A. Density Standard. Except density gained through bonus points under section 18.2.5.080 or chapter 18.3.9, Performance Standards Option and PSO Overlay, development density in the R-2 and R-3 zones shall not exceed the densities established by this section.
B. Density Calculation.
1. Except as specified in the minimum lot area dimensions below, the density in R-2 and R-3 zones shall be computed by dividing the total number of dwelling units by the acreage of the project, including land dedicated to the public, and subject to the exceptions below.
2. Units less than 500 square feet of gross habitable area shall count as 0.75 units for the purposes of density calculations.
3. Accessory residential units and duplexes are not required to meet the density or minimum lot area requirements of this section. See section 18.2.3.040 for accessory residential unit standards and section 184.108.40.206 for duplex standards.
C. Minimum Density.
1. The minimum density shall be 80 percent of the calculated base density.
2. Exceptions to Minimum Density Standards. The following lots are totally or partially exempt from minimum density standards:
a. Lots less than 10,000 square feet in existence prior to the effective date of this chapter.
b. Lots located within any Historic District designated within the Ashland Municipal Code.
c. Lots with existing or proposed conditional uses may be exempt for that portion of the property that is subject to the conditional use for calculations of the minimum base density standard.
d. Where a lot is occupied by a single-family residence prior to January 9, 2005 (Ord. 2914), the single-family residence may be enlarged or reconstructed without being subject to the minimum base density standard.
e. In the event that a fire or natural hazard destroys a single-family residence, such residence may be replaced without being subject to the minimum base density standard.
f. Where floodplains, streams, land drainages, wetlands, and/or steep slopes exist upon the lot an exception to minimum density requirements may be obtained to better meet the standards of chapter 18.3.10, Physical and Environmental Constraints Overlay.
g. A lot that is nonconforming in minimum density may not move further out of conformance with the minimum density standard. However, units may be added to the lot which bring the lot closer to conformance without coming all the way into conformance provided it is demonstrated that the minimum density will not be precluded.
D. Base Densities and Minimum Lot Dimensions.
1. R-2 Zone. Base density for the R-2 zone shall meet the following standards:
b. Minimum lot area for three dwellings shall be 9,000 square feet, except that the residential density bonus in subsection 18.2.5.080.E, below, may be used to increase density of lots greater than 8,000 square feet up to three dwellings.
c. For more than three dwellings, the base density shall be 13.5 dwelling units per acre. The permitted base density shall be increased by the percentage gained through the residential density bonus in subsection 18.2.5.080.E.
2. R-3 Zone. Base density for the R-3 zone shall meet the following standards:
b. For three or more dwellings, the base density shall be 20 dwelling units per acre. The permitted base density shall be increased by the percentage gained through the residential density bonus in subsection 18.2.5.080.E, below.
E. Residential Density Bonus.
1. Density Bonus Points Authorized. Except as allowed under chapter 18.3.9, Performance Standards Option and PSO Overlay, the permitted base density shall be increased only pursuant to this section.
2. Maximum Density Bonus Points. The total maximum bonus permitted shall be 60 percent.
3. Density Bonus Point Criteria. The following bonuses shall be awarded:
a. Conservation Housing. The maximum bonus for conservation housing is 15 percent. One hundred percent of the homes or residential units approved for development, after density bonus point calculations, shall meet the minimum requirements for certification as an Earth Advantage home, as approved by the Conservation Division under the City’s Earth Advantage program as adopted by Resolution 2006-6.
b. Common Open Space. The maximum bonus for provision of common open space is ten percent. A one percent bonus shall be awarded for each one percent of the total project area in common open space in excess of any common or private open space required by section 18.4.4.070 and this chapter. The common open space shall meet the standards in section 18.4.4.070.
c. Affordable Housing. The maximum bonus for affordable housing is 35 percent. Developments shall receive a density bonus of two units for each affordable housing unit provided. Affordable housing bonus shall be for residential units that are guaranteed affordable in accord with the standards of section 18.2.5.050. (Ord. 3199 § 10, amended, 06/15/2021; Ord. 3190 § 2, amended, 11/17/2020)