HomeMy WebLinkAbout2356 Performance Stand. Options
ORDINANCE NO. 2356
AN ORDINAt.JCE AMENDING TITLE 18 OF THE ASHLAND
MUN I C I PAL CODE lJJ I TH RESPECT TO PERFORMANCE
STANDARDS OPTIONS.
THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS:
.B.E.CI.lDhI.1_ Chap ter 18.88 of the Ash 1 and t1un i c i pa 1 Code ~.ha 11
be amended in its entirity and shall read as foll~ls:
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
1 8 . 88 . 1 00
l.a.-aa
eEREa~CE-S~naRD5-aEIl~S
Purpose and Intent
Definitions
Procedure for Approval
Performance Standards for Residential Development
Street Standards
ParKing Standards
Se tb,acKs
P-O"",!?r 1 ay Zone
Performance Standards Guidel ines
Appl ication of Other Sections of the Land Use Development
Ordinance
.1B_BB_n.1n-Eti~~~s~-anD-.lni~ni 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
efficiency, architectural creativity and innovation, use the natural
features of the landscape to their greatest advantage, provide a
qual ity of 1 ife equal to or greater than that provided in develop-
ments built under the standard zoning codes, be aesthetically pleas-
ing, provide for more efficient land use, and reduce the impact of
development on the natural environment and neighborhood.
.1B_BB_n2.Q-D~.:f~n..li~.Dn.s_ The foll ~I i ng terms are def i ned for the
purpose of this Chapter and do not otherwise apply to the Land Use
Ord i nance .
A. Bti~.l.din1J-,E.n.!.l~1..D~~. An area, within the property boundaries of
of a parcel, wit~in which a permitted structure can be placed.
B. DLam~L~~B~~asL-H~LghL. The outside diameter of the trunk of a
tree, measured 4.5 feet above ground level.
C . .J:::lom.e.D1AJn~~.s_a.s.s.D.c.i.a...t.i.Dn . A h ome ~In e r s a ssoc i at i on i s an
organization formed for the maintenance and operation of the
Page 1
common area~; of the development. The membership in the associa-
tion must be. automatic wi th the purchase of a dAle 1 1 ing uni t or
other proper'ty in the planned development. The association$s
principal sc)urce of funds shall be o.n o.ssessment lev ;?!j again~.t
each dc..'-.Ie 11 i ng un i t or other proper ty, wh i ch assessmen t sha 11 be
enforceable as alien against the property.
D. D.p.en-5.p.a.c~. A common area des i gna ted on the f i na 1 plans of the
deve 1 opmen t~, permanen t 1 y se t as i de for the common use of the
members of the homeotA.rners o.ssoc i at i on, wh i ch open area may be
landscaped a.nd./or left ~A.li th a natural vegetation co.....er, and in
which area no thoroughfares, parking areas, or improvements other
than recreational facil ities are located.
E. e~d~SL~LaD-EaLh. A graded cleared way, adjacent to the curb at
curb level, for individuals who travel on foot.
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A. Outl ine Plan
1. The outl ine plan shall be optional for any development of
less than 10 units. It shall be mandatory for all other
developments.
2. A Type II procedure, as defined in this Ordinance, shall be
used for the approval of the outl ine plan.
3. Contents. The contents for an outl ine plan shall be as
follows:
a) A topographic map showing contour intervals of 5-ft.
b) The proposed land uses and approximate locations of the
existing buildings to be retained, the proposed struc-
tures on the site, the proposed and existing property
1 ines anj easements on the site, and existing
buildings, structures, and trees greater than 6" in
diameter measured at breast height on the properties
adjacent to the site, and all buildings within 160 ft.
of the site boundaries.
c) The locations of all proposed thoroughfares,
walkways, and parking facil ities.
d) Publ ic uses, including schools, parks, playgrounds, open
spaces, and trails.
e) Pu b 1 i c or p r i vat e uti 1 i tie s.
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
Page 2
dIJell ings, building envelopes shall be included on the
outl ine plan which show the area and maximum height of
improvements including solar access and view protection
wher'e req u ired.
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
ex tE~r i or hardlNare for heat i ng and cool i ng.
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 de ".. e 1 opmen t .
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 appl icant showing that the
development meets the criteria set forth in this
Ordinance and the Ashland Comprehensive Plan.
4. The Planning Commission shall approve the outl ine plan when it
finds the following criteria have been met:
a) That the development is consistent with City plans and
with the stated purpose of this Chapter of the Land Use
Development Ordinance.
b) That the existing and natural features of the land have
been considered in the plan of the development and
i mp'Dr tan t fea tures uti 1 i zed for open space and common
are.as.
c) That the development design minimizes any adverse effect
on the areas beyond the project site and that the char-
acter of the neighborhood be considered in the design of
the development.
d) That adequate publ ic facil ities can be provided,
including, but not 1 imited to, water, sewer, paved access
to and through the development, electricity, and urban
s tOir"rTI dr' a i nage.
e) That the development of the land and provision of
services will not cause shortages of a necessary publ ic
f ac i 1 i t y i nth e su r. r ou n din g ar e a, nor lIJ ill the pot e n t i a 1
development of adjacent lands be impeded.
f) That there are adequate provisions for the maintenance of
open space and common areas, that if developments are
done in phases that the early phases have the same or
higher ratio of amenities as proposed in the entire.
g) That the total energy needs of the development have
been considered and are as efficient as is economically
feasible, and the maximum use is made of renewable
Page 3
energy sources, including solar, where practical.
h) That all other appl icable City Ordinances will be met
by the proposal.
5) Approval of the Outl ine Plan.
a) The Planning Commission may extend the publ ic hearing to
gather more information.
b) The Planning Commission may approve or disapprove the
prel iminary appl ication or require changes, or impose
conditions of approval which are necessary to ensure
conformity with the approved outl ine plan and the purpose
and intent of this Chapter.
c) After an outl ine plan, which has had a publ ic hearing, is
approved, the developer may then file a final plan in
pha~;es 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 outl ine plan is phased, 50X of the value of the
recreational amenities shall be provided in the first
pha~;e and all recrea t i ona 1 amen it i es shall be pr.o'.J i ded
when two-thirds of the units are finished.
B. Final Plan
1. Procedure for approval. Type I procedure, as defined in this
Title, shall be used for approval of final plans, unless no
outl ine plan has been filed, in which case Type II procedure
shall be used, and the criteria for approval of an outl ine
plan shall also be appl ied.
2. The final plan may be filed in phases as approved on the
ou t I i n e p I an .
3. If the final plan or the first phase of the outl ine plan is
not appr'oved tJ..1 i th i n e i gh teen (18) mon ths from the da te of the
approval of the outl ine plan, then the approval of the plan
is terminated and void and of no effect whatsoever. Exten-
sions may be granted as a Type 1 procedure.
4. Contents. The final plan shall contain a scale map or maps
an d a wr. i t ten doc ume n t sh O~-\I i n g the f 0 I 1 ow i n g for the
development:
a) A topograph i c map show i ng con tour in ter.va 1 s of 5-f t .
b) Location of all thoroughfares and walks, their widths and
nature of their improvements, and whether they are to be
pub1 ic 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
par~( i ng ar'eas.
e) The property boundary 1 ines.
Pa.ge 4
f) The individual lot 1 ines of each par-cel that is to be
creel ted for- separate ownersh i p .
g) The location of easements for water 1 ine, fire hydrants,
sewer and storm sewer 1 ines, and the location of the
elec:tric, gas, and telephone 1 ines, telephone cable and
1 i gh t i ng plans.
h) Landscaping and tree planting plans with the location
of the existing trees and shr-ubs which are to be
ret~~ined, and the method by which they are to be
pre~;.erved .
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,
pub) ic buildings.
k ) A P 11 an sh ow i n g the f 0 1 1 ow i n g for e ac hex i s tin g or
proposed building or structure for all sites except
single-family, detached housing which meets the parent
zon~~ se tbacks:
1) Its location on the lot and within the Planned Unit
Deve 1 opmen t .
2) Its intended use.
3) The number of dwell ing units in each residential
bu i 1 ding
4) On lots which are to contain detached single-
family dwellings, building envelopes shall be in-
cluded on the final plan which show the area and
maximum height of improvements including solar access
and view pr-otection constr-aints where required.
1) Elevation drawings of all typical proposed structures
eXC1!?p t s i ngl e-fam i 1)", de tached res i dences wh i ch mee t
parent zone setback requirements. The drawings shall be
accurate and to scale, including all attached exterior
hardware for- heating and cool ing.
m) Manner of financing.
n) Development time schedule.
0) If individual lots are to be sold in the Planned Unit
Development, a final plat, similar to that required in a
subdivison section of the Land Use Development Ordinance.
p) Final plans for location of water, sewer, drainage,
electric and cable T.V. facil ities and plans for str-eet
improvements and grading or earth-moving improvements.
q) The location of all trees over 6 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 upon finding of substantial conformance with the
ou t 1 i ne plan. Noth i ng in th i s prov i s ion sha 11 1 i m it
reduction in the number of dwell ing units or increased open
Page 5
space provided that, if this is done for one phase, the
number of dl-\Ie 11 i ng un i ts sha 11 not be transferred to another
phase, nor the open space reduced be 1 0tA.1 tha t per'm i t ted in the
outl ine plan. This substantial conformance provision is
intended solely to facil itate the minor modifications from
one planning step to another. Substantial conformance shall
exist when comparison of the outl ine plan with the final
plan sh\:>ws that:
a) The number of dwell ing units vary no more than 10% of
tho~~e shown on the approved outl ine plan, but in no case
shall the number of units exceed those permitted in the
ou t 11 i ne plan.
b) The yard depths and distances between main buildings vary
no mor-e than 10;'-; of those shown an the approved ou t line
plan, Dut in no case shall these distances be reduced
be 1 ()W the m i n i mum est ab 1 i sh e d wit h i nth i s Tit 1 e .
c) The open spaces vary no more than lOX of that
provided on the out I ine plan.
d) The building size does not exceed the building size sh~ln
on the outl jne 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 outl ine plan.
f) That the additional standards which resulted in the
awarding of bonus points in the outl ine plan approval
have been included in the final plan with substantial
de t.:~ i 1 to ensure tha t the performance 1 e.....e 1 comm i t ted
to in the outl ine plan will be achieved.
g) Any amendment to an approved final plan shall follow a
Type I procedure.
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A. B~s~-D~ns.ii~c. The density of the development shall not exceed the
densities establ ished by this Section. The density shall be
co~puted by dividing the number of dwell ing units by the total
acreage of the project, including land dedicated to the publ ic;
fractional portions of the answer derived will not be considered.
The base density for residential zones in the City of Ashland
sh.all be as follows:
Z.Dn..:!
RR-- . 5
R-I-10
R-1-7.5
R-I-5
R-1-3.5
R-~~
R-~~
D~ns.ii.x
1.5 dwell ng units/acre
3 dwell ng units/acre
4 dwell ng units/acre
5 dwell ng units/acre
8 dwell ng units/acre
13 dwell ng units/acre
20 dwelling units/acre
Page 6
The base density may be increased by the percentage gained
through bonus points. In no case shall the densities exceed
those permitted by the Comprehensive Plan.
B. BanuS-eOLnLs.. The maximum bonus permitted shall be 40X for
developments of less than 2 acres in size or less than 200 feet in
average width, and 60X for developments greater than 2 acres and
greater than 200 feet in average width.
1. Energy-E~ff i c i ent housi ng. If all homes or resi dent i al un its
on the ~~ite meet the Energy-efficient Code adopted in the
guidel ines referred to in Section 18.88.090:
Average of less than 7500 BTU/FT2/YR for non-renewable space
heating based upon a 65 degree average daily interior
temperature, using Ashland weather data, or the closest
appropriate weather station - 20X Bonus.
2. Bonus for renewable resource hot water heaters. If 50X of
the struc~ures in the project have a solar, heat pump, wood
or other renewable resource hot water heater where renew-
able energy resources provide more than 50% of the annual
hot water energy needs - lOX bonus.
3. Provision of common open space.
a) Purpose. Common open spaces may be provided in the
form of natural areas, wetlands, playgrounds, active or
pas's i ve recrea t i ona 1 areas, and s i mil ar- areas in common
own~~rsh i p. All areas se t as i de for common space may be
counted for base density, unless otherwise excluded by
the Land Use Ordinance. H~'ever, for the purposes of
awalrd i ng dens i ty bonus po in ts, the PI ann i ng Comm i ss ion
shall consider whether or not the common open space is
a significant amenity to project residents, and whether
project residents will real istically interact with the
open space on a day to day basis. The purpose of the
den's i ty bonus for common open space is to perm it ar'eas
which could otherwise be developed, or sold as indiv-
idual lots, to be retained in their natural state or to
be deve loped as a recrea t i ona 1 amen i ty. It is not the
purpose of this provision to permit density bonuses for
incidental open spaces which have no real istic use by
project residents on a day to day basis.
b) Standard. For every project which dedicates more than
2% of the project area for common open space, a 1%
bonus for each 1% of total project area in common open
space. Maximum bonus is 15%.
4r Provision of major recreational facil ities.
Page 7
a) Purpose. Points may be awarded for the provision of
major recreational facil ities such as tennis courts,
StA.1 i mm i ng pool s, p 1 aygr'ounds, or s i mil ar fac i 1 it i es.
proJect area for common open space
b) Standard. For each percent (IX) of total project cost
devoted to recreational facil ities, a 6X density
bonus may be awarded up to a maximum of lOX 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
sh a 'I 1 i n c 1 u de the tot a 1 mar k e t val u e for the s t r u c t u r e
and land. The cost of the recreational facil ity shall
be prepared by a qual ified architect or engineer using
current costs of recreational facil ities.
5. Provision of moderate cost housing. If 50X of the units meet
the fol" ~Ii ng Performance Standards, densi ty bonuses may be
perm i t t!~d as follows:
d.) Affor-dab 1 e for persons whose income is 1.2 times the
median income for Jackson County - 5X density increase.
b) For projects affordable for persons whose income is equal
to the med i an income for ,Jackson Coun ty - 8X dens i ty
i ncr'ease .
c) For projects which are affordable for persons whose
inccme is equo.l to 0.8 times the median income for Jackson
County - 15X density increase.
Affordable means that the annual mortgage payments, with no
more th.an a 1 O~/. dO~-\ln paymen t requ ired, or the annua 1 ren t for
a un i t !?qua 1 s no more than 28X of the income 1 eve 1 for wh i ch
the density bonus points are being appl ied. Projects must be
government financed with a guaranteed sale price, interest or
rental rate, or the sale or rental price must be guaranteed
according to standards set in the Council$s guidel ines (Sec.
18.88. 0 '~O) .
.1B_BB_DS .si~~~i .si~~rls. The following street standards shall
apply to developments under this Chapter. Street standards shall be
establ i shed by the number of dlJJe 11 i ng un its served by the stree t..
A. Street Types
1. Collector. A collector street is a street that is desig-
nated as such in the City$s Comprehensive Plan.. A collector
street must include on street parking in curbside lanes. The
collector street standard is as follows:
Right-of-way 47 feet
Street Improvement, curb to curb 36 feet
Sidewalk, both sides 5 feet
2. Sub-collector. Sub-collectors are either as indicated in the
City Cornprehens i 'Je Pl an or. are stree ts wh i ch serve more
than 20 dwe 11 i ng un its. ,The follow i ng standard is for
Page 8
3.
travel lanes only, on street parking may be provided in
bays or in curb-side lanes. The sub-collector standard is
as follows:
Right-of-way 41 feet
Street Improvement, curb to curb 22 feet
Sidewalk, both sides 5 feet
Lane. ~~ lane is a street which serves from 4 to 19 dwell ing
un its. The foll ~I i ng standard is for trave 1 1 anes on 1 y, on
street parking may be provided in bays or in curb-side
lanes. The lane standard is as follows:
Right-of-way 36 feet
Street Improvement, curb to curb 20 feet
Sidewalk, one side 4 feet
Pedestrian Path, one side 4 feet
Flag Driive. A flag driv~ is a private road which serves
3 or less units. No curbs or sidewalks are required for a
flag dr ii ve. The f 1 o.g dr i 'Je standard is as foll orAlS:
3 Units 20 feet
2 Units 15 feet
1 Unit 12 feet
Dedicated Publ ic Streets Required. All roads which serve 4
units or greater must be dedicated to the publ ic and shall
be deve10ped to improvement standards establ ished by the
City$s Publ ic WorKs Department. All roads which serve less
than 3 units shall be paved to alley standards as estab-
1 ished by the City$s Publ ic Works Department.
5.
6.
'7
{ .
Dead End. Only lanes may be dead end roads. No dead end
road shall exceed 500 feet in length. Dead end roads
must terminate in an improved turnaround as defined in the
Performance Standards guidel ines as provided in Section
1 8 . 88 . 0 ~~o .
B. Street Grade. Street grades for dedicated streets shall be
as f 01 1 OtA.IS :
1. Streets shall not exceed a maximum grade of 15%, except
2. Where b)pography requ i res a grade greater than 15%, a grade
of no gr'ea ter than 18~/. may be perm it ted for no more than
200 fee t .
3. No stre.?t grade shall exceed 18%. Streets r-equ i ring grades
exceeding 18% shall be considered unacceptable. No varian-
ces may be granted which permit a road grade greater than
18/~.
18.88.060 F~rk i fig Standar'ds. ParK i ng standards shall be as foll ~A.ls:
A. Off-street parking. Off-street parking shall be as provided in
Chapter 18.'?2 of the Ashland Land Use Ordinance.
Page 9
B. On-street parking Required. At least one on-street parking space
per dwe 11 i n~~ un it sha 11 be prov i ded in add it i on to the off-stree t
parKing requirements. On-street parKing spaces shall be
immediately adjacent to the publ ic right-of-way on publ icly or
privately ~~ned land and be directly accessible from pub1 ic right-
of-way streE~ts. On-street parking spaces shall be located
~A.I i th i n 200 -Fee t of the dwe 11 i ng wh i ch it is intended to ser\.'e.
C. On-Street ParKing Standards. On-street publ ic parKing may be
provided by either the minimum criteria establ ished in the
Performance Standards guidel ines under Section 18.88.090 or
para11 el to curb si de. Curb si de stall s shall be 8 feet in
width and 24 feet in length and shall not be permitted in front
of driveways or fire hydrants.
l.8...88~.a.Z.a. SeLbaJ:ks...
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 fee t, i nc 1 ud i ng along all eys.
B. Setbacks along the perimeter of the development shall have the
same setbaclKs as allowed in the parent zone.
C. M~,x i mum he i igh ts sha 11 be the same as requ ired in the paren t 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 the City$s Solar Access Ordinance. New lots shall
not be created which will require less than a six foot high
standard solar fence at the property 1 ine or cause shade to
extend into a building envelope. If the development includes
structures Iwhich are shown on the outl ine and final plan, then
a shadow plan must be drawn showing that all south walls have
solar access on December 21st, at solar noon.
F. Any single-family structure not shown on the plan must meet
the setback requirements establ ished in the building envelope
on the outl ine plan.
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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.
Page 10
B. All developments, other than partitionings, which involve the
division of land, or development of individual 1 iving units, in
the P-overl<~y areas, shall be processed under this chapter of the
Land Use Ordinance. The minimum lot size for one unit shall be
the same as in the parent zone.
C. In a P-overlay area, the granting of the appl ication shall be
considered an outright permitted use, subject to review by the
Comm i ss i on ~~or comp 1 i ance tA.1 i th the standards se t for th in th i s
ordinance and the guidel ines adopted by the Council.
D. I f a parce 1 is not in a P-over lay area, then deve 1 opmen t under
this chapter' may only be approved if one or more of the following
conditions exist:
1. The parce 1 is 1 arger than 2 acres and is grea ter than 200 ft.
in average width, or;
2. That development under this chapter is necessary to protect
the env ii ronmen t o.nd the ne i ghborhood from degrada t i on wh i ch
wou 1 d occur from de.....e 1 opmen t to the max i mum dens i ty allowed
under subdivision standards, or would be equal in its aesthe-
tic and envi~onmental impact, or;
3. The property is zoned R-2 or R-3.
.1B_BB_.C1.2D .E'~~.:f.DJ::m.a.n.c~ .Bi.a.n.d.a.I::rls .Gti~.de1..in~.s_
A. The Council may adopt guidel ines fo~ Performance Standards
developments by resolution. These guidel ines may contain:
1. Minimum standards fo~ Performance Standards developments
including a) ene~gy efficient housing standards, b) tu~n-
around and other street standards, c) minimum landscaping
and des~gn 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 pu~pose of this Chapter,
appl ied to specific examples.
5. Other informational or educational materials the Council
deems advisable.
B. Before the Council may adopt o~ amend the Guidel ines, a Type II
publ i c heo.r ii ng must be hel d by the Commi ssi on, a.nd the i r.
recommendations and a summary of the hearing forwarded to the
Pa.ge 11
Council for their consideration.
l.8...88...l.fin-ap.p.lLLabilLL~af..-aLh~e-S~.c.LLans_af..-ih~_Land-Us~De~~la~eni
_a~dLnan.c.~~ De'Jelopments exercising the Performance Standards option
shall be required to meet all other appl icable 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. ~~ll publ ic improvements and commonly owned areas in a
Performance Standards development shall follow the same procedure as
a subdivision for bonding.
Page 12
The foregoing ordinance was first read on
~ ,1985, and duly PASSED and
day of 9/'~ ,1985.
~ L ;{00J~
an . Franklin
City Recorder
the' Lj~ day of
ADOPTED thi's If'#.
SIGNED and APPROVED this~,:) 1!<- day of ~ ,1985.
.~.~
Lo Gor on Me aris
Mayor
-13-