HomeMy WebLinkAbout2689 Replaces AMC 18.72 ORDINANCE NO.2689
AN ORDINANCE COMPLETELY REPLACING CHAPTER 18.72, SITE
DESIGN AND USE STANDARDS, OF THE LAND USE ORDINANCE OF THE
ASHLAND MUNICIPAL CODE WITH RESPECT TO IMPLEMENTING THE
RECOMMENDED PROGRAMS FOR COMMERCIAL DEVELOPMENT
STANDARDS.
THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS:
SECTION 1. Chapter 18.72, Site Design and Use Standards, of the Ashland Municipal
Code is replaced in its entirety as follows:
"Chapter 18.72
SITE DESIGN AND USE STANDARDS
Sections:
18.72.010
18.72.020
18.72.030
18.72.040
18.72.050
18.72.060
18.72.070
18.72.080
18.72.090
18.72.1 O0
18.72.110
18.72.120
18.72.140
18.72.150
18.72.160
18.72.170
Purpose and Intent.
Definitions.
Application.
Approval Process.
Detail Site Review Zone.
Plans Required.
Criteria for Approval.
Site Design Standards.
Administrative Variance.
Power to Amend Plans.
Landscaping Standards.
Controlled Access.
Light and Glare Performance Standards.
Review by Conservation Coordinator.
Landscaping Maintenance.
Development Standards for Disc Antennas.
18.72.010 Purpose and Intent.
The purpose and intent of this Chapter is to regulate the manner in which land in the
City is used and developed, to reduce adverse effects on surrounding property
owners and the general public, to create a business environment that is safe and
comfortable, to further energy conservation efforts within the City, to enhance the
environment for walking, cycling, and mass transit use, and ensure that high quality
development is maintained throughout the City.
18.72.020 Definitions. The following terms are hereby defined as they apply to this
Chapter:
Floor-Area Ratio (FAR) - The gross floor area of all buildings on a lot
divided by the lot area.
Infill - The development of more intensive land uses upon vacant or
under-utilized sites.
Primary Orientation - Direction of the front of a building with the main
entrance to the public.
18.72.030 Application. Site design and use standards shall apply to all zones of the
city and shall apply to all development indicated in this Chapter, except for those
developments which are regulated by the Subdivisions (18.80), the Partitioning (18.76),
Manufactured Housing (18.84) and Performance Standards (18.88).
18.72.040 Approval Process.
Staff Permit. The following types of developments shall be subject to approval
under the Staff Permit Procedure. Any Staff Permit may be processed as a Type
I permit at the discretion of the Staff Advisor.
Any change of occupancy from a less intensive to a more intensive
occupancy, as defined in the City building code, or any change in use
which requires a greater number of parking spaces.
Any addition less than 2,500 square feet or ten percent of the building's
square footage, whichever is less, to a building.
Any use which results in three or less dwelling units per lot, other than
single-family homes on individual lots.
All installations of mechanical equipment in any zone. Installation of disc
antennas shall be subject to the requirements of Section 18.72.160. Any
disc antenna for commercial use in a residential zone shall also be
subject to a Conditional Use Permit (18.104). (Ord. 2289 S5, 1984; Ord.
2457 S4, 1988)
Any exterior change to a structure listed on the National Register of
Historic Places.
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Type I Procedure. The following types of developments shall be subject to
approval under the Type I procedure:
Any change in use of a lot from one general use category to another
general use category, e.g., from residential to commercial, as defined by
the zoning regulations of this Code.
2. Any residential use which results in four dwelling units or more on a lot.
All new structures or additions greater than 2,500 square feet, except for
developments included in Section 18.72.040 (A).
18.72.050 Detail Site Review Zone.
The Detail Site Review Zone is that area defined in the Site Design
Standards adopted pursuant to Section 18.72.080.
Any development in the Detail Site Review Zone as defined in the Site
Review Standards adopted pursuant to this chapter, which exceeds
10,000 square feet or is longer than 100 feet in length or width, shall be
reviewed according to the Type 2 procedure.
No new buildings or contiguous groups of buildings in the Detail Site
Review Zone shall exceed a gross square footage of 45,000 square feet
or a combined contiguous building length of 300 feet. Any building or
contiguous group of buildings which exceed these limitations, which were
in existence in 1992, may expand up to 15% in area or length beyond
their 1992 area or length. Neither the gross square footage or combined
contiguous building length as set forth in this section shall be subject to
any variance authorized in the Land Use Ordinance.
18.72.060 Plans Required. The following submittals shall be required in order to
determine the project's compliance with this Chapter:
A site plan containing the following:
A. Project name.
B. Vicinity map.
C. Scale (the scale shall be at least one (1) inch equals fifty (50) feet or
larger.)
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North arrow.
Date.
Street names and locations of all existing and proposed streets within or
on the boundary of the proposed development.
Lot layout with dimensions for all lot lines.
Zoning designations of the proposed development.
Zoning designations adjacent to the proposed development.
Location and use of all proposed and existing buildings, fences and
structures within the proposed development. Indicate which buildings
are to remain and which are to be removed.
Location and size of all public utilities in and adjacent to the proposed
development with the locations shown of:
1. Water lines and meter sizes.
2. Sewers, manholes and cleanouts.
3. Storm drainages and catch basins.
The proposed location of:
1. Connection to the City water system.
2. Connection to the City sewer system.
3. Connection to the City electric utility system.
4. The proposed method of drainage of the site.
Location of drainage ways or public utility easements in and adjacent to
the proposed development.
Location, size and use of all contemplated and existing public areas
within the proposed development.
All fire hydrants proposed to be located near the site and all fire hydrants
proposed to be located within the site.
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A topographic map of the site at a contour interval of at least five (5) feet.
Location of all parking areas and all parking spaces, ingress and egress
on the site, and on-site circulation.
Use designations for all areas not covered by building.
Locations of all existing natural features including, but not limited to, any
existing trees of a caliber greater than six inches diameter at breast
height, except in forested areas, and any natural drainageways or creeks
existing on the site, and any outcroppings of rocks, boulders, etc.
Indicate any contemplated modifications to a natural feature.
A landscape plan showing the location, type and variety, size and any
other pertinent features of the proposed landsoaping and plantings. At
time of installation, such plans shall include a layout of irrigation facilities
and ensure the plantings will continue to grow.
The elevations and locations of all proposed signs for the development.
Exterior elevations of all buildings to be proposed on the site. Such
plans shall indicate the material, color, texture, shape and other design
features of the building, including all mechanical devices. Elevations shall
be submitted drawn to scale of one inch equals ten feet or greater.
A written summary showing the following:
1. For commercial and industrial developments:
a. The square footage contained in the area proposed to be
developed.
b. The percentage of the lot covered by structures.
¢. The percentage of the lot covered by other impervious
surfaces.
d. The total number of parking spaces.
e. The total square footage of all landscaped areas.
2. For residential developments:
a. The total square footage in the development.
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The number of dwelling units in the development (include
the units by the number of bedrooms in each unit, e.g., ten
one-bedroom, 25 two-bedroom, etc).
c. Percentage of lot coverage by:
i. Structures.
ii. Streets and roads.
iii. Recreation areas.
iv. Landscaping.
v. Parking areas.
3. For all developments, the following shall also be required:
The method and type of energy proposed to be used for
heating, cooling and lighting of the building, and the
approximate annual amount of energy used per each
source and the methods used to make the approximation.
18.72.070 Criteria for Approval. The following criteria shall be used to approve or
deny an application:
All applicable City ordinances have been met or will be met by the
proposed development.
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All requirements of the Site Review Chapter have been met or will be
met.
The development complies with the Site Design Standards adopted by
the City Council for implementation of this Chapter.
That adequate capacity of City facilities for water, sewer, paved access to
and through the development, electricity, urban storm drainage, and
adequate transportation can and will be provided to and through the
subject property. (Ord. 2655, 1991)
18.72.080 Site Design Standards.
18.72.090
The Council may adopt standards by ordinance for site design and use.
These standards may contain:
Additional approval criteria for developments affected by this
Chapter.
Information and recommendations regarding project and unit
design and layout, landscaping, energy use and conservation, and
other considerations regarding the site design.
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Interpretations of the intent and purpose of this Chapter applied to
specific examples.
Other information or educational materials the Council deems
advisable.
Before the Council may adopt or amend the guidelines, a public hearing
must be held by the Planning Commission and a recommendation and
summary of the hearing forwarded to the Council for its consideration.
Administrative Variance from Site Design and Use Standards.
An administrative variance to the requirements of this chapter may be granted
with respect to the requirements of the Site Design Standards adopted under section
18.72.080 if, on the basis of the application, investigation and evidence submitted, all
of the following circumstances are found to exist:
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There is a demonstrable difficulty in meeting the specific requirements of
the Site Design Standards due to a unique or unusual aspect of the
proposed use of a site;
Approval of the variance will not substantially negatively impact adjacent
properties;
Approval of the variance is consistent with the stated purpose of the Site
Design and Use Chapter; and
The variance requested is the minimum variance which would alleviate
the difficulty.
18.72.100 Power to Amend Plans. When approving an application the Planning
Commission or the Staff Advisor may include any or all of the following conditions if
they find it necessary to meet the intent and purpose and the criteria for approval:
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Require the value of the landscaping to be above two percent, but not
greater than five percent of the total project costs as determined from the
building permit valuation.
Require such modifications in the landscaping plan as will ensure proper
screening and aesthetic appearance.
Require plantings and ground cover to be predominant, not accessory,
to other inorganic or dead organic ground cover.
Require the retention of existing trees, rocks, water ponds or courses
and other natural features.
Require the retention and restoration of existing historically significant
structures on the project site.
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Require the City Engineer's approval of a grading plan or drainage plan
for a collection and transmission of drainage.
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Require the modification or revision of the design or remodeling of
structures, signs, accessory buildings, etc., to be consistent with the Site
Design Standards.
Require the modification of the placement of any new structures, new
accessory uses, parking and landscaping on the project site to buffer
adjacent uses from the possible detrimental effects of the propose
development.
Restrict heights of new buildings or additions over 35 feet and increase
setbacks up to 20 feet.
J. Require on-site fire hydrants with protective barricades.
Require the type and placement or shielding of lights for outdoor
circulation and parking.
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Require new developments to provide limited controlled access onto a
major street by means of traffic signals, traffic controls and turning
islands, landscaping, or any other means necessary to insure the
viability, safety and integrity of the major street as a through corridor.
Require pedestrian access, separate pedestrian paths, sidewalks and
protection from weather in new developments.
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Require developments to provide access to improved City streets and,
where possible, provide access to the lower order street rather than a
major collector or arterial street. (Ord. 2425 S2, 1987)
18.72.110 Landscaping Standards.
Area Required. The following areas shall be required to be landscaped
in the following zones:
R-1 45% of total developed lot area
R-2 35% of total developed lot area
R-3 25% of total developed lot area
C-1 15% of total developed lot area
C-1-D 10% of total developed lot area
E-1 15% of total developed lot area
M-1 10% of total developed lot area
Location. Landscaping shall be located so that it is visible from public
right-of-way or provide buffering from adjacent uses. Landscaping shall
be distributed in those areas where it provides for visual and acoustical
buffering, open space uses, shading and wind buffering, and aesthetic
qualities.
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Irrigation. All landscaping plans shall either be irrigated or shall be
certified that they can be maintained and survive without artificial
irrigation. If the plantings fail to survive, the property owner shall replace
them.
Parking Lots. Seven percent of all the parking lot area shall be
landscaped. Such landscaping shall consist of the proper mixture of
deciduous trees and shrubs so that all of the landscaped areas shall be
covered within five years by a spreading evergreen ground cover or by
shrubs and shaded by the trees.
E. One street tree per 30 feet of frontage shall be required on all projects.
18.72.120 Controlled access.
Prior to any partitioning of property located in an R-2, R-3, C-1, E-1 or M-
1 zone, controlled access standards shall be applied and, if necessary,
cross easements shall be required so that access to all properties
created by the partitioning can be made from one or more points.
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Access points shall be limited to the following:
1) Distance between driveways.
On arterial streets - 100 feet;
on collector streets - 75 feet;
on residential streets - 50 feet.
2) Distance from intersections.
On arterial streets - 100 feet;
on collector streets - 50 feet;
on residential streets - 35 feet.
Vision clearance standards.
1)
2)
No obstructions greater than two and one half feet high,
nor any landscaping which will grow greater than two and
one half feet high, with the exception of trees whose
canopy heights are at all times greater than eight feet, may
be placed in a vision clearance area determined as follows:
The vision clearance area at the intersection of two streets
is the triangle formed by a line connecting points 25 feet
from the intersection of property lines.
In the case of an intersection involving an alley and a street,
the triangle is formed by a line connecting points ten feet
along the alley and 25 feet along the street. When the
angle of intersection between the street and the alley is less
than 30 degrees, the distance shall be 25 feet. No
structure or portion thereof shall be erected within ten feet
of the driveways.
State of Oregon Vision Clearance Standards. The following
stopping site distances shall apply to all State Highways
within the City with the prescribed speed limits. Vertical
stopping sight distance to be based on distance from three
and one half feet above pavement to a point six feet above
the pavement. (Ord. 2544 S1, 1989)
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30 mph 200 feet
35 mph 225 feet
40 mph 275 feet
45 mph 325 feet
55 mph 450 feet
3) The vision clearance standards established by this section are
not subject to the variance section of this title. (Ord. 2605 S2,
1990)
Access Requirements for Multi-family Developments. All multi-
family developments which will have automobile trip generation in
excess of 250 vehicle trips per day shall provide at least two
driveway access points to the development. Trip generation shall
be determined by the methods established by the Institute of
Transportation Engineers. (Ord. 2544 S2, 1989)
18.72.140 Light and Glare Performance Standards. There shall be no direct
illumination of any residential zone from a lighting standard in any other residential lot,
C-1, E-1 or M-l, SO, or HC lot.
18.72.150 Review by Conservation Coordinator.
Upon receiving an application for a Site Review, the Staff Advisor shall
refer the application to the Conservation Coordinator for comment.
Prior to final approval of a site plan, the Conservation Coordinator shall
file an oral or written report to be entered into the record of the
proceedings consisting of:
1. An assessment of the energy use estimates by the applicant.
2. An assessment of the applicant's energy use strategies.
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Recommendations to the applicant of cost-effective methods to
further reduce energy consumption, if any exist.
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18.72.160
A.
B.
18.72.170
A.
Landscaping Maintenance.
All landscaped areas must be maintained in a weed-free condition.
All landscaped areas required by this Chapter must be maintained
according to the approved landscaping plans. (Ord. 2228, 1982)
Development Standards for Disc Antennas.
Building Permit Required. All disc antennas shall be subject to review
and approval of the building official where required by the Building Code.
Development Standards. All disc antennas shall be located, designed,
constructed, treated and maintained in accordance with the following
standards:
Antennas shall be installed and maintained in compliance
with the requirements of the Building Code.
Disc antennas exceeding 36 inches in diameter shall not be
permitted on the roof, except where there is no other
location on the lot which provides access to receiving or
transmitting signals. In no case shall any part of any
antenna be located more than ten feet above the apex of
the roof surface. Antennas mounted on the roof shall be
located in the least visible location as viewed from adjacent
right-of-ways, and residential structures in residential zones.
No more than one disc antenna shall be permitted on each
tract of land.
Ground mounted disc antennas shall be erected or
maintained to the rear of the main building, except in those
instances when the subject property is cuPde-sac or corner
lot where the side yard is larger than the rear yard, in which
case the antenna may be located in the side yard.
Antennas shall not be located in any required setback area.
No portion of an antenna array shall extend beyond the
property lines or into any front yard area. Guy wires shall
not be anchored within any front yard area but may be
attached to the building.
Antennas may be ground-mounted, free standing, or
supported by guy wires, buildings, or other structures in
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compliance with the manufacturer's structural specifications.
Ground-mounted antennas shall be any antenna with its
base mounted directly in the ground, even if such antenna
is supported or attached to the wall of a building.
The antenna, including guy wires, supporting structures and
accessory equipment, shall be located and designed so as
to minimize the visual impact on surrounding properties and
from public streets. Antennas shall be screened through
the addition of architectural features and/or landscaping
that harmonize with the elements and characteristics of the
property. The materials used in constructing the antenna
shall not be unnecessarily bright, shiny, garish, or reflective.
Whenever possible, disc antennas shall be constructed out
of mesh material and painted a color that will blend with the
background.
Antennas shall meet all manufacturer's specifications. The
mast or tower shall be non-combustible. Corrosive
hardware, such as brackets, turnbuckles, clips and similar
type equipment if used, shall be protected by plating or
otherwise to guard against corrosion.
Every antenna must be adequately grounded, for protection
against a direct strike of lightning, with an adequate ground
wire. Ground wires shall be of the type approved by the
latest edition of the Electrical Code for grounding masts and
lightning arrestors and shall be installed in a mechanical
manner, with as few bends as possible, maintaining a
clearance of at least two inches from combustible materials.
Lightning arrestors shall be used that are approved as safe
by the Underwriters' Laboratories, Inc., and both sides of
the line must be adequately protected with proper arrestors
to remove static charges accumulated on the line. When
lead-in conductors of polyethylene ribbon-type are used,
lightning arrestors must be installed in each conductor.
When coaxial cable or shielded twin lead is used for lead-in,
suitable protection may be provided without lightning
arrestors by grounding the exterior metal sheath.
Antennas may contain no sign or graphic design as defined
in the Ashland Sign Code, even if the sign is permitted on
the property. (Ord. 2457 S5, 1988)"
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The foregoing ordinance was first read by title only in accordance with Article X, Section 2(C)
of the City Charter on the _2~.,~ day of .~.~_.Z~.:-~z ~-- , 1992, and duly PASSED and
ADOPTED this ..~,,-f;day of ~.~ _~,;.-~/~,~_.~ , 1992.
Nan E. Franklin
City Recorder
SIGNED and APPROVED this .'-//~--/~ day of
Approved as to form:
Catherine M. Golden
Mayor
City Attorney
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