HomeMy WebLinkAbout2017-09-26_Planning PACKET
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not allowed after the Public Hearing is closed.
ASHLAND PLANNING COMMISSION
SPECIAL MEETING
SEPTEMBER 26, 2017
AGENDA
I. CALL TO ORDER:
7:00 PM, Civic Center Council Chambers, 1175 E. Main Street.
II. ANNOUNCEMENTS
III. PUBLIC FORUM
A.
V. TYPE III PUBLIC HEARINGS
A.
APPLICANT: City of Ashland
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).
Memo
DATE: 09/26/2017
TO: Planning Commission
FROM: Linda Reid, Housing Program Specialist
RE: Discussion Draft Housing Element Review
Background
adopted in 1982; since that time only technical supporting
documents have been adopted as amendments to the original Housing Element. The data used to
compile the documents referenced the data from the 1980 census, consequently the data and
assumptions contained in the element comes across as dated.
goals. Goal 10 of the Statewide Planning goals specifies that each city must plan for and
accommodate all needed housing types (OAR 660-015-0000(10)) The State requires each city to
inventory its buildable residential lands, project future housing needs, and provide the
appropriate types and amounts of land within the urban growth boundary necessary to meet those
needs. The statewide housing goal also prohibits local plans from discriminating against needed
housing types. To ensure that the City is continuing to meet the requirements of Goal 10 the
City is undertaking the process of updating the Housing Element of the City of Ashland
Comprehensive Plan.
The City is undertaking this update for a variety of reasons: the current document contains
language that is limited to specific time periods and conditions which are no longer
representative of existing conditions within the city, the data and language is outdated, and it is
an appropriate time to revisit the housing policies within the element. Consequently, staff is
beginning the process of updating the housing element to remove dated demographic data and to
revise the narrative to better reflect current conditions. With this update staff is presenting a
broader more generalized view of change in data and demographics over time, and where needed
replacing specific data with references to technical supporting documents that are updated on a
more regular basis. These changes will allow the document to remain relevant over time as
comprehensive plan elements are not updated regularly or often.
The draft document that is attached to this memo is an initial discussion draft which includes
both the narrative of the Housing Element and a revised goals and policies section. Staff
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
anticipates further refinements to this initial discussion draft as the document is ultimately
prepared for public review during the legislative hearing process. Due to the numerous changes
to the element that are expected, staff will present the entire revised document to be adopted as a
full replacement of the existing housing element, rather than to adopt changes to the original
document, line by line. The current Housing Element is available online at
http://www.ashland.or.us/Files/ComprehensivePlan_Updated9.2016.pdf.
Public Outreach Efforts
As part of the Housing Element update process a Public Participation Planning Group
(PPPG)comprised of two Planning Commissioners and two Housing Commissioners was
established. The PPPG decided upon a public involvement plan to gain feedback from the
community on the efficacy and relevancy of the current housing policies within the Housing
Element.
two outreach events; an open house and a community forum intended to elicit feedback and
suggest changes to make the policies more effective for the community in the coming years.
City staff and the PPPG developed and posted a questionnaire on Open City Hall from January
st
through March 31. Availability of the questionnaire was advertised in the City Source utility
The Open City Hall topic
received 324 visits and 144 responses (56 registered respondents and 88 unregistered
respondents). The City also held two public meetings; one open house and one facilitated public
forum. The City also held two study sessions to obtain feedback on the revised policies; one
th
before the Planning Commission on July 25 and one before the Housing and Human Services
th
Commission on July 27, 2017. The feedback from each commission was utilized in the policy
refining process.
Next Steps
th
Following review by the Planning Commission on September 26, and the Housing Commission
th
on September 28, 2017, the draft policies will be posted on Open City Hall to elicit additional
public feedback regarding the revised goals and policies section of the document.
Attachments:
Discussion Draft Housing Element Narrative and Policies
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
City of Ashland
Comprehensive Plan
Draft Housing Element 9/26/2017
Section 6.01 Introduction
The City's Housing Element is an important part of the overall Comprehensive Plan, as
housing makes up the vast majority of land use in an urban area. Cities have taken various roles
in housing, ranging from the very active role of being a housing provider and landlord to one of
simply allowing the housing market to freely determine what should occur in a given area with
very little regulation. The role that the City has traditionally taken lay somewhere in between,
enacting policies that seek to temper the fluctuations of the market while preserving the unique
character, and small town rural livability of the City and enhancing the quality of life which
continues to draw families and individuals to Ashland. The City does not see itself as a provider
or major developer of housing, but does recognize the impacts that its policies and land use
ordinances will have on land availability, development sites, and housing types which will be used
to meet the City's housing needs. The policies enacted to maintain the vibrancy of the community
through land use ordinances that seek to ensure a variety of housing types and to meet the mandates
of State planning guidelines. Statewide Planning Goal 10 requires that: Buildable lands for
residential use shall be inventoried, and plans shall encourage the availability of adequate
numbers of housing units at price ranges and rent levels which are commensurate with the
financial capabilities of Oregon households and allow for flexibility of housing location, type, and
density.
The City has a responsibility to inventory its land and ensure that the proper amount of
land is set aside to accommodate the various housing needs in the City, and that its land use
ordinances are broad enough to allow for variation in housing type and density.
In evaluating housing needs the City must be acutely aware of changing demographics and
provide for the full cross section of age, income and household sizes:
Total population growth offers only a very crude insight into future development.
What will most determine future development patterns is the intersection between
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to those segments. What has been overlooked by most housing analysts is that
growth of homeowners in the oldest age group has the potential effect of
accelerating the release of supply on to the market, when the oldest households
move to retirement homes or die. An important determinant of the
\[arrangement\]of new housing supply has been the extent to which the existing
housing stock matches or, most importantly, fails to match, the demands of growing
1
numbers of households. (Myers and Pitkin, 2006)
Section 6.02 Historical Trends
As stated in the introduction to the Population Element; Population Projections and
G
\[as\] housing, economic growth, public services, and land requirement projections are based on
population size and characteristics The population of the City of Ashland historically has been
element of the Comprehensive plan using
those measures, as well as birth rates, death rates and migration rates,
population would grow at rate of 0.75% annually. Estimates based solely on Census data would
verage growth rate of
.79%. In 2015 the City began utilizing population counts and estimates based on Portland State
University (PSU)
population will grow at rate much lower than that of previous estimates; at an annual average
growth rate of .5%.
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1 Myers, D. and Pitkin, J. 2006. U.S. Housing Trends, Generation Changes and the Outlook to 2050.
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Household Size
Historical data show that the number of persons per household increased steadily from
1940 to 1960, reaching a high of almost three persons per household by the 1960 Census. Since
that time, it has declined steadily, dropping from 2.84 persons per household in 1970 to 2.36 in
2
1980 and to a low of 2.03 persons per household by 2010.
3
ageing population in Jackson County and its sub- Conversely, while the number of persons
per household has declined, average square footage of a single family housing unit has increased.
For example, Census data reports that the average square footage of a single family housing unit
in the U.S. was 1,660 square feet in 1973 and has grown to 2,392 square feet by 2010. While the
City of Ashland did not exhibit such large increases in square footage in that same period, Ashland
did see a modest increase in square footage over the same period. These increases coupled with a
reduction in persons per household resulted in a net increase in square footage per person.
2 U.S. Census Bureau: Profile of General Population and Housing Characteristics: 2010 Demographic Profile
Data.
3 Population Research Center; PSU: Coordinated Population Forecast 2015 Through 2065.
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Housing Stock
influenced by several factors. These factors include; land value, housing market fluctuations,
income, age, household size, and household composition of the general population, economic
by the student population. Table VI-1 shows the change over time in: population, persons per
household and household tenure. While past housing trends cannot be used to accurately predict
future housing trends; a comparison of housing changes over long periods of time can be valuable
to show trends which have existed, or which are occurring, that may impact the development of
future needed housing types.
TABLE VI-1
Housing and Population Data 1940-2010, U.S. Department of Census
Year 1940 1950 1960 1970 1980 1990 2000 2010
Persons 4,774 7,739 9,9119 12,342 14,922 16,234 19,522 20,078
Housing Units 1,785 2,747 3,043 4,337 6,312 7,204 9,050 10,455
PPH 2.675 2.817 2.997 2.846 2.364 2.14 2.14 2.03
% Owner Not 63.7% 66.7% 57.7% Not 52% 52.2% 51.6%
Occupied Available Available
While it is anticipated that future population growth will be moderate to slow in
comparison with surrounding areas, it is expected that future growth in housing units will continue,
as the number of persons per household continues to drop. Another trend is the decrease in the
percentage of owner occupied households -1 shows that the percent of
owner-occupied housing has dropped steadily from 1960 to 2010. The percentage of owner-
occupied housing in Ashland has dropped below that of both Jackson County, and United States
4
as a whole.
4 2006-2010 ACS 5-yr. estimates: Percentage of owner-occupied housing units in the U.S. was 66.6%, 2010 Census:
percentage of owner-occupied housing units in Medford, OR was 51.9 and 62.6 for Jackson County.
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Table VI-2 shows the difference in the development of various housing types over time in
Ashland. In 1970, single-family detached units accounted for almost 77% of all the units in
Ashland, in 1980, they accounted for only 64%, and multi-family units rose from 21% to 33% in
the same period. Between 1980 and 2010 the level of multi-family development stagnated and the
5
percentage of multi-family housing decreased to 26.6% of the overall housing stock. There are
many factors that could have influenced this trend, such as the decrease in the number of persons
per household which occurred over the last decade and the increase in non-owner-occupied
detached single family housing units in the City. This trend reverts to 1970 ratios of development
with a resurgence in the development of single family units outpacing that of multi-family units.
TABLE VI-2
Housing Mix 1970-2010, U.S. Department of Census/Portland State Center for
6
Population Research
Year 1970 % 1980 % 1990 % 2000% 2010%
Single Family 76.8% 63.7% Not 65% 71.9%
detached/attached Available
Multi-Family 2+ units 21.3% 33.3% 32% 26.6%
Mobile Homes 1.9% 3.0% 2.4 1.5%
Age of Housing Stock
The City has a relatively old housing stock. Out of the 1,785 housing units existing in
1940, 1,526 still exist today and are still used for housing. Chart VI-1shows a breakdown of
housing stock by age. This chart shows both the fluctuations in housing construction by decade
as well as the high percentage of housing stock which was built prior to the adoption and
implementation of current energy and ADA building code requirements and which may require
energy efficiency and/or ADA upgrading to continue to meet future housing needs. Undoubtedly,
5 This percentage does not entirely represent a loss of multi-family units but is somewhat reflective of the margin of
error (+/- 1.5%) in data from Community Survey versus decennial census data.
6 2006-2010 ACS 5-year estimates, Selected Housing Charac
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this accounts for the large numbers of older homes in Ashland which have become more valuable
in recent decades, as an appreciation for their uniqueness increases.
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Housing Stock by Year Built
Housing Stock by Year Built
2000-09
1939 or earlier
1940-49
16%
16%
8%
1990-99
16%
1960-69
1980-89
1950-59
9%
11%
1970-79
8%
16%
Section 6.03 Income and Housing
A major determinant of the housing types that will be desired in the City of Ashland is the
income range of existing and new occupants of Ashland. Table VI-3 shows historic estimates of
income by percentage of population in Ashland using census data.
The increasing disparity between home value and income growth is shown in the chart
below. The value of homes in Ashland has been increasing at an exponential rate in comparison
to incomes: whereas the median home value was less than twice the median income in 1970,
median home value represents nearly 10 times the median income three decades later.
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Home Value and Incomes 1970-2010
450,000
408,400
400,000
350,000
300,000
250,000
Income
188,000
Median Home Value
200,000
150,000
111,200
100,000
62,300
50,000
40,772
14,600
32,670
23,579
17,484
8,303
0
19701980199020002010
For rental units, it expected that no more than 30% of monthly gross income
should be applied toward rent (Department of Housing and Urban Development definition of
housing cost burden). The graph below illustrates the increasing percentage of household income
that is applied toward rent for both median income and low income households. The changes
demonstrate that for low income households (those earning below 50% of gross median income)
housing cost burden has been growing at a faster rate than for median income households. If tends
identified by the historic rates of increase for both home values and rental amounts continue to
increase at a rate greater than that of incomes, housing cost burden for all populations will continue
to rise.
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Rent as a percentage of income 1970-2010
60.00%
50.00%
40.00%
Rent as a % of income-
Median
30.00%
Rent as a % 50% AMI
20.00%
10.00%
0.00%
19701980199020002010
As can be seen by the charts and tables throughout this section, an increasing proportion
of Ashland's population does not earn enough to afford to purchase a median valued home.
Consequently, much of the population falls in the income range that necessitates renting; either
single family rentals, apartment rentals, subsidized housing or mobile homes in parks. Very low
income households can only afford rental housing which is offered below fair market value or
housing which is subsidized. These housing types have traditionally not been provided directly
by the City, but rather by affordable housing providers and the private market.
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Table VI-3
-Distribution of Population by Income
Number of Percentage of Number of Percentage of
households households (2000) households (2010) households (2010 )
(2000)
All Households8,552 100% 9,339 100%
Less than 10,0001,173 13.7% 906 9.7%
$10,000 to $14,999918 10.7% 677 7.2%
$15,000 to $24,9991,300 15.2% 1,203 12.9%
$25,000 to $34,999 1,090 12.7%
1,286 13.8%
$35,000 to $49,999 1,490 16.0%
1,141 13.3%
$50,000 to $74,9991,309 15.3% 1,553 16.6%
$75,000 to $99,999789 9.2% 779 8.3%
$100,000 to $149,999545 6.4% 819 8.8%
$150,000 to $199,999166 1.9% 294 3.1%
$200,000 or More121 1.4% 332 3.6%
Median Household $32,670 $40,140
Income
For households earning the median income or below there are very few housing options in
the City that are affordable for purchase. The primary housing options for households earning
median income or below are condominium or townhouse units or mobile homes in parks. While
the percentage of those in the highest income groups have doubled, due to exponential increases
in housing costs, fewer households are able to purchase single-family detached homes than a
decade ago. In most instances single family detached homes are the highest cost option available.
While it is important to discuss housing types in Ashland, it is impossible to accurately
predict how the marketplace will allocate housing units. Therefore, it is necessary for the City to
set aside amounts of land that are correctly zoned and to enact policies and regulations that ensure
the housing needs of Ashland can be met. The marketplace will then be the significant factor in
determining which type of housing will be built in the various zones, within limits imposed by the
City based on density, aesthetics, and neighborhood compatibility.
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Section 6.04 Estimating Housing Demand
In order for this document to more accurately reflect housing demand over time no
estimates will be contained in this section, rather this section will reference the current Housing
Needs Analysis document which is updated regularly upon substantial changes in market or
demographic conditions. Consequently, the technical supporting document adopted through a
separate process is better able to reflect the changing market, population, and demographic
conditions within the City of Ashland which drive development and demand for housing. The
City of Ashland Housing Needs Analysis is adopted by the City Council as a technical
supporting document to the Comprehensive Plan. The methodology used to ascertain future
housing demand is detailed more fully within individual iterations of the Housing Needs
Analysis.
In general, a projection of housing needs will utilize a methodology based on several
factors including: housing tenure, price, and housing type choices to determine housing needs, in
some cases housing needs could also include a market or demand driven approach which is
commonly used to define housing needs for an area. Furthermore, a projection of housing
demand could include a review of historic housing production trends then projecting those trends
forward. The Housing Needs Analysis process also takes into account the age and income
demographics of a study area and projects those demographic trends into the future, as the
market driven method will show development trends, those historic trends may not have been
meeting the housing needs of the population to begin with.
Housing Demand by Type and Cost
The housing market is not static. Consequently, future housing needs are not expected to
be the same as the needs of the previous planning period. The changing lifestyles and
demographics of the community will lead to a variety of new housing options such as small single
family homes on small lots, cottage housing developments, and manufactured housing in parks
and in single family neighborhoods. For the purposes of estimating demand for various housing
categories, by type and by cost with consideration to the historic and current income and housing
tenure trends; four general types of housing demand are assumed.
Single Family homes (detached and attached).
There will always be a strong demand for single
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family detached housing. As can be seen Table VI-5, Single family housing types comprise the
option for both ownership and rental housing. This housing type is found throughout the City in
all residential zones. Similarly, single family attached housing continues to be in strong demand
as a housing type which primarily serves as a housing option that is more affordable for purchase
and for rental, but which continues to be a high cost housing option for much of the population.
Multiple Family Housing
. As mentioned under Government Assisted Housing; multiple family
housing can be government assisted and mandated to rent at a rate with is below market rate or
can be offered as market rate rentals. Based on past housing tenure income trends, multiple family
housing has been and will continue to be a highly sought after housing type which will serve the
ma
within the City and ranges from relatively low-cost attached housing and condominium units to a
more traditional single-family style home type such as townhomes. As can be seen in Table VI-
5, the percentage of multiple family housing stock needs to be much higher than in the past to meet
7
. Multiple family housing
can be located in several zones throughout the city including Single Family zones, suburban
residential, multiple-family zones, and all residential and commercial zones with residential
overlays.
Government assisted housing/ "subsidized" housing
. This housing type is in high demand as
it serves a need unmet by the private market; the housing needs of low-income, extremely, low-
income, and special needs populations. Government assisted housing is primarily comprised of
multi-family housing units developed with federal or state funding, and can be found only in multi-
family zones. While government assisted housing types are a highly sought after housing type
they represent only a fraction of all multi-family housing stock within the City
Manufactured Housing
. This housing type provides for low and moderate-income purchase
homes. The population which falls into this category includes many of those households
occupying rental housing at any given time. Due to escalating housing costs this population will
most likely be in the market for manufactured homes in parks or in single family neighborhoods,
7
This conclusion is based on data on household income levels and housing stock taken from the 2012 Housing Needs Analysis.
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may include condominiums and townhomes most likely deed restricted through a Federal, State or
City program to rent or sell at a price which is below market rate. This housing type has been
variety of reasons. However, this housing type may need to be accommodated through City
policies to incentivize the market to retain existing or perhaps provide more of these homes as low-
to moderate income residents make up a large percentage of the population and have few options
for purchase housing among more expensive housing types. Furthermore, manufactured housing
has changed substantially over the decades, offering, more green building technology and
materials, and offering greater energy efficiency standards which may prove to be both more
economical and environmentally conscience for homeowners over time
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Table-VI-5
Manufactured
Homes
2%
Multi-family
21%
Single Family
77%
Historic Housing Mix*
Manufactured
Homes
2%
Multi-family
32%
Single Family
66%
Future Housing Mix**
Housing Demand in Different Zones
Assuming that each type of housing would be provided in several zones, an estimate must be
made of the percentage of total housing demand in each zone. We estimate the following to be
the types of housing and the zones in which the housing will be provided:
Subsidized or Shared Housing - Subsidized housing depends primarily on the type of assistance
which will form the subsidy. Most subsidized housing is higher-density apartments and, therefore,
the majority of this housing type would be met in the R-2, or Urban Low Residential zone.
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Rental - Rental housing types form a large cross-section in the City. In Ashland there are single-
family homes which have been built primarily for the purpose of renting. About 27% of the single-
family housing stock was rental in 1970. Assuming that this practice will continue in the single-
family detached housing market, and in the attached townhouse and condominium markets, then
we estimate that about 4O% of this demand would be met in the R-2, or Urban Low Residential
zone, 30% in the townhouse zone (R-l-3), and another 30% in the R-l-5 residential subdivision
areas, specifically by smaller, inexpensive housing units, and duplexes with the owner occupying
one unit and renting the second unit.
Moderate Cost Purchase - The moderate cost purchase units will also be spread across several
zones. We estimate that 20% of it will be met in the R-l-3, or townhouse, zone, and 80% in the
single-family residential areas in the R-l-5, R-1-7.5, and R-l-10 zones.
High Cost Purchase - Most of the high cost housing would involve relatively large lot sizes and
correspondingly low densities. As such, we would expect that 50% of this demand would be met
in the single-family residential areas and 50% in the low-density residential areas.
Section 6.05 Housing Types
Various housing types each have a place in Ashland in providing for housing need and demand.
Detached single-family homes: Detached single-family homes, which include the vast majority
of the existing housing units in Ashland, will unfortunately only be available to persons of
relatively high income. However, changes in development standards may alter this situation, as
discussed below. Single-family homes will continue to be built and are encouraged in conjunction
with other housing types, especially in residential subdivision developments. Alternatives to the
conventional subdivision home, such as lot-line homes, or small cottages on small lots in
developments with common open space, should help reduce the cost of some units. They typically
work best in relatively low-density situations of less than 5 dwelling units per acre. Manufactured
homes or modular prefabricated dwelling are increasingly being used as single family homes on
single family lots.
Attached single-family homes: Ashland considers the attached single-family home to be a more
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suitable low-cost alternative. Since they are attached by one or two walls, there are some savings
over the same square footage built as detached units. Therefore, attached single-family houses are
one of the major components of Ashland's housing strategy. They should be allowed in most un-
developed portions of the City as an out-right permitted use, along with single-family detached
housing.
Townhouses and Condominiums: Townhouses differ from multi-unit apartments in that each
individual living unit is contained in a separate structure, attached by common walls to other
structures. These units are usually grouped in clusters of four or more and are associated with
higher density developments. They have the advantage of providing greater privacy and
sometimes an opportunity for individual ownership. Densities can range from 7 to 8 dwelling
units per acre up to over 20 dwelling units per acre. However, as these units typically have a larger
lot coverage per square foot of interior living space than multi-family, multi-unit apartments, the
lower densities are preferable for townhouse developments. Very attractive and desirable homes
can be built with this housing type. It is used for moderate to high cost rental units, and low to
moderate cost purchase units in residential subdivision developments or condominium
developments.
Cottage Housing: Cottage housing units are small dwellings grouped around a common open
space which maintain a visual and pedestrian connection between the residences. Cottage
housing developments can consist of as few as three or as many as twelve units developed as a
cohesive plan for the entire site. Cottage housing is typically built as infill development in
established residential zones and can provide increased density, diversity and a slightly more
affordable alternative to traditional detached single family housing on individual lots.
Mobile or manufactured homes in Parks and in Developments:This housing type forms an
insignificant part of Ashland's housing stock at present, and is expected to continue to be a small
percentage in the future. Mobile homes are structures that are constructed for movement on public
highways that have sleeping, cooking, and plumbing facilities that are intended for human
occupancy, that are being used for residential purposes, and that were constructed between January
1, 1962 and June 15, 1976, and met the construction requirements for Oregon mobile home law in
effect at the time of construction. Manufactured homes are similar to Mobile homes delineated
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above, but were constructed in accordance with federal manufactured housing construction and
safety standards and regulations in effect at the time of construction. Manufactured homes are
typically located in parks but are increasingly sited on single family lots. This housing type can
be built to a wide variety of specifications and its method of prefabrication can lead to greater
efficiencies in both time, materials, and energy efficiency. Manufactured housing both on lots and
in parks can assist in regulating housing costs while offering ownership opportunities. In other
communities around Ashland, mobile home subdivisions have grown to be increasingly popular.
However, realizing that the marketplace may demand these, even if cost-competitive
alternatives are provided, there should be land set aside for mobile home developments at densities
relatively consistent with their needs. The R-2, R-3, R-5, R-3.15 and R-1-3.5 zones are the areas
which can most easily accept mobile or manufactured housing.
The new lands within the Urban Growth Boundary which have these zoning designations
are relatively flat and have large, regularly shaped parcels available. Also, these areas have little
existing development so that neighborhood compatibility is not a problem. Thus, they are the most
suitable location for mobile home development.
: A
secondary dwelling unit on a lot where the primary use is a single family dwelling, either attached
to a single family dwelling or in a detached building located on the same lot and having an
independent means of access (i.e. door). They should be allowed in most un-developed portions
of the City as an out-right permitted use, along with single-family detached housing.
Multi-family, multi-unit apartments: Multi-unit apartments refer to those dwelling units in a
structure or grouping of structures containing two or more dwelling units located on one lot. These
have the advantage of relatively low cost per unit and relatively high density without a great deal
of lot coverage. Densities in this type of garden apartment usually range from 15-22 dwelling
units per acre in Ashland. However, they are most successful in the range of 15-20 dwelling units
per acre. Because of this, Ashland will use the R-2, or Multi-Family Residential, zone to meets its
new housing needs for this type of housing. The user and income groups in multi-family
apartments would include households of all ages, compositions and sizes, from those with the
lowest incomes (30% of the Area Median Income or less) through those earning 120% of Area
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Median Income and above.
Group Housing and Senior Housing: Group housing is characterized by the long-term residential
occupancy of a structure by a group of people. The size of the group typically is larger than the
average size of a household. Group housing structures do not include self-contained units but
rather have common facilities for residents including those for dining, social and recreational, and
laundry. Residential care homes, residential care facilities, senior living and senior care facilities,
and room and board facilities are types of group living.
Residential Care Homes: a residential treatment or training or adult foster home licensed by or
under the authority of the state department.
Residential facility: Residential facilities provide housing and care for 6-15 individuals who need
not be related as defined by the Oregon Revised Statutes for alcohol and drug abuse programs and
for persons with disabilities. Staff persons required to meet State-licensing requirements is not
counted in the number of facility residents and need not be related to each other or the residents.
Room and Board Facility: Group living establishment located in a dwelling or part thereof, other
ided for
compensation for a minimum period of 30 days. Personal care, training, and/or treatment is not
provided at a room and board facility. Example include dormitories, fraternities, sororities, and
boarding houses.
Senior housing: Housing designated and/or managed for persons over a specified ages. Specific
age restrictions vary, and uses may include assisted living facilities, retirement homes,
convalescent or nursing homes, and similar uses not otherwise classified as Residential Homes or
Residential Facilities.
Government Assisted Housing: Means housing that is financed in whole or in part by either a
federal or state housing agency or a local housing authority as defined by the Oregon Revised
Statute, or housing that is occupied by a tenant or tenants who benefit from rent supplements or
housing vouchers provided by either a federal or state housing agency or a local housing authority.
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Section 6.06 Estimating Land Needs
Future availability of housing in Ashland will be heavily influenced by the availability of
land for development. Pursuant to ORS 197.628 (Periodic review) to 197.651 (Appeal to Court
of Appeals for judicial review of final order of Land Conservation and Development
Commission) a local government shall demonstrate that its comprehensive plan or regional
framework plan provides sufficient buildable lands within the urban growth boundary
established pursuant to statewide planning goals to accommodate estimated housing needs for 20
years. The City should therefore ensure that there is sufficient land set aside for the development
of housing to meet the needs of the population. In general, the
supply of land for each comprehensive Plan Designation within the City limits and a 20-year
supply within the Urban Growth Boundary
The most recent adopted Buildable Lands Inventory details the methodology that the City
used to estimate its land needs, based on the number of housing units necessary to meet the
current and future needs for residential development and based on future population growth and
demographic forecasts. The estimate of future land needs will invariably take into account the
To insure adequate supply of needed housing types, the City may enact policies toincrease,
protect, and preserve land set aside to accommodate identified needed housing types.
housing. However, over time both the need and demand for multi-family and government
assisted housing has increased. Similarly, consumption of multi-family zoned land for single
family attached and detached housing has reduced the supply of land available for these needed
.
housing typesAs is shown in table VI-5 in section 6.4, single family housing made up an
overwhelming majority of the historic housing stock within the City at 77% while the housing
mix would increase the percentage of
multi-percentage of single
family housing to 66%.
The Residential Land Supply Table, an appendix to the Buildable Lands Inventory details the
number of acres necessary to accommodate needed housing types in each comprehensive plan
designation.
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Section 6.07 Development Standards
The City's development standards also have an impact on the provision of housing and on
the expense of each house. In the past, conventional subdivision development has resulted in
attractive but sometimes monotonous neighborhoods. At the present time, the cost of developing
land is usually too high for moderate-cost housing to be located in areas that are zoned for 7500-
10,000 square feet lot size. Also, because of the changes in housing patterns and market
perceptions, conventional subdivision regulations no longer can accommodate the full range of
housing types and residential environments desired in the marketplace. As a result, Ashland has
adopted a performance standards approach, which will govern development on most new land.
The performance standards approach will be used to guide residential development. It emphasizes
quality of life, overall density, and the residential environment created in each neighborhood, and
compatibility with surrounding neighborhoods, with less emphasis on the type of housing to be
built on the site, within the guidelines established by the City. Several different housing types may
be compatible with an existing neighborhood. Subdivision standards should continue to be used
where development occurs in neighborhoods, which have largely been developed under
subdivision standards and for minor land partitioning needs.
Section 6.08 Energy, Transportation and Housing
The consumption of natural resources is a very important topic for the Ashland community.
Many policies have been implemented which address the reduction of energy usage and promote
a reduction in a historic reliance on automobiles and automobile oriented communities. Arguably
there is no stronger correlative relationship than that relationship between energy, transportation
and housing. The residential sector uses more energy than any other in Ashland. Similarly, the
impact of housing availability and affordability impacts the inflow and outflow of residents by
whatever means including automobile, bus, or bicycle. Lastly, the impacts of transportation costs
in U.S. households is nearly equal to housing costs in some instances, making those two areas the
biggest expenses in the budgets of American Households.
Neighborhood design can promote a reduction in energy use by encouraging trips by
bicycle and foot. The City of Ashland has long worked to maintain a compact urban form and
provide multimodal transportation options to allow residents to use less energy and spend less on
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transportation costs, whether by making fewer or shorter car trips, or using other less expensive
modes of transportation like bicycling, walking, or transit. Transportation costs typically represent
the second highest household expense, following housing.
It is expected that efficient urbanization and improved multi-modal transportation options
will result in a decrease in transportation costs. By decreasing transportation costs, the City can
continue to improve the overall affordability and livability of Ashland. Growth management
policies improve the supply and location of affordable housing and accommodate other
development needs, thereby increasing the desirability of the community and thus the price of
housing. However higher housing prices are often offset by lower transportation and energy costs
and better access to jobs, services, and amenities. Workers who routinely commute to work put
added strain on both the environment, through the production of pollution and the demand for
fossil fuels, and public infrastructure such as roadways and parking. Promoting housing types that
meet the financial and physical needs of Ashland residents reduces the strain on public
infrastructure such as roadways, and on the environment through a decrease in vehicle emissions
helping to reduce pollution and maintain good air quality.The more functions of day-to-day life
that can occur at the neighborhood level, the greater the savings in energy. This type of
development shall be encouraged.
Encouraging energy efficiency in housing can reduce overall housing costs by lowering
consumption and the expenses of utilities such as gas, electricity, and water. These actions can
help to enhance the policies identified in the Energy Element of the comprehensive plan, thereby
energy efficient as older housing stock was built to a different construction and energy efficiency
standard than exists today. New housing is constructed to a higher construction and energy
efficiency standard often featuring a tighter building envelope and incorporating additional energy
saving features such as passive solar design. Promoting greater energy efficiency in the existing
housing stock can help to maintain the stock of more moderately priced older housing, while
incentivizing energy efficiency in new construction can serve to offset long term energy usage and
promote overall community conservation.
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Due to numerous factors including: the high cost of housing, low vacancy rates, as well
outside of the city. Given the small geographic size of the Rogue Valley, the regions
encompassing Medford and Ashland often function as one regional market for both housing and
employment. Consequently, while many Ashland employees reside outside of the City the
savings realized through reduced housing costs are negated by increased transportation,
environmental, and public facilities costs which are born not just by the individual household but
by the community as a whole. When families and individuals devote ever increasing amounts
time, energy, and resources commuting to and from their residences and places of employment,
community and family engagement must bear the cost. Similarly, individuals who do not live
within a community do not contribute to the fabric and economy of that community in the same
ways and to the same extent as the residents of that community. These opportunity costs can
negatively impact communities in a myriad of less overt and measurable ways.
Section 6.09 Assumption
Ashland will continue to increase in the number of housing units commensurate with
population growth. Existing, older residential neighborhoods will be preserved and will
experience relatively few shifts in housing types and styles. New housing areas will contain
housing types other than single-family residential detached units, and much of the City's new
housing demands will be met by single-family detached units, attached units in residential
subdivision developments, and housing in higher densities than experienced in the past, such as
townhouse developments and garden apartments. Rising land costs and smaller households will
result in housing units with relatively small living spaces in each unit compared to past housing.
Section 6.10 Goals and Policies
(1)Goal: Ensure a range of different dwelling types that provide living opportunities for
Policy 1: Provide for a mix of housing types that are attractive and affordable to a
diversity of ages, incomes, household sizes, and cultural backgrounds.
Policy 2: Support accessible design and housing strategies that provide housing options
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for seniors and for disabled persons.
Policy 3: Integrate housing with other compatible land uses.
Policy 4: Housing opportunities should be accessible to all residents without
discrimination and consistent with local, state, and federally recognized
protected classes under fair housing law.
Policy 5: 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 6:
housing stock to accommodate needed housing types.
Policy 7: oric neighborhoods thorough programs and efforts that
promote preservation, rehabilitation, and the use of limited design review to
protect the integrity of neighborhoods specifically in the historic resources.
Policy 8: Use Design Standards to promote neighborhood compatibility and maintain
consistency with the character of the surrounding built environment.
(2)Goal: Support the creation and preservation of housing that is affordable to low and
moderate i
workforce.
Policy 9: Encourage the preservation of affordable housing, including non-subsidized
units, to avoid the net loss of decent, safe, healthy, affordable housing.
Policy 10:
of housing for homeownership or rent at a cost that will enable low and
moderate income families to afford quality housing.
Policy 11: Cooperate with for-profit and non-profit affordable housing providers in
locating low and moderate income units in Ashland.
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Policy 12: Work in partnership among various levels of government and with other
public agencies to address homeless and low-income housing needs.
Policy 13: Provide for minimal off-street parking requirements in locations where it is
demonstrated that car ownership rates are low for resident populations to help
reduce housing costs and increase affordability and where the impact on
neighborhoods allows.
Policy 14: Give priority in land use and permitting processes for affordable housing
developments, multifamily rental housing, and other needed housing types as
documented in the Housing Needs Analysis.
Policy 15: Discourage demolition and conversion of needed housing types as identified
by the Housing Needs Analysis.
Policy 16: 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 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.
Policy 18: Promote infill and compact development patterns to encourage housing
affordability, maximize existing land resources, and conserve habitat and
environmentally sensitive areas.
Policy 19: Promote building and site design that supports energy-efficiency, renewable
energy generation, and water conservation in new residential developments.
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Policy 20: Ensure that city housing efficiency policies, programs and standards support
the implementation strategies and actions described in the Ashland Climate and
Energy Action Plan
(4)Goal: Forecast and plan for changing housing needs over time in relation to land
supply and housing production.
Policy 21: 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 22: Encourage development of vacant land within the City Limits, while looking to
the lands within the Urban Growth Boundary to provide sufficient new land for
future housing needs. This shall be accomplished with specific annexation
policies.
Policy 23: Coordinate growth management planning with other jurisdictions in the
region to accommodate expected residential growth and anticipated demand for
different types of housing.
Policy 24: 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 effectiveness.
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ASHLAND PLANNING DIVISION
STAFF REPORT
September 26, 2017
PLANNING ACTION:
#2017-01421
APPLICANT:
City of Ashland
ORDINANCE REFERENCES:
AMC 18.2.2 Base Zones and Allowed Uses
AMC 18.2.3 Special Use Standards
AMC 18.2.5 Unified Standards for Residential Zones
AMC 18.3.4Normal Neighborhood District
AMC 18.3.5North Mountain Neighborhood District
AMC 18.3.9 Performance Standards Option and PSO Overlay
AMC 18.4.3 Parking, Access, and Circulation
AMC 18.4.8 Solar Access
AMC 18.5.2 Site Design Review
REQUEST:
Cottage
Housinghousing, allowed within specific residential zoning districts
and subject to explicit standards.
I. Relevant Facts
A. Background
The Planning Commission held a public hearing in July 2014 and recommended
approval of an ordinance replacing Title 18 Land Use of the Ashland Municipal
Code (AMC) with a reformatted and amended land use ordinance. This
ordinance included a section on Cottage Housing Developments. Upon adopting
the Title 18, the City Council removed the proposed cottage housing provisions,
and directed this section to be returned to the Planning Commission for further
review.
Over the past several years the Planning Commission held numerous study
sessions meetings to refine the draft cottage housing ordinance.
The proposed ordinance was presented to the City Council at a study session on
September 19, 2017.
B. Policies, Plans and Goals Supported:
The general objectives of the Cottage Housing Standards will be to provide
alternative types of housing for small households; provide high quality infill
development which maintains traditional cottage amenities and proportions;
contribute to neighborhood character; efficiently use residential land supply; and
meet regional plan commitments through consideration of innovative land use
strategies to accommodate future population growth.
Planning Action PA #2017-01421 Ashland Planning Division Staff Report
Applicant: City of Ashland Page 1 of 5
goals and objectives that relate to the
development of a cottage housing ordinance include.
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 Regional Plan Element of the Ashland Comprehensive Plan adopted in 2012
incorporates 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
accommod
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-
character and appearance of the city. (Housing Element)
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
pedestrian and bicycle travel. (Transportation Element)
C. Ordinance Amendments
The proposed Land Use Code amendments address the approval process and
set forth minimum requirements for the development of cottage housing in
particular residential zoning districts (R-1-5, R-1-7.5, NN-1-5, NM-R-1-5, NM-R-1-
7.5). Establishment of a cottage housing development would be subject to city
procedures for a Performance Standards Subdivision under Chapter 18.3.9 and
Site Design Review under Chapter 18.5.2. Public notice would be sent to
property owners within 200-feet of the site, making neighbors aware of the land
Planning Action PA #2017-01421 Ashland Planning Division Staff Report
Applicant: City of Ashland Page 2 of 5
use request. The application would be processed as a Type II Planning Action
with decisionby the Planning Commission andappealable to the City Council.
The general objectives of the Cottage Housing Standards provide for an
alternative types of housing for small households; provide high quality infill
development which maintains traditional cottage amenities and proportions;
contribute to neighborhood character; efficiently use residential land supply; and
meet regional plan commitments through consideration of innovative land use
strategies to accommodate future population growth.
Following is a summary of key special use standards that will be applied to
cottage housing developments:
A minimum of 3 cottage housing units and a maximum of 12.
Cottages shall be no larger than 1000sq.ft. and at least 75% of the
cottages shall be less than 800sq.ft.
A floor area ratio (FAR) of 0.35 is required for the entire development,
with exemptions for common buildings and pre-existing non-conforming
structures, to ensure the total volume of buildings on site are comparable
to that of average single family home developments.
above grade.
Lot coverage remains consistent with the underlying zone, however the
ordinance includes an allowance for an additional 10% of lot 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 must
meet the existing requirements of the zone.
There is a 20% common open space requirement. The open space may
be divided into multiple open spaces provided they are interconnected
and accessible to all residents of the development.
Cottage Housing Development are subject to the existing Site Design
Standards which will provide for orientation toward the street and
pedestrian connections to the neighborhood.
Solar access requirements are amended for cottage housing
developments to stipulate that shadows cast from structures within the
development may not cast shadows upon the roof of another cottage.
Cottage housing development parking standards are as follows:
Units less than 800 sq. ft. - 1 space/unit.
o
Units greater than 800 square feet and less than 1000 square feet -
o
1.5 spaces/unit.
Units greater than 1000 square feet - 2.00 spaces/unit.
o
Retirement complexes for seniors 55-years or greater - One space
o
per unit.
Cottage Housing Development would be permitted on R-1-5, R-1-7.5,
NN-1-5. NM-R-1-5 and NM-R-1-7.5 zoned properties.
Planning Action PA #2017-01421 Ashland Planning Division Staff Report
Applicant: City of Ashland Page 3 of 5
th
Changes to the draft ordinance following the July 25 Planning
Commission Meeting
Staff has made the following amendments to the draft ordinance for the
The cottage housing development parking standard has been
incorporated into Chapter 18.4.3, Parking, Access and Circulation, as
previously discussed by Commission.
The maximum floor area standard (18.2.3.090.C.2) that 75% of the
cottages shall be less than 800 square feet has been amended to
recognize that this percentage applies to developments of four units or
greater. The amended standard clarifies that within cottage housing
developments of only three units that at least two of the three shall be
less than 800 sq.ft. with no cottage exceeding 1000 sq.ft.
The allowed uses table within the North Mountain Neighborhood
-R-1-5 and NM-R-1-7.5 zoning designations has been
amended to newly include cottage housing as a special permitted
residential use when approved in accordance is the standards in
18.2.3.090.
The section or the proposed ordinance relating to non-conforming
dwelling units, 18.2.3.090 C.6, has been amended to clarify that the
habitable floor area of an existing single family residential structure in
excess of 1000 sq.ft., would not contribute to the maximum floor area
permitted per 18.2.3.090 C.2.a, and thus not be calculated as
contributing the floor area ratio.
Conceptual site plans for a four unit development and a 12 unit
development scenarios have been included in the draft ordinance to
illustrate key concepts relating to cottage housing developments.
II. Procedural
18.5.9.020 Applicability and Review Procedure
Applications for Plan Amendments and Zone Changes are as follows:
B. Type III. It may be necessary from time to time to make legislative amendments
in order to conform with the Comprehensive Plan or to meet other changes in
circumstances or conditions. The Type III procedure applies to the creation, revision,
or large-scale implementation of public policy requiring City Council approval and
enactment of an ordinance; this includes adoption of regulations, zone changes for
large areas, zone changes requiring comprehensive plan amendment,
comprehensive plan map or text amendment, annexations (see chapter 18.5.8 for
annexation information), and urban growth boundary amendments. The following
Planning Action PA #2017-01421 Ashland Planning Division Staff Report
Applicant: City of Ashland Page 4 of 5
planning actions shall be subject to the Type III procedure.
1. Zone changes or amendments to the Zoning Map or other official maps, except
where minor amendments or corrections may be processed through the Type II
procedure pursuant to subsection 18.5.9.020.A, above.
2. Comprehensive Plan changes, including text and map changes or changes to
other official maps.
3. Land Use Ordinance amendments.
4. Urban Growth Boundary amendments.
III. Conclusions and Recommendations
If the Commission recommends approval of the attached ordinance amendments, staff
on
October 17, 2017. The public hearing and First Reading of the proposed ordinance is
scheduled at the Council on November 7, 2017.
Attachments
:
Draft Ordinance dated 9/26/2017
Planning Action PA #2017-01421 Ashland Planning Division Staff Report
Applicant: City of Ashland Page 5 of 5
City of Ashland
COTTAGE HOUSING STANDARDS
Draft Ordinance Amendments -9/26/2017
18.2.3.090 Cottage Housing
A. Purpose and Intent.
The purpose and intent of this chapter is to encourage innovative site planning and 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.E Exception to the Site Development
and Design Standards.
C. Development Standards
Cottage housing developments shall meet all of the following requirements.
1. Cottage Housing Density the permitted number of units and minimum lot areas shall be
as follows.
ğĬƌĻ ЊБ͵Ћ͵Ќ͵ЉВЉ͵/͵Њ /ƚƷƷğŭĻ IƚǒƭźƓŭ 5ĻǝĻƌƚƦƒĻƓƷ 5ĻƓƭźƷǤ
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 of cottages)
developmentdevelopment
1 cottage
R-1-5,
dwelling unit per
Ќ ЊЋ АЎЉЉ ƭƨ͵ŅƷ͵ Љ͵ЌЎ
NN-1-5
2,500 square feet
of lot area
1 cottage
dwelling unit per
Ќ ЊЋ ЊЊЋЎЉ ƭƨ͵ŅƷ͵ Љ͵ЌЎ
R-1-7.5
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 shall not exceed a 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 habitable floor area for 75 percent or
b.
Cottage housing ordinance, September 26 2017
Page 1
more of the cottages, within developments of four units or greater, shall be 800
square feet or less per unit. At least two of the cottages within three unit cottage
housing developments shall have a gross habitable floor area of 800 square feet or
less. The gross habitable floor area for any individual cottage unit shall not exceed
1000 square feet.
c. Height. Building height of all structures shall not exceed 18 feet. The ridge of a
pitched roof may extend up to 25 feet above 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, a minimum separation
of six feet measured from the nearest point of the exterior walls is 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 to open 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 chapter 18.3.9 Performance Standards Option and 18.4 Site Development
and Site Design Standards, cottage housing developments are 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
housing development meets connectivity and block length standardsby providing
public access for pedestrians 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 per 18.4.3.040.
ii. Parking shall be consolidated to minimize the number of parking areas, and shall
be located on the cottage housing development property.
iii. Off-street parking can 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.
4. Open Space. Open space shall meet all of the following standards.
a. A minimum of 20 percent of the total lot area is required as open space.
Cottage housing ordinance, September 26 2017
Page 2
b. Open space(s) shall have no dimension that is less than 20 feet unless otherwise
granted an exception by the hearing authority. Connections between separated
open spaces, not meeting this dimensional requirement, shall not contribute toward
meeting the minimum open space area.
c. Shall consist of a central 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 outdoor areas with a
walkway, fencing, landscaping, berm, or similar method to provide a visual boundary
around the perimeter of the common area.
g. Parking areas and driveways do not qualify as open space.
Figure 18.2.3.090 Cottage Housing Conceptual Site Plans
5. Private Outdoor Area. Each residential unit in a cottage housing development shall have
a private outdoor area. Private outdoor areas shall 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 than 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 as a community building for the sole
use of the cottage housing residents. Common buildings shall not be attached to
cottages.
Cottage housing ordinance, September 26 2017
Page 3
b. Carports and garage structures. Consolidated carports or garage structures, provided
per 18.2.3.090.C.3.b,are not subject to the area limitations for common buildings.
c. Nonconforming Dwelling Units. An existing 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. 1,000 square feet of 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 attached garages and a nonconforming
dwellinghabitable floor area in excess of 1,000 square feet 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 features as a component of
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 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 native vegetation 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 subsection 18.2.3.090.C.2.a. A deed restriction shall be placed on the property
notifying future property owners of the size restriction.
Cottage housing ordinance, September 26 2017
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-1 R-2 R-3 RR WR E-1 M-1
Special Use Standards
3.5 C-1-D
1
B. Residential Uses
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 P P P P P P S S N
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
S S S S S N N N N
Unit Sec. 18.2.3.110 Duplex
Dwelling
Duplex Dwelling S P P P N N S S N
Sec. 18.2.3.170 and not
Manufactured Home on
allowed in Historic
S S S S N N N N N
Individual Lot
District Overlay
Manufactured Housing CU
N S N N N N N N Sec. 18.2.3.180
Development +S
Sec. 18.2.3.130 for C-1
zone and E-1 zone
Dwellings and additions
Multifamily DwellingN P P P N N S S N
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-N N S S N N N N N Sec. 18.2.3.200
Purchase Housing
Home Occupation S S S S S S S S N Sec. 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, September 26 2017
Page 5
Amendments to the Standards for Residential Zones
18.2.5.030 Unified 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-3 zones. Standards for the RR and WR zones are contained in
subsections 18.2.5.030.B and 18.2.5.030.C.
2
Table 18.2.5.030.A Standards for Urban Residential Zones
(Except as modified under chapter 18.5.5 Variances or chapter 18.3.9 Performance Standards Option.)
R-1
Standard R-2 R-3
R-1-10 R-1-7.5 R-1-5 R-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 coverage may be developed in an
approved, porous solid surface that allows storm water infiltration, and is exempt from the lot coverage maximum.
Cottage housing ordinance, September 26 2017
Page 6
Amendments to the Normal Neighborhood District Allowed Uses
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 uses in the Normal Neighborhood Plan area as listed in the Land Use Table
Table 18.3.4.040 Land Use NN-1-5 NN-1-3.5 NN-1-3.5-C NN-2
Descriptions
Single family Suburban Suburban Multi-family
Residential Residential Residential with Low Density
commercial Residential
Residential Uses
Single Dwelling Residential
Unit P P N N
(Single-Family Dwelling)
Accessory Residential Unit P P P N
Double Dwelling Residential
N P P P
Unit
Cottage Housing, subject to
the requirements of 18.2.3.090
SNNN
\[Placeholder\]
Clustered Residential Units N P P P
Attached Residential Unit N P P P
Multiple Dwelling Residential
N P P P
Unit
Manufactured Home on
P P P P
Individual Lot
Manufactured Housing
N P P P
Development
Cottage housing ordinance, September 26 2017
Page 7
Amendments to the North Mountain Neighborhood District Allowed Uses
18.3.5.050 Allowed Uses
A. Uses Allowed in North Mountain Neighborhood Zones.
Allowed uses include those that
are permitted, permitted subject to special use standards, and allowed subject to a
conditional use permit. Where Table 18.3.5.050 does not list a specific use and part 18.6
does not define the use or include it as an example of an allowed use, the City may find that
use is allowed, or is not allowed, following the procedures of section 18.1.5.040 Similar
Uses. Uses not listed in Table 18.2.2.030 and not found to be similar to an allowed use are
prohibited. All uses are subject to the development standards of zone in which they are
located, any applicable overlay zone(s), and the review procedures of part 18.5. See section
18.5.1.020 Determination of Review Procedure.
C. Uses Regulated by Overlay Zones.
Notwithstanding the provisions of chapter 18.2.2 Base
Zones, additional land use standards or use restrictions apply within overlay zones. An
overlay zone may also provide for exceptions to some standards of the underlying zone. For
ones, please refer to part 18.3.
C. Mixed-Use.
Uses allowed in a zone individually are also allowed in combination with one
another, in the same structure or on the same site, provided all applicable development
standards and building code requirements are met.
Table 18.3.5.050 North Mountain Neighborhood Uses Allowed by Zone 3
4
North Mountain Neighborhood Zones
NM-R-1-7.5 NM-R-1-5 NM-MF NM-C NM-Civic
A. Residential
Residential Uses, subject to density
P P P P N
requirements in Table 18.3.5.050
Accessory Residential Units S S N P N
S S N N N
Cottage Housing
Home Occupations P P P P N
Agricultural Uses, except Keeping of
P P P P S
Livestock
Keeping of Micro-Livestock and Bees S S S N S
Keeping of Livestock N N N N N
Marijuana Cultivation, Homegrown S S S S N
B. Public and Institutional Uses
Community Services N S N S P
Parks and Open Spaces P
P P P P
Public Parking Lots N
N N N CU
Religious Institution, Houses of
N
N N N S
Worship
Utility and Service Building, Public
N
N N N S
and Quasi-Public, excluding outdoor
3 Key: P = Permitted Uses; S = Permitted with Special Use Standards; CU = Conditional Use Permit Required; N = Not Allowed.
Zones: NC = Neighborhood Commercial; MU = Mixed Use; OE = Office Employment; CI = Compatible Industrial; OS = Open
4
Space.
Cottage housing ordinance, September 26 2017
Page 8
Table 18.3.5.050 North Mountain Neighborhood Uses Allowed by Zone 3
4
North Mountain Neighborhood Zones
NM-R-1-7.5 NM-R-1-5 NM-MF NM-C NM-Civic
storage and electrical substations
B. Commercial
Neighborhood Clinics N
N N N S
Neighborhood Oriented Retail Sales,
N
N N N S
Services, and Restaurants
Offices, Professional N
N N N S
Temporary uses N
N N N CU
C. Industrial
Manufacturing, Light N
N N N S
D. Special Use Standards
.
18.3.5.050, above, are allowed provided they conform to the requirements of this section and the
requirements of chapter 18.5.2 Site Design Review.
1. Accessory Residential Units.
a. Accessory residential units are not subject to the density requirements of the zone
and are not included in the base density calculations.
b. One accessory residential unit is allowed per lot, and the maximum number of
dwelling units must not exceed two per lot.
c. The proposal must comply with the lot coverage and setback requirements of the
underlying zone.
d. The maximum gross habitable floor area (GHFA) of the accessory residential unit
must not exceed 50 percent of the GHFA of the primary residence on the lot, and
must not exceed 750 square feet GHFA, except that second story accessory
residential units constructed above a detached accessory building must not exceed
500 square feet GHFA.
e. Additional parking shall be provided in conformance with the off-street parking
provisions for single-family dwellings in section 18.4.3.040.
2. Agricultural Uses. In the NM-Civic zone, agriculture may include community garden
space.
3. Keeping of Micro-Livestock and Bees. Subject to the standards in section 18.2.3.160.
4. Marijuana Cultivation, Homegrown. Subject to the standards in subsection 18.2.3.190.A.
5. Community Services.
a. In the NM-R-1-5 zone, each building may be up to a maximum of 2,500 square feet
of gross floor area.
b. In the NM-C zone, each building may be up to a maximum of 3,500 square feet of
gross floor area.
6. Manufacturing, Light.
a. The light manufacturing use shall occupy 600 square feet or less.
Cottage housing ordinance, September 26 2017
Page 9
b. The light manufacturing use shall be contiguous to the permitted retail outlet that
operates in conjunction with and sells the manufactured items produced by the light
manufacturing use.
7. Neighborhood Clinics. Each building may be up to a maximum of 3,500 square feet of
gross floor area.
8. Neighborhood Oriented Retail Sales, Services, and Restaurants. Each building may be
up to a maximum of 3,500 square feet of gross floor area.
9. Offices, Professional. Each building may be up to a maximum of 3,500 square feet of
gross floor area.
10. Religious Institution, Houses of Worship. The same use cannot be located on a
contiguous property, and there must be no more than two such uses in a given zone.
11. Utility and Service Building, Public and Quasi-Public. Each building may be up to a
maximum of 3,500 square feet of gross floor area
12: Cottage Housing. Subject to the standards in section 18.2.3.090.
Cottage housing ordinance, September 26 2017
Page 10
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 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 section 18.2.3.090
18.3.9.040 \[unchanged\]
18.3.9.050 Performance 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.
Cottage housing ordinance, September 26 2017
Page 11
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
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
Minimum
Maximum Minimum lot size
number of
number of (accommodates Maximum
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
Ќ ЊЋ АЎЉЉ ƭƨ͵ŅƷ͵ Љ͵ЌЎ
NN-1-5
2,500 square feet
of lot area
1 cottage
dwelling unit per
Ќ ЊЋ ЊЊЋЎЉ ƭƨ͵ŅƷ͵ Љ͵ЌЎ
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
Cottage housing ordinance, September 26 2017
Page 12
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
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 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.
c. Major recreational facilities provided 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.
18.3.9.060 Parking Standards
All development under this chapter shall conform to the following parking standards, which are
Cottage housing ordinance, September 26 2017
Page 13
in addition to the requirements of chapter 18.4.3 Parking, 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,
zone and for all developments in
R-2 and R-3 zones that create or improve public streets.
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
.
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, September 26 2017
Page 14
Amendments to the Parking Ratios Table
18.4.3.040 Parking 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.
Multifamily
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.
Cottage Housing
c. 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 Housing Family 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, September 26 2017
Page 15
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 noon on December 21st)
Slope
Height in feet
-
-0.25 -0.20 -0.15 -0.10 -0.05 0.00 0.05 0.10 0.15
0.30
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. Structures 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
provided they do not cast a shadow upon the roof of a dwelling within the cottage
housing development.
Cottage housing ordinance, September 26 2017
Page 16
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 18.4.8.050 Solar 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 18.4.8.030 Solar
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.
18.4.8.030 Solar 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,
pursuant to 18.4.8.020.A.1, shall be set back from the northern lot line according to the
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, September 26 2017
Page 17
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:
Slope
Height in feet
-
0.30
-0.25 -0.20 -0.15 -0.10 -0.05 -0.00 0.05 0.10 0.15
8 * 14 10 8 7 6 5 4 4 4 3
16141210
6 4 2 0
10 * 28 20 9 8 7 7
12 * 41 31 24 20 17 15 13 21 11 10
14 * 55 41 33 27 23 20 18 16 15 13
16 * 69 51 41 34 29 25 22 20 18 17
18 * 83 61 49 41 35 30 27 24 22 20
20 * 96 72 57 47 41 35 31 28 26 24
22 * 110 82 65 54 46 40 36 32 29 27
24 * 124 92 73 61 52 46 40 36 33 30
26 * 138 102 82 68 58 51 45 40 37 34
28 * 151 113 90 75 64 56 49 44 40 37
30 * 165 123 98 81 70 61 54 48 44 40
32 * 179 133 106 88 75 66 58 53 48 44
34 * 193 143 114 95 81 71 63 57 51 47
36 * 207 154 122 102 87 76 67 61 55 50
38 * 220 164 130 108 93 81 72 65 59 54
40 * 234 174 139 115 98 86 76 69 62 57
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 -0.05 0.00 0.05 0.10 0.15
0.30
8 * 0 0 0 0 0 0 0 0 0 0
10 * 0 0 0 0 0 0 0 0 0 0
12 * 0 0 0 0 0 0 0 0 0 0
14 * 0 0 0 0 0 0 0 0 0 0
16 * 0 0 0 0 0 0 0 0 0 0
18 * 14 10 8 7 8 5 4 4 4 3
20 * 28 20 16 14 12 10 9 8 7 7
22 * 41 31 24 20 17 15 13 12 11 10
24 * 55 41 33 27 23 20 18 16 15 13
26 * 69 51 54 34 29 25 22 20 18 17
28 * 83 61 49 41 35 30 27 24 22 20
30 * 96 72 57 47 41 35 31 28 26 24
32 * 110 82 65 54 46 40 36 35 29 27
Cottage housing ordinance, September 26 2017
Page 18
Table 18.4.8.030.B: Setback Standard "B"
Slope
Height in feet
-
-0.25 -0.20 -0.15 -0.10 -0.05 0.00 0.05 0.10 0.15
0.30
34 * 124 92 73 61 52 46 40 36 33 30
36 * 138 102 82 68 58 51 45 40 37 34
38 * 151 113 90 75 64 56 49 44 40 37
40 * 165 123 98 81 70 61 54 48 44 40
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 -0.05 0.00 0.05 0.10 0.15
0.30
8 * 0 0 0 0 0 0 0 0 0 0
10 * 0 0 0 0 0 0 0 0 0 0
12 * 0 0 0 0 0 0 0 0 0 0
14 * 0 0 0 0 0 0 0 0 0 0
16 * 0 0 0 0 0 0 0 0 0 0
18 * 0 0 0 0 0 0 0 0 0 0
20 * 0 0 0 0 0 0 0 0 0 0
22 * 7 5 4 3 3 3 2 2 2 2
24 * 21 15 12 10 9 8 7 6 6 6
26 * 34 26 20 17 14 13 11 10 9 8
28 * 48 36 29 24 20 18 16 14 13 12
30 * 62 46 37 30 26 23 20 18 17 15
32 * 76 56 45 37 32 28 25 22 20 18
34 * 90 67 53 44 38 33 29 26 24 22
36 * 103 77 61 51 43 38 34 30 28 25
38 * 117 87 69 58 49 43 38 34 31 29
40 * 131 97 77 64 55 48 43 38 35 32
Cottage housing ordinance, September 26 2017
Page 19
Amendments to Site Design Review Chapter
18.5.2.050 Approval 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, September 26 2017
Page 20