HomeMy WebLinkAbout2017-10-24_Planning PACKET
Note: Anyone wishing to speak at any Planning Commission meeting is encouraged to do so. If you wish to speak,
please rise and, after you have been recognized by the Chair, give your name and complete address for the record.
You will then be allowed to speak. Please note that the public testimony may be limited by the Chair and normally is
not allowed after the Public Hearing is closed.
ASHLAND PLANNING COMMISSION
STUDY SESSION
October 24, 2017
AGENDA
I. CALL TO ORDER:
7:00 PM, Civic Center Council Chambers, 1175 E. Main Street.
II. ANNOUNCEMENTS
III. PUBLIC FORUM
A. Implementation of Infill Strategies for Ashland Transit Triangle
B. Revisions to Accessory Residential Unit Development Standards
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).
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80 to 84 years
75 to 79 years
70 to 74 years
65 to 69 years
60 to 64 years
55 to 59 years
50 to 54 years
45 to 49 years
40 to 44 years
35 to 39 years
30 to 34 years
25 to 29 years
20 to 24 years
15 to 19 years
10 to 14 years
5 to 9 years
Under 5 years
(1200)(1000)(800)(600)(400)(200)020040060080010001200
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15
18.3.12.070 Ashland Transit Triangle Overlay
A. Purpose.The Ashland Transit Triangle Overlay is intended to direct and encourage
development of small walkable nodes that provide concentrations of gathering places, housing,
businesses, and pedestrian amenities situated and designed in a way to encourage walking,
bicycling, and transit use.
B. Applicability.
1. This section applies to properties designated as Transit Triangle overlay on the Site Design
Zones map.
(include maps here)
2. Review Procedure. The Ashland Transit Triangle Overlay requirements apply to proposed
development located in the Ashland Transit Triangle Overlay that requires a planning
application approval, and involves development of new structures or additions other than
single-family dwellings and associated accessory structures and uses. The provisions of the
Ashland Transit Triangle Overlay supplement those of the applicable base zoning district and
other applicable ordinance requirements.
3. Standards for buildings in the Transit Triangle Overlay.
All buildings and uses require
Basic, Detail Site Review and Large Scale Development Site Design and
in accordance with Chapter 18.4 except as provided in this
Use Standards shall be applicable
section
C.Development Standards. The following standards shall apply to development in the Ashland
Transit Triangle overlay in addition to all applicable provisions of this ordinance.
1. Building Setbacks. The solar access setback in chapter 18.4.8 Solar Access applies only to
those lots abutting a residential zone to the north.
2. Plazas and Landscaping Ratio. Outdoor seating areas, plazas, and other useable paved
surfaces may be applied toward meeting the landscaping area requirements in chapter 18.4.4
Landscaping, Lighting, and Screening, but shall not constitute more than 50 percent of the
required area.
3. Parking for Residential Dwellings. Residential dwellings in the Ashland Transit Triangle
Overlay of less than 800 square feet are required to provide one off street parking space per
unit, rather than the parking required in Section 18.96
D. Development Standards in R-2 and R-3 Zones. The following standards apply to
development located in the Transit Triangle Overlay and a R-2 or R-3 zone, in addition to all
applicable provisions of this ordinance.
1. Special Permitted Uses. In addition to the permitted uses in the underlying residential zone,
the following uses and their accessory uses are permitted subject to the requirements of this
section.
a. Professional, financial, business and medical offices, and personal service establishments.
b. Stores, shops, and offices supplying commodities or performing services.
c. Restaurants.
2. Development Standards and Limitations.
a. The maximum gross floor area occupied by a special permitted use shall be 60 square feet
Commented \[MH1\]:
Like this approach. Since lots
are relatively small (e.g., Ross Johnston approximately
for every residential dwelling unit developed on the site.
15,000 sq ft) will this ratio result in big enough
commercial spaces?
b. Special permitted uses shall be allowed in a building or in a group of buildings including a
mixture of businesses and housing. At least 50 percent of the total gross floor area of a building,
or of where there is more than one building on a site, 50 percent of the total lot area including
accessory uses such as parking, landscaping and public space, shall be designated for residential
uses.
c. The development shall meet the minimum housing density requirements of the underlying
zone.
d. Mixed-use buildings shall be setback not more than five feet from a public sidewalk unless
the area is used for pedestrian activities such as plazas or outside eating areas, or for a required
public utility easement.
e.Mixed-use developments shall have a minimum Floor Area Ratio (FAR) of .50. Plazas and
pedestrian areas shall count as floor area for the purposes of meeting the minimum FAR.
Projects including existing buildings or vacant parcels of a half an acre or greater in size shall
achieve the required minimum FAR or provide a shadow plan (see graphic) that demonstrates
how development may be intensified over time to meet the required minimum FAR.
E. Development density standards in R-2 and R-3 zones
1.For the R-2 and R-3 zones the following standards.
a.Maximum height permitted in 42 feet, and no more than 3 stories.
b..
c.Maximum Floor Area Ratio (FAR) of 1.25
d.A least 20% of the site is required to be landscaped according to the standards of the
Ashland Land UseOrdinance.
F. Development Standards in C-1 and E-1 Zones. The following standards apply to
development located in the Transit Triangle Overlay and a C-1 or E-1 zone, in addition to all
applicable provisions of this ordinance.
1. Parking. No parking is required for the first 2.500 square feet of retail or restaurant use per
acre of development site.
2. Development Standards and Limitations.
a. Maximum height of 50 feet permitted, and no more than 4 stories
i.b. A ground-floor setback of 15 feet, for that portion over 25 feet high
where it is within 25 feet or a residential zone.
ii.c. A maximum density of 1.5 FAR.
iii.d. A least 15% of the site is required to be landscaped according to the standards of the
Ashland Land Use Ordinance.
iv.e. No parking required for the first 2,500 square feet of retail or restaurant (per acre) if
in a mixed use building.
Memo
DATE: October 24, 2017
TO: Ashland Planning Commission
FROM: Maria Harris, Planning Manager
RE: Accessory Residential Unit Draft Code Revisions
The Planning Commission discussed providing more flexibility for homeowners that are interested in
locating an accessory residential unit (ARU) within an existing home at the August 22, 2017 study
session. Staff developed draft revisions of the ARU standards based on the August 22 discussion. The
draft revisions are attached.
The draft revisions include three items for ARUs located in the single-family (R-1) zones and within the
building footprint.
Size:
1. ARUs within existing homes are allowed to be up to 75% of the size of the primary
residence.
The current standards limit the size of an ARU to half the size of the main home and
would continue to be applied to new construction involving ARUs (i.e., detached and
attached).
The maximum size of an ARU is limited to 1,000 square feet by the current standards.
These cap on the size would continue to apply to all ARUs, including within existing
structures.
Parking:
2. ARUs within existing homes that are below 500 square feet in size would not require
additional off-street parking spaces. However, if an ARU within an existing home is 500 square
feet or larger, one off-street parking space would be required.
The current standards require one off-street parking space for ARUs less than 500 square
feet in size and two spaces for ARUS 500 square feet and larger.
3.A definition is added for building footprint.
City of Ashland
Accessory Residential Unit Revisions
Draft Ordinance Amendments -10/24/2017
18.2.3.040 Accessory Residential Unit
Where accessory residential units are allowed, they are subject to Site Design Review under
chapter 18.5.2, and shall meet all of the following requirements.
A. R-1 Zone.
Accessory residential units in the R-1 zone shall meet the following requirements.
1. One accessory residential unit is allowed per lot, and the maximum number of dwelling
units shall not exceed two per lot.
2. Accessory residential units are not subject to the density or minimum lot area
requirements of the zone, except that accessory residential units shall be counted in the
density of developments created under the Performance Standards Option in chapter
18.3.9.
3. The maximum gross habitable floor area (GHFA) of the accessory residential unit shall
, and shall not
not exceed 50 percent of the GHFA of the primary residence on the lot
exceed 1,000 square feet GHFA., except that an accessory residential unit located
within the building footprint of a primary residence built prior to
insert adoption
(Ordinance ) may be up to 75 percent of the GHFA of the primary residence
date#
on the lot. Accessory residential units shall not exceed 1,000 square feet GHFA.
4. The proposal shall conform to the overall maximum lot coverage and setback
requirements of the underlying zone.
5. Additional parking shall be provided in conformance with the off-street parking provisions
for single-family dwellings in section 18.4.3.040, except that parking spaces, turn-
arounds, and driveways are exempt from the paving requirements in subsection
18.4.3.080.E.1.
B. RR Zone
. In addition to the standards in subsection 18.2.3.040.A, accessory residential
units in the RR zone shall meet the following requirements.
1. If the accessory residential unit is not part of the primary dwelling, all construction and
land disturbance associated with the accessory residential unit shall occur on lands with
less than 25 percent slope.
2. The lot on which the accessory residential unit is located shall have access to an
improved city street, paved to a minimum of 20 feet in width, with curbs, gutters, and
sidewalks.
3. No on-street parking credits shall be allowed for accessory residential units.
4. If located in the Wildfire zone, the accessory residential unit shall have a residential
sprinkler system installed.
C. R-2 and R-3 Zones.
Accessory residential units in the R-2 and R-3 zones shall meet the
standards in subsection 18.2.3.040.A, except that the maximum gross habitable floor area
Accessory Residential Units Revisions, October 24, 2017
Page 1
(GHFA) of the accessory residential structure shall not exceed 50 percent of the GHFA of
the primary residence on the lot, and shall not exceed 500 square feet GHFA.
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.
b. 1-bedroom units 500 sq. ft. or larger -- 1.50 spaces/unit.
and
Single Family Dwelling
c. 2-bedroom units --1.75 spaces/unit.
Accessory Residential Unit
d. 3-bedroom or greater units -- 2.00 spaces/unit.
e. 1 space for accessory residential units 500 sq. ft. or larger
located in the R-1 zones and within the building footprint
of a primary residence built prior to
insert date of adoption
.
(Ordinance #)
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.
Parking for Manufactured Home on Single-Family Lot is same as
Manufactured Housing Single 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
Commercial Categories
Auto, boat or trailer sales, 1 space per 1,000 square feet of the first 10,000 square feet of gross
retail nurseries and other land area; plus 1 space per 5,000 square feet for the excess over
open-space uses 10,000 square feet of gross land area; and 1 space per 2 employees.
3 spaces per alley, plus 1 space for auxiliary activities set forth in this
Bowling Alleys
section.
Chapels and Mortuaries 1 space per 4 fixed seats in the main chapel.
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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.)
1 space per guest room, plus 1 space for the owner or manager; see
Hotels also, requirements for associated uses, such as restaurants,
entertainment uses, drinking establishments, assembly facilities.
General Office: 1 space per 500 sq. ft. floor area.
Offices
Medical/Dental Office: 1 space per 350 sq. ft. floor area.
Restaurants, Bars, Ice Cream 1 space per 4 seats or 1 space per 100 sq. ft. of gross floor area,
Parlors, Similar Uses whichever is less.
General: 1 space per 350 sq. ft. floor area.
Retail Sales and Services
Furniture and Appliances: 1 space per 750 sq. ft. floor area.
Skating Rinks 1 space per 350 sq. ft. of gross floor area.
Theaters, Auditoriums,
Stadiums, Gymnasiums and 1 space per 4 seats.
Similar Uses
1 space per guest room, plus 2 spaces for the owner or manager.
Industrial Categories
Industrial, Manufacturing and
1 space per 1,000 sq. ft. of gross floor area, or 1 space for each 2
Production, Warehousing and
employees whichever is less, plus 1 space per company vehicle.
Freight
Institutional and Public
Categories
One 1 space per hangar or one 1 space per four 4 aircraft occupying
Aircraft Hangar - Ashland
Municipal Airport a hangar, whichever is greater. Parking spaces shall be provided
within the hangar or within designated vehicle parking areas identified
in the adopted Ashland Municipal Airport Master Plan.
Clubs, Fraternity and Sorority 2 spaces for each 3 guest rooms; in dormitories, 100 sq. ft. shall be
Houses; Rooming and equivalent to a guest room.
Boarding Houses; Dormitories
Daycare 1 space per two employees; a minimum of 2 spaces is required.
Golf Courses Regular: 8 spaces per hole, plus additional spaces for auxiliary uses.
Miniature: 4 spaces per hole.
Hospital 2 space per patient bed.
Nursing and Convalescent 1 space per 3 patient beds.
Homes
Public Assembly
1 space per 4 seats
Religious Institutions and
1 space per 4 seats.
Houses of Worship
Rest Homes, Homes for the
1 space per 2 patient beds or 1 space per apartment unit.
Aged, or Assisted Living
Elementary and Junior High: 1.5 spaces per classroom, or 1 space
Schools
per 75 sq. ft. of public assembly area, whichever is greater
High Schools: 1.5 spaces per classroom, plus 1 space per 10
students the school is designed to accommodate; or the
requirements for public assembly area, whichever is greater
Colleges, Universities and Trade Schools: 1.5 spaces per classroom,
plus 1 space per five students the school is designed to
accommodate, plus requirements for on-campus student housing.
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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.)
Other Categories
Parking standards for temporary uses are the same as for primary
Temporary Uses uses, except that the City decision-making body may reduce or waive
certain development and designs standards for temporary uses.
18.6.1.030 Definitions
The following definitions are organized alphabetically.
B
Balcony.
A railed or balustrade platform that project from a wall.
Ballot Measure 49 Definitions Related to Chapter 18.5.10 Ballot Measure 49 Claims
-
Ballot Measure 49. The measure enacted by the voters at the November, 2007 General
Ballot Measure 49 Claim
Election, which amended ORS chapter 197. means a written
demand for compensation filed under section 12 to 14 of Measure 49 and ORS 197.25,
Claimant
as in effect on and after the effective date of Measure 49. in this context
means the person who has filed a claim. The claimant must be a current owner of the
property that is the subject of the claim.
-
Fair Market Value. The amount of money, in cash, that the property would bring if the
property were offered for sale by a person who desires to sell the property but is not
obligated to sell the property, and if the property were bought by a person who was
willing to buy the property but not obligated to buy the property. The fair market value is
purposes. The fair market value of property does not include any prospective value,
speculative value, or possible value based upon future expenditures and improvements.
-
Interest. The average interest rate for a one-year United States Government Treasury
Bill on December 31 of each year of the period between the date the land use regulation
was enacted and the date the claim was filed, compounded annually on January 1 of
each year of the period.
-
Land Use Regulation. A provision of a city comprehensive plan, zoning ordinance, or
land division ordinance that restricts the residential use of private real property zoned for
residential use.
-
Property. The private real property described in a claim and contiguous private real
property that is owned by the same owner, whether or not the contiguous property is
described in another claim, and that is not property owned by the federal government, an
Indian tribe, or a public body, as defined in ORS 192.410.
Accessory Residential Units Revisions, October 24, 2017
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-
Reduction in Fair Market Value. The difference, if any, in the fair market value of the
property from the date that is one year before the enactment of the land use regulation
to the date that is one year after the enactment, plus interest.
-
Waive or Waiver. An action or decision authorizing the claimant to use the property
without application of the land use regulation(s) to the extent necessary to offset the
reduction in fair market value of the property.
Bank Full Stage.
The two-year recurrence interval flood elevation.
Bar.
Premises used primarily for the sale or dispensing of liquor by the drink for on-site
consumption and where food may be available for consumption on premises as accessory
to the primary use.
Base Flood.
The flood having a one percent chance of being equaled or exceeded in any given
year.
Base Flood Elevation (BFE).
The water surface elevation during the base flood in relation to a
specific datum. The base flood elevation (BFE) is depicted on the Flood Insurance Rate
Map (FIRM) to the nearest foot and in the Flood Insurance Study (FIS) to the nearest 0.1
foot. See also, definitions of Flood Insurance Rate Map and Flood Insurance Study.
Basement.
That portion of a building with a floor-to-ceiling height of not less than six-and-a-half
feet, where the perimeter walls do not exceed 12 feet above finished grade at any point, and
where 50 percent or more of its perimeter walls are less than six feet above natural grade.
Bay.
1. A repetitive vertical subdivision of an exterior façade; may be defined by various means,
including pilasters a wall openings.
2. A door or window opening in a façade, especially when defined by repetitive columns or
arches.
Beekeeper.
A person who owns or has charge of one or more colonies of bees.
Block.
The land surrounded by streets and other right-of-way other than an alley or land that is
designated as a block on any recorded subdivision map.
Block Length.
Thedistance measured along a street between the centerlines of two
intersecting through streets.
Block Perimeter.
The sum of the block lengths of all sides of a block.
Building Code.
The combined specialty codes as defined in AMC 15.04 and approved by the
State of Oregon.
Building Envelope.
An area, within the property boundaries of a lot, parcel, or space within
which a permitted building can be placed.
Building Footprint. .
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