HomeMy WebLinkAbout3184 Amending the Site Design for Large Scale Projects to Address Plaza Space1
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ORDINANCE NO.3184
AN ORDINANCE AMENDING THE SITE DESIGN AND
USE STANDARDS FOR LARGE SCALE PROJECTS TO ADDRESS PLAZA SPACE
REQUIREMENTS WITHIN THE C-1-D ZONE AND DOWNTOWN DESIGN
STANDARDS OVERLAY
Annotated to show deletions and additions to the Ashland Municipal Code sections being
modified. Deletions are bold lined through, and additions are bold underlined.
WHEREAS, Article 2. Section 1 of the Ashland City Charter provides:
Powers of the City The City shall have all powers which the constitutions, statutes, and
common law of the United States and of this State expressly or impliedly grant or allow
municipalities, as fully as though this Charter specifically enumerated each of those
powers, as well as all powers not inconsistent with the foregoing; and, in addition thereto,
shall possess all powers hereinafter specifically granted. All the authority thereof shall
have perpetual succession.
WHEREAS, the above referenced grant of power has been interpreted as affording all
legislative powers home rule constitutional provisions reserved to Oregon Cities. City of
Beaverton v International Ass'n of Firefighters Local 1660, Beaverton Shop 20 Or. App. 293;
531 P 2d 730, 734 (1975); and
WHEREAS, the City of Ashland Comprehensive Plan includes policy I-7 which states that,
"The City shall develop and implement through law design guidelines for new development as
well as for alteration of existing structures within the historic interest areas for structures and
areas that are historically significant."
WHEREAS, the downtown area is a historically significant commercial area with considerable
pedestrian activity due to its concentration of commercial uses. Most existing historic buildings
have frontage directly at the sidewalk edge. Opportunities for infill and redevelopment within
this area should develop consistent with this established historic pattern to protect the historic
character of the area and promote interaction between the activity in the building and the people
on the street.
WHEREAS, requirements for plaza space, as part of the design standards for new large scale
development and alterations to existing large scale buildings within the downtown, can have the
ORDINANCE NO. 3184
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effect of disrupting the historic pattern of development and breaking the continuity of buildings
having their front fagades built to the sidewalk's edge and to the side lot lines.
WHEREAS, public plaza spaces used to create a prominent civic component within the
downtown area are best placed in identified central locations and highly visible focal points, to
provide opportunities for relief and respite from the urban fabric.
WHEREAS, plaza spaces developed within the downtown area on individual private properties,
as part of meeting site design standard requirements, do not function to provide the general
public with opportunities for relief and respite from the urban fabric.
WHEREAS, the City of Ashland Historic Commission considered the proposed amendments to
the Ashland Municipal Code, Land Use Ordinances and Site Design and Use Standards at a
regular meeting on January 8, 2020, and following deliberations recommended approval of the
amendments;
WHEREAS, the City of Ashland Planning Commission considered the proposed amendments to
the Ashland Municipal Code, Land Use Ordinances and Site Design and Use Standards at a duly
advertised public hearing on February 11, 2020, and following deliberations recommended
approval of the amendments;
WHEREAS, the City Council of the City of Ashland conducted a duly advertised public hearing
on the above -referenced amendments on March 17, 2020; and
WHEREAS, the City Council of the City of Ashland, following the close of the public hearing
and record, deliberated and conducted first and second readings approving adoption of the
Ordinance in accordance with Article 10 of the Ashland City Charter.
WHEREAS, the City Council of the City of Ashland has determined that in order to protect and
benefit the health, safety and welfare of existing and future residents of the City, it is necessary
to amend the Ashland Municipal Code and Land Use Ordinance in manner proposed, that an
adequate factual base exists for the amendments, the amendments are consistent with the
comprehensive plan and that such amendments are fully supported by the record of this
proceeding.
THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS:
SECTION 1. The above recitations are true and correct and are incorporated herein by this
reference.
ORDINANCE NO.3184
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SECTION 2. The Additional Standards for Large Scale Projects within the Site Design and Use
Standards [Building Placement, Orientation, and Design] section of the Ashland Land Use
Ordinance is hereby amended as follows:
18.4.2.040.D. Additional Standards for Large Scale Projects. In the Detail Site Review
overlay, developments that are greater than 10,000 square feet in gross floor area or contain
more than 100 feet of building frontage shall, in addition to complying with the standards for
Basic (I8.4.2.040.B) and Detail (I8.4.2.040.C) Site Review, above, conform to the following
standards. See conceptual elevation of large scale development in Figure 18.4.2.040.D.1 and
conceptual site plan of large scale development in Figure 18.4.2.040.D.2.
1. Orientation and Scale.
a. Developments shall divide large building masses into heights and sizes that relate
to human scale by incorporating changes in building masses or direction, sheltering
roofs, a distinct pattern of divisions on surfaces, windows, trees, and small scale
lighting.
b. Outside of the Downtown Design Standards overlay, new buildings or expansions
of existing buildings in the Detail Site Review overlay shall conform to the following
standards.
i. Buildings sharing a common wall or having walls touching at or above grade
shall be considered as one building.
ii. Buildings shall not exceed a building footprint area of 45,000 square feet as
measured outside of the exterior walls and including all interior courtyards. For
the purpose of this section an interior courtyard means a space bounded on three
or more sides by walls but not a roof.
iii. Buildings shall not exceed a gross floor area of 45,000 square feet, including
all interior floor space, roof top parking, and outdoor retail and storage areas, with
the following exception.
Automobile parking areas located within the building footprint and in the
basement shall not count toward the total gross floor area. For the purpose of this
section, basement means any floor level below the first story in a building. First
story shall have the same meaning as provided in the building code.
I ORDINANCE NO. 3184
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iv. Buildings shall not exceed a combined contiguous building length of 300 feet.
c. Inside the Downtown Design Standards overlay, new buildings or expansions of
existing buildings shall not exceed a building footprint area of 45,000 square feet or a
gross floor area of 45,000 square feet, including roof top parking, with the following
exception.
Automobile parking areas locate within the building footprint and in the basement
shall not count toward the total gross floor area. For the purpose of this section,
basement means any floor level below the first story in a building. First story shall
have the same meaning as provided in the building code.
2. Dubuc Detail Site Review Plaza Spaces Standards.
a. One square foot of plaza or-pu-blie space shall be required for every ten square feet of
gross floor area, except for the fourth gross floor area.
b. Within the C-1-D zone, or Downtown Design Standards Overlay, no plaza space
shall be required.
-b.c.A plaza eF publie-spaces shall incorporate at least four of the following elements.
i. Sitting Space — at least one sitting space for each 500 square feet shall be
included in the plaza. Seating shall be a minimum of 16 inches in height and 30
inches in width. Ledge benches shall have a minimum depth of 30 inches.
ii. A mixture of areas that provide both sunlight and shade.
iii. Protection from wind by screens and buildings.
iv. Trees — provided in proportion to the space at a minimum of one tree per 500
square feet, at least two inches in diameter at breast height.
v. Water features or public art.
vi. Outdoor eating areas or food vendors.
3. Transit Amenities. Transit amenities, bus shelters, pullouts, and designated bike lanes
shall be required in accordance with the Ashland Transportation Plan and guidelines
established by the Rogue Valley Transportation District.
SECTION 3. The Definitions Chapter of Ashland Land Use Ordinance is hereby amended as
I follows:
ORDINANCE NO. 3184
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Definitions
18.6.1.P
Plaza. An open public space.
Detail Site Review Plaza Space: An open area under private ownership intended to
meet the requirements of Large Scale Proiect standards within the Detail Site
Review Overlay.
SECTION 4. Severability. The sections, subsections, paragraphs and clauses of this ordinance
are severable. The invalidity of one section, subsection, paragraph, or clause shall not affect the
validity of the remaining sections, subsections, paragraphs and clauses.
SECTION 5. Codification. Provisions of this Ordinance shall be incorporated in the City
Comprehensive Plan and the word "ordinance" may be changed to "code", "article", "section",
or another word, and the sections of this Ordinance may be renumbered, or re -lettered, provided
however that any Whereas clauses and boilerplate provisions (i.e. Sections 1, 4-5) need not be
codified. In preparing this ordinance for publication and distribution, the City Recorder shall not
alter the sense, meaning, effect, or substance of the ordinance, but within
such limitations, may:
(a) Renumber sections and parts of sections of the ordinance;
(b) Rearrange sections;
(c) Change reference numbers to agree with renumbered chapters, sections or other parts;
(d) Delete references to repealed sections;
(e) Substitute the proper subsection, section, or chapter numbers;
(f) Change capitalization and spelling for the purpose of uniformity;
(g) Add headings for purposes of grouping like sections together for ease of reference; and
(h) Correct manifest clerical, grammatical, or typographical errors.
The foregoing ordinance was first read by title only in accordance with Ashland Municipal Code
§2.04.090 on the 1 day of 01 2020,
and duly PASSED and ADOPTED this Z� day of -T k k.(- , 2020.
Melissa Huhtala, City Recorder
ORDINANCE NO.3184
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SIGNED and APPROVED this 2"-,l day 2020.
Reviewed as to form:
David Lohman, City Attorney
I ORDINANCE NO. 3184
n Stromberg, Mayor
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