HomeMy WebLinkAbout3263 Climate Freindly Area Adoption - Amending Land Use Ordinance to Align with CFA RegulationsORDINANCE NO.3263
AN ORDINANCE AMENDING CHAPTERS 18.2.19 18.2.2, 18.2.3.130, 18.2.6,
18.3.12, 18.3.13 & 18.4.2.040.0 OF THE ASHLAND LAND USE ORDIANCE
TO ALIGN WITH THE NEW CLIMATE FRIENDLY AREA
REGULATIONS AND ENSURE IMPLEMENTATION OF APPLICABLE
DEVELOPMENT STANDARDS.
(Climate Friendly Area Adoption: Planning Action #PA-T3-2024-00013)
Annotated to show deletions and additions to the code sections being modified.
Deletions are bold striket4ough and additions are bold underlined.
WHEREAS, the Climate -Friendly and Equitable Communities rules adopted by the Land
Conservation and Development Commission in July of 2022 require that cities within Oregon's
eight Metropolitan Planning Organizations shall identify and re -zone Climate Friendly Areas
capable of accommodating 30 percent of each city's future population in pedestrian -friendly,
mixed -use areas; and
WHEREAS, Ashland Municipal Code (AMC) 18.5.9.020.B permits legislative amendments to
meet changes in circumstances and conditions. The City Council finds it is necessary to amend
the Zoning Map and Land Use Ordinance to adopt two Climate Friendly Areas (CFAs)
consistent with statewide requirements including development regulations for those areas that
support mixed -use, walkable development consistent with statewide CFA requirements that align
with the City's own long-range planning goals adopted in the Comprehensive Plan; and
WHEREAS, the Railroad Property Climate Friendly Area includes 57 acres in the center of the
city, just a few blocks north of downtown. The site is zoned Employment (E-1) and has been
planned for pedestrian -focused mixed -use development dating back to the 2001 master plan for
the site. The application of a new CF Overlay provides an opportunity to update and expand the
mixed -use development opportunities for the full site; and
WHEREAS, the Transit Triangle Climate Friendly Area includes 120.35 acres along the major
transit corridors on Siskiyou Boulevard and Ashland Street in areas zoned a mix of Commercial
(C-1), Employment (E-1) and a small amount of Residential Low Density Multiple Family (R-2)
within the existing Transit Triangle (TT) Overlay, which currently offers optional mixed -use
provisions beyond the base zone standards to facilitate a mix of housing types and businesses in
an environment that is friendly to walking, biking, and using transit; and
WHEREAS, the City's population exceeds 10,000 and is subject to the Oregon Administrative
Rules (OAR) section 660-012-0315(2) which requires that Climate Friendly Areas be designated
to accommodate at least 30 percent of the City's future housing units, which has been determined
to be 3,469 units. Per the methodology established in OAR 660-012-0315(2), the proposed
Railroad Property CFA has been shown to have capacity to accommodate 2,226 housing units
ORDINANCE NO. 3263 Page 1 of 56
and the proposed Transit Triangle CFA has been shown to have capacity to accommodate 5,349
housing units, for a total capacity of 7,575 housing units, well over the required 30 percent of
total housing units or 3,469 units determined for Ashland; and
WHEREAS, the purpose of the new Climate Friendly (CF) Overlay is to encourage
development and redevelopment within vibrant, walkable mixed -use centers supported by a
variety of transportation options. Proposed residential uses include multi -family in mixed -use
and stand-alone configurations, and townhouses, and non-residential uses include retail sales and
services, restaurants, offices, and public uses. Greater concentrations of housing and businesses
are mutually supporting, expanding housing opportunities and providing a better environment for
local business development and expansion to help residents meet their daily needs within a
walkable setting.
WHEREAS, Article 2. Section 1 of the Ashland City Charter provides:
Powers of the City. The City shall have all powers which the constitutions, statutes, and
common law of the United States and of this State expressly or impliedly grant or allow
municipalities; as fully as though this Charter specifically enumerated each of those powers, as
well as all powers not inconsistent with the foregoing; and, in addition thereto, shall possess all
powers hereinafter specifically granted. All the authority thereof shall have perpetual succession.
WHEREAS, the above referenced grant of power has been interpreted as affording all
legislative powers home rule constitutional provisions reserved to Oregon Cities. City of
Beaverton v. International Assn of Firefighters, Local 1660, Beaverton Shop 20 Or. App. 293;
531 P 2d no, 734 (1975 ); and
WHEREAS, the City of Ashland Planning Commission considered the amendment of the City
of Ashland Zoning Map to identify two new Climate Friendly (CF) Overlay zones; of the Site
Design Zones Map to include the entirety of the two new Climate Friendly (CF) Overlay zones
within the Detail Site Review Overlay Zone; of the Ashland Municipal Code and Land Use
Ordinances to include a new Chapter 18.3.14 Climate Friendly Overlay; and of Chapters 18.2.1,
18.2.2, 18.2.3.130, 18.2.6, 18.3.12, 18.3.13 and 18.4.2.040.0 of the Ashland Municipal Code and
Land Use Ordinance to align with new Climate Friendly Area regulations and ensure
implementation of applicable development standards, at a duly advertised public hearing on
April 29, 2025, following deliberations, recommended approval of the amendments; and
WHEREAS, the City Council of the City of Ashland conducted a duly advertised public hearing
on the above -referenced amendments on May 6, 2025; and
WHEREAS, the City Council of the City of Ashland, following the close of the public hearing
and record, deliberated and conducted first and second readings approving adoption of the
Ordinance in accordance with Article 10 of the Ashland City Charter; and.
WHEREAS, the City Council of the City of Ashland has determined that in order to protect and
benefit the health, safety and welfare of existing and future residents of the City, it is necessary
to amend the Ashland Municipal Code and Land Use Ordinance in manner proposed, that an
adequate factual base exists for the amendments, the amendments are consistent with the
comprehensive plan, that the proposed zoning map and land use code amendments are consistent
ORDINANCE NO. 3263 Page 2 of 56
with City of Ashland approval criteria for land use ordinance and zoning map amendments as set
forth in AMC 18.5.9.020.13 and are consistent with the City of Ashland Comprehensive Plan,
with other City policies, and with the Oregon Statewide Planning Goals and OAR 660-012-0310
through -0330, and that such amendments are fully supported by the record of this proceeding.
THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS:
SECTION 1. The above recitations are true and correct and are incorporated herein by this
reference.
SECTION 2. Section 18.2.1 [Zoning Regulations and General Provisions] of the Ashland Land
Use Ordinance is hereby amended as follows:
Chapter 18.2.1
ZONING REGULATIONS
AND GENERAL PROVISIONS
Sections:
18.2.1.010
Purpose.
18.2.1.020
Zoning Map and Classification of Zones.
18.2.1.030
Determination of Zoning Boundaries.
18.2.1.040
Applicability of Zoning Regulations.
18.2.1.010 Purpose
Chapter 18.2.1 establishes zoning districts pursuant to the Comprehensive Plan. Every
parcel, lot, and tract of land within the City is designated with a zoning district, or zone. The
use of land is limited to the uses allowed by the applicable zone.
18.2.1.020 Zoning Map and Classification of Zones
For the purpose of this ordinance, the City is divided into zones designated and depicted
on the Zoning Map, pursuant to the Comprehensive Plan Map, and summarized in Table
18.2.1.020.
Table 18.2.1.020.
Base Zones
Overlay Zones
Residential - Woodland (WR)
Airport Overlay
Detail Site Review Overlay
Residential - Rural (RR)
Downtown Design Standards Overlay
Residential - Single -Family (R-1-10, R-1-7.5, and
R-1-5)
Freeway Sign Overlay
Residential - Suburban (R-1-3.5)
Historic District Overlay
ORDINANCE NO. 3263 Page 3 of 56
Residential - Low Density Multiple Family (R-2)
Pedestrian Place Overlay
Residential - High Density Multiple Family (R-3)
Performance Standards Options
Overlay
Commercial (C-1)
Physical and Environmental
Constraints Overlay
Commercial - Downtown (C-1-D)
-Hillside Lands
Employment (E-1)
-Floodplain Corridor Lands
-Severe Constraints Lands
Industrial (M-1)
-Water Resources
-Wildfire Lands
Special Districts
Croman Mill District (CM)
Residential Overlay
Transit Triangle Overlay
Climate Friendly Overlay
Health Care Services District (HC)
Normal Neighborhood District (NN)
North Mountain Neighborhood District (NM)
Southern Oregon University District (SOU)
18.2.1.030 Determination of Zoning Boundaries
Unless otherwise specified, zoning boundaries are lot lines, the centerlines of streets, and
railroad right-of-way, or such lines extended. Where due to the scale, lack of scale, lack of
detail or illegibility of the Zoning Map, or due to any other reason, there is uncertainty,
contradiction or conflict as to the intended location of a zoning boundary, the Staff Advisor
or, upon referral, the Planning Commission or City Council, shall determine the boundary
as follows:
A. Rights -of -way. Boundaries that approximately follow the centerlines of a street,
highway, alley, bridge, railroad, or other right-of-way shall be construed to follow such
centerlines. Whenever any public right-of-way is lawfully vacated, the lands formerly within
the vacated right-of-way shall automatically be subject to the same zoning designation that
is applicable to lands abutting the vacated areas. In cases where the right-of-way formerly
ORDINANCE NO. 3263 Page 4 of 56
served as a zoning boundary, the vacated lands within the former right-of-way shall be
allocated proportionately to the abutting zones.
B. Parcel, lot, tract. Where a zoning boundary splits a lot into two zones and the
minimum width or depth of a divided area is 20 feet or less, the entire lot shall be placed in
the zone that accounts for the greater area of the lot by the adjustment of the zoning
boundary. Where a zoning boundary splits a lot into two zones and the minimum width
and depth of both divided areas is greater than 20 feet, the lot shall have split zoning with
lot area designated proportionately to each zone.
C. Jurisdiction boundary. Boundaries indicated as approximately following a City or
County boundary, or the Urban Growth Boundary, shall be construed as following said
boundary.
D. Natural features. Boundaries indicated as approximately following the centerlines of
a river or stream, a topographic contour, or similar feature not corresponding to any
feature listed in section 18.2.1.030, above, shall be construed as following such feature.
18.2.1.040 Applicability of Zoning Regulations
Part 18.2 applies to properties with base zone, special district, and overlay zone
designations, as follows:
Table 18.2.1.040. Applicability of Standards to Zones, Plan Districts and Overlays
Designation
Applicability
Base Zones
Residential - Woodland (WR)
Chapter 18.2 Applies Directly
Residential - Rural (RR)
Chapter 18.2 Applies Directly
Residential - Single-family (R-1-10, R-1-7.5, R-
1-5)
Chapter 18.2 Applies Directly
Residential - Suburban (R-1-3.5)
Chapter 18.2 Applies Directly
Residential - Low Density Multiple Family (R-
2)
Chapter 18.2 Applies Directly
Residential - High Density Multiple Family (R-
3)
Chapter 18.2 Applies Directly
Commercial (C-1)
Chapter 18.2 Applies Directly
Commercial - Downtown (C-1-D)
Chapter 18.2 Applies Directly
Employment (E-1)
Chapter 18.2 Applies Directly
Industrial (M-1)
Chapter 18.2 Applies Directly
ORDINANCE NO. 3263 Page 5 of 56
Designation
Applicability
Special Districts
Croman Mill District Zone (CM)
CM District Replaces chapter 18.2
Health Care Services Zone (HC)
Normal Neighborhood District (NN)
NN District Replaces chapter 18.2
North Mountain Neighborhood (NM)
NM District Replaces chapter 18.2
Southern Oregon University (SOU)
Overlay Zones
Airport
Overlay Modifies chapter 18.2
Detail Site Review
Overlay Modifies chapter 18.2
Downtown Design Standards
Overlay Modifies chapter 18.2
Freeway Sign
Overlay Modifies chapter 18.2
Historic
Overlay Modifies chapter 18.2
Pedestrian Place
Overlay Modifies chapter 18.2
Performance Standards Options
Overlay Modifies chapter 18.2
Physical and Environmental Constraints
Overlay Modifies chapter 18.2
Residential
Overlay Modifies chapter 18.2
Transit Tri�nole Climate Friendly
Overlay Modifies chapter 18.2
SECTION 3. Section 18.2.2 [Base Zones and Allowed Uses] of the Ashland Land Use
Ordinance is hereby amended as follows:
Chapter 18.2.2
BASE ZONES AND ALLOWED USES
Sections:
18.2.2.010
Purpose.
18.2.2.020
Applicability.
18.2.2.030
Allowed Uses.
18.2.2.010 Purpose
Chapter 18.2.2 regulates allowed land uses pursuant to the Comprehensive Plan and the
purposes of this ordinance, per chapter 18.1.2.
ORDINANCE NO. 3263 Page 6 of 56
18.2.2.020 Applicability
All uses of land in the City are subject to the regulations of chapter 18.2.2. Certain types of
land uses are also subject to the Special Use regulations in chapter 18.2.3, and some
properties are subject to the overlay zone regulations contained in part 18.3, as applicable.
18.2.2.030 Allowed Uses
A. Uses Allowed in Base Zones. Allowed uses include those that are permitted, permitted
subject to special use standards, and allowed subject to approval of a conditional use
permit. Where Table 18.2.2.030 does not list a specific use and part 18.6 does not define
the use or include it as an example of an allowed use, the City may find that use is allowed,
or is not allowed, following the procedures of section 18.1.5.040.
B. Permitted Uses and Uses Permitted Subject to Special Use Standards. Uses listed as
"Permitted (P)" are allowed. Uses listed as "Permitted Subject to Special Use Standards (S)"
are allowed, provided they conform to chapter 18.2.3, Special Use Standards. All uses are
subject to the development standards of the zone in which they are located, any applicable
overlay zone(s), and the review procedures of part 18.5. See section 18.5.1.020.
C. Conditional Uses. Uses listed as "Conditional Use Permit Required (CU)" are allowed
subject to the requirements of chapter 18.5.4.
D. Prohibited Uses. Uses not listed in Table 18.2.2.030 and not found to be similar to an
allowed use following the procedures of section 18.1.5.040 are prohibited. Prohibited uses
are subject to the violations, complaints, and penalties sections in 18.1.6.080, 18.1.6.090,
and 18.1.6.100.
E. Uses Regulated by Overlay Zones. Notwithstanding the provisions of chapter 18.2.2,
additional land use standards or use restrictions apply within overlay zones. An overlay
zone may also provide for exceptions to some standards of the underlying zone. For uses
allowed in special districts CM, HC, NM, NN and SOU, and for regulations applying to the
City's overlay zones, refer to part 18.3.
F. Accessory Uses. Uses identified as "Permitted (P)" are permitted as primary uses and as
accessory uses. For information on other uses that are customarily allowed as accessory,
please refer to the description of the land use categories in part 18.6, Definitions.
G. Mixed -Use. Uses allowed in a zone individually are also allowed in combination with
one another, in the same structure or on the same site, provided all applicable
development standards and building code requirements are met.
H. Temporary Uses. Temporary uses require a conditional use permit under chapter
18.5.4, except as follows:
ORDINANCE NO. 3263 Page 7 of 56
1. Short -Term Events. The Staff Advisor may approve through ministerial review
short-term temporary uses occurring once in a calendar year and lasting not more
than 72 hours including set-up and take -down. Activities such as races, parades, and
festivals that occur on public property (e.g., street rights -of -way, parks, sidewalks, or
other public grounds) require a special event permit pursuant to chapter 13.03.
2. Short -Term Food Truck Event. The Staff Advisor may approve through ministerial
review the short-term temporary operation of a food truck occurring not more than
once per month and lasting not more than 72 hours including set-up and take-
down. In addition to the short-term food truck event permit, food truck vendors
shall obtain a business license, register for and pay applicable food and beverage
tax, and receive any requisite inspections from the Building and Fire Departments
and the Jackson County Environmental Public Health Department. Short-term food
truck events are not to be permitted in residential zones.
3. Garage Sales. Garage sales shall have a duration of not more than two days and
shall not occur more than twice within any 365-day period. Such activity shall not be
accompanied by any off -premises advertisement. For the purpose of this chapter,
garage sales meeting the requirements of this subsection shall not be considered a
commercial activity.
4. Temporary Buildings. Temporary occupancy of a manufactured housing unit or
similar structure may be permitted for a period not to exceed 90 calendar days
upon the granting of a permit by the Building Official. Such occupancy may only be
allowed in conjunction with construction on the site. Said permit shall not be
renewable within a six-month period beginning at the first date of issuance, except
with approval of the Staff Advisor.
I. Disclaimer. Property owners are responsible for verifying whether a proposed use or
development meets the applicable standards of this chapter.
Table 18.2.2.030. Uses Allowed by Zone
ORDINANCE NO. 3263 Page 8 of 56
R-1 R-1-3.5 R-2 R-3 RR I WR C-1 & C-1-D E-1 M-1 Special Use Standards
A. Agricultural Uses'
Agriculture, except Keeping of Bees, P
Livestock and Micro -Livestock,
Homegrown Marijuana Cultivation,
and Marijuana Production
Keeping of Bees S
Keeping of Livestock S
Keeping of Micro -Livestock S
Marijuana Cultivation, Homegrown I S
P P f' P P N
S
S
I S
S
S
N
N
N
N
S
S
N
S
S
S
S
S
N
S
S
S
S
S
S
N
N
Animal sales, feed yards,
keeping of swine,
commercial compost, or
similar uses not allowed
N
N
Sec.18.2.3.160
N
N
N
N
S
S
Sec. 18.2.3,190
See General Industrial,
Marijuana Production
B. Residential Uses
Single -Family Dwelling P P P P P P S S N See Single -Family
standards in Sec.
18.2.5.090
ORDINANCE NO. 3263 Page 9 of 56
C-1 &
i
R-1
R-1-3.5
R-2
R-3
RR
WR
E-1
M-1
Special Use Standards
AL-
----
-
a -
Sec. 18.2.3.130 for
dwellings in C-1 zone
and E-1 zone
Dwellings and additions
in Historic District
Overlay, see Sec.
18.2.3.120 and
18.2.5.070
Accessory Residential Unit
S
S
S
S
S
S
N
N
N
Sec. 18.2.3.040 and
18.5.2.020.C.2
Dwellings and additions
in Historic District
Overlay, see Sec.
18.2.3.120 and
18.2.5.070
Cottage Housing
S
N
N
N
N
N
N
N
N
Sec. 18.2.3.090, Cottage
Housing
Duplex
S
S
S
S
S
S
S
S
N
Sec. 18.2.3.110, Duplex,
and 18.5.2.020.C.2
ORDINANCE NO. 3263 Pace 10 of 56
R-1
R-1-3.5
R-2
R-3
RR
WR
C-1 &
E-1
M-1
Special Use Standards
C-1-D
Sec. 18.2.3.130 for
dwellings in C-1 zone
and E-1 zone
Dwellings and additions
in Historic District
Overlay, see Sec.
18.2.3.120 and
18.2.5.070
Manufactured Home on Individual
S
S
S
S
N
N
N
N
N
Sec. 18.2.3.170 and not
Lot
allowed in Historic
District Overlay
Manufactured Housing
N
S
CU+S
N
N
N
N
N
N
Sec. 18.2.3.180
Development
Multifamily Dwelling
N
P
P
P
N
N
S
S
N
Sec. 18.2.3.130 for C-1
zone and E-1 zone
Dwellings in Transit
Overlay,Triangle (TT)
eon chanter 1R '2 14
Dwellings and additions
in Historic District
Overlay, see Sec.
ORDINANCE NO. 3263 Pane 11 of 56
C-1 &
R-1
R-1-3.5
R-2
R-3
RR
WR
E-1
M-1
Special Use Standards
C-1-D
All--
18.2.3.120 and
18.2.5.070
Rental Dwelling Unit Conversion to
N
N
S
S
N
N
N
N
N
Sec. 18.2.3.200
For -Purchase Housing
Home Occupation
S
S
S
S
S
S
S
S
N
Sec. 18.2.3.1 SO
C. Group Living
Nursing Homes, Convalescent
Cu
Cu
Cu
Cu
CU
CU
N
N
N
See chapter 18.3.3.
Homes
Health Care Services
District
Residential Care Home
P
P
P
P
P
P
N
N
N
Subject to State licensing
requirements
Residential Care Facility
CU
P
P
P
CU
CU
N
N
N
Subject to State licensing
requirements
Room and Boarding Facility
N
P
P
P
N
N
N
N
N
D. Public and Institutional Uses
ORDINANCE NO. 3263 Page 12 of 56
R-1
R-1-3.5
R-2
R-3
RR
j WR C-1 & C-1-D
E-1
M-1
Special Use Standards
Airport
See chapter 18.3.7.
Airport Overlay
Cemetery, Mausoleum,
N
N
N
N
CU
N
N
N
N
Columbarium
Child Care Facility
Cu
Cu
Cu
Cu
Cu
Cu
P
P
P
Family Child Care Home
exempt from planning
application procedure
pursuant to ORS
329A.440, see part 18.6
for definition
Subject to State licensing
requirements
Club Lodge, Fraternal Organization
Cu
Cu
CU
Cu
Cu
Cu
P
Cu
Cu
Electrical Substation
N
N
N
N
N
N
Cu
Cu
P
Hospitals
Cu
Cu
CU
CU
CU
N
N
N
N
See chapter 18.3.3.
Health Care Services
District
ORDINANCE NO. 3263 Page 13 of 56
R-1
R-1-3.5
R-2
R-3
RR g WR
C-1 & C-1-D
E-1
M-1
Special Use Standards
Governmental Offices and
SEEM -
Cu
Cu
N
N
CU
CU
P
P
i
Emergency Services (e.g., Police,
Fire); excluding Outdoor Storage
Mortuary, Crematorium
N
N
N
N
CU
N
P
P
P
Park, Open Space, and Recreational
P
P
P
P
P
P
N
N
N
Facility, including playgrounds,
trails, nature preserves, athletic
fields, courts, swim pools, and
similar uses
Public Parking Facility
P
P
P
P
P
P
P
P
P
Recycling Depot
N
N
N
N
N
N
N
P
P
Not allowed within 200
feet of a residential zone
Religious Institution, Houses of
Cu
Cu
Cu
Cu
Cu
Cu
Cu
Cu
Cu
Worship
School, Private (Kindergarten and
Cu
Cu
Cu
Cu
Cu
Cu
N
N
N
up)
School, Public (Kindergarten and up)
P
P
P
P
P
Cu
N
N
N
ORDINANCE NO. 3263 Page 14 of 56
I
R-1
R-1-3.5
R-2
R-3
RR
WR
C-1-D
E-1
M-1
Special Use Standards
School, Private
N
N
N
N
N
N
N
CU
P
College/Trade/Technical School
Utility and Service Building, Yard
CU
CU
N
N
CU
CU
P
1'
P
Includes public service
and Structure, Public and Quasi-
building, yard, and
Public, excluding electrical
structures such as public
substations
works yards
Yards not allowed in the
RR, WR, and C-1 zones
Wireless Communication Facility
CU
CU
CU
CU
CU
CU
P or CU
P or
P or
Chapter 18.4.10
CU
CU
E. Commercial Uses
Amusement/Entertainment,
N
N
N
N
N
N
P
CU
P
includes theater, concert hall,
bowling alley, miniature golf,
arcade; excluding drive -up uses
Automotive and Truck Repair, or
N
N
N
N
N
N
S or CU
S or
P
Sec. 18.2.3.050
Service; includes fueling station, car
CU
wash, tire sales and
In C-1 zone, fuel sales
repair/replacement, painting, and
and service is a
other repair for automobiles,
permitted use provided
within the Freeway
ORDINANCE NO. 3263 Page 15 of 56
R-1
R-1-3.5
R-2
R-3
RR
WR
E 1
M-1
Special Use Standards
ik
-
C-1D
motorcycles, aircraft, boats, RVs,
Overlay, see chapter
trucks, etc.
18.3.8; conditional use in
locations outside of
Freeway Overlay
In E-1 zone, auto and
truck repair is a
permitted use if 200 feet
or more from residential
zones; fuel sales and
service requires CU
permit
Automotive Sales and Rental,
N
N
N
N
N
N
Cu
CU
P
Not allowed within
includes motorcycles, boats, RVs,
Historic District Overlay
and trucks
Accessory Travelers'
N
N
CU+S
CU+S
N
N
N
N
N
Sec. 18.2.3.220
Accommodation (See also Travelers'
Accommodation)
Bakery, except as classified as Food
N
N
N
N
N
N
P
P
P
Processing
Commercial Laundry, Cleaning, and
N
N
N
N
N
N
S
S
P
Sec. 18.2.3.080
Dyeing Establishment
ORDINANCE NO. 3263 Page 16 of 56
R-1
R-1-3.5
R-2
R-3
RR
WR
C-1 &
C-1-D
E-1
M-1
Special Use Standards
Commercial Recreation, includes
Cu
Cu
N
N
CU
CU
N
N
N
country club, golf course, swimming
club, and tennis club; excluding
intensive uses such as driving
range, race track, or amusement
park
sa-les a 1d
N
Al
� �1 �
Al
1�t
N
R
S
S
Its-R-2 ae►��-.e-u cxa!
limited to personal and
professional servirnc
except see —
1R 2 1:?In fnr retail
Railroad l4or-tarac
Distract
In F-I 7nrn e Retail
,BAA
Services, except 0utdnnr!;;aIta-q
-nd Cervices
stlti-are feet of gross
leasable -floor -space
per let
n M-1 zone, s
I*M*tnrl to cervinrr
perssns- working -in
zone
ORDINANCE NO. 3263 PaQe 17 of 56
C-1 &
R-1
R-1-3.5
R-2
R-3
RR WR
E-1
M-1
Special Use Standards
C-1-D
-See Marijuan-a Retail
Sales
Drive -Up Use
N
N
N
N
N
N
S
N
N
Per Sec. 18.2.3.100,
Drive -Up uses are
limited to area east of
Ashland St at
intersection of Ashland
St/Siskiyou Blvd
Food Trucks and Food Carts
N
N
N
N
N
N
S
S
S
Sec. 18.2.3.145
Hostel
N
N
CU
CU
N
N
CU*
N
N
*In C-1 zone, requires
annual Type I review for
at least the first three
years, after which time
the Planning
Commission may
approve a permanent
facility through the Type
II procedure
Hotel/Motel
N
N
N
N
N
N
CU
CU
P
ORDINANCE NO. 3263 Page 18 of 56
C-1 &
r
R-1
R-1-3.5
R-2
R-3
RR
WR
E-1
M-1
Special Use Standards
C-1-D
Kennel (See also Veterinary Clinic)
No animals kept outside
N
N
N
N
N
`i
S
CU
within 200 feet of a
}
residential zone
Limited Retail Uses in Railroad
N
CU
CU
CU
N
N
N
N
N
Sec. 18.2.3.210 for Retail
Historic District
Uses Allowed in Railroad
Historic District
Lumber Yard and Similar Sales and
N
N
N
N
N
N
CU
CU
P
Rental of Building or Contracting
Supplies, or Heavy Equipment
Marijuana Retail Sales, includes sale
N
N
N
N
N
N
S or CU
S or
N
Per Sec. 18.2.3.190.
of medical and recreational
CU
marijuana retail sales
marijuana
are limited to the C-1
and E-1 zones and
located on a boulevard
or 200 feet or more from
any residential zone, see
Sec. 18.2.3.190
Nightclub, Bar
N
N
N
N
N
N
S
CU
P
Not allowed within the
Historic District Overlay
unless located in C-1-D
Office
N
N
CU
CU
N
N
P
P
P
ORDINANCE NO. 3263 Page 19 of 56
C-1 &
R-1
R-1-3.5
R-2
R-3
RR WR
E-1
M-1
Special Use Standards
C-1-D
Outdoor Storage of Commodities or
N
N
N
N
N
N
Cu
CU
P
Equipment associated with an
allowed use
Plant Nursery, Wholesale, except
N
N
CU
CU
N
N
N
N
N
Marijuana Production
Restaurants
N
N
N
N
N
N
P
P
P
Retail Sales and Services, except
N
N
CU+S
N
N
N
P
S
S
In R-2 zone, uses limited
Outdoor Sales and Services
to personal and
professional services,
except see Sec.
18,2.3.210 for retail uses
allowed in Railroad
Historic District
In E-1 zone, Retail limited
to 20,000 square feet of
gross leasable floor
space per lot
In M-1 zone, uses limited
to serving persons
working in zone
ORDINANCE NO. 3263 Page 20 of 56
R-1
R-1-3.5
R-2 R-3
RR WR
C-1-D
E-1
M-1
Special Use Standards
See Marijuana Retail
Sales
Self -Service Storage, Commercial
N
N
N
N
N
N N
Cu
P
(Mini -Warehouse)
Travelers' Accommodation (See also
N
N
CU+S
CU+S
N
N
N
N
N
Sec. 18.2.3.220
Accessory Travelers'
Accommodation)
Veterinary Clinic
N
N
N
N
N
N
P
P
P
F. Industrial and Employment Uses
Cabinet, Carpentry, and Machine
N
N
N
N
N
N
N
S or
P
In the E-1 zone, uses
Shop, and related Sales, Services,
Cu
within 200 feet of a
and Repairs
residential zone require
CU permit
Commercial Excavation and
N
N
N
N
CU+S
N
N
N
N
Sec. 18.2.3.070
Removal of Sand, Gravel, Stone,
Loam, Dirt or Other Earth Products
Concrete or Asphalt Batch Plant
N
N
N
N
N
N
N
N
CU
ORDINANCE NO. 3263 Page 21 of 56
R-1
R-1-3.5
R-2
R-3
RR i WR
C-1 &
E-1
M-1
Special Use Standards
C-1-D
N
Dwelling for a caretaker or
N
N
N
N
N
N
CU
CU
—�
watchman
Food Products
N
N
N
N
N
N
S
S
P
In the C-1 zone,
Manufacture/Processing/Preserving,
manufacture or
including canning, bottling, freezing,
assembly of items sold is
drying, and similar processing and
a permitted use,
preserving
provided such
manufacturing or
assembly occupies 600
square feet or less, and
is contiguous to the
permitted retail outlet
In the E-1 zone, see Sec.
18.2.3,140
Manufacture, General, includes
N
N
N
N
N
N
N
P or
P or
In E-1 and M-1 zones,
Marijuana Laboratory, Processing,
S
S
marijuana laboratory,
and Production
processing, and
production are subject
to the special use
standards in Sec.
18.2.3.190
See Marijuana
Cultivation, Homegrown
ORDINANCE NO. 3263 Page 22 of 56
R-1
R-1-3.5
R-
R-3
RR
WR
C-1 &
C-1-13
E-1
M-1
Special Use Standards
Ak
Manufacture, Light; excluding saw,
N
N
N
N
N
N
S
P
P
Requires assembly,
planing or lumber mills, or molding
fabricating, or packaging
plants
of products from
previously prepared
materials such as cloth,
plastic, paper, cotton, or
wood
In the C-1 zone,
manufacture or
assembly of items sold in
a permitted use,
provided such
manufacturing or
assembly occupies 600
square feet or less, and
is contiguous to the
permitted retail outlet
Outdoor Storage of Commodities or
N
N
N
N
N
N
Cu
Cu
P
Equipment associated with an
allowed use
Television and Radio Broadcasting
N
N
N
N
N
N
N
P
P
Studio
ORDINANCE NO. 3263 Page 23 of 56
C-1 &
Emam-
R-1
R-1-3.5
R-2
R-3
RR
WR
E-1
M-1
Special Use Standards
C-1-D
Wholesale Storage and Distribution,
L
N
N
N
N
N
N
N
_,
S
Deliveries and
includes Marijuana Wholesale
shipments limited to 7
a.m. - 9 p.m. within 200
feet of a residential zone
In E-1 and M-1 zones,
marijuana wholesale is
subject to the special use
standards in Sec.
18.2.3.190
Wrecking, Demolition, and junk
N
N
N
N
N
N
N
N
CU
Yards
G. Other Uses
Temporary Tree Sales
N
N
N
N
N
N
P
N
N
Allowed from November
1 to January 1
Temporary Use
CU, except uses lasting less than 72 hours are subject to ministerial review, per Sec.
18.2.2.030. H
1 KEY: P = Permitted Use; S = Permitted with Special Use Standards; CU = Conditional Use Permit Required; N = Not Allowed.
ORDINANCE NO. 3263 Page 24 of 56
SECTION 4. Section 18.2.3.130 [Dwellings in Non -Residential Zone] of the Ashland
Land Use Ordinance is hereby amended as follows:
18.2.3.130 Dwellings in Non -Residential Zone
Where dwellings are allowed in non-residential zones, they are subject to all of the
following requirements:
A. Dwellings in the E-1 zone are limited to the R-Overlay and the CF Overlay zones. See
chapter 18.3.13 Residential Overlay, and chapter 18.3.14, Climate Friendly Overlay.
B. Dwellings in the E-1 and C-1 zones shall meet all of the following standards, except that
dwellings developed under in the Transit Tri-angle (TT) Climate Friendly (CF) Overlay
option are not subject to this subsection. See section 18.3.14.040 for the allowed uses in
the TT CF overlay.
1. Mixed -Use Developments. If there is one building on a site, ground floor residential
uses shall occupy not more than 35 percent of the gross floor area of the ground floor.
Where more than one building is located on a site, not more than 50 percent of the
total lot area shall be designated for residential uses. At least 65 percent of the gross
floor area of the ground floor shall be designated for permitted uses and uses
permitted with special use standards, not including residential uses.
2. No maximum residential densities shall applYa Residential
evrecrl 1S tiufellina u111te per acre -in the EA zone, 30 dwelling units per acre the
C-1 zone, and till &AIPIlin„ g units per acre-1„n the C-1-D Zone Four the purpose of
density calculations unite of lees than 500 square feet of gross habmtahle flnnr
areaa-shall--ount-as .
3. Residential uses shall be subject to the same setback, landscaping, and design
standards as for permitted uses in the underlying zone.
4. Commercial -Ready Exception in C-1-D zone. The limitations in this subsection
on gro nd-floor residential uses do not apply to buildings in the C-1-D zone
developed with commercial -read s ace_on the ground floor complying with the
foI I owi ng.
a. The entire ground floor space must be constructed to accommodate
nonresidential uses.
b. If residential uses are provided immediately above the ground floor level
(i.e., second floor residential), horizontal occupancy separation must be
provided to accommodate future commercial occupancies as required by the
Oregon Structure Specialty Code at the time of construction.
ORDINANCE NO. 3263 Page 25 of 56
c. The ground floor must have an interior height of not less than 12 feet
measured from the entry level finished floor to the bottom of the structural
members of the floor above.
d. Residential densities shall achieve a minimum of 30 dwellingunits nits per
acre.
SECTION 5. Section 18.2.6 [Standards for Non -Residential Zones] of the Ashland
Land Use Ordinance is hereby amended as follows:
Chapter 18.2.6
STANDARDS FOR NON-RESIDENTIAL ZONES
Sections:
18.2.6.010 Purpose.
18.2.6.020 Applicability.
18.2.6.030 Unified Standards for Non -Residential Zones.
18.2.6.010 Purpose
18.2.6 sets forth lot and development standards, including minimum dimensions, area,
density, coverage, structure height, and other provisions that control the intensity, scale,
and location of development, for Ashland's base employment zones, pursuant to the
Comprehensive Plan and the purposes of this ordinance.
18.2.6.020 Applicability
The standards contained in this chapter apply to all uses and development in the city's
employment zones. Property owners are responsible for verifying whether a proposed use
or development meets the applicable standards of this ordinance, and for obtaining Zoning
Permits.
18.2.6.030 Unified Standards for Non -Residential Zones
Table 18.2.6.030. Standards for Non -Residential Zones
(Except as modified under chapter 18.5.5 Variances.)
ORDINANCE NO. 3263 Page 26 of 56
Standard C-1
Maximum Residential 30 dear 60 duiar. mac NA
Density' (dwelling None None None
units/acre)
'where allowed per section 18.2.3.130; within E-1 zone, per R-Overlay (see chapter 18.3.13
Residential Overlay).
Lot Area, Width, Depth There is no minimum lot area, width or depth, or maximum
Lot Coverage lot coverage; or minimum front, side or rear yard, except as
required to comply with the special district and overlay zone
provisions of part 18.3 or the site development and design
standards of part 18.4.
There is no minimum front, side, or rear yard
There is no
required, except where buildings on the
minimum
subject site abut a residential zone, in which
front, side, or
case a side of not less than 10 ft and a rear
rear yard,
yard of not less than 10 ft per story is
except 20 ft
required.
where
Setback Yards (feet)
adjoining a
residential
zone.
The solar setback standards of chapter 18.4.8
do not apply to structures in the C-1-D zone.
Except for buildings within 100 feet of a
residential zone, the solar setback standards
of chapter 18.4.8 do not apply to structures in
the C-1 zone.
See also section18.2.4.030 Arterial Street
Setback.
40 ft, except: Oft except. Oft 40 ft
-Where
Buildings
located more
greater than 4
than 100 feet
50 ft and less
from a
than 5=5 60 ft
Building Height2M -
Maximum (feet)
residential
zone,
buildings
are permitted
if the
contain a
greater than
_
least 25% off
dwelling
40 ft and less
Lnits
than 55 ft are
permitted +n
ble
r-tee with
ORDINANCE NO. 3263 Page 27 of 56
Standard
approval of a
Conditional
Use Permit.
n
fforda
tanda
�e
approval
ra
onditional
se Permit.
2See definition of "height of building' in section 18.6.1.030.
3Parapets may be erected up to five feet above the maximum building height; see also,
18.4.4.030.G.4 for mechanical equipment screening requirements, and 18.S.2.020 for Site
Design Review for mechanical equipment review process.
Landscape Area - Minimum None, except
(% of developed lot area) parking areas
and service
stations shall
meet the
standards of
chapters
15% 18.4.3 15% 10%
Parking,
Access, and
Circulation,
and 18.4.4
Landscaping,
Lighting, and
Screening.
SECTION 6. Section 18.3.12 [Site Development and Design Overlays] of the Ashland
Land Use Ordinance is hereby amended as follows:
Sections:
18.3.12.010
18.3.12.020
Chapter 18.3.12
SITE DEVELOPMENT AND DESIGN OVERLAYS
Purpose.
Applicability.
ORDINANCE NO. 3263 Page 28 of 56
18.3.12.030 Detail Site Review Overlay.
18.3.12.040 Downtown Design Standards Overlay.
18.3.12.050 Historic District Overlay.
18.3.12.060 Pedestrian Place Overlay.
18.3.12.070 Climate Friendly Overlay.
18.3.12.010 Purpose
The Site Development and Design overlays provide special regulations and standards that
supplement the base zoning regulations which are implemented through Site Design
Review.
18.3.12.020 Applicability
This chapter applies to the Detail Site Review, Downtown Design Standards, Historic
District, Pedestrian Place, and Transit Trea4 4e Climate Friendly overlays. Development
located within these overlays is required to meet all other applicable sections of this
ordinance, except as modified by this chapter. Where the provisions of this chapter conflict
with comparable standards described in any other ordinance or regulation, the provisions
of this chapter apply.
18.3.12.030 Detail Site Review Overlay
A. The Detail Site Review Overlay is that area defined in the Site Design Zones map.
B. Development in the Detail Site Review Overlay is subject to subsection
18.4.2.040.0 in addition to all other applicable sections of this ordinance.
C. Any development in the Detail Site Review Overlay which exceeds 10,000 square
feet or is longer than 100 feet in length or width shall be reviewed according to the
Type II procedure in section 18.5.1.060.
18.3.12.040 Downtown Design Standards Overlay
A. The Downtown Design Standards Overlay is that area defined in the Site Design Zones
map.
B. Development in the Downtown Design Standards Overlay is subject to section
18.4.2.060 Downtown Design Standards in addition to all other applicable sections of this
ordinance.
C. Any development in the Downtown Design Standards Overlay which exceeds 2,500
square feet shall be reviewed according to the Type II procedure in section 18.5.1.060.
18.3.12.050 Historic District Overlay
A. The Historic District Overlay, also referred to as the Historic Interest Area, is that area
defined in the Historic Districts map.
B. Development in the Historic District Overlay is subject to section 18.4.2.050 Historic
District Standards in addition to all other applicable sections of this ordinance.
ORDINANCE NO. 3263 Page 29 of 56
18.3.12.060 Pedestrian Place Overlay
A. Purpose. The Pedestrian Place overlay is intended to direct and encourage
development of small walkable nodes that provide concentrations of gathering places,
housing, businesses, and pedestrian amenities situated and designed in a way to
encourage walking, bicycling, and transit use.
B. Applicability.
1. This section applies to properties designated as Pedestrian Places overlay on the
Site Design Zones map.
2. Review Procedure. The Pedestrian Place overlay requirements apply to proposed
development located in the Pedestrian Place overlay that requires a planning
application approval, and involves development of new structures or additions other
than single-family dwellings, accessory residential units, duplexes, and other
associated accessory structures and uses. The provisions of the Pedestrian Place
overlay supplement those of the applicable base zoning district and other applicable
ordinance requirements.
3. Mixed -Use Buildings in Residential Zones. Mixed -use buildings located in an
underlying residential zone require Site Design Review approval in accordance with
chapter 18.5.2, and are subject to the standards in subsection 18.4.2.040.B. Basic Site
Review Standards, rather than section 18.4.2.030, Residential Development. Mixed -use
buildings are subject to all other applicable provisions of part 18.4, Site Development
and Design Standards.
ThaPadactroanPlacannuarla and development standards do not apply to
properties electing to devalon finder the Transit Triangle (TT) overlay option. See
chanter 9SI 3 9A Transit Triangle Overlay
C. Pedestrian Place Concept Plans. The Pedestrian Place Concept plans (i.e., site plan,
development summary, and building illustrations) are for the purpose of providing an
example of development that conforms to the standards, and do not constitute
independent approval criteria. Concept plans are attached to the end of this chapter.
D. Development Standards. The following standards shall apply to development in the
Pedestrian Places overlay in addition to all applicable provisions of this chapter:
1. Building Setbacks. The solar access setback in chapter 18.4.8, Solar Access, applies
only to those lots abutting a residential zone to the north.
2. Plazas and Landscaping Ratio. Outdoor seating areas, plazas, and other useable
paved surfaces may be applied toward meeting the landscaping area requirements in
chapter 18.4.4. Landscaping, Lighting, and Screening, but shall not constitute more
than 50 percent of the required area.
E. Development in Residential Zone. The following standards apply to development
located in the Pedestrian Places overlay and a residential zone, in addition to all applicable
provisions of this chapter:
ORDINANCE NO. 3263 Page 30 of 56
1. Special Permitted Uses. In addition to the permitted uses in the underlying
residential zone, the following uses and their accessory uses are permitted subject to
the requirements of this section:
a. Professional, financial, business and medical offices, and personal service
establishments.
b. Stores, shops, and offices supplying commodities or performing services.
c. Restaurants.
2. Development Standards and Limitations.
a. The maximum gross floor area occupied by a special permitted use shall be
2,500 square feet.
b. Special permitted uses shall be allowed in a building or in a group of buildings
including a mixture of businesses and housing. At least 50 percent of the total
gross floor area of a building, or of where there is more than one building on a site,
50 percent of the total lot area including accessory uses such as parking,
landscaping and public space, shall be designated for residential uses.
c. The development shall meet the minimum housing density requirements of the
underlying zone.
d. Mixed -use buildings shall be set back not more than five feet from a public
sidewalk unless the area is used for pedestrian activities such as plazas or outside
eating areas, or for a required public utility easement.
e. Mixed -use developments shall have a minimum floor area ratio (FAR) of 0.50.
Plazas and pedestrian areas shall count as floor area for the purposes of meeting
the minimum FAR. Projects including existing buildings or vacant parcels of one-
half acre or greater in size shall achieve the required minimum FAR or provide a
shadow plan (see graphic) that demonstrates how development may be intensified
over time to meet the required minimum FAR.
ORDINANCE NO. 3263 Page 31 of 56
ORDINANCE NO.3263 Page 32 of 56
OKEGON ST
�RL
ORDINANCE NO. 3263 Page 33 of 56
6 ST
Figure 18.3.12.060. Pedestrian Places Overlay
ORDINANCE NO. 3263 Page 34 of 56
Puoermai for Vr ,tb an o reEhko* od ¢rdtr with ori4 edumfonai and arts use ph s cjT=db&&- i p fvvsi g.
City of
T S P
Ashland
Update
N. Mountain Avenue and E. Main Street
Pedestrian Place
March 2011
Reprised Octaber2011
ORDINANCE NO. 3263 Page 35 of 56
Existing Arta
AcademyBuiding
EWeSa•a
Grwertq Spacr
.MQrtdow An
guiding A Buadng 8
Adapt U, of
EAStWQ Historic
Home es Art
Gallery
1
rvuetaN•rlaaooa Rrentlal9mrurrwh.
Cen.cuma T,.—.1
AsScl•iW Hqn
tgpl FWld
l ��adrp..Ma h�lrN•
fv Sa.�..e. Mtn
(v.wt Dnprq Im
l ld.9C ilTre,a
n.,raWs�g s.roa�k
Concept Plan
inn wrcepaW an bPmm, p1m p.ovd.: a bTheoc>t a.v.pf.
tLn,.rvc w ilea U hoc a jp p.nr could a.bp to bilaa. r
d.mil aaa'........._..� •.., davu6!@'^B d» nermm
rta.�. esamy een:
DevelMnent Summary
(Anldlr,p A. 2-Story Apanm BWId•sg
Building R 2 S-y Mcesd use Bolding
• C . a.u:r 5p..e -, :.eop. ^_foi+ga ml
.. wpu-
9.k%ng C, 2-Sony MEuduse 8Wldnlp
Hisouic Home as Potential Studro l Gallery Space
FiaDl. NOUN SUndards
s,m,pa.a...de .per.
Achiovabie Densay
Arts. Education and AHordabllity
• �.,v-.s. oa emwp ro ..ppm toed.rt
• MaWd. •..d .a.m.ea T^a"^
Tnnsportatlon and Streetscape lmpr ments
• hanmao-lQaaO. p..ya<Z dev;e
• icogxmm � Sa.en..pe Ic
ORDINANCE NO.3263 Page 36 of 56
Steetcape and Nb11c Art
km"
H. Voiffuh Aim firm tpumat
S@(tcnA-L)*rgNTth
rm LM
unfqm44P
L Win StW future Imrmmsot
SpMR-LoclurgWo
7 n. 9---Tl
r
ruH,r �r
Peceitk Fim Suw--vpe Fikm
ORDINANCE NO. 3263 Page 37 of 56
V—LYTII=
Public Realm FeitxLx
P=- snupechnmelnmnn seek Gs 'Uwtde pnth kr-.�CV zmnvllm'Lid b-LdLniw-,umm n&Fc dlc=d=--Ti4r
ibult. au2d =:z..ut;:wwG AidmAkcu =. kcmi as nu&:u& rN trjd= we mdd be ae Lv wxi; uM rd Vr Boa p L= : n , &
!mm =w.N& it nw*mm.prtduu7&h=ikraujL-x=cdu! I x im, Von& Ldcnk,:t=igernes taxi mhMknkcu�jr
wale pritelk
Mw g 5UN
t r- Pin fti 13n s Pn
lh&t.,, U4 �n a --
ORDINANCE NO. 3263 Page 38 of 56
March 2011
kwsod October xii
ORDINANCE NO. 3263 Page 39 of 56
M —p— &,.'.P— pen P—A- r h p&-d
.,.Pk dut u tw w ,gu+aaa for, P'npens mold dnebp
&mup mPWmm°°2 the Pedesonn Phro hmldm` Mocks
A. 2-Stay Apartment Building
guiding a 2-Sorry Meed ise W dng
• '- .amtsp.ee-afo,h,q, nsaoo ,[.
• ofa SP_-rsoao,f
Flenbla Pal" Standards
Balancing Residential and Commercial Uses
• t�P.e noa,,.t dasr, u,va.a. ae�mnweya
�e�q a�.od.e¢e:mea,
aEn
Transportation and Streetscape Improvements
opPat.er.„ r4.aea..,t.npeadwe �„Re,•er
• Tor-s-,upP—arms,5 fxyoem,c.n
a.e,,.e P" e c v
ORDINANCE NO.3263 Page 40 of 56
GieenSqc a, c htmdlor Dekn 'Ares
FM j1t1W
kpinsyli,
1WDdpIDMWCY.'M%1dd
3
di
knv& &W pd 5mhdhky
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■
R&31�r lice Sm4mp# Fan
ORDINANCE NO. 3263 Page 41 of 56
C—Mchitecmral
Trcartnnnt
IDainp SW
CarnerErwy
Caner Rua
Sethackfrr Sz;r�n��
Di:Nay
i'
1
1
10Aaonabw setback ad ..9h Storn Water{
Corner Fla:a Treunw nt 7ane
7
Publk Realm features
r. m .: eenrapr rn, .r .x rwmear: rr ae qn ati a aP m e rte tra�,t. p a. , » ka am n,aoex: xnd .
prtd zadnYi rx'xv''• 96 save nmmada ba::he� hSx xark: -A ored— x , ud bslduF :e[bxrk
kwLl.ej u-.cu{aboo: ad w r gx 4— Mp rxrm .mat tt+mh abY rr6— mruromret :D.tahw :uwt
Deslgning the Publlc Realm
Dedestran Scaled Sera, Lot
- Per Ciry STNtdard
Suet *.CNwm
Eh—ft
Ram Vrater TroarreK �;.tar:s
ar 40 item IneMHYtIUnI
Street F—%Nrq Zone taus
Sheher, a" flack e j
ORDINANCE NO.3263 Page 42 of 56
Ashland
March 2011
Revised Cxtober 2011
ORDINANCE NO.3263 Page 43 of 56
Long Ten Con(cp Rai
DeAmertSummarf
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ORDINANCE NO. 3263 Page 44 of 56
Near Term Concept Plan
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ORDINANCE NO. 3263 Page 45 of 56
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18.3.12.070 Transit Tri-angle Climate Friendly Overlay
A. The Transit Triangle (TT) Climate Friendly (CF) overlay in that arn;i dtafinnrl in the
Sato Design Zones e Zoning Map.
B. Development in the Transit Trite„elo Climate Friendly overlay is subject to
chapter 18.3.14, Transit Tri-angle Climate Friendly Overlay, in addition to all
other applicable sections of the ordinance codified in this section
ORDINANCE NO. 3263 Page 46 of 56
SECTION 7. Section 18.3.13 [Residential Overlay] of the Ashland Land Use
Ordinance is hereby amended as follows:
Chapter 18.3.13
RESIDENTIAL OVERLAY
Sections:
18.3.13.010 Residential Overlay Regulations.
18.3.13.010 Residential Overlay Regulations
A. Purpose. The Residential overlay is intended to encourage a concentration and mix of
businesses and housing that provide a variety of housing types, support resource and
energy conservation, and promote walking, bicycling, and transit use.
B. Applicability. The Residential overlay applies to all property where'Residential Overlay'
(R) is indicated on the Zoning map.
C. Requirements. The Residential overlay requirements areas follows, except that
dwellings developed Tre ngle (TT) over -lay option -are- not subject to
this subsection. See section 18 2 14 AAA for the 2I1,04Aiad -1ses in the TT piierl
1. Mixed -Use Developments. If there is one building on a site, ground floor residential
uses shall occupy not more than 35 percent of the gross floor area of the ground floor.
Where more than one building is located on a site, not more than 50 percent of the
total lot area shall be designated for residential uses. At least 65 percent of the gross
floor area of the ground floor shall be designated for permitted uses and uses
permitted with special use standards, not including residential uses.
2. Residential densities shall not exceed 15 di elling units per acre For the
purnnse of density calculations units of lees than 500 square feet of gross
. No maximum residential
densities shall apply.
3. Residential uses shall be subject to the same setback, landscaping, and design
standards as for permitted uses in the E-1 District.
ORDINANCE NO. 3263 Page 47 of 56
ORDINANCE NO.3263 Page 48 of 56
SECTION 8. Section 18.4.2.040.0 [Detailed Site Review Standards] of the Ashland
Land Use Ordinance is hereby amended to incorporate revised Detail Site Review
overlay maps as follows:
C. Detailed Site Review Standards. Development that is within the Detail Site
Review overlay shall, in addition to complying with the standards for Basic Site
Review in subsection 18.4.2.040.B, above, conform to the following standards. See
conceptual site plan of detail site review development in Figure 18.4.2.040.C.1 and
maps of the Detail Site Review overlay in Figures 18.4.2.040.C.2 through 5.
1. Orientation and Scale.
a. Developments shall have a minimum Floor Area Ratio (FAR) of 0.50.
Where a site is one-half an acre or greater in size, the FAR requirement
may be met through a phased development plan or a shadow plan that
demonstrates how development may be intensified over time to meet the
minimum FAR. See shadow plan example in Figure 18.4.2.040.C.1.a. Plazas
and pedestrian areas shall count as floor area for the purposes of meeting
the minimum FAR.
Proposed ,retfo phase of oevelopment
1 L5•lared
i
Shadow plan
Pcte-itiol shadow pa*ting
Poternd fattxe
development
Figure 18.4.2.040.C.1.a. Shadow Plan
b. Building frontages greater than 100 feet in length shall have offsets,
jogs, or have other distinctive changes in the building fa4ade.
ORDINANCE NO. 3263 Page 49 of 56
c. Any wall that is within 30 feet of the street, plaza, or other public or
common open space shall contain at least 20 percent of the wall area
facing the street in display areas, windows, or doorways. Windows must
allow view into working areas, lobbies, pedestrian entrances, or display
areas. Blank walls within 30 feet of the street are prohibited. Up to 40
percent of the length of the building perimeter can be exempted for this
standard if oriented toward loading or service areas.
d. Buildings shall incorporate lighting and changes in mass, surface or
finish to give emphasis to entrances.
e. Infill or buildings, adjacent to public sidewalks, in existing parking lots is
encouraged and desirable.
f. Buildings shall incorporate arcades, roofs, alcoves, porticoes, and
awnings that protect pedestrians from the rain and sun.
2. Streetscape.
a. Hardscape (paving material) shall be utilized to designate "people"
areas. Sample materials could be unit masonry, scored and colored
concrete, grasscrete, or combinations of the above.
b. A building shall be set back not more than five feet from a public
sidewalk unless the area is used for pedestrian activities such as plazas or
outside eating areas, or for a required public utility easement. This
standard shall apply to both street frontages on corner lots. If more than
one structure is proposed for a site, at least 65 percent of the aggregate
building frontage shall be within five feet of the sidewalk.
3. Buffering and Screening.
a. Landscape buffers and screening shall be located between
incompatible uses on an adjacent lot. Those buffers can consist of either
plant material or building materials and must be compatible with proposed
buildings.
b. Parking lots shall be buffered from the main street, cross streets, and
screened from residentially zoned land.
4. Building Materials.
a. Buildings shall include changes in relief such as cornices, bases,
fenestration, and fluted masonry, for at least 15 percent of the exterior wall
area.
b. 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.
Figure 18.4.2.040.C.1. Detail Site Review Conceptual Site Plan
ORDINANCE NO. 3263 Page 50 of 56
DETAIL 5111E REVIEW CONCEPTUAL SITE PLAN
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ORDINANCE NO.3263 Page 51 of 56
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ORDINANCE NO.3263 Page 52 of 56
Figure 18.4.2.040.C.2. Detail Site Review Overlay
North Main, Historic District -and, Oak Street, and Hersey Street
ORDINANCE NO. 3263 Page 53 of 56
Figure 18.4.2.040.C.3. Detail Site Review Overlay
Siskiyou Boulevard, Ashland Street a" Walker Avenue and Tolman Creek
Road
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ORDINANCE NO. 3263 Page 54 of 56
Figure 18.4.2.040.C.& 4. Detail Site Review Overlay
Crowson Road
ORDINANCE NO. 3263 Page 55 of 56
SECTION 9. Severability. The sections, subsections, paragraphs and clauses of this
ordinance are severable. The invalidity of one section, subsection, paragraph, or clause
shall not affect the validity of the remaining sections, subsections, paragraphs and
clauses.
SECTION 10. Codification. Provisions of this Ordinance shall be incorporated in the
City Code and the word "ordinance" may be changed to "code", "article", "section", or
another word, and the sections of this Ordinance may be renumbered, or re -lettered,
provided however that any Whereas clauses and boilerplate provisions, and text
descriptions of amendments (i.e., Sections 2-10) need not be codified and the City
Recorder is authorized to correct any cross-references and any typographical errors.
The foregoing ordinance was first reading by title only in accordance with Article X, Section
2(C) of the City Charter on the ��? day of ("(,(,f , 2025, and duly
PASSED and ADOPTED this _day of 11 Z _ , 2025.
ATTEST:
A orpd . " � A41L_�
Alissa Kolodzinski, City Recorder
SIGNED and APPROVED this —day of (�, , 2025.
ORDINANCE NO. 3263
Page 56 of 56