Loading...
HomeMy WebLinkAbout2630 Affordable Housing PlanORDINANCE NO. 2630 AN ORDINANCE AMENDING SECTION 18.24, 18.28, !8.72, and 18.88 OF THE LAND USE ORDINANCE OF THE ASHLAND MUNICIPAL CODE WITH RESPECT TO IMPLEMENTING RECOMMENDED PROGRAMS OF THE AFFORDABLE HOUSING PLAN, ~AFFORDABLE HOUSING IN ASHLAND.~ THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS: SECTION 1. Sections 18.24.040 A., B., and C. are hereby replaced in their entirety by the following: 18.24.040 General Regulations R-2 Zone A. Permitted Density 1) Base Densities The density of the development shall not exceed the density established by this section. The density shall be computed by the dividing the total number of dwelling units by the acreage of the project, including land dedicated to the public. Fractional port/ons of the answer shall not apply towards the total density. Base density for the R-2 zone shall be 13.5 dwelling units per acre, however, units of less than 500 square feet of gross habitable area shall count as 0.75 units for the purposes of density calculations, with the following restrictions: Minimum lot area for 1 unit shall be 5000 sq. ft. with a minimum width of 50' and minimum depth of 80'. Minimum lot area for 2 units shall be 7000 sq. ft. with a minimum width of 50' and a minimum depth of 80'. Developments of 3 units or greater shall have minimum lot area in excess of 9900 sq. ft. and as determined by the base density asld allowable bonus point calculations, and shall have a minimum width of 50' and minimum depth of 80'. B. Bonus Point Calculations 1) The permitted base density shall be increased by the percentage gained through bonus points. 2) The maximum bonus permitted shall be 40%. 3) The following bonuses shall be awarded: a) Conservation Housing - all home or residential units of the proposed project meet the energy usage, water usage, and air quality requirements adopted in the Performance Standard Guidelines referred to in 18.88.090 -- maximum 15% bonus b) Provision of outdoor recreation space above minimum requirement established by this Title. The purpose of the density bonus for outdoor recreational space is to permit areas which could be otherwise be developed to be developed as a recreational amenity. It is not the purpose of this provision to permit density bonuses for incidental open spaces which have no realistic use by project residents on a day to day basis. 1 percent increased density bonus for each percent of the project site dedicated to outdoor recreatio~n space beyond the .mj.~n~mum requirement established by this title -- maximum 10% bonus c) Provision of Major Recreational Facilities. Density bonus points shall be awarded for the provision of major recreational facilities, such as tennis courts, swimming pools, playgrounds, or similar facilities. For each percent (1%) of the total project cost devoted to recreational facilities, a 6% density bonus shall be awarded to a maximum of 10%. 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. The cost of the recreational facility shall be prepared by a qualified architect or engineer using current costs of recreational facilities. -- maximum bonus 10% d) Affordable Housing - for every percent of units that are affordable, an equivalent percentage of density bonus shall be allowed. Maximum bonus of 25%. Affordable Housing bonus shall be for residential units that are affordable for moderate income persons in accord with the standards established by resolution of the Ashland City Council and guaranteed affordable through procedures contained in said resolution. SECTION 2. Section 18.24.040 H. is added to the current ordinance and shall read as follows: 18.24.040 H. Outdoor Recreation Space 1) At least 8% of the lot area shall be dedicated to outdoor recreational space and shall be part of the overall landscaping requirements. 2 SECTION 3. Sections 18.28.040 A., B., and C. are hereby replaced in their entirety by the following: 18.28.040 General Regulations R-3 Zone A. Permitted Density 1) Base Densities The density of the development shall not exceed the density established by this section. The density shall be computed by the dividing the total number of dwelling units by the acreage of the project, including land dedicated to the public. Fractional portions of the answer shall not apply towards the total density. Base density for the R-3 zone shall be 20 dwelling units per acre, however, units of less than 500 square feet of gross habitable area shall count as 0.75 units for the purposes of density calculations, with the following restrictions: Minimum lot area for 1 unit shall be 5000 sq. ft. with a minimum width of 50' and minimum depth of 80'. Minimum lot area for 2 units shall be 6500 sq. ft. with a minimum width of 50' and a minimum depth of 80'. Developments of 3 units or greater shall have minimum lot area in excess of 8000 sq. ft. and as determined by the base density and allowable bonus point calculations, and shall have a minimum width of 50' and minimum depth of 80'. B. Bonus Point Calculations 1) 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. 2) The maximum bonus permitted shall be 40%. 3) The following bonuses shall be awarded: a) Conservation Housing - all home or residential units of the proposed project meet the energy usage, water usage, and air quality requirements adopted in the Performance Standard Guidelines referred to in 18.88.090 -- 15% bonus 3 b) Provision of outdoor recreation space above minimum requirement established by this Title. The purpose of the density bonus for outdoor recreational space is to permit areas which could be otherwise be developed to be developed as a recreational amenity. It is not the purpose of this provision to permit density bonuses for incidental open spaces which have no realistic use by project residents on a day to day basis. 1 percent increased density bonus for each percent of the project site dedicated to outdoor recreation space beyond the minimum requirement established by this title -- maximum 10% bonus c) Provision of Major Recreational Facilities. Density bonus points shall be awarded for the provision of major recreational facilities, such as tennis courts, swimming pools, playgrounds, or similar facilities. For each percent (1%) of the total project cost devoted to recreational facilities, a 6% density bonus shall be awarded to a maximum of 10%. 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. The cost of the recreational facility shall be prepared by a qualified architect or engineer using current costs of recreational facilities. -- maximum bonus 10% d) Affordable Housing - for every percent of units that are affordable, an equivalent percentage of density bonus shall be allowed. Maximum bonus of 25%. Affordable Housing bonus shall be for residential units that are affordable for moderate income persons in accord with the standards established by resolution of the Ashland City Council and guaranteed affordable through procedures contained in said resolution. SECTION 4. Section 18.28.040 H. is hereby added to the Ashland Municipal Code and shall read as follows: 18.28.040 H. Outdoor Recreation Space 1) At least 8% of the lot area shall be dedicated to outdoor recreational space and shall be part of the overall landscaping requirements. SECTION 5. Section 18.72.100 C. of the Ashland Municipal Code is hereby deleted in its entirety. 4 SECTION 6. Chapter 18.88, Performance Standards Option, is hereby replaced in its entirety and shall read as follows: Chapter 18.88 PERFORMANCE STANDARDS OPTIONS Sections: 18.88.010 18.88.020 18.88.030 18.88.040 18.88.050 18.88.060 18.88.070 18.88.080 18.88.090 18.88.100 Purpose and Intent. Definitions. Procedure for Approval. Performance Standards for Residential Development. Street Standards. Parking Standards. Setbacks. P-Overlay Zone. Performance Standards Guidelines. Application of Other Sections of the Land Use Development Ordinance. 18.88.010 Purpose and Intent. The purpose and intent of this Chapter is to allow an option for more flexible design than is permissible under the conventional zoning codes. The design should stress energy and water efficiency, architectural creativity and innovation, use the natural features of the landscape to their greatest advantage, provide a quality of life equal to or greater than that provided in developments built under the standard zoning codes, be aesthetically pleasing, provide for more efficient land use, and reduce the impact of development on the natural environment and neighborhood. (Ord. 2228, 1982; Ord. 2276 s2, 1983; Ord. 2356, 1985) 18.88.020 Definitions. The following terms are defined for the purpose of this Chapter and do not otherwise apply to the Land Use Ordinance: A. Building Envelope. An area, within the property boundaries of a parcel, within which a permitted structure can be placed. B. City Facility. A public service or facility provided, owned and controlled by the City. C. Diameter Breast Height. The outside diameter of the trunk of a tree, measured 4.5 feet above ground level. D. Homeowners Association. A homeowners association is an organization formed for the maintenance and operation of the common areas of the development. The membership in the association must be automatic with the purchase of a dwelling unit or other property in the planned development. The association's principal source of funds shall be an assessment levied against each dwelling unit or other property, which assessment shall be enforceable as a lien against the property. E. Open Space. A common area designated on the final plans of the development, permanently set aside for the common use of the members of the homeowners association, which open area may be landscaped and/or left with a natural vegetation cover, and in which area no thoroughfares, parking areas, or improvements other than recreational facilities are located. All developments with a base density of 10 units or greater shall provide a minimum of 5% of the total lot area in Open Space that is not subject to bonus point calculations. Bonus points shall only be awarded to that Open Space area in excess of the 5% required for developments of 10 units or greater. Open Space shall be optional for developments of less than 10 units, unless required by the application of the approval criteria. F. Pedestrian Path. A graded cleared way, adjacent to the curb at curb level, for individuals who travel on foot. G. Unbuildable Area. All areas outside of building envelopes and within open space. 18.88.030 Procedure for Approval. A. Outline Plan: 1. Application for subdivision approval under this Chapter shall be accompanied by a proposed Outline Plan. For developments of less than 10 lots, the Outline Plan may be filed concurrently with the Final Plan, as that term is defined in 18.88.030 B. 4. But for developments of 10 lots or more prior Outline Plan approval is mandatory. 2. A Type II procedure, as defined in this Ordinance, shall be used for the approval of the outline plan. 3. Contents. The contents for an outline plan shall be as follows: a. A topographic map showing contour intervals of five feet. b. The proposed land uses and approximate locations of the existing buildings to be retained, the proposed structures on the site, the proposed and existing property lines and easements on the site, and existing buildings, structures, and trees greater than six inches in diameter measured at breast height on the properties adjacent to the site, and all buildings within 160 feet of the site boundaries. c. The locations of all proposed thoroughfares, walkways, and parking facilities. d. Public uses, including schools, parks, playgrounds, open spaces and trails. e. Public or private utilities. f. General areas of cuts and fill. g. The location of natural features such as rock outcroppings, marshes, wooded areas, and isolated preservable trees. h. The location and direction of all watercourses and areas subject to flooding. i. On lots which are to contain detached single-family dwellings, building envelopes shall be included on the outline plan which show the area and maximum height of improvements, including solar access and view protection where required. j. Elevation of typical proposed structures. The elevation should be to scale and should include the approximate dimensions of the proposed structures and all attached exterior hardware for heating and cooling. k. A written statement which will contain an explanation of: 1) The character of the proposed development and the manner in which it has been designed to take advantage of the Performance Standards Concept. 2) The proposed manner of financing. 3) The present ownership of all the land included within the development. 4) The method proposed to maintain common open areas, buildings and private thoroughfares. 5) The proposed time schedule of the development. 6) The findings of the applicant showing that the development meets the criteria set forth in this Ordinance and the Ashland Comprehensive Plan. 4. The Planning Commission shall approve the outline plan when it finds the following criteria have been met: a) That the development meets all applicable ordinance requirements of the City of Ashland. b) That adequate key City facilities can be provided including water, sewer, paved access to and through the development, electricity, urban storm drainage, police and fire protection and adequate transportation; and that the development will not cause a City facility to operate beyond capacity. c) That the existing and natural features of the land; such as wetlands, floodplain corridors, ponds, large trees, rock outcroppings, etc., have been identified in the plan of the development and significant features have been included in the open space, common areas, and unbuildable areas. 7 d) That the development of the land will not prevent adjacent !and from being developed for the uses shown in the Comprehensive Plan. e) That there are adequate provisions for the maintenance of open space and common areas, if required or provided, and that if developments are done in phases that the early phases have the same or higher ratio of amenities as proposed in the entire project. f) That the proposed density meets the base and bonus density standards established under this Chapter. 5. Approval of the Outline Plan. a. To the extent ~1owed by staPate, the Planning Commission may extend the public hearing to gather more information. b. The Planning Commission may approve or disapprove the Outline Plan and application or require changes, or impose conditions of approval which it f'mds necessary to conform with the standards of this ordinance and the purpose of this Chapter. Approval of the Ouline Plan and application, and conditions of approval are final to all issues resolved at that 'time unless appealed. c. After an outline plan, which has had a public hearing, is approved, the developer may then file a final plan in phases or in its entirety. However, a final plan may not be filed until the Council adopts any zone change necessary for the development. d. If an outline plan is phased, 50% of the value of the recreational amenities shall be provided in the first phase and all recreational amenities shall be provided when two-thirds of the units are finished. Final Plan. 1. Procedure for approval. Type I procedure, as defined in this Title, shall be used for approval of final plans, unless on outline plan has been filed, in which case Type II procedure shall be used, and the criteria for approval of an outline plan shall also be applied. 2. The final plan may be filed in phases as approved on the outline plan. 3. If the final plan or the first phase of the outline plan is not approved within eighteen (18) months from the date of the approval of the outline plan, then the approval of the plan is terminated and void and of no effect whatsoever. Extensions may be granted as a Type I procedure. 4. Contents. The final plan shall contain a scale map or maps and a written document showing the following for the development: 8 a. A topographic map showing contour intervals of five feet. b. Location of all thoroughfares and walks, their widths and nature of their improvements, and whether they are to be public or private. c. Road cross sections and profiles, clearly indicating the locations of final cuts and fills, and road grades. d. The location, layout, and servicing of all off-street parking areas. e. The property boundary lines. f. The individual lot lines of each parcel that are to be created for separate ownership. g. The location of easements for water line, fire hydrants, sewer and storm sewer lines, and the location of the electric, gas, and telephone lines, telephone cable and lighting plans. h. Landscaping and tree planting plans with the location of the existing trees and shrubs which are to be retained, and the method by which they are to be preserved. i. Common open areas and spaces, and the particular uses intended for them. j. Areas proposed to be conveyed, dedicated, reserved or used for parks, scenic ways, playgrounds, schools or public buildings. k. A plan showing the following for each existing or proposed building or structure for all sites except single-family, detached housing which meets the parent zone setbacks: 1) Its location on the lot and within the development. 2) Its intended use. 3) The number of dwelling units in each residential building. 4) On lots which are to contain detached single-family dwellings, building envelopes shall be included on the final plan which show the area and maximum height of improvements, including solar access and view protection constraints where required. 1. Elevation drawings of all typical proposed structures except single-family, detached residences which meet parent zone setback requirements. The drawings shall be accurate and to scale, including all attached exterior hardware for heating and cooling. m. Manner of financing. n. Development time schedule. o. If individual lots are to be sold in the Planned Unit Development, a final plat, similar to that required in a subdivision section of the Land Use Development Ordinance. p. Final plans for location of water, sewer, drainage, electric and cable T.V. facilities and plans for street improvements and grading or earth-moving improvements. q. The location of all trees over six inches diameter at breast height, which are to be removed by the developer. Such trees are to be tagged with flagging at the time of Final Plan approval. 5. Criteria for Final Plan Approval. Final plan approval shall be granted unless it is found that it fails to substantially conform with the Outline Plan, and conditions, previously approved. Nothing in this provision shall limit reduction in the number of dwelling units or increased open space provided that, if this is done for one phase, the number of dwelling units shall not be transferred to another phase, nor the open space reduced below that permitted in the outline plan. This substantial conformance provision is intended solely to facilitate the minor modifications from one planning step to another. Substantial conformance with reference to the matters below listed shall be demmed to exist when comparison of the outline plan with the final plan shows that: a. The number of dwelling units vary no more than 10% of those shown on the approved outline plan, but in no case shall the number of units exceed those permitted in the outline plan. b. The yard depths and distances between main buildings vary no more than 10% of those shown on the approved outline plan, but in no case shall these distances be reduced below the minimum established within this Title. c. The open spaces vary no more than 10% of that provided on the outline plan. d. The building size does not exceed the building size shown on the outline plan by more than 10%. e. The building elevations and exterior materials are in conformance with the purpose and intent of this Title and the approved outline plan. f. That the additional standards which resulted in the awarding of bonus points in the outline plan approval have been included in the final plan with substantial detail to ensure that the performance level committed to in the outline plan will be achieved. 10 6. Any substantial amendment to an approved final plan shall follow at Type I procedure and be reviewed in accordance with the above criteria. (Ord. 2228, 1982; Ord. 2276 s4, 1983; Ord. 2356, 1985) 18.88.040 Performance Standards for Residential Developments. A. Base Densities 1) The density of the development shall not exceed the density established by this section. The density shall be computed by the 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. Base density for zoning districts within the City of Ashland shall be as follows: 2) WR and RR zone -- 1 divided by the minimum lot size expressed in acres, times 0.60 determines the 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 Single Family Zones R-l-10 = 2.40 du/acre R-1-7.5 = 3.60 du/acre R-l-5 = 4.50 du/acre R-1-3.5 = 7.2 du/acre Multi-Family Zones R-2 = 13.5 du/acre R-3 = 20 du/acre All developments with a base density of 10 units or greater shall be required to provide a minimum of 5% of the total lot area in Open Space that is not subject to bonus point calculations. Bonus shall be awarded only to that Open Space area in excess of the 5% required for developments of 10 units or greater. Open Space shall be optional for all developments of less than 10 units. 11 B. Bonus Point Calculations 1) 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. 2) The maximum bonus permitted shall be 40%. The following bonuses shall be awarded: a) Conservation Housing: all home or residential units on the site meet the energy usage, water usage, and air quality requirements adopted in the Guidelines referred to in 18.88.090 -- maximum 15% bonus b). Provision of common open space. 1) 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 space may be counted for base density, unless otherwise excluded by the Land Use Ordinance. 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 which have no realistic use by project residents on a day-to-day basis. 2) Standard. Developments of 10 units or greater shall provide 5% of the total development area in Open Space. No bonus points shall be awarded for this Open Space. For developments of less than 10 units which provide more than 2% of the project area for common open space, or for developments of 10 units or greater which provide greater than 5% open space, a 1% bonus shall be awarded for each 1% of the total project area in common open space. Maximum 10% bonus c) Provision of major recreational facilities. 1) Purpose. Points may be awarded for the provision of major recreational facilities such as tennis courts, swimming pools, playgrounds, or similar facilities. 12 2) Standard. For each percent (1%) of total project cost devoted to recreational facilities, a 6% density bonus may be awarded up to a maximum of 10% 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 !and. The cost of the recreational facility shall be prepared by a qualified architect or engineer using current cots of recreational facilities. Maximum bonus 10%. d) Affordable Housing - for every percent of units that are affordable, an equivalent percentage of density bonus shall be allowed. Affordable Housing bonus shall be for residential units that are affordable for moderate income persons in accord with the standards established by resolution of the Ashland City Council and guaranteed affordable through procedures contained in said resolution. Maximum bonus of 25%. 18.88.050 Street Standards. The following street standards shall apply to developments under this Chapter. Street standards shall be established by the number of dwelling units served by the street. A. Street types. 1. Arterial and Collector Streets shall conform to the standards of 18.80.020 (B) (2). arterial or collector street is a street that is designated as such in the City's Comprehensive Plan. 2. Sub-collector. Sub-collectors are either as indicated in the City Comprehensive Plan or are streets which serve 20 or more dwelling units. The following standard is for travel lanes only; on street, parking may be provided in bays or in curb-side lanes. The sub- collector standard is as follows: Right-of-way Street Improvement curb to curb Sidewalk, both sides 41 feet 22 feet 5 feet 3. Lane. A lane is a street which serves from 4 to 19 dwelling units. The following standard is for travel lanes only, on street, parking may be provided in bays or in curbside lanes. The lane standard is as follows: Right-of-way Street Improvement curb to curb Sidewalk, one side Pedestrian Path, one side 36 feet 20 feet 4 feet 4 feet 13 4. Flag Drive. A flag drive is a private road which serves three or less units. No curbs or sidewalks are required for a flag drive. The flag drive improvement standard is as follows: 3 Units 2 Units 1 Unit 20 feet with 25 feet dedicated width 15 feet with 20 feet dedicated width 12 feet with 15 feet dedicated width 5. Dedicated Public Streets Required. All roads which serve four units or greater, and which are in an R-1 zone, must be dedicated to the public and shall be developed to improvement standards established by the City's Public Works Department. All roads which serve less than four units shall be paved to alley standards established by the Public Works Department. (Ord. 2484 s4, 1988) 6. Dead End. Only lanes may be dead end roads. No dead end road shall exceed 500 feet in length, not including the turnaround. Dead end roads must terminate in an improved turnaround as defined in the Performance Standards guidelines adopted pursuant to Section 18.88.090. B. Street Grade. Street grades for dedicated streets shall be as follows: 1. Streets shall not exceed a maximum grade of 15%, measured at the street centerline. 2. Where topography requires a grade greater than 15%, a grade of no greater than 18%, measured at the street centerline, may be permitted for no more than 200 feet. 3. No street grade shall exceed 18%. Streets requiring grades exceeding 18% shall be considered unacceptable. No variances may be granted with permit a road grade greater than 18%. 18.88.060 Parking Standards. Parking standards shall be as follows: A. Off-Street Parking. Off-street parking shall be as provided in Chapter 18.92 of the Ashland Land Use Ordinance. B. On-Street Parking Required. At least one on-street parking space per unit shall be provided in addition to the off-street parking requirements for all developments in an R-1 zone, and all developments in R-2 and R-3 zones that create or improve public streets. 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 which it is intended to serve. (Ord. 2484 s5, 1988) C. On-Street Parking Standards. On-street public parking may be provided by either the minimum criteria established in the Performance Standards guidelines under Section 18.88.090 or parallel to curb side. Curb side stalls shall be eight feet in width and 24 feet in length and shall not be permitted in front of driveways or fire hydrants. 14 18.88.070 Setbacks. A. Front yard setbacks adjacent to collectors or sub-collectors shall have a 20-foot setback. Setbacks shall be a minimum of 15 feet along lanes. All garages shall have a minimum setback of 20 feet, except along alleys. B. Setbacks along the perimeter of the development shall have the same setbacks as required in the parent zone. C. Maximum heights shall be the same as required in the parent zone. D. One-half of the building height at the wall closest to the adjacent building shall be required as the minimum width between buildings. E. Solar Access Setback. Solar access shall be provided as required in Section 18.68 F. Any single-family structure not shown on the plan mpst meet the setback requirements established in the building envelope on the outline plan. 18.88,080 P-Overlay Zone. A. The purpose of the P-overlay zone is to distinguish between those areas which have been largely developed under the subdivision code, and those areas which, due to the undeveloped nature of the property, topography, vegetation, or natural hazards, are more suitable for development under Performance Standards. B. All developments, other than partitioning, which involve the division of land, or development of individual living units, in the P-overlay areas, shall be processed under this Chapter of the Land Use Ordinance. The minimum number of dwelling units for a Performance Standards Subdivision shall be three. C. In a P-overlay area, the granting of the application shall be considered an outright permitted use, subject to review by the Commission for compliance with the standards set forth in this Ordinance and the guidelines adopted by the Council. D. If a parcel is not in a P-overlay area, 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; or 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; or 15 3. The property is zoned R-2 or R-3. 18.88.090 Performance Standards Guidelines. A. The Council may adopt guidelines for Performance Standards developments by resolution. These guidelines may contain: 1. Minimum standards for Performance Standards developments including (a) energy and water efficient housing standards; (b) turn-around and other street standards; and (c) minimum landscaping and design standards. 2. Methods of achieving bonuses recommended by the Council. 3. Additional standards and recommendations regarding project and unit design and layout, landscaping, street furniture, and other aesthetic considerations. 4. Interpretations of the intent and purpose of this Chapter, applied to specific examples. 5. Other informational or educational materials the Council deems advisable. B. Before the Council may adopt or amend the Guidelines, a Type II public hearing must be held by the Commission, and its recommendations and a summary of the hearing forwarded to the Council for its consideration. 18.88.100 Applicability of Other Sections of the Land Use Development Ordinance. Developments exercising the Performance Standards option shall be required to meet all other applicable sections of the Land Use Development Ordinance except for minimum lot size, lot width, lot depth and setback requirements, and except as otherwise provided in this Chapter. All public improvements and commonly owned areas in a Performance Standards development shall follow the same procedure as a subdivision for bonding. (Ord. 2356, 1985) The foregoing ordinance was first read on the 7 ~ PASSED and .M~)OPTED this ,~/~-~ day of Nan E. Framin, City Recorder SIGNED and APPROVED this Catherine M. Golden Mayor day of ~~ -' ('!/~991' ,1991 , 1991 and du~ 16