HomeMy WebLinkAbout2014-01-28 Planning PACKET
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ASHLAND CITY COUNCIL AND PLANNING COMMISSION
JOINT STUDY SESSION
January 28, 2014
AGENDA
6:00 8:00 PM
I. CALL TO ORDER:
6:00 PM, Civic Center Council Chambers, 1175 E. Main Street
II. DISCUSSION ITEMS
A. Discussion and Prioritization of Future Planning Initiatives
III. ADJOURNMENT
____________________________________________________________________________________
ASHLAND PLANNING COMMISSION
STUDY SESSION
January 28, 2014
AGENDA
8:00 PM
I. CALL TO ORDER:
8:00 PM, Civic Center Council Chambers, 1175 E. Main Street
II. ANNOUNCEMENTS
III. PUBLIC FORUM
IV.DISCUSSION ITEMS
A. Unified Land Use Ordinance: Section 18-4 Site Development and Design Standards
1. Chapter 18-4.4 Landscaping, Recycling and Refuse, Outdoor Lighting, Fences and Walls
2. Chapter 18-4.5 Tree Preservation and Protection
V. ADJOURNMENT
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please
contact the Community Development office at 541-488-5305 (TTY phone is 1-800-735-2900). Notification 48 hours prior to the
meeting will enable the City to make reasonable arrangements to ensure accessibility to the meeting (28 CFR 35.102-35.104
ADA Title 1).
Memo
DATE: 1/23/2014
TO: Mayor, City Council and Planning Commission
FROM: Bill Molnar, Community Development Director
RE: Joint Council and Planning Commission Study Session
At the December 17, 2013 meeting, Council discussed the draft list of future planning initiatives
compiled by staff, which underwent an initial review by the Planning Commission in September 2013.
The list was compiled based upon the following:
The project addresses a Council Goal;
The project was included in the Biennium Budget; and
The project potentially provides an incentive for accommodating future housing and employment
growth
The Council recommended that a joint meeting with the Planning Commission be scheduled so that the
two bodies could prioritize the projects. As noted in the December Council communication, it is not
likely that staff can accomplish all these in the next 18 months, so some sense of priority is needed.
Some projects are already underway. For instance, the parking management and multi-modal circulation
study, which involves a separate analysis of area zoning, was approved by Council and included in the
current budget. Similarly, staff also intends to submit an application for historic preservation funds in
February, as it has the past 15 years, to assist with the project listed.
In addition to the initial list generated by staff, Council has added two additional projects for
consideration. These two projects have been added to the end of a list, accompanied by a brief project
overview.
Department of Community Development Tel: 541-488-5305
51 Winburn Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.or.us
Council Communication
December 17, 2013, Business Meeting
Discussion of Future Planning Initiatives
FROM:
Bill Molnar, community development director, molnarb@ashland.or.us
SUMMARY
Staff has compiled a list of approved and potential planning initiatives to be undertaken over the next
12 to 18 months. Each initiative is intended to address one or more of the Council goals and
objectives from the 2013 goal setting process. In September, the Planning Commission discussed the
initiatives and is interested in Council feedback to make sure the proposed list is consistent with
Council priorities and if there are other projects to be considered.
BACKGROUND AND POLICY IMPLICATIONS:
Staffing resources in the Community Development Department long range program are primarily
directed toward addressing Council goals and objectives. Some recent examples of completed projects
include a series of code amendments associated with the green codes ordinances, analysis of
infrastructure financing strategies to promote employment opportunities, an update of the C
Housing Needs Analysis, and the adoption of a revised Transportation System Plan and official street
dedication map, which was a joint project between Public Works and Community Development.
Currently, staff is focused on the completion of a master plan and implementing ordinances for the
Normal Avenue Neighborhood Plan area, and a comprehensive restructuring of the C
Ordinance. Additionally, other issues of community interest often arise that need immediate attention
from the Planning Commission and staff. A recent example would be the community discussion over
the pros and cons of permitting short term rentals in both multi-family and single family
neighborhoods.
Projects identified as priorities by staff and the Planning Commission include:
Downtown parking management and multi-modal circulation study
Downtown zoning analysis
Winburn Way corridor analysis
Historic Preservation Ten-Year Plan
Infill strategies along transit corridors
Vertical Housing Development zones
Code incentives for affordable workforce housing
Pocket neighborhoods/cottage housing
In addition, three potential projects have been identified:
Croman Mill opportunities analysis
Housing Element update
Page 1 of 2
Railroad District Master Plan
FISCAL IMPLICATIONS:
In most cases, the proposed planning initiatives will be carried out primarily by Community
Development Department staff. Funds are budgeted for the parking management and multi-modal
circulation study, with a
to assist with several aspects of the project. The Community Development D
includes funds for professional services in case outside expertise is needed on a project. This type of
expenditure is generally associated with specialized studies, such as transportation impact analyses,
environmental assessment and illustrative site design work.
STAFF RECOMMENDATION AND REQUESTED ACTION:
This item is intended for the purpose of providing some background information to the Council about
potential projects and initiatives targeted at addressing Council goals and objectives. It is not likely that
staff can accomplish all these in the next 18 months, so some sense of Council priority is needed. Some
projects are already underway. For instance, the parking management and multi-modal circulation
study, which involves a separate analysis of area zoning, was approved by Council and included in the
current budget. The Planning Commission and staff would like Council feedback on the list. This is
also the time for Council to discuss any other priorities not represented on the list, so that staff could
determine a scope of work and time line to bring back for Council consideration at a later date.
SUGGESTED MOTION:
N/A
ATTACHMENTS:
Long Range Planning Initiatives
Planning Commission Meeting Minutes September 10, 2013
Page 2 of 2
Long Range Planning Initiatives
Identified Priorities
Downtown Parking Management and Multi-Modal Circulation Study
1.
(CG) Review the Downtown Plan including zoning of areas around downtown and create a roadmap for
the future planning of downtown
Public Works and Community Development staff is working with the University of
Oregon Community Planning Workshop to conduct a downtown parking management
and multimodal circulation study to review pedestrian, bicycle and vehicular circulation
evaluate the effectiveness of existing downtown parking management, truck loading
zones, and travel demand management strategies to improve the overall accessibility of
downtown for tourists, citizens, students and employees. While this study is undertaken,
city planning staff and the Planning Commission will evaluate existing zoning at specific
locations within and adjacent to the downtown. The findings from this analysis could
influence the final recommendations of the parking management and multi-modal
circulation study.
Downtown zoning analysis
The zoning analysis project entails review of existing zoning adjacent to the
downtown area. This project will be carried out at the same time as the parking
management and multi-modal circulation study and its recommendations may suggest
changes to zoning, permitted land uses and code standards necessary to support
construction and redevelopment proposals that enhance the vitality of the downtown
area.
downtown and adjoining residential neighborhoods are largely defined by
their historic and cultural characteristics. In consideration of this character and the
objective of preparing for future change
downtown district this project would address the following objectives:
Maintain a compact downtown that includes a mix of uses located within a
distinct and cohesive downtown core;
Evaluate ways to increase housing within the downtown core;
-town character through traditional building
pedestrian surroundings; and
Address potential impacts to the existing residential neighborhoods
surrounding the downtown and look for ways in which zoning could be used
to create a smooth transition between the two.
Council & Planning Commission Study Session January 28, 2014 Page 1
Winburn Way corridor analysis Options to single family zoning (R-1)
The land along Winburn Way, from the Community Development and Engineering
Services building south to Nutley Street, is zoned single-family residential. A variety
of land uses exist, including a gravel commercial parking lot, two public buildings
offering community space, a commercial eating establishment and a city skating
rink/public parking lot. This area represents a transitional corridor between the
downtown business area and Lithia Park. Zoning, allowable land uses and site design
standards would be evaluated and recommendations considered in recognition of the
unique location adjacent to the downtown, Lithia Park and a traditional
residential neighborhood.
Historic Preservation Ten-Year Plan Next Phase of Implementation
2.
(CG) Analyze the impacts of increased preservation of historic buildings in Ashland
This proposal would evaluate the benefits- of establishing an approval process for
reviewing exterior changes to residential structures identified and listed as historic
contributingwithin the National Register districts. Historic contributing refers to those
properties that retain and exhibit sufficient integrity, through materials, design and
setting, to convey a sense of history. The issue of acceptable design and building
materials for exterior changes to residential historic buildings arises routinely. Typical
examples of non-structural, exterior modifications to buildings that can impact the
integrity of historic structures and the surrounding district include changes to windows,
doors, trim, roofing and siding. These types of changes, however, typically do not require
a building permit, but can have a dramatic impact on In
addition to public education materials, staff and the Historic Commission would like to
consider developing clear approval criteria and a review process for non-structural,
exterior changes to historic contributing residential structures.
Infill Strategies Along Transit Corridors East Siskiyou and Ashland Street
3.
(CG) Investigate land-use and funding strategies that provide affordable and workforce housing units and
encourage private development of affordable housing options
Asignificant amount of vacant and re-developable land is concentrated in the eastern side
of Ashland. As a result, this is an area that can expect a considerable amount of both
employment and housing growth over the next 20 years. This project will explore
opportunities for encouraging transit-oriented, mixed-use projects along the East Siskiyou
and Ashland Street corridors. First, establishment of a vertical housing development
zone (VHDZ) would be evaluated as a financial incentive to encourage upper story
housing above businesses. A second phase could include an assessment of market
conditions, the financial feasibility of mixed-use, multi-story projects, the permitting
process and possible incentives, and public improvements targeted at increasing the
desirability of the corridors for residential living. A palette of options and strategies for
addressing the opportunities and barriers would be compiled for council consideration.
Council & Planning Commission Study Session January 28, 2014 Page 2
Vertical Housing Development Zones Evaluate and establish
The establishment of a Vertical Housing Development Zone (VHDZ) is an incentive
based strategy intended to encourage mixed use commercial/residential developments
through a partial property tax exemption. The purpose of the State authorized tax
exemption program is to encourage investment in and rehabilitation of properties in
targeted areas of the community through the promotion of the availability of housing.
This program is administered through the Oregon Housing and Community Services
Department (OHCS) which certifies projects designated by the community as eligible
for a partial tax exemption for providing additional floors of housing above
commercial development. The amount of the tax exemption varies in accordance
with the number of residential floors on a project with a maximum property tax
exemption of 80% over 10 years. This financial incentive for targeted areas can help
promote the construction of needed housing in commercial areas well suited for
higher concentrations of housing. Evaluation and establishment of a VHDZ entails
identifying the appropriate areas throughout the City for such a designation,
coordination with all local taxing districts, application through the State of Oregon,
and approval by resolution of the City Council.
Code Incentives for Affordable Workforce Housing
4.
(CG) Investigate land-use and funding strategies that provide affordable and workforce housing units and
encourage private development of affordable housing options
The Planning Commission has evaluated several code amendments as part of the Unified
Land Use Ordinance project, which involves a comprehensive restructuring of chapter 18
- Land Use Ordinance. The proposed changes are intended to create additional
opportunities to provide affordable and workforce housing through increasing density
bonuses for affordable housing, streamlining the application process for accessory
residential units and eliminating impediments to the location and design of manufactured
housing. The recently completed Housing Needs Analysis (HNA) identified these and
other land use code changes as means to promote affordable and workforce housing. The
Housing and Human Services Commission will review the list of potential strategies
within the Housing Needs Analysis at a future meeting in an effort to forward
recommendations to the Council for consideration.
Pocket neighborhoods/cottage housing
As part of the Unified Land Use Ordinance, Commission and staff have been
evaluating the possibility of enacting a section of code on pocket
neighborhoods/cottage housing. A pocket neighborhood is a cohesive cluster of
homes gathered around some type of common ground within a larger surrounding
neighborhood. In general, these developments range in size from four to 16
households. The projects often are located in single family neighborhoods at a density
greater than the underlying zoning district. Pocket neighborhoods seek to provide an
option in the housing market that falls between a typical detached residence and
attached townhome housing, which appeals to singles, smaller families and retirees.
Council & Planning Commission Study Session January 28, 2014 Page 3
To address impacts of the increased density, the size, height and footprint of the
structures are restricted, which also assists in targeting housing prices below the
median home sales price for the area.
Other Potential Projects
Croman Mill Area Analysis of Opportunities
(CG) Maintain and improve infrastructure that enhances the economic vitality of the community
The City Council is exploring the use of tax increment financing to facilitate the
development of the Croman Mill area. Most other employment areas in Ashland have lots
ready for development with utilities and streets installed. This allows potential businesses
to concentrate on the layout and design of their specific building and site. In contrast, the
s are not
in place. The site was previously a lumber mill which relied heavily on outdoor
production and storage. As a result of the previous land-intensive use, the site lacks basic
utilities and transportation facilities. Because of its location away from a major street and
behind a developed neighborhood, the area lacks visibility and a welcoming entryway.
Finally, a large amount of old equipment, debris, organic waste and structures from past
logging practices are located on the site, and need to be cleared before development can
occur.
This project would include identifying opportunities as well as potential barriers to
development of the Croman Mill area, and evaluating different strategies that would
assist in preparing the site to be development ready. This could entail a review of the
zoning code, specifically the use table, to make certain a full range of businesses are
Housing Element Update
(CG) Investigate land-use and funding strategies that provide affordable and workforce housing units and
encourage private development of affordable housing options
housing makes up the vast majority of land use within the City. The general components
of the Housing Element include a description of the characteristics of housing types, an
analysis of community demographics and development trends, and establishment of goals
and policies that ensure the housing needs of the community are accommodated over a
twenty year horizon. The Housing Element was last revised in 1981. Consequently, some
within the community. With more demographic and development information readily
available given the recent completion of Housing Needs Analysis, Buildable Lands
Inventory, and Jackson County coordinated population forecasting, an update of the
Housing Element is timely. The update of the Housing Element would aim to refine the
general narrative, replace outdated information, and to draft new policies and goals that
are effective at addressing the communities housing needs.
Council & Planning Commission Study Session January 28, 2014 Page 4
Railroad Master Plan Evaluate benefits of adoption
(CG) Maintain and improve infrastructure that enhances the economic vitality of the community
The draft master plan was completed in 2001. The illustrated master plan drawing
identifies a distinct district core north of Fourth Street, future building and parking
locations, a street network, public plaza areas and natural open spaces, as well as detailed
illustrations of master plan elements. The plan also includes recommendations for code
changes related to minimum building height, prohibition of ground floor residential use,
and consideration of increased residential density. The plan also suggests considering the
adoption of building type and placement
diversity. As recommended in the draft document, the plan area was included in the
Detail Site Review Zone and subject to pedestrian-oriented design standards, and the
street network was included on the amended, future street dedication map.
The first phase of the project would be to evaluate benefits of adopting the
unimplemented portions of the draft Railroad Property Master Plan, as well as a parking
management plan similar to that under consideration for the downtown.
Projects Suggested by Council December 17, 2013 meeting
North Ashland Gateway Overlay
This would entail an examination of the area from the North Main Street RR crossing to
the intersection of Valley View and Highway 99 to determine how best to influence
improvements to both private and public land that better reflect and are consistent with
City of Ashland standards. This gateway is important to Ashland because the
area is outside the city ban growth boundary (UGB), influencing
development patterns early on that are consistent with city standards will ensure a smooth
transition when the properties are annexed into the City Limits.
Assessment of the Approach to Special Projects in Terms of Complexity (i.e. area
master plans with special districts)
Past and present neighborhood master planning efforts have resulted in the adoption of
new Comprehensive Plan designations and zoning districts that include overlays and
development standards specific to that planning area. This project would evaluate
whether or not such an approach adds unnecessary time and complexity.
Council & Planning Commission Study Session January 28, 2014 Page 5
City Council - Minutes
Tuesday, December 17, 2013
MINUTES FOR THE REGULAR MEETING
ASHLAND CITY COUNCIL
December 17, 2013
Council Chambers
1175 E. Main Street
CALL TO ORDER
Mayor Stromberg called the meeting to order at 7:00 p.m. in the Civic Center Council
Chambers.
ROLL CALL
Councilor Voisin, Morris, Lemhouse, Slattery, Rosenthal, and Marsh were present.
City Administrator Dave Kanner commended City employees that worked on the streets during
the recent snowstorm and shared staff experiences. Mayor Stromberg voiced appreciation to
all staff during this time.
Mayor Stromberg announced vacancies on the Tree, Public Arts, and Firewise Commissions
and on the Band Board.
APPROVAL OF MINUTES
The minutes of the Study Session of December 2, 2013 and Business Meeting of December 3,
2013 were approved as presented.
SPECIAL PRESENTATIONS & AWARDS
- None
CONSENT AGENDA
1. Acceptance of Commission minutes
2. Endorsement of the Martin Luther King, Jr. Holiday Celebration for the purpose of
hanging a banner
3. Appointment to Housing and Human Services Commission
4. Appointment to Transportation Commission
5. Request for a contract amendment exceeding 25% of original contract with Roxy Ann
Rock
6. Approval of a special procurement with JACO Environmental for
refrigerator/freezer recycling program
7. Klamath County Intergovernmental Agreement for building inspection services
8. Special procurement for the purchase of a Schwarze Street Sweeper
9. Establishment of and appointment to Ad-Hoc Recycle Center and Waste Reduction
Committee
Consent Agenda Item #6Approval of a special procurement
Staff recommended pulling
with JACO Environmental for refrigerator/freezer recycling program
for clarification.
Management Analyst Adam Hanks noted an exhibit attachment was not included in the packet
information.
Consent Agenda Item #8Special procurement for the purchase of
Councilor Morris pulled
a Schwarze Street Sweeper
for further discussion. Public Works Superintendent Michael
Morrison addressed the asterisk on line five of the Special Procurement form and explained the
Public Works Department added a cushion to vehicle replacement estimates when they did
their budget to cover price variances that might occur during the fiscal year. What was before
Council was approval to use a specific Contractor to purchase the Schwarze Street Sweeper.
Councilor Rosenthal/Slattery m/s to approve Consent Agenda items. Voice Vote: all
AYES. Motion passed.
PUBLIC HEARINGS
- None
PUBLIC FORUM -
None
UNFINISHED BUSINESS
Discussion of future planning initiatives
1.
Planning Commission Chair Melanie Mindlin explained the Planning Commission heard Land
Use Actions, planning for areas in town, and currently were working on the Normal Avenue
Neighborhood Plan. The Planning Commission also held public hearings on legislative issues
related to land use and made recommendations to Council. Chair Mindlin went on to describe
various projects the Planning Commission worked on.
Community Development Director Bill Molnar explained over the past year the Planning
Commission and staff worked on the Unified Land Use ordinance and the Normal Avenue
Neighborhood Plan. Both projects would go before Council early spring 2014.
Councilor Rosenthal noted the priority project list and suggested adding a reexamination to
annex the area from North Main Street by the Rail Road bridge to the intersection of Valley
View Road and Highway 99. That area was the entrance to Ashland and did not reflect aspects
of the community.
Mr. Molnar explained in the past staff looked at creating an Urban Growth Management
Agreement that instead of annexing the property established a gateway overlay in Jackson
County where a certain level of city requirements would apply. However they encountered
issues with property owners. He confirmed part of the Regional Problem Solving (RPS)
agreement maintained a co-managed zone between city limits and the Urban Growth Boundary
(UGB) to create and maintain individual identity between communities as well as ensure areas
with the UGB did not continue to develop more intensely under county zoning. There were
also provisions prohibiting certain lot divisions.
Mr. Molnar explained in the past staff looked at creating an Urban Growth Management
Agreement that did not annex the property but in Jackson County established a gateway
overlay where a certain level of city requirements would apply but there were issues with
property owners. He confirmed part of the Regional Problem Solving (RPS) agreement
maintained a co-managed zone between city limits and the Urban Growth Boundary (UGB to
create and maintain individual identity between communities as well as ensure areas with the
UGB did not continue to develop more intensely under county zoning. There were also
provisions prohibiting certain lot divisions.
Mr. Molnar went on to explain staff initially looked at parking management, circulation, and
deliveries and thought it was a good time to include areas in the parameter of the downtown
because of their impacts. Possible zoning code changes that might occur in the future would
provide additional techniques as they looked into parking management.
City Administrator Dave Kanner noted it was unlikely the Planning Department could
accomplish all the priority projects identified in the Council Communication and Council
should indicate their priorities on the list.
Mr. Molnar clarified the Railroad District Master Plan project would review remaining
elements of the plan not adopted and possibly allow greater flexibility for building design in
the district.
Councilor Marsh thought the zoning on Winburn Way was a priority and should be included in
the downtown project.
Mr. Molnar explained the first four projects on the priority list, the downtown parking
management and multi-modal circulation study, the downtown zoning analysis, the Winburn
Way corridor analysis, and the Historic Preservation Ten-Year Plan were top priorities that
addressed Council objectives. The Croman Mill opportunities analysis, the Housing Element
update, and the Railroad District Master Plan on the potential list were less of a priority.
However, over the next 18 months there would be opportunities for staff to work on aspects of
those projects to move them along.
Councilor Voisin wanted the code incentives for affordable workforce housing considered a
high priority. She was concerned the City was still looking into the Croman Mill area and
wanted the Housing Element Update set at a higher priority.
th
Colin Swales/143 8 Street/
Agreed with suggestion to include the annexation of the north end
of town in the priorities project list. It was the gateway to Ashland and not aesthetically
aligned with the community. He thought the Downtown Parking Management and Multi-
modal Circulation Ad Hoc Advisory Committee are weighted towards the business community
and Chamber of Commerce members with no one representing the people who live around the
area. He wanted to see public outreach to actual residential neighbors of the downtown area,
with the meetings occurring in the evening and a time for public input. He took issue with the
approval criteria and review process for non-structural exterior changes to historic buildings
stating it created a huge impact on property owners and was sure no one had informed the
public on the criteria. The current incentives for affordable workforce housing should
emphasize more inflow in the historic districts. He addressed Croman Mill noting Plexis
Healthcare Systems had pulled out of the development and questioned why Council was
looking into urban renewal when the developers showed no interest in developing the property
or contributing money to create the infrastructure like normal developers did. The City should
focus more on commercial development and creating a plan for the north end of town.
Mayor Stromberg suggested discussing each project separately with a joint meeting with
Council and the Planning Commission prior to starting work on the projects. Councilor
Lemhouse suggested adding projects to the list then prioritizing them at the joint Council-
Planning Commission meeting.
Councilor Lemhouse/Slattery m/s to place Croman Mill opportunities analysis to the list.
DISCUSSION:
Councilor Lemhouse thought the project was important and did not think
anything would happen until the City reanalyzed the plan. The Croman plan provided an
opportunity to establish commerce and housing and help with affordable workforce housing
and pocket neighborhoods. Councilor Slattery concurred and agreed with a joint meeting to
prioritize projects with the Planning Commission then delving into each project separately.
Councilor Voisin wanted Mr. Kanner to summarize a meeting that occurred with the property
owners regarding their interest in development of Croman Mill. Mr. Kanner explained the
property owners and their consultant would come back with a proposal that laid out what they
were willing to do themselves to jumpstart development that the City would evaluate to
Roll Call Vote: Councilor Lemhouse, Marsh, Rosenthal,
Slattery, and Morris, YES; Councilor Voisin, NO. Motion passed 5-1.
Concern was raised that every time the City took on a project it created special districts and
rules. Question was raised as to whether or not a discussion needed to occur regarding basic
codes and building flexibility in the code so it is applied in varying conditions. Mr. Molnar
explained doing sub-area plans was a popular process in other communities. Ashland
traditionally used a form-based approach to planning and tended to focus on the character of
the different areas then created a sub-area plan to protect those characteristics. Comment was
made that everything seemed to take two years and part of the issue was that the City was
writing new code into the process. It might be easier to have fewer zoning designations with a
couple overlays than completely different types of zoning.
Councilor Marsh/Morris m/s to add to the list of projects an assessment by the Planning
Commission as to the basic approach list in terms of complexity. Roll Call Vote:
Councilor Lemhouse, Voisin, Marsh, Rosenthal, Slattery, and Morris, YES. Motion
passed.
Councilor Rosenthal/Voisin m/s to forward the list of future planning initiatives including
pursuing an urban growth management agreement with Jackson County to a joint
meeting of Council and the Planning Commission. DISCUSSION:
Councilor Morris
wanted to see planning on Jackson Road. He noted the current entrance to Ashland and
thought the road and overpass needed improving.
Roll Call Vote: Councilor Lemhouse, Voisin, Marsh, Rosenthal, Slattery, and Morris,
YES. Motion passed.
Memo
DATE: January 28, 2014
TO: Ashland Planning Commission
FROM: Maria Harris, Planning Manager
RE: Unified Land Use Ordinance (ULUO)
Pre-adoption process review Part 18-1 (chapters 4-5)
SUMMARY
The revised draft of the ULUO is scheduled for Planning Commission review prior to beginning the formal
adoption process so that Commission has an opportunity to review and discuss the edits made since the
review of the previous draft.
BACKGROUND
Chapters 4 and 5 of Part 18-4 Site Development and Design Standards are attached. The remaining chapters of
Part 18-4, 6 through 10, will be covered at the next available Planning Commission meeting.
The changes to the current ordinance are detailed in the attached draft ULUO. The edits that were presented in the
first draft continue to be highlighted in gray, and the
review of the previous draft are highlighted in yellow. Comment boxes are retained throughout the document, and
include notations about changes.
The attached matrix covers the substantive amendments. The Commission received a previous version of the
matrix. New or revised amendments are highlighted in yellow in the matrix.
ATTACHMENTS
1. Title 18 Part 4 Site Development and Design Standards (chapters 4-5)
2. Amendment Matrix for 18-4 (chapters 4-5)
Α
PART 18-4 - SITE DEVELOPMENT AND DESIGN STANDARDS
Ќ
Chapter 18-4.4 - Landscaping, Recycle and Refuse, Outdoor Lighting, Fences and Walls
Ќ
18-4.4.010Purpose
Ќ
18-4.4.020Applicability
Ў
18-4.4.030Landscaping and Screening
ЊЌ
18-4.4.040Recycling and Refuse Disposal Areas
ЊЍ
18-4.4.050Outdoor Lighting
ЊЎ
18-4.4.060Fences and Walls
ЊБ
Chapter 18-4.5 - Tree Preservation and Protection
ЊБ
18-4.5.010 Purpose
ЊБ
18-4.5.020 Applicability
ЊВ
18-4.5.030 Tree Protection
ЋЉ
18-4.5.040 Performance Security
ЋЉ
18-4.5.050 Verification Permit
ЋЉ
18-4.5.060 Heritage Trees
City of Ashland 4-1 Draft 3 January 2014
Land Use Ordinance
Part 18-4 - Site Development and Design Standards
Chapters:
18-4.1 Site Development and Design Standards Administration
18-4.2 Building Placement, Orientation and Design
18-4.3 Parking, Access and Circulation
18-4.4 Landscaping, Fences and Walls, and Outdoor Lighting
18-4.5 Tree Preservation and Protection
18-4.6 Public Facilities
18-4.7 Signs
18-4.8 Solar Access
18-4.9 Disc Antennas
18-4.10 Wireless Communication Facilities
City of Ashland 4-2 Draft 3 January 2014
Land Use Ordinance
18-4.4 Landscaping, Recycle and Refuse, Outdoor Lighting, Fences and Walls
Chapter 18-4.4 - Landscaping, Recycle and Refuse, Outdoor Lighting, Fences
and Walls
Sections:
18-4.4.010 Purpose
18-4.4.020 Applicability
18-4.4.030 Landscaping and Screening
18-4.4.040 Recycle and Refuse Disposal Areas
18-4.4.050 Outdoor Lighting
18-4.4.060 Fences and Walls
Comment:
Chapter 18-4.4 carries forward the requirements of chapter 18.72 Site Design Review and the Site
Design and Use Standards related to landscaping and screening, recycle and refuse disposal areas and outdoor
lighting. The requirements for fences and walls are from section 18.68.010 Fences.
Comment:
The Purpose section is new, and is intended to summarize the intent of the requirements.
18-4.4.010 Purpose
Chapter 18-4.4 contains standards for landscaping and screening, recycle and refuse disposal areas,
outdoor lighting, and fences and walls. The regulations are intended to protect public health, safety, and
welfare by reducing development impacts, such as glare, noise, and visual impacts, on adjacent uses;
minimizing erosion; slowing the rate of surface water runoff, thereby reducing infrastructure costs;
buffering pedestrians from vehicle maneuvering areas; cooling buildings and parking lots in summer
18-4.4.020 Applicability
Comment:
This section is new. It is intended to clarify when the requirements apply. The recycling and refuse
section was added since the Planning Commissions reviewed the previous draft but is mostly comprised of
existing standards.
The requirements of chapter 18-4.4 apply, as follows:
A.Landscaping and Screening.
Section 18-4.4.030 establishes design standards for landscaping
and screening, and applies to residential, commercial, and manufacturing developments that are
subject to chapter 18-5.2 Site Design Review.
B.Recycling and Refuse.
Section 18-4.4.040 establishes design standards for recycle and refuse
disposal areas, and applies to residential, commercial, and manufacturing developments that are
subject to chapter 18-5.2 Site Design Review.
C.Outdoor Lighting.
Section 18-4.4.050 establishes standards for outdoor lighting, and applies to all
new outdoor lighting installed or replaced after \[effective date\].
D.Fences and Walls.
Section 18-4.4.060 establishes design standards for fences and walls. It
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applies where a fence or wall is erected, extended, or otherwise altered; it also applies to hedges
and screen planting and situations where this ordinance requires screening or buffering.
Comment:
Subsection E, shown in strikeout, was moved to the Site Design Review chapter, specifically 18-
5.2.030 Review Procedures.
E. Amendments.
Amendments to plans approved pursuant to this chapter are processed pursuant to
chapter 18-5.6, except that amendments involving plant and irrigation system replacement fire
safety, public safety decreased water, or increased energy efficiency are processed as Ministerial
or Type I actions.
Comment:
Section E was added for consistency with the other chapters in Part 18-4 Site Design and
Development Standards, and carries forward the existing code requirements for exceptions and variances.
E. Exceptions and Variances.
Requests to depart from the landscaping and screening requirements
in section 18-4.4.030, recycling and refuse requirements in 18-4.4.040, and outdoor lighting in
section 18-4.4.050 are subject to 18-5.2.050.E Exception to the Site Design and Use Standards.
Requests to depart from the fence and wall requirements in section 18-4.4.060 are subject to
chapter 18-5.5 Variances.
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18-4.4.030 Landscaping and Screening
Comment:
Section 18-4.4.030 carries forward and updates the Site Design and Use Standards related to
landscaping, street trees, and water conserving landscapes. This section has been reorganized for a more logical
flow since the Planning Commission reviewed the previous draft.
A.General Landscape Standard.
All portions of a lot not otherwise developed with buildings,
accessory structures, vehicle maneuvering areas, parking, or other approved hardscapes shall be
landscaped pursuant to this chapter.
B.Minimum Landscape Area and Coverage.
All lots shall conform to the minimum landscape area
standards of the applicable zoning district (see table 18-2.5.030.A for residential zones and table
18-2.6.030 for non-residential zones). Except as otherwise provided by this chapter, areas
proposed to be covered with plant materials shall have plant coverage of not less than 50 percent
coverage within one year and 90 percent coverage within five years of planting.
C.Landscape Design and Plant Selection.
The landscape design and selection of plants shall be
based on all of the following standards:
Comment:
The following language regarding a credit for retention of healthy trees is consistent with practice
and supports the existing Tree Preservation and Protection requirements of 18.61 Tree Preservation and
Protection (18-4.5).
1. Tree and Shrub Retention. Existing healthy trees and shrubs shall be retained, pursuant to
chapter 18-4.5. Consistent with chapter 18-4.5 Tree Preservation and Protection, credit may be
granted toward the landscape area requirements where a project proposal includes preserving
healthy vegetation that contribute(s) to the landscape design.
2. Plant Selection.
a. Use a variety of deciduous and evergreen trees, shrubs, and ground covers.
b. Use plants that are appropriate to the local climate, exposure, and water availability. The
presence of utilities and drainage conditions shall also be considered.
Comment:
The following language is added to address bioswales in streets and parking areas.
c. Storm Water Facilities. Use water-tolerant species where storm water retention/detention or
water quality treatment facilities are proposed.
Comment:
The existing Site Design and Use Standards discuss crime prevention and defensive space in the
introduction on site analysis and planning. The language below is .
d. Crime Prevention and Defensible Space. Landscape plans shall provide for crime
prevention and defensible space, for example, by using low hedges and similar plants
allowing natural surveillance of public and semi-public areas, and by using impenetrable
hedges in areas where physical access is discouraged.
Comment:
The following standard is moved from section D Street Trees.
e. Street Trees. Street trees shall conform to the street tree list approved by the Ashland Tree
Commission. See the City of Ashland Recommended Street Tree Guide.
3. Water Conserving Landscaping. Commercial, industrial, non-residential, and mixed-use
developments that are subject to chapter 18-5.2 Site Design Review, shall use plants that are
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low water use and meet the requirements of 18-4.4.030.I Water Conserving Landscaping.
Comment:
The (new) erosion control plan language in subsection 4 was moved and combined with the
preliminary grading and drainage plan in the Site Review Plan Requirements (18-5.2.040.B.5). This change is
based on feedback from the Landscape Design Professionals Focus Group which indicated that the
engineers, rather than the landscape design professionals, typically prepare erosion control plans.
4. Hillside Lands and Water Resources.Erosion Control. Landscape plans shall provide both
temporary and permanent erosion control measures, which shall include plantings where cuts or
fills (including berms), swales, storm water detention facilities, and similar grading is proposed.
Landscape plans for land located in the Hillside Lands overlay must also conform to section 18-
3.9.070 Development Standards for Hillside Lands, and in the Water Resources overlay must
also conform to section 18-3.10.110 Mitigation Requirements for Water Resource Protection
Zones.
5. Screening
a. Evergreen plants shrubs shall be used where a sight-obscuring landscape screen is
required.
b. Where a hedge is used as a screen, evergreen shrubs shall be planted so that not less than
50 percent of the desired screening is achieved within two years and 100 percent is
achieved within four years. Living groundcover in the screen strip shall be planted such that
100 percent coverage is achieved within two years.
6. Plant Sizes Area and Ground Cover Specifications
Comment:
The highlighted language below regarding plant and tree size is new to the land use code, and is
taken from the . AMC 13.16.030 requires street trees to be a minimum of one-inch caliper
and no less than eight feet in height. The curr
materials shall have plant coverage of not less than 50 percent coverage within one year and 90 percent
coverage within five While this generally works with projects involving landscape
professionals, when an owner does a project by his or herself, plant sizes would be helpful.
Staff received a variety of suggestions on the shrub size requirement (e.g., Landscape Design Professionals
Focus Group, Design Professionals Focus Group, Water Conservation staff, Planning Commission) and
revised the suggested standard accordingly. While the general design professional focus group was
concerned about the cost of the five gallon shrubs, the landscape design professionals commented that two
gallon shrubs are rarely available. The screening standards in 5.b above addresses the height and coverage
of shrubs required for screens or buffers.
a. Trees shall be not less than two-inch caliper for street trees, and one and one-half-inch
caliper for other trees at the time of planting.
b. Shrubs shall be planted from five gallon containers, minimum, where they are for required
screens or buffers, and twoone gallon containers minimum elsewhere, and where required
for screening shall meet the requirements of 18-4.4.030.C.5 Screening.
Section 7: The (new) soil quality requirement is moved to the water conserving landscape standards. This
change is based on feedback from the Landscape Design Professionals Focus Group. Their concern was that
the intention of amending the soil is water conservation and retention of native soil can be beneficial to plants.
Focus Group participants amending the soil, but they did advocate balancing the two
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objectives.
7. Soil Maintenance. When new vegetation is planted, soils shall be amended, and irrigation
provided, as necessary, until the plants are naturalized an able to grow on their own.
D.Tree Preservation, Protection and Removal.
See chapter 18-4.5 for Tree Protection and
Preservation and chapter 18-5.7 for Tree Removal Permit requirements.
E. Street Trees.
All development fronting on public or private streets shall be required to plant street
trees in accordance with the following standards and chosen from the recommended list of street
trees:
1. Location of Street Trees. Street trees shall be located in the designated planting strip or street
tree wells between the curb and sidewalk, or behind the sidewalk in cases where a planting strip
or tree wells are or will not be in place. Street trees shall include irrigation, root barriers, and
generally conform to the standards established by the Department of Community Development.
2. Spacing and Placement of Street Trees
All street tree spacing may be made subject to special site conditions that may, for reasons
such as safety, affect the decision. Any such proposed special condition shall be subject to the
be as follow:
a. Street trees shall be placed at the rate of one tree for every 30 feet of street frontage. Trees
shall be evenly spaced, with variations to the spacing permitted for specific site limitations,
such as driveway approaches.
b. Street trees shall not be planted closer than 25 feet from the curb line of intersections of
streets or alleys, and not closer than ten feet from private driveways (measured at the back
edge of the sidewalk), fire hydrants, or utility poles.
d. Street trees shall not be planted closer than 20 feet to light standards. Except for public
safety no new light standard location shall be positioned closer than ten feet to any existing
street tree, and preferably such locations will be at least 20 feet distant.
Comment:
The following street tree spacing requirement is revised from 2-1/2 feet to 2 feet due to
the practical difficulty in meet the standard within narrow planting areas. The second part of the
sentence is deleted because it conflicts with section b above.
e. Street trees shall not be planted closer than two feet from the face of the curb except at
intersections where it shall be five feet from the curb, in a curb return area.
f. Street trees shall not be planted within two feet of any permanent hard surface paving or
walkway. Sidewalk cuts in concrete for trees, or tree wells, shall be at least 25 square feet;
however, larger cuts are encouraged because they allow additional air and water into the
root system and add to the health of the tree. Tree wells shall be covered by tree grates in
accordance with City specifications.
g. Street trees planted under or near power lines shall be selected so as to not conflict with
power lines at maturity.
h. Existing trees may be used as street trees if there will be no damage from the development
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which will kill or weaken the tree. Sidewalks of variable width and elevation, where approved
pursuant to section 18-4.6.030 Street Design Standards, may be utilized to save existing
street trees, subject to approval by the Staff Advisor.
3. Pruning. Street trees, as they grow, shall be pruned to provide at least eight feet of clearance
above sidewalks and 12 feet above street roadway surfaces.
4. Replacement of Street Trees.Existing street trees removed by development projects shall be
replaced by the developer with those from the approved street tree list approved by the Ashland
Tree Commission. The replacement trees shall be of size and species similar to the trees that
are approved by the Staff Advisor. See the City of Ashland Recommended Street Tree Guide.
5. Recommended Street Trees. Street trees shall conform to the street tree list approved by the
Ashland Tree Commission.
F. Parking Lot Landscaping and Screening.
Parking lot landscaping, including areas of vehicle
maneuvering, parking and loading, shall meet the following requirements:
1. Landscaping.
a. Parking lot landscaping shall consist of a minimum of seven percent of the total parking area
plus a ratio of one tree for each seven parking spaces to create a canopy effect.
b. The tree species shall be an appropriate large canopied shade tree and shall be selected
from the street tree list approved by the Ashland Tree Commission to avoid root damage to
pavement and utilities, and damage from droppings to parked cars and pedestrians. See the
City of Ashland Recommended Street Tree Guide.
c. The tree shall be planted in a landscaped area such that the tree bole is at least two feet
from any curb or paved area.
d. The landscaped area shall be distributed throughout the parking area and parking perimeter
at the required ratio.
e. That portion of a required landscaped yard, buffer strip, or screening strip abutting parking
stalls may be counted toward required parking lot landscaping but only for those stalls
abutting landscaping as long as the tree species, living plant material coverage, and
placement distribution criteria are also met. Front or exterior yard landscaping may not be
substituted for the interior landscaping required for interior parking stalls.
2. Screening.
a. Screening Abutting Property Lines. A five foot landscaped strip shall screen parking abutting
a property line. Where a buffer between zones is required, the screening shall be
incorporated into the required buffer strip, and will not be an additional requirement.
b. Screening Adjacent to Residential Building. Where a parking area is adjacent to a residential
building it shall be setback at least eight feet from the building, and shall provide a
continuous hedge screen.
c. Screening at Required Yards.
i. Parking abutting a required landscaped front yard or exterior yard shall incorporate a
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sight obstructing hedge screen into the required landscaped yard.
ii. The screen shall grow to be at least 36 inches higher than the finished grade of the
parking area, except within vision clearance areas, section 18.2.4.050.
iii. The screen height may be achieved by a combination of earth mounding and plant
materials.
iv. Elevated parking lots shall screen both the parking and the retaining walls.
Comment:
screening requirements are carried forward from the existing code, specifically II-D-6
Other Screening in Section D Parking Lot Landscaping and Screening Standards from the Site Design and
Use Standards.
G. Other Screening Requirements.
Screening is required for refuse and recycle containers, outdoor
storage areas, loading and service corridors, mechanical equipment, and the City may require
screening other situations, pursuant with the requirements of this ordinance.
Comment:
The highlighted language in subsection 1 is existing and was moved from 18.72.115 Recycling
Requirements.
1. Recycle and Refuse Container Screen. Recycle and refuse containers or disposal areas shall
be screened from view by placement of a solid wood fence or masonry wall five to eight feet in
height to limit the view from adjacent properties or public rights-of-way. All recycle and refuse
materials shall be contained within the screened area.
2. Outdoor Storage. Outdoor storage areas shall be screened from view, except such screening is
not required in the M-1 zone.
Comment:
The highlighted language pertaining to loading facilities below is based on the
and combined with the existing standard on service corridors.
3. Loading Facilities and Service Corridors. Commercial and industrial loading facilities and service
corridors shall be screened when adjacent to residential uses residentially zoned land. Siting
and design of such service areas shall reduce the adverse effects of noise, odor and visual
clutter upon adjacent residential uses.
Comment:
The existing language in subsection 18.72.030.B Exemptions, exempts installation of mechanical
right-of-ollowing language to
provide a clear standard and examples of methods for screening mechanical equipment.
4. Mechanical Equipment. Mechanical equipment shall be screened by placement of features at
least equal in height to the equipment to limit view from public rights-of-way, except alleys, and
adjacent residentially zoned property. The screening requirements in 18-5.2.020.C.e, for the
purpose of being exempt from the Site Design Review process, are satisfied by mechanical
equipment meeting the requirements of this section.
a. Roof-mounted Equipment. Screening for roof-mounted equipment shall be constructed of
materials used in the buildiinclude features such as a parapet,
wall, or other sight-blocking features. Roof-mounted solar collection devices are exempt
from this requirement pursuant to 18-5.2.020.C Exempt from Site Design Review.
b. Other Mechanical Equipment. Screening for other mechanical equipment (e.g., installed at
ground level) include features such as a solid wood fence, masonry wall, or hedge screen.
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Comment:
In section 18.72.060 Plans Required, the existing code
ion is
added stipulating that the irrigation plan is reviewed through the ministerial process at the time of building
permit submittals.
H.Irrigation.
Irrigation systems shall be installed to assure landscape success. If a landscape area is
proposed without irrigation, a landscape professional shall certify the area can be maintained and
survive without artificial irrigation. Irrigation plans are reviewed through a Ministerial process at the
time of building permit submittals.
Comment:
The following standards on water conserving landscaping are carried forward from the mandatory
policy section of Section III Water Conserving Landscaping Guidelines and Policies of the Site Design and Use
Standards. The section has been reorganized and edited for clarity. In addition, several edits and additions are
included based on discussions with the Landscape Design Focus Group and the c
Specialist.
I. Water Conserving Landscaping.
The following standards are intended to conserve water while
encouraging attractive landscaping. Further, requirements are aimed at reducing water demand
when water is most scarce, during the dry late summer months when water reserves are low.
1. Landscaping Design Standards
a. Landscaping Coverage. Water conserving designs shall have plant coverage of not less
than 90 percent with five years of planting, but are not required to meet the standard of 50
percent coverage within one year.
b. Plant Selection. At least 90 percent of plants in the non-turf areas shall be listed as drought
tolerant in the Sunset Western Garden book, City of Ashland Water-Wise Landscaping
website, or be similarly well-suited for this climate of region as determined by the Staff
Advisor. Up to ten percent of the plants may be of a non-drought tolerant variety or species
as long as they are grouped together and are located in a separate irrigation zone can be
irrigated separately from the drought tolerant plants.
c. Screening. Plant screening hedges to attain 50 percent coverage after two years.
d. Mulch. Add a minimum of two inches of mulch in non-turf areas to the soil surface after
planting. Neither large nuggets nor fine bark may be used for mulch. Non-porous material
shall not be placed under the mulch.
e. Turf and Water Areas. Limit combined turf or water areas (i.e., pools, ponds and fountains)
to 20 percent of the landscaped areas. Turf limitations do not apply to public parks, private
common open space, required outdoor recreation areas, golf courses, cemeteries, and
school recreation areas.
f. Fountains. Design all fountains to recycle their water.
g. Turf Location. Turf is restricted to slopes less than ten percent grade.
h. Berms and Raised Beds.
i. No more than five percent of landscaped area of any lot or project may be berms or
raised beds higher than one foot unless there is demonstrated need for sound or safety
barrier. If allowed, berms must be no taller than 1/6 of their width.
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ii. All plantings on berms one foot or greater in height must be drought tolerant.
iii. Only drip irrigation is allowed on berms more than one foot in height.
i. Plants in the same irrigation zone shall have similar watering needs unless irrigated by
drip irrigation having emitters sized for individual plant water needs.
Comment:
The (new) soil quality requirement is revised to be more specific and provide flexibility. The
standard was moved to the water conserving landscaping standards based on feedback from the Landscape
Design Professionals Focus Group.
i. Soil MaintenanceQuality. When new vegetation is planted, soils shall be amended for plant
health and water absorption. and irrigation provided, as necessary, until the plants are
naturalized and able to grow on their own. Add mature compost at a rate of three cubic
yards of compost per 1,000 square feet of area to be landscaped, and work soil and
amendment(s) to a depth of four to six inches. This requirement may be waived for the
following circumstances:
a. The area to be landscaped is fenced off to fully protect native soil from disturbance and
compaction during construction; or
b. Soil tests document an organic content of a least three percent based on a
representative core sample taken at a rate of one test per 20,000 square feet, based on
a minimum of three core sample per test. Samples shall be taken at least 40 feet apart
to a depth of six inches following attainment of rough grade; or
c. The area to be landscaped will be used to capture and treat storm water runoff, and is
subject to separate design standards.
2. Irrigation System Design Standards. Irrigation plans are reviewed through a Ministerial process
at the time of building permit submittals, and are subject to the following standards:
a. Design sprinkler head spacing for head-to-head coverage.
b Design irrigation system to minimize runoff and overspray to non-irrigated areas.
c. Match precipitation rates for all irrigation heads for each circuit.
d. Separate irrigation zones based on water needs of plantings and type of sprinklers being
used (i.e., rotating, fixed spray, or drip).
f. Use sprinkler heads with a precipitation rate of .85 inches per hour or less on slopes
exceeding 15 percent to minimize run-off, or when slope exceeds ten percent within ten feet
of hardscape.
g. Serviceable check valves (or pressure compensating emitters for drip systems) are required
where an elevation difference greater than 20 feet exists on any circuit.
h. Drip irrigation systems are required for trees unless within lawn areas.
i. Equip all irrigation zones with pressure regulator valves (PRV) to meet the manufac
recommended operating pressure for the components of each zone; except in those
instances where a PRV is in place.
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k. Automatic Sprinkler Controls.
i. Equip all irrigation systems with a controller capable of dual or multiple programming.
Controllers shall have a multiple start time capability, station run times in minutes to hours,
and water days by interval, day of the week, and even/odd days. Controllers must have
multiple cycle start capacity and a flexible calendar program. Controllers must allow seven
day or greater timing cycles.
ii. Use controllers with a percent adjust (water budget) feature, or the capability of
accepting an external rain or soil moisture sensor.
a. Irrigation systems shall be designed so that overspray is minimized.
b. For sprinkler irrigated areas, perimeter sprinklers must be included in the irrigation pattern.
e. The same type of irrigation heads shall be used for each circuit.
f. Valves and circuits shall be separated based on water use.
3. Exceptions. Exceptions to the standards in this section may be varied Requests to depart from
the requirements of this section if the applicant proves shall demonstrate that the water
consumption for the project as a whole is equal to or less than what would occur if the standards
were strictly applied, in addition to meeting the criteria in 18-5.2.050.E Exception to the Site
Design and Development Standards.
Comment:
The following section is currently covered by 18.72.110 Irrigation. However, the provision that the
dead plantings be replaced in six months (180 days) is new language. A fairly wide window is recommended to
address seasonal issues for optimum planting times (i.e., spring and fall).
J.Maintenance.
All landscaping shall be maintained in good condition, or otherwise replaced by the
property owner; dead or dying plants must be replaced within 180 days discovery. Replacement
planting consistent with an approved plan does not require separate city approval.
Insert Graphics Page Here
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Comment:
This section was added since the Planning Commission reviewed the previous draft, but is mostly
comprised of existing standards.
Section 18-4.4.040 is carried forward from 18.72.115 Recycling Requirements. The screening standards are
moved to 18-4.4.030.F.2. Staff suggests adding the language in subsection B to facilitate disposal area siting that
addresses both the sanitary service needs, and landscaping and screening requirements.
18-4.4.040 Recycling and Refuse Disposal Areas
A.Recycling.
All residential, commercial and manufacturing commercial and multi-family
developments that are subject to chapter 18-5.2 Site Design Review shall provide an opportunity-to-
recycle site for use of the project occupants.
1.Multi-Family Residential.All newly constructed residential multi-family units, either as part of an
existing development or as a new development, shall provide an opportunity-to-recycle site in
accord with the following standards:
a. Residential multi-family developments not sharing a common refuse solid waste receptacle
shall provide an individual curbside recycling container for each dwelling unit in the
development.
b. Residential multi-family developments sharing a common refuse solid waste receptacle shall
provide a site of equal or greater size adjacent to or with access comparable to the common
refuse solid waste receptacle to accommodate materials collected by the local sanitary
service solid waste franchisee under its residential on-route collection program for purposes
of recycling. Both the opportunity-to-recycle site and the common refuse solid waste
receptacle shall be screened by fencing or landscaping such as to limit the view from
adjacent properties or public rights-of-way.
2. Commercial. Commercial developments having a refuse solid waste receptacle shall provide a
site of equal or greater size adjacent to or with access comparable to the refuse solid waste
receptacle to accommodate materials collected by the local sanitary service solid waste
franchisee under its on-route collection program for purposes of recycling. Both the opportunity-
to-recycle site and the common solid waste receptacle shall be screened by fencing or
landscaping such as to limit the view from adjacent properties or public rights-of-way.
Comment:
Staff suggests adding the language in subsection B to facilitate the siting of disposal areas to
addresses both the sanitary service needs, and landscaping and screening requirements.
B.Service Areas.
Recycling and refuse disposal areas shall be located to provide truck access and
shall not be placed within any required front yard or required landscape area.
C.Screening.
Recycle and refuse disposal area screening shall be provided pursuant to section 18-
4.4.030.F.2.
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18-4.4.050 Outdoor Lighting
Comment:
The following section carries forward 18.72.140 Light and Glare Performance Standards and the light
and glare screen standards from the Site Design and Use Standards (see The
language highlighted in gray is new and based on the . This section has been reorganized for a
more logical flow since the Planning Commission reviewed the previous draft.
A.Purpose.
This section contains regulations requiring adequate levels of outdoor lighting while
minimizing light spillover onto adjacent properties
B.Applicability.
All outdoor lighting is subject to the requirements of this section. Where a proposed
development is subject to Type I, Type II, or Type III review, the city reviewing authority may require
specific lighting levels or limit lighting as a condition of approval to protect the public health, safety,
and welfare.
C.Standards.
As a guideline, lighting levels shall be no greater than necessary to provide for
pedestrian safety, property/business identification, and crime prevention. All outdoor lighting shall
comply with the following standards:
Comment:
Subsection 1 is reworded for clarity.
1. Arrange and install artificial lighting so there is There shall be no direct illumination onto
adjacent residential properties of any residentially zoned property from a light on any other
residential property or from any property zoned C-1, E-1 or M-1, SOU, CM, NM or HC.
Comment:
rward to subsection
2.
2. Provide light poles no greater than 14 feet in height for pedestrian facilities. (Pedestal- or
bollard-style lighting is an alternative method for illuminating walkways located inside a
development but not located in a public street right-of-way.)
3. Where a light standard is placed over a sidewalk or walkway, maintain a minimum vertical
clearance of eight feet.
4. Install light fixtures where they will not obstruct public ways, driveways, or walkways. Where a
light standard must be placed within a walkway, maintain an unobstructed pedestrian through
zone per Americans With Disabilities Act compliance.
5. Except as permitted for signs, direct outdoor light fixtures downward and have full shielding to
minimize excessive light spillover onto adjacent properties.
D.Maintenance.
Outdoor lighting shall be maintained in good condition, or otherwise replaced by the
property owner.
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Comment:
Section 18-4.4.060 is carried forward from section 18.68.010 Fences and includes recent Green
Building code amendments. Section A P This section has been
reorganized for a more logical flow since the Planning Commission reviewed the previous draft.
18-4.4.060 Fences and Walls
A.Permitting.
Permits, granted through Ministerial review, are required prior to installing any
permanent fence or wall to ensure compliance with city standards. The property owner should
obtain a property boundary survey where property boundaries are not otherwise identified. Where a
development is subject to land use approval, the city may require installation of screening walls or
fences as a condition of approval for development, as provided by other ordinance sections. A
building permit may be required for some fences and walls, pursuant to applicable building codes.
B.Design Standards.
Fences, walls, hedges, and screen planting shall meet the following standards:
1. Height.
a. Front Yard. In any required front yard, not more than 3 ½ feet in height.
b. Rear and Side Yard. In any rear or side yard, not more than 6 ½ feet in height.
c. Street-Side Yard. In any rear or side yard abutting a public street, except alleys, not more
than four feet in height where located within ten feet of said street.
2. Location.
Comment:
The following provision is new. The language is recommended to resolve the current ordinance
conflict where fences are defined as structures, and structures are required to meet yard requirements.
a. Yard (Setbacks). Standard yard requirements do not apply to fences and walls meeting the
height requirements of this section; however fences and walls exceeding the height
requirements of this section shall meet yard requirements. All fences and walls shall comply
with the vision clearance standards of section 18-2.4.050. Other provisions of this ordinance
may limit allowable height of a fence or wall below the height limits of this section.
Comment:
Subsection b is existing language carried forward from section 18.82.030 Building Construction
Prohibited.
b. Public Rights-of-Way. The construction of permanent structures is prohibited in the public
right-of-way and associated setback areas of a future street or greenway.
3. Framework. The framework for newly constructed fences and walls shall face toward the
property of the party who constructs the fence, except where fences are jointly constructed.
4. Restricted Materials. The use of barbed wire, razor wire, electrified wire, and similar security
fencing materials shall be restricted as follows:
a. Such materials shall not be located adjacent to a sidewalk, a public way, or along the
adjoining property line of another person.
b. Such materials shall not be erected or maintained at less than 6 ½ feet above grade.
c. Such materials may be located in commercial, employment, or industrial lands if not visible
from the public right of way, or with approval from the Community Development Director on
properties deemed to be hazardous or in need of additional security.
City of Ashland 4-15 Draft 3 January 2014
Land Use Ordinance
18-4.4 Landscaping, Recycle and Refuse, Outdoor Lighting, Fences and Walls
5. Deer Fencing.
a. Deer fencing may be attached to a permitted front, side, or rear yard fences provided the
area in excess of the allowable fence heights per this section is designed and constructed to
provide a clear view through the fence.
i. Within required front yards, at least 85 percent of the surface shall be unobstructed to
both light and air when viewed perpendicular to the plane of the fence.
ii. Within required side and rear yards, at least 80 percent of the surface shall be
unobstructed to both light and air when viewed perpendicular to the plane of the fence.
b. Deer fencing shall have a minimum height of 6 ½ feet and shall not exceed eight feet above
grade.
c.
wire strand, or polypropylene mesh net that is open and visible through the material. Within
front yards all mesh material shall have a minimum open diameter of one and a half square
inches.
d. Deer fencing shall be supported by structural supports, or tension wires, that run along the
top of the fence to prevent sagging.
e. Chain link fences shall not be considered to be deer fences under this section even if they
meet the criteria above.
6. Waterways, Riparian Areas and Wetlands. Fences in and near waterways, riparian areas, and
wetlands are shall conform to the following standards.
a. Waterways. Fences shall not be constructed across any waterway or stream, or within any
designated floodway identified on the official maps adopted pursuant to chapter 18-3.9
Physical and Environmental Constraints Overlay.
Comment:
The highlighted sentence in section 2 is new, and allows tree protection fencing required with
development to be temporarily placed in the water resource protection zone.
b. Riparian Areas and Wetlands. Fences may be installed in the upland half of the stream bank
protection zone, and in the wetland buffer identified on the official map adopted pursuant to
chapter 18-3.10 Water Resources Overlay. Temporary tree protection fencing required with
development pursuant to section 18-4.5 is exempt from this requirement.
c. Materials. Fences in floodways and water resource protection zones shall be limited to open
City of Ashland 4-16 Draft 3 January 2014
Land Use Ordinance
18-4.4 Landscaping, Recycle and Refuse, Outdoor Lighting, Fences and Walls
wire, electric, or similar fencing material that will not collect debris or obstruct flood waters,
but not including wire mesh or chain link fencing. Solid wood fencing is prohibited in the
Water Resource Protection Zones.
C.Height Measurement.
The height of a fence is the vertical distance measured from the natural
grade to the highest point of the fence, including the structural supports.
1. Below-Grade Lots. On lots that are not generally level with the adjacent street, height may be
measured from the top of the adjacent sidewalk or curb, or, where curbs are absent, from the
crown of the adjacent street plus six inches.
2. Retaining Walls and Slopes. Where fences are built on top of retaining walls, or one lot is
markedly higher than an adjacent lot, height shall be measured from the highest adjacent grade,
except that the solar access of adjacent properties to the north shall be maintained in
accordance with chapter 18-4.8 Solar Access.
D.Maintenance.
Fences and walls shall be maintained in a safe condition. Fences that are not
straight shall not lean more than five percent from the vertical plane.
City of Ashland 4-17 Draft 3 January 2014
Land Use Ordinance
18-4.5 Tree Preservation and Protection
Chapter 18-4.5 - Tree Preservation and Protection
Comment:
This section carries forward the existing tree preservation and protection standards of Chapter 18.61
Tree Preservation and Protection. The tree removal permit process, submittals and approval criteria will be added
to Part 18-5 Application Review Procedures and Approval Criteria in the next draft. This section was edited for
consistency with Chapter 18.61 and reorganized for a more logical flow since the Planning Commission reviewed
the previous draft.
Sections
18-4.5.010 Purpose
18-4.5.020 Applicability
18-4.5.030 Tree Protection
18-4.5.040 Performance Security
18-4.5.050 Verification Permit
18-4.5.060 Heritage Trees
Comment:
The existing language in section18.61.010 Purpose is carried forward and summarized below.
18-4.5.010 Purpose
Chapter 18-4.5 contains requirements for tree preservation and protection. The regulations are
intended to reduce development impacts by preserving healthy trees for soil stability, noise buffering,
wind protection, temperature mitigation, and wildlife habitat, as well as for the contribution to the
character and beauty of Ashland.
Comment:
The applicability section is carried forward from 18.61.030 and 18.61.200.
The proposed amendment in section A below limits tree protection plans to those developments requiring a
planning action, and eliminates the tree protection plan requirement from those projects that simply require a
building permit (e.g. home addition). The amendment resolves a conflict in the current code.The existing
language requires a tCurrently, lots occupied only
with residential single-family detached homes and associated accessory structures in residential zones are
exempt from the tree removal permit process, and therefore can remove any type or size tree. These same
properties that are allowed to remove trees are also required to address tree protection with any building permit
submittals.
18-4.5.020 Applicability
A.
Chapter 18-4.5 applies to developments requiring a Type I, Type II, or Type III planning action or
building permit.
B.
No person who is required to install or maintain tree protection measures pursuant to this chapter
shall do any development activities, including but not limited to clearing, grading, excavation, or
demolition work, on a property or site which requires a planning action without approved tree
protection measures properly installed and maintained pursuant to this Chapter.
C.Tree Removal.
All tree removal and topping activities shall be carried out in accordance with the
City of Ashland 4-18 Draft 3 January 2014
Land Use Ordinance
18-4.5 Tree Preservation and Protection
requirements of chapter 18-5.7 Tree Removal Permits.
18-4.5.030 Tree Protection
A.Tree Protection Plan.
A tree protection plan shall be approved by the Staff Advisor concurrent with
applications for Type I, Type II, and Type III planning actions. If tree removal is proposed, a Tree
Removal Permit pursuant to chapter 18-5.7 may be required.
B.Tree Protection Plan Submission Requirements.
In order to obtain approval of a tree protection
plan; an applicant shall submit a plan to the City, which clearly depicts all trees to be preserved
and/or removed on the site. The plan must be drawn to scale and include the following:
1. Location, species, and diameter of each tree on site and within 15 feet of the site;
2. Location of the drip line of each tree;
Comment:
Redundancies in subsection 3 below were deleted.
3. An inventory of the health and hazard of each tree on site, and recommendations for treatment
for each tree.
3. For development requiring a planning action, the Tree Protection Plan shall include an inventory
of all trees on site, their health or hazard condition, and recommendations for treatment for each
tree.
4. Location of existing and proposed roads, water, sanitary and storm sewer, irrigation, and other
utility lines/facilities and easements;
5. Location of dry wells, drain lines and soakage trenches;
6. Location of proposed and existing structures;
7. Grade change or cut and fill during or after construction;
8. Existing and proposed impervious surfaces;
9. Identification of a contact person and/or arborist who will be responsible for implementing and
maintaining the approved tree protection plan; and
10. Location and type of tree protection measures to be installed per section 18-4.5.030.C.
C.Tree Protection Measures Required.
1. Chain link fencing, a minimum of six feet tall with steel posts placed no farther than ten feet
apart, shall be installed at the edge of the tree protection zone or dripline, whichever is greater,
and at the boundary of any open space tracts, riparian areas, or conservation easements that
abut the parcel being developed.
2. The fencing shall be flush with the initial undisturbed grade.
3. Approved signs shall be attached to the chain link fencing stating that inside the fencing is a tree
protection zone, not to be disturbed unless prior approval has been obtained from the Staff
Advisor for the project.
City of Ashland 4-19 Draft 3 January 2014
Land Use Ordinance
18-4.5 Tree Preservation and Protection
4. No construction activity shall occur within the tree protection zone, including, but not limited to
dumping or storage of materials such as building supplies, soil, waste items, equipment, or
parked vehicles.
5. The tree protection zone shall remain free of chemically injurious materials and liquids such as
paints, thinners, cleaning solutions, petroleum products, concrete or dry wall excess, and
construction debris or run-off.
6. No excavation, trenching, grading, root pruning or other activity shall occur within the tree
protection zone unless approved by the Staff Advisor.
7. Except as otherwise determined by the Staff Advisor, all required tree protection measures set
forth in this section shall be instituted prior to any development activities, including, but not
limited to clearing, grading, excavation or demolition work, and shall be removed only after
completion of all construction activity, including landscaping and irrigation installation.
C.Inspection.
The applicant shall not proceed with any construction activity, except installation of
erosion control measures, until the City has inspected and approved the installation of the required
tree protection measures and a building and/or grading permit has been issued by the City.
18-4.5.040 Performance Security
The City may require the permittee to post with the City a bond, or other suitable collateral as
determined by the city administrator, ensuring the satisfactory completion and maintenance of the tree
protection plan. Suitable collateral may be in the form of letters of credit, certificates of deposit, cash
bond, or bonds issued by an insurance company legally doing business in the State of Oregon.
18-4.5.050 Verification Permit
A.
If a site has received development approval through a planning action consistent with the standards
of this chapter, then a Verification Permit shall be required for those trees approved for removal
through that process. To obtain a Verification Permit, an applicant must clearly identify on the
property the trees to be removed by tying pink tagging tape around each tree and submitting a site
plan indicating the location of the requested trees. Vegetation four- to six-inches DBH that is to be
removed shall also be marked with pink tagging tape. The Staff Advisor may require the building
footprint of the development to be staked to allow for accurate verification of the permit application.
The Staff Advisor will then verify that the requested trees match the site plan approved with the
planning action. The City shall require the applicant to mitigate for the removal of each tree,
pursuant to section 18-5.7.060. Such mitigation requirements shall be a condition of approval of the
original development permit.
B.
Verification Permits shall be required prior to the issuance of an excavation permit or building permit
and prior to any site disturbance and/or storage of materials on the subject property.
18-4.5.060 Heritage Trees
A.
The City of Ashland recognizes that specific trees in Ashland are deserving of special status due to
City of Ashland 4-20 Draft 3 January 2014
Land Use Ordinance
18-4.5 Tree Preservation and Protection
distinctive form, size, age, location, species, unique qualities, or historical significance.
B.
Any person may nominate, with the written consent of the property owner, a mature tree for
consideration as a Heritage Tree. This nomination shall include all information necessary for
evaluation based on the items described in section 'A' above. The Tree Commission shall review all
nominations and shall make a written final recommendation to the City Council. The City Council
shall review the recommendation and make the final determination for Heritage Tree status.
C.
Should the Council approve the nomination, the tree shall be included on the Heritage Tree list
adopted by resolution of the City Council. The property owner shall be notified of the Council's
action.
D.
Once designated, a Heritage Tree shall be subject to the applicable provisions of this ordinance.
E.
A Heritage Tree may be removed from the list by the City Council upon its own motion, or the City
shall remove a Heritage Tree from the list upon written request by the property owner. A request by
the owner must state the reasons for removal from the list and be filed with the city recorder. The
city recorder shall then remove the Heritage Tree from the list and cause to be filed with the county
recording office a quitclaim deed quitclaiming any interest of the city resulting from the listing.
City of Ashland 4-21 Draft 3 January 2014
Land Use Ordinance
5)
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with preliminary grading based on feedback from
Page
information combined
-
Site Design Submittals
and drainage plan for
4 (chapters 4
Professionals Focus
n
Comment
Landscape Desig
Erosion control
model code.model code.
-
Language
Part 18
ag
Langu
Title 18 Amendment Matrix
prevention and defensible ng low hedges allow natural surveillance public water detention or similar
existing trees and shrubs
Requires landscape plan
Proposed Amendment
impenetrable hedges in
mporary and
can be counted toward
Requires application to
and similar plants that
landscaping standards
cut/fill, swales, storm
access is discouraged.
.
Add clarification that required landscaping species is required in
areas where physical control measures for
specifying the use of
tolerant plant
storm water facilities
to provide for crime
Add requirement to
permanent erosion
-
of public and semi
areas, and using
percentages.
space by usi
address te
grading.
-
water
4 Site Development and Design Standards
retention of as many exiting healthy trees and shrubs on discusses crime prevention and defensible space in site
Parking areas are required
analysis and planning, but
to be designed to capture
specific standards do not
landscaped medians and
The Site Design and Use
clearly addressed in the
Standards introduction
Standards require the
Existing Standard
Design and Use
and treat runoff in
New language, i
site as possible.
swales.
code.
exist.
Site
bio
Review Plan Requirements
and drainage plan in Site
combined
with preliminary grading
-
Code Reference
18
Site Design and Use
4.4.030.C.2.c
5.2.040.B.5
4.4.030.C.2.d
18.92.080.B.5.B
and
C.1
4.4.030.
Moved to
Standards
Existing:Existing:ting:Existing:
Unified:Unified:Unified:Unified:
-
18
Exis
---N/A
in
181818
Code Amendment Category
temporary and permanent
s Landscaping requirements
prevention and defensible
Landscaping requirement
erosion control measures
existing trees and shrubscrime
r facilities
--
Landscape plans Landscape plans
storm wate
space
5)
1/28/142
typically prepare erosion professional focus group
ed
Page
shrub size requirement
Commission. While the
Staff received a variety
from the focus groups,
Group which indicated
ndard requires 50%
gallon shrubs and 90% coverage in 5
-
shrubs, the landscape
was concerned about gallon
coverage in one year,
Language is from stateof suggestions on the
that engineers rather
comment
4 (chapters 4
design professionals
design professionals
than the landscape are rarely available.
standard generally
staff and Planning
years. While this
Comment
The landscaping
general design
five
control plans.
model code.
the cost of
focus group
-
two
Part 18
that
sta
Title 18 Amendment Matrix
Shrubs required to be
Street trees required
Trees required to be
Proposed Amendment inch
and meet screening
minimum
to be minimum of
-
caliper.
gallon
requirements if
1½
minimum of
.
containers
applicable
one
inch
caliper.
from
-
two
4 Site Development and Design Standards
AMC 13.16.030 requires
caliper and eight feet in
Title 18 Land Use does
Existing Standard
inch
street trees to be a
.-
specify plat sizes
minimum of one
height.
-
Code Reference
18
6
4.4.030.C.
Existing:
Unified:
N/A-N/A
18
Code Amendment Category -
Landscaping requirements
minimum tree and shrub
sizes
5)
1/28/143
owner does a project by planting a street tree to inches to accommodate methods mechanical equipment, standard for what is
Page
professionals, when an
sizes would be helpful.
methods for screening
-
narrow planting areas.
for
curb reduced by six
4 (chapters 4
exempting from Site and
his or her self, plant
works with projects
involving landscape
Language based on
model code.
for the purpose of
distance
Comment
Review Process,
Provides clear
for screening
considered
Required
-
Part 18
te
and
sta
a
Title 18 Amendment Matrix
from the face of the curb. facilities are also required equal in height to the way, except
2 feetEstablishes standards for Screen by placement
adjacent residential uses.
Proposed Amendment
Street trees shall not be
least
equipment to limit
screening mechanical
view from public
t loading
to be screened from
planted closer than
of features at
-
of
equipment:
Clarifies tha
-
rights
4 Site Development and Design Standards
2.5 feet Parking abutting a property screened. Commercial and are required to be screened antennas under one meter
industrial service corridors
, private radio
from adjacent residential
from the face of the curb.
it is not
way or adjacent
Street trees shall not be
Parabolic disc
pment
Existing Standard
visible from the public
does not require Site
line is required to be
planted closer than
zoned
Design Review if
Mechanical equi
residentially
in diameter
property.
-
of
-
uses.
right
Landscaping and Screening Standards, Site Design and
6, Section
-
Code Reference
18
g Lot and
18.72.030.B.3.e
-
Use Standards
4.4.030.F.34.4.030.F.4
D
-
4.4.030.D
2 and II
II.D Parkin
Existing:Existing:
Unified:Unified:Unified:
-
---
D
181818
-
II
Code Amendment Category loading facilities adjacent to
Landscape requirements Landscape requirements
-
Screening and buffering
mechanical equipment
residential zones
street trees
screening
5)
1/28/144
mechanical equipment. based on feedback from Conservation Specialist.
Page
Additions and edits are
Group and discussions
-
the Landscape Design
4 (chapters 4
Professional Focus
Landscape Design
Comment
Feedback from
-
Part 18
Title 18 Amendment Matrix
include features such Use features such as a ch as equipment at drought tolerant variety or species are required to be located
mounted equipment
all or
shall be constructed
blocking
Proposed Amendment,
t
zoned
of materials used in
mechanical
located on the roof
-
alleys, and adjacensolid wood fence,
Screening for roof
construction and
hedge screen to
masonry wall of
irrigation zones
not Edits and additions
irrigation zone.
in same
w
a parapet,
in a separate
-
ground level.
residentially
-
equipment
other sight
property.
features.
screen
Plants
-
include:
Non
as
su
4 Site Development and Design Standards
and have to meet the screening -selection, screening, mulch,
landscaping is required for
use
commercial, industrial, non
are also
collection devices do not
development requiring a
mpt from Site Design
s coverage, plant
antennas
Existing Standard
-
residential and mixed
approval. Standards
mounted solar
Site Design Review
Water conserving
requirement and
and television
.
addres
Review
-
roof
exe
conserving Landscaping
Guidelines and Policies,
-
Code Reference
18
Mandatory Policies,
Site Design and Use
I: Water
4.4.030.H.1
Section II
Existing:
Unified:
-
18
Code Amendment Category
Landscape requirements
landscaping design
water conserving
standards
5)
1/28/145
Group was to locate soil based on feedback from
allow soil to hold water
Page
Additions and edits are
oup and discussions
-
the Landscape Design
requirement in water
conserving landscape
to
4 (chapters 4
the soil is
standards because
primarily intended
Professional Focus
Professional Focus
conserving water.
Comment
longer thereby
amendment
amending
-
Part 18
Gr
Title 18 Amendment Matrix
irrigation with individual plant water by adding yards of compost per aped to depth This requirement may three percent organic zones based on water
mature compost at a
ed
f of four to six inches.
fenced off, soil tests
content, or the area
Proposed Amendment
water runoff.
Separate irrigation
s unless irrigat
rate of three cubic
needs of plantings
1,000 square feet o
emitters sized for capture and treat
landscape area is
establish at least
required to have
similar watering
c
area to be lands
Edits and additions
will be used to
and work soil
amendment
be waived if
Amend soil
by drip
needs.
storm
d
include:
nee
4 Site Development and Design Standards
fountains, turf location and technical
standards are part of the
Irrigation system design
.
berms and raised beds.
Existing Standard
standards
turf and water areas,
ress
water conserving
Standards add
landscaping
-
Code Reference
18
Mandatory Policies,
4.4.030.H.2
Standards
Existing:
Unified:
-
18
Code Amendment Category
Landscape requirements
irrigation system design
conserving landscaping
water
standards for
5)
1/28/146
is made for consistency throughout he Exception design standards in Part
Page
Conservation Specialist.the site
-
4 (chapters 4
Comment
to
is used for all
adjustments
Amendment
the code, t
-
Part 18
4.
-
18
Title 18 Amendment Matrix
and type of sprinklers irrigation zones Use controllers with a water budget feature, accepting an external proposed if the standards are applied, if the proposal meets Design and Development
5.2.050.E.
Adds 180 days to replace
r if
demonstrates the water
rain or soil moisture
Proposed Amendment
use will be equal or less
An alternate landscape
or the capability of
than what would occu
Exception to the Site
Recycling and refuse
regulator valves.
disposal areas are
with pressure
for an
dead plants upon
-
being used.
design may be
Standards in 18
the applicant
sensor.
the criteria
Equip
discovery.
Add:
and
4 Site Development and Design Standards
aspects of irrigation system the applicant demonstrates the water use will be equal recycling
design may be proposed if
occur if the standards are
type of system controller.
design such as coverage,
replaced consistent with
Development subject to
or less than what would
precipitation rates, and
An alternate landscape
or otherwise
Site Design Review are
Existing Standard
Landscaping is to be
maintained in good
required to have a
approved plan.
applied.
condition
conserving Landscaping conserving Landscaping
nes and Policies,
Guidelines and Policies,
-
Code Reference
18
Mandatory Policies,
Site Design and Use Site Design and Use
Section III: Water Section III: Water
4.4.030.H.3
4.4.030.J
4.4.040
StandardsStandards
18.72.110
Existing:Existing:
Unified:Unified:Unified:
Guideli
---
181818
Code Amendment Category
dead
Landscape requirements
conserving landscaping
Recycling and refuse
water
lant maintenance
design standards
disposal areas
exception to
plants
P
5)
1/28/147
Page
-
4 (chapters 4
Comment
-
Part 18
Title 18 Amendment Matrix
not placed in any required be greater than necessary to provide for pedestrian scale lights inside a development. obstruct public ways, Outdoor light fixtures
to
lighting levels should not
provide truck access and
Light fixtures cannot
bollard style lighting
Proposed Amendment
identification and crime
The following standards
Allows pedestal or
front yard or required
walkways located
added that
required to be located
shall be directed
for illuminating
as an alternate
driveways or
landscaped area.
safety, property
-
method to
walkways.
pedestrian
prevention.
Guideline
added:
4 Site Development and Design Standards
dwelling unit. Recycling and m lighting in any
of equal or greater size to
refuse disposal areas are
the refuse receptacle, or
No direct illumination of
required to be screened.
y residential zone is
Existing Standard
provide an individual curbside bin for each
other zone.
o
r
allowed f
an
-
Code Reference
18
4.4.050
18.72.11518.72.140
Existing:Existing:
Unified:
-
18
Code Amendment Category
r lighting
Outdoo
5)
1/28/148
the tree protection plan se
Page
amendment limits tree
-
eliminates
4 (chapters 4
requirement from tho
those developments
requiring a planning
protection plans to
Comment
The proposed
action, and
-
Part 18
Title 18 Amendment Matrix
required prior to installing otherwise identified. City allation of required for some fences required to meet standard Type II or Type III planning
screening walls or fences
for development subject
downward and have
front, rear and side yard
that fences and
Proposed Amendment
boundary survey where
building permit may be
Property owner should
required with a Type I,
to a planning action. A
A Ministerial permit is
requirements are not
walls meeting height
boundaries are not
any fence or wall. Tree protection is
obtain a property
full shielding.
may require inst
and walls.
setbacks.
Clarifies
action.
4 Site Development and Design Standards
Tree protection is required with any planning action or
Issue is not addressed in
Existing Standard
Issue is not clearly
addressed in code.
ding permit.
code.
buil
-
Code Reference
18
4.4.060.B.2
4.4.060.A
4.5.020
18.61.200
Existing:Existing:Existing:
Unified:Unified:Unified:
-N/A-N/A-
181818
Code Amendment Category
permits
Tree preservation and
-
Fences and walls
Fences and walls
protection
5)
1/28/149
require a building permit resolves a conflict in the required to address tree
Page
in
family
-
therefore can remove
properties
e tree
and associated
4 (chapters 4
.
residential zones are
occupied only with a
also
accessory structures
(e.g. home addition).
projects that simply
any
any type or size treethat are allowed to
nt code. Lots
and
Comment
mendment
trees are
-
removal permit protection with
building permit
etached single
exempt from th
requirements
submittals.
These same
-
remove
Part 18
home
The a
curre
d
Title 18 Amendment Matrix
Proposed Amendment
4 Site Development and Design Standards
Existing Standard
-
Code Reference
18
Code Amendment Category