count
Disagree6.9%10
Strongly Disagree3.5%5
Please provide any additional comments relating to Policy 11 (optional):
Answered39
Skipped105
Policy 12. Do you agree that the City should cooperate fully with the Housing Authority of Jackson
County in locating low-income units in Ashland when this can be done in low-impact, relatively small
developments, or through funding of individual home-owner loans or rental assistance?
%Count
Strongly Agree42.4%61
Agree29.9%43
Neutral9.0%13
Disagree9.0%13
Strongly Disagree9.7%14
Please provide any additional comments relating to Policy 12 (optional):
Answered50
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Housing Policy Questionnaire
The City is asking citizens to help inform an update of the Housing Element of Ashland's Comprehensive Plan by completing a brief questionnaire regarding the City's existing housing
goals and policies.
Skipped94
Policy 13. Do you agree with the following existing housing policy: “The residential sector is the major
user of energy in Ashland. Consistent with other housing goals, the City shall strive to promote,
encourage or require energy-efficiency design in all new residential developments.”?
%Count
Strongly Agree52.8%76
Agree35.4%51
Neutral4.9%7
Disagree5.6%8
Strongly Disagree1.4%2
Please provide any additional comments relating to Policy 13 (optional):
Answered42
Skipped102
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Housing Policy Questionnaire
The City is asking citizens to help inform an update of the Housing Element of Ashland's Comprehensive Plan by completing a brief questionnaire regarding the City's existing housing
goals and policies.
Please provide any further general comments that you feel should be considered in updating the
Housing Element of the Ashland Comprehensive Plan (optional)
Answered65
Skipped79
If you would like to receive email notifications regarding future meetings (public open houses, Planning
Commission meeting, and City Council hearings) relating to the update of the Comprehensive Plan
Housing Element please include your email address below (optional and kept private):
Answered39
Skipped105
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March 10, 2017
To: Linda Reid, City of Ashland Housing Program
From: Kevin Preister, Center for Social Ecology & Public Policy (CSEPP), Inc.
Re: Executive Summary of Housing Forum of Wednesday, March 8, 2017
The City of Ashland Planning Department hosted an Open House and a Housing Forum on March 8, 2017.
Three people attended the Open House from 5:00 to 6:00 pm, and about 18 residents attended the Housing
e Housing
Element of the Comprehensive Plan, and the schedule for the planning process, two workgroups were
created to discuss the four topic areas:
1.Promoting Development of Affordable Housing
2.Encourage Housing Diversity, Quality and Compatibility
3.Encouraging Conservation and Environmental Protection
4.Accommodating Future Population Growth and Demographic Changes
Each workgroup addressed each topic area, the summary of which follows.
1.Promoting Development of Affordable Housing
Group One
With annexation, 25% of new units are to be affordable. This is good. Bring annexation back. You can also
annex within the UGB.
Expand urban reserves. State pilot project would allow if an affordable housing component was part of it.
Adopt inclusionary zoning on every development of a certain size.
Get definition of affordability. Who is the demographic? Apply to certain types of affordability need like
How to structure so developers want to do it.
Affordable Housing Trust Fund, a way to incentivize.
I saw affordable housing incentivized in Moscow, Idaho. If the unit was owner-occupied, a tax break was
provided. If they are rental units, they pay more to fund affordable housing. (There was opposition to this
notionpeople should not be penalized if they want to rent their house.)
Then get a good inventory for each
1
need it.
Group Two
Deed restrictions are a plus.
The Housing Trust Fund is not fully developed but should become a useful tool.
City-owned property should be used to develop affordable housing.
.
Are the metrics in place to measure affordable housing supply and demand ever evaluated? (The City
on, and then that category measured, city policy could more precisely be aimed at real targets.
The city goal apparently is that 10% of units have some affordability target. (or maybe the comment was the
city goal should be something like this.)
In Ashland, affordable housing is deed restricted, a positive feature. There is a sliding scale used by
developers ranging from 60% AMI to 120% AMI which provides flexibility to developers while
contributing to the goal. With 2000 people below the poverty line in Ashland, how do we accommodate
them?
If the affordable housing standard is 120% AMI, fire fighters could afford to live here.
What about co-housing?
. Can we beef up the tools?
-ize.
2.Encourage Housing Diversity, Quality and Compatibility
Group One
There is support for greater flexibility in zoning categories. We could expand uses in R-1 zoning, for
example, allowing for more affordability and greater density.
Create R-21 zone, as other places have done, to allow for higher densities than 20 units per acre.
Newcomers leave their houses empty. Can we do a dark tax for those who are not living here?
2
Consistency of zoning should be re-evaluated. Allow mixed uses of commercial and residential.
Keep 2a. Allow office with an apartment.
How to get incentives? Rewards and punishments. In San Francisco, the developer had to pay the
tenants $30,000 each to change the use. More expensive but created a benefit for those most
impacted. The real estate transfer tax is 15% in Vancouver BC.
If the private sector cannot do it, the public sector must (as in France).
Tiny houses, get young people, senior citizen co-housing
Bring ideas to the Housing and Human Services Commission and the Planning Commission.
Group Two
Have flexibility if options are found.
Zoning constrains options.
What about 900 sf cottages? Tiny houses?
Exceptions should address needs.
We need a diverse community so we should have diverse housing. All different kinds are better.
Versus
A planning zone indicates a certain lifestyle, like senior housing. What is the value? Is it diversity or
homogeneity?
Owner occupied and other types of units are positive, allows affordability. Some multi-family housing has
characteristics of single family houses.
Some areas are different standards? The railroad district versus another area = different standards are
appropriate and desirable. What is the balance we are after?
Bottom line: lots of flexibility is valuable. Standards are expensive. Compatibility of design is less important.
Observation note: The overall theme of this discussion, shared by many in the group, is that the city should
exhibit as much flexibility as possible in encouraging housing diversity. However, strong dissent was voiced
because home buyers have a sense of predictability about what they are buying into, the kind of lifestyle
associated with a particular neighborhood. How these two sentiments play out in the general population is
not known.
Allow a greater mix of housing in all zones. Re-evaluate 1-D
Lack of diversity
3
vacation homes.
Increase density. Create a new zone for larger, denser development.
Keep 2a.
Incentives for development, rewards and punishment
Real estate transfer tax.
Government subsidy.
Absentee homeowners.
Innovationdifferent value system
3.Encouraging Conservation and Environmental Protection
Group One
The word complement helps allow housing to fit in, helps bring things into balance.
The aesthetic character of Ashland is diversity.
Not enough new nice multi-family developments spread throughout the town.
Would like to see diversity of housing developed.
We need to have more teeth in floodplain protections to keep development out of danger.
Maintain slope restrictions.
We like 3D narrow streets that have pedestrian and bicycle amenities.
Group Two
Buildable lands may include lands that are not as buildable, such as floodplains or steep slopes.
When protection creeks, allow transfer of development outside of constrained areas. Flexibility.
Is environmental and green a priority even if it increases the cost of housing? i.e., bio swales.
Auto electric use of renewable energy for transportation could allow for recapture of high value farmland
by directing development in areas previously off limits.
City influence on regional fire safety concerns.
4
City purchase of property outside UGB for parks, farms, trails to protect environment.
Pilot project of housing on imperitice (?) property.
4.Accommodating Future Population Growth and Demographic Changes
Group One
Market forces push prices up, as long as they are able.
Housing as a means of wealth creation means housing (roof over your head) is not considered a right.
Developing underdeveloped lots will increase supply.
Expansion of UGB into county to increase supply
Not favorable to infill
Favorable toward non-traditional subdivision
-term
residents. It is a loss for the City when they are displaced.
Group Two
Need large scale apartments to accommodate
One per cent vacancy rate makes finding rentals difficult.
Small clustered units (500 SF) to provide smaller, more affordable units.
Figure out how to house our wage workers.
Are we a complete community accommodating everyone or are we going to be a retirement community?
We are on the path toward exclusivity.
Aim to accommodate ARUs. Entice homeowners to build them by reducing fees. It addresses an
un-met housing need.
5
DISCUSSION ITEM
_________________________________
Cottage Housing Ordinance
Memo
DATE:July 25, 2017
TO:Ashland Planning Commission
FROM:Brandon Goldman, Senior Planner
RE:Cottage Housing Standards
SUMMARY
At a study session on February 28, 2017the PlanningCommission reviewed the sixthdraft of an
ordinanceaddressing the potential of allowing cottage housing developments within single family
residential zones. Specifically the Commission received feedback on the draft ordinance from the
Housing and Human Services Commission and development professionals that had reviewed the prior
drafts. The Planning Commission discussed and clarified requested changes relating tounit sizes, the
number of units allowable, a floor area ratio standard,lot coverage requirements, open spaceflexibility,
and parking requirements.
BACKGROUND
th
The attached draft includes a number of amendments to the February 28draft cottage housing
ordinance to address discussion items raised by the Planning Commission. Additionally the attached
draft includesnecessary amendments to other sections of the Ashland Land Use Ordinance to
incorporate by reference the cottage housing standards.
The Cottage Housing Ordinance as presented includes the following:
A minimum of 3 cottage housing units and a maximum of 12.
A floor area ratio of .35 with exemptions for common buildings.
Amaximum building height of 18’ with a ridgeline no greater than 25’above grade, and the 1 ½
story limitation has been removed.
Lot coverage remains consistent with the underlying zone; 50% for R-1-5 zone and 45% for R-1-
7.5. However the draft includes an allowance foran additional 10% oflot coverage for the use of
pervious materials.
Setbacks have been reduced to 6 ft. between buildings, with the exception that setbacks along the
perimeter of the development mustmeet the requirements of the zone.
A maximum four foot tall solid fencing would be required adjacent to internal open space,
whereas all other fence heights would be subject toexisting fence requirements of 18.4.4.060.
The 20% open space requirement is retained but allows for the open space to be divided into
multiple open spaces provided they are interconnected and accessible to all residents of the
development.
Page 2of 3
Cottage housing design considerations have been stricken from the draft ordinance, however the
draft requires that such developments be subject to the existing Site Design Standardswhich will
provide for orientation toward the street and pedestrian connections to the neighborhood.
The draft states that porches, patios, and private gardens all can contribute to theprivate outdoor
spacerequirement.
Shadowscast from structureswithin the developmentcould not cast shadows upon the roof of
another cottage.
The parkingrequirements have been modified to use the existingmulti-family parking standards
th
as discussed by the Commission on February 28. An alternative parking standard specific to
Cottage Housing has also been included in the draft for further consideration.
DISCUSSION ITEMS
Staff has worked with the local architect ChristopherBrown to prepare conceptual site plans that
illustrate cottage housing developments that are designed in conformance with the proposed draft of the
ordinance. Two actual sites within the City that would be candidates for cottage housing developments
were selected:
A 30,000 sq.ft. R-1-5 parcel suitable for a 9-12 unit cottage housing development.
A 15,000 sq.ft. R-1-7.5 suitable for a 4 unit cottage housing development.
In completing the site planning and design process a number of discussion points relating to the cottage
housing standards were identified:
Solar Setbacks: Members of the Housing Commission in their review of the prior draft ordinance on
th
January 26, expressed concern regarding the difficulty of meeting setbacks between buildings,
including compliance with the solar setback requirements. The Planning Commission, and
developers that reviewed the prior draft, expressed similar concerns. In evaluating the density of
detached single family homes through the example site plans itwas made evident that strict
adherence to the solar requirements of 18.4.8could preclude the tight arrangement of small singular
detached homes as envisioned for cottage housing developments(see exhibit B-3 attached).
th
However at the February 28Planning Commission Study Sessionthe Planning Commission
expressed that a blanket exception to the Solar Ordinance, internal to a cottage housing development,
was not advisable. In order toretain solaraccess,andthepotentialforsolar energycollection
systems upon the individual units,thedraft solar setback requirement for cottage housing
developments would be amended to ensure theshadows cast from structures do not shade the roofs
of cottages.
The ordinance establishes that open space need not be contiguous. The revised draft retains the
minimum 20% of the lot area, but would newly allow for the open spaceto be divided into multiple
common open spaces provided they are interconnected and accessible to all residents of the cottage
housing development. Further the minimum dimensionrequirement has been reduced to 15’ to
provide additional design latitude infitting a usable open space into the design of the cottage
housing development. At the prior study session there was testimony provided requesting that
wetland areas be considered as meeting the open space requirement, whereas in the existing draft
suchphysically constrained lends cannotcount toward the open space minimum requirement.
DEPT. OF COMMUNITY DEVELOPMENTTel: 541-488-5305
20 E. Main StreetFax: 541-552-2050
Ashland, Oregon 97520TTY: 800-735-2900
www.ashland.or.us
Page 3of 3
The parking standards in the revised draft are presented with both the existing multifamily parking
standardsand as an alternative specific to cottage housing. The multifamily parking ratioin Chapter
18.4.3is as follows:
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 alternative cottage housing parking ratio presented for consideration in Chapter 18.4.3 is as
follows:
Units less than 800 sq. ft. -1 space/unit.
o
Units greater than 800 square feet and less than 1000 square feet -1.5spaces/unit.
o
Units greater than 1000 square feet -2.00 spaces/unit.
o
Retirement complexes for seniors 55-years or greater -One space per unit.
o
Staff is presenting each alternative for consideration as it was evident in the site planning exercise
for the 30,000 R-1-5 parcel, that parking allocation had a significant impact on the number and size
of units provided. Exhibit A-1 demonstrates that applying a multifamily parking standard would
require a nineunitdevelopmentprovide12 parking spaces. Exhibit B-1 demonstrates that the same
12 parking spaces could otherwise accommodate up to 12 units provided units less than 800sq.ft.
wererequiredto only have one parking space per unit.
NEXT STEPS
Following thisevening’s study session Staff will complete revisions to the draft ordinance incorporating
amendments discussed by the Commission. This draft will be presented to the City Council at a
upcoming study session. Following the Council’s study session a final ordinance will be presented to
the Department of Land Conservation and Development for review, and the formallegislative review
and public hearing processwill be initiated.
ATTACHMENTS
Draft Cottage Housing Ordinance(V7),July 2017
Example cottage housing developments (Exhibits A-1; A-2; B-1,B-2; B-3; C;1; C-2)
DEPT. OF COMMUNITY DEVELOPMENTTel: 541-488-5305
20 E. Main StreetFax: 541-552-2050
Ashland, Oregon 97520TTY: 800-735-2900
www.ashland.or.us
COTTAGE HOUSING STANDARDS
Study Session Draft
Ordinance Amendments July 2017(version 7)
18.2.3.090Cottage Housing
A.Purpose and Intent.
The purpose and intent of this chapter is to encourage innovative site planningand variety in
housing while ensuring compatibility with established neighborhoods, and to provide
opportunities for ownership of small detached single family dwellings for a population diverse in
age, income, and household size. Where cottage housing developments are allowed, they are
subject to Site Design Review under chapter 18.5.2, and shall meet all of the following
requirements.
B. Exceptions and Variances.
Requests to depart from the requirements of this chapter are
subject to the approval criteria under section 18.5.2.050.EException to the Site Development
and Design Standards.
C.Development Standards
Cottage housing developments shall meet all of the following requirements.
1.
Cottage Housing Densitythe permitted number of units and minimum lot areas shall be
as follows.
Table 18.2.3.090.C.1 Cottage Housing Development Density
Minimum Maximum
number of number of Minimum lot size
Maximum
Maximum cottages per cottages per (accommodates
Zones
Floor Area
Cottage Densitycottage cottage minimum number
Ratio (FAR)
housing housing ofcottages)
developmentdevelopment
1 cottage
R-1-5,
dwelling unit per
3 12 7500 sq.ft. 0.35
NN-1-5
2,500square feet
of lot area
1 cottage
dwelling unit per
3 12 11250 sq.ft. 0.35
R-1-7.5
3,750square feet
of lot area
2.Building and Site Design.
Maximum Floor Area Ratio: The combined gross floor area of allcottagesand
a.
garagesshall not exceed a 0.35 floor area ratio(FAR).Structures such as parking
carports,green houses, andcommon accessory structures are exempt from the
maximum floor area calculation.
Maximum Floor Area.The maximum gross habitable floor area for 75percentor
b.
Cottage housing ordinance,July 2017 draft
Page 1
more of the cottages shall be less than800 square feetper unit, and gross habitable
floor area forany individualcottage unit shall not exceed 1000 square feet.
c.Height.Building height of all structures shallnot exceed 18 feet. The ridgeof a
pitched roofmay extend up to 25 feetabove grade.
d.Lot Coverage.Lot coverage shall meet the requirements of the underlying zone
outlined in Table 18.2.5.030.A.
e.Building Separation.A cottage development may include two-unit attached, as well
as detached, cottages. With the exception of attached units, aminimum separation
of six feet measured from the nearest point of the exterior wallsis required between
cottage housing units.Accessory buildings (e.g., carport, garage, shed,
multipurpose room) shall comply with building code requirements for separation from
non-residential structures.
f.Fences.Notwithstanding the provisions of section 18.4.4.060, fence height is limited
to four feet on interior areas adjacent toopen space 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.
3.Access, Circulation, and Off-Street Parking Requirements.Notwithstanding the
provisions of chapter18.3.9 Performance Standards Option and 18.4 Site Development
and Site Design Standards, cottage housing developmentsare subject to the following
requirements:
a.Public Street Dedications.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 as required in 18.4.6.040 upon finding that the cottage
by providing
housing development meets connectivity and block length standards
public access forpedestrians and bicyclists with an alley, shared street,or multi-use
path connecting the public street to adjoining properties.
b.Driveways and parking areas. Driveway and parking areas shall meet the vehicle
area design standards of section 18.4.3.
i.Parking shall meet the minimum parking ratios per18.4.3.040.
ii. Parking shall beconsolidated to minimize the number of parking areas, and shall
belocated on the cottagehousing development property.
iii.Off-street parking can be located within an accessorystructure 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.
4.Open Space.Open space shall meetall of the following standards.
a.A minimum of 20 percent of the total lot area is required as open space.
b.Open space(s) shall have no dimension that is less than 20feetunless otherwise
granted an exception by the hearing authority.Connections between separated
Cottage housing ordinance,July 2017 draft
Page 2
open spaces, not meeting this dimensional requirement, shall not contribute toward
meeting the minimum open space area.
c.Shall consist of acentral space,or series of interconnected spaces.
d.Physically constrained areas such as wetlands or steep slopes cannot be counted
towards the open space requirement.
e.At least 50 percent of the cottage units shall abut an open space.
f.The open space shall be distinguished from the private outdoorareaswith a
walkway, fencing, landscaping, berm, or similar method to provide a visual boundary
around the perimeter of the common area.
g.Parking areasand driveways do not qualify as open space.
\[ILLUSTRATION TO BE REVISED AND SIMPLIFIED GRAPHICALLY FOR CONSISTANCY WITH FINAL
DRAFT ORDINANCE\]
Figure 18.2.3.090Cottage Housing Conceptual Site Plan
5.Private Outdoor Area.Each residential unit in a cottage housing development shall have
a private outdoor area. Private outdoor areasshall be separate from the open space to
create a sense of separate ownership.
a.Each cottage unit shall be provided with a minimum of 200 square feet of usable
private outdoor area. Private outdoor areas may include gardening areas, patios, or
porches.
b.No dimension of the private outdoor area shall be less than8 feet.
Cottage housing ordinance,July 2017 draft
Page 3
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 asa community building for the sole
use of the cottage housing residents. Common buildings shall not be attached to
cottages.
b. Carports and garage structures. Consolidated carports or garagestructures, provided
per 18.2.3.090.C.3.b,are not subject to the area limitations for common buildings.
c.Nonconforming Dwelling Units.Anexisting single-family residential structure, which
may be nonconforming with respect to the standards of this chapter, shall be
permitted to remain..Existing nonconforming 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 nonconformingdwelling 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 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.Developments shall include open space and landscaped featuresas a component of
the project’sstorm 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 the infiltration of storm water run-off. In this
zone, cottages shall be grouped and parking areas shall be located to preserve as
much contiguous, permanently undeveloped open space and nativevegetation as
reasonably possible when considering all standards in this chapter.
8.Restrictions.
a.The size of a cottage dwelling may not be increased beyond the maximum floor area
in subsection18.2.3.090.C.2.a. A deed restriction shall be placed on the property
notifying future property owners of the size restriction.
Cottage housing ordinance,July 2017 draft
Page 4
Amendments to the Zoning Regulations, Base Zones and Allowed Uses Table
.
Table 18.2.2.030 –Uses Allowed by Zone
R-1-C-1 &
R-1R-2R-3RRWRE-1M-1
Special Use Standards
3.5C-1-D
B. Residential Uses 1
See Single-Family
standards in Sec.
18.2.5.090
Sec. 18.2.3.130 for C-1
zone and E-1 zone
Single-Family Dwelling PPPPPPSSN
Dwellings and additions
in Historic District
Overlay, see Sec.
18.2.3.120 and
18.2.5.070
Accessory Residential Sec. 18.2.3.040
SSSSSNNNN
UnitSec. 18.2.3.110 Duplex
Dwelling
Duplex DwellingSPPPNNSSN
Sec. 18.2.3.170 and not
Manufactured Home on
allowed in Historic
SSSSNNNNN
Individual Lot
District Overlay
Manufactured Housing CU
NSNNNNNNSec. 18.2.3.180
Development+S
Sec. 18.2.3.130 for C-1
zone and E-1 zone
Dwellings and additions
Multifamily DwellingNPPPNNSSN
in Historic District
Overlay, see Sec.
18.2.3.120 and
18.2.5.070
Sec. 18.2.3.090 Cottage
Cottage HousingSNNNNNNNN
Housing
Rental Dwelling Unit
Conversion to For-NNSSNNNNNSec. 18.2.3.200
Purchase Housing
Home OccupationSSSSSSSSNSec. 18.2.3.150
1
KEY: P = Permitted Use; S = Permitted with Special Use Standards; CU = Conditional Use Permit
Required; N = Not Allowed.
Cottage housing ordinance,July 2017 draft
Page 5
Amendments to the Standards for Residential Zones
18.2.5.030Unified Standards for Residential Zones
A.Standards for Urban Residential Zones.
Table 18.2.5.030.A contains standards for the R-
1, R-1-3.5, R-2, and R-3zones. Standards for the RR and WR zones are contained in
subsections 18.2.5.030.B and 18.2.5.030.C.
Table 18.2.5.030.A –Standards for Urban Residential Zones 2
(Except as modified under chapter 18.5.5 Variances or chapter 18.3.9 Performance Standards Option.)
R-1
StandardR-2R-3
R-1-10R-1-7.5R-1-5R-1-3.5
10,11
Lot Coverage –Maximum
(% of lot area)
40%45%50%55%65%75%
10
A total area up to 200 sf or 5% of the permitted lot coverage, whichever is less, may be developed in an approved, porous
solid surface that allows storm water infiltration, and is exempt from the lot coverage maximum; the porous solid surface
exemption does not apply to driveways and parking areas.
11 Within Cottage Housing Developments up to 10% of the permitted lot coveragemay be developed in an
approved, porous solid surface that allows storm water infiltration, and is exempt from the lot coverage maximum.
Cottage housing ordinance,July 2017 draft
Page 6
Amendments to the Normal Neighborhood District Allowed Uses Table
18.3.4.040 Use Regulations
B. Normal Neighborhood Plan Residential Building Types.
The development
standards for the Normal Neighborhood Plan will preserve neighborhood character by
incorporating four distinct land use overlay areas with different concentrations of varying
housing types.
Cottage Housing are small dwelling units in
7.Cottage Housing.\[Reserved\]
developments approved in accordance with the standards in 18.2.3.090.
C. General Use Regulations
. Uses and their accessory uses are permitted, special permitted
or conditional usesin the Normal Neighborhood Plan area as listed in the Land Use Table
Table 18.3.4.040 Land NN-1-5NN-1-3.5NN-1-3.5-CNN-2
Use
Single family SuburbanSuburbanMulti-family
Descriptions
ResidentialResidentialResidential with Low Density
commercial Residential
Residential Uses
Single Dwelling
Residential Unit
PPNN
(Single-Family
Dwelling)
Accessory Residential
PPPN
Unit
Double Dwelling
NPPP
Residential Unit
Sec. 18.2.3.090
Cottage Housing
SNNN
Cottage Housing
\[Placeholder\]
Clustered Residential
NPPP
Units
Attached Residential UnitNPPP
Multiple Dwelling
NPPP
Residential Unit
Manufactured Home on
PPPP
Individual Lot
Manufactured Housing
NPPP
Development
Cottage housing ordinance,July 2017 draft
Page 7
Amendments to the Performance Standards Options Chapter
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 unitsfor 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 \[unchanged\]
18.3.9.050Performance Standards for Residential Developments
A.Base Densities.
The density of the development shall not exceed the density established
by 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
for developments other than cottage housing
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
ZoneAllowable Density
(dwelling units per acre)
Cottage housing ordinance,July 2017 draft
Page 8
WR-20.30 du/acre
WR-2.50.24 du/acre
WR-50.12 du/acre
WR-100.06 du/acre
WR-200.03 du/acre
RR-10.60 du/acre
RR-.51.2 du/acre
R-1-102.40 du/acre
R-1-7.53.60 du/acre
R-1-54.50 du/acre
R-1-3.57.2 du/acre
R-213.5 du/acre
R-320du/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.2Base Densities for Determining Allowable Density Bonus with Performance
Standards Option
Minimum
Maximum Minimum lot size
number of
Maximum
number of (accommodates
Maximum
cottages per
Zones
cottages per minimum Floor Area
Cottage Densitycottage
cottage housing number of Ratio (FAR)
housing
developmentcottages)
development
1 cottage
R-1-5,
dwelling unit per
3 12 7500 sq.ft. 0.35
NN-1-5
2,500square feet
of lot area
1 cottage
dwelling unit per
3 12 11250 sq.ft. 0.35
R-1-7.5
3,750 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.
B.Density Bonus Point Calculations.
The permitted base density shall be increased by the
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 resolution2006-06.
2.Provision of Common Open Space.A maximum ten percent bonus is allowed, pursuant
to the following.
Cottage housing ordinance,July 2017 draft
Page 9
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
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
Open space
that have no realistic use by project residents on a day-to-day basis.
provided in cottage housing developments,meeting the standards of section
18.2.3.090 Cottage Housing,is not eligible for density bonus points.
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 bedefined 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 costof the recreational facility using current costs of
recreational facilities.
c.Major recreational facilitiesprovided in cottage housing developments,
meeting the standards of section 18.2.3.090 Cottage Housing,are not eligible
for density bonus points.
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.
18.3.9.060Parking Standards
All development under this chapter shall conform to the following parking standards, which are
in addition to the requirements of chapter 18.4.3Parking, Access, and Circulation.
A.On-Street Parking Required
.At least one on-street parking space per dwelling unit shall be
provided, in addition to the off-street parking requirements for all developments in an R-1
,with the exception of cottage housing developments,
zoneand forall developments in
R-2 and R-3 zones that create or improve public streets.
Cottage housing ordinance,July 2017 draft
Page 10
B.On-Street Parking Standards
.On-street parking spaces shall be immediately adjacent to
the public right-of-way on publicly or association-owned land and be directly accessible from
public right-of-way streets. On-street parking spaces shall be located within 200 feet of the
dwelling that it is intended to serve. In addition, on-street public parking may be provided
pursuant to minimum criteria established under subsection 18.4.3.060.A.
C.Signing of Streets
.The installation of “No Parking” signs regulating parking in the public
right-of-way and any other signs related to the regulation of on-street parking shall be
consistent with the Street Standards in 18.4.6.030, and shall be consistent with the
respective City planning approval.
Cottage housing ordinance,July 2017 draft
Page 11
Amendments to the Parking Ratios Table
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 the primary dwelling unit and the following for accessory
residential units.
a.Studio units or 1-bedroom units less than 500 sq. ft. --1 space/unit.
Single Family Dwelling
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.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.
and Cottage
Multifamily
Dwellings
d.3-bedroom or greater units --2.00 spaces/unit.
e.Retirement complexes for seniors 55-years or greater --One space per
unit.
a.Units less than 800 sq. ft. --1 space/unit.
b.Units greater than 800 square feet and less than 1000 square feet --
1.5 spaces/unit.
\[Alternative Option\]
Cottage Housingc.Units greater than 1000 square feet --2.00 spaces/unit.
d.Retirement complexes for seniors 55-years or greater --One space
per unit.
Parking for Manufactured Home on Single-Family Lot is same as Single
Manufactured HousingFamily Dwelling; for Manufactured Housing Developments, see sections
18.2.3.170 and 18.2.3.180.
Performance Standards
See chapter 18.3.9.
Developments
Cottage housing ordinance,July 2017 draft
Page 12
Amendments to the Solar Access Chapter
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.
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 noonon December 21st)
Slope
Height in feet
-
-0.25-0.20-0.15-0.10-0.050.000.050.100.15
0.30
8 *55413327232018161513
10 *69514134292522201817
12 *83614941353027242220
14 *96725747413531282624
16 *110826554464036322927
18 *124927361524640363330
20 *1381028268585145403734
22 *1511139075645649444037
24 *1651239881706154484440
26 *17913310688756658534844
28 *19314311495817163575147
30 *207154122102877667615550
32 *220164130108938172655954
34 *234174139115988676696257
36 *2481841471221049181736660
38 *2621951551291109685777064
40 *27520516313511610190817367
5.Structureswithin 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
provided they do not cast a shadow upon the roof of a dwelling within the cottage
housing development.
Cottage housing ordinance,July 2017 draft
Page 13
C. Exceptions and Variances.
Requests to depart from section 18.4.8.030 Solar Setbacks are
subject to 18.4.8.020.C.1 Exception to the Solar Setback, below. Deviations from the
standards in section 18.4.8.050Solar Orientation Standards are subject to subsection
18.5.2.050.E Exception to the Site Development and Design Standards.
1.Solar Setback Exception.The approval authority through a Type I review pursuant to
section 18.5.1.050 may approve exceptions to the standards in 18.4.8.030Solar
Setbacks if the requirements in subsection a, below, are met and the circumstances in
subsection b, below, are found to exist.
a.That the owner or owners of all property to be shaded sign, and record with the
County Clerk on the affected properties' deed, a release form supplied by the City
containing all of the following information.
i.The signatures of all owners or registered leaseholders holding an interest in the
property in question.
ii.A statement that the waiver applies only to the specific building or buildings to
which the waiver is granted.
iii.A statement that the solar access guaranteed by this section is waived for that
particular structure and the City is held harmless for any damages resulting from
the waiver.
iv.A description and drawing of the shading which would occur.
b.The approval authority finds all of the following criteria are met.
i.The exception does not preclude the reasonable use of solar energy (i.e.,
passive and active solar energy systems) on the site by future habitable
buildings.
ii.The exception does not diminish any substantial solar access which benefits a
passive or active solar energy system used by a habitable structure on an
adjacent lot.
iii.There are unique or unusual circumstances that apply to this site which do not
typically apply elsewhere.
18.4.8.030Solar Setbacks
A.Setback Standard A
.This setback is designed to ensure that shadows are no greater than
six feet at the north property line. Buildings on lots which are classified as standard A,
.A.1, shall be set back from the northern lot line according to the
pursuant to 18.4.8.020
following formula.
SSB = H-6'
0.445 + S
Where:
SSB
= the minimum distance in feet that the tallest shadow producing point which creates
the longest shadow onto the northerly property must be set back from the northern property
Cottage housing ordinance,July 2017 draft
Page 14
line. See definition of northern property line in part 18.6.
H
= the height in feet of the highest shade producing point of the structure which casts the
longest shadow beyond the northern property line. See definition of highest shade producing
point in part 18.6.
S
= the slope of the lot, as defined in this chapter.
Table 18.4.8.030.A:Setback Standard “A”
Slope
Height in feet
-
0.30
-0.25-0.20-0.15-0.10-0.05-0.000.050.100.15
8 *141087654443
616414212010
10 *28209877
12 *41312420171513211110
14 *55413327232018161513
16 *69514134292522201817
18 *83614941353027242220
20 *96725747413531282624
22 *110826554464036322927
24 *124927361524640363330
26 *1381028268585145403734
28 *1511139075645649444037
30 *1651239881706154484440
32 *17913310688756658534844
34 *19314311495817163575147
36 *207154122102877667615550
38 *220164130108938172655954
40 *234174139115988676696257
B.Setback Standard B.
This setback is designed to ensure that shadows are no greater than
16 feet at the north property line. Buildings for lots which are classified as standard B,
pursuant to 18.4.8.020.A.2, shall be set back from the northern lot line as set forth in the
following formula.
SSB = H-16'
0.445 + S
Table 18.4.8.030.B: Setback Standard "B"
Slope
Height in feet
-
-0.25-0.20-0.15-0.10-0.050.000.050.100.15
0.30
8 *0000000000
10 *0000000000
12 *0000000000
14 *0000000000
16 *0000000000
18 *141087854443
20 *2820161412109877
22 *41312420171513121110
24 *55413327232018161513
26 *69515434292522201817
28 *83614941353027242220
30 *96725747413531282624
32 *110826554464036352927
Cottage housing ordinance,July 2017 draft
Page 15
Table 18.4.8.030.B: Setback Standard "B"
Slope
Height in feet
-
-0.25-0.20-0.15-0.10-0.050.000.050.100.15
0.30
34 *124927361524640363330
36 *1381028268585145403734
38 *1511139075645649444037
40 *1651239881706154484440
C.Setback Standard C.
This setback is designed to ensure that shadows are no greater than
21 feet at the north property line.
Buildings on lots which are classified as standard C, pursuant to
18.4.8.020.A.3, shall be set back from the northern lot line according to the following formula.
SSB = H-21'
0.445 + S
Table 18.4.8.030.C: Setback Standard "C"
Slope
Height in feet
-
-0.25-0.20-0.15-0.10-0.050.000.050.100.15
0.30
8 *0000000000
10 *0000000000
12 *0000000000
14 *0000000000
16 *0000000000
18 *0000000000
20 *0000000000
22 *7543332222
24 *21151210987666
26 *342620171413111098
28 *48362924201816141312
30 *62463730262320181715
32 *76564537322825222018
34 *90675344383329262422
36 *103776151433834302825
38 *117876958494338343129
40 *131977764554843383532
Cottage housing ordinance,July 2017 draft
Page 16
Amendments to Site Design Review Chapter
18.5.2.050Approval Criteria
E.Exception to the Site Development and Design Standards
The approval authority may
approve exceptions to the Site Development and Design Standards of part 18.4 if the
2, or 3
circumstances in either subsection 1,, below, are found to exist.
1.There is a demonstrable difficulty meeting the specific requirements of the Site
Development and Design Standards due to a unique or unusual aspect of an existing
structure or the proposed use of a site; and approval of the exception will not
substantially negatively impact adjacent properties; and approval of the exception is
consistent with the stated purpose of the Site Development and Design; and the
exception requested is the minimum which would alleviate the difficulty.; or
2.There is no demonstrable difficulty in meeting the specific requirements, but granting the
exception will result in a design that equally or better achieves the stated purpose of the
Site Development and Design Standards.
3. There is no demonstrable difficulty in meeting the specific requirements for a
cottage housing development, but granting the exception will result in a design
that equally or better achieves the stated purpose of 18.2.3.090
Cottage housing ordinance,July 2017 draft
Page 17