HomeMy WebLinkAbout2009-10-21 Croman Advisory_PACKET
CROMAN ADVISORY COMMITTEE AGENDA
October 21, 2009
5:00 p.m. – 6:30 p.m.
I. CALL TO ORDER:5:00 PM, Siskiyou Room, Community Development & Engineering Services
Building, 51 Winburn Way
II. APPROVAL OF SEPTEMBER 9, 2009 CROMAN ADVISORY COMMITTEE MINUTES
III. REVIEW AND DISCUSSION OF PROPOSED CROMAN MILL SITE DESIGN AND USE
STANDARDS AND IMPLEMENTING ORDINANCE (CHAPTER 18.53)
IV. REVIEW NEXT STEPS
V. ADJOURNMENT
NEXT MEETING:
th
Wednesday, November 18, 5:00 PM – 6:30 PM
Siskiyou Room, 51 Winburn Way
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please
contact the Community Development office at 541-488-5305 (TTY phone number is 1-800-735-2900). Notification 72 hours prior
to the meeting will enable the City to make reasonable arrangements to ensure accessibility to the meeting (28 CFR 35.102-
35.104 ADA Title1).
CROMAN ADVISORY COMMITTEE
MINUTES
SEPTEMBER 9, 2009
CALL TO ORDER
Chair Matt Warshawsky called the meeting to order at 5:00 p.m. in the Siskiyou Room, 51 Winburn Way.
Committee Members Present: Staff Present:
Richard Hendrickson, Airport Commissioner Bill Molnar, Community Development Director
Russ Chapman, Conservation Commissioner Maria Harris, Planning Manager
Keith Swink, Historic Commissioner Brandon Goldman, Senior Planner
Graham Lewis, Housing Commissioner April Lucas, Administrative Assistant
Jim Lewis, Parks & Recreation Commissioner
Larry Blake, Planning Commissioner
David Wilkerson, Public Arts Commissioner
Matt Warshawsky, Transportation Commissioner
Pam Hammond, Chamber of Commerce Representative
Ben Bellinson, Neighborhood Representative
Rylan Heyerman, Neighborhood Representative
Paul Steinle, SOU Representative
Absent Members:
Eric Navickas, City Councilor
Zane Jones, Tree Commissioner
Mary Kay Michelsen, Neighborhood Representative
APPROVAL OF JULY 15, 2009 CROMAN ADVISORY COMMITTEE MINUTES
The minutes of July 15, 2009 were approved as presented.
REVIEW AND DISCUSSION OF PRELIMINARY CROMAN MILL ZONING DISTRICT CHAPTER AND LAND USE MATRIX
Community Development Director Bill Molnar briefly commented on the Advisory Committee’s role in this process. He stated
the Mayor and staff formed this Committee with the goal of bringing different perspectives to long range planning efforts.
Additionally, the members have been asked to report back to their respective groups and keep them up to date and involved
on what it is happening.
Mr. Molnar provided the following overview of the Croman materials presented at the last Planning Commission meeting:
Draft AMC 18.53 – Croman Mill
Mr. Molnar explained this will be a new chapter added to the Land Use Code and will include the following: Purpose,
Definitions, General Requirements (including major and minor amendment procedures), Development Standards, and Land
Use Matrix.
In regards to the “General Requirements” section, Mr. Molnar stated the land use zoning, streets, bikeways, key natural areas
and trail connections will be laid out in advance, with the understanding that these may need to be adjusted once surveying
and construction begins. The second part of this section addresses major and minor amendments and examples with given for
each. Mr. Molnar stated major amendments are fairly significant (such as changes in the employment density or land use
overlay) and would be subject to a public hearing before the Planning Commission, while minor amendments (such as a
change in street trees) could be approved administratively by staff.
Croman Advisory Committee
September 9, 2009
Page 1 of 3
Mr. Molnar explained a new chapter for Croman will also be added to the City’s Site Design & Use Standards. This Chapter
will include various illustrations and will address plan elements such as water infiltration for parking lots and the use of
bioswales. He noted this document is more user friendly than the AMC language and staff will be presenting these initial
design standards to the Planning Commission at their September Study Session. Mr. Molnar added staff will be bringing
forward more AMC language and the design standards language to the Croman Advisory Committee at their next meeting and
will want to gather their feedback at that time.
Comment was made questioning what they can require in terms of green building design, and whether they can exceed the
requirements in the State Building Code. Mr. Molnar explained the State Building Code sets the requirements, but they have
also provided alternate paths for property owners who wish to incorporate “green” elements, such as rainwater catchment
systems. He stated there are already a lot of green principles attached to this project, and he expects there to be further
discussions as to whether the City will offer incentives to developments who received silver or gold LEED Certification.
Comment was made that developments will likely meet LEED certification standards just by following the elements the
Croman Plan and Design Standards outline.
Land Use Matrix
Planning Manager Maria Harris provided a review of the proposed Land Use Matrix. She explained this document was based
on the Crandall and Arambula Draft Plan and the matrix will be placed at the end of the AMC Chapter. She stated this is a new
format and instead of having numerous pages listing the different uses, this format puts all that information into a single table.
Ms. Harris noted the five categories on the matrix and reviewed the uses that staff did not include. She stated in all three
zones nightclubs, theatres/bars, and hotels/motels have been left off. She explained the main purpose of this Plan is job
creation and the goal is to have 25-60 jobs per acre. Additionally, concerns have been raised with having uses that compete
with downtown. Ms. Harris continued that mortuaries/crematoriums, churches, public utilities, and service yards/building
material sales yards have also been omitted from the allowed uses. She stated the concern here is that the Plan speaks to not
allowing any outdoor storage since this takes space away from buildings where jobs could be created.
Swink asked whether music venues (something similar to the Craterian Theatre in Medford) have been considered as an
allowed use, specifically in the industrial area that is farther away from the residential neighborhood. He stated Ashland is
lacking a place for this type of use and stated if it didn’t work out the land could always be reclaimed for industrial uses.
Opposing comment was made that big venues bring their own set of problems and concern was expressed with taking away
from the downtown area. A neighbor sitting in the audience also expressed concern with this possibility.
Hammond questioned the 10,000 sq. ft. size limit for stores, restaurants, and shops. Staff clarified this figure was taken from
the Crandall and Arambula Draft Plan, however at the staff level there has been talk that this may be too much. It was
questioned if this size would encourage something like a Cheesecake Factory restaurant. Additional comment was made that
this figure would be fine if the building accommodates several businesses.
MAP UPDATES
Senior Planner Brandon Goldman displayed several maps that outlined the following on the Croman property: 1) Land Use
Overlays, 2) Active Edges, 3) Build-to Lines, 4) Pedestrian & Bicycle Framework, 5) Multi-Use Paths, 6) Transit Framework,
7) Required On-Street Parking, and 8) Storm Water Management. Mr. Goldman noted minor street realignments were made in
order to create consistent block lengths. He also clarified “actives edges” is a build-to line and these areas would look similar
to downtown Ashland where everything is built up to the street. He added these areas would still have sidewalks, bioswales,
parkrows and street trees.
Hendrickson noted that the Croman property is located within the airport approach zone and stated anything built here will
need to be approved by the FAA. Mr. Molnar stated staff has been in communication with the FAA and they fully understand
that this needs to meet their standards. He added the FAA does not seem to be opposed to additional height allowances for
this area, but as the height increases, stipulations will need to be added to the building (such as lighting requirements). He
also clarified that while the Crandall & Arambula plan proposed a much higher building height, staff is considering heights in
the 4-6 story range. Warshawsky noted the topography of the site and questioned if the taller buildings should be located at
the lower elevations of the property.
Croman Advisory Committee
September 9, 2009
Page 2 of 3
Hammond questioned how much the parking structure would really be utilized and stated that people don’t like to park that far
from their destination. Staff clarified the parking garage was purposefully located next to the office employment area and it is
only a 5 minute walk to most locations within the Croman site. Mr. Molnar stated unless they identify placeholders, they will
lose the opportunity and while a large parking garage may not be necessary at the beginning, it may be needed in the future.
He added they could initially have surface parking in this area, and over time (as need warrants) it could be turned into a
parking structure.
Hammond asked about moving the office land to the west and locating the industrial land on the east side of the property by
the railroad tracks. Mr. Molnar clarified that Plexis has expressed interest in a certain area and there are also topographical
issues that played a part in what uses are located where. He stated this type of shift is beyond their scope, and is even
beyond the scope of the Planning Commission. He added this is a major change and would have to be approved by the City
Council. Comment was made expressing concern that this has been planned around a specific business.
Mr. Molnar clarified when this Plan first came forward it was pretty much all office use. Concerns were raised about losing
industrial areas in the City, and now the Plan is essentially half industrial use and half office use. He stated the industrial uses
may have a lower number of employees, so they would want a higher density of employees in the office areas to balance it out
and reach the employment goals of the Plan.
REVIEW AND DISCUSSION OF PLANNING COMMISSION DISCUSSION ITEMS FROM AUGUST 25, 2009 STUDY
SESSION
Ms. Harris noted the minutes from the August 25, 2009 Planning Commission Study Session were included in the meeting
packet. She noted the Planning Commission agreed to dedicate their September 29 Study Session to the Croman Plan and
they will be discussing questions that have come up during the process, including; the amendment procedure, the Tolman
Creek road alignment, street orientation for solar, the balance of land uses, and possible evening uses.
REVIEW NEXT STEPS
Mr. Harris clarified staff is currently working on the development standards that will go into the Site Design & Use Standards,
and are finishing the AMC language.
SCHEDULE NEXT MEETING DATE
Ms. Harris stated staff would email the group options for their next meeting. It was asked if the Planning Commission would be
accepting testimony at their Study Session. Staff clarified the Planning Commission will typically not turn anyone away if they
wish to give testimony on a Study Session item. Comment was made questioning if the owners of the Zen Center are aware of
what is happening with the Croman plan since it looks as though a lot of the overlays are going through their property. Ms.
Harris clarified staff has been in communication with them.
Mr. Molnar encouraged the members to notify staff if they have issues they want discussed. He added any emailed comments
from the group could be included in the Planning Commission’s Study Session packet. Warshawsky voiced his support for
emailing staff their comments, since it gives them a chance to think about what was presented and formulate their comments.
ADJOURNMENT
Meeting adjourned at 6:30 p.m.
Respectfully Submitted,
April Lucas, Administrative Assistant
Croman Advisory Committee
September 9, 2009
Page 3 of 3
CHAPTER 18.53
CM CROMAN MILL
SECTIONS:
18.53.010 Purpose
18.53.020 Definitions
18.53.030 General Requirements
18.53.040 Croman Mill District Plan Development Standards
18.53.050 Croman Mill District Plan Ï Land Use Matrix
18.53.060 Applicability of Other Sections of the Land Use Ordinance
SECTION 18.53.010 Purpose
The purpose of this section is to implement the Croman Mill Site Redevelopment Plan. The district
is designed to provide an environment suitable for employment, recreation, and living. The CM
zoning district is a blueprint for promoting family-wage jobs, professional office and manufacturing
commerce, neighborhoods-oriented businesses, mixed-use projects and community services in a
manner that enhances property values by providing transportation options, preserving significant
open spaces and natural features while minimizing the impact on natural resources through site
planning and building design.
SECTION 18.53.020 Definitions
SECTION 18.53.030 General Requirements
A. Conformance with the Croman Mill District Plan
Land uses and development, including buildings, parking areas, streets, bicycle and pedestrian
access ways, multi-use paths and open spaces shall be located in accordance with those
shown on the Croman Mill District Plan maps adopted by ordinance number (Month Year).
B. Major and minor amendments to the Croman Mill District Plan shall comply with the
following procedures:
1. Major and Minor Amendments.
a. Major amendments are those which result in any of the following:
(1) A change in land use overlay
(2) A modification to the street layout plan that necessitates a street or other
transportation facility to be eliminated or located in a manner inconsistent with the
Croman Mill District Plan.
(3) A change in the Croman Mill Design Standards.
(4) A reduction in planned density of employees per acre.
(5) A change not specifically listed under the major and minor amendment definitions.
b. Minor amendments are those which result in any of the following:
(1) A change in the Plan layout that requires a street, access way, multi-use path or
other transportation facility to be shifted more than 25 feet in any direction, as long
as the change maintains the connectivity established by the Croman Mill District
Plan.
(2) Changes related to street trees, street furniture, fencing, or signage.
2. Major Amendment Type II Ï Approval Procedure
A major amendment to the Croman Mill District Plan is subject to a public hearing and
decision under a Type II Procedure. A major amendment may be approved upon the
hearing authority finding that:
a. The proposed modification maintains the connectivity established by the
district plan;
b. The proposed modification furthers the design, circulation and access concepts
advocated by the district plan;
c. The proposed modification will not adversely affect the purpose and objectives of
the district plan; and
d. The proposed modification is necessary to adjust to physical constraints evident
on the property, or to protect significant natural features such as trees, rock
outcroppings, wetlands, or similar natural features, or to adjust to existing
property lines between project boundaries.
3. Minor Amendment Type I Procedure
A minor amendment to the Croman Mill District Plan is subject to an administrative
decision under the Type I Procedure. A minor amendment may be approved upon finding
that granting the approval will result in a development design that equally or better
achieves the stated purpose and objectives of the district plan.
SECTION 18.53.040 Croman Mill District Plan Development Standards
A. Ashland Local Street Standards
The design and construction of streets and public improvements shall be in accordance with
AshlandÓs Local Street Standards, except as otherwise permitted for the following facilities
within the Croman Mill District:
a. Central Boulevard
b. Tolman Creek Road Realignment
c. Local Streets
d. Protected Bikeway and Pedestrian Path
e. Central Bike Path
f. Multi-use Path
g. Access ways
B. Site Design and Use Standards Ï Croman Mill District
New development shall be designed and constructed consistent with AshlandÓs Site Design
and Use Standards, Section VIII Î Croman Mill District Standards.
SECTION 18.53.050 Use Regulations
A. Generally
No use is permitted unless it is listed as a permitted, special permitted or conditional use in the
Land Use matrix.
Croman Mill District
Land Use
NC MU OE CI OS
Residential
Residential uses in conjunction with commercial
c c
Short-term Employee Housing in conjunction with permitted
c c
use
Commercial
stores, restaurants, and shops less than 3,000 sq.ft., excluding
G G
fuel sales, automobile sales and repair
stores, restaurants, and shops less than (TBD) sq.ft., excluding
c c
fuel sales, automobile sales and repair
professional, financial, business, and medical offices
G G
administrative or research and development establishments
G G G
office in conjunction with a permitted industrial use
G
child or day care centers
G
fitness, recreational sports, gym or athletic club
G
ancillary employee services in conjunction with permitted use
c c c
(e.g.. employee child care, cafeteria, fitness area)
kennels (indoor) and veterinary clinics
c c
motion picture, television or radio broadcasting studios
G G
temporary uses
Industrial
manufacturing, assembly, fabrication, or packaging
G
manufacture of food products without rendering fats or oils
G
manufacture or assembly in conjunction with permitted office
c
employment use
manufacture or assembly contiguous to a retail outlet, provided
G G
such area occupies less than 600 sq.ft.
rail freight loading dock facilities
G
rail or rapid transit passenger facilities
G G G G
warehouse and similar storage facilities in conjunction with
c c c
permitted use and enclosed in building
wireless communication facilities attached to an existing
G G
structure pursuant to 18.72.180
freestanding wireless communication support structures
pursuant to 18.72.180
Public & Institutional
NC MU OE CI OS
public service or community buildings with office or space used
G G G G G
directly by public
public service or community buildings without office or space
used directly by public
public and quasi-public utility service buildings enclosed in
c c c c c
building
private school , college, trade school, technical school or similar
school
electrical substations
Conditional Use
G Permitted Use c Special Permitted Use
NC = Neighborhood Center CI = Compatible Industrial
MU = Mixed Use OS = Open space
OE = Office/Employment
B. Special Permitted Uses
The following uses and their accessory uses are special permitted uses as listed in the Land
Use Matrix and are subject to the requirements of this section and the requirements of Chapter
18.72, Site Design and Use Standards.
1. Residential Uses.
a. 100% of the ground floor area shall be designated for permitted or special
permitted uses, excluding residential.
b. Residential densities shall not exceed the densities in section 18.53.060. For the
purposes of density calculations, units of less than 500 square feet of gross
habitable floor area shall count as 0.75 of a unit.
2. Short-Term Employee Housing.
a. Short Term Employee Housing densities shall not exceed two units per acre. For
the purposes of density calculations, units of less than 500 square feet of gross
habitable floor area shall count as 0.75 of a unit.
b. Units shall be restricted to occupancy by persons employed by a business
operating on the property
c. Units are prohibited from use as transient lodging
3. Stores, Restaurants and Shops in OE and CI Overlays.
Stores, restaurants and shops in the OE and CI overlays when the following standards are
met.
a. The maximum floor area dedicated for use as stores, restaurants and/or shops is a
cummulative1,500 square feet, or ten percent (10%) of the ground floor area,
whichever is less.
b. The remaining building floor area (i.e. total floor area Î store/restaurant/shop floor
area) is occupied by a permitted use.
4. Ancillary Employee Services.
Developments in the OE and CI overlays may include ancillary employee serving uses
such as cafeterias, fitness areas, day care, or other supportive services generally intended
to support the needs of employees when the following standards are met.
a. The use is integrated into the interior of the office building
b. The maximum floor area dedicated to an Ancillary Employee service use shops is
a cumulative 2,500 square feet, or ten percent (10%) of the ground floor area,
whichever is less
5. Kennels (Indoor) and Veterinary Clinics
a. Kennels shall be located at least 200 feet from the nearest residential dwelling
b All animals shall be boarded within a building at all times.
c. No noise or odor shall emanate outside the walls of the building used as a Kennel
or Veterinary Clinic
d. A disposal management plan shall be provided demonstrating all animal waste will
be disposed of in a sanitary manner.
6. Manufacture or Assembly in OE Overlay.
Developments in the OE overlay may include ancillary manufacturing or assembly uses to
support the operations of a permitted use on-site when the following standards are met
a. The portion of a building used for manufacturing or assembly uses shall not
exceed 50 percent of the ground floor area.
b. No outside space shall be used for manufacturing, assembly, or storage of raw
materials used in the manufacturing or assembly process.
c. There shall be no outside loading dock or outdoor staging of materials being either
shipped in or out.
d. No noise, odor, light, or vibration will emanate outside the walls of the building
used for manufacturing or assembly.
e. Manufacturing and assembly operations requiring permits from the Department of
Environmental Quality (DEQ) for air or water discharge, or similar environmental
concerns, shall be prohibited
f. Primary processing of raw materials shall be prohibited.
7. Warehouse and Similar Storage Facilities.
a. The portion of a building used for warehouse or similar storage uses in the OE and
MU overlay shall not exceed 25 percent of the ground floor area
b. Warehouse and storage facilities shall be provided only in conjunction with, and
for the exclusive use by, a permitted use on the property.
c. Self-Service Mini-Warehouses are prohibited
d. No outside space shall be used for storage.
8. Public and Quasi-Public Utility Service Buildings.
a. Facilities and structures that are accessory to a public park in the OS overlay,
including but not limited to maintenance equipment storage, enclosed picnic
facilities, and restrooms.
b. Public and Quasi-Public utility service building relating to receiving and
transmitting antennas and communication towers are subject to the applicable
provisions of18.72.180
c. Public and Quasi-Public utility service building shall demonstrate:
i. The need for the facility, present or future; and how the facility fits into the
utility's Master Plan.
ii. The facility utilizes the minimum area required for the present and anticipated
expansion.
iii. Compatibility of the facility with existing surrounding uses and uses allowed by
the plan designation.
SECTION 18.53.060 Dimensional Regulations
The lot and building design requirements are established in each zoning district regulation in the
Dimensional Standards matrix.
Croman Mill District
Dimensional Standards NC MU OE CI OS
Lot Size
minimum, square feet ----- ----- 20,000 40,000 -----
Frontage
minimum, feet 60 ----- 100 100 -----
Lot Width
minimum, feet 60 ----- 100 100 -----
Yard Abutting a Street
minimum yard, feet 2 2 2 2 -----
maximum yard abutting active edge street, feet 2 2 2 2 -----
maximum yard abutting all other streets, feet 10 10 10 10 -----
Side Yard Abutting a Residential District
minimum, feet 10 10 ----- ----- -----
Read Yard Abutting a Residential District
minimum per story, feet 10 10 ----- ----- -----
Landscaping Coverage
minimum percentage coverage 15 15 15 10 -----
Height
minimum number of stories 2 2 2 2 -----
maximum height without bonus, stories/feet 2.5/35 3/40 3/40 3/40 1/20
maximum height with Sustainable Development 4/50 4/50 7/90 6/70 -----
bonus, stories/feet
Solar Access
in accordance with Chapter 18.70 Solar Access
Frontage Build Out on Active Edge Street
minimum, percent 65 65 65 65 -----
Floor Area Ratio (FAR)
minimum 0.80 0.80 .80 0.80 -----
Residential Density
units per acre 60 30 ----- ----- -----
Employment Density
employees per acre 20 25 60 25 -----
SECTION 18.53.070 Applicability of Other Sections of the Land Use Ordinance
Development located within the Croman Mill (CM) zoning district shall be required to meet all other
applicable sections of the Land Use Ordinance, except as otherwise provided in this Chapter.
S ECTION VIII
Croman Mill District Standards
Adopted by the Ashland City Council date
Ordinance ###
A. Street Standards
VIII-A-1) Street Design
The design and construction of streets and public improvements shall be in accordance with
the Ashland Street Standards, except as otherwise permitted for the following facilities with the
Croman Mill District.
1. Central Boulevard
The tree-lined boulevards that currently exist along Siskiyou Boulevard and Ashland Street
are an easily identifiable feature of AshlandÓs boulevard network. Application of this
streetscape design to the Central Boulevard will create a seamless boulevard loop, linking
the Croman Mill district with downtown Ashland. The Central Boulevard also serves as the
front door to the Croman Mill district, creating a positive first impression when entering the
district.
Ashland Site Design and Use Standards 1
DRAFT 9.29.09
2. Tolman Creek Road Realignment
Additional auto traffic will be generated by the
redevelopment of the Croman Mill district. The
realignment of Tolman Creek Road with the
Central Boulevard will address impacts to the
neighborhood by directing traffic away from the
neighborhood and Bellview School, and toward
the Croman Mill district while maintaining access
to Tolman Creek Road for neighborhood-
generated trips.
Ashland Site Design and Use Standards 2
DRAFT 9.29.09
Ashland Site Design and Use Standards 3
DRAFT 9.29.09
3. Local Commercial Streets
Local Commercial Streets provide district
circulation to and from employment uses,
the Central Park and the neighborhood
center.
Ashland Site Design and Use Standards 4
DRAFT 9.29.09
4. Protected Bikeway and Pedestrian Path
The Protected Bikeway and Pedestrian Path runs
parallel to the Central Boulevard and connects with
the CityÓs existing Central Bike Path in two locations
Î adjacent to the Central Park and adjacent to the
day-lighted section of Hamilton Creek.
The design of the protected bikeway should include
the following elements.
1. A grade-separated two-way colored bicycle path
buffered from on-street parking by landscaping.
2. A sidewalk separated form the bicycle path by
striping, bollard or a grade separation.
3. Tabled intersections.
4. Elimination of auto right turns on red at
intersections.
5. Incorporate rumble strips along the bike path at
the approaches to all intersections.
6. Signage to alert drivers, pedestrians and riders
approaching intersections.
7. Consideration of a bikes-only signal phase at signalized intersections.
Ashland Site Design and Use Standards 5
DRAFT 9.29.09
5. Multi-use Paths
The multi-use paths provide pedestrian and
bicycle connections between the district and
adjacent neighborhood, employment and
commercial areas. The plan includes the
extension of the Central Bike Path and the
Hamilton Creek Greenway trail. The Central
Bike Path extends the existing multi-use path
along the southern edge of the CORP rail line
within a 20-foot wide dedicated easement, and
serves as a viable commuter route and link to
the downtown. The Hamilton Creek Greenway
trail provides access to the neighborhood
center and an east/west connection across the
creek.
Ashland Site Design and Use Standards 6
DRAFT 9.29.09
Ashland Site Design and Use Standards 7
DRAFT 9.29.09
6. Accesssways
The accessways are intended to
provide circulation primarily for
pedestrian and bikes to preserve the
grid that dictates the form of the land
uses. The accessways would connect
the Central Boulevard to the Central
Bike Path and allow for shared bicycle,
travel lanes and temporary loading
zones as necessary to serve
development sites.
Ashland Site Design and Use Standards 8
DRAFT 9.29.09
VIII-A-2) Limited Auto Access Streets
Developments abutting the Central Boulevard and local streets surrounding the
Central Park shall limit the number of curb cuts to one per block as indicated on
the Limited Access Streets map.
VIII-A-3) Access
1. Street and driveway access points in the Croman overlay zones shall be
limited to the following.
a Distance Between Driveways.
On Central Boulevard Î 100 feet
On Collector Streets Î 75 feet
On Local Streets and Accessways Î 50 feet
b. Distance from Intersections
On Central Boulevard Î 100 feet
On Collector Streets Î 50 feet
On Local Streets and Accessways Î 35 feet
Ashland Site Design and Use Standards 9
DRAFT 9.29.09
2. Shared Access. All lots shall provide an access connection to abutting parking
areas that is at least 20 feet in width. The applicant shall grant a common access
easement across the lot. If the site is served by a shared access or alley, access
for motor vehicles must be from the shared access or alley and note from the
street frontage.
VIII-A-4) Required On-Street Parking
On-street parking in a curb-side parallel parking configuration shall be provided
along the Central Boulevard and local streets as indicated on the Required On-
Street Parking map. Angled parking and loading zones are prohibited on these
streets.
Ashland Site Design and Use Standards 10
DRAFT 9.29.09
B. Design Standards
The Croman Mill 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 shall be designed and constructed consistent with the
following Design Standards.
VIII-B-1) Orientation and Scale
1. Buildings shall have their primary orientation toward the street rather
than the parking area. Building entrances shall be oriented toward the
street and shall be accessed from a public sidewalk. Where buildings
are located on a corner lot, the entrance shall be oriented toward the
higher order street or to the lot corner at the intersection of the streets.
Public sidewalks shall be provided adjacent to a public street along
the street frontage. Buildings shall be located as close to the
intersection corner as practicable.
2. With the exception of the areas along Active Edges, building
entrances shall be located within 10 feet of the public right of way to
which they are required to be oriented. Exceptions may be granted for
topographic constraints, lot configuration, designs where a greater
setback results in an improved access or for sites with multiple
buildings, such as shopping centers, where this standard is met by
other buildings. Automobile circulation or parking shall not be allowed
between the building and the right-of-way. The entrance shall be
designed to be clearly visible, functional, and shall be open to the
public during all business hours.
3. These requirements may be waived if the building is not along an
active edge and is not accessed by pedestrians, such as warehouses
and industrial buildings without attached offices, and automotive
service stations.
4. Building frontages greater than 100 feet in length shall have offsets,
jogs, or have other distinctive changes in the building façade.
5. With the exception of the areas along Active Edges, any wall which is
within 30 feet of the street, plaza or other public open space shall
contain at least 20% of the wall area facing the street in display areas,
windows, or doorways. Windows must allow view into working areas
or lobbies, pedestrian entrances or displays areas. Blank walls within
30 feet of the street are prohibited. Up to 40% of the length of the
building perimeter can be exempted for this standard if oriented
toward loading or service areas.
6. Buildings shall incorporate lighting and changes in mass, surface or
finish giving emphasis to entrances.
7. Buildings shall incorporate arcades, roofs, alcoves, porticoes, and
awnings that protect pedestrians from the rain and sun.
VIII-B-2) Parking and On-site Circulation
1. Parking areas shall be located behind buildings or on one or both
sides.
2. Parking areas shall be shaded by deciduous trees, buffered from
adjacent non-residential uses and screened from non-residential
uses.
Ashland Site Design and Use Standards 11
DRAFT 9.29.09
3. Protected raised walkways shall be installed through parking areas of
50 or more spaces or more than 100 feet in average width or depth.
4. Parking lots with 50 spaces or more shall be divided into separate
areas and divided by landscaped areas or walkways at least 10 feet in
width, or by a building or group of buildings.
5. Developments of one acre or more must provide a pedestrian and
bicycle circulation plan for the site. One site pedestrian walkways
must be lighted to a level where the system can be used at night by
employees, residents and customers. Pedestrian walkways shall be
directly linked to entrances and to the internal circulation of the
building.
6. Parking areas shall meet the Parking Lot Landscaping and Screening
Standards of Section II-D of the Site Design and Use Standards.
VIII-B-3) Automobile Parking
With the exception of the standards described below, automobile parking shall be
provided in accordance with the Off-Street Parking chapter 18.92 and Section IIÎD
Parking Lot Landscaping and Screening Standards.
1. Neighborhood Commercial (NC) Overlay On-Street Parking. In the
Neighborhood Commercial (NC) overlay, all uses are required to provide off-
street parking in accordance with the Off-Street Parking chapter, except that
the parking required may be reduced by up to 50% through implementation of
an alternative parking management strategy that reduces demand by an
equal; percentage.
2. Office Employment (OE) Overlay Surface and Structured Parking. A
maximum of 50 percent of the required off-street parking can be constructed
as surface parking on any development site. The remaining parking
requirement can be met either within an on-site structure or through payment
of in-lieu-of-parking fees to the City to fund public parking structure(s) serving
the district.
VIII-B-4) Streetscape
1. One street tree chosen from the street tree list shall be placed for
each 30 feet of frontage for that portion of the development fronting
the street. Street trees shall meet the Street Tree Standards in
Section II-E of the Site Design and Use Standards.
2. Hardscape (paving material) shall be utilized to designate ÐpeopleÑ
areas. Sample materials could be unit masonry, scored and colored
concrete, pavers, or combinations of the above.
3. With the exception of the areas along Active Edges, a building shall
be setback not more than 20 feet from a public sidewalk unless the
area is used for pedestrian activities such as plazas or outside eating
areas. This standard shall apply to both street frontages on corner
lots. If more than one structure is proposed for a site, at least 65% of
the aggregate building frontage shall be within 20 feet of the sidewalk.
VIII-B-5) Building Materials
1. Bright or neon paint colors used extensively to attract attention to the building or use are
prohibited. Buildings may not incorporate glass as a majority of the building skin.
Ashland Site Design and Use Standards 12
DRAFT 9.29.09
VIII-B-6) Build-to-Lines and Active Edges
Buildings developed along an Active Edge Street as identified in the Croman
Master Plan shall be built so that:
1. At least 65% of the total linear feet of the buildingÓs faade is built within
two feet of the sidewalk.
2. All front doors must face streets and walkways.
3. At least 50% of the first-floor façade is comprised of transparent openings
(clear glass) between 3 and 8 feet above grade.
4. No blank walls (without doors or windows) longer than 40% of a façade, or
more than 50 feet occur along sidewalks, whichever is less.
VIII-B-7) Building Height Requirements
All buildings shall have a minimum height as indicated in the Building Height
Requirements Map and Dimensional Standards Table, and shall not exceed the
maximum height except as provided for a sustainable development height bonus.
Ashland Site Design and Use Standards 13
DRAFT 9.29.09
1. Street Wall Height: Maximum street wall façade height for the Croman Mill
district for all structures that are not within one full city block of a residential
zone is 50 feet.
2. Upperfloor Setback: Buildings taller than 50 feet must step back upper
stories, beginning with the third story, by at least 10 feet measured from the
façade of the street wall facing the street, alleyway, public park or open space.
3. Residential Buffer Zone: All buildings in the Croman Mill District within the
Residential Buffer Zoneshall meet the following height standards:
a. Maximum Height: The maximum height allowance for all
structures within the Residential Buffer is Zone 40 feet.
b. Upper Floor Setback Requirements: Buildings taller than 35 feet
must step back upper stories by at least 10 feet measured from the façade
facing the street, alleyway, public park or open space.
4. Architectural Standards for Large Scale Buildings: The following
architectural standards will apply to all buildings with a gross floor area greater
than 10,000 square feet, a façade length in excess of 100 feet, or a height
taller than 45 feet.
a. On upper floors use windows and/or architectural features that provide
interest on all four sides of the building.
Ashland Site Design and Use Standards 14
DRAFT 9.29.09
b. Abrupt changes in building heights and/or roof orientation should be
diminished by offsets of building form and mass.
c. Use recesses and projections to visually divide building surfaces into
smaller scale elements.
d. Use color or materials to visually reduce the size, bulk and scale of the
building.
e. Divide large building masses into heights and sizes that relate to human
scale by incorporating changes in building masses or direction, sheltering
roofs, a distinct pattern of divisions on surfaces, windows, trees, and small
scale lighting.
f. On-site circulation systems shall incorporate a streetscape which includes
curbs, sidewalks, pedestrian scale light standards and street trees.
VIII-B-8) Landscaping
1. Landscaping shall be designed so that 50% coverage occurs after
one year and 90% coverage occurs after 5 years.
2. Landscaping design shall utilize a variety of low water use and
deciduous and evergreen trees and shrubs and flowering plant
species as described in Section III Î Water Conserving Landscaping
Guidelines and Policies.
3. Buildings adjacent to streets shall be buffered by landscaped areas at
least 10 feet in width. Loading facilities shall be screened and buffered
when adjacent to residentially zoned land.
4. Irrigation systems shall be installed to assure landscaping success.
5. Efforts shall be made to save as many existing healthy trees and
shrubs on the site as possible.
VIII-B-9) Lighting
1. Lighting shall include adequate lights that are scaled for pedestrians by
including light standards or placements of no greater than 14 feet in height
along pedestrian pathways.
VIII-B-10) Screening Mechanical Equipment
Screen rooftop mechanical equipment through extended parapets or other roof
forms that are integrated into the overall composition of the building. Screen
ground floor mechanical equipment. Renewable energy generation devices may
be exempt from screening subject to Site Review approval by a hearings body.
VIII-B-11) Transit Facilities Standards
The location of planned transit routes within the Croman Mill District shall be
defined according to the Croman Mill District Transit Framework map in
collaboration with the local transit authority. Transit service facilities such as
shelters and pullouts shall be integrated into the development application
consistent with the following standards.
1. All Large Scale development located on an existing or planned transit route
shall accommodate a transit stop and other associated transit facilities unless
the Director of Community Development determines that adequate transit
facilities already exist to serve the needs of the development, or
Ashland Site Design and Use Standards 15
DRAFT 9.29.09
2. Escrowing funds in order to enable the City or its agents to construct the
transit facilities at the time transit service is provided to the development.
VIII-B-12) Freight Rail Spur Easement Î Compatible Industrial (CI)
1. A Rail Spur easement a minimum of 500 feet in length by 25 feet in width shall
be set aside at the approximate location presented on the Croman Mill District
Transit Plan Map.
2. No buildings or permanent structures can be established within the spur
easement so not to preclude installation of a rail spur for freight loading and
unloading.
3. Buildings adjacent to the reserve strip shall be designed and configured to
permit loading and unloading.
Ashland Site Design and Use Standards 16
DRAFT 9.29.09
Transit Plan Map Detail
VIII-B-13) Commuter Rail Platform Easement Î Neighborhood Commercial
(NC)
1. A Commuter Rail Platform easement
or designated rail road right-of-way a
minimum of 400 feet in length and
25 feet in width shall be set aside at
the approximate location presented
on the Croman Mill District Transit
Plan Map.
2. No buildings or permanent
structures can be established within
the platform easement so as not to
preclude installation of a commuter
rail platform for loading and
unloading.
3. Buildings adjacent to the reserve
strip shall be designed and
configured to permit loading and
unloading.
VIII-B-14) Open Spaces
1. Central Park. The purpose of the Central Park is to serve as a public amenity
and accommodate the daily needs of employees (e.g. breaks, lunch time) as
well as for special events that will attract residents citywide. The Central Park
design shall provide a minimum of the following elements.
a. Circulation through and around the park.
Ashland Site Design and Use Standards 17
DRAFT 9.29.09
b. A centrally located flexible hardscape area to accommodate large
gatherings.
c. Street furniture, including lighting, benches, low walls and trash
receptacles along walkways and the park perimeter.
d. Simple and durable materials.
e. Trees and landscaping that provide visual interest with a diversity of
plant materials.
f. Irregular placement of large-canopy trees within passive areas
adjacent to the Central Boulevard.
g. 8-ft. minimum sidewalk width and 7-ft. minimum parkrow width.
h. A central hard surface gathering space of no more than 50% of the
total park area.
2. Transit Plaza. A location for the transit plaza shall be reserved between the
commuter rail platform and commercial uses along the Central Boulevard.
The design of the plaza shall include the following elements.
a. Provide a waiting, loading and unloading area for commuter
passengers.
b. Include outdoor gathering space adjacent to commercial uses.
c. Accommodate the central bike path.
d. Include conveniently located and secure bike parking.
Ashland Site Design and Use Standards 18
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VIII-B-15) Compact Development
The site layout is compact, and enables future intensification of development and
changes to land use over time. The following measures shall be used to
demonstrate compliance with this standard.
1. The development achieves the required minimum floor area ratio (FAR) and
minimum number of stories, or shall provide a shadow plan that demonstrates
how development may be intensified over time for more efficient use of land
and to meet the required (FAR) and minimum number of stories.; and
2. Opportunities for shared parking are utilized.; and/or
3. The proposal contains an equally good or superior way to achieve the above
criterion.
C. Sustainable Development Standards
VIII-C-1) Conserve Natural Areas
Preserve water quality, natural hydrology and habitat, and preserve biodiversity
through protection of streams and wetlands. Conserving natural water systems
shall be considered in the site design through application of the following
standards.
1. Designated creek and wetland protection areas shall be considered positive
design elements and incorporated in the overall design of a given project.
2. Native riparian plan materials shall be planted in and adjacent to the creek to
enhance habitat.
3. Create a long-term management plan for on-site wetlands, streams,
associated habitats and their buffers.
VIII-C-2) Create Diverse Neighborhoods
Ashland Site Design and Use Standards 19
DRAFT 9.29.09
Using the following measures to encourage diversity in the neighborhood by
providing a balanced range of housing types, land uses and employment
opportunities is recommended.
1. Provide a diversity of housing types.
2. Differentiate units by size and number of bedrooms.
3. Provide rental and for purchase housing.
VIII-C-3) Design Green Streets
Green Streets are public streets that have been built or retrofitted to include
landscape areas that increase stormwater infiltration, reduce and slow the rate of
runoff, and use bio-filtration to remove pollutants.
1. New streets shall be developed to capture and treat stormwater in a manner
consistent with the Croman Mill District Stormwater Management Plan Map,
the City of Ashland Stormwater Master Plan, and Ashland Green Streets
Engineering Standards.
2. All development served by planned Green Streets as designated on the
Croman Mill District Green Street Map shall accommodate said facilities by
including the same in the development plan; and/or
3. Escrow funds in order to enable the city or its agents to construct the Green
Street at the time full street network improvements are provided to serve the
development.
Ashland Site Design and Use Standards 20
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Green Streets
VIII-C-4) Design Green Surface Parking
Parking areas shall be designed to minimize the adverse environmental and
microclimatic impacts of surface parking through design and material selection. All
parking areas shall meet the following standards, and shall comply with the Off-
Street Parking chapter and the Site Review chapter.
1. Use less than 20% of the lot area for surface parking.
2. Surface lots shall not exceed two acres in area, including landscape,
circulation and ingress/egress.
3. Use paving materials with a high solar reflectance reduce heat absorption.
4. Provide porous solid surfacing on a least 50% of the parking area surface.
5. Provide at least 50% shade cover over the surface lot within five years of
project occupancy.
VIII-C-5) Manage Stormwater Run-Off
Reduce the public infrastructure costs and adverse environmental effects of
stormwater run-off by managing run-off from building roofs, driveways, parking
areas, sidewalks and other hard surfaces through implementation of the following
standards.
1. Design grading and site plans to capture and slow runoff.
2. Design parking lots and other hard surface areas in a way that captures and
treats runoff with landscaped medians and swales.
Ashland Site Design and Use Standards 21
DRAFT 9.29.09
3. Use pervious or semi-pervious surfaces that allow water to infiltrate the soil.
4. Retain rainfall on-site through infiltration, evapotranspiration or through
capture and reuse techniques.
5. Direct discharge storm water runoff into a designated green street and
neighborhood storm water treatment facilities.
VIII-C-5) Recycling Areas
All developments in the Croman Mill District shall provide an opportunity-to-recy6el
site for use of the project occupants.
1. Commercial. Commercial developments having a solid waste receptacle shall
provide a site of equal or greater size adjacent to or with access comparable
to the solid waste receptacle to accommodate materials collected by the local
solid waste franchisee under its on-route collection program for purposes of
recycling. Both the opportunity-to-recycle site and the common solid waste
receptacle shall be screened by fencing or landscaping such as to limit the
view from adjacent properties or public rights-of-way.
2. Multi-Family Residential. All newly constructed multi-family units, either as part
of an existing development or as a new development, shall provide an
opportunity-to-recycle site in accord with the following standards:
a. Multi-family developments not sharing a common solid waste receptacle
shall provide an individual curbside recycling container for each dwelling
unit in the development.
b. Multi-family developments sharing a common solid waste receptacle shall
provide a site of equal or greater size adjacent to or with access
comparable to the common solid waste receptacle to accommodate
materials collected by the local solid waste franchisee under its residential
on-route collection program for purposes of recycling. Both the
opportunity-to-recycle site and the common solid waste receptacle shall
be screened by fencing or landscaping such as to limit the view from
adjacent properties or public rights-of-way.
3. Screening refuse and recycle areas. Refuse and recycle areas shall be
screened from view by placement of a solid wood or masonry wall from five to
eight feet in height. All refuse and recycle materials shall be contained within
the refuse area.
VIII-C-6) Minimize Construction Impacts
Minimize pollution and waste generation resulting from construction activity
through the following measures.
1. Construction Activity Pollution Prevention. Develop and implement an erosion
and sediment control plan to reduce pollution from construction activities by
controlling soil erosion, waterway sedimentation and airborne dust generation
in accordance with Ashland Public Works Standards. The erosion and
sediment control plan shall be submitted with the final engineering for public
improvements and building permit.
2. Construction Waste Management. Recycle and/or salvage non-hazardous
construction and demolition debris in accordance with the Building Demolition
Debris Diversion requirements in 15.04.216.C.
Ashland Site Design and Use Standards 22
DRAFT 9.29.09
VIII-C-7) Practice Low-Impact Site Development
Using the following low-impact site design, construction and management
practices to reduce the environmental impacts of site development is
recommended.
1. Use harvested rainwater or reclaimed water for the irrigation of at least 25
percent of a projectÓs landscaped areas.
2. Incorporate passive and active solar strategies in the design of in the design
and orientation of buildings and public spaces.
3. Specify energy-efficient infrastructure systems, including traffic lights, street
lights, water and wastewater pumps and treatment systems.
4. Utilize recycled materials in the construction of roadways, parking lots,
sidewalks and curbs.
5. Minimize light pollution from the project to improve nighttime visibility, increase
night sky access and to reduce development impact on nocturnal
environments by using down-shielded light fixtures that do not allow light to
emit above the 90 degree plane of the fixture.
VIII-C-8) Performance Standards for Sustainable Development Bonuses
Green buildings improve air and water quality, reduce solid waste, conserve
natural resources, reduce operation costs, optimize life-cycle economic
performance and minimize the strain on local infrastructure. Given that buildings
are responsible for a large portion energy and resource use, the provisions of this
section are intended to promote sustainable developments that reduce the impact
of the built environment in the City of Ashland.
Projects that achieve a high performance green building standard and significantly
improve energy performance beyond the current minimum Oregon requirements
are eligible for a sustainable development bonus as follows.
1. Height Bonus
In the event that a building or structure is determined to be meet the standard
for LEED Certified building, the building height may exceed the maximum
height specified for the CM overlay districts within the Dimensional Standards
Table, through application of a sustainable development bonus as follows:
a. A building obtaining LEED Certification as meeting the LEED Silver
Standard may be increased in height by up to one (1) story.
b. A building obtaining LEED Certification as meeting the LEED Gold
Standard may be increased in height by up to two (2) stories.
c. A building obtaining LEED Certification as meeting the LEED Platinum
Standard may be increased in height by up to four (4) stories.
d. Increases in building height exceeding the maximum permitted height
through the application of a Sustainable Development Height Bonus shall
demonstrate compliance with Federal Aviation Administration standards for
airport approach zones.
e. Developments in the Residential Buffer overlay are not eligible for
increases in building height in excess the maximum permitted for the overlay
district.
Ashland Site Design and Use Standards 23
DRAFT 9.29.09
f. Not withstanding the bonuses permitted through this section, no building
may exceed the Sustainable Development Bonus maximum height per the
Dimensional Standards Table.
2. Demonstration of Achieving LEED or an Equivalent Program Rating
Projects awarded a sustainable development bonus, pursuant to this section ,
shall provide the City with satisfactory evidence of having completed the
following steps in the process toward demonstrating achievement of LEED
certification:
a. Hiring and retaining a LEED Accredited Professional as part of the project
team throughout design and construction of the project.
b. Developments seeking a Sustainable Development bonus shall provide
documentation with the planning application, and prior to issuance of a
building permit, that the proposed development as designed and constructed
will meet or exceed the equivalent LEED standard relating to the sustainable
development bonus awarded.
c. A final report shall be prepared by the LEED Accredited Professional and
presented to the City upon completion of the project verifying that the project
has met, or exceeded, the LEED standard relating to the sustainability bonus
awarded.
d. The report shall produce a LEED compliant energy model following the
methodology outlined in the LEED rating system. The energy analysis done
for the building performance rating method shall include all energy costs
associated with the building project.
e. The project developer shall be required to provide a lien or performance
bond to the City of Ashland in an amount equal to the value of the bonus.
i. This lien or performance bond shall be calculated on the square
footage of the additional space provided by the bonus multiplied by
one hundred dollars ($100.00) per square foot.
ii. This lien or performance bond shall be released by the City at such
time that the project attains LEED Certification.
3. Sustainable Development Bonus Penalty Section
If the project fails to attain LEED certificationwithin three years of receiving its
initial Certificate of Occupancy, then the Developer shall be subject to a fine
equal to the higher of:
a. 1% of the total construction costs, or
b. The amount of the Lien/ Performance Bond provided pursuant to section
VII-C-7.2.e.
c. If the fine is not paid within thirty (30) days of the date it is imposed, then
the City shall have the authority to revoke the Certificate of Occupancy for the
building.
Ashland Site Design and Use Standards 24
DRAFT 9.29.09
D. Additional Plan Maps
Ashland Site Design and Use Standards 25
DRAFT 9.29.09
Ashland Site Design and Use Standards 26
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Ashland Site Design and Use Standards 27
DRAFT 9.29.09
Croman Mill District Plan
Planning Commission Discussion Outline
Reviewed 9/29/2009 & 10/13/2009
Transportation
1.How does the Croman Mill District (CMD) Plan street system relate to the intersection at Tolman
Creek Road, Ashland Street and access to the Washington Street area?
What changes are envisioned or necessitated for realization of the CMD Plan?
2.What is envisioned for the alignment of Tolman Creek Road and Mistletoe Road?
How will movements and flow be accommodated?
3.What is the relationship between the Transportation System Plan (TSP) and the Croman Mill
District Plan?
How will these two planning efforts be coordinated?
Land Use Mix
1.Are the CMD land use designations of “Office Employment” and “Compatible Industrial”
appropriately located?
2.Is the addition of the “Mixed” land use designation that requires ground floor employment use while
permitting some upper floor residential use appropriately located?
Should any limitations for upper story uses be considered?
Is too much or too little land area allocated to the “Mixed Use” designation
3.What type, if any, night-time or evening uses should be allowed?
Should “Downtown-type” uses be completely excluded from the CMD, or subject to a special use
permit? If a special use permit is considered, what uses should be included?
4.Should land uses that are typically land area intensive and accommodate a relatively low number
of employees per acre, such as lumber yards, sorting yards and recycling centers, be permitted
within the CMD?
If yes, what is the maximum amount of land area that should be allocated to these uses so that the
overall employment targets for the site are realized? Should additional performance measures be
applied?
If not, are there other available lands within the City’s inventory where these uses could be
accommodated?
5.How does the CMD Plan protect opportunities for utilizing future rail freight?
Some factors to consider include:
location of siding
size of siding easement or reserve strip
access to and from the siding
provision for on-site storage
6.Should the most southerly portion of the CMD Plan area be annexed as part of the CMD Plan
adoption process? What are the implications to the following areas and uses?
Trailer Park (future Employment designation)
Small Farm (future Employment designation)
What is the Planning Commission’s recommendation for these areas?
Ashland Planning Commission – Special Session
September 29, 2009
Page 1
Design Standards
1.Are the following CMD’s Plan assumptions related to “Parking” appropriate?
Should proposed Plan standards provide flexibility for required parking?
Should the Plan explore methods for decreasing demand?
Other issues to consider:
Explore alternatives such as city-provided shuttle service or required underground parking
2.How will solar access be provided in the CMD Plan?
How does street orientation effect solar orientation and access
Should development be subject to the City’s solar access ordinance?
3.What types of green building or sustainable development standards should be incorporated within
the adopted plan implementation package? How do we assess the impact of these standards on
future economic development? Following is a list of some potential strategies.
solar orientation
green streets
on-site water conservation, infiltration and re-use standards substantially above code
green building standards substantially above code
methods for encouraging or providing incentives for the use of alternative transportation
preservation of urban agricultural land (Area in UGB)
protecting options for future rail freight
getting actual LEED Neighborhood certification
Buildable Lands Inventory – Employment
Are the key objectives of the CMD Plan generally consistent with the findings of the 2007 Economic
Opportunities Analysis (EOA)?
What is the availability for larger sites (i.e. 10-acres) in the City?
Procedure for Amendments to the Croman Mill Plan
1.Does the proposed Minor and Major Amendment Procedure seem reasonable?
How much flexibility should be permitted?
Should certain aspects of the Plan, such as site design standards, be permitted greater flexibility than
other elements, such as proposed land use designations and changes to the street system?
Ashland Planning Commission – Special Session
September 29, 2009
Page 2
ASHLAND PLANNING COMMISSION
SPECIAL MEETING
MINUTES
SEPTEMBER 29, 2009
CALL TO ORDER
Chair Pam Marsh called the meeting to order at 7:00 p.m. in the Civic Center Council Chambers, 1175 East Main Street.
Commissioners Present: Staff Present:
Larry Blake Bill Molnar, Community Development Director
Michael Dawkins Brandon Goldman, Senior Planner
Tom DimitreApril Lucas, Administrative Assistant
Dave Dotterrer
Pam Marsh
Melanie Mindlin
Mike Morris
John Rinaldi, Jr.
Absent Members: Council Liaison:
Debbie Miller Eric Navickas
ANNOUNCEMENTS
Community Development Director Bill Molnar announced Southern Oregon University will be holding a meeting on the
th
Campus Master Plan Update on Monday, October 5. He stated if the commissioners want to attend, they are free to do so
but will have to declare it as ex parte contact. He added commissioners can go and observe, but they should not participate in
the actual discussions.
Commissioner Marsh noted the Commission’s annual retreat is scheduled for Saturday, October 31. It was noted that
Commissioner Dotterrer will not be able to attend. Marsh stated they are still developing the agenda and encouraged the
commissioners to submit their ideas to staff.
PUBLIC FORUM
No one came forward to speak.
UNFINISHED BUSINESS
A.Approval of Findings for PA #2009-00784, 615 Washington Street.
Commissioners Morris and Dimitre stated they would abstain from voting since they did not participate in the hearing. No ex
parte contact was declared by any of the commissioners.
Commissioners Dotterrer/Blake m/s to approve the Findings for PA #2009-00784. Roll Call Vote: Commissioners
Blake, Dawkins, Dotterrer, Marsh, Mindlin and Rinaldi, YES. Motion passed 6-0.
DISCUSSION ITEMS
A.Croman Mill District Plan.
Commissioner Marsh provided a brief summary of Croman process thus far. She stated two years ago the City was awarded a
state grant for the Croman Mill site and engaged with consultants Crandall & Arambula to develop the draft plan. The scope of
work for the project included several goals, including: 1) to involve owners, residents, government, and others interested in the
area in the process of developing a master plan, 2) to develop an identity and vision for the area, and 3) to maximize
opportunities for business development and employment consistent with the Economic Opportunities Analysis (EOA). Marsh
noted the public meetings that occurred during the plan development process and stated in February, 2008 the final draft was
Ashland Planning Commission
September 29, 2009
Page 1 of 5
submitted to the City. She noted the final draft included goals that were based on input that had been gathered throughout the
process and included: 1) to provide for a large number of family wage jobs, 2) to allow for light industrial and manufacturing
uses, 3) to create parcels with a flexibility to support local new businesses, business expansions, and large employers, and 4)
to consider a range of housing options. Marsh stated this package went before the Council in February, 2009 and at that point
Council directed staff to begin the process of adopting the Croman Mill Redevelopment Plan.
Commissioner Marsh stated tonight’s meeting has been reserved for the Commission to put forward issues they feel warrant
more discussion and her hope is for the Commission to get a clear sense of direction on the master plan elements. She stated
as they work through the discussion outline they need to determine whether the Commission as a whole is supportive,
whether they wish to make minor modifications, or whether they will recommend major changes that require City Council
approval.
Mr. Molnar clarified at the end of this meeting, staff will distribute the draft AMC language and draft Site Design & Use
Standards. He noted these two documents touch on some of the items to be discussed tonight and if necessary can be
adjusted based on the outcome of tonight’s discussion.
Commissioner Marsh clarified what tonight’s deliberations will include and how they will proceed.
Commissioner Dawkins expressed his frustrations and questioned the ramifications of moving forward with the Croman Plan.
He submitted an outline of his questions and concerns to the Commission and stated economic development should occur
within the downtown area. Comment was made that if Dawkins wants to propose major changes to the plan he should make a
motion and let the group vote on it. Mr. Molnar clarified if their interest is to ensure a certain amount of land will develop as
manufacturing, a master plan is the only tool to ensure that occurs. He added right now there is no guarantee on what will
occur on that land and two of the last three developments in that M-1 zone have been for professional offices.
Commissioner Marsh referred to the Discussion Outline that was included in the packet and suggested they begin with the
Land Use issues.
Question:Are the CMD land use designations of “Office Employment” and “Compatible Industrial” appropriately
located?
Commissioners Dotterrer and Rinaldi voiced their support for the proposed layout of uses. Blake quoted sections from the
EOA and noted it says that the Croman site should be retained in an industrial designation. Mr. Molnar clarified the purpose of
the EOA was to create a standardization for communities to look at their long term employment needs and ensure they have a
20-year supply of land within their UGB to accommodate this. He added this document talks about trends and where the
community might have competitive advantages in certain industries, however it is up to the community to decide which
direction they want to go. Mr. Molnar added the EOA and State Goal 9 are not suppose to be prescriptive to the community,
but rather the EOA provides information and allows communities to make their own decision.
Council Liaison Navickas noted that the City Council unanimously approved the draft plan and suggested the Commission
discuss the specifics within the plan and not these big picture items. Marsh agreed, but stated in order for the group to move
forward they need to tackle this question and come to an agreement.
Commissioner Mindlin stated she has a lot of questions about whether this plan meets the goals of the EOA and presented a
summary of her issues. She voiced her disagreement with the assumptions that rezoning from industrial to employment will
create more jobs, that office jobs will be higher paying than industrial jobs, and that the new jobs would be held by Ashland
residents. Mindlin also commented on the job sectors identified in the EOA for potential growth and recommended the City
complete an economic development plan to guide this master plan. Comment was made that most of the uses Mindlin is
recommending are currently located in E-1 zones, and disagreeing that the Croman site needs to be an industrial zone for
these uses to occur.
Commissioner Morris shared his concerns with not having enough employment options available and stated when Ashland
kids leave here and go to college, there is no place for them to work when they return. He stated Ashland needs this sector of
employment and manufacturing jobs will not fill this void. Marsh agreed and voiced her support for office employment. She
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September 29, 2009
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stated the EOA was predicated on existing uses and it did not set out a vision for what kind of community we want and what
we want to build. She voiced her support for providing family wage jobs that will allow more families to live in Ashland and
stated she is comfortable with the layout of uses. Dotterrer agreed with Marsh and commented on keeping the plan flexible.
He added there are a lot of industrial opportunities that would be allowed on the Croman site. Dimitre stated he agrees with
the issues mentioned by Mindlin and stated he is concerned with the arrangement of uses and Plexis picking the site they
want. Mindlin restated her position that this plan ignores the EOA and what it says are going to be Ashland’s growth sectors.
Morris disagreed and stated this plan would not preclude those activities from happening. Dawkins commented that the strict
design standards would likely discourage these types of uses. Mr. Molnar noted that they will be discussing the design
standards at an upcoming meeting and the Commission can determine how flexible they want them to be.
Commissioner Marsh asked if there are members who are unable to move forward with the layout of uses plan as presented.
She stated if they want to change the land use designation to all industrial this is a major shift and will need to be taken back
to the City Council for approval. Councilor Navickas expressed his disappointment that there are commissioners who seem
unwilling to compromise and stated there are still a lot of opportunities for adjustments. Comment was made that this land
could be purchased today and almost anything could be built there, and then the City would have no choice but to build
around what’s there. Suggestion was made for someone to make a motion so they can move forward.
Commissioners Mindlin/Dawkins m/s to eliminate the employment zone and revert the entire plan to a modified M-1
zone that is meant to have flexibility, include employment uses, and exclude the heavier/dirtier manufacturing uses
to be yet determined. DISCUSSION: Marsh clarified if this motion passes the plan will need to go back to the City Council
because this is in direct conflict with what they were instructed to do. Roll Call Vote: Commissioners Dawkins, Dimitre, and
Mindlin, YES. Commissioners Blake, Dotterrer, Marsh, Morris and Rinaldi, NO. Motion failed 5-3.
Commissioner Blake noted a suggestion made by the Croman Advisory Committee to possibly rezone the two blocks
southwest of the park to industrial land and make the two blocks closest to the residential area office employment land. He
stated this would create the potential for a larger industrial lot and might be a good compromise. Hearing no real support for
this suggestion, Marsh stated the Commission will move forward with the current layout while keeping in mind that they will
stay flexible and adjustments may be made as they move forward with the public hearing process.
Questions:Is the addition of “Mixed” land use designation that requires ground floor employment use while
permitting some upper floor residential appropriately located? Should any limitations for upper story uses be
considered? Is too much or too little area allocated to the “Mixed Use” designation?
Staff briefly reviewed the areas on the Croman site that have been allocated for mixed use. It was clarified the ground floor
would be for an employment use, and the upper floors could be either residential or employment use. Mindlin stated she is
hesitant about designating the area outside the city limits at the south end of the property for mixed use. Marsh stated they
have yet to decide whether this area will be included in the master plan, and asked that Mindlin set aside this concern until
they reach that point in the discussion. Dotterrer voiced his support for the mixed use area along the creek and stated it makes
a lot of sense to allow for this flexibility.
Question:Should the most southerly portion of the CMD Plan area be annexed as part of the CMD Plan adoption
process?
Mr. Molar clarified including this area in the Croman master plan may facilitate changes in this area quicker than they might
like. Mindlin stated this area was not on the table for discussion during the plan development process with Crandall &
Arambula. She recommended this area remain as is and not be included in the master plan. Several commissioners
expressed agreement with Mindlin. Morris stated he supports including the portion that has the central boulevard passing
through it. Marsh questioned the implications of having a city street pass through county land. Mr. Molnar clarified the street
could still be constructed to City standards. He added the applicants are currently looking at grant opportunities to build this
central boulevard and if they receive a grant, the road would likely be built all at once. Several comments were made about
the farm currently located on that piece of property and expressing desire for it to remain. Marsh stated there does not seem
to be support from the Commission to pursue annexation of this area as part of the master plan.
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September 29, 2009
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Questions:What type, if any, night-time or evening uses should be allowed? Should land uses that are typically land
are intensive and accommodate a relatively low number of employees per acre, such as lumber yards, sorting yards
and recycling centers, be permitted within the CMD?
Commissioner Marsh stated these issues would be pushed to their next meeting when they will be talking about kinds of uses
and refinements.
Question:How does the CMD Plan protect opportunities for utilizing future rail freight?
Mr. Molnar noted the design standards, which will be addressed at their next meeting, includes a map and language that
speaks to this issue and ensures land is reserved and this option remains viable.
Question:Are the CMD’s Plan assumptions related to “parking” appropriate?
Mr. Molnar clarified the plan includes the City’s standard parking requirements but also includes the ability for shared and
mixed parking. He stated certain areas like the neighborhood commercial might have reductions in parking beyond the current
parking standards and there is also a placeholder for a parking structure. Marsh asked for the Commission’s general direction
on the parking issue. Blake noted the LEED neighborhood program and commented on providing less than ample parking in
hopes of encouraging people to use public and alternative transportation. Mindlin agreed with this and voiced support for
looking at some of the suggestions in the LEED standards. Marsh agreed with the comments made and stated they should do
everything they can to move in this direction.
Questions:How will solar access be provided in the CMD Plan? What types of green building or sustainable
development standards should be incorporated within the adopted plan implementation package?
Mr. Molnar stated staff has been working under the assumption that this project will be subject to the City’s solar setback
standards and have also conducted research and held discussions with architects out of Portland that have a lot of experience
in solar orientation. He explained what they have found is in terms of street orientation, there is a big distinction between
residential and commercial/industrial developments. Mr. Molnar stated for industrial and employment buildings, street
orientation is not so much of a consideration for passive heat gain, but is a major consideration for rooftop solar photovoltaic
systems. He stated architects are often recommending industrial and employment buildings be elongated along an east-west
access in order to limit the length of the west facing façade. He added the primary issue for these buildings is the energy costs
to keep them cool, and the second major energy cost is lighting. Mr. Molnar explained staff is not looking at relocating the
proposed streets, but rather are looking to protect access to rooftop solar collection systems and enacting standards that
minimize west facing building facades.
Mr. Molnar commented on sustainable standards and listed possible methods that could be used to encourage green building.
He commented on providing incentives for buildings built to LEED standards, or they could consider a “menu” of options and
require developments to perform a certain number that would increase the efficiency of the building. Mr. Molnar added some
communities are exploring fee reductions or an expedited permitting process for projects that meet a green standard. Mr.
Goldman noted the draft plan also outlines several options for incorporating sustainability. Rinaldi suggested certain green
attributes (such as rainwater catchment and solar orientation) be required, and then have a menu of options for applicants to
choose from in order to qualify for incentives.
Commissioner Marsh questioned how green streets fit into this. Mr. Molnar explained the plan will show which streets are
going to be designed as green streets, and clarified they are working with the Public Works Director to develop a green streets
standard. Dawkins expressed concern with taking the cement on the site and grinding it up for road base, and stated he does
not believe this meets the definition of sustainable. Mindlin commented that she is torn between requiring high standards and
offering incentives. She explained she also feels they are doing a disservice with the proposed street orientation and feels
they are making a major mistake by not pursuing an east-west layout. Dotterrer questioned if it is possible in the Site Design &
Use Standards to give applicants more flexibility in terms of setbacks to allow them to orient their building differently. Rinaldi
voiced his support for this suggestion. Mr. Molnar stated if there is consensus from the Commission, staff can look into these
issues further and bring back possible adjustments.
B.Comments on Proposed Council Rules Ordinance and Uniform Policies and Operating Procedures Ordinance.
Postponed to next meeting due to time constraints.
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September 29, 2009
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ADJOURNMENT
Meeting adjourned at 9:35 p.m.
Respectfully submitted,
April Lucas, Administrative Assistant
Ashland Planning Commission
September 29, 2009
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