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HomeMy WebLinkAbout2009-11-18 Croman Advisory_PACKET CROMAN ADVISORY COMMITTEE AGENDA November 18, 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 OCTOBER 21, 2009 CROMAN ADVISORY COMMITTEE MINUTES III. UPDATE OF NOVEMBER 10, 2009 PLANNING COMMISSION MEETING IV. DISCUSSION OF PROPOSED CROMAN MILL SITE DESIGN AND USE STANDARDS AND IMPLEMENTING ORDINANCE (CHAPTER 18.53) V. COMMITTEE RECOMMENDATIONS VI. REVIEW NEXT STEPS/TIMELINE VII. ADJOURNMENT In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the Community Development office at 541-488-5305 (TTY phone 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 OCTOBER 21, 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 Eric Navickas, City Councilor Brandon Goldman, Senior Planner Russ Chapman, Conservation Commissioner April Lucas, Administrative Assistant Keith Swink, Historic Commissioner Graham Lewis, Housing Commissioner Jim Lewis, Parks & Recreation Commissioner Larry Blake, Planning Commissioner Matt Warshawsky, Transportation Commissioner Kerry KenCairn, Tree Commissioner Pam Hammond, Chamber of Commerce Representative Paul Steinle, SOU Representative Absent Members: David Wilkerson, Public Arts Commissioner Rylan Heyerman, Neighborhood Representative Mary Kay Michelsen, Neighborhood Representative Ben Bellinson, Neighborhood Representative APPROVAL OF SEPTEMBER 9, 2009 CROMAN ADVISORY COMMITTEE MINUTES The minutes of September 9, 2009 were approved as presented. REVIEW AND DISCUSSION OF PROPOSED CROMAN MILL SITE DESIGN AND USE STANDARDS AND IMPLEMENTING ORDINANCE (CHAPTER 18.53) Community Development Director Bill Molnar explained at tonight’s meeting staff will review what occurred at recent Planning Commission meetings and review the changes that have been proposed. He stated questions were handed out to the group at the beginning of the meeting and he invited the Committee to send their thoughts and comments to staff after tonight’s meeting. Mr. Molnar briefly commented on the purpose of this Committee and clarified it is to suggest minor adjustments to the plan, to provide a different viewpoint from the groups they represent, and for them to brief the other groups at their respective meetings. th Staff reviewed the Croman plan elements that were discussed at the September 29 Planning Commission meeting. Senior Planner Brandon Goldman commented on the Planning Commission’s outline of questions and noted the Planning Commission held a vote on whether the land use designations and how they are laid out is appropriate. He stated the Planning Commission also reviewed the Land Use Matrix and what uses should be allowed in each of the overlay zones. Mr. Goldman clarified the Planning Commission asked staff to look into providing flexibility to the child/daycare center provision to allow it to be open to the public in case this is needed to keep it viable. He stated another change is the option for a manufacturing plant to have a retail outlet to allow goods to be sold on site. Staff was also asked to look at whether public offices should be a conditional use. Mr. Molnar noted if the Committee does not agree with any of these changes, or any of the uses outlined in the matrix, now is the time to discuss it. Croman Advisory Committee October 21, 2009 Page 1 of 3 Mr. Molnar commented briefly on the City’s conditional use permit process and clarified these uses would only be allowed under certain circumstances. Comment was made questioning if these circumstances will be clearly defined since it may be difficult to remember the intent 10 years from now when a proposal comes forward. Staff continued their review of the last Planning Commission meeting. Mr. Goldman noted the Commission’s discussion of whether the southern portion of the site should be annexed, and what the implications might be. He stated there has been a lot of concern that annexing this property would facilitate changes in the land uses quicker than desired; and the direction from the Planning Commission was to not recommend annexing the southern piece at this time. Mr. Molnar clarified even though we don’t propose annexation at this point, this area would still be included in the plan. He stated the central boulevard proposed to pass through the southern portion could still be built to City standards, and by not annexing it, this would allow the farm and trailer park to remain until a proposal comes forward that is consistent with the Croman plan. Mr. Goldman noted the rail and transit standards included in the proposed Design Standards, and commented on the rail spur easement requirements. Mr. Molnar noted some Planning Commissioners expressed interest in increasing the compatible industrial zone near the railroad, however there are grade and topography issues that would need to be addressed, and staff also has concerns with moving the industrial area too close to the office corridor. Mr. Goldman commented on the proposed residential overlay in the mixed-use and neighborhood center areas, and clarified residential would be allowed, but 100% of the ground floor is reserved for commercial use. He stated the plan’s guiding principles are clear the intent is to provide for a large number of jobs, however, staff is looking into creating opportunities for live-work situations. He stated as part of the special permitted use, upper floors could be developed for residential so long as they meet the maximum number of residential units per acre that will be embedded in the ordinance. Comment was made questioning if there will be any protection for businesses, and whether they could run a swing or graveyard shift without getting opposition from the residential units in the area. Mr. Goldman noted where the residential would be located and clarified it is a fair distance from the industrial areas at the southern end of the site. Mr. Molnar suggested a possible solution to complaints could be requiring residential property owners to sign hold harmless agreements. Comment was made voicing support for this and indicating if they are going to have a residential component, there should be a clear understanding what can and will occur on that site. Comment was made questioning the kennel and veterinary clinic provision, since these uses are not necessarily high employment. Mr. Goldman clarified even though this is listed as an allowed use, the employee per acre component still has to be complied with. He added the restrictions on outdoor running tracks would also limit a large kennel from locating on the Croman site. Mr. Goldman briefly reviewed the City’s buildable land inventory and the industrial land available. He also commented on the street alignment plan and clarified the Planning Commission asked staff to explore more of an east-west street layout to address solar issues for the buildings. Mr. Goldman stated the next Croman Advisory Committee meeting will be on November th 18, and staff will bring forward an alternative street layout at that time. Mr. Molnar added while staff is currently exploring this possibility, the intent it to keep the package as a whole intact. He stated the street layout may be more important for residential than commercial, and noted it might be possible to address the issues through specific energy requirements for the buildings. Mr. Molnar added the main problem for commercial buildings is keeping them cool, followed by lighting the interior. Mr. Goldman noted in addition to changes in traffic flow, a new street layout would also create impacts on block widths. Mr. Goldman stated the last element discussed by the Planning Commission was the alignment of Tolman Creek Road. He stated the recommendation from the Planning Commission was for the plan to identify the objective of the central boulevard, but to defer the final design to a later date after the TSP update is complete and the land has been acquired. Mr. Molnar commented on the Design Standards and explained how they are structured. He stated it might appear that the standards are lengthy, but 60% already exist and were pulled over into this section. He also noted the addition of a sustainable standards section, which will address green streets, stormwater management, and parking. Commissioner KenCairn commented on possibly allowing parking at the front of the building if it is attractive, incorporates green tactics, and serves the public better at that location. Croman Advisory Committee October 21, 2009 Page 2 of 3 Mr. Goldman provided clarification on the proposed active edges and stated this will be required in the highest profile locations where most of the traffic and activity is. He noted the proposed limitations on the number of access points off the main boulevard and around the park area, and clarified this is consistent with the original Crandall & Arambula plan. Mr. Goldman commented briefly on green streets, and stated this is not a new concept, but is relatively new to Ashland. He explained this will allow stormwater runoff to stay on the site to the greatest extend possible, instead of flowing to the City’s water treatment plan. He added buildings will also be asked to capture stormwater and use it in their landscaping. Commission KenCairn voiced concern with this provision and stated it is not feasible to collect stormwater for year-round irrigation of landscaping unless you have a huge storage capacity. She added the plan could require storage, but not a percentage to be used for landscaping. KenCairn suggested a possible matrix be developed if they want to successfully achieve this element. REVIEW NEXT STEPS Staff explained the next steps are for the Committee members to update their commissions and groups, and to be prepared to th form recommendations at the November 18CAC meeting. The Committee chair and other members were also invited to attend the public hearings before the Planning Commission and City Council. The grant proposal for the central boulevard was noted, and Mr. Molnar explained this is going before the City Council in November. He noted these types of grants (gas tax revenues) are quite competitive and are generally tied to job creation. Staff noted the three questions handed out at the beginning of the meeting and asked that the members email their responses to staff. ADJOURNMENT Meeting adjourned at 6:30 p.m. Respectfully Submitted, April Lucas, Administrative Assistant Croman Advisory Committee October 21, 2009 Page 3 of 3 Memo DATE: November 10, 2009 TO: Ashland Planning Commission FROM: Brandon Goldman, Senior Planner RE: Croman Mill Site Redevelopment Plan Questions: 1. Are the land uses included in the land use matrix consistent with the goals and objectives of the Croman Mill Site Redevelopment Plan? Are there uses that should be modified, deleted or added? 2. Do the design standards seem consistent with the employment center envisioned in the Croman Mill Site Redevelopment Plan? Are there standards that should be changed, deleted or added? 3. Do the sustainable design standards go too far, not go far enough or seem just about right? Background: The City Council reviewed and approved the original conceptual plan on February 17, 2009. The plan was forwarded to the Planning Commission to refine the plan and develop an implementing ordinance. To date, the Planning Commission has had the opportunity to study and evaluate refinements to the redevelopment plan at six meetings (3/10/2009, 5/12/2009, 5/26/2009, 7/28/2009, 9/29/2009, 10/13/2009). In these previous meetings the Planning Commission has reviewed the land use distribution, street and transportation framework, allowable land uses, proposed ordinance language, site design standards, and sustainability standards. The Croman Advisory Committee has held three meetings (7/15/2009, 9/09/2009, 10/21/2009) in order to become familiarized with the original plan, review the items noted above, and formulate their recommendations The three questions listed above are intended to cover broad categories relating to major components of the draft Croman Mill District (CMD) Redevelopment Plan. These questions were provided to the st Croman Advisory Committee (CAC) at their meeting on October 21, 2009 for consideration in reviewing the draft ordinance and design standards. The CAC will discuss their responses to these th questions at their final meeting on November 18, 2009. The CAC will forward recommendations, comments, and concerns to the Planning Commission and City Council as part of the public hearing process. Over the last nine months a considerable amount of discussion has occurred generating comments and suggestions from Planning Commissioners and members of the Croman Advisory Committee concerning the development of the Croman Mill Redevelopment Plan. Given the breadth of discussion in these prior meetings it is difficult to encapsulate all of the relevant points raised in one memorandum. -2- In an effort to assist the Commission in identifying issues that have previously been raised that may warrant further discussion, as well as list those primary discussion items that have been largely addressed, a summary is provided. This background of the prior discussion topics may be of assistance in formulating answers to the three questions presented, and thus an effort has been made to categorize each of these topics within one of the broad questions noted above. Prior Discussion Items Question 1) Land Uses Are the land uses included in the land use matrix consistent with the goals and objectives of the Croman Mill Site Redevelopment Plan? Are there uses that should be modified, deleted or added? Land Use Distribution of Office Employment and Compatible Industrial The original land use framework in the conceptual plan located the compatible industrial district to the west of the central boulevard and the Office Employment (C-OE) district to the east of the central boulevard. Through discussions before the PC and CAC it was expressed that locating the Compatible Industrial (C-CI) area adjacent to the existing rail line merited consideration. As a result, the revised framework shifts the division of the two zoning districts in a north-south orientation so that the office employment district is located on the northern portion of the site and the compatible industrial district is on the southern portion of the site. o CAC and PC members have discussed the relative size and location of the various land use designations. o CAC and PC members have raised the question as to whether the current M-1 Zoned property on the north-east portion of Mistletoe (which includes the mini-warehouses and the newly constructed office) should be rezoned to Office Employment or Compatible Industrial and as such incorporated into the Croman Mill District plan zone. Freight Rail Spur Easement Relating to the distribution of C-OE and C-CI overlay areas, the Croman Advisory Committee and the Planning Commission have each discussed the value of retaining the opportunity for future use of the existing railroad line for freight shipping and receiving. In Staff’s discussion with the Oregon Department of Transportation (ODOT) rail safety and rail planning divisions, it was expressed that a freight spur crossing multiple streets is a difficult option, which raised significant issues of public safety and cost. Due to the re-orientation of the land uses noted above, the proposed redevelopment plan now includes a “proposed rail spur area” along the eastern edge of the Compatible Industrial Overlay area. Annexation The issue of whether to annex the plan area located outside the City Limits was discussed by the Planning Commission on 9/29/09. Various commissioners have expressed a desire to retain the farming use currently located on that piece of property at this time. Commissioners and Staff also discussed the potential of including the area within the redevelopment plan for future inclusion, yet not annexing the property at this time. Further it was stated that the Central Blvd. extension to Siskiyou Blvd. could still be accommodated independent of its annexation. DEPT. OF COMMUNITY DEVELOPMENT Tel: 541-488-5305 20 E. Main Street Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 www.ashland.or.us -3- Office Employment Overlay (C-OE) Land Uses Concerning the use of Office Employment zoned lands, discussion has included numerous comments reflected in the minutes that this overlay should include opportunities for: o Temporary Employee Housing Ensuring it is reserved for employee use and not used as tourist accommodations. o Small Coffee Houses and Restaurants (less than 1,500 sq.ft.) o Ancillary Employee Serving Uses o Manufacturing and Assembly Space Discussion began regarding the percentage of floor area that is eligible to be utilized for manufacturing, assembly or warehouse within an office building. o Fitness Clubs It was expressed by various Commissioners that on-site fitness areas for employees were an important use, however full scale fitness clubs open to the public would be incongruous with the desire to maximize employment density. o Day Care Facilities It was expressed by various Commissioners that on-site day care facilities for employees should be permitted, and further that they should not be restricted to employees but available to the general public as well. Compatible Industrial (C-CI) Overlay Land Uses o Allowance for limited retail use in association with a permitted manufacturing or assembly use. For plan consistency it was noted that retail in conjunction with a permitted manufactured use of less than 600 sq.ft. should be permitted outright in the C-CI overlay area. o Outdoor Storage The proposed ordinance and design standards as currently drafted would preclude outdoor storage of materials. Several Planning Commissioners expressed that in circumstances where the outdoor storage area was limited in size and screened appropriately that it could potentially be considered as a conditional use. Neighborhood Center (C-NC) Overlay Land Uses o Residential Uses and Density A suggestion was made by an individual Planning Commissioner that the proposed neighborhood center be used exclusively for high density housing. As proposed the redevelopment plan calls for 100% of the ground floor of each building in both the Neighborhood Center and the Mixed Use overlay areas to be commercial in use. Therefore the exclusive use as residential as suggested would not be permissible under the proposed ordinance. Varied opinions were given on whether high density housing should be permitted in the Neighborhood Center or whether the employment opportunities provided in the land use matrix should take precedence. o Manufacturing and Assembly A Commissioner suggested that allowances for “manufacture or assembly contiguous to a retail outlet” be removed from the Neighborhood Center concerned that this is an inappropriate use in that zone. DEPT. OF COMMUNITY DEVELOPMENT Tel: 541-488-5305 20 E. Main Street Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 www.ashland.or.us -4- Mixed-Use Overlay (C-MU) Land Uses o Early in the planning process Planning Commissioners raised the issue of allowing for a degree of flexibility both in regard to land uses and design standards. The revised land use framework delineates the area adjacent to Hamilton Creek along the plans western boundary, and the southern portion of the site adjacent to Siskiyou Blvd., both as mixed- use overlay areas. This designation provides an opportunity for mixing residential units with office or light industrial uses. This new land use designation aims to provide some flexibility to address physical constraints, transition from existing residential areas, and building types while retaining the target use of employment generation. Tolman Creek Road Realignment o The Planning Commission discussed the proposed realignment of Tolman Creek Road. In recognizing that this component would be a future phase of development, and would at that time necessitate a more thorough evaluation, it was suggested that the Redevelopment Plan include some wording acknowledging that the plan shows a concept for this intersect, but exact geometry is to be determined. Public & Institutional Uses o Public Offices Comments were made by a member of the Planning Commission that Public service and Community Buildings should be permitted in a manner that is consistent with similar private uses. Specifically it was questioned why such public uses were listed as permitted outright in the CI and OS overlay areas. o Private Schools A suggestion was made by a Planning Commissioner that private schools, adult education centers, or technical schools be permitted in the OE and CI overlay area. Night-time or Evening Uses o Concern has been expressed that should the site develop out as entirely day time office or manufacturing uses, the area could be essentially empty at night. o A CAC member raised the question as to what protection is in there for businesses to ensure they can run a swing or graveyard shift without getting opposition from the residential units in the plan area. It was suggested that a “hold harmless agreement” could be recorded on the deed of all new residential units within the CMD zone to inform future residents of the types of activities that they can expect in the vicinity. Land Intensive Uses o Commissioners have raised the question as to whether land uses such as lumber yards, sorting yards, and recycling centers should be accommodated in the CMD zone. The currently proposed Land Use matrix does not identify such uses as allowable in an effort to preclude uses with a relatively low number of employees per acre. DEPT. OF COMMUNITY DEVELOPMENT Tel: 541-488-5305 20 E. Main Street Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 www.ashland.or.us -5- Question 2) Design Standards Do the design standards seem consistent with the employment center envisioned in the Croman Mill Site Redevelopment Plan? Are there standards that should be changed, deleted or added? Solar Orientation o The proposed design standards include minimum setbacks intended to orient buildings toward the street. Commissioners have discussed that in order to accommodate active and passive solar energy opportunities the standards should allow a degree of flexibility to enable deviation from this street orientation in favor of solar orientation. Section VIII-B-1(1-5) of the Design Standards outlines the orientation standards as currently proposed. Street Layout o The proposed street layout, and its potential impacts on solar orientation opportunities for th buildings, has been raised at both PC and CAC meetings. At the October 13 Planning Commission meeting, staff was asked to explore an east-west street layout to evaluate solar orientation issues for future development. This evaluation is to be completed in th advance of the scheduled December 8 Public Hearing before the Planning Commission to help inform how the proposed street layout, and an alternative east-west street orientation, would impact the maximum energy efficiency of employment and compatible industrial building construction. o A Commissioner raised the issue of retaining flexibility in the location of Accessways. It was noted that the local streets and the proposed central boulevard are integral to the proposed grid pattern and traffic circulation. It was suggested that the plan could consider other options for the Accessways, such as consideration of an alternative multi-use path as satisfying their intended purpose, or permitting more flexibility in their locations. Active Edge Development o The “Active Edge” includes all property immediately adjacent to the Central Blvd, as well as the lands facing the Central Park. As proposed this area would have added design requirements providing for at least 65% of the total linear feet of the building’s façade to be built within two feet of the sidewalk with all front doors facing streets and walkways. Additionally, at least 50% of the first-floor façade would have to be comprised of transparent openings (clear glass, windows or doors) between 3 and 8 feet above grade. Lastly, blank walls (without doors or windows) longer than 40% of a façade, or more than 50 feet longalong sidewalks would be precluded. In discussion of the solar orientation question noted above, and in regard to potential opportunities for plaza space in front of buildings, the requirement for buildings to be built within two feet of the sidewalk limitation was questioned by Commissioners. The stipulation that only 65% of the building façade comply with this specific setback, and its implications regarding plaza space opportunities, has not been discussed by the Commission. DEPT. OF COMMUNITY DEVELOPMENT Tel: 541-488-5305 20 E. Main Street Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 www.ashland.or.us -6- Building Height o The topic of building height was a substantive one in the initial community meetings and early Commission discussions. The proposed ordinance includes a dimensional table that proposes both minimum heights and maximum heights. Questions have been raised regarding the 2 story minimum and how that would be applied to Industrial buildings that may desire to have a one story portion. o Members of the Airport Commission serving on the CAC have raised concerns regarding the potential multi-story buildings and their impact on the flight paths of incoming aircraft. To address this concern the maximum height allowable in the proposed design standards for each overlay zone is equal to the preexisting limits of 40’ in the M-1 zone and 35’ in the R-1-5 zoned property. However, through the application of a height bonus for meeting LEED sustainability standards a building could potentially exceed these pre-existing height limitations. In these cases in consideration of this stated concern, the draft design standards include the requirement that: 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 (VIII- C-8 (1)d). Proximity to Existing Residences o Both CAC and PC members raised concerns about the impact of future Office or Industrial development upon the existing residences in the immediate vicinity. In response to such concerns the area immediately to the east of Hamilton Creek is proposed to be a mixed use overlay area (C-MU) to allow a more gradual transition from the adjacent residences to the interior of the redevelopment site where higher intensity uses would be located. A “Residential Buffer” area in proximity to existing residences has been proposed to establish specific design standards and height limitations within this transition area. Industrial Building Design o Flexibility in Design There has been limited discussion regarding the type of buildings permitted in the C-CI area that is not located on the Central Blvd, indicating that there may be a value in allowing a greater degree of design flexibility to allow more traditional industrial type buildings. The issue of retaining some higher level of design standards along the active edge was raised in the original plan and has been again raised through this review process. o Rail Spur Orientation The current design standards state that buildings built adjacent to the rail spur easement shall be designed to accommodate a loading & unloading area in consideration of the rail access. DEPT. OF COMMUNITY DEVELOPMENT Tel: 541-488-5305 20 E. Main Street Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 www.ashland.or.us -7- Sustainability Standards: Do the sustainable design standards go too far, not go far enough, or seem just about right? Prior discussion before the Planning Commission and the Croman Advisory Commission have not yet addressed in full the details outlined in the Sustainable Design Standards or the Sustainable Height Bonus allowance for LEED certified buildings. However as energy conservation, water conservation, and other sustainability issues have significant crossover with other aspects of the plan, a number of pertinent concerns have been voiced that address the question above. Rainwater Catchment o The representative of the Tree Commission serving on the CAC raised voiced concern over the proposed Sustainability Standard that recommends that harvested rainwater or reclaimed water be used to irrigate at least 25 percent of a project’s landscaped areas. It was noted that in the dry months such a standard could be difficult or impossible to comply with without extensive on-site, or district serving, water retention systems. It was suggested that rainwater catchment should be than a recommendation, requiring a certain amount of retention so it is achievable. Parking Standards o Commissioners discussed whether certain areas, like the neighborhood commercial center, might have reductions in parking beyond the current parking standards and whether this could encourage people to use public and alternative transportation. It was noted that LEED neighborhood standards can provide for reductions in parking when adequate alternative transportation, or consolidated parking structures are available. The Commission was favorable toward reductions in parking in consideration of alternative parking management proposals. o It was briefly discussed at the CAC 10/21/09 meeting that a percentage of onsite parking spaces is to be made of pervious materials as a method of storm water management. DEPT. OF COMMUNITY DEVELOPMENT Tel: 541-488-5305 20 E. Main Street Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 www.ashland.or.us Memo DATE: November 18, 2009 TO: Croman Advisory Committee FROM: Brandon Goldman, Senior Planner RE: Croman District Standards The Croman Mill Design Standards (Section VIII) has been drafted to be included in Ashland’s Site Design and Use Standards (SDUS) to guide development of the Croman redevelopment plan area. The SDUS handbook also contains specific approval standards that are used to guide land use decisions citywide. Many of Ashland existing design standards within the SDUS handbook remain applicable to the Croman site and as such have been incorporated into Section VIII verbatim. Therefore the Croman Mill Design Standards contains reiterated pre-existing standards, as well as new standards specifically developed to address the goals of the Croman Redevelopment Plan. Included in the Croman Advisory Committee packet is a highlighted version of Croman District Standards document which was previously distributed to the Committee at the end of September. None of the text ,or graphics, have changed from what was previously distributed. However, this version has been highlighted to more readily identify the newly drafted standards that are specific to the Croman Site Design Standards. The language that was directly excerpted from elsewhere in Ashland’s existing code and Site Design and Use Standards is not highlighted. Lastly, the attached version has also been annotated with text boxes within the left margin of each page to help identify the source of language that has been appropriated from elsewhere in Ashland’s existing Land Use Code and Design Standards. S ECTION VIII Croman Mill District Standards Adopted by the Ashland City Council date Ordinance ### NEW LANGUAGE HIGHLIGHTED 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 new site specific are an easily identifiable feature of Ashland’s boulevard network. Application of this sections from streetscape design to the Central Boulevard will create a seamless boulevard loop, linking initial Croman the Croman Mill district with downtown Ashland. The Central Boulevard also serves as the Plan (Crandall front door to the Croman Mill district, creating a positive first impression when entering the Arambula Plan) 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 City’s existing Central Bike Path in two locations – 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 Multi-Use Path adjacent neighborhood, employment and shown at 10’ commercial areas. The plan includes the surface in 14’- extension of the Central Bike Path and the 20’ right of way Hamilton Creek Greenway trail. The Central in this plan. Bike Path extends the existing multi-use path along the southern edge of the CORP rail line Ashland Street within a 20-foot wide dedicated easement, and Standards show serves as a viable commuter route and link to 6-10” surface in the downtown. The Hamilton Creek Greenway 10-18’ right of trail provides access to the neighborhood way for multi- center and an east/west connection across the use paths. 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 Grid provide circulation primarily for Connectivity pedestrian and bikes to preserve the required per grid that dictates the form of the land Ashland Street uses. The accessways would connect Standards the Central Boulevard to the Central (Section I #10) Bike Path and allow for shared bicycle, and Connectivity travel lanes and temporary loading Standards zones as necessary to serve (Section II) 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 The Transportation Central Park shall limit the number of curb cuts to one per block as indicated on Element of the the Limited Access Streets map. Comprehensive Plan Policy : # 17. “ Direct driveway access onto streets designated as boulevards and avenues should be discouraged whenever an alternative exists or can be made available” #18: “Require design that combines multiple driveway accesses to a single point in residential and commercial development”. VIII-A-3) Access 1. Street and driveway access points in the Croman overlay zones shall be Substitutes “Central limited to the following. Blvd” for “Arterial” a Distance Between Driveways. and “Local Streets On Central Boulevard – 100 feet and Accessways” On Collector Streets – 75 feet for “residential” On Local Streets and Accessways – 50 feet b. Distance from Intersections ALUO Controlled On Central Boulevard – 100 feet access 18.72.120 On Collector Streets – 50 feet On Local Streets and Accessways – 35 feet Ashland Site Design and Use Standards 9 DRAFT 9.29.09 Similar to Ashland Street Standards for shared 2. Shared Access. All lots shall provide an access connection to abutting driveways (Section VI(3)) parking areas that is at least 20 feet in width. The applicant shall grant a and SDUS 18.72.120 common access easement across the lot.If the site is served by a shared Controlled Access access or alley, access for motor vehicles must be from the shared access or alley and note from the street frontage. Street Standards State: “ If a property has alley access, a curb cut for a driveway is not permitted “ 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 Excerpted from Site than the parking area. Building entrances shall be oriented toward the Review street and shall be accessed from a public sidewalk. Where buildings SDUS II-C-1a-1 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 The exception entrances shall be located within 10 feet of the public right of way to regarding the Active which they are required to be oriented. Exceptions may be granted for Edge is new. topographic constraints, lot configuration, designs where a greater Distance was 20 feet setback results in an improved access or for sites with multiple in Basic Site Review buildings, such as shopping centers, where this standard is met by Standards. other buildings. Automobile circulation or parking shall not be allowed between the building and the right-of-way. The entrance shall be SDUS II-C-1a-2 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 SDUS II-C-1a-3 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, SDUS II-C-2a-2 jogs, or have other distinctive changes in the building façade. 5. With the exception of the areas along Active Edges, any wall which is SDUS II-C-2a-3 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. SDUS II-C-2a-4 6. Buildings shall incorporate lighting and changes in mass, surface or finish giving emphasis to entrances. SDUS II-C-2a-6 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 SDUS II-C-1e-1 sides. 2. Parking areas shall be shaded by deciduous trees, buffered from adjacent non-residential uses and screened from non-residential SDUS II-C-1e-2 uses. Ashland Site Design and Use Standards 11 DRAFT 9.29.09 3. Protected raised walkways shall be installed through parking areas of SDUS II-C-2c-1 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 SDUS II-C-2c-2 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 SDUS II-C-2a-2 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 SDUS II-C-2a-3 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 II–D Parking Lot Landscaping and Screening Standards. 1.Neighborhood Commercial (NC) Overlay On-Street Parking. In the References 18.92 Neighborhood Commercial (NC) overlay, all uses are required to provide off- street parking in accordance with the Off-Street Parking chapter, except that Provision to address the parking required may be reduced by up to 50% through implementation of parking demand an alternative parking management strategy that reduces demand by an management potential. 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 SDUS II-C-2b-1 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 “people” SDUS II-C-2b-1 areas. Sample materials could be unit masonry, scored and colored concrete, pavers, or combinations of the above. Exception for 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 Active Edge is new, area is used for pedestrian activities such as plazas or outside eating the remainder is areas. This standard shall apply to both street frontages on corner excerpted from lots. If more than one structure is proposed for a site, at least 65% of SDUS II-C-2b-1 the aggregate building frontage shall be within 20 feet of the sidewalk. Ashland Site Design and Use Standards 12 DRAFT 9.29.09 VIII-B-5) Building Materials 1. Bright or neon paint colors used extensively to attract attention to the building SDUS II-C-2f-2 or use are prohibited. Buildings may not incorporate glass as a majority of the building skin. 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 building’s façade is built within SDUS II-C-2b-2 two feet of the sidewalk. (65% requirement) 2. All front doors must face streets and walkways. Provisions excerpted 3. At least 50% of the first-floor façade is comprised of transparent openings from LEED (clear glass) between 3 and 8 feet above grade. Neighborhood 4. No blank walls (without doors or windows) longer than 40% of a façade, or Standards more than 50 feetoccur along sidewalks, whichever is less. Ashland Site Design and Use Standards 13 DRAFT 9.29.09 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. 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 a. Existing Max structures within the Residential Buffer is Zone 40 feet. height in M1 is 40’ 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 SDUS II-C-3 architectural standards will apply to all buildings with a gross floor area greater defines large scale Ashland Site Design and Use Standards 14 DRAFT 9.29.09 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. 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 SDUS II-C-3a-1 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 SDUS II-C-3a-4 curbs, sidewalks, pedestrian scale light standards and street trees. VIII-B-8) Landscaping 1. Landscaping shall be designed so that 50% coverage occurs after SDUS II-C-1c-1 one year and 90% coverage occurs after 5 years. 2. Landscaping design shall utilize a variety of low water use and SDUS II-C-1c-2 deciduous and evergreen trees and shrubs and flowering plant Highlighted section species as described in Section III – Water Conserving Landscaping Added for clarification Guidelines and Policies. 3. Buildings adjacent to streets shall be buffered by landscaped areas at SDUS II-C-1c-3 least 10 feet in width. Loading facilities shall be screened and buffered when adjacent to residentially zoned land. SDUS II-C-1c-4 4. Irrigation systems shall be installed to assure landscaping success. 5. Efforts shall be made to save as many existing healthy trees and SDUS II-C-1c-5 shrubs on the site as possible. VIII-B-9) Lighting 1. Lighting shall include adequate lights that are scaled for pedestrians by SDUS II-C-2e 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. Ashland Site Design and Use Standards 15 DRAFT 9.29.09 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 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 – 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 – 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 DRAFT 9.29.09 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 DRAFT 9.29.09 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-recycel site for use of the project occupants. 1. Commercial. Commercial developments having a solid waste receptacle shall ALUO 18.72.115(A) 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 ALUO 18.72.115(B) 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 SDUS II-D-6 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 project’s 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 DRAFT 9.29.09 Ashland Site Design and Use Standards 27 DRAFT 9.29.09