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Home My WebLink About1992-09 Subdivision Standards RESOLUTION NO. ~'¢-~) ~ A RESOLUTION OF THE CITY OF ASHLAND, ADOPTING GUIDELINES FOR THE IMPLEMENTATION OF CHAPTER 18.88 OF THE ASHLadND LAND USE ORDINANCE, PERFORMANCE STANDARDS OPTIONS FOR SUBDIVISIONS WHEREAS, WHEREAS, WHEREAS, WHEREAS, WHEREAS, the City has adopted an ordinance setting development performance standards for subdMsion development within the city limits; and the Performance Standards Option of the Ashland land use ordinance requires that specific guidelines be adopted for their implementation; and the City encourages energy and water conservation measures be taken in the development of new residential subdivisions and the Performance Standards Option allows for density bonuses for such measures; and the Ashland Planning Commission held a public hearing on December 10, 1991 regarding the adoption of these guidelines and has recortqanended approval; and there is a need for a specific document to outline the requirements for conservation density bonuses, as well as establishing guidelines for street turn-arounds and parking; NOw, THEREFORE, BE IT RESOLVED BY THE CITY OF ASHLAND AS FOLLOWS: SECTION 1. The City Council hereby adopts the Performance Standards Guidelines, attached and referred to as Exhibit "A", in conformance with the requirements of section 18.88.090 of the Ashland Municipal code. The foregoing resolution was READ and DULY ADOPTED on the 18th day of February, 1992. Nan E. Frafildin City Recorder SIGNED and APPROVED thiS /q z~_'day of FEBRUARy, 1992. Catherine M. Golden Mayor EXHIBIT "A" PERFORMANCE STANDARDS GUIDELINES CONSERVATION HOUSING DENSITY BONIUSES A maximum 15% density bonus for Conservation Housing may be achieved for residential developments by complying with the standards established below. These standards are established to define the requirements for density bonuses all[owed in 18.24.040 B.3)a), 18.28.040 B.3)a), and 18.88.040 B.3)a). The 15% bonus may only be achieved by the implementation of the below measures. A total of 15 points must be achieved from the list to receive the 15% bonus for single family detached residential development, and 10 points must be achieved to receive the 15% bonus for multi-family or attached residential development. Point totals less than minimum required shall result in the bonus not being awarded. Any combination of measures from the below list adding up to the requireq point total shall meet the requirements for awarding the bonus. The Conservation Division of the Department of Community Development shall be available to assist applicants in complying with the requirements for implernenting these density bonus requirements. All building permits for developments choosing the Conservation Housing Density Bonus option shall be reviewed by the Conservation Division prior to issuance to ensure compliance with the conservation requirements agreed to at the time of the initial approval. Permits failing to meet the conservation requirements shall not be issued. Applicants for Outline Plan approval shall submit the conservation measures chosen for meeting the bonus as part of the application and findings for approval. Subdivision CC&R's shall be submitted at the time of final plan, indicating all conservation measures to be installed on all lots within the subdivision. WATER CONSERVATION All residential units of the development shall have the agreed upon measures installed. Single Family Residential Developments (points awarded for only one of the following:) LESS THAN 2000 sq ft of lawn per dwelling 3 pts LESS THAN 1500 sq ft of lawn per dwelling 4 pts LESS THAN 1000 sq ft of lawn per dwelling 5 pts NO LAWN and all other landscaping installed to the City's water conserving landscape guidelines 6 pts Multi-Family Residential Developments LESS THAN 30% of the required landscaped area as lawn and all non-lawn landscaped areas installed according to the City of Ashland's water conserving landscape guidelines. 5 pts ENERGY CONSERVATION All residential units of the developments shall the agreed upon measures installed. ENERGY CONSERVATION MEASURE Points High Efficiency Furnace or Heat Pump (90% gas furnace AFUE or 7.4 heat pump HSPF) Sun Tempered Housin~ Efficient Lighting~ Solar Water Heater Exhaust Air Heat Pump Water Heater High Efficiency Water Heater3 R-26 Advanced Framed Walls Advanced Air Leakage Control (with heat recovery ventilation) .35 U Value for all Windows 2 pts 2 pts 3 pts 3 pts 3 pts 2 pts 3 pts 3 pts 3 pts ~ Sun Tempered Housing is defined as having 50% of total glazing unshaded and legally protected facing within 30* of true south. The sun tempered housing requirement can also be satisfied by complying with paths 2,4,6,or 7 from the prescriptive compliance paths for residential buildings (TABLE NO. 53-P) of the Oregon Building Code. 2 Efficient Lighting includes both interior and exterior lighting. Interior lighting for kitchen and bathrooTM lighting shall have luminaires with an efficacy of not less than 50 lumens per watt. 'Total combined wattage of all luminaires shah not exceed 2 watts per square foot of floor area for the kitchen and all bathrooms. Exterior lighting shall have efficacies of not less than 50 lumens per watt, shall not contain medium base incandescent lamp sockets, and shall be switched at the entrances. Luminaires shall be suitable for use in wet conditions and shah contain lamps capable of starting at 0 degrees F. In addition, luminaires operating on photocells shall have an efficacy of not less than 65 lumens per watt. Luminaires operated by ultrasonic or infrared motion detectors are exempt from the efficacy requirement. High Efficiency Water Heaters are de£med as: ELECTRIC 59 Gals. or less 60 to 79 Gals. 80 Gal. or more .95 energy factor .93 energy factor .90 energy factor GAS 30 Gals. or less 31 to 40 Gals. 41 Gals or more .60 energy factor .61 energy factor .60 energy factor 90° Parking Bay Standards . Vision Clearance · Area -60o . . --I ~o'5"r-- 45° · Parallel Minimum turn-around standards for public streets less than 250' in length and serving less than 10 residential units; or private flag drives in excess of 250' in length. Clearance Area Minimum turn-around standards for public streets in excess of 250' in length or serving 10 or more residential units. Optional for streets less than 250' in length and serving less than 10 residential units. Landscaped Is and~ ASHLAND PLANNING DEPARTMENT STAFF REPORT Addendum December 10, 1991 PLANNING ACTION: 91-145 APPLICANT: City of Ashland ORDINANCE REFERENCE: 18.88.090 Performance Standards Guidelines REQUEST: Complete replacement of current Performance Standards Guidelines I. .Relevant Facts 1) Background - History of Application: The Performance Standards ordinance for subdivision development was first adopted in 1981, and the Guidelines were developed and adopted for assistance in implementation of the ordinance at that time. Essentially little or no changes have been made in the Guidelines since their initial adoption. 2) Detailed Description of the Site and Proposal: As stated above, the Performance Standards Guidelines have remained unchanged since their initial adoption. However, many changes have occurred in the actual ordinance, and in other ordinances affecting subdivision development. The Guidelines actually contain language conflicting with the ordinance in several instances. Further, the requirements for density bonuses have changed, and the current Guidelines do not reflect those, changes. Specifically, the energy efficient density bonus currently allowed by the ordinance is very similar to what will be the minimum building code requirements established by the State of Oregon at the beginning of 1992. Therefore, Staff is recommending that the Guidelines as they currently exist be deleted, and that they be replaced with new standards for Conservation Housing, and with the requirements for turn-arounds and parking. The main text portion of the Guidelines, which is ineffective at this time, will be totally reviewed and rewritten in the near future. The new Conservation Housing Density Bonuses have been developed by Dick Wanderscheid, Conservation Coordinator. The current Guidelines only address energy, while the new proposal contains standards for both water and energy conservation, generally ensuring a wider range of conservation methods. The water conservation measures have been modified to award bonuses through the installation of water conserving landscaping, primarily by the restriction of lawn areas. Standards for water conserving landscaping for multi-family developments, are proposed in the new Site Design and Use guidelines and a copy is included as part of this report for your information. The energy conservation measures are enacted through a wide variety of measures, from efficient appliances, lighting, furnaces and heat pumps, to advanced framed walls, sun tempered housing, and solar hot water. Due to the differences in implementation of the measures, a total of 15 points is required to achieve the bonus for single family detached developments, while only 10 points are required for multi-family or attached residential developments. Mr. Wanderscheid will be available at the hearing to discuss the reasons for these difference in awarding points. The current guidelines provide an "all or nothing" approach. Either the development implements enough measures to achieve the required number of points and the bonus is awarded, or it isn't. There is no provision for partial bonus credit. Staff believes that this is the best way to clearly administrate the program. Proposed new Guidelines document: PA91-145-Addendum City of Ashland _-: Ashland Planning Department-- Staff Report December 10, 1991 Page 2 CONSERVATION HOUSING DENSITY BONUSES A maximum 15% density bonus for Conservation Housing may be achieved fbr residential developments by complying with the standards established below. These standards are established to define the requirements for density bonuses allowed in 18.24.040 B.3)a), 18.28.040 B.3)a), and 18.88.040 B.3)a). The 15% bonus may only be achieved by the implementation of the below measures. A total of 15 points must be achieved from the list to receive the 15% bonus for single family detached residential development, and 10 points must be achieved to :receive the 15% bonus for multi-family or attached residential development. Point totals less than minimum required shall result in the bonus not being awarded. Any combination of measures from the below list adding up to the required point total shall meet the requirements for awarding the bonus. The Conservation Division of the Department of Community Development shall be available to assist applicants in complying with the requirements for implementing these density bonus requirements. All building permits for developments choosing the Conservation Housing De, nsity Bonus option shall be reviewed by the Conservation Division prior to issuance to ensure compliance with the conservation requirements agreed to at the time of the initial approval. Permits failing to meet the conservation requirements shall not be issued. Applicants for Outline Plan approval shall submit the conservation measures chosen for meeting the bonus as part of the application and findings for approval. WATER CONSERVATION All residential units of the develOpment shall have the agreed upon measures installed. Single Family Residential Developments (points .awarded for only one of the following:) LESS THAN 2000 sq ft of lawn per dwelling 3 pts LESS THAN 1500 sq ft of lawn per dwelling 4 pts LESS THAN 1000 sq ft of lawn per dwelling 5 pts Multi-Family Residential Developments LESS THAN 30% of the required landscaped area as lawn 5 pts and all non-lawn landscaped areas installed according to the City of Ashland's water conserving landscape guidelines. PA91-145-Addendum City of Ashland Ashland Planning Department -- Staff Report December 10, 1991 Page 3 ENERGY CONSERVATION All residential units of the developments shall the agreed upon measures installed. ENERGY CONSERVATION MEASURE Points High Efficiency Furnace or Heat Pump (90% gas furnace AFUE or 7.4 heat pump HSPF) Sun Tempered Housing~ Efficient Lighting~ Solar Water Heater Exhaust Air Heat Pump Water Heater High Efficiency Water Heater3 R-26 Advanced Framed Walls Advanced Air Leakage Control (with heat recovery ventilation) .35 U Value for all Windows 2 pts 2 pts 3 pts 3 pts 3 pts 2 pts 2 pts 3 pts 3 pts ~ Sun Tempered Housing is defined as having 50% of total glazing unshaded and legally protected facing within 30° of true south. The sun tempered housing requirement can also be satisfied by complying with paths 2,4,6,or 7 from the prescriptive compliance paths for residential buildings (TABLE NO. 53-P) of the Oregon Building Code. 2 Efficient Lighting includes both interior and exterior lighting. Interior lighting for kitchen and bathroom lighting shall have luminaires with an efficacy of not less than 50 lumens per watt. Total combined wattage of all luminaires shall not exceed 2 watts .per square foot of floor area for the kitchen and all bathrooms. Exterior lighting shall have efficacies of not less than 50 lumens per watt, shall not contain medium base incandescent lamp sockets, and shall be switched at the entrances. Luminaires shall be suitable for use in wet conditions and shall contain lamps capable of starting at 0 degrees F. In addition~, luminaires operating on photocells shall have an efficacy of not less than 65 lumens per watt. Luminaires operated by ultrasonic or infrared motion detectors are exempt from the efficacy requirement. High Efficiency Water Heaters are defined as: ELECTRIC 59 Gals. or less 60 to 79 Gals. 80 Gal. or more .95 energy factor .93 energy factor .90 energy factor GAS 30 Gals. or less 31 to 40 Gals. 41 Gals or more .60 energy factor .61 energy factor .60 energy factor PA91-145-Addendum City of Ashland Ashland Planning Department -- Staff Report December 10, 1991 Page 4 Minimum turn-around standards for public streets in excess of 250' in length or serving 10 or more residential units. Optional for streets less than 250' in length and serving less than 10 residential units. 45 ~0 4O Landscaped ands with t T~ees (2 ea '~ q- I I I I I 25' , , --,,+ I ! PA91-145-Addendum City of Ashland _. Ashland Planning Department-- Stall Report December 10, 1991 Page 5 Minimum turn-around standards for public streets less than 250' in length and serving less than 10 residential units; or private flag drives in excess of 250' in length, 90' Clearance Area 50' ~20, PA91-145-Addendum City of Ashland -', , Ashland Planning Department -- Staff Report December 10, 1991 --. Page 6 90° Parking Bay Standards ~ 9'-"[ ~x"~Vision Clearance Area 600. ._1 ~o,5,H- 45° Parallel PA91-145-Addendum City of Ashland .. Ashland Planning Department -- Staff Report December 10, 1991 Page 7 II. III. Project Impact Since the current Guidelines are ineffective, and actually conflict with the ordinance in certain situations, we believe that this change will provide the necessary interim information necessary for processing of Performance Standards developments. Procedural - Required Burden of Proof Changes to the ordinance are addressed as Type III amendments: Type III amendments may be approved when one of the following conditions exist: a) A public need, supported by the Comprehensive Plan. b) The need to correct mistakes. c) The need to adjust to new conditions. d) Where compelling circu~nstances relating to the general public welfare require such an action. Staff believes that criterion c) applies here. New conditions regarding building code requirements established by the State of Oregon have made the ,current energy density bonuses ineffective. Further, other ordinance changes in the Land Use code provide some conflict with the Guidelines as currently estabIished. IV. Conclusions and Recommendations Staff recommends approval of the new Guidelines document as presented here. PA91-145-Addendum City of Ashland -- Ashland Planning Department-- Staff Report December 10, 1991 Page 8 ENERGY MEASURE COSTS as provided by the NORTHWEST POWER PLANNING COUNCIL Dec, 9, 1991 ., MEASURE PTS COST INCENTIVE PAID-" iNCENTI~"E PAID- ' SUPER G CNTS WO SUPER G CNTS HIGH EFF' HP-7.4 FUR/HP 2 $370 $480 -O- SUN TEMP HOUSING 2 -0- -0- -0- EFF. ABOUT $ 50- INDOOR $ 50- INDOOR LIGHTING .... 3 ,,$100 $25 / FI. XTURE-OUT ,..$25 / FIXTURE-OUT SOLAR H20 $2500- HEATER 3 $4000 -0- -0- _ EXH AIR HP $1200 OR $1200 OR H20 HEATER 3 $1200 $1700 W ADV AIR L ~~ , .. ............. -~.~ HIGH EFF H20 HEATER (ELECTRIC) 2 $50 $60 ,,. $60 ,., R-~ ~v ~ $~o ~o~. ~OR ~S S~.C NON~. ~O~ T~IS S~.C ADV AIR LEAK W AD $750to AIR LEAK 3 $2000 $750 $750 .35 WIND $345 NONE FOR THIS SPEC NONE FOR THIS SPEC U-VALUE 3 230SF MEASURE MEASURE BRAD LAVINE, 381 Granite Street, was originally opposed to the site because it was inappropriate to be placed between two schools. He is still concerned about that and feels less casual about nine runaways. If the behavior of the boys is perceived to be almost expected, it would seem there would be extra precautions to deal with that phase. He questions the further casualness with future runaways. Lavine explained he is not insensitive to young men but there is a responsibility as to where, these facilities are placed. He also believes the police report needs to be reviewed. Lavine also understood that because of the relationship this facility has with the Ashland School District, it will cost the City an additional $8,000 to $9,000 per resident. Jarvis noted that she did not see anything under the CUP criteria where financing could be considered. Thompson would like to see this approved for one year only with another I~earing next year as he would like some assurance that the programs are working and that steps have been taken for further training. Powell agreed with Thompson. Benson felt the record for the first six months was fine and there would be no need for a review of the CUP. Harris agreed, stating that there are conditions that will still need to be carried out. Carr moved to approve for a permanent Conditional Use Permit. Jarvis seconded and it was approved unanimously but Thompson and Bingham asked Green to, make sure the center worked toward continual improvement of the program. TYPE III PUBLIC HEARINGS PLANNING ACTION 91-145 REQUEST FOR MODIFICATION OF THE ASHLAND LAND USE ORDINANCE, SECTION 18.88 - PERFORMANCE STANDARDS OPTION, REGARDING THE ADOPTION OF NEW GUIDELINES FOR THE IMPLEMENTATION OF THE CHAPTER. APPLICANT: CITY OF ASHLAND STAFF REPORT Refer to the Staff Report included in the packet. The requirements for density bonuses have changed and for Conservation Housing, a total of 15 points is required to achieve the bonus for single family detached developments, while only 10 points are required for multi-family or attached residential developments. Under water conservation, it seemed best to only deal with water conserving landscaping. ASHLAND PLANNING COMMISSION REGULAR MEETING MINUTES DECEMBER 10, 1991 PUBLIC HEARING DICK WANDERSCHEID expressed the need to get some energy in the next decade. we are not successful, there will be a need to build coal and nuclear plants. The City is going to try and conserve electricity through other programs, and it could probably be done without density bonuses, however, density bonuses make the job easier. It also acquires conservation in houses that are not heated with electricity. Under the proposal, refrigerators, showerheads and toilets were eliminated because in January 1993, those will all become code requirements. McLaughlin clarified that an additional rollback in the base density in all zones is part of the affordable housing implementation and that even with these increases, the density allowed in these zones is still below what was allowed previously. Wanderscheid handed out a measure chart which is part of the long-term Super Good Cents program and explained each item for single family and multi-family, explaining that the points are distributed as to the cost of the measures. Benson wondered how you could enforce the lawn installation. McLaughlin thought it could be done through the CC&R's. Benson continued that he did not believe any more density was needed in the wildfire hazard zone and he would like to exclude that zone. Since McLaughlin said that would be an ordinance amendment, Me.dinger thought it would be better to down-zone those areas and then use the borg, us points at that point. Medinger thought there should be a section for no lawn or less than 500 square feet for six points. Thompson moved to recommend to the Council the Performance Standards Guidelines as outlined in the Staff Report. In addition, if no lawn is used, give six points as well as all landscaping installed to water conservation standards. Give three points for R-26 advanced frame walls and add to CC&R's requirements for landscaping of lawns. Hibbert seconded the motion and it was carried unanimously. Jarvis moved to resolve to have Staff investigate the Performance Standards to include exclusion of the wildfire area from density bonus. Carr seconded and the vote was favorable. ASHLAND PLANNING COMMISSION REGULAR MEETING MINUTES DECEMBER 10, 1991