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A. Base Densities. The density of the development shall not exceed the density established by this section. The density shall be computed by 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.

1. The base density, for purposes of determining density bonuses allowed under this section, for developments other than cottage housing, is as provided in Table 18.3.9.050.A.1.

Table 18.3.9.050.A.1. Base Densities for Determining Allowable Density Bonus with Performance Standards Option

Zone

Allowable Density

(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

R-1-10

2.40 du/acre

R-1-7.5

3.60 du/acre

R-1-5

4.50 du/acre

R-1-3.5

7.2 du/acre

R-2

13.5 du/acre

R-3

20 du/acre

2. The base density for cottage housing developments, for purposes of determining density bonuses, allowed under this section is as provided in Table 18.3.9.050.A.2.

Table 18.3.9.050.A.2. Base Densities for Determining Allowable Density Bonus with Performance Standards Option

Zones

Maximum Cottage Density

Minimum Number of Cottages per Cottage Housing Development

Maximum Number of Cottages per Cottage Housing Development

Minimum Lot Size (Accommodates Minimum Number of Cottages)

Maximum Floor Area Ratio (FAR)

R-1-5, NN-1-5, NM-R-5

1 cottage dwelling unit per 2,500 square feet of lot area

3

12

7,500 square feet

0.35

R-1-7.5, NM-R-1-7.5

1 cottage dwelling unit per 3,750 square feet of lot area

3

12

11,250 square feet

0.35

3. Open Space Required. All developments with a base density of ten units or greater shall be required to provide a minimum of five percent of the total lot area in Open Space; that area is not subject to bonus point calculations, however, density bonuses shall be awarded to open space areas in excess of the five percent required by this subsection.

B. Density Bonus Point Calculations. 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. The maximum density bonus permitted shall be 60 percent (base density x 1.6), pursuant to the following criteria.

1. Conservation Housing. A maximum 15 percent bonus is allowed. One hundred percent of the homes or residential units approved for development, after bonus point calculations, shall meet the minimum requirements for certification as a Earth Advantage home, as approved by the Ashland Conservation Division under the City’s Earth Advantage program as adopted by Resolution 2006-06.

2. Provision of Common Open Space. A maximum ten percent bonus is allowed, pursuant to the following.

a. 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 open space may be counted for base density, unless otherwise excluded by subsection 18.3.9.050.A.2. 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 that have no realistic use by project residents on a day-to-day basis. Open space provided in cottage housing developments, meeting the standards of section 18.2.3.090, Cottage Housing, is not eligible for density bonus points.

b. Standard. Developments with fewer than ten units that provide more than two percent of the project area for common open space, or for developments of ten units or greater that provide more than five percent open space, a one percent bonus shall be awarded for each one percent of the total project area in common open space.

3. Provision of Major Recreational Facilities. A maximum ten percent bonus is allowed, pursuant to the following.

a. Purpose. Points may be awarded for the provision of major recreational facilities such as tennis courts, swimming pools, playgrounds, or similar facilities.

b. Standard. For each percent of total project cost devoted to recreational facilities, a six percent density bonus may be awarded up to a maximum of ten percent 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 land. A qualified architect or engineer shall prepare the cost of the recreational facility using current costs of recreational facilities.

c. Major recreational facilities provided in cottage housing developments, meeting the standards of section 18.2.3.090, Cottage Housing, are not eligible for density bonus points.

4. Affordable Housing. A maximum bonus of 35 percent is allowed. 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 accordance with the standards of section 18.2.5.050, Affordable Housing Standards. (Ord. 3147 § 6, amended, 11/21/2017)

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