HomeMy WebLinkAbout2014-02-25 Planning PACKET
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AASHLAND PLLANNING COOMMISSION
STUUDY SESSION
FEBRRUARY 25, 20014
AGENDA
I. CALL TO ORDER:
7:00 PM, Ciivic Center Coouncil Chambbers, 1175 E. Main Street
II.. ANNOOUNCEMENTTS
IIII. PUBLIC FORUM
IVV. DISCUUSSION ITEMMS
A. Noormal Neighbborhood Finaal Plan
B. Unnified Land UUse Ordinancce: Part Threee of Sectionn 18-4, Site DDevelopment and Design Standards
V. ADJOURNMENT
Inn compliance wwith the Americaans with Disabilities Act, if you need special assistance to participate in this meeting, please
coontact the Commmunity Develoopment office aat 541-488-53055 (TTY phone is 1-800-735-22900). Notificattion 48 hours pprior to the
mmeeting will enaable the City to make reasonaable arrangemeents to ensure aaccessibility to the meeting (228 CFR 35.1022-35.104
ADDA Title 1).
DISCUSSION ITEM
_________________________________
Normal Neighborhood Final Plan
Memo
Planning Commission 02/25/2014
TO: Ashland Planning Commission
FROM:Brandon Goldman, Senior Planner
Brandon.Goldman@ashland.or.us
RE: Normal Neighborhood Final Plan
Summary
At this study session staff will present the final materials for the Normal Neighborhood Plan. These
materials include the key elements for adoption of the neighborhood plan and regulating future
development within the 94 acre north Normal Avenue area. The neighborhood planning project has
e infill and
growth through innovative land use strategies.
Upon final adoption the neighborhood plan and implementing ordinances are intended to provide a
detailed vision and regulatory framework for the area which efficiently accommodates future growth,
provides for a system of greenways, protects and integrates existing stream corridors and natural
wetlands, provides for a variety of housing types, and enhances overall mobility by planning for safe
walking, bicycle, and automobile routes while providing convenient access to future bus service.
Neighborhood planning represents an opportunity to collectively think ahead, determine a vision, and
instill a degree of confidence about being prepared for changes, rather than merely being put in a
position to react to change.
The materials presented at this study session will again be presented back to the Planning Commission
and public for consideration at a formal hearing. These final plan materials incorporate revisions to the
draft plan presented to the Commission on 11/26/2013 and include the following major components:
Normal Neighborhood Plan document
(dated February 2014)
Normal Neighborhood Plan Maps
Draft Land Use Code Amendments
Normal Neighborhood District
o
(ch.18-3.13)
The attached Normal Neighborhood Plan document is intended to summarize the
conditions and to provided an overview of key opportunities and constraints identified and considered
over the course of the two year planning process. Given the narrative format of this document it will
Page 1 of 7
assist future residents and developers understand the context of the neighborhood plan and the general
intention behind the implementing ordinances and maps. It is important to note that this document is
not itself a regulatory tool and does not establish approval standards. Rather the draft Land Use
Ordinance, the Neighborhood Plan maps, the Transportation System Plan, and the adopted street
standards will establish the regulatory framework for future development of the area.
Land Use Framework
thth
During the Planning Commission study sessions held on October 8 and November 26
commissioners discussed how future applicants may respond to changing natural conditions such as an
increase or decrease in a area. Commissioners also discussed how the plan would
accommodate the transfer of the residential density out of environmentally sensitive lands to the
pro In the final plan and proposed land use ordinance these issues have
been addressed as follows:
Proving a underlying land use designation
(NN-01, NN-02, NN-03, or NN-03C) to all
lands within the plan area
Establishing a conservation area overlay
that includes wetlands as included in the
adopted Local Wetlands Inventory, 50ft
wetland buffers, the FEMA 100yr
riparian protection areas.
o
existing Comprehensive Plan Map,
although as proposed these areas would
be expanded to include the above noted
water resource protection zones.
Establishing a Major and Minor
Amendment process in the Land Use Code
relating to changes in the location or area
of conservation areas.
It would be considered a major amendment to eliminate, or reduce in area, a designated
o
conservation area.
It would be a minor amendment to change the boundaries or relocate a conservation area
o
(IE to correspond with a future wetland delineation) provided there is no reduction in the
area preserved.
Page 2 of 7
The method of residential density transfer, to concentrate development upon areas outside of
Water Resource Protection Zones (WRPZ),
Ordinance. The existing regulations state:
18.63.100D Density Transfer. Density calculated from the land area contained within the Water Resource Protection
Zone may be transferred to lands outside the Water Resource Protection Zone provided the following standards are met.
1. Partitions and subdivisions involving density transfer shall be processed under the Performance Standards Options
Chapter 18.88.
2. A map shall be submitted showing the land area not within the Water Resource Protection Zone to which the density
will be transferred.
3. The Water Resource Protection Zone shall be included in a separate preservation tract to be managed by a
4. Density may only be transferred within the subject property or to a lot or lots contiguous to the subject property and
within the same ownership.
5. The density transferred to lands not within the Water Resource Protection Zone may not be increased to more than
one and a half times the base density of the underlying zoning district. Fractional units are to be rounded down to the
nearest whole number.
Amending the ordinance to clarify that designated conservation areas may be excluded from
the acreage of the project for the purposes of calculating the minimum density for residential
annexations (18-3.13.050B1b).
Staff has recommended this ordinance language in consideration of those individual
o
properties with a significant area of land within a conservation area. The concern was that
with an annexation requirement to accommodate 90% of the base density for the whole site
upon the developable land area, some properties would be compelled concentrate a
disproportionate, or unfeasible, number of housing units upon a limited amount of
developable land area, thereby exceeding the carrying capacity of the land and /or
triggering a housing type and effective density not otherwise allowed in the zone. As
drafted a development could still transfer density out of the WRPZ (see above) where
feasible and appropriate, but they would not be obligated to do so to comply with the 90%
minimum density requirement.
Providing storm water management requirements that including that future peak storm water
flows and volumes not exceed pre-development peak flow.
The City Engineer may require the applicant to submit hydrology and hydraulic
o
calculations to determine pre- and post development storm water flows to evaluate the
effectiveness of storm water management strategies.
Transportation Framework
new neighborhood collector at a special meeting held on November 14, 2013. Commissioners
more receptive to non-neighborhood traffic and
configured as a straight North/South connection to better accommodate cut-through traffic as is
presently portrayed in the Transportation System Plan (TSP) . The Transportation Commission
ultimately recommended that the New Normal Avenue be the sole vehicular connection to East Main
Street, thereby recommending elimination of two of the three intersections as proposed in the draft
Page 3 of 7
plan. The Transportation Commission also discussed the issue of needed facility improvements to East
Main Street (i.e. curb, gutter, bike lanes, sidewalks) and voiced concern over the cost and timing of
such improvements. East Main Street is presently improved to County standards and ultimately needs
In reviewing the final Street Network included as an attachment to this memo
Director, Mike Faught, has expressed that a fourth intersection is needed to accommodate traffic to
and through the development, provide two means of access to East Main Street west of Cemetery
Creek, and to maintain a gridded street system. Director Faught presented this position to the
Transportation Commission as a formal recommendation that would be presented to the Planning
Commission and City Council for consideration. If approved by the City Council this additional
intersection would be an extension of the local street as shown below.
A Future Traffic Analysis was conducted as part of this project that specifically analyzed traffic
impacts projected at full build-out of the area. The report found that all existing intersections in
vicinity of the project are expected to continue to function within operational standards in the year
2038 and that that each of the proposed new street intersections with East Main Street would function
within applicable mobility standards.
The report noted that East Main Street should be improved to comply with existing City standards
(bike lanes, park rows, sidewalk, and potentially a center turn lane) at which point the improved
Avenue could accommodate projected vehicular, pedestrian and bike traffic. Further the report found
that the City should consider conducting a speed study and pursuing a reduction in speeds on East
Main St. to be 25mph at the time of future improvements.
Page 4 of 7
Future improvements to East Main Street, the railroad crossing, and the new neighborhood collector
would each be of benefit to bicyclists, pedestrians, and automobile users beyond the plan area
boundaries and as such the Public Works Department is looking to include each of these infrastructure
improvements on a list System Development Charges eligible transportation.
The Shared Streets as proposed within the plan area are to be very low speed streets where all of the
functions of the transportation system coexist in the same space. There are no individual sidewalks
separated from the street surface by curbs and planted medians. There are no bicycle lanes separated
from the street by painted lines. The low volumes, low-speeds, and narrow cross-section make it
possible for all to safely occupy the street surface by yielding to the slowest and most vulnerable
present at a given moment. As part of the final plan materials presented at a public hearing a
Transportation System Plan amendment will be included for consideration to establish the street
standards and cross section for this street type.
Street Alignment
th
On September 24 the Planning Commission suggested
that the final plan locate streets and zoning along
property lines where practical. In the vicinity of the
neighborhood collector intersection with East Main
Street the proposed street has been shifted to the east in
the final plan to better align with the property line
between two large parcels. The addition of small traffic
circles, or a street geometry design which provides for
smooth turning movements on the neighborhood
collector, will allow traffic to flow continuously
without hard turns thereby addressing a concern raised
by the Transportation Commission. Further this re-
alignment will utilize the collector street to efficiently
serve each adjacent property and allow them to develop
independent of one-another. To correspond with this
change in road location the proposed zoning of the
affected properties has also been similarly adjusted to
correlate with existing property lines and future street
locations.
Land Use Ordinance
The proposed Land Use ordinance amendments will work in consort with the Normal Neighborhood
Plan, multi-modal transportation circulation plans, and newly proposed zoning designations to provide
the underlying framework for future area development The Normal Neighborhood District ordinance
amendments are ultimately to be incorporated into the Unified Land Use Ordinance (ULUO) as a
distinct overlay.
Page 5 of 7
The Draft Normal Neighborhood District ordinance references sections within the ULUO and as the
ULOU is in the process of being amended the final adoption of the Normal Neighborhood District
ordinance will need to either be processed concurrent with draft ULUO review and hearing process, or
following its adoption. However to assist the public and the Commission in evaluating the regulatory
standards proposed for the neighborhood plan the Draft Normal Neighborhood District ordinance
(ch.18-3.13) is included for review and consideration at this time.
NEXT STEPS
The Normal Neighborhood Plan, plan maps, and TSP amendments, are to come before the Planning
Commission and public at a formal public hearing scheduled for March 11, 2014. The Normal
Neighborhood District Land Use Ordinance will be presented to the Planning Commission as part of
the ULUO hearing pro
the City Council for their consideration during the final adoption public hearings yet to be scheduled.
Given timing issues related to the concurrent Unified Land Use Ordinance update process, the formal
adoption process for the Normal Plan must be undertaken in two phases:
Phase 1 (3/11/14):
Adoption of official maps:
Comprehensive Plan designation for the
o
Conservation Areas identified.
Land Use Designations Map (NN-01, NN-02, NN-03, NN-03C)
o
Street Network Map
o
Pedestrian and Bicycle Network
o
Street network: Green Streets
o
Open Space Network
o
Adoption of Transportation System Plan (TSP) amendments including:
Amend the Street Dedication Map (TSP Figure 10-1) to incorporate the plan
o
Collector.
Amend the Planned Intersection and Roadway Improvement Map (TSP Figure
o
10-3) to include East Main Street as a Planned Roadway Project
Amend the Planned Bikeway Network Map to incorporate the planned multiuse
o
trails within the Normal Neighborhood Plan.
Amend the Street Standards to incorporate Shared Streets.
o
Phase 2 (date tbd) :
Adoption of the Normal Neighborhood District Land Use Ordinance (draft Chapter 18-
3.13) into the Unified Land Use Ordinance.
Page 6 of 7
ATTACHMENTS:
Normal Neighborhood Plan Maps (dated 2/25/2014)
Comprehensive Plan Map Amendment
o
Land Use Designation Overlay Zones
o
Street Network Map
o
Pedestrian and Bicycle Network
o
Street network: Green Streets
o
Open Space Network
o
Normal Neighborhood District Draft Code Amendments (Chapter 18-3.13)
Normal Neighborhood Plan Document (dated February 2014)
Summary of Plan Revisions
Page 7 of 7
Ashland
Middle
School
Walker
Elementary
School
R
02004008001,200Feet
Normal Neighborhood Plan
Comprehensive Plan Map Amendment
\[
Normal Neighborhood Plan
Conservation Area
Ashland
Middle
School
Walker
Elementary
School
Normal Neighborhood Plan
02004008001,200Feet
Land Use Designation Overlay Zones
\[
NN-01
NN-03-C
NN-02
Openspace/Conservation Areas
NN-03
2/25/2014
Ashland
Middle
School
Walker
Elementary
School
Normal Neighborhood Plan
02004008001,200Feet
Street Network Map
\[
Neighborhood Collector
Alley
Neighborhood Street
Multi-Use Path
Shared Street
2/25/2014
Ashland
Middle
School
Walker
Elementary
School
Normal Neighborhood Plan
02004008001,200Feet
Open Space Network
\[
natural areagreen streets
ââââââââââââââ
multi-use path
pocket park
2/25/2014
Normal Neighborhood District
Draft 2-25-2014
Chapter 18 Code Amendments
18-3.13.010 Purpose
18-3.13.020 Applicability
18-3.13.030 General Requirements
18-3.13.040 Use Regulations
18-3.13.050 Dimensional Regulations
18-3.13.060 Site Development and Design Standards
18-3.13.070 Conservation Area overlay
18-3.13.080 Review and Approval Procedure
18-3.13.010 Purpose
The neighborhood is designed to provide an environment for traditional neighborhood living. The
Normal Neighborhood Plan is a blueprint for promoting a variety of housing types while preserving open
spaces, stream corridors, wetlands, and other significant natural features. The neighborhood
commercial area is designated to promote neighborhood serving businesses with building designs that
reflect the character of the neighborhood and where parking is managed through efficient on-street and
off-street parking resources. The neighborhood will be characterized by a connected network of streets
and alleys, paths and trails, with connection to the natural areas, wetlands, and streams. This network
will also connect to the larger network of regional trails, paths, and streets beyond the boundaries of the
neighborhood. The development of the neighborhood will apply principles of low impact development to
minimize the extent and initial cost of new infrastructure and to promote the benefits of storm water
management.
18-3.13.020 Applicability
This chapter applies to properties designated as Normal Neighborhood District on the Ashland Zoning
Map, and pursuant to the Normal Neighborhood Plan adopted by Ordinance \[#number (date)\].
Development located within the Normal Neighborhood District is required to meet all applicable
sections of this ordinance, except as otherwise provided in this chapter; where the provisions of this
chapter conflict with comparable standards described in any other ordinance, resolution or regulation, the
provisions of the Normal Neighborhood District shall govern.
18-3.13.030 General Regulations
A. Conformance with the Normal Neighborhood Plan
. Land uses and development, including
construction of buildings, streets, multi-use paths, and conservation shall be located in accordance
with those shown on the Normal Neighborhood Plan maps adopted by Ordinance \[#number (date)\].
Page 1 of 10
B. Performance Standards Overlay.
All applications involving the creation of three or more lots
shall be processed under chapter 18-3.8 Performance Standards Option.
C. Amendments.
Major and minor amendments to the Normal Neighborhood Plan shall comply
with the following procedures:
1. Major and Minor Amendments
a. Major amendments are those that result in any of the following:
i. A change in the land use overlay designation.
ii. A change in the maximum building height dimensional standards in section 18-3.x.050
iii. A change in the allowable base density, dwelling units per acre, in section 18-3.x.050.
iv. A change in the Plan layout that eliminates a street, access way, multi-use path or
other transportation facility.
v. A change in the Plan layout that eliminates or reduces an area designated as a
conservation or open space area.
vi. A change not specifically listed under the major and minor amendment definitions.
b. Minor amendments are those that result in any of the following:
i. A change in the Plan layout that requires a street, access way, multi-use path or
other transportation facility to be shifted fifty (50) feet or more in any direction as
long as the change maintains the connectivity established by Normal Avenue
Neighborhood Plan.
ii. A change in a dimensional standard requirement in section 1 8-3.x.050, but not
including height and residential density.
iii. A change in the Plan layout that changes the boundaries or location of a conservation
or open space area to correspond with a delineated wetland and water resource
protection zone provided there is no reduction in the area preserved.
2. Major Amendment Type II Procedure
. A major amendment to the Normal Neighborhood Plan is
subject to a public hearing and decision under a Type II Procedure. A major amendment may be
approved upon finding that the proposed modification will not adversely affect the purpose of
the Normal Neighborhood Plan. In addition to complying with the standards of this section for
a major amendment shall demonstrate that:
a. The proposed amendment maintains the transportation connectivity established by the
Normal Neighborhood Plan;
b. The proposed amendment furthers the street design and access management
concepts of the Normal Neighborhood Plan.
c. The proposed amendment furthers the protection and enhancement of the natural
systems and features of the Normal Neighborhood Plan, including wetlands, stream
beds, and water resource protection zones by improving the quality and function of
existing natural resources.
d. The proposed amendment will not reduce the concentration or variety of housing types
permitted in the Normal Neighborhood Plan.
Page 2 of 10
e.The proposed amendmentis a necessaryto accommodate physical constraints evident
on the property, or to protect significant natural features such as trees, rock outcroppings,
streams, wetlands, water resource protection zones, or similar natural features, or to
adjust to existing property lines between project boundaries.
3. Minor Amendment Type 1 Procedure.
A minor amendment to the Normal Neighborhood
Development Plan is subject to an administrative decision under the Type I Procedure.
Minor amendments are subject to the Exception to the Site Design and Use Development
Standards of chapter 18-5.2.050(E).
18-3.13.040 Use Regulations
A. Plan overlay zones
. There are four Land Use Designation Overlays zones within the Normal
Neighborhood Plan are intended to accommodate a variety of housing opportunities, preserve natural
areas and provide open space.
1. Plan Overlay zone NN-01
The use regulations and development standards are intended to
create, maintain and promote single-dwelling neighborhood character. A variety of housing types are
allowed, in addition to the detached single dwelling. Development standards that are largely the
same as those for single dwellings ensure that the overall image and character of the single-dwelling
neighborhood is maintained.
2. Plan Overlay zone NN-02
. The use regulations and development standards are intended to
create, maintain and promote single-dwelling neighborhood character. A variety of housing types
are allowed including multiple compact attached and/or detached dwellings. Dwellings may be
grouped around common open space and be separated from one another by side yards to provide
privacy and single family home-type scale and character. Development standards that are largely
the same as those for single dwellings ensure that the overall image and character of the single-
dwelling neighborhood is maintained.
3. Plan Overlay zone NN-03
. The use regulations and development standards are intended to
create and maintain a range of housing choices, including multi-family housing within the context of
the residential character of the Normal Avenue Neighborhood Plan.
4. Plan Overlay zone NN-03C
The use regulations and development standards are intended is to
provide housing opportunities for individual households through development of multi-dwelling
housing with the added allowance for neighborhood-serving commercial mixed- uses so that many of
the activities of daily living may be met within the Normal Avenue Neighborhood. The public streets
within the vicinity of the NN-03-C overlay are to provide sufficient on-street parking to accommodate
ground floor neighborhood business uses.
Page 3 of 10
B. Normal Neighborhood Plan Residential Building Types.
The development standards for the
Normal Neighborhood Plan will preserve neighborhood character by incorporating four distinct land use
overlay areas with different concentrations of varying housing types.
1. Single Dwelling Residential Unit.
A Single Dwelling Residential Unit is a detached residential building that contains a single dwelling
with self-contained living facilities on one lot. It is separated from adjacent dwellings by private open
space in the form of side yards and backyards, and set back from the public street or common green
by a front yard. Auto parking is generally on the same lot in a garage, carport, or uncovered area.
The garage may be detached or attached to the dwelling structure.
2. Accessory Residential Unit.
An Accessory Residential Unit is a secondary dwelling unit on a lot where the primary use is a
single-family dwelling, either attached to the single-family dwelling or in a detached building located
on the same lot with a single-family dwelling, and having an independent means of access.
3. Double Dwelling Residential Unit .
(Duplex)
A Double Dwelling Residential Unit is a residential building that contains two dwellings located on a
single lot, each with self-contained living facilities. Double Dwelling Residential Units must share a
common wall or a common floor/ ceiling and are similar to a Single Dwelling Unit in appearance,
height, massing and lot placement.
4. Attached Residential Unit
. An Attached Residential Unit is single dwelling located on an
individual lot which is attached along one or both sidewalls to an adjacent dwelling unit. Private open
space may take the form of front yards, backyards, or upper level terraces. The dwelling unit may be
set back from the public street or common green by a front yard.
5. Clustered Residential Units - Pedestrian-Oriented.
Pedestrian-Oriented Clustered Residential
Units are compact dwellings that are grouped around common open space and generally separated
from one another by side yards to provide privacy and single family home-type scale and character.
Units are typically arranged around a central common green under communal ownership. Auto
parking is generally grouped in a shared surface area or areas.
6. Multiple Dwelling Residential Unit.
Multiple Dwelling Residential Units are multiple dwellings
that occupy a single building or multiple buildings on a single lot. Dwellings may take the form of
condominiums or apartments. Auto parking is generally provided in a shared parking area or
structured parking facility..
C. General Use Regulations
. Uses and their accessory uses are permitted, special permitted or
conditional uses in the Normal Neighborhood Plan area as listed in the Land Use Table.
Page 4 of 10
Table 18-3.13.040 Land Use NN-01 NN-02 NN-03 NN-03-C
Descriptions
Single family Multi-family Multi-family Multi-family
Residential low density High Density High Density
Residential Residential Residential
with
Commercial
Residential Uses
Single Dwelling Residential Unit
P P N N
(Single-Family Dwelling)
Accessory Residential Unit P P P P
Double Dwelling Residential Unit
N P P P
(Duplex Dwelling)
Cottage Housing P N N N
Clustered Residential Units N P P P
Attached Residential Unit N P P P
Multiple Dwelling Residential Unit
N P P P
(Multi family Dwelling)
Manufactured Home on Individual Lot P P P P
Manufactured Housing Development N P P P
Neighborhood Business and Service Uses
Home Occupation P P P P
Retail Sales and Services, with each building limited to
N N N P
3,500 square feet of gross floor area
Professional and Medical Offices, with each building
N N N P
limited to 3,500 square feet of gross floor area
Light manufacturing or assembly of items occupying
six hundred (600) square feet or less, and contiguous N N N P
to the permitted retail use.
Restaurants N N N P
Day Care Center N N N P
Assisted Living Facilities N C C C
Public and Institutional Uses
Religious Institutions and Houses of Worship C C C C
Public Buildings P P P P
Community Gardens P P P P
Openspace and Recreational Facilities P P P P
P = Permitted Use; CU = Conditional Use Permit Required; N = Not Allowed
1. Permitted Uses.
All uses are subject to the
development standards of zone in which they are located, any applicable overlay zone(s), and the
review procedures of Part 18-5. See section 18-5.1.020 Determination of Review Procedure.
Page 5 of 10
2.Conditional Uses.
the requirements of chapter 18-5.4 Conditional Use Permits.
3. Prohibited Uses.
Uses not listed in the Land Use Table, and not found to be similar to an allowed
use following the procedures of section 18-1.5.040 Similar Uses, are prohibited.
18-3.13.050 Dimensional Regulations
A.
The lot and building dimensions shall conform to the standards in Table 1 8-3.13.050
below.
Table 1 8-3.13.050 Dimensional Standards NN-01 NN-02 NN-03
NN-03-C
Base density, dwelling units per acre 5 10 15
Minimum Lot Area, square feet
1
5,000 3500 3000
(applies to lots created by partitions only)
Minimum Lot Depth, feet
1
80 80 80
(applies to lots created by partitions only)
Minimum Lot Width, feet
1
50 35 25
(applies to lots created by partitions only)
Setbacks and yards (feet)
Minimum Front Yard abutting a street 15 15 15
Minimum Front Yard to a garage facing a public street,
20 20 20
feet
X X X
222
Minimum Front Yard to unenclosed front porch, feet
Currently under discussion as part of the ULUO update
to be consistent
6 6 6
Minimum Side Yard
0 0
33
Minimum Side Yard abutting a public street 10 10 10
Minimum Rear Yard 10 ft per Bldg Story, 5 feet per Half Story
Setback and yard requirements shall conform to the
Solar Access
Solar Access standards of chapter 18-4.10.
Maximum Building Height, feet / stories 35 / 2.5 35 / 2.5 35 / 2.5
Maximum Lot Coverage, percentage of lot 50% 65% 75%
Minimum Required Landscaping, percentage of lot 50% 35% 25%
See section 18-4.3.080 Vehicle Area Design
Parking
Requirements
Minimum Outdoor Recreation Space, percentage of lot na 8% 8%
1 Minimum Lot Area , Depth, and Width requirements do not apply in performance standards subdivisions.
2 Minimum Front Yard to an unenclosed front porch (Feet), or width of a public easement whichever is greater.
3 Minimum Side Yard for Attached Residential Units (Feet)
B.Density Standards
Development density in the Normal Neighborhood shall not exceed the densities
,
established by Table 1 8-3.13.050 except where granted a density bonus under chapter 18-3.8
Performance Standards Options and consistent with the following:
Page 6 of 10
1 General Density Provisions.
a. The density in NN-01, NN-02, NN-03 and NN-03-C zones shall be computed by dividing the total
number of dwelling units by the acreage of the project, including land dedicated to the public.
b. Conservation Areas including wetlands, floodplain corridor lands, and water resource protection
zones may be excluded from the acreage of the project for the purposes of calculating minimum
density for residential annexations as described in section18-5.7.050F.
c. Units less than 500 square feet of gross habitable area shall count as 0.75 units for the
purposes of density calculations.
d. Accessory residential units consistent with standards described in section 18-2.3.040 are not
required to meet density or minimum lot area requirements.
2. Residential Density Bonuses
.
a. The maximum bonus permitted shall be 40 percent.
b. Cottage Housing. In the NN-01 zone, developments meeting the standards of section 18-2.3.090
Cottage Housing shall receive a density bonus of two cottage housing units for each single-
family home allowed by the base density of the district and is exempt from the 40 percent
maximum bonus.
18-3.x.060 Site Development and Design Standards.
The Normal Neighborhood District Design
Standards provide specific requirements for the physical orientation, uses and arrangement of buildings; the
management of parking; and access to development parcels. Development located in the Normal
Neighborhood District shall be designed and constructed consistent with the Site Design and Use Standards
chapter 18-5.2 and the following:
A. Street Design and Access Standards.
The design and construction of streets and public
improvements shall be in accordance with the Ashland Street Standards. A change in the design of a
street in a manner inconsistent with the Normal Neighborhood Plan requires a minor amendment in
accordance with section 18-3.13.030.B.
1. Conformance with Street Network Plan:
New developments shall provide avenues,
streets, alleys, multi-use paths, and pedestrian and bicycle improvements consistent with
the design concepts within the mobility chapter of the Normal Neighborhood Plan and in
conformance with the Normal Neighborhood Plan Street Network Map.
a. Streets designated as Shared Streets on the Normal Neighborhood Plan Street
Network Map may be alternatively developed as alleys, or multiuse paths provided
the following:
i. Impacts to the water protection zones are minimized to the greatest extent feasible.
Page 7 of 10
ii. Pedestrian and bicyclist connectivity, as indicated on the Normal Avenue
Neighborhood Plan Pedestrian and Bicycle Network Map, is maintained or
enhanced.
2 Storm water management.
The Normal Neighborhood Plan uses street trees, green streets,
and other green infrastructure to manage storm water, protect water quality and improve
watershed health. Discharge of storm water runoff shall be directed into a designated green
street and neighborhood storm water treatment facilities.
a.. Design Green Streets. Streets designated as Green Streets within the Street Network,
and as approved by the Public Works Department, shall conform to the following
standards:
i. New streets shall be developed to capture and treat storm water in conformance with
the City of Ashland Storm Water Master Plan.
3. Access Management Standards:
To manage access to land uses and on-site
circulation, and maintain transportation safety and operations, vehicular access shall
conform to the standards set forth in section 18-4.3, and as follows:
a. Automobile access to development is intended to be primarily provided by alleys.
b. Curb cuts along a Neighborhood Collector or shared street shall be limited to one per
block, or one per 200 feet where established block lengths exceed 400 feet.
4. Required On-Street Parking
: On-street parking is a key strategy to traffic calming and is
required along the Neighborhood Collector and Neighborhood Streets.
B. Site and Building Design Standards.
1. Lot and Building Orientation:
a. Lot Frontage Requirements: Lots in the Normal Avenue Neighborhood are required to have
their Front Lot Line on a street or a Common Green.
b. Common Green. The Common Green provides access for pedestrians and bicycles to
abutting properties. Common greens are also intended to serve as a common open
space amenity for residents. The following approval criteria and standards apply to
common greens:
i. Common Greens must include at least 400 square feet of grassy area, play area, or
dedicated gardening space, which must be at least 15 feet wide at its narrowest
dimension.
2. Cottage Housing
.: Cottage housing developments are allowed within the Normal Avenue
Neighborhood subject to the applicable standards of chapter 18-2.3.090 Cottage Housing and as
follows:
Page 8 of 10
a. Cottage housing developments are allowed within the NN-01 zone subject to the applicable
provisions of the underlying zone and review through Chapter 18-3.8 Performance Standards
Option.
i. In the NN-01 zones, two cottage house units developed consistent with the requirements of
chapter 18-2.3.090 shall be allowed in place of each single-family home allowed by the base
density of the district where a density bonus is approved under section 18-3.8.050.B.5.
.
3. Conservation of Natural Areas.
Development plans shall preserve water quality, natural
hydrology and habitat, and preserve biodiversity through protection of streams and wetlands.
In addition to the requirements of 18-3.10 Water Resources, conserving natural water systems
shall be considered in the site design through the application of the following guidelines:
a.Designated stream and wetland protection areas shall be considered positive design
elements and incorporated in the overall design of a given project.
b.Native riparian plant materials shall be planted in and adjacent to the creek to enhance habitat.
c. Create a long-term management plan for on-site wetlands, streams, associated habitats and
their buffers.
4. Storm Water Management.
Natural water systems regulate water supply, provide biological
habitat, and provide recreational opportunities. Development shall reduce infrastructure costs
and adverse environmental effects of storm water run-off by managing run-off from building roofs,
driveways, parking areas, sidewalks and other hard surfaces through implementation of
appropriate storm water management practices as follows
a. Future Peak Storm water flows and volumes shall not exceed the pre-development peak flow.
The default value for pre-development peach flow shall be .25 CFS per acre.
b. Detention volume shall be sized for the 25 year, 24 hour peak flow and volume.
c. When required by the City Engineer, the applicant shall submit hydrology and hydraulic
calculations, and drainage area maps to the City, to determine the quantity of
predevelopment, and estimated post-development, storm water runoff and evaluate the
effectiveness of storm water management strategies. Computations shall be site specific and
shall account for conditions such as soil type, vegetative cover, impervious areas, existing
drainage patterns, flood plain areas and wetlands.
d. Development shall incorporateone or more of following guidelines.
i. Implement storm water management techniques that endeavor to treat the water as close
as possible to the spot where it hits the ground through infiltration, evapotranspiration or
through capture and reuse techniques.
ii. Use on-site landscape-based water treatment methods to treat rainwater runoff from all
surfaces, including parking lots, roofs, and sidewalks.
iii. Use of pervious or semi-pervious surfaces that allow water to infiltrate soil.
iv. Design grading and site plans that create a system that slows the stormwater, maximizing
time for cleansing and infiltration.
v. Maximizing the length of overland flow of storm water through bioswales and rain gardens,
Page 9 of 10
vi. Use structural soils in those environments that support pavements and trees yet are free
draining.
vii. Plant deep rooted native plants.
viii, Replace metabolically active minerals, trace elements and microorganism rich compost in
all soils disturbed through construction activities.
5. Off-Street Parking.
Automobile parking, loading and circulation areas shall comply with the
requirements of chapter 18-4.3 Parking, Access, and Circulation Standards, and as follows:
a. Neighborhood serving commercial uses within the NN-O3-C mixed use overlay shall
have parking primarily accommodated by the provision of on-street parking spaces,
and are not required to provide off-street parking or loading areas, except for
residential uses where one space shall be provided per residential unit.
18-3.13.65 Exception to the Site Development and Design Standards
An exception to the requirements Site Development and Design Standards shall follow the procedures and
approval criteria adopted under section 18-4-1.030, unless authorized under the procedures for a major
amendment to plan.
1 8-3.13.070 Conservation Area Overlay
All projects containing land identified as Conservation Areas on the Normal Neighborhood Development
Plan shall dedicate those areas as: common areas, public open space, or private open space protected by
restrictive covenant. It is recognized that the master planning of the properties as part of the Normal
Neighborhood Plan imparted significant value to the land, and the reservation of lands for conservation
purposes is proportional to the value bestowed upon the property through the change in zoning designation
and future annexation.
18.3.13.080. Review and Approval Procedure.
All land use applications shall be reviewed and processed
in accordance with the applicable procedures of Part 18-5.
Page 10 of 10
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Transportation. This project is funded in part, by federal
Laurence Qamar
Growth Management (TGM) Program, a joint program
John McDonald
Jason Franklin, Derek Chisholm, Anne
Equity Act: A Legacy for Users ( ), local government,
Ben Ngan, Olena Turula, Jason Hirst
The contents of this document do not necessarily
and Development and the Oregon Department of
of the Oregon Department of Land Conservation
This project is funded by the Transportation and
Brandon Goldman, Bill Molnar
Joseph Readdy
Brian Vanneman
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18
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30
City of Ashland
Existing Comprehensive Plan Designations (1981)
of Revisions
which remains largely vacant or redevelopable. The plan area contains 35 City of Ashland has an established goal to maintain a compact urban form
existing
Neighborhood Plan Area include approximately 41 acres of land reserved
area to ensure an orderly transition of land from rural to urban uses. The
The Normal Avenue Neighborhood Plan Area is within the Urban Growth
density development
The Normal Avenue neighborhood is situated between East Main Street
units per acre on average. Suburban
and the Ashland Middle School to the west. Currently, the 94 acre area residential and suburban residential, and is presently outside the City of
lands. The housing density expected for the SFR
anticipates the future urbanization of this
to the north and the railroad tracks to the south, Clay Street to the east
properties ranging in size between 0.38 acres up to 9.96 acres. There residential lands typically accommodate attached housing options with
as a mix of Comprehensive Plan designations including single family
Ashland (City) city limits but within the City Urban Growth Boundary
y of
(SFR) and approximately 50 acres of
perty owners within the plan area with a number owning
sequential development of land in the City Limits. To this end the
) and to ensure the orderly and
aining area of residentially
t
Boundary yet presently outside the Ashland City Limits. The Ci
Comprehensive Plan designations within the Normal Avenue
Summary
-
to high
densities between 7.2 and nine units per acre.
-
:
designated land that is suitable for medium
Normal Neighborhood Plan
This area constitutes the largest rem
lands would range from 4.5 to six
(Comprehensive Plan Goal 12.09
Ashland Comprehensive Plan
esidential
Suburban Residential
Single Family R
multiple parcels.
1
are 26 pro
(UGB).
for
h
April, 2013)
City of Ashland
reproduction:
(GIS map
of Revisions
Existing natural areas, wetlands, floodplains and riparian areas were
small apartment
03) were located in the North east portion
east half of
variety of housing types
-
of the plan area where large lot, undeveloped property with limited
density
(NA
uses
.
were designated for low density residential
(cottage housing)
homes in the
medium
space.
Summary
townhomes,
patterns.
was designated for a
open
private or public
) which could accommodate a
amily
ent with existing development
mix of single family homes,
:
t neighborhoods
f
Normal Neighborhood Plan
ingle
from
the Charrette concept
s
constraints is located.
Areas currently developed as
including
an
two neighborhood meetings and
was
Commission and public at study
were presented to the Planning
property owners and residents.
sessions on Feb. 26, 2013 and
reserved for
numerous meetings with area
The center of the plan area
-
developed over the course of
Higher Density areas (NA
Charrette
lan
and pocke
2013,
llustrative p
three day
identified and
the plan area
,
2
th
including a
complexes,
consist
0
25
-
April 9, 2013.
i
evisions to
2
physical
zone (NA
The original
-
October 23
intensive
01)
R
City of Ashland
of Revisions
modified north of Creek Drive and west of Clay Street to be zoned
more of the units within the plan area to be
tage)
03 zone was to allow 3 stories up
Introduced Shared Streets (Woonerfs) to address pedestrian and
of input received at the April
density) extending 100 feet back from
existing
lternatives for high density housing in consideration of lowering the
to the Planning
reduced to 2.5 stories up to 35 feet
,
of properties
ransitional standards to correlate density, height, and coverage of03
Two local street intersections proposed along East Main Street
-
01 (single dwelling
wasincluding single dwelling units, townhouses, and cluster (cot
02 and NA
adjacent to East Main Street and in immediate proximity to
02 zone would allow for a variety of housing types
.
new developments with existing established neighborhoods.
elling high density residential) Zone
an
to be compatible with existing City residential zones
eliminated to address access
Proposed street in south east area relocated to avoid
In the North West corner of the plan area a number
Summary
-
modified to include a mix of NA
lan was presented
.
density adjacent to established neighborhoods.
istribution of density throughout the plan area
-
which were previously designated as NA
circulation along natural areas.
in consideration
:
Normal Neighborhood Plan
-
The original concept for the NA
Draft P
was
-
dwelling low
ement objectives.
to 45 ft. in height, which
Ashland Middle School.
adjacent to Clay Creek,
a revised
ibuting
Commission and the public
dw
including:
-
03 (multi
were
effectively distr
-
each street.
02 (Multi
residential)
25th, 2013
Street Network
study session
--
housing
The NAThe NA
home.
bicyclemanag
3
-
tall
NA
June
A o T o D oooo o
On
th
9
City of Ashland
of Revisions
e spacing distance
concentration of HDR along East Main
02
igher density zones
which
homogonous higher density
ovide continuity
03 area were moved
Commissioners discussed the scale and type of neighborhood
serving commercial uses that would be appropriate in the plan -
to NA
along the Neighborhood
Street to ensure a variety of
to allow for an increase in density to offset the cumulative
Analysis
01
land use code
th
presented at the September 24
-
from NA
Summary
further apart in consideration of the Future Traffic
included:
lands.
to pr
area designated
concern over access management and th
.
h
Properties in the Northwest corner changed
Collector and visible from East Main Street.
ensity, and
03
03
-
02
rural
-
Street Connections at East Main in the NA
-
-
NA
preliminary
reduction due to limiting the extent of NA
Former Greene Property changed to NA
meetings
tion in the land area designated as
streetscape immediately across from 02
n incompatible
-
C)
:
NA
Normal Neighborhood Plan
-
d
03
Neighborhood Serving Commercialland area designated as
edium
Planning Commission
-
in review of the
ain
(NA
raised that
M
along East
introduced
m
,
in the central plan area
The Final Draft Plan revisions
reet would create aamily
f
were
ingle
housing types.
were located
th
zone
the
On June 25
Network
Concerns
s
between
mix of
verlay
th
Increased
November 26
4
area.
cited
Street
Reduc
St
OA
oooooo o
City of Ashland
2/25/2014
Final Plan
of Revisions
ortion of the Neighborhood
connections to
cted conservation areas.
to correlate with existing property
Neighborhood Collector
study session for
open
as represented in the
lexibility in shared streets to alternatively be alleys or multiuse
amendment process if a proposal would reduce the cumulative
mandatory standards relating to
regarding the
the new Normal neighborhood
input
correlate with natural features
Commissioners identified a number of areas to be
Planning and Transportation Commission study
recommends an
hs where appropriate adjacent to water protection zones.
allow final
housing density out of the water
and proposed
sessions held during September, October, and November 2014:
consideration of
, and a major
proposed new street
Summary
.
Collector to run along a common property line.
ffic flow on the central street
a minor amendment process to
additional East Main St. connection (4 total).
The Transportation Commission recommendations
Planning Commission
.
Collector connection in its proposed location
alternatively
in preparation of a final plan
(future wetland locations and boundaries)
protespace
the 90 degree turns in the final
The Final Plan aligns the northern p
revised in
space lands as
:
conservation area/open
Normal Neighborhood Plan
and zoning
he Public Works Director
locations to be moved to
the three
establishing
, leaving only
protection zones.
has been
water management.
Provide for the transfer of
the
included:
limination of two of
to promote tra
streets
at
Designation of open
The Final Plan presented
, 2014
Establishment of
Consideration of
East Main Street
:
land use ordinance
addressed
Alignment of
received during the
Street Network
ruary 25acreage of
The Planning
ing
resource
space
lines.
design
Soften
5
.
storm
T
plan
further
pat
Feb
FE
review
ooooooo o
DISCUSSION ITEM
_________________________________
Unified Land Use Ordinance
Section 18-4, Site Development and Design Standards
Memo
DATE: Februaryy 25, 2014
TO:AshlandPlanning Coommission
FROM:Maria Haarris, Planninng Manager
RE:
Unified LLand Use Orrdinance (ULLUO)
Pre-adopption processs review – Paart 18-4 (chaapters 6-10)
UMMARY
SS
he revised daft of the UUO is schedled for Planing Commision review rior to begining the foral
TTrrLLuunnssppnnmm
doption proess so that Cmmission hs an opportunity to revie and discuss the edits mae since the
aaccooaawwdd
CCommission’ss review of thhe previous drraft.
ACKGROND
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hapters 6-1 of Part 18-4 Site Develoment and Dsign Standars are attachd. Part 18-6 efinitionsill be
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. Title 18 Part 4 – Site Developmet and Desig Standards (hapters 6-10
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. Amendmnt Matrix fo 18-4 (chaptrs 6-10)
22eerree
3
Chapter 18-4.6 - Public Facilities
3
18-4.6.010Purpose
3
18-4.6.020Applicability
4
18-4.6.030General Requirements.
5
18-4.6.040Street Design Standards
35
18-4.6.050Street and Greenway Dedications
37
18-4.6.060Public Use Areas
37
18-4.6.070Sanitary Sewer and Water Service Improvements.
38
18-4.6.080Storm Drainage and Surface Water Management Facilities
38
18-4.6.090Utilities
40
Chapter 18-4.7 - Signs
40
18-4.7.010Purpose
40
18-4.7.020Applicability
41
18-4.7.030General Sign Regulations
42
18-4.7.040Exempted Signs
44
18-4.7.050Prohibited Signs
44
18-4.7.060Residential and North Mountain Sign Regulations
45
18-4.7.070Commercial-Downtown Overlay District Zone
48
18-4.7.080Commercial, Health Care, Employment, Croman Mill and Industrial Districts Zones
51
18-4.7.090Freeway Sign Overlay Zone
51
18-4.7.100Construction and Maintenance Standards
52
18-4.7.110Nonconforming Signs
53
18-4.7.120Governmental Signs
53
18-4.7.130Historic Signs
56
Chapter 18-4.8 - Solar Access
56
18-4.8.010 Purpose
56
18-4.8.020 Applicability
59
18-4.8.030 Solar Setbacks
61
18-4.8.040 Solar Access Performance Standard
61
18-4.8.050 Solar Orientation Standards
62
18-4.8.060 Solar Access Permit for Protection from Shading by Vegetation
64
18-4.8.070Effect and Enforcement
66
Chapter 18-4.9 - Disc Antennas
66
18-4.9.010Purpose
66
18-4.9.020Applicability
66
18-4.9.020Building Permit Required
66
18-4.9.030Development Standards
68
Chapter 18-4.10 - Wireless Communication Facilities
68
18-4.10.010Purpose
68
18-4.10.020Applicability
70
18-4.10.030Application Submission Requirements
71
18-4.10.040Design Standards
City of Ashland 4-1 Draft 3 – February 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 – February 2014
Land Use Ordinance
18-4.6 – Public Facilities
Chapter 18-4.6 - Public Facilities
Sections:
18-4.6.010 Purpose
18-4.6.020 Applicability
18-4.6.030 General Requirements
18-4.6.040 Street Design Standards
18-4.6.050 Street and Greenway Dedications
18-4.6.060 Public Use Areas
18-4.6.070 Sanitary Sewer and Water Service Improvements
18-4.6.080 Storm Drainage and Surface Water Management Facilities
18-4.6.090 Utilities
Comment:
This chapter contains general requirements for public improvements, including streets, and utilities.
The chapter carries forward Ashland’s Street Standards (currently contained in a separate booklet) and language
in the existing code regarding approval, timing and performance guarantees for public improvements. Because
the material located throughout the existing code is formatted into a new chapter, some of the basic sections,
such as the purpose and applicability sections, are new language based on the state model code.
18-4.6.010 Purpose
A. Purpose.
The standards of chapter 18-4.6 implement the public facility policies of the
Comprehensive Plan.
18-4.6.020 Applicability
A. Applicability.
Chapter 18-4.6 applies to all new development, including projects subject to Land
Division (Subdivision or Partition) approval and developments subject to Site Design Review, where
public facility improvements are required. All public facility improvements within the City shall occur
in accordance with the standards and procedures of this chapter.
Comment:
Section B 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.
B. Exceptions and Variances.
Requests to depart from the requirements of this chapter are subject
to chapter 18-5.5 Variances, except that deviations from section 18-4.6.040 Street Design
Standards are subject to 18-4.6.020.B.1 Exceptions to the Street Design Standards, below.
Comment:
Subsection 1 carries forward the existing 18.88.050.F Exception to Street Standards.
1. Exception to the Street Design Standards. Exceptions to the Street Design Standards are not
subject to the Variance requirements of chapter 18-5.5 and may be granted where all of the
following criteria are met:
a. There is demonstrable difficulty in meeting the specific requirements of this chapter due to a
unique or unusual aspect of the site or proposed use of the site.
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Land Use Ordinance
18-4.6 – Public Facilities
Comment:
Subsection 2 expands on the existing approval criteria to provide more definition of “equal or superior
transportation facilities.” The factors are taken from the TSP section on multi-modal facilities.
b The exception will result in equal or superior transportation facilities and connectivity
considering the following factors where applicable;
i. for transit facilities and related improvements, access, wait time and ride experience;
ii. for bicycle facilities, feeling of safety, quality of experience (i.e., comfort level of bicycling
along the roadway), and frequency of conflicts with vehicle cross traffic; and
iii. for pedestrian facilities, feeling of safety, quality of experience (i.e., comfort level of
walking along roadway), and ability to safety and efficiency crossing roadway.
c. The exception is the minimum necessary to alleviate the difficulty; and
The existing language in subsection d refers to the purpose and intent of Chapter 18.88 Performance Standards
Options because the Exception section is currently located in this chapter. The change refers to the purpose and
intent in the new Street Standards section, with the purpose and intent being based on language in the existing
Street Standards document.
d. The exception is consistent with the Purpose and Intent of the Street Standards in 18-
4.6.040.A.
18-4.6.030 General Requirements.
Comment:
This section is currently covered in the existing Chapter 18.80 Subdivisions, and addresses
installation of public facilities, easements, and performance guarantees. Subsection C, below, carries forward
18.68.150 Waiver of Right to Remonstrate and Consent to Participate in Costs of Improvements. The material is
reformatted and the wording is revised for clarity.
A. Public Improvement Requirement.
No building permit may be issued until all required public
facility improvements are installed in accordance with the approved design, approved by the City
Engineer, or a financial guarantee is provided pursuant to 18-4.6.020.F.
Comment:
Subsection C carries forward 18.68.150 Waiver of Right to Remonstrate and Consent to Participate in
Costs of Improvements. The highlighted language was deleted in the previous draft, but after further research
staff believes changing the section is a significant policy change needing further research and discussion.
B. Waiver of Right to Remonstrate and Consent to Participate in Costs of Improvements.
Whenever arequest is made for a building permit which involves new construction of a new
residential unit and/or any request involving a planning action which would increase traffic flow on
any street not fully improved, the applicant is required to legally agree to participate in the costs and
to waive the rights of the owner of the subject property to remonstrate both with respect to the
owners agreeing to participate in the costs of full street improvements and to not remonstrate to the
formation of a local improvement district, to cover such improvements and costs thereof. Full street
improvements shall include paving, curb, gutter, sidewalks, and the undergrounding of utilities. This
requirement is a condition prior to the issuance of a building permit or the granting of approval of a
planning action and if the owner declines to so agree, then the building permit and/or planning
action shall be denied. This shall not require paving of alleys, and shall not be construed as waiving
property owners rights to present their views during a public hearing held by the City Council.
C. Permit Approval.
No development of public facilities and no development within a public right-of-
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Land Use Ordinance
18-4.6 – Public Facilities
way shall be undertaken without plans approved by the City, permit fees paid, and permits issued.
Permit fees are as established by resolution of the City Council.
D. Easements.
The developer shall make arrangements with the City and applicable utility providers
for each utility franchise for the provision and dedication of easements necessary to maintain public
facilities and utilities. Utility easements shall additionally conform to the requirements of the utility
service provider. All easements for sewers, storm drainage and water quality facilities, water mains,
electric lines, or other utilities shall be recorded and referenced on a survey or final plat, as
applicable. See chapter 18-5.2 Site Design Review, and chapter 18-5.3 Land Divisions.
E. Performance Guarantee Required.
The City may approve a final plat or building permit prior to
completion of required public improvements when it determines that enough of the public
improvements required for the site development or land division, or phase thereof, are complete
and the applicant has an acceptable assurance for the balance of said improvements. The applicant
shall provide a bond issued by a surety authorized to do business in the State of Oregon,
irrevocable letter of credit from a surety or financial institution acceptable to the City, cash, or other
form of security acceptable to the City.
F. Determination of Sum.
The assurance of performance shall be for a sum determined by the City
Engineer as required to cover the cost of the improvements and repairs, including related
engineering and incidental expenses, plus reasonable inflationary costs.
G. Agreement.
Where improvements are required pursuant to this section, a signed and recorded
agreement between the City and the subdivider or developer, as applicable, shall contain, at a
minimum, all of the following:
1. The period within which all required improvements and repairs shall be completed;
2. A provision that if work is not completed within the period specified, the City may complete the
work and recover the full cost and expenses from the applicant;
3. The improvement fees and deposits that are required; and
4. As applicable, a provision for the construction of the improvements in stages and for the
extension of time under specific conditions therein stated in the contract.
H. Failure to Perform.In the event the subdivider or developer, as applicable, fails to carry out all
provisions of an agreement required by this section, and the City has un-reimbursed costs or
expenses resulting from such failure, the City shall call on the bond, cash deposit or letter of credit
for reimbursement.
18-4.6.040 Street Design Standards
Comment:
The existing Street Standards are an adopted ordinance (18.88.020.K), and referenced throughout
Title 18 as approval standards. Like the Site Design and Use Standards, the Street Standards are currently
located in a separate booklet.This section incorporates the existing Street Standards, excluding much of the
background and explanatory narrative in the handbook. The standards are edited for clarity.
A. Purpose.
This section contains standards for street connectivity and design as well as cross
sections for street improvements. The standards are intended to provide multiple transportation
City of Ashland 4-5 Draft 3 – February 2014
Land Use Ordinance
18-4.6 – Public Facilities
options, focus on a safe environment for all users, design streets as public spaces, and enhance
the livability of neighborhoods, consistent with the Comprehensive Plan.
B. Applicability.
The following standards apply to all street improvements, including new streets,
alleys and pathways, and the extension or widening of existing streets.
C. General Requirements.
New and reconstructed streets, alleys and pathways shall conform to the
following requirements:
1. Dedicated Public Streets Required. All streets serving four units or greater, and which are in an
R-1, RR and WR zone, must be dedicated to the public and shall be developed to the Street
Standards of this section.
2. Location. Locate transportation facilities, such as streets, pedestrian and bicycle ways, and
transit facilities, within public rights-of-way, except that the approval authority may approve
transportation facilities outside a public right-of-way where a public access easement is
provided.
3. Dead End Streets. No dead end street shall exceed 500 feet in length, not including the
turnaround. Dead end roads must terminate in an improved turnaround as shown in Figure
XXX.
4. Obstructed Streets. Creating an obstructed street is prohibited.
5. Street Grade. Street grades measured at the street centerline for dedicated streets and flag
dries shall be as follows:
a. Street and private drive grades in developments subject to chapter 18-3.8 Performance
Standards Option Overlay shall not exceed a maximum grade of 15%.
b. Street and private drive grades in developments subject to chapter 18-3.8 Performance
Standards Option Overlay shall not exceed a maximum grade of 15%. No variance may be
granted to this section for public streets. Variances may be granted for private drives for
grades in excess of 15% but not greater than 18% for no more than 200' subject to chapter
18-5.5 Variances.
The language below was moved to Section D.
6.StreetNames.Street names shall meet the criteria and be processed in accordance with AMC
13.24.
7.Street Signs.Traffic control and street names sign placement shall be approved by the City. The
cost of signs required for new development shall be the responsibility of the developer. Street
name signs shall be installed at all street intersections. No-parking signs shall be consistent with
the Street Design Standards in section 18-4.6.030 and the street design approved with the
development by the approval authority.
8.Streetlight Standards.Streetlights shall be installed or relocated with street improvement
projects.Streetlights shall conform to City specifications.
Comment:
Subsection D carries forward Section 1 of the Street Standards, and is edited for clarity.
D. Required Street Layout and Design Principles.
Streets are important elements of the form,
City of Ashland 4-6 Draft 3 – February 2014
Land Use Ordinance
18-4.6 – Public Facilities
character, and identity of Ashland and its neighborhoods. As a result, street layout and design are
an integral part of neighborhood design. Therefore, the following principles shall be used for the
planning and designing of streets:
1. Specificity. Design streets individually and molded to the particular situation at hand by a multi-
disciplinary team. Planners, engineers, architects, emergency responders, utility providers,
landscape architects, as well as the developer and neighborhood or homeowners association
groups should be included in street design teams. The following conditions (existing and
projected) must be considered in order to design each street:
a. The volume of pedestrian, bicycle and motor vehicle traffic each day and at peak hours;
b. The speeds of motor vehicles, bicycles, and pedestrians along the street as designed or
redesigned;
c. The mix of pedestrian, bicycle, and motor vehicle traffic (including percentage of large
trucks);
d. The zoning and surrounding future land uses (assess pedestrian, bicycle and transit
generators and attractors such as schools, shopping areas, community buildings, parks,
churches and gathering places);
e. The natural features of the area such as slope, mature trees, creeks, wetlands, etc.;
f. The adjacent building setbacks with respect to the street;
g. Whether adjacent properties will be serviced directly from the street, or from alleys; and
h. The function of the street and relation to the surrounding street network.
2. Emergency Vehicles. Design streets to efficiently and safely accommodate emergency fire and
medical services vehicles. The effects of decisions concerning turning radii and paths must be
made with a full understanding of the implications of such decisions on the other users of the
street.
On neighborhood streets with relatively low average daily traffic (ADT),
3. Shared Street Space.
use the curb to curb area on neighborhood streets as a shared space by moving automobiles,
parked cars, and bicycles.
Design streets at the human scale. Human scale is the relationship between the
4. Human Scale.
dimensions of the human body and the proportion of the spaces that people use. Those areas
that provide visually interesting details, create opportunities for interactions and feel comfortable
to pedestrians moving at slow travel speed are designed at a “human scale.”
5. Streetscape. Consider the entire area from building face to building face, or the “streetscape” in
street design. The streetscape begins at the front of a vertical element, such as a building or
fence on one side of a street and runs to the front of a building on the other side of the street. It
is a three dimensional area running the length of the street.
6. Connectivity. Streets should be interconnected. Cul-de-sacs and other dead-end streets are not
typical of grid street networks except in areas where topographic, wetland, and other physical
features preclude connection. Where extreme conditions prevent a street connection, a
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18-4.6 – Public Facilities
continuous nonautomotive connection in the form of a multi-use path or trail shall be provided.
See subsection 18-4.6.030.E Connectivity Standards.
7. Multiple Routes. Layout streets using a grid or modified grid network pattern to provide multiple
routes. See subsection 18-4.6.030.E Connectivity Standards.
8. Pedestrians, Bicyclists and Public Transportation Users. Pedestrians, bicyclists, and bus riders
are considered primary users of all streets. Design streets to meet the needs of pedestrians and
bicyclists, thus encouraging walking, bicycling and riding the bus as transportation modes.
Integrate pedestrian, bicycle and public transportation considerations from the beginning of the
design process.
9. Driveway Aprons and Curb Cuts. Minimize the number of driveway aprons and curb cuts to
enhance the pedestrian environment and maintain vehicular, pedestrian, and bicycle capacity.
See subsection 18-4.3.080.D Driveways and Turn-Around Design.
10. Access to Activity Centers. Provide convenient access to and from activity centers such as
schools, commercial areas, parks, employment centers, and other major attractors.
11. Vista Terminations. Consider important sites at the end of streets and learn what civic buildings,
or public spaces may be needed for a particular area. The focus of vista terminations may
include buildings, plazas, parks, or a notable view. New subdivision design should provide for
vista termination in street layout.
12. Pavement Area. Minimize the pavement area of neighborhood streets, consistent with efforts to
reduce street construction and maintenance costs, storm water runoff, and negative
environmental impacts. Narrower streets also distinguish neighborhood streets from boulevards
and avenues, and enhance neighborhood character.
Where appropriate, use the local street system and its infrastructure to reduce
13. Peak Run-Off.
peak storm water run-off into the city’s storm drain system and natural water systems
downstream, and provide biological and mechanical treatment of storm water runoff.
Design neighborhood streets to be responsive to physical
14. Preservation of Natural Features.
features, and to avoid or minimize impacts to natural features and water-related resources. See
subsections 18-4.6.030.E Connectivity Standards and 18-4.6.030.J Hillside Streets and Natural
Areas.
Design neighborhood streets to carry traffic volumes at low
15. Neighborhood Street Volumes.
speeds. Neighborhood streets should function safely while reducing the need for extensive
traffic regulations, control devices, and enforcement.
16. Cut-Through Traffic. The neighborhood street should be designed to reduce continuous cut-
through, non-local traffic on neighborhood streets.
17. Street Trees. Plant street trees on neighborhood streets to buffer pedestrians and adjacent land
uses from traffic, enhance street image and neighborhood character, calm motor vehicle traffic
speeds, and enhance neighborhood identity or sense of place. Trees planted in the parkrow,
along the sidewalk, or anywhere in the public right-of-way must be from the City of Ashland
Recommended Street Tree Guide.
City of Ashland 4-8 Draft 3 – February 2014
Land Use Ordinance
18-4.6 – Public Facilities
The highlighted language in subsections 18 and 23 regarding street lights and signs is existing City practice, but
is not clearly addressed in the code. The language is from the state model code.
18. Street Lights. Install or relocate streetlights with street improvement projects. Use pedestrian
scale and styles of poles that match the neighborhood. Spacing of light poles should be
determined by the adjacent land uses. Place lighting at frequent intervals in busy retail and
commercial areas, but lighting may be limited to intersections in residential areas. In some
instances, building or fence-mounted lighting may replace the need for additional street lighting.
Lighting elements should provide full-spectrum light so that colors at night are realistic. Install
streetlights where they will not obstruct public ways, driveways or walkways. Where a streetlight
must be placed with a walkway, maintain an unobstructed pedestrian through zone per
Americans with Disabilities Act compliance. Streetlights shall conform to City specifications.
19. Street Furniture. Street furniture includes pedestrian amenities such as benches, flower pots,
sculptures, and other public art, low walls for sitting and drinking fountains. Provide benches in
retail and commercial areas, along frequently used pedestrian corridors (routes over one-
quarter of a mile to schools, parks, shopping, etc.) and at bus stops. Provide trash receptacles
in pedestrian sitting areas.
Use a standard, vertical six-inch high curb on improved streets. Rolled or mountable
20. Curbs.
curbs should not be used because they do not create an effective safety barrier, channel storm
water, or prevent automobiles from parking on the parkrow and sidewalk. The horizontal curb
surface is not included in the parkrow, or sidewalk width.
21. Transit Routes and Stops. Design streets identified as future transit routes to safely and
efficiently accommodate transit vehicles. Transit stops should include amenities, such as but not
limited to a bench, shelter from the elements, a posted schedule, bicycle parking, and water
fountains. Such amenities encourage combination trips such as walking or bicycling to the bus
stop and vice-versa at the destination.
22. Street Names. Street names shall meet the criteria and be processed in accordance with AMC
13.24.
23. Street Signs. Traffic control and street names sign placement shall be approved by the City. The
cost of signs required for new development shall be the responsibility of the developer. Street
name signs shall be installed at all street intersections. No-parking signs shall be consistent with
the Street Design Standards in section 18-4.6.030 and the street design approved with the
development by the approval authority.
Comment:
Subsection E is from Section II of the Street Standards, and is edited for clarity. The highlighted
language in 2,4, 7 and 10 is new, and based on the state model code.
E. Connectivity Standards.
New and reconstructed streets, alleys and pathways shall conform to the
following connectivity standards, and the Street Dedication Map:
1. Interconnection. Streets shall be interconnected to reduce travel distance, promote the use of
alternative modes, provide for efficient provision of utilities and emergency services, and provide
multiple travel routes. In certain situations where the physical features of the land create severe
constraints, or natural features should be preserved, exceptions may be made. Such conditions
may include, but are not limited to, topography, wetlands, mature trees, creeks, drainages, and
City of Ashland 4-9 Draft 3 – February 2014
Land Use Ordinance
18-4.6 – Public Facilities
rock outcroppings. See also, subsection 18-4.6.030.I Hillside Streets and Natural Areas.
2. Connectivity to Abutting Lands. Design streets to connect to existing, proposed, and planned
streets adjacent to the development, unless prevented by environmental or topographical
constraints or existing development patterns. Where the locations of planned streets are shown
on the Street Dedication Map, the development shall implement the street(s) shown on the plan
pursuant to chapter 18-4.6. Wherever a proposed development abuts vacant, redevelopable or
a future development phase, provide street stubs to allow access to logically extend the street
system into the surrounding area. Provide turnarounds at street ends constructed to Uniform
Fire Code standards, as the City deems applicable. Design street ends to facilitate future
extension in terms of grading, width, and temporary barricades.
3. Efficient Land Use. Street layout shall permit and encourage efficient lot layout and attainment
of planned densities.
4. Integration With Major Streets. Integrate neighborhood circulation systems and land
development patterns with boulevards and avenues, which are designed to accommodate
heavier traffic volumes. Locate and design streets to intersect as nearly as possible to a right
angle.
5. Alleys. The use of the alley is recommended, where possible. Alleys can contribute positively to
the form of the street and have many advantages including: alleys allow more positive
streetscapes with front yards used for landscaping rather than for front yard driveways; alleys
can create a positive neighborhood space where the sidewalk feels more safe and inviting for
pedestrians, neighbors socializing and children playing; when the garage is located in rear yards
off the alley, interesting opportunities arise for creating inviting exterior rooms using the garage
as a privacy wall and divider of space; alleys enhance the grid street network and provides
midblock connections for non-motorists; alleys provide rear yard access and delivery; and
provide alternative utility locations and service areas
Locate and design streets to preserve natural features to the
6. Preserving Natural Features.
greatest extent feasible. Whenever possible, street alignments shall follow natural contours and
features so that visual and physical access to the natural feature is provided. Situate streets
between natural features, such as creeks, mature trees, drainages, open spaces, and individual
parcels in order to appropriately incorporate such significant neighborhood features. The City
may approve adjustments to the street design standards in order to preserve natural features,
per 18-4.6.030.I Hillside Streets and Natural Areas.
7. Physical Site Constraints. In certain situations where the physical features of the land create
severe constraints adjustments may be made. Such conditions may include, but are not limited
to, topography, wetlands, mature trees, creeks, drainages, and rock outcroppings. See 18-
4.6.030.I Hillside Streets and Natural Areas.
8. Off-Street Connections. Connect off-street pathways to the street network and use to provide
pedestrian and bicycle access in situations where a street is not feasible. In cases where a
street is feasible, off-street pathways shall not be permitted in lieu of a traditional street with
sidewalks. However, off-street pathways are permitted in addition to traditional streets with
sidewalks in any situation.
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18-4.6 – Public Facilities
9. Walkable Neighborhoods. Size neighborhoods in walkable increments, with block lengths as
defined below:
a. The layout of streets shall not create excessive travel lengths. Block lengths shall be a
maximum of 300 to 400 feet and block perimeters shall be a maximum of 1,200 to 1,600
feet.
b. An exception to the block length standard may be permitted when one or more of the
following conditions exist:
i. Physical conditions that preclude development of a public street. In certain situations
where the physical features of the land create severe constraints, or natural features
should be preserved, exceptions may be made. Such conditions may include, but are
not limited to, topography, wetlands, mature trees, creeks, drainages, and rock
outcroppings. See 18-4.6.030.I Hillside Streets and Natural Areas;
ii. Buildings or other existing development on adjacent lands, including previously
subdivided but vacant lots or parcels, preclude a connection now or in the future
considering the potential for redevelopment; or
iii. Where an existing public street or streets terminating at the boundary of the
development site have a block length exceeding 600 feet, or are situated such that the
extension of the street(s) into the development site would create a block length
exceeding 600 feet. In such cases, the block length shall be as close to 600 feet as
practical.
c. When block lengths exceed 400 feet, use the following measures to provide connections
and route options for short trips:
i. Where extreme conditions preclude street connections, continuous nonautomotive
connection shall be provided with a multi-use path. Off-street pathways shall not be used
in lieu of a traditional street with sidewalks in cases where extreme conditions do not
exist.
ii. Introduce a pocket park, or plaza area with the street diverted around it.
iii. At the mid-block point, create a short median with trees or use other traffic calming
devices to slow traffic, break up street lengths and provide pedestrian refuge.
10. Traffic Calming. Traffic calming features, such as traffic circles, curb extensions, reduced street
width (parking on one side), medians with pedestrian refuges, speed table, and or special
paving may be required to slow traffic in areas with high pedestrian traffic.
Comment:
Subsection F is carried forward from Section III of the Street Standards. The requirements for a
private drive have been added, and are carried forward from 18.88.050.A Private Drive.
F. Design Standards.
A description of street design standards for each street classification follows in
table 18-4.6.030.F and section 18-4.6.030.G. All elements listed are required unless specifically
noted, and dimensions and ranges represent minimum standard or ranges for the improvements
shown. The approval authority may require a dimension within a specified range based upon
intensity of land use, existing and projected traffic and pedestrian volumes or when supported
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18-4.6 – Public Facilities
through other applicable approval standards. The approval authority may approve dimensions and
ranges greater than those proposed by an applicant.
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18-4.6 – Public Facilities
Comment:
There are inconsistencies in the matrix of street standards (below) and the written description under
each street classification in the existing code. The table is edited for clarity and consistency with the written
descriptions.
Table 18-4.6.030.F: City of Ashland Street Design Standards
WITHIN CURB-TO-CURB AREA
TYPE OF ADTR.O.W.CURB-TO-MOTORMEDIANBIKEPARKCURB PARK-SIDE-
AVERAGE RIGHT-
STREETCURBVEHICLEAND/ORLANES-ING ROW WALKS
DAILY OF-PAVEMENTTRAVELCENTER
TRIPSWAY WIDTH LANESTURNonononon
(ADT)
WIDTH LANEbothbothbothboth
sidessidessidessides
12
2-Lane8,000 to 61'-87' 34'11'none 2 at 6' in8'-9’6"5'-8' 6'-10'
Boulevardeachbays
12
3-Lane30,000 73'-99' 46'11'12'2 at 6' in8'-9’6"5'-8' 6'-10'
Boulevardeachbays
12
5-LaneADT95'-121' 68'11'12'2 at 6' in8'-9’6"5'-8' 6'-10'
Boulevardeachbays
12
6' in8'-9’6"5'-8' 6'-10'
2-Lane3,000 to 59'-86' 32'-33' 10'-10.5' none 2 at
Avenueeachbays
10,000
12
3-LaneADT70.5'-43.5'-44.5' 10'-10.5' 11.5'2 at 6' in8'-9’6"5'-8' 6'-10'
Avenue97.5'eachbays
Neighborhood
1,500 to
Collector,
3
5,000 ADTNANA
Residential
No Parking 49'-51' 22'11'none 6"8'5'-6'
Parking One one7'
50'-56' 25'-27' 9'-10' 6"7'-8' 5'-6'
Sidelane
Parking Both one7'
Sides57'-63' 32'-34' 9'-10' lane6"7'-8' 5'-6'
Neighborhood
Collector,
Commercial
Parallel
one 8'
12
Parking One 55'-65' 28'10'6"5'-8' 86'-10'
lane
Side
Parallel
one 8'
12
Parking Both 63'-73' 36'10'6"5'-8' 86'-10'
lane
Sides
Diagonalone
2
86'-10'
1
Parking One 65'-74' 37'10'17'6"5'-8'
Sidelane
Diagonaltwo
12
Parking Both 81'-91' 54'10'17'6"5'-8' 86'-10'
Sideslanes
City of Ashland 4-13 Draft 3 – February 2014
Land Use Ordinance
18-4.6 – Public Facilities
Table 18-4.6.030.F: City of Ashland Street Design Standards
WITHIN CURB-TO-CURB AREA
TYPE OF ADTR.O.W.CURB-TO-MOTORMEDIANBIKEPARKCURB PARK-SIDE-
AVERAGE RIGHT-
STREETCURBVEHICLEAND/ORLANES-ING ROW WALKS
DAILY OF-PAVEMENTTRAVELCENTER
TRIPSWAY WIDTH LANESTURNonononon
(ADT) WIDTH
LANEbothbothbothboth
sidessidessidessides
Neighborhood
less than
3
Street,NANA
1,500
Residential
Parking One 15'one7'
’1
ADT47'-51' 22'6"5’-785'-6'
SideQueuing lane
Neighborhood
Street
Parking Both
11'-14' two 7'
’1
Sides50'-57' 25'-28' 6"5’-785'-6'
Queuing lanes
Private Drive 4 Less than
10015’-20’12’-15’Queuing NANANANANANA
Alley 12' paved
width, 2' NA
NA16'NANANANANANA
strips on
both sides
Multi-Use 6'-10' paved
Path1210'-width, 2'-4'
NANANANANANANANA
18'strips on
both sides
1) 7’ – 8’ landscape parkrow shall be installed in residential areas; 5’ hardscape parkrow with tree wells shall be installed in commercial
areas on streets with on-street parking lanes, or 7’ landscape parkrow may be used in commercial areas on streets without on-street parking
lanes or where the street corridor includes landscaped parkrow. Street Trees shall be planted in parkrows pursuant to 18-4.4.030.
2) 6' sidewalk shall be installed in residential areas; 8'-10' sidewalk shall be installed in commercial areas; 10’ sidewalk shall be required on
boulevards in the Downtown Design Standards Zone.
3) Bike lanes are generally not needed on streets with low volumes (less than 3,000 ADT) or low motor vehicle travel speeds (less than
25mph). For over 3,000 ADT or actual travel speeds exceeding 25 mph, 6’ bike lanes; one on each side of the street moving in the same
direction as motor vehicle traffic
4) A private drive is a street in private ownership, not dedicated to the public, which serves three or less units. Private drives are permitted in
the Performance Standards Options overlay.
City of Ashland 4-14 Draft 3 – February 2014
Land Use Ordinance
18-4.6 – Public Facilities
G. Standards Illustrated.
New and reconstructed streets, alleys and pathways shall conform to
the following design standards, as summarized in Table 18-4.6.030.F.
1. Boulevard.
Boulevards are major thoroughfares filled with human and vehicular activity. Design should
provide an environment where walking, bicycling, using transit, and driving are equally
convenient and should facilitate the boulevard’s use as a public space. Design should start with
the assumption that the busy nature of a boulevard is a positive factor and incorporate it to
enhance the streetscape and setting. A two-lane, three-lane, or five-lane configuration can be
used depending on the number of trips generated by surrounding existing and future land uses.
Figure 1: 18-4.6.030.H
Provide access to major urban activity centers and connections to
Street Function
regional traffic ways such as Interstate 5. Traffic without a destination
in Ashland should be encouraged to use regional traffic ways and
discouraged from using boulevards.
ConnectivityConnects neighborhoods to urban activity centers and to regional
traffic ways such as Interstate 5.
Average Daily Traffic 8,000 - 30,000 motor vehicle trips per day
Managed Speed 25 mph – 35 mph
Right-of-Way Width 2-lane 61’ – 87’
3-lane 73’ – 99’
5-lane 95’ – 121’
City of Ashland 4-15 Draft 3 – February 2014
Land Use Ordinance
18-4.6 – Public Facilities
Comment:
The change to the on-street parking requirement for Boulevards and Avenues, below, allows the
flexibility to have on street parking configured in bays or lanes. Parking bays are typically used on existing streets,
usually as a retrofit, whereas new streets may work with a continuous on-street lane.
2-lane 34’
Curb-to-Curb Width 3-lane 46’
5-lane 68’
Motor Vehicle Lanes 2-lane 11’ travel lanes
3-lane 11’ travel lanes; one 12’ median or center-turn lane
5-lane 11’ travel lanes; one 12’ median or center-turn lane
6’ bike lanes; one on each side of the street moving in the same
Bike Lanes
direction as motor vehicle traffic
8’ – 9’ lanes in 8’-9’ bays; parking may be provided in 8’ – 9’ bays
Parking
rather than as a continuous on-street lane
required; 6” vertical curb
Curb and Gutter
Residential7’-8’ landscape parkrow; 8’ on streets without on-street
Parkrow
parking lanes
Commercial 5’ hardscape parkrow (i.e., street tree wells) on streets
with on-street parking lanes
7’ landscape parkrow on streets without on-street
parking lanes or where street corridor includes
landscape parkrow
All plant street trees pursuant to section 18-4.4.030
Residential 6’ on both sides
Sidewalk
Commercial 8’ – 10’ on both sides
10’ sidewalk required on boulevards in Downtown
Design Standards Zone
City of Ashland 4-16 Draft 3 – February 2014
Land Use Ordinance
18-4.6 – Public Facilities
2. Avenue
Avenues provide concentrated pedestrian, bicycle, transit, and motor vehicle access from
neighborhoods to neighborhood activity centers and boulevards. Avenues are similar to
boulevards, but are designed on a smaller scale. Design should provide an environment where
walking, bicycling, using transit, and driving are equally convenient and facilitates the avenue’s
use as a public space. A two-lane or three-lane configuration can be used depending on the
number of trips generated by surrounding existing and future land uses.
Figure 2: 18-4.6.030.H
Provide access from neighborhoods to neighborhood activity centers
Street Function
and boulevards.
Connects neighborhoods to neighborhood activity centers and
Connectivity
boulevards.
3,000 - 10,000 motor vehicle trips per day
Average Daily Traffic
20 mph – 25 mph
Managed Speed
2-lane 59’ – 86’
Right-of-Way Width
3-lane 70.5’ – 97.5’
Curb-to-Curb Width 2-lane 32’ – 33’
3-lane 43.5’ – 44.5’
2-lane 10’ – 10.5’ travel lanes
Motor Vehicle Lanes
City of Ashland 4-17 Draft 3 – February 2014
Land Use Ordinance
18-4.6 – Public Facilities
3-lane 10’ – 10.5’ travel lanes; one 11.5’’ median or center-turn lane
6’ bike lanes; one on each side of the street moving in the same
Bike Lanes
direction as motor vehicle traffic
8’ – 9’ lanes in 8’-9’ bays; may be provided in 8’ – 9’ bays rather than
Parking
as a continuous on-street lane
required; 6” vertical curb
Curb and Gutter
Residential7’-8’ landscape parkrow; 8’ on streets without on-street
Parkrow
parking lanes
Commercial 5’ hardscape parkrow (i.e., street tree wells) on streets
with on-street parking lanes
7’ landscape parkrow on streets without on-street
parking lanes or where street corridor includes
landscape parkrow
All plant street trees pursuant to section 18-4.4.030
Residential 6’ on both sides
Sidewalk
Commercial 8’ – 10’ on both sides
City of Ashland 4-18 Draft 3 – February 2014
Land Use Ordinance
18-4.6 – Public Facilities
3. Neighborhood Collector
Neighborhood Collectors provide access to neighborhood cores and gather traffic from various
parts of the neighborhood and distribute it to the major street system. Different configurations
with several on-street parking options are provided for residential and commercial areas.
Figure 3: 18-4.6.030.H
Street Function Provide access to neighborhoods, shopping, and services.
ConnectivityResidential Collects traffic within residential areas and
connects neighborhoods with the major street
network.
Commercial Collects traffic within residential areas and
connects neighborhoods with major street
network. Provides neighborhood shopping
opportunities.
Average Daily Traffic 1,500 to 5,000 motor vehicle trips per day
Managed Speed 15mph – 20 mph
City of Ashland 4-19 Draft 3 – February 2014
Land Use Ordinance
18-4.6 – Public Facilities
Right-of-Way Width Residential no parking 49’ – 51’
parking one side 50’ – 56’
parking both sides 57’ – 63’
Commercial parallel parking one side 55’ – 65’
parallel parking both sides 63’ – 73’
diagonal parking one side 65’ – 74’
diagonal parking both 81’ – 91’
sides
Curb-to-Curb Width Residential no parking 22’
parking one side 25’ – 27’
parking both sides 32’ – 34’
Commercial parallel parking one side 28’
parallel parking both sides 36’
diagonal parking one side 37’
diagonal parking both 54’
sides
Motor Vehicle Lanes Residential no on-street parking 11’ travel lanes
parking one/both sides
9’-10’ travel lanes
Commercial 10’ travel lanes
Bike Lanes generally not needed on streets with low volumes (less than 3,000
ADT) or low motor vehicle travel speeds (less than 25 mph)
for over 3,000 ADT or actual travel speeds exceeding 25 mph, 6’
bike lanes; one on each side of the street moving in the same
direction as motor vehicle traffic
ParkingResidential 7’ lanes
Commercial parallel parking 8’ lanes
diagonal parking 17’ lanes
Curb and Gutter required: 6’ vertical curb
ParkrowResidential 7’ – 8’ landscape parkrow; 8’ on streets without
City of Ashland 4-20 Draft 3 – February 2014
Land Use Ordinance
18-4.6 – Public Facilities
on-street parking lanes
Commercial 5’ hardscape parkrow (i.e., street tree wells) on
streets with on-street parking lanes
7’ landscape parkrow on streets without on-
street parking lanes or where street corridor
includes landscape parkrow
all plant street trees pursuant to section 18-
4.4.030
Residential 5’ – 6’ on both sides; use 6’ in high pedestrian
Sidewalk
volume areas with frequent two-way foot traffic
Commercial 8’- 10’ on both sides
Figure 4: 18-4.6.030.H
City of Ashland 4-21 Draft 3 – February 2014
Land Use Ordinance
18-4.6 – Public Facilities
Figure 5: 18-4.6.030.H
Figure 6: 18-4.6.030.H
City of Ashland 4-22 Draft 3 – February 2014
Land Use Ordinance
18-4.6 – Public Facilities
Figure 7: 18-4.6.030.H
Figure 8: 18-4.6.030.H
City of Ashland 4-23 Draft 3 – February 2014
Land Use Ordinance
18-4.6 – Public Facilities
Figure 8: 18-4.6.030.H
City of Ashland 4-24 Draft 3 – February 2014
Land Use Ordinance
18-4.6 – Public Facilities
4. Neighborhood Street
Neighborhood Streets provide access to individual residential units and neighborhood
commercial areas. Different configurations with several on-street parking options are provided
for residential and commercial areas. Neighborhood Streets are for use in the following single-
family residential zones: WR (Woodland Residential), RR - 1 and RR - .5 (Low Density
Residential), and R-1-3.5, R-1-5, R-1-7.5 and R-1-10 (Single-Family Residential), unless
specifically noted.
Figure 9: 18-4.6.030.H
Provide access to individual residential units and
Street Function
commercial areas.
ConnectivityConnects to higher order streets.
Average Daily Traffic less than 1,500 motor vehicle trips per day
Managed Speed 10 mph - 20 mph
Right-of-Way Width parking one side 47' - 51'
parking both sides 50' - 57'
City of Ashland 4-25 Draft 3 – February 2014
Land Use Ordinance
18-4.6 – Public Facilities
Curb-to-Curb Width parking one side 22’
parking both sides 25' - 28'
Motor Vehicle Lanes parking one side 15' queuing lane
parking both sides in 11’ queuing lane
R-1-10, R-1-7.5 and R-
1-5 zones
parking both sides in 14’ queuing lane
R-1-3.5, R-2 and R-3
zones
generally not needed on streets with low volumes (less
Bike Lanes
than 3,000 ADT) or low motor vehicle travel speeds (less
than 25 mph)
Parking7’ lanes; may be provided in 7’ bays rather than as a
continuous on-street lane
Curb and Gutter required, 6" vertical curb
ParkrowResidential 7’-8’ landscape parkrow; 8’ on
streets without on-street
parking lanes
Commercial 5’ hardscape parkrow (i.e.,
street tree wells) on streets
with on-street parking lanes
7’ landscape parkrow on
streets without on-street
parking lanes or where street
corridor includes landscape
parkrow
All plant street trees pursuant to
section 18-4.4.030
Sidewalk5’-6’ on both sides; use 6’ in high pedestrian volume
areas with frequent two-way foot traffic
City of Ashland 4-26 Draft 3 – February 2014
Land Use Ordinance
18-4.6 – Public Facilities
Figure 10: 18-4.6.030.H
City of Ashland 4-27 Draft 3 – February 2014
Land Use Ordinance
18-4.6 – Public Facilities
Comment:
The private drive section below is carried forward from 18.88.050.A Private Drive.
5. Private Drive
A private drive is a road in private ownership, not dedicated to the public that serves three or
less units. Private drives are permitted in the Performance Standards Options overlay.
Provide access to individual residential units.
Street Function
Connects to higher order streets.
Connectivity
100 or less motor vehicle trips per day
Average Daily Traffic
10 mph - 20 mph
Managed Speed
Dedicated Width for 2 – 3 units 20’
for 1 unit 15’
Drive Width for 2 – 3 units 15’
for 1 unit 12’
Fire Lane Private drives and work areas shall be deemed fire lanes and
subject to all requirements thereof.
Fire Work Areas:
Private drives serving structures greater than 24' in height, as
defined in part 18-6, shall provide a Fire Work Area of 20' by 40'
within 50' of the structure. The Fire Work Area requirement shall
be waived if the structure served by the drive has an approved
automatic sprinkler system installed.
Fire Truck Turnarounds:
When required by the Oregon Fire Code, private drives greater
than 150 feet in length shall provide a turnaround as defined in
chapter 18-3.8. The Staff Advisor, in coordination with the Fire
Code Official, may extend the distance of the turnaround
requirement up to a maximum of 250 feet in length as allowed by
Oregon Fire Code access exemptions.
Othercurbs, bike lanes, parkrows and sidewalks not required
City of Ashland 4-28 Draft 3 – February 2014
Land Use Ordinance
18-4.6 – Public Facilities
6. Alley
Alleys are semi-public neighborhood spaces that provide access to the rear or side of
properties, and alternative utility placement areas. Alleys eliminate the need for front
yard driveways providing the opportunity for a more positive front yard streetscape,
allowing the street located adjacent to the front of properties to be designed using a
narrow width with limited on-street parking, and creating the opportunity for the use of
narrower lots to increase residential densities. Alleys are appropriate in all residential
areas and some commercial areas for business frontage. Alleys provide access and
delivery depending on the circulation pattern of the area.
Figure 11: 18-4.6.030.H
Provide rear and side yard access to residential and commercial
Street Function
properties, and an alternative utility placement area.
Connects to all types of streets.
Connectivity
Managed Speed motor vehicle travel speeds should be below 10 mph
Right-of-Way Width 16’
12’ paved with 2’ gravel or planted strips on both sides
Improvement Width
Curb and Gutter curb not required, use inverse crown
City of Ashland 4-29 Draft 3 – February 2014
Land Use Ordinance
18-4.6 – Public Facilities
7. Multi-use Path
Multi-use paths are off-street facilities used primarily for walking and bicycling. These
paths can be relatively short connections between neighborhoods, or longer paths
adjacent to rivers, creeks, railroad tracks, and open space.
Street Function Provide short connections for pedestrians and bicyclists
between destinations, and longer paths in situations where a
similar route is not provided on the street network.
ConnectivityEnhances route options and shorten distances traveled for
pedestrians and bicyclists.
Right-of-Way Width 10’ – 18’’
6' – 10' paved with 2' – 4' gravel or planted strips on both
Improvement Width
sides
not required
Curb and Gutter
City of Ashland 4-30 Draft 3 – February 2014
Land Use Ordinance
18-4.6 – Public Facilities
Comment:
Subsection I is carried forward from Section IV of the existing street standards.
H. Crosswalk and Street Corner Radius.
Pedestrians must be provided with the shortest possible
route across street intersections. This is accomplished by using small curb radii and curb
extensions. At the street corner, where one curbed street meets another is known as the curb
return. The measure of the sharpness of the corner, or curb return is known as the curb return
radius (Crr).
1. Effect of Corner Turning Radii on Pedestrian Crossing Distances
Figure 1: 18-4.4.030.I
2. With a larger Crr, turning movements of right-turning vehicles are easier and possible at faster
speeds, but the length of the crosswalk needed to cross the street for pedestrians at that point is
also increased. As the Crr increases, the distance the pedestrian must cross increases, and the
time it takes for the pedestrian to cross the intersection increases. Higher turning vehicular
speeds are encouraged and dangerous "rolling stops" become more frequent. Table 18-
4.6.030.H exemplifies the affect on intersection crossings as Crr increases from 15 feet to 35
feet.
Table 18-4.6.030.H: Affect on Pedestrian Crossing of Curb Radius
6’ 6’ 6’ 8’ 8’ 8’ 10’ 10’ 10’ 10’
SIDEWALK WIDTH
6’ 6’ 6’ 6’ 6’ 6’ 6’ 6’ 6’ 6’
PARKROW WIDTH
15’ 25’ 30’ 15’ 25’ 30’ 15’ 25’ 30’ 35’
CURB RETURN RADIUS
17.
CROSSING DISTANCE 2.5’ 11.6’
1.7’ 10.0’ 15.3’ 1.1’ 8.6’ 13.6’ 19.0’
2’
ADDED TO STREET WIDTH
CROSSING TIME ADDED
0.7 3.3 4.9 0.5 2.9 4.4 0.3 2.5 3.9 5.4
WITH ADDITIONAL STREET
WIDTH (SECONDS)
City of Ashland 4-31 Draft 3 – February 2014
Land Use Ordinance
18-4.6 – Public Facilities
Source: Traditional Neighborhood Development Street Design Guidelines, Institute of Transportation Engineers
3. Crosswalk and Curb Return Radius Approval Standards: New and reconstructed crosswalks
and corners shall conform to the following Crr standards.
a. Base Crr on reasonable anticipated vehicular and pedestrian traffic volumes, traffic types
and intersection control devices.
b. Use ten to 15 feet Crr in neighborhoods, excluding intersections involving boulevards.
c. When designing Crr, allow for large vehicles to swing across the centerline of the street
pursuant to AASHTO standards.
d. Begin on-street parking a minimum of 20 feet from any intersection involving boulevards and
avenues to provide clear vision for pedestrians, bicyclists and drivers. This setback will also
assist larger vehicles to turn.
e. At intersections with Crr 15 feet or larger and high pedestrian traffic volumes, use paver bulb
outs, textured crossings and other appropriate traffic calming treatments to facilitate
pedestrian travel.
f. Match the Crr of newly constructed or reconstructed street corners in the Historic District to
what historically has been used in the remainder of the Historic District.
g. No obstructions greater than 2 ½ feet high, nor any landscaping which will grow greater than
2 ½ feet high, with the exception of trees whose canopy heights are at all time greater than
eight feet, shall be placed in a vision clearance so that pedestrians and drivers can see each
other. See section 18-2.4.050 for vision clearance standards.
Comment:
Subsection I is carried forward from Section V of the existing street standards. The first paragraph is
edited for clarity. The reference to the Exceptions to Street Standards process replaces a long repetitive
paragraph regarding exceptions (see subsection 3 below).
I. Hillside Streets and Natural Areas.
Streets constructed in hillside lands or natural resource areas
(e.g., creeks, rock outcroppings, drainages, wetlands) should minimize negative impacts and use
minimal cut and fill slopes. Occasionally, streets are constructed in locations with significant natural
features that require special accommodations such as in hilly areas,near creeks, rock
outcroppings, drainages, or wetlands. In these cases, specific considerations should be made to
minimize negative impacts. For example, wide streets along steep slopes require much larger
hillside cuts than narrow streets. Streets constructed in hillside areas or natural resource areas
should minimize negative impacts and use minimal cut and fill slopes. Generally, the range of street
types provided in 18-4.6.030.G make it possible to construct or improve streets in accordance with
the design standards. However, street design may be adjusted in hillside lands and natural
resource areas using the Exceptions to Street Standards process in 18-4.6.020.B.1. In addition to
the approval criteria for an Exception to Street Standards, the following standards must be met.
1. Approval of Streets in Hillside Lands and Natural Areas. Approval of a street in a hillside lands
or natural areas shall conform to chapter 18-3.9, Physical and Environmental Constraints, and
the following provisions:
a.Clear Travel Lane. New streets shall provide a 20-foot clear travel lane area in areas
designated Hillside Lands.
City of Ashland 4-32 Draft 3 – February 2014
Land Use Ordinance
18-4.6 – Public Facilities
b.On-Street Parking. Ample on-street or bay parking shall be provided at the foot of steep
hills, especially those prone to snow or ice buildup.
c. Streets shall be located in a manner that preserves natural features to the greatest extent
feasible.
e. Whenever possible, street alignments shall follow natural contours and features so that
visual and physical access to the natural feature is possible.
f. Streets shall be situated between natural features, such as creeks, mature trees, drainages,
open spaces and individual parcels in order to appropriately incorporate such significant
neighborhood features.
2. Dead End Streets. Generally, the range of local street types make it possible to construct or
improve local streets in accordance with the street design standards. In certain situations where
the physical features of the land create severe constraints, or natural features should be
preserved, exceptions may be made. Dead-end streets may be permitted in areas where
topography, wetland, creeks, or other physical features preclude street connections. Only
neighborhood streets may be dead end roads. No dead end street shall exceed 500 feet in
length, not including the turnaround.
3.Exceptions to Street Design Standards.Generally, the range of local street types makes it
possible to construct or improve local streets in accordance with the street design standards. In
certain situations where the physical features of the land create constraints, or natural features
should be preserved, exceptions may be made. Exceptions could result in construction of
meandering sidewalks, sidewalks on only one side of the street, or curbside sidewalk segments
instead of setback walks. In limited situations where topography or natural features preclude the
construction of a sidewalk, a pedestrian path may be substituted on one side of the street at the
discretion of the Planning Commission. A pedestrian path is an area designated for walking
which is constructed to a lesser standard than the standard concrete sidewalk (i.e. asphalt,
crushed granite). Exceptions shall be allowed when physical conditions preclude development
of a public street, or components of the street. Such conditions may include, but are not limited
to, topography, wetlands, mature trees, creeks, drainages, and rock outcroppings. Exceptions to
the Street Design Standards shall be limited to situations where there is demonstrable
difficulty in meeting the specific requirements due to a unique or unusual aspect of the site.
Comment:
Subsection I is carried forward from Section VII of the existing street standards. “Publicly-funded” is
added to address projects funded by grants or other public funds. The reference to the Exceptions to Street
Standards process replaces the long repetitive paragraphs regarding exceptions in subsections 2 (see below).
J. Publicly-Funded Street Improvements.
Streets built or improved using a local improvement
district (LID), or other public or grant funds may occur in areas constrained by the built environment
or natural features, and as a result, are allowed exceptions to the street design standards. Street
design may be adjusted for LID publicly-funded projects using the Exceptions to Street Standards
process in 18-4.6.020.B.1. In addition to the approval criteria for an Exception to Street Standards,
the following requirements must be met. See also, subsection 18-4.6.050.C Nonconformities
Created by Street Dedication.
1. Curb-to-Curb Width. Street improvements constructed through a LID publicly-funded project
City of Ashland 4-33 Draft 3 – February 2014
Land Use Ordinance
18-4.6 – Public Facilities
shall be permitted to reduce the required curb-to-curb width required in section 18-4.6.030.F to
preserve significant natural features, to accommodate existing structures and to ensure
compatibility with the surrounding neighborhood. A reduction in the required curb-to-curb width
shall require the approval of the City of Ashland Planning, Engineering, Police and Fire
Departments.
2.Exceptions to Street Design Standards.
Generally, the range of local street types makes it
possible to construct or improve local streets in accordance with the street design standards. In
certain situations where the physical features of the land create constraints, or natural features
should be preserved, exceptions may be made. Exceptions could result in construction of
meandering sidewalks, sidewalks on only one side of the street, or curbside sidewalk segments
instead of setback walks. In limited situations where topography or natural features preclude the
construction of a sidewalk, a pedestrian path maybe substituted on one side of the street at the
discretion of the Planning Commission. A pedestrian path is an area designated for walking
which is constructed to a lesser standard than the standard concrete sidewalk (i.e. asphalt,
crushed granite). Exceptions shall be allowed when physical conditions preclude development
of a public street, or components of the street. Such conditions may include, but are not limited
to, topography, wetlands, mature trees, creeks, drainages, and rock outcroppings. Exceptions to
the Street Design Standards shall be limited to situations where there is demonstrable
difficulty in meeting the specific requirements due to a unique or unusual aspect of the site.
2. Retrofitting Existing Paved Streets With Sidewalks and Parkrows. Generally, the range of local
street types makes it possible to construct or improve local streets in accordance with the street
design standards. In certain situations where physical features of the land or existing
neighborhoods create constraints,adjustments may be made. For example, Street design
adjustments could result in construction of meandering sidewalks, sidewalks on only one rather
than both sides of the street, or curbside sidewalk segments instead of setback walks walkways.
In some cases, sidewalks may replace pavement (i.e., on top of existing pavement) on streets
with wider curb-to-curb widths than is currently required may be retrofitted with sidewalks and/or
parkrows. In this case, the city may permit constructing sidewalks and/or parkrows from the curb
line in towards the street centerline (on top of existing pavement). Building sidewalks and/or
parkrows in place of existing pavement is generally limited to situations where a sidewalk and/or
parkrow will be continuous along the entire side of the street.
Streets shall be located in a manner that preserves natural
3. Preserving Natural Features.
features to the greatest extent feasible, pursuant to 18-4.6.030.J.
City of Ashland 4-34 Draft 3 – February 2014
Land Use Ordinance
18-4.6 – Public Facilities
18-4.6.050 Street and Greenway Dedications
Comment:
This section carries forward Chapter 18.82 Street and Greenway Dedications.
A. Purpose.
To provide timely and orderly improvement and enlargement of the city street and
greenway system through the dedication of land by property owners upon development of their
land.
Comment:
The highlighted language below is new, and is based on the state model code.
This section was reorganized based on Planning Commission comments on the previous draft. A reference is
added to the connectivity standards in 18-4.6.030.E, and items 4 and 5 are deleted because they duplicate the
connectivity standards.
B. Street Dedication Required.
The approval authority may require the dedication of land for the
construction of a city street, greenway, or portion thereof, provided that the impact of the
development on the city transportation system is roughly proportional to the dedication. It is
assumed that all development requiring planning actions will increase traffic generated in the area
unless it can be proven otherwise to the satisfaction of the Planning Commission. Land will be
dedicated by a property owner for the construction of a street or greenway when:
1. A development requiring a planning action, partition, or subdivision takes place on the owner's
property; and
2. The development will result in increases in the traffic generated (i.e., pedestrian, bicycle, auto)
in the area, by some measure; and
3. The property contains a future road street or greenway dedicated on the official map adopted
pursuant to 18-4.6.040.D;
4. Where required neighborhood street connections are not shown on the Street Dedication Map,
the development shall provide for the reasonable continuation and connection of existing the
transportation system to serve the development and adjacent vacant or redevelopable lands,
conforming to the standards 18-4.6.030.E Connectivity Standards of this chapter; and
4.Existing street-endsabuttinga proposed development site shall be extended with the
development, unless prevented by environmental or topographical constraints, existing
development patters or compliance with other standards in this title; and
5.Proposed streets and any street extensions required shall be located, designed and constructed
to allow continuity in street alignments (i.e.,street stubs at property boundaries) andto facilitate
future development of adjacent vacant or redevelopable lands, consistent with the standards of
this chapter; and
5. The city may require additional right-of-way for streets that do not meet the street standards of
this chapter, or as necessary for realignments of intersections or street sections, which do not
have to be shown on the official map.
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18-4.6 – Public Facilities
Comment:
The language under subsection C carries forward 18.76.190 Dedication of Property for Public Use
allowing lots that dedicate street right-of-way to maintain a conforming status. Currently, this is the case for
partitions and Performance Standards Subdivisions, but is not clearly specified for subdivisions done under
Chapter 18.80. This has also been an issue in street improvements done through a Local Improvement District
(LID). Sometimes when streets are improved through an LID, owners are willing to dedicate public right-of-way for
amenities like sidewalks. However, without this provision, contributing the area along the front or sides of
properties is discouraged because it can make lots not meet the size or dimensional requirements (e.g., setback,
lot width and depth).
New language excludes situations where the property owner is compensated for land to be used for streets. This
occasionally is the case in situations where land is acquired by the city for projects such as the Hersey/N. Main
intersection realignment.
C. Nonconformities Created by Street Dedication.
When lot area or setbacks are reduced as a
result of dedication of right-of-way for improvement of a street, the remaining lot is deemed in
compliance with the minimum lot size, lot coverage, and yard requirements of the zone. Lots which
could be divided prior to the right-of-way dedication shall not be prohibited from such division if the
parcel size falls below the minimum requires due to dedication of right-of-way for improvement to a
street. This provision shall not apply to situations where the property owner is compensated for the
land to be used for right-of-way (e.g., intersection realignment).
Comment:
The existing language in subsection D does not address the case law principle that dedications must
be roughly proportional to development impacts. The beginning of subsection B, above, does address
proportionality and replaces the deleted language below.
D.Street Dedication Waived.The property owner is not required to dedicate land for the construction
of a city street or greenway when it has been proven, to the satisfaction of the city review authority,
that the development will not increase in any way, the automobile, pedestrian or bicycle traffic
generated in the area, though building construction in the right-of-way or setback area of a future
street or greenway is prohibited.
Comment:
Language is added to E.1 to reference the TSP’s bikeway network map as it includes future greenway
extensions..
E. Street Dedication Map.
1. All fFuture street and greenway dedications are to be shown on the official street dedication and
planned bikeway network map adopted by the City Council.
2. The Staff Advisor or the Planning Commission may modify the location of a required street or
greenway dedication to account for practical difficulties in implementing this ordinance, as long
as the general intent of providing safe transportation from one point to another is ensured.
F. Dedication Required Prior to Final Approval.
1. Dedication of the future right-of-way for a street or greenway is required prior to final action on a
partitioning, subdivision, or development requiring a planning action.
2. If a plat is required for final action, the dedication shall be indicated on the plat as dedicated to
the City of Ashland.
3. If no plat is required, a deed with the dedication described by a registered surveyor shall be
granted to the City of Ashland. Said deed shall be provided with adequate title insurance or
other assurance necessary to ensure that the title is free of all encumbrances, back taxes or
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18-4.6 – Public Facilities
liens.
18-4.6.060 Public Use Areas
Comment:
Section 18-4.6.050 replaces18.80.020.G Land for Public Purposes, which addresses standards for
park site dedications and improvements. The language is updated using the state model code.
A. Dedication of Public Use Areas.
Where a proposed park, playground, trail, or other public use
shown in a plan adopted by the city is located in whole or in part in a subdivision, the city may
require the dedication of this area to the city, or the designation of this area on the final plat for
future dedication to the city, provided that the impact of the development on the city park system is
roughly proportional to the dedication, conforms to the requirements of this ordinance, and is
consistent with applicable City of Ashland parks and trails master plans.
18-4.6.070 Sanitary Sewer and Water Service Improvements.
Comment:
This section is new, and is intended to give clear direction to the applicant on what the approval
authority is using in determining adequate capacity of sanitary sewer and water service improvements.
A. Sewers and Water Mains Required.
All new development is required to connect to city water and
sanitary sewer systems. Sanitary sewer and water system improvements shall be installed to serve
each new development and to connect developments to existing mains, considering the City’s
standards. Where streets are required to be stubbed to the edge of the development, sewer and
water system improvements, and other utilities, shall also be stubbed with the streets, except where
alternate alignment(s) are approved by the city.
B. Sewer and Water Plan Approval.
Development permits shall be issued only where adequate
provisions for sewer and water improvements considering the applicable facility master plan, and
sewer and water improvements in the public right-of-way or public easements are approved by the
City Engineer.
C. Over-Sizing.
The city review authority may require as a condition of development approval that
sewer and water lines serving new development be sized to accommodate future development
within the area as projected by the applicable facility master plans; and the city may authorize other
cost-recovery or cost-sharing methods as provided under state law.
D. Inadequate Facilities.
Development permits may be restricted or rationed by the city where a
deficiency exists in the existing water or sewer system that cannot be rectified by the development
and which if not rectified will result in a threat to public health or safety, surcharging of existing
mains, or violations of state or federal standards pertaining to operation of domestic water and
sewerage treatment systems.
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18-4.6 – Public Facilities
18-4.6.080 Storm Drainage and Surface Water Management Facilities
Comment:
This section is new, and is intended to give clear direction to the applicant on what the approval
authority is using in determining adequate capacity.
A. General Provisions.
Development permits shall be issued only where adequate provisions for
storm water management are approved by the City Engineer and Building Official, considering the
applicable facility master plan.
B. Accommodation of Upstream Drainage.
Culverts and other drainage facilities shall be sized to
accommodate existing and projected future runoff from upstream drainage area, considering the
applicable facility master plan. Such facilities shall be subject to review and approval by the City
Engineer.
C. Effect on Downstream Drainage.
Where it is anticipated by the City Engineer that the additional
runoff resulting from the development would overload an existing drainage facility, the City shall
withhold approval of the development until provisions have been made for improvement of the
potential condition or until provisions have been made for storage of additional runoff caused by the
development in accordance with City standards.
D. Over-Sizing.
The city review authority may require as a condition of development approval that the
storm drainage system serving new development shall be sized to accommodate future
development within the area as projected by the applicable facility master plan; and the city may
authorize other cost recovery or cost-sharing methods as provided under state law.
E. Existing Watercourse.
Where a watercourse, drainage way, channel, or stream traverses a
proposed development site, there shall be provided a storm water easement or drainage right-of-
way conforming substantially with the boundary or centerline of such watercourse, as applicable,
and such further width as will be adequate for conveyance and maintenance to protect the public
health and safety.
18-4.6.090 Utilities
Comment:
Subsections A and B forward existing requirements of 18.68.120 Utilities. Sections C and D are new,
and are based on the state model code.
The following standards apply to new development where extension of electric power or communication
lines is required:
A. General Provision.
The developer is responsible for coordinating his or her development plan with
the applicable utility providers and paying for the extension/installation of utilities not otherwise
available to the subject property.
B. Height.
Utility transmission and distribution lines, poles, and towers may exceed the height limits
otherwise provided for in this title, except for wireless communication systems as provided in
section and in the Airport Overlay.
C. Underground Utilities.
1. General Requirement.
The requirements of the utility service provider shall be met. All utility
lines in new developments, including but not limited to those required for electric,
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18-4.6 – Public Facilities
communication, and lighting, and related facilities, shall be placed underground, except as
provided for in 18-4.6.080.D, below., except where the City decision-making bodyreview
authority determines that placing utilities underground would adversely impact adjacent land
uses. Screening and buffering of aAbove ground facilities, where permitted, shall be screened to
protect the public health, safety, or welfare.
2. Subdivisions.
The following additional standards apply to all new subdivisions, in order to
facilitate underground placement of utilities:
a. The developer shall make all necessary arrangements with the serving utility to provide the
underground services. Care shall be taken to ensure that all above ground equipment does
not obstruct vision clearance areas for vehicular traffic, per section 18-2.4.040;
b. The City reserves the right to review and approve the location of all surface-mounted
facilities;
c. All underground utilities installed in streets must be constructed and approved by the
applicable utility provider prior to the surfacing of the streets; and
d. Stubs for service connections shall be long enough to avoid disturbing the street
improvements when service connections are made.
D. Exception to Undergrounding Requirement.
The City may waive the undergrounding standard
where existing physical constraints, such as geologic conditions, streams, or existing development
conditions make underground placement impractical.
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18-4.7 – Signs
Chapter 18-4.7 - Signs
Sections
18-4.7.010 Purpose
18-4.7.020 Applicability
18-4.7.030 General Sign Regulations
18-4.7.040 Exempted Signs
18-4.7.050 Prohibited Signs
18-4.7.060 Residential and North Mountain Sign Regulations
18-4.7.070 Commercial-Downtown Zone
18-4.7.080 Commercial, Health Care, Employment, Croman Mill and Industrial Zones
18-4.7.090 Freeway Sign Overlay
18-4.7.100 Construction and Maintenance Standards
18-4.7.110 Nonconforming Signs
18-4.7.120 Governmental Signs
18-4.7.130 Historic Signs
Comment:
Chapter 18-4.7 carries forward Ashland’s existing sign regulations, Chapter 18.96 Sign Regulations,
which were updated in 2009. The wording and organization is improved, but the requirements remain the same
except if specifically noted. The sign definitions are relocated to the definitions chapter.
The chapter was reorganized for a more logical flow and consistency with other chapters (e.g., applicability and
general at the beginning of the chapter) since the Planning Commissions reviewed the previous draft.
18-4.7.010 Purpose
This chapter shall hereafter be known and designated as the "Sign Code of the City of Ashland", and is
Chapter 18-4.7 contains standards for the design and location of signs. The regulations are intended to
recognize in recognition of the important function of signs and the need to safeguard and enhance the
economic and aesthetic values in the City of Ashland through regulation of such factors as size,
number, location, illumination, construction, and maintenance of signs; and thereby safeguard public
health, safety and general welfare.
18-4.7.020 Applicability
A.
The requirements of chapter 18-4.7 apply to signs in all zones, except those specifically exempted,
whenever a sign is altered, erected, or replaced.
B. Permitting.
1. A Sign Permit, granted through Ministerial review pursuant to section 18-5.5.040, is required in
each of the following instances and prior to installing any sign to ensure compliance with City
standards.
a. Upon the erection of any new sign except exempted signs.
b. To make alteration to an existing sign, including a change in the size or materials. Permits
shall not be required for minor maintenance and repairs to existing signs or for changes in
sign copy for conforming signs.
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18-4.7 – Signs
c. To alter an existing non-conforming sign, subject to section 18-4.7.140.
d. To erect a temporary sign for a new business subject to 18-4.7.040.D.
2. Submission Requirements. For the purposes of review by the Staff Advisor and Building Official,
a drawing to scale shall be submitted which indicates fully the material, color, texture,
dimensions, shape, relationand location, attachment to building and other structures, structural
elements of the proposed sign, and the size and dimensions of any other signs located on the
applicant's building or property.
3. Sign Permit Fee. The fee for a Sign Permit shall be as set forth in the annual Miscellaneous
Fees and Charges, as adopted by the City Council. The fee for any sign that is erected without
a Sign Permit shall be double the regular sign fee.
C. Temporary Signs for New Businesses.
The Staff Advisor or his/her designate can issue a permit
for a temporary sign for new businesses for a period not to exceed seven days. A permit is required
for these signs but the permit fee is waived.
Comment:
The state record retention schedule requires sign permit records to be retained for the life of the sign.
E.Sign Permit Record Required.
The Planning Department shall keep a copy and permanent record
of each sign permit issued.
Comment:
Section D 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.
D. Exceptions and Variances.
Requests to depart from the requirements of sections 18-4.7.030
General Regulations, 18-4.7.110 Nonconforming Signs and 18-4.7.130 Historic Signs are subject to
subject to chapter 18-5.5 Variances. Exceptions and Variances to the remaining sections of chapter
18-4.7 Signs are prohibited.
18-4.7.030 General Sign Regulations
The following general provisions shall govern all signs in addition to all other applicable provisions of
this chapter.
A. Bulletin Board or Reader Board.
Twenty percent of permitted sign area may be allowed as a
bulletin board or reader board.
B. Placement of Signs.
1. Near Residential. No sign shall be located in a commercial or industrial zone so that it is
primarily visible only from a residential zone.
Comment:
Definition of vision clearance area moved to part 18-6 Definitions.
2. Near Street Intersections. No signs in excess of 2 ½ feet in height shall be placed in the vision
clearance area. The vision clearance area is the triangle formed by a line connecting points
twenty-five (25) feet from the intersection of property lines. In the case of an intersection
involving an alley and a street, a line connecting points ten (10) feet along the alley and twenty-
five feet (25’) along the street forms the triangle. When the angle of intersection between the
street and the alley is less than thirty (30) degrees, the distance shall be twenty-five (25) feet.
This provision shall apply to all zones.
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18-4.7 – Signs
3. Near Driveways. No sign or portion of thereof shall be erected within ten feet of driveways
unless the same is less than 2 ½ feet in height.
4. Future Street Right-of-Way. No sign or portion thereof shall be erected within future street right-
of-ways, as depicted upon the Master Street Plan Street Dedication Map, unless and until an
agreement is recorded stipulating that the sign will be removed or relocated upon street
improvements at no expense to the City.
C. Obstruction by Signs.
No sign or portion thereof shall be placed so that it obstructs any fire
escape, stairway, or standpipe; interferes with human exit through any window of any room located
above the first floor of any building; obstructs any door or required exit from any building; or
obstructs any required light or ventilation.
D. Unsafe or Illegal Signs.
1. If the Staff Advisor or Building Official shall find finds that any sign is unsafe or insecure, or any
sign erected or established under a Sign Permit has been carried out in violation of said permit
or this chapter, he or she shall give written notice to the permittee or owner thereof to remove or
alter such sign within seven days.
2. The Staff Advisor or Building Official may cause any sign that is an immediate peril to persons
or property, or sign erected without a permit, to be removed immediately, and said sign shall not
be re-established until a valid permit has been issued. Failure to remove or alter said signs as
directed shall subject the permittee or owner to the penalties prescribed in this title.
3. Any person who erects, constructs, prints, paints, or otherwise makes a sign for which a Sign
Permit or approval is required under chapter 18-4.7 without first having determined a permit has
been obtained for such sign, has committed an infraction, and upon conviction thereof is
punishable as prescribed in AMC 1.08.020. It shall not be a defense to this section that such
person erected, constructed, printed, painted, or otherwise made the sign for another.
E. Abatement of Nuisance Signs.
The following signs are hereby declared a public nuisance and
shall be removed or the nuisance abated:
.
1Flashing sign visible from a public street or highway.
.
2Temporary, movable or portable signs located on the publicly owned right-of-way.
.
3Illegal signs.
.
4Signs in obvious disrepair that are not maintained according to the standards set forth in 18-
4.7.110.C.
18-4.7.040 Exempted Signs
The following signs and devices shall not be subject to the provisions of this chapter,except for section
18-4.7.130Enforcement. All of the following exempted signs shall be subject to the other regulations
contained in chapter 18-4.7 relative to the size, lighting or spacing of such signs.
A. Informational Signs.
Informational signs placed or approved for installation by the City of Ashland
or by the State or Oregon in the publicly owned right-of-way. Collective identification or directory
signs placed by the City of Ashland showing the types and locations of various civic, business,
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18-4.7 – Signs
recreation, historic interest areas, or other similar uses, when such signs are located on publicly
owned right-of-way or on City of Ashland property. See also, section 18-4.7.140 Government Signs.
B. Memorials.
Memorial tablets, cornerstones, or similar plaques not exceeding six square feet in
size.
C. Flags.
Flags of national, state, or local governments.
D. Historic Signs.
Historic signs are exempt from some provisions of chapter 18-4.7. Please refer to
18-4.7.150.D Historic Signs.
E. Interior Signs.
Signs within a building provided they are not visible to persons outside the building.
F. Signs Not Visible from Public Way.
Any sign which is not visible to motorists or pedestrians on
any public highway, sidewalk, street, or alley.
G. Small, Incidental Signs.
Small incidental signs provided said signs do not exceed two square feet
in area per sign, not more than two in number on any parcel or two per business frontage,
whichever is greater. Within the Downtown Design Standards Zone, three incidental signs with a
total area of seven square feet, provided no single incidental sign exceeds three square feet in
area, are allowable per business frontage.
H. String of Lights.
Strings of lights in non-residential zones where the lights do not exceed five watts
per bulb do not flash or blink in any way. Strings of lights in residential zones are not regulated.
I. Temporary Signs, Charitable Organization.
Temporary, non-illuminated signs not exceeding 16
square feet for charitable fundraising events placed by non-profit and charitable organizations. Such
signs shall not be placed more than seven days prior to the event and must be removed within two
days following the event. No more than two such events may be advertised in this manner per lot
per year.
J. Temporary Signs, Construction. with an
Temporary, non-illuminated construction signs on a lot
aggregate area not exceeding 16 square feet in residential areas or 32 square feet in commercial
and industrial areas per lot, provided said signs are removed within seven days of completion of the
project. Such signs shall be limited to no more than four signs per lot. Freestanding temporary
construction signs shall be no greater than five feet above grade.
K. Temporary Signs, Elections.
Temporary, non-illuminated signs not exceeding four square feet,
provided the signs are erected no more than 45 days prior to and removed within seven days
following an election.
L. Temporary Signs, Real Estate.
Temporary, non-illuminated real estate signs not exceeding six
square feet in residential areas or twelve square feet in commercial and industrial areas, provided
said signs are removed within fifteen days from the sale, lease or rental of the property. Such signs
shall be limited to one sign per lot. Freestanding temporary real estate signs shall be no greater
than five feet above grade.
M. Temporary Window Signs, Non-Residential Zone.
Temporary signs painted or placed upon a
window in a non-residential zone, when such signs do not obscure more than 20 percent of such
window area, and are maintained for a period not exceeding seven days. Signs that remain longer
than seven days will be considered permanent and must comply with the provisions of this chapter.
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18-4.7 – Signs
18-4.7.050 Prohibited Signs
Notwithstanding section 18-4.7.020 Exempted Signs, and except as provided by section 18-4.7.140
Government Signs, the following signs and sign elements are prohibited:
A.
No movable sign, temporary sign, or bench sign shall be permitted except as may be provided in
section 18-4.7.020.
B.
No wind sign, device, or captive balloon shall be permitted except as may be provided in section
18-4.7.020 ,18-4.7.070.G and 18-4.7.080.E.
C.
No flashing signs shall be permitted.
D.
No sign shall have or consist of any moving, rotating, or otherwise animated part.
E.
No three-dimensional statue, caricature, or representation of persons, animals or merchandise shall
be used as a sign or incorporated into a sign structure except as may be provided in 18-
4.7.070.B.5.
F.
No public address system or sound devices shall be used in conjunction with any sign or
advertising device.
G.
No roof signs or signs which project above the roof shall be permitted.
H.
No exposed sources of illumination shall be permitted on any sign, or for the decoration of any
building, including, but not limited to, neon or fluorescent tubing and flashing incandescent bulbs,
except when the source of illumination is within a building, and at least ten feet from a window
which allows visibility from the public right-of-way, or when a sign is internally illuminated, or the
source of light is fully shielded from the public view.
I.
No signs that use plastic as part of the exterior visual effects or are internally illuminated in the
Historic District, as identified in the Ashland Comprehensive Plan or in any residential zones shall
be permitted.
J.
No bulletin boards or signs with changeable copy shall be permitted, except as allowed in 18-
4.7.050.C.
K.
No wall graphics shall be permitted.
L.
No unofficial sign which purports to be, is an imitation of, or resembles an official traffic sign or
signal, or which attempts to direct the movement of traffic, or which hides from view any official
traffic sign or signal shall be permitted.
M.
Vehicle signs used as static displays such that the primary purpose of the vehicle is the display of
the sign, placed or parked on the public right-of-way for a continuous period of two days or more.
Vehicles and equipment regularly used in the conduct of the business such as delivery vehicles,
construction vehicles, fleet vehicles, or similar uses, shall not be subjected to this prohibition.
18-4.7.060 Residential and North Mountain Sign Regulations
Signs in the residential zones and North Mountain Neighborhood District (NM) shall conform to the
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18-4.7 – Signs
following regulations:
A. Special Provisions
1. No sign or portion thereof shall extend beyond any property line of the premises on which such
sign is located.
2. Internally illuminated signs shall not be permitted.
3. Nothing contained herein shall be construed as permitting any type of sign in conjunction with a
commercial use allowed as a home occupation, as no signs are allowed in conjunction with a
home occupation. Signs in residential areas are only permitted in conjunction with a Conditional
Use.
B. Type of Signs Permitted
1. Neighborhood Identification Signs. One sign shall be permitted at each entry point to residential
developments not exceeding an area of six square feet per sign with lettering not over nine
inches in height, located not over three feet above grade.
2. Conditional Uses. Uses authorized in accordance with the chapter 18-5.4 Conditional Use
Permits may be permitted one ground sign not exceeding an overall height of five feet and an
area of 15 square feet, set back at least ten feet from property lines; or one wall sign in lieu of a
ground sign. Such signs shall be approved in conjunction with the issuance of such Conditional
Use Permit. Said signs shall not use plastic as part of the exterior visual effect and shall not be
internally illuminated.
3. Retail and Traveler’s Accommodation Uses. Retail commercial uses allowed as a conditional
use in the Railroad District and traveler's accommodations in residential zones shall be allowed
one wall sign or one ground sign that meets the following standards:
a. The total size of the sign is limited to six square feet.
b. The maximum height of any ground sign is to be three feet above grade.
c. The sign must be constructed of wood and cannot be internally illuminated.
Signs for approved non-residential uses
4. North Mountain Neighborhood District (NM) Signs.
within the NM-R-1-5, NM-C and NM Civic zones shall be permitted one ground sign not
exceeding an overall height of five feet and an area of 15 square feet, set back at least ten feet
from property lines; or one wall or awning sign in lieu of a ground sign. Said signs shall not use
plastic as part of the exterior visual effect and shall not be internally illuminated.
18-4.7.070 Commercial-Downtown OverlayDistrict Zone
Signs in the Commercial-Downtown (C-1-D) zone Overlay District shall conform to the following
regulations.
A. Special Provisions
1. Frontage. The number and use of signs allowed by virtue of a given business frontage shall be
placed only upon such business frontage.
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18-4.7 – Signs
2. Aggregate Number of Signs. The aggregate number of signs for each business shall be two
signs for each business.
3. Material. No sign in the C-1-D zone Commercial-Downtown Overlay District shall use plastic as
part of the exterior visual effects of the sign.
.
4. Aggregate Area of Signs The aggregate area of all signs established by and located on a given
street frontage shall not exceed an area equal to one square foot for each lineal foot of street
frontage. Aggregate area shall not include nameplates, and real estate and construction signs.
B. Permitted Wall Signs
1. Number. Two signs per building frontage shall be permitted for each business, or one sign per
frontage for a group of businesses occupying a single common space or suite.
2. Area. Buildings with two or fewer business frontages shall be permitted one square foot of sign
area for each lineal foot of business frontage. For the third and subsequent business frontage
on a single building, the business shall be permitted one square foot of sign area for every two
lineal feet of business frontage. The maximum sign area on any single business frontage shall
not exceed 60 square feet. Business frontages of three or more, on a single building, shall
comply with the following standards established within in chapter 18-4.2 Building Placement,
Orientation and Design the City’ s Site Design and Use Standards:
a. A pedestrian entrance designed to be attractive and functional, and open to the public
during all business hours; and
b. The pedestrian entrance shall be accessed from a walkway connected to a public sidewalk.
3. Projection. Signs may project a maximum of two feet from the face of the building to which they
are attached, provided the lowest portion of the sign is at least eight feet above grade. Any
portion lower than eight feet may only project four inches.
4. Extension Above Roofline. Signs may shall not project above the roof or eave line of the
building.
C. Permitted Ground Signs
. One sign, in lieu of a wall sign, shall be permitted for each lot with a street frontage in
1. Number
excess of 50 lineal feet. Corner lots can count one street frontage. Two or more parcels of less
than 50 feet may be combined for purposes of meeting the foregoing standard.
. Signs shall not exceed an area of one square foot for each two lineal feet of street
2. Area
frontage, with a maximum area of 60 square feet per sign.
3. Placement. Signs shall be placed so that no sign or portion thereof shall extend beyond any
property line of the premises on which such sign is located. Signs on corner properties shall
also comply with the vision clearance provisions of 18-4.7.050.F.
4. Height. No ground sign shall be in excess of five feet above grade.
D. Permitted Marquee or Awning Signs
1. Number. A maximum of two signs shall be permitted for each business frontage in lieu of wall
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18-4.7 – Signs
signs.
2. Area. Signs shall not exceed the permitted aggregate sign area not taken up by a wall sign.
3. Projection. Signs may shall not project beyond the face of the marquee if suspended, or above
the face of the marquee if attached to and parallel to the face of the marquee.
4. Height. Signs shall have a maximum face height of nine inches if placed below the marquee.
5. Clearance Above Grade. The lowest portion of a sign attached to a marquee shall not be less
than seven feet, six inches above grade.
6. Signs Painted on a Marquee. Signs can be painted on the marquee in lieu of wall signs provided
the signs do not exceed the permitted aggregate sign area not taken up by wall signs.
E. Permitted Projection Signs.
1. Number. One sign shall be permitted for each business or group of businesses occupying a
single common space or suite in lieu of a wall sign.
2. Area. Except for marquee or awning signs, a projecting sign shall not exceed an area of one
square foot for each two feet of lineal business frontage that is not already utilized by a wall
sign. The maximum area of any projecting sign shall be 15 square feet.
3. Projection. Signs may project from the face of the building to which they are attached a
maximum of two feet if located eight feet above grade, or three feet if located nine feet above
grade or more.
4. Height and Extension Above Roof Line. Signs shall not extend above the roofline, eave or
parapet wall of the building to which they are attached, or be lower than eight feet above grade.
5. Limitation on Placement. No projecting sign shall be placed on any frontage on an arterial street
as designated in the Ashland Comprehensive Plan.
F. Permitted Three-Dimensional Signs.
1. Number. One three-dimensional sign shall be permitted for each lot in lieu of one three-square
foot incidental sign otherwise allowed per 18-4.7.030.H.
Flat surfaces in excess of two square feet shall count toward the total aggregate
2. Surface Area.
sign area per 18-4.7.070.A.4.
The three-dimensional sign shall be located so that no sign or portion thereof is
3. Placement.
within a public pedestrian easement or extends beyond any property line of the premises on
which such sign is located into the public right-of-way unless the sign is attached to the face of
the building and located eight feet above grade, or the sign is attached to a marquee with the
lowest portion of the sign not less than seven feet, six inches above grade not projecting
beyond, or above, the face of the marquee.
4. Dimensions.No three-dimensional sign shall have a height, width, or depth in excess of three
feet.
5. Volume. The volume of the three-dimensional sign shall be calculated as the entire volume
within a rectangular cube enclosing the extreme limits of all parts of the sign and shall not
City of Ashland 4-47 Draft 3 – February 2014
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18-4.7 – Signs
exceed three cubic feet. For the purposes of calculating volume the minimum dimension for
height, width, or depth shall be considered one foot.
6. Materials. The three-dimensional signs shall be constructed of metal, wood, bronze, concrete,
stone, glass, clay, fiberglass, or other durable material, all of which are treated to prevent
corrosion or reflective glare. Three-dimensional signs shall not be constructed of plastic. Three-
dimensional signs shall not be internally illuminated or contain any electrical component.
G. Permitted Portable Business Signs
1. Number.One portable business sign, limited to sandwich boards, pedestal signs, ‘A’ frame
signs, flags, and wind signs, shall be allowed on each lot excepting that buildings, businesses,
shopping centers, and business complexes with permanent ground signs shall not be permitted
to have portable signs.
2. Area. Sign area shall be deducted from the aggregate sign allowed for exempt incidental signs
established in 18-4.7.020.H. Signs shall not exceed an area of four square feet per face
including any border or trim, and there shall be no more than two faces.
3. Height.Sandwich board signs and ‘A’ frame signs shall not extend more than three feet above
the ground on which it is placed. Pedestal signs shall not extend more than four feet above the
ground on which it is placed. A freestanding wind sign shall not extend more than five feet
above the ground on which it is placed.
4. Placement. Signs shall be placed so that no sign or portion thereof shall extend beyond any
property line of the premises on which such sign is located. Portable signs shall be located
within ten feet of the business entrance and shall not be placed on public right-of-way. No
portable business sign shall be constructed and placed so as to interfere with pedestrian ingress
and egress as regulated within AMC Title 13 Streets and Sidewalks.
Signs shall be anchored, supported, or designed as to prevent tipping over,
5. General Limitations.
which reasonably prevents the possibility of signs becoming hazards to public health and safety.
Signs shall not be constructed of plastic, illuminated or contain any electrical component. No
objects shall be attached to a portable sign such as but not limited to balloons, banners,
merchandise, and electrical devices. Portable business signs shall be removed at the daily
close of business. These signs are prohibited while the business is closed.
18-4.7.080 Commercial, Health Care, Employment, Croman Mill and Industrial Districts
Zones
Comment:
The existing sign code does not address the Health Care Services zone, and the commercial sign
section has historically been used for these areas. As a result, HC has been added to the introduction of this
section to make the application clear.
Signs in the Commercial (C-1), Health Care (H-C), Employment (E-1), Croman Mill (CM), Industrial (M-
1), excepting the Commercial-Downtown Zone and the Freeway Sign Overlay, shall conform to the
following regulations:
A. Special Provisions
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18-4.7 – Signs
1. Frontage. The number and use of signs allowed by virtue of a given business frontage shall be
placed only upon such business frontage.
2. Aggregate Number of Signs. The aggregate number of signs for each business shall be two
signs for each business frontage.
3. Aggregate Area of Signs.The aggregate area of all signs established by and located on a given
street frontage, shall not exceed an area equal to one square foot of sign area for each lineal
foot of street frontage. Aggregate area shall not include nameplates, and temporary real estate
and construction signs.
B. Permitted Wall Signs
1. Number. Two signs per building frontage shall be permitted for each business or group of
businesses occupying a single common space or suite in lieu of a wall sign.
2. Area. Buildings with two or fewer business frontages shall be permitted one square foot of sign
area for each lineal foot of business frontage. For the third and subsequent business frontages
on a single building, the business shall be permitted one square foot of sign area for every two
lineal feet of business frontage. The maximum sign area on any single business frontage shall
not exceed 60 square feet. Business frontages of three or more, on a single building, shall
comply with the following criteria established in chapter 18-4.2 Building Placement, Orientation
and Design within the City’ s Site Designand Use Standards:
a. A pedestrian entrance designed to be attractive and functional, and open to the public
during all business hours; and
b. The pedestrian entrance shall be accessed from a walkway connected to a public sidewalk.
3. Projection.Except for marquee or awning signs, a projecting sign may project a maximum of
two feet from the face of the building to which they are attached, provided the lowest portion of
the sign is at least eight feet above grade. Any portion lower than eight feet can only project four
inches.
Signs may not project above the roof or eave line of the building.
4. Extension Above Roofline.
C. Permitted Ground Signs
1. Number. One sign shall be permitted for each lot with a street frontage in excess of 50 lineal
feet. Corner lots can count both street frontages in determining the lineal feet of the street
frontage but only one ground sign is permitted on corner lots. Two or more parcels of less than
50 feet may be combined for purposes of meeting the foregoing standard.
2. Area. Signs shall not exceed an area of one square foot for each two lineal feet of street
frontage, with a maximum area of 60 square feet per sign.
3. Placement. Signs shall be placed so that no sign or portion thereof shall extend beyond any
property line of the premises on which such sign is located. Signs on corner properties shall
also comply with the vision clearance provisions of 18-4.7.050.F.
4. Height.No ground sign shall be in excess of five feet above grade.
D. Permitted Awning or Marquee Signs
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18-4.7 – Signs
1. Number. Two signs shall be permitted for each business frontage in lieu of wall signs.
2. Area.Signs shall not exceed the permitted aggregate sign area not taken up by a wall sign.
3. Projection. Signs may not project beyond the face of the marquee if suspended, or above or
below the face of the marquee if attached to and parallel to the face of the marquee.
4. Height.Signs shall have a maximum face height of nine inches if attached to the marquee.
5. Clearance Above Grade.The lowest portion of a sign attached to a marquee shall not be less
than seven feet, six inches above grade.
6. Signs Painted on a Marquee. Signs can be painted on the marquee in lieu of wall sign provided
the signs do not exceed the permitted aggregate sign area not taken up by wall signs.
E. Permitted Portable Business Signs
1. Number.One portable business sign, limited to sandwich boards, pedestal signs, ‘A’ frame
signs, flags, and wind signs, shall be allowed on each lot excepting that buildings, businesses,
shopping centers, and business complexes with permanent ground signs shall not be permitted
to have portable signs.
2. Area. Sign area shall be deducted from the aggregate sign allowed for exempt incidental signs
established in 18-4.7.020.H. Signs shall not exceed an area of four square feet per face
including any border or trim, and there shall be no more than two faces.
3. Height.Sandwich board signs and ‘A’ frame signs shall not extend more than three feet above
the ground on which it is placed. Pedestal signs shall not extend more than four feet above the
ground on which it is placed. A freestanding wind sign shall not extend more than five feet
above the ground on which it is placed.
Signs shall be placed so that no sign or portion thereof shall extend beyond any
4. Placement.
property line of the premises on which such sign is located. Portable signs shall be located
within ten feet of the business entrance and shall not be placed on public right-of-way. No
portable business sign shall be constructed and placed so as to interfere with pedestrian ingress
and egress as regulated within AMC Title 13 Streets and Sidewalks.
Signs shall be anchored, supported, or designed as to prevent tipping over,
5. General Limitations.
which reasonably prevents the possibility of signs becoming hazards to public health and safety.
Signs shall not be constructed of plastic, illuminated or contain any electrical component. No
objects shall be attached to a portable sign such as but not limited to balloons, banners,
merchandise, and electrical devices. Portable business signs shall be removed at the daily
close of business. These signs are prohibited while the business is closed.
F. Permitted Three-Dimensional Signs
1. Number. One three-dimensional sign shall be permitted for each lot in lieu of one three 3-square
foot incidental sign otherwise allowed per 18-4.7.020.H.
2. Surface Area. Flat surfaces in excess of two square feet shall count toward the total aggregate
sign area per 18-4.7.080.A.4.
3. Placement. The three-dimensional sign shall be located so that no sign or portion thereof is
City of Ashland 4-50 Draft 3 – February 2014
Land Use Ordinance
18-4.7 – Signs
within a public pedestrian easement or extends beyond any property line of the premises on
which such sign is located into the public right-of-way unless the sign is attached to the face of
the building and located eight feet above grade, or the sign is attached to a marquee with the
lowest portion of the sign not less than seven feet, six inches above grade not projecting
beyond, or above, the face of the marquee.
4. Dimensions.No three-dimensional sign shall have a height, width, or depth in excess of three
feet.
5. Volume. The volume of the three-dimensional sign shall be calculated as the entire volume
within a rectangular cube enclosing the extreme limits of all parts of the sign and shall not
exceed three cubic feet. For the purposes of calculating volume the minimum dimension for
height, width, or depth shall be considered one foot.
6. Materials.The three-dimensional signs shall be constructed of metal, wood, bronze, concrete,
stone, glass, clay, fiberglass, or other durable material, all of which are treated to prevent
corrosion or reflective glare. Three-dimensional signs shall not be constructed of plastic. Three-
dimensional signs shall not be internally illuminated or contain any electrical component.
18-4.7.090 Freeway Sign Overlay Zone
A. Purpose.
This special overlay zone is intended to provide for and regulate certain ground signs that
identify businesses in commercial zones located at freeway interchanges.
B. Establishment and Location of Freeway Sign Zones.
Freeway sign zones shall be depicted on
the official zoning map of the City and identified as the Freeway Sign Overlay District.
C. Freeway Sign Overlay Sign Regulations.
All signs in this zone shall comply with section 18-
4.7.080, except for ground signs, which shall comply with the provisions of 18-4.7.090.D, Ground
Sign Regulations.
D. Ground Sign Regulations.
1. Number. One freeway sign shall be permitted for each lot in addition to the signs allowed by
section 18-4.7.080.
2. Area. Signs shall not exceed an area of 100 square feet per sign.
3. Height. Signs shall not exceed a height of 2,028 feet above mean sea level.
18-4.7.100 Construction and Maintenance Standards
A. Materials of Construction
1. Single and Multi-Family Residential Zones. All signs and their supporting member may be
constructed of any material subject to the provisions of this chapter.
. All signs and their supporting members shall be constructed
2. Commercial and Industrial Zones
of non-combustible materials or fire-retardant treated wood which maintains its fire-resistive
qualities when tested in accordance with the rain and weathering tests of the U.B.C. Standards
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18-4.7 – Signs
No. 32-37Building Code, unless otherwise provided in this section.
3. Non-Treated Signs. All wall, ground, marquee and projecting signs of twenty square feet or less
may be constructed of non-treated wood.
4. Real Estate and Construction Signs. All signs may be constructed of compressed wood particle
board or other material of similar fire resistivity.
5. Directly Illuminated Signs. All signs illuminated from within may be faced with plastics approved
by the Building Code.
6. Glass. All glass used in signs shall be shatter-resistant, or covered by a shatter-resistant
material.
7. Wood. Wood in contact with the ground shall be foundation-grade redwood, foundation-grade
cedar, all heartwood cypress, or any species of wood that has been pressure-treated with an
approved preservative. Trim and backing strips may be constructed of wood.
B. Construction Methods
1. All signs shall be constructed of such materials or treated in such manner that normal
weathering will not harm, deface or otherwise affect the sign.
2. All letters, figure and similar message elements shall be safely and securely attached to the sign
structure.
3. All signs shall be designed and constructed to resist the applicable wind loads set forth in the
Building Code.
C. Maintenance.
All signs shall be maintained at all times in a state of good repair, and no person
shall maintain or permit to be maintained on any premises owned or controlled by him/her, any sign
which is in a sagging, leaning, fallen, decayed, deteriorated or other dilapidated or unsafe condition.
18-4.7.110 Nonconforming Signs
Any sign that does not conform to a provision of chapter 18-4.7 and has been in existence for more
than five yearsis subject to the requirements of this section, as follows:
A. Alteration of Any Existing Nonconforming Sign.
It is unlawful to alter any existing
nonconforming sign.The sign must be brought into conformance with this Title upon any physical
alteration. Acts of God or vandalism which damage these nonconforming signs shall be exempt
from this section, if the cost of the repair is less than 50 percent of the cost of replacing the sign
with a conforming sign. However, the signs must be restored to their original design with a $10.00
fee will be ,and a Sign Permit is required prior to the repair work.
B. Land Use Actions Requiring Conformance.
Any nonconforming sign used by a business,
shopping center, or business complex must be brought into conformance prior to any expansion or
change in use that requires a Site Review or Conditional Use Permit. All nonconforming signs must
be brought into conformance with chapter 18-4.7, the same provisions as are required for new
signs. No building permits for new construction may be issued until this provision is complied with.
City of Ashland 4-52 Draft 3 – February 2014
Land Use Ordinance
18-4.7 – Signs
C. Sign Variances.
Variances can be granted using the variance procedure of chapter 18-5.7 this Title
to alleviate unusual hardships or extraordinary circumstances that exist in bringing nonconforming
signs into conformity. The variance granted shall be the minimum required to alleviate the hardship
or extraordinary circumstance.
18-4.7.120 Governmental Signs
Governmental agencies may apply for a Conditional Use Permit to place a sign that does not conform
to this chapter when it is determined that, in addition to meeting the criteria for a conditional use, the
sign is necessary to further that agency's public purpose.
18-4.7.130 Historic Signs
A. Historic Sign Inventory.
The inventory of historically significant signs shall be established by
resolution of the City Council.
B. Criteria for Designation of Historic Signs.
All signs for which designation as a Historic Sign are
requested shall be substantially in existence at the time of the application; shall be displayed in their
original location; shall be in association with an important event, person, group, or business in the
history of the City of Ashland; shall follow a guideline of being in existence for approximately 40
years; and shall meet one of the following criteria:
1. The sign is exemplary of technology, craftsmanship or design of the period when it was
constructed, uses historic sign materials or means of illumination, and is not significantly altered
from its historic period. If the sign has been altered, it must be restorable to its historic
appearance.
2. The sign is integrated into the architecture of the building and is exemplary of a historically
significant architectural style.
C. Procedure for Designating Historic Signs.
The owner of any sign may request that said sign be
reviewed for significance in the Historic Sign Inventory upon written application to the City Council.
Application fees shall be the same as for Type II applications. Applications shall include written
findings addressing the criteria for designation of historic signs, and current and historic
photographs of the sign, if available.
1. The Council shall refer all requests for inclusion on the Historic Sign Inventory to the Historic
Commission for review and recommendation to the Council within 30 days of the request.
Notice of the Historic Commission meeting shall be mailed to all affected property owners within
100 feet of the subject property. If a recommendation is not made within 30 days, the request
shall be forwarded to the Council without a recommendation.
2. The Council shall, after receiving the recommendation of the Historic Commission or after 30
days, provide notice to all affected property owners within 100 feet of the subject property of a
public hearing before the City Council.
3. The Council shall decide, based on the criteria above and the recommendation of the Historic
Commission, whether to approve the request to include the sign on the inventory.
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18-4.7 – Signs
4. Inclusion on the Historic Sign Inventory shall be by resolution of the Council.
5. The burden of proof shall be on the applicant.
D. Historic Signs Exempt from Certain Requirements.
Signs on the Historic Sign Inventory in any
zone shall be exempt from the requirements of chapter 18-4.7, except sections 18-4.7.100 and 18-
4.7.110.D. Also, that the sign area of the historic sign is exempted from the total allowable sign
area, as defined in this section, except as modified by Council conditions in E. below.
E. Conditions on Historic Signs
. The City Council shall have the authority to impose conditions
regulating area, maintenance, etc. on the signs included in the Historic Sign Inventory to further the
purpose and intent of chapter 18-4.7.
F. Removal or Demolition.
Removal or demolition of a Historic Sign shall be done under permit and
approval of the Staff Advisor. The Historic Commission shall review the permit at their next regularly
scheduled meeting and shall have the authority to delay issuance for 30 days from the date of their
review meeting. Such delay shall be to allow the Commission the opportunity to discuss alternate
plans for the sign with the applicant.
G. Involuntary Damage or Destruction.
Signs on the Historic Sign Inventory, which have been
destroyed or damaged by fire or other calamity, by act of God or by public enemy to an extent
greater than 50 percent, may be reconstructed in an historically accurate manner. Such
reconstruction shall be authorized by the City Council, only after determination that the
reconstruction will be an accurate duplication of the historic sign, based on review of photographic
or other documentary evidence specifying the historic design. The Historic Commission shall review
and make recommendations to the City Council on all such reconstructions.
H. Maintenance and Modification of Historic Signs.
1. All parts of the historic sign, including but not limited to neon tubes, incandescent lights and
shields, and sign faces, shall be maintained in a functioning condition as historically intended for
the sign. Replacement of original visible components with substitutes to retain the original
appearance shall be permitted provided such replacements accurately reproduce the size,
shape, color and finish of the original. Failure to maintain the sign in accord with this section
shall be grounds for review of the historic sign designation by the City Council.
2. Modifications of a historic sign may be allowed, after review by the Historic Commission and
approval by the City Council, only if such modifications do not substantially change the historic
style, scale, height, type of material or dimensions of the historic sign, and does not result in a
sign which does not meet the criteria for designation as a historic sign.
3. Changes in the location of a historic sign may be allowed, after review by the Historic
Commission and approval by the City Council, only if such locational change does not result in
the sign no longer meeting the criteria for designation as a historic sign.
Comment:
The enforcement section is deleted because it repeats the enforcement requirements included
chapter 18-1.6 Zoning Permit Expiration, Extension and Enforcement in the ULUO.
18-4.7.140Enforcement
City of Ashland 4-54 Draft 3 – February 2014
Land Use Ordinance
18-4.7 – Signs
The portions of this chapter relating to the structural characteristics and safety of signs shall be
enforced by the Building Official or his/her designate; all other portions shall be enforced by the Staff
Advisor or designate.
City of Ashland 4-55 Draft 3 – February 2014
Land Use Ordinance
18-4.8 – Solar Access
Chapter 18-4.8 - Solar Access
Sections
18-4.8.010 Purpose
18-4.8.020 Applicability
18-4.8.030 Solar Setbacks
18-4.8.040 Solar Access Performance Standard
18-4.8.050 Solar Orientation Standards
18-4.8.060 Solar Access Permit for Protection from Shading by Vegetation
18-4.8.070 Effect and Enforcement.
Comment:
This chapter carries forward 18.70 Solar Access with only minor edits, renumbering of sections and
cross-references, and removal of the definitions. The definitions are consolidated in Part 18-6 Definitions.
The chapter was reorganized for a more logical flow and consistency with other chapters (e.g., applicability and
general at the beginning of the chapter) since the Planning Commissions reviewed the previous draft.
For example, the solar access permit for protection from shading by vegetation was previously covered in three
separate sections and is consolidated into one section.
18-4.8.010 Purpose
The purpose of this chapter is to provide protection of a reasonable amount of sunlight from shade from
structures and vegetation whenever feasible to all parcels in the City to preserve the economic value of
solar radiation falling on structures, investments in solar energy systems, and the options for future
uses of solar energy.
18-4.8.020 Applicability
A. Lot Classifications.
All lots shall meet the provisions of this section and will be classified according
to the following formulas and table:
1. Standard A LotsFormula I.Lots whose north-south lot dimension exceeds that calculated by
Formula I shall be required to meet the setback standard A in 18-4.8.030.A.
30'
Minimum N/S lot dimension for Formula I =
0.445 + S
Where: S is the decimal value of slope, as defined in part 18-6 Definitions and Rules of
Measurements.
2. Standard B LotsFormula II.Those lots whose north-south lot dimension is less than that
calculated by Formula I, but greater than that calculated by Formula II, shall be required to meet
thesetback standard B in 18-4.8.030.B.
10'
Minimum N/S lot dimension for Formula II =
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18-4.8 – Solar Access
0.445 + S
3. Standard C Lots. Those lots whose north-south lot dimension is less than that calculated by
setback standard C in 18-4.8.030.C.
Formula II shall be required to meet the
Table 18-4.8.020.A: Lot Classification Standards
Slope -.30 -.25 -.20 -.15 -.10 -.05 0.0 .05 .10 .15 .20
STD A 207 154 122 102 87 76 67 61 55 50 46
STD B 69 51 41 34 29 25 22 20 18 17 15
Comment:
Subsection B.2, below, carries forward the existing exemptions in 18.32.050 C-1-D(Downtown),
18.53.050 CM (Croman Mill), and 18.30.030.D NM-C (North Mountain Neighborhood Central Overlay). The
addition of the C-1 zone (Commercial) is a revision the Planning Commission discussed in November 2012 as a
change to Part 2 Zoning Regulations, and as per the Commissions input on the Policy Issues and
Recommendations from the 2006 Land Use Ordinance Review.
B. Exemptions.
1. Steep Slopes. Any lot with a slope of greater than 30 percent in a northerly direction, as defined
by this ordinance, shall be exempt from the setback standards in section 18-4.8.030.
2. Zones. Any lot in the C-1-D, CM, NM-C zones, and to properties not abutting a residential zone
in the C-1 zone, shall be exempt from the setback standards in section 18-4.8.030.
3. Existing Shade Conditions. If an existing structure or topographical feature casts a shadow at
the northern lot line at noon on December 21, that is greater than the shadow allowed by the
requirements of this section, a structure on that lot may cast a shadow at noon on December
21, that is not higher or wider at the northern lot line than the shadow cast by the existing
structure or topographical feature. This exemption does not apply to shade caused by
vegetation.
If the applicant demonstrates that the actual shadow that would be cast
4. Actual Shadow Height.
by the proposed structure at noon on December 21 is no higher than that allowed for that lot by
the provisions of this section, the structure shall be approved. Refer to Table 18-4.8.020.B.4,
below, for actual shadow lengths.
Table 18-4.8.020.B.4: Actual Shadow Length (at solar noon on December 21st)
Slope
Height in feet
0.30 -0.25-0.20-0.15-0.10-0.050.00 0.05 0.10 0.15
8 * 55 41 33 27 23 20 18 16 15 13
10 * 69 51 41 34 29 25 22 20 18 17
12 * 83 61 49 41 35 30 27 24 22 20
14 * 96 72 57 47 41 35 31 28 26 24
16 * 110 82 65 54 46 40 36 32 29 27
18 * 124 92 73 61 52 46 40 36 33 30
20 * 138 102 82 68 58 51 45 40 37 34
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18-4.8 – Solar Access
Table 18-4.8.020.B.4: Actual Shadow Length (at solar noon on December 21st)
Slope
Height in feet
0.30 -0.25-0.20-0.15-0.10-0.050.00 0.05 0.10 0.15
22 * 151 113 90 75 64 56 49 44 40 37
24 * 165 123 98 81 70 61 54 48 44 40
26 * 179 133 106 88 75 66 58 53 48 44
28 * 193 143 114 95 81 71 63 57 51 47
30 * 207 154 122 102 87 76 67 61 55 50
32 * 220 164 130 108 93 81 72 65 59 54
34 * 234 174 139 115 98 86 76 69 62 57
36 * 248 184 147 122 104 91 81 73 66 60
38 * 262 195 155 129 110 96 85 77 70 64
40 * 275 205 163 135 116 101 90 81 73 67
Comment:
The wording and format of the previous “variance” section is replaced with the exception terminology.
Section C 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 variances to the solar setback in 18.70.060.
Exceptions to the new solar orientation standards on page132 and 133 are subject to the Exception to the Site
Design and Development Standards.
C. Exceptions and Variances.
Requests to depart from section 18-4.8.030 Solar Setbacks are
subject to 18-4.8.020.C.1 Exception to the Solar Setback, below. Deviations from the standards in
section 18-4.8.050 Solar Orientation Standards are subject to 18-4.1.030.B Exception to the Site
Design and Development Standards.
1. Exception to the Solar Setback. The city approval authority through a Type I review may waive
the standards contained in section 18-4.8.030 Solar Setbacks. In waiving the standards, the
approval authority must, on the basis of the application, investigation and evidence submitted,
find all of the criteria below are met. A.Variances to this Chapter shall be processed as a
Type I procedure, except that variances granted under subsection B of this Section may be
processed as a Staff Permit.
A variance may be granted with the following findings being the sole facts considered by the
Staff Advisor:
a. That the owner or owners of all property to be shaded sign, and record with the County
Clerk on the affected properties' deed, a release form supplied by the City containing the
following information:
i. The signatures of all owners or registered leaseholders holding an interest in the
property in question;
ii. A statement that the waiver applies only to the specific building or buildings to which the
waiver is granted;
iii. A statement that the solar access guaranteed by this section is waived for that particular
structure and the City is held harmless for any damages resulting from the waiver; and
iv. A description and drawing of the shading which would occur.
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18-4.8 – Solar Access
Comment:
Clarification added to that approval criteria for an exception to the solar setback cover the use of both
passive and active solar energy per the Planning Commission comments on the previous draft.
b. The reviewing authority finds that:
i. The exception does not preclude the reasonable use of solar energy (i.e., passive and
active solar energy systems) on the site by future habitable buildings;
ii. The exception does not diminish any substantial solar access which benefits a passive
or active solar energy system used by a habitable structure on an adjacent lot; and
iii. There are unique or unusual circumstances that apply to this site which do not typically
apply elsewhere.
18-4.8.030 Solar Setbacks
A. Setback Standard A.
This setback is designed to ensure that shadows are no greater than six feet
at the north property line. Buildings on lots which are classified as standard A, pursuant to 18-
4.8.020.A.1, and zoned for residential uses shall be set back from the northern lot line according to
the following formula:
SSB = H - 6'
0.445 + S
Where:
SSB
= the minimum distance in feet that the tallest shadow producing point which creates the
longest shadow onto the northerly property must be set back from the northern property line.
H
= the height in feet of the highest shade producing point of the structure which casts the longest
shadow beyond the northern property line.
S
= the slope of the lot, as defined in this chapter.
Table 18-4.8.020.B.4: Actual Shadow Length (at solar noon on Dec. 21st)
Slope
Height in feet
-0.30-0.25-0.20-0.15-0.10-0.05-0.000.05 0.10 0.15
8 * 14 10 8 7 6 5 4 4 4 3
10 * 28 20 6 4 2 0 9 8 7 7
12 * 41 31 24 20 17 15 13 21 11 10
14 * 55 41 33 27 23 20 18 16 15 13
16 * 69 51 41 34 29 25 22 20 18 17
18 * 83 61 49 41 35 30 27 24 22 20
20 * 96 72 57 47 41 35 31 28 26 24
22 * 110 82 65 54 46 40 36 32 29 27
24 * 124 92 73 61 52 46 40 36 33 30
26 * 138 102 82 68 58 51 45 40 37 34
28 * 151 113 90 75 64 56 49 44 40 37
30 * 165 123 98 81 70 61 54 48 44 40
32 * 179 133 106 88 75 66 58 53 48 44
34 * 193 143 114 95 81 71 63 57 51 47
36 * 207 154 122 102 87 76 67 61 55 50
City of Ashland 4-59 Draft 3 – February 2014
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18-4.8 – Solar Access
Table 18-4.8.020.B.4: Actual Shadow Length (at solar noon on Dec. 21st)
Slope
Height in feet
-0.30-0.25-0.20-0.15-0.10-0.05-0.000.05 0.10 0.15
38 * 220 164 130 108 93 81 72 65 59 54
40 * 234 174 139 115 98 86 76 69 62 57
B. Setback Standard B.
This setback is designed to ensure that shadows are no greater than 16 feet
at the north property line. Buildings for lots which are classified as standard B, pursuant to 18-
4.8.020.A.2, for any lot zoned C-1, E-1 or M-1 and not exempt by 18-4.8.020.B, or for any lot not
abutting a residential zone to the north, shall be set back from the northern lot line as set forth in the
following formula:
SSB = H - 16'
0.445 + S
Table 18-4.8.030.B: Setback Standard "B"
Slope
Height in feet
0.30 -0.25-0.20-0.15-0.10-0.050.00 0.05 0.10 0.15
8 * 0 0 0 0 0 0 0 0 0 0
10 * 0 0 0 0 0 0 0 0 0 0
12 * 0 0 0 0 0 0 0 0 0 0
14 * 0 0 0 0 0 0 0 0 0 0
16 * 0 0 0 0 0 0 0 0 0 0
18 * 14 10 8 7 8 5 4 4 4 3
20 * 28 20 16 14 12 10 9 8 7 7
22 * 41 31 24 20 17 15 13 12 11 10
24 * 55 41 33 27 23 20 18 16 15 13
26 * 69 51 54 34 29 25 22 20 18 17
28 * 83 61 49 41 35 30 27 24 22 20
30 * 96 72 57 47 41 35 31 28 26 24
32 * 110 82 65 54 46 40 36 35 29 27
34 * 124 92 73 61 52 46 40 36 33 30
36 * 138 102 82 68 58 51 45 40 37 34
38 * 151 113 90 75 64 56 49 44 40 37
40 * 165 123 98 81 70 61 54 48 44 40
C. Setback Standard C.
This setback is designed to ensure that shadows are no greater than 21 feet
at the north property line. Buildings for lots in any zone whose north/south lot dimension is less than
standard B, pursuant to 18-4.8.020.A.3, shall meet the setback set forth in the following formula:
SSB = H - 21'
0.445 + S
Table 18-4.8.030.C: Setback Standard "C"
Slope
Height in feet
0.30 -0.25-0.20-0.15-0.10-0.050.00 0.05 0.10 0.15
8 * 0 0 0 0 0 0 0 0 0 0
10 * 0 0 0 0 0 0 0 0 0 0
12 * 0 0 0 0 0 0 0 0 0 0
City of Ashland 4-60 Draft 3 – February 2014
Land Use Ordinance
18-4.8 – Solar Access
Table 18-4.8.030.C: Setback Standard "C"
Slope
Height in feet
0.30 -0.25-0.20-0.15-0.10-0.050.00 0.05 0.10 0.15
14 * 0 0 0 0 0 0 0 0 0 0
16 * 0 0 0 0 0 0 0 0 0 0
18 * 0 0 0 0 0 0 0 0 0 0
20 * 0 0 0 0 0 0 0 0 0 0
22 * 7 5 4 3 3 3 2 2 2 2
24 * 21 15 12 10 9 8 7 6 6 6
26 * 34 26 20 17 14 13 11 10 9 8
28 * 48 36 29 24 20 18 16 14 13 12
30 * 62 46 37 30 26 23 20 18 17 15
32 * 76 56 45 37 32 28 25 22 20 18
34 * 90 67 53 44 38 33 29 26 24 22
36 * 103 77 61 51 43 38 34 30 28 25
38 * 117 87 69 58 49 43 38 34 31 29
40 * 131 97 77 64 55 48 43 38 35 32
18-4.8.040 Solar Access Performance Standard
A. Assignment of Solar Factor.
All lLand divisions which create new lots shall be designed to permit
the location of a 21-foot high structure with a setback which does not exceed 50 percent of the lot's
north-south lot dimension pursuant to the following standards.
1. Lots having north facing (negative) slopes of less than 15 percent (e.g., ten percent) and which
are zoned for residential uses shall have a north-south lot dimension equal to or greater than
that calculated by using Formula I in 18-4.8.020.A.1.
2. Lots having north facing (negative) slopes equal to or greater than 15 percent (e.g., 20 percent)
or are zoned for non-residential uses shall have a north-south lot dimension equal to or greater
than that calculated by using Formula II in 18-4.8.020.A.2.
B. Solar Envelope.
If the applicant chooses not to design a lot so that it meets the standards set forth
in subsection A, above, a solar envelope shall be used to define the height requirements that will
protect the applicable solar access standard. The solar envelope and written description of its
effects shall be filed with the land partition or subdivision plat for the lot(s).
C. Lots Affected By Solar Envelopes.
All structures on a lot affected by a solar envelope shall
comply with the height requirements of the solar envelope.
Comment:
The following solar orientation standards are added per the Planning Commissions’ review of and
feedback on the green development evaluation.
18-4.8.050 Solar Orientation Standards
Land divisions which create lots in residential zones shall meet the following solar orientation
standards.
A. Street and Lot Orientation.
Where site and location permit, layout new streets as close as
possible to a north-south and east-west axes so that lots and buildings within the street network
have south facing sides for maximum solar access.
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Land Use Ordinance
18-4.8 – Solar Access
B. Building Orientation.
Where the site and location permit, buildings shall meet the following
standards:
1. Orient buildings so that the long sides of the structure face north and south.
2. Design habitable structures so the primary living spaces, rather than less frequently used areas
such as utility rooms, closets or garages, are located on the south side of buildings.
Comment:
The Design Professional Focus Group raised concerns about the following proposed standard in
regards to restricting dormers and creative building design.
3. Design habitable structures so that 30 percent of the roof area faces within 15 degrees of south
in order to provide surface area for solar collection.
Comment:
The following amendments remove the requirement to record a restriction on neighboring properties
to protect a solar collection system from shading by vegetation. The current code requires that the City record a
solar access easement on neighboring properties. However, this was determined to be legally problematic by the
City attorney’s office.
18-4.8.060 Solar Access Permit for Protection from Shading by Vegetation
A.Purpose.
A Solar Access Permits is applicable in the City of Ashland for protection of are intended
to provide solar energy systems protection from shading by vegetation only. The setback provisions
of this chapter protect shading by buildings.
B.Applicability.
Any property owner or lessee, or agent of either, may apply for a Solar Access
Permit from the Staff Advisor.
1. No Solar Access Permit may be filed which would restrict any lot which has an average slope of
15 percent in the northerly direction.
2. A Solar Access Permit becomes void if the use of the solar collectorenergy system is
discontinued for more than 12 consecutive months or if the solar collectorenergy system is not
installed and operative within 12 months of the filing date of the Solar Access Permit. The
applicant may reapply for a Solar Access Permit in accordance with section 18-4.8.060,
however, the application fee shall be waived.
C.Application Submission Requirements.
The applicant is responsible for the accuracy of all
information provided in the application. The application shall be in such form as the Staff Advisor
may prescribe, but at a minimum shall include the following:
The required fee of Fifty ($50.00) Dollars plus Ten ($10.00) Dolllars for each lot affected by
1. A
the Solar Access Permitpursuant to the feeschedule adopted by City Council.
2. The applicant's name and address, the owner's name and address, and the tax lot number of
the property where the proposed solar energy system is to be located.
3. A statement by the applicant that the solar energy system is already installed or that it will be
installed on the property within one year following the granting of the permit.
4. The proposed site and location of the solar energy system, its orientation with respect to true
south, and its slope from the horizontal shown clearly in drawing form.
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18-4.8 – Solar Access
5. A sun chart.
6. The tax lot numbers of a maximum of ten adjacent properties proposed to be subject to the
Solar Access Permit. A parcel map of the owner's property showing such adjacent properties
with the location of existing buildings and vegetation, with all exempt vegetation labeled exempt.
7. The Solar Access Permit height limitations as defined in section 18-4.8.040 of this ordinance, for
each affected property which are necessary to protect the solar energy system from shade
during solar heating hours. In no case shall the height limitations of the Solar Access Permit be
more restrictive than the building setbacks.
C.
If the application is complete and complies with this ordinance, the Staff Advisor shall accept the
Solar Access recordation application Permit and notify the applicant.
D.Notice.
The Staff Advisor shall send notice by certified letter, return receipt requested, to each
owner and registered lessee of property proposed to be subject to the Solar Access Permit. The
letter shall contain, at a minimum, the following information:
1. The name and address of the applicant.
2. A statement that an application for a Solar Access Permit has been filed.
3. Copies of the collectorsolar energy system location drawing, sunchart, and parcel map
submitted by the applicant.
4. A statement that the Solar Access Permit, if granted, imposes on them duties to trim vegetation
at their expense.
5. The advisability of obtaining photographic proof of the existence of trees and large shrubs.
6. The times and places where the application may be viewed.
7. Telephone number and address of the City departments that will provide further information.
8. That any adversely affected person may object to the issuance of the permit by a stated time
and date, and how and where the objection must be made.
E. Effective Date of Decision.
1. If no objections are filed within 30 days following the date the final certified letter is mailed, the
Staff Advisor shall issue the Solar Access Permit.
2. If any adversely affected person or governmental unit files a written objection with the Staff
Advisor within the specified time, and if the objections still exist after informal discussions
among the objector, appropriate City Staff, and the applicant, a hearing date shall be set and a
hearing held in accordance with the provisions of 18-4.8.060.F.
F. Hearing Procedure.
1. The Staff Advisor shall send notice of the hearing on the permit application to the applicant and
to all persons originally notified of the Solar Access Permit application, and shall otherwise
follow the procedures for a Type II hearing in section 18-5.1.060.
2. The Staff Advisor shall consider the matters required for applications set forth in 18-4.8.060 on
City of Ashland 4-63 Draft 3 – February 2014
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18-4.8 – Solar Access
which the applicant shall bear the burden of proof, and the following factor on which the objector
shall bear the burden of proof: A showing by the objector that the proposed collectorsolar
energy system would unreasonably restrict the planting of vegetation on presently under-
developed property.
a. If the objector is unable to prove these circumstances and the applicant makes the showings
required by 18-4.8.060.B, the Staff Advisor shall approve the permit.
b. If the applicant has failed to show all structures or vegetation shading of the proposed
collectorsolar energy system location in his application, the Staff Advisor may approve the
permit while adding the omitted shading structures or vegetation as exemptions from this
chapter.
c. If the objector shows that an unconditional approval of the application would unreasonably
restrict development of the objector's presently under-developed property, the Staff Advisor
may approve the permit, adding such exemptions as are necessary to allow for reasonable
development of the objector's property.
d. If the Staff Advisor finds that the application contains inaccurate information that
substantially affects the enforcement of the Solar Access Permit, the application shall be
denied.
3.Any decision by the Staff Advisor is subject to review before the Planning Commission as a
Type II planning action according to the usual procedures contained in this Title.
18-4.8.100Entry of Solar Access Permit IntoRegister
A.When a Solar Access Permit is granted, the Staff Advisor shall:
1.File the Solar Access Permit with the County Clerk. This shall include the owner's name and
address and tax lot of the property where the recorded collector is to be located, any special
exceptions or exemptions from the usual affects of a Solar Access Permit, and the tax lots of the
ten (10) or fewer adjacent properties subject to the Solar Access Permit.
2.File a notice on each affected tax lot that the Solar Access Permit exists and that it may affect
the ability of the property owner to grow vegetation, and that it imposes certain obligations on
the property owner to trim vegetation.
3.Send a certified letter, return receipt requested, to the applicant and to each owner and
registered lessee of property subject to the Solar Access Permit stating that such permit has
been granted.
B.If a Solar Access Permit becomes void under Section 18-4.8.090.B, the Staff Advisor shall notify the
County Clerk, the recorded owner, and the current owner and lessee of property formerly subject to
the Solar Access Permit.
18-4.8.070 Effect and Enforcement
A.Solar Setback.
No City department shall issue any development permit purporting to allow the
erection of any structure in violation of the setback provisions of this chapter.
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Land Use Ordinance
18-4.8 – Solar Access
B.Solar Access Permit for Protection from Shading by Vegetation.
1. No one shall plant any vegetation that shades a recorded collector, or a recorded collector
location if it is not yet installed, after receiving notice of a pending Solar Access Permit
application or after issuance of a permit. After receiving notice of a Solar Access Permit or
application, no one shall permit any vegetation on their property to grow in such a manner as to
shade a recorded collector (or a recorded collector location if it is not yet installed). No person
owning, or in control of, property shall allow vegetation to be placed, or, if placed, to grow on
such property in such a manner as to shade a solar energy system protected by a Solar Access
Permit on the property of another unless the vegetation is specifically exempted by the permit or
by this ordinance.
2. If vegetation is not trimmed as required or is permitted to grow contrary to a Solar Access
Permit, the recorded owner of property with a Solar Access Permit or the City, on complaint by
the recorded such owner, shall give notice of the shading by certified mail, return receipt
requested, to the owner or registered lessee of the property where the shading vegetation is
located. If the property owner or lessee fails to remove the shading vegetation within 30 days
after receiving this notice, an injunction may be issued, upon complaint of the recorded owner,
recordedlessee, or the City, by any court of jurisdiction. The injunction may order the recorded
owner or registered lessee to trim the vegetation, and the court shall order the violating
recordedowner or registered lessee to pay any damages to the complainant, to pay court costs,
and to pay the complainant reasonable attorney's fees incurred during trial and/or appeal.
3. If personal jurisdiction cannot be obtained over either the offending property owner or registered
lessee, the City may have a notice listing the property by owner, address and legal description
published once a week for four consecutive weeks in a newspaper of general circulation within
the City, giving notice that vegetation located on the property is in violation of this Ordinance
and is subject to mandatory trimming. The City shall then have the power, pursuant to court
order, to enter the property, trim or cause to have trimmed the shading parts of the vegetation,
and add the costs of the trimming, court costs and other related costs as a lien against that
property.
4. In addition to the above remedies, the shading vegetation is declared to be a public nuisance
and may be abated through AMC Title 9.
5. Where the property owner or registered lessee contends that particular vegetation is exempt
from trimming requirements, the burden of proof shall be on the property owner or lessee to
show that an exemption applies to the particular vegetation.
City of Ashland 4-65 Draft 3 – February 2014
Land Use Ordinance
18-4.9 – Disc Antennas
Chapter 18-4.9 - Disc Antennas
Comment: This section carries forward Ashland’s existing disc antenna standards in 18.72.170. Sections G and H
are deleted because these items are covered by building code.
Sections
18-4.9.010 Purpose
18-4.9.020 Applicability
18-4.9.030 Building Permit Required
18-4.9.040 Development Standards
18-4.9.010 Purpose
Chapter 18-4.9 contains standards for installation of disc antennas. The regulations allow for the
reasonable use of disc antennas while minimizing aesthetic impacts on adjacent properties and
ensuring compliance with building codes.
18-4.9.020 Applicability
A.
Chapter 18-4.9 applies to all disc antennas, including antennas exempt from Site Design Review in
accordance with 18-5.2.020.C and those that are subject to chapter 18-5.2 Site Design Review.
Comment:
Section B 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.
B. Exceptions and Variances.
Requests to depart from the requirements of this chapter are subject
to subject to 18-5.2.050.E Exception to the Site Design and Development Standards.
18-4.9.020 Building Permit Required
All disc antennas shall be subject to review and approval of the building official where required by the
Building Code.
18-4.9.030 Development Standards
All disc antennas shall be located, designed, constructed, treated, and maintained in accordance with
the following standards:
A.
Antennas shall be installed and maintained in compliance with the requirements of the Building
Code.
B.
Disc antennas exceeding one meter in diameter shall not be permitted on the roof, except where
there is no other location on the lot which provides access to receiving or transmitting signals. In no
case shall any part of any antenna be located more than ten feet above the apex of the roof
surface. Antennas mounted on the roof shall be located in the least visible location as viewed from
City of Ashland 4-66 Draft 3 – February 2014
Land Use Ordinance
18-4.9 – Disc Antennas
adjacent right-of-ways, and residential structures in residential zones.
C.
No more than one disc antenna shall be permitted on each lot, except three or fewer parabolic disc
antennas, each under one meter in diameter, are permitted on any one lot in accordance with 18-
5.2.020.C.3.b.
D.
Ground mounted disc antennas shall be erected or maintained to the rear of the main building,
except in those instances when the subject property is cul-de-sac or corner lot where the side yard
is larger than the rear yard, in which case the antenna may be located in the side yard. Antennas
shall not be located in any required setback area. No portion of an antenna array shall extend
beyond the property lines or into any front yard area. Guy wires shall not be anchored within any
front yard area but may be attached to the building.
E.
Antennas may be ground-mounted, free standing, or supported by guy wires, buildings, or other
structures in compliance with the manufacturer's structural specifications. Ground-mounted
antennas shall be any antenna with its base mounted directly in the ground, even if such antenna is
supported or attached to the wall of a building.
F.
The antenna, including guy wires, supporting structures and accessory equipment, shall be located
and designed so as to minimize the visual impact on surrounding properties and from public streets.
Antennas shall be screened through the addition of architectural features and/or landscaping that
harmonize with the elements and characteristics of the property. The materials used in constructing
the antenna shall not be unnecessarily bright, shiny, garish, or reflective. Whenever possible, disc
antennas shall be constructed out of mesh material and painted a color that will blend with the
background.
G.Antennas shall meet all manufacturer's specifications. The mast or tower shall be non-combustible.
Corrosive hardware, such as brackets, turnbuckles, clips and similar type equipment if used, shall
be protected by plating or otherwise to guard against corrosion.
H.Every antenna must be adequately grounded, for protection against a direct strike of lightning, with
an adequate ground wire. Ground wires shall be of the type approved by the latest edition of the
Electrical Code for grounding masts and lightning arrestors and shall be installed in a mechanical
manner, with as few bends as possible, maintaining a clearance of at least two inches from
combustible materials. Lightning arrestors shall be used that are approved as safe by the
Underwriters' Laboratories, Inc., and both sides of the line must be adequately protected with
proper arrestors to remove static charges accumulated on the line. When lead-in conductors of
polyethylene ribbon-type are used, lightning arrestors must be installed in each conductor. When
coaxial cable or shielded twin lead is used for lead-in, suitable protection may be provided without
lightning arrestors by grounding the exterior metal sheath.
G.
Antennas may contain no sign or graphic design as defined in part 18-6 Definitions, even if the sign
is permitted on the property.
City of Ashland 4-67 Draft 3 – February 2014
Land Use Ordinance
18-4.10 – Wireless Communication Facilities
Chapter 18-4.10 - Wireless Communication Facilities
Comment:
This chapter carries forward Ashland’s existing standards for wireless communication facilities in
18.72.180, which was updated in 2012.
Sections
18-4.10.010 Purpose
18-4.10.020 Applicability
18-4.10.030 Application Submission Requirements
18-4.10.040 Design Standards
18-4.10.010 Purpose
The purpose of this section is to establish standards that regulate the placement, appearance and
impact of wireless communication facilities, while providing residents with the ability to access and
adequately utilize the services that these facilities support. Because of the physical characteristics of
wireless communication facilities, the impacts imposed by these facilities affect not only the neighboring
residents but also the community as a whole. The standards are intended to ensure that the visual and
aesthetic impacts of wireless communication facilities are mitigated to the greatest extent possible,
especially in or near residential areas.
18-4.10.020 Applicability
A.
All installation of wireless communication systems shall be subject to the requirements of this
section in addition to all applicable Site Design and Use Standards. Installations of wireless
communication systems are subject to the following review procedures:
Table 18-4.10.020: Review Procedures for Wireless Communication Systems
Alternative
Attached to Freestanding
Zoning Designations
Structures
ExistingSupport
Structures Structures
Residential Zones CUP Prohibited Prohibited
C-1 CUP CUP Prohibited
C-1-D (Downtown) CUP Prohibited Prohibited
C-1 - Freeway overlay Site Review Site Review CUP
E-1 Site Review Site Review CUP
M-1 Site Review Site Review CUP
SOU Site Review CUP CUP
NM (North Mountain) Prohibited Prohibited Prohibited
City of Ashland 4-68 Draft 3 – February 2014
Land Use Ordinance
18-4.10 – Wireless Communication Facilities
Table 18-4.10.020: Review Procedures for Wireless Communication Systems
Alternative
Attached to Freestanding
Zoning Designations
Structures
ExistingSupport
Structures Structures
Historic District CUP Prohibited Prohibited
A-1 (Airport Overlay) CUP CUP CUP
HC (Health Care) CUP Prohibited Prohibited
CM-NC CUP CUP CUP
CM-OE Site Review Site Review CUP
CM-CI Site Review Site Review CUP
CM-MU CUP CUP CUP
CM-OS Prohibited Prohibited Prohibited
B. Additional Provisions
1. In residential zones, wireless communication facilities are permitted on existing structures
greater than 45 feet in height. For the purposes of this section, existing structures shall include
the replacement of existing pole, mast, or tower structures (such as stadium light towers) for the
combined purposes of their previous use and wireless communication facilities.
2. In the C-1-D zone, wireless communication facilities are permitted on existing structures with a
height greater than 50 feet.
3. With the exception of the C-1-D zone as described above, wireless communication facilities are
prohibited in the Historic Districts, as defined in the Comprehensive Plan.
C. Exemptions.
Replacement of previously approved antennas and accessory equipment are
permitted outright with an approved building permit, and are allowed without a Site Review or
Conditional Use Permit as specified in the preceding subsection, provided that these actions:
1. Do not create an increase in the height of the facility; and
2. Conform with the conditions of the previously approved planning action; and
3 Do not cause the facility to go out of conformance with the standards of section 18-4.10.040.
Comment:
Section D 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.
D. Exceptions and Variances.
Requests to depart from the requirements of this chapter are subject
to subject to 18-5.2.050.E Exception to the Site Design and Development Standards.
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18-4.10 – Wireless Communication Facilities
18-4.10.030 Application Submission Requirements
In addition to the submittals required in by chapter 18-5.2 Site Design Review, the following items shall
be provided as part of the application for a wireless communication facility.
A.
A photo of each of the major components of a similar installation, including a photo montage of the
overall facility as proposed.
B.
Exterior elevations of the proposed wireless communication facility (min 1 inch =10 feet).
C.
A set of manufacturer’s specifications of the support structure, antennas, and accessory buildings
with a listing of materials being proposed including colors of the exterior materials.
D.
A site plan indicating all structures, land uses and zoning designation within 150 feet of the site
boundaries, or 300 feet if the height of the structure is greater than 80 feet.
E.
A map that includes the following information:
1. The coverage area of the proposed wireless communication facility; and
2. A map showing the existing and approved wireless communication facility sites operated by the
applicant, and all other wireless communication facilities within a five mile radius of the
proposed site.
F.
Details and specifications for exterior lighting.
G.
A collocation feasibility study that adequately indicates collocation efforts were made and states the
reasons collocation can or cannot occur addressing the Collocation Standards in 18-4.10.040.C.
H.
For applications requesting approval of installation of new wireless communication facilities that are
not collocated on a structure used by one or more wireless communications providers, an applicant
shall submit, along with the standard application fee, an additional fee to reimburse the City for the
cost of having the application materials reviewed by an independent contractor. The contractor
must provide objective advice based on professional qualifications and experience in
telecommunication/radio frequency engineering, structural engineering, assessment of
electromagnetic fields, telecommunications law, and other related fields of expertise. The fee for
this independent analysis of application materials shall be in an amount established by resolution of
the City Council.
I.
A copy of the lease agreement for the proposed site showing that the agreement does not preclude
collocation.
J.
Documentation detailing the general capacity of the tower in terms of the number and type of
antennas it is designed to accommodate.
K.
Any other documentation the applicant feels is relevant to comply with the applicable design
standards.
L.
Documentation that the applicant has held a local community meeting to inform members of the
surrounding area of the proposed wireless communication facility. Documentation to include:
1. A copy of the mailing list to properties within 300 feet of the proposed facility.
2. A copy of the notice of community meeting, mailed one week prior to the meeting.
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18-4.10 – Wireless Communication Facilities
3. a copy of the newspaper ad placed in a local paper one week prior to the meeting.
4. A summary of issues raised during the meeting.
18-4.10.040 Design Standards
All wireless communication facilities shall be located, designed, constructed, treated, and maintained in
accordance with the following standards:
A. General Provisions
1. All facilities shall be installed and maintained in compliance with the requirements of the
Building Code. At the time of building permit application, written statements from the Federal
Aviation Administration (FAA), the Aeronautics Section of the Oregon Department of
Transportation, and the Federal Communication Commission (FCC) that the proposed wireless
communication facility complies with regulations administered by that agency, or that the facility
is exempt from regulation.
2. All associated transmittal equipment must be housed in a building, above or below ground level,
which must be designed and landscaped to achieve minimal visual impact with the surrounding
environment.
3. Wireless communication facilities shall be exempted from height limitations imposed in each
zone.
4. Wireless communication facilities shall be installed at the minimum height and mass necessary
for its intended use. A submittal verifying the proposed height and mass shall be prepared by a
licensed engineer.
5. Lattice towers are prohibited as freestanding wireless communication support structures.
6. Signage for wireless communication facilities shall consist of a maximum of two non-illuminated
signs, with a maximum of two square feet each stating the name of the facility operator and a
contact phone number.
7. Applicant is required to remove all equipment and structures from the site and return the site to
its original condition, or condition as approved by the Staff Advisor, if the facility is abandoned
for a period greater than six months. Removal and restoration must occur within 90 days of the
end of the six-month period.
8. All new wireless communication support structures shall be constructed so as to allow other
users to collocate on the facility.
B. Preferred Designs.
The following preferred designs are a stepped hierarchy, and the standards
shall be applied in succession from subsection a to e, with the previous standard exhausted before
moving to the following design alterative. For the purpose of chapter 18-4.10, feasible is defined as
capable of being done, executed or effected; possible of realization. A demonstration of feasibility
requires a substantial showing that a preferred design can or cannot be accomplished.
1. Collocation. Where possible, the use of existing wireless communication facilities sites for new
installations shall be encouraged. Collocation of new facilities on existing facilities shall be the
City of Ashland 4-71 Draft 3 – February 2014
Land Use Ordinance
18-4.10 – Wireless Communication Facilities
preferred option. Where technically feasible, collocate new facilities on pre-existing structures
with wireless communication facilities in place, or on pre-existing towers.
2. Attached to Existing Structure. If (a) above is not feasible, wireless communication facilities
shall be attached to pre-existing structures, when feasible.
3. Alternative Structure. If (a) or (b) above are not feasible, alternative structures shall be used
with design features that conceal, camouflage or mitigate the visual impacts created by the
proposed wireless communication facilities.
4. Freestanding Support Structure. If (1), (2), or (3) listed above are not feasible, a monopole
design shall be used with the attached antennas positioned in a vertical manner to lessens the
visual impact compared to the antennas in a platform design. Platform designs shall be used
only if it is shown that the use of an alternate attached antenna design is not feasible.
5. Lattice towers are prohibited as freestanding wireless communication support structures.
C. Collocation Standards
1. The collocation feasibility study shall:
a. document that alternative sites have been considered and are technologically unfeasible or
unavailable; and
b. demonstrate that a reasonable effort was made to locate collocation sites that meet the
applicant’s service coverage area needs; and
c. document the reasons collocation can or cannot occur.
2. Relief from collocation under this section may be granted at the discretion of the approving
authority, if the application and independent third party analysis demonstrate collocation is not
feasible because one or more of the following conditions exist at prospective collocation sites:
a. a significant service gap in coverage area.
b. sufficient height cannot be achieved by modifying existing structure or towers.
c. structural support requirements cannot be met.
d. collocation would result in electronic, electromagnetic, obstruction or other radio frequency
interference.
D. Landscaping.
The following standards apply to all wireless communication facilities with any
primary or accessory equipment located on the ground and visible from a residential use or the
public right-of-way.
1. Vegetation and materials shall be selected and sited to produce a drought resistant landscaped
area.
2. The perimeter of the wireless communication facilities shall be enclosed with a security fence or
wall. Such barriers shall be landscaped in a manner that provides a natural sight obscuring
screen around the barrier to a minimum height of six feet.
3. The outer perimeter of the wireless communication facilities shall have a ten foot landscaped
City of Ashland 4-72 Draft 3 – February 2014
Land Use Ordinance
18-4.10 – Wireless Communication Facilities
buffer zone ten feet in width.
4. The landscaped area shall be irrigated and maintained to provide for proper growth and health
of the vegetation.
5. One tree shall be required per 20 feet of the landscape buffer zone to provide a continuous
canopy around the perimeter of the wireless communication facilities. Each tree shall have a
caliper of two inches, measured at breast height, at the time of planting.
E. Visual Impacts
1. Wireless communication facilities shall be located in the area of minimal visual impact within the
site which will allow the facility to function consistent with its purpose.
2. Wireless communication facilities, in any zone, must be set back from any residential zone a
distance equal to twice its overall height. The setback requirement may be reduced if, as
determined by the Hearing Authority, it can be demonstrated through findings of fact that
increased mitigation of visual impact can be achieved within of the setback area. Underground
accessory equipment is not subject to the setback requirement.
3. Antennas, if attached to a pre-existing or alternative structure shall be integrated into the
existing building architecturally and, to the greatest extent possible, shall not exceed the height
of the pre-existing or alternative structure.
4. Antennas, if attached to a pre-existing or alternative structure shall have a non-reflective finish
and color that blends with the color and design of the structure to which it is attached.
5. All wireless communication support structures must have a non-reflective finish and color that
will mitigate visual impact, unless otherwise required by other government agencies.
6. Exterior lighting for a wireless communication facility is permitted only when required by a
federal or state authority.
7. Should it be deemed necessary by the Hearing Authority for the mitigation of visual impact of
the wireless communication facility, additional design measures may be required. These may
include, but are not limited to: additional camouflage materials and designs, facades, specific
colors and materials, masking, shielding techniques.
City of Ashland 4-73 Draft 3 – February 2014
Land Use Ordinance
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4
Reference
18
H
&
4.9.030.G
4.8.060
Code
18.70.07018.72.170
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