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ASHLAND PLANNING DEPARTMENT
STAFF REPORT
ADDENDUM I
January 14, 2003
PLANNING ACTION: 2001-069
APPLICANT: City of Ashland
ORDINANCE REFERENCE: 18.108.170
Legislative Amendments
REQUEST: Amendment of Chapter 18.72.050.C. of the Ashland Land Use Ordinance and
Section II-C-3a)2) of the Site Design and Use Standards regarding standards for large
buildings.
I. Relevant Facts
1) Background - History of Application:
In 1992, the City adopted new Commercial Development Standards including specific
limitations on the size of buildings in the Detail Site Review Zone. A limitation of
45,000 sq. ft. was imposed.
In 2000, the City approved an application by the Oregon Shakespeare Festival that
involved a new theater and parking structure in downtown Ashland. Questions arose
about the application of the building size standards adopted in 1992. Specifically,
questions arose as to the application of the 45,000 sq. ft. standard and how it is measured,
and is it appropriate to apply the standards downtown since so many buildings are
contiguous and possibly exceeding the standards already.
The Council ultimately interpreted the 45,000 sq. ft. requirement as applying to the
building footprint, making the following finding:
Conclusions of Law: The City Council concludes as follows:
*'****
~ Regarding #2 above and based upon Drawing Sheet A1.0 at Record p. 192, the
proposed building has a gross floor area square footage less than 45,000 and a contiguous length
of less than 300 feet. During the proceeding some opponents argued that the parking structure is
46,800 square feet in gross floor area and thus violates ALUO 18.72.050(C) and Ashland Site
Design and Use Standards (ASDUS) 1I-c-3-a-2 which both provide in pertinent part:
Planning Application 2001-069
Applicant: City of Ashland
Ashland Planning Department - Staff Report
January 14, 2003
Page 1
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Proposed ordinance amendments were prepared and presented to the Planning Commission at a
study session on August 27, which included an option for larger buildings if affordable housing
was included. The proposed changes were generally well received, with recommendations for
clarifying some of the language.
Another study session was held on September 24, 2002 to bring back the final versions based on
the recommendations from the previous study session. The proposed ordinance amendments
presented in this report are based upon these previous meetings.
2) Detailed Description of the Site and Proposal:
The existing ordinance reads as follows:
Section 18.72.050.C. of the Ashland Land Use Ordinance:
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.
18.72.050.C. (proposed replacement for existing section)
1. Outside the Downtown Design Standards Zone, new buildings or expansions of existing buildings
in the Detail Site Review Zone shall conform with the following standards:
a. Buildings sharing a common wall or having walls touching at or above grade shall be
considered as one building.
b. Buildings shall not exceed a building footprint area of 45,000 square feet as measured
outside the exterior walls.
c. Buildings shall not exceed a gross floor area of 45,000 square feet. including all Interior
floor space and outdoor retail and storage areas, with the following exceptions:
1) Gross floor area associated with non-ground level residential uses shall not count
toward the total gross floor area.
2) Automobile parking areas located within the building footprint, such as rooftop
parking and under-structure parking, shall not count toward the total gross floor area.
3) Buildings larger than 45,000 sq. ft. but not ex~ing 75,000 sq. ft may be
approved through the Conditional Use Permit process, provided that in addition to complying with the
criteria for approval of a CUP, for each 1,500 sq. ft. of additional gross floor area beyond 45,000, a
residential unit is provided on-site for affordable housing at 80% median income in compliance with the
City's affordable housing requirements.
4) No building shall exceed 75,000 sq. ft. of gross floor area, excluding non-ground
level residential square footage.
d. . Buildings shall not exceed a combined contiguous building length of 300 feet.
e. Any building or contiguous groups of buildings which exceed these Iimitations,_ which were
In existence in 1992, may expand up to 15% in area or length beyond their 1992 area or length. The
building footprint area, gross floor area, or combined contiguous building length as set forth In this section
Planning Application 2001-069 Ashland Planning Department - Staff Report
Applicant: City of Ashland January 14, 2003
Page 3
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criteria for approval of a CUP, for each 1,500 SQ. ft. of additional gross floor area beyond 45,000, a
residential unit is provided on-site for affordable housing at 80% median income in compliance with the
City's affordable housing requirements.
4) No building shall exceed 75,000 SQ. ft. of gross floor area, excluding non-ground
level residential square footage.
d. Buildings shall not exceed a combined contiguous building length of 300 feet.
e. Any building or contiguous groups of buildings which exceed thes_e Jimitations, which were
in existence in 1992, may expand up to 15% in area or length beyond their 1992 area or length. The
building footprint area, gross floor area, or combined contiguous building length as set forth in this section
shall not be subject to any variance authorized in the Land Use Ordinance.
Inside the Downtown Design Standards Zone, new buildings or expansions of existing buildings shall not
exceed a building footprint area of 45,000 sQ. ft. or a gross floor area of 45,000 sQ. ft.
The language proposed for the Site Design and Use Standards is essentially the same as proposed
in the new ordinance to ensure consistency.
And additional change to the Site Design and Use Standards is proposed regarding the location of
buildings on comer lots.
Section 1I-C-1al Orientation and Scale
1) Buildings shall have their primary orientation toward the street rather than the parking area.
Building entrances shall be oriented toward the street and shall be accessed from a public sidewalk.
Where buildings are located on a comer lot, the entrance shall be oriented toward the higher
order street or to the lot comer at the Intersection of the streets. Public sidewalks shall be provided
adjacent to a public street along the street frontage.
2) Building entrances shall be located within 10 feet of the public right of way to which they
are required to be oriented. Exceptions may be granted for topographic constraints, lot
configuration, designs where a greater setback results In an Improved access or for sites with
multiple buildings, such as shopping centers, where this standard Is met by other buildings.
8uRdiRgS that afe ".vithiR 39 feet of the street shall t:aa-Je aR eAtFaA99 fer peelestfians dir.eeUy tram tl=t.e street
te IRe buildiRglRlenoF. This entrance shall be designed to be clearly visible, attractive and functional,
and shall be open to the publiC during all business hours.
1I-C-2bl StreetscaDe
2) A building shall be setback not more than 20 feet from a public sidewalk unless the area is used
for pedestrian activities such as plazas or oulside eating areas. This standard shall apply to both
street frontages on comer lots. If more than one structure is proposed for a site, at least 26% 65% of
the aggregate building frontage shall be within 20 feet of the sidewalk.
These modifications are intended to ensure that new buildings on comer lots are oriented towards
the street on both frontages, and that an entrance is oriented to the major street or to the
intersection..
P.lanning Application 2001-069
Applicant: City of Ashland
Ashland Planning Department - Staff Report
January 14, 2003
Page 5
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CITY OF
ASHLAND
Memo
DATE:
TO:
FROM:
RE:
September 24, 2002
Planning Commissioners
John McLaughlin, Director of Community Development
Proposed Ordinance Amendments - Big Box Ordinance
Based upon discussions at the August 27 study session, we have prepared amendments to the proposed
changes in the Big Box ordinance:
18.72.050.C. (proposed replacement for existing section)
1. Outside the Downtown Design Standards Zone, new buildings or expansions of existing buildings In
the Detail Site Review Zone. eXG9ptlRfltIle D9'l'IRIG'.'JA. D9sIflR SlaAdarGs ZeRe. shall conform with the following
standards:
a. Buildings sharing a common wall or having walls touching at or above grade shall be
considered as one building.
b. Buildings shall not exceed a building footprint area of 45.000 square feet as measured outside
. lA6kIe the exterior walls.
c. Buildings shall not exceed a gross floor area of 45,000 square feet, Including all Interior floor
space and outdoor retail and storage areas, with the following excepUons:
1) Gross floor area associated with non-ground level residential uses shall not count
toward the total gross floor area.
2) Automobile parking areas loceted within the building footprint, such as rooftop
parking and under-structure parking, shall not count toward the total gross floor area.
3). Buildings larger than 45.000 sq. ft. but not exceeding 75.000 sq. ft may be approved
th~oug!1 the CondItional Use Permit process, provided that In addition to complying with the criteria for approval
ofa CUP, for each'1,500 sq. ft. of addltiona/ gross.floor area beyond 45,000, a residential unit Is provided on-slte
for affordable housing at 80% median Income in compliance with the Clty's affordable housing requirements.
. 4) No building shall exceed 75,000 sq. ft. of gross floor area, exclUding non-ground level
residential square footage.
d. Buildings shall not exceed a combined contiguous building length of 300 feel
e. Any building or contiguous groups of buildings wh!ch exceed these IImItaUons. which were In
exl$tenee In 1992, may expand up to 15% In area or length beyond their 1992 area or length. The building
footprint area. gross floor area, or combined contiguous building length as set forth In this seeuon shall not be'
subject to any variance authorized In the land Use Ordinance;
2: - . Inside the Downtown Design Standards Zone, new buildings or expansions of exl$tlng IllllldiRiJS IR tile
'D9'.'JRI9'.',oR D9sIaR Stanllarc:ls 'IGRe shall not exceed a bulldina footorlnt area of 45.000 sa. ft. or a aross floor'
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CITY OF
ASHLAND
Memo
DATE:
TO:
FROM:
RE:
August 27, 2002
Planning Commissioners ~
John McLaughlin, Director of Community Development ~
Proposed Ordinance Amendments - Big Box Ordinance
Based upon comments from the initial meeting regarding this topic on June 25, Staffhas prepared some
proposed ordinance amendments for the Commission to consider. While we believe that these address
the concerns raised, they are presented here in the hopes of generating discussion as well as solutions to
the concerns of the community.
1. How to measure the size of a building subject to Large Scale Development standards?
18.72.050.C. (proposed replacement for existing section)
1. New buildings or expansions of existing buildings in the Detail Site Review Zone, excepting the
Downtown Design Standards Zone, shall conform with the following standards:
a.
b.
exterior walls.
c. Buildings shall not exceed a gross floor area of 45,000 square feet, including all interior floor
space and outdoor retail and storage areas, with the following exceptions:
Buildings sharing a common wall shall be considered as one building.
Buildings shall not exceed a building footprint area of 45,000 square feet as measured inside the
1) Gross floor area associated with non-ground level residential uses shall not count
toward the total gross floor area.
2) Buildings larger than 45,000 sq. fl. but not exceeding 75,000 sq. ft may be approved
through the Conditional Use Permit process, provided that in addition to complying with the criteria for approval
of a CUP, for each 1,500 sq. fl. of additional gross floor area beyond 45,000, a residential unit is provided on-slte
for affordable housing at 80% median income in compliance with the City's affordable housing requirements.
3) No building shall exceed 75,000 sq. fl. of gross floor area, excluding non-ground level
residential square footage.
d. Buildings shall not exceed a combined contiguous building length of 300 feet.
e. Any building or contiguous groups 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. The building
footprint area, gross floor area, or combined contiguous building length as set forth in this section shall not be
subject to any variance authorized in the Land Use Ordinance.
2. New buildings or expansions of existing buildings in the Downtown Design Standards Zone shall not
exceed a building footprint area of 45,000 sq. ft. or a gross floor area of 45,000 sq. ft.
DEPARTllEHT OF COMMUNITY DEVELOPMENT
PlannIng Division Tel: 541-<48lhS305
20 East Matl Slreel Fax: 541~11
_, Olegon 97520 1lY: 800-7~
www.ashIand.or.us
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Section II-C-Ia) Orientation and Scale
1) Buildings shall have their primary orientation toward the street rather than the parking area. Building
entrances shall be oriented toward the street and shall be accessed from a pUblic sidewalk. Where buildings are
located on a corner lot, the entrance shall be oriented toward the higher order street or to the lot corner at
the Intersection of the streets. Public sidewalks shall be provided adjacent to a public street along the street
frontage.
2) Building entrances shall be located within 10 feet of the public right of way. Exceptions may be
granted for topographic constraints or for sites with multiple buildings, such as shopping centers, where
this standard Is met by other buildings. !ilyilEliAgs that are .....itlliR 39 feet ef tile street sllalllla'/e aR eRlraRse fer
lleEleslFiaRs Elireclly fl:emllle str~et Ie tile IlYildiAg iRleFier. This entrance shall be designed to be attractive and
functional, and shall be open to the public during all business hours.
Commission Discussion Points:
I. Maximum Building Size:
A. Staifis proposing 45,000 sq. ft. footprint. Is this appropriate?
B. Staff is proposing 45,000 sq. ft. of gross floor area, with the possibility to expand to 75,000 sq. ft. if
affordable housing is provided. Is this the appropriate approach? The Commission may wish to
consider the concept of expanding gross floor area with an incentive for affordable housing further.
C. Maintaining the 300 foot length limit for the face of a building. Is this still considered an
appropriate limit?
D. The Downtown area is specifically separated in the standards, with limits on building footprint
(45,000 sq. ft.) and gross floor area (45,000 sq. ft.). It is exempt from the requirements for
separation of buildings, encouraging a pattern similar to what bas been established historically. The
proposed ordinance for the Downtown doesn't allow for the buildings larger than 45,000 sq. ft. of
gross floor area, even with residential incentives. Is this an appropriate approach?
II. Contiguous Buildings
A. We have explicitly stated that buildings connected by a common wall will be considered as one
building, except in the Downtown. Is this appropriate?
III. Orientation
A. Staff is proposing to clarify issues related to building orientation based upon ambiguities discovered
in past applications. We are recommending that if the development is occurring on a comer lot, that the
entrance be located on the higher order street. Further, we'Te proposing that the ordinance explicitly
state that entrances be located within 10' of the right of way, unless there are substantial reasons to the
contrary. Is this appropriate?
DEPARTMENT Of COMMUNITY DEVELOPMENT
Planning Division Tet 541-488-6305
20 East Man S1Ieet Fax: 541~11
Ashland, ClI8gon 97520 TTY: 8lJO-735.29OO
_.oshIand.Of.US
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CITY OF
ASHLAND
Memo
DATE:
TO:
FROM:
RE:
June 25, 2002
Honorable Mayor, City Council members, and Planning Commissioners
John McLaughlin, Director of Community Development
Initial Meeting - Big Box Ordinance Amendment Process
Enclosed you will find a packet of information on the City's current ordinances regulating commercial
development, and more specifically large scale development (commonly known as the "big box"
ordinance). The joint study session scheduled for June 25 is the kickoff meeting for the revision of this
ordinance based on concerns raised during the OSF New TheaterlParking Structure application.
BACKGROUND:
In 1992, the City adopted revised commercial development standards for all levels of commercial
development, from small light industrial buildings to large retail commercial outlets. Part of the impetus
for this process Was concern over informal proposals for a new Wal-Mart and a factory outlet shopping
center. AB part of that process, specific standards were developed for large scale development Large
scale development is defined as development greater than 10,000 sq. ft. in size or is longer than 100' in
length or width, and located in the Detail Site Review Zone. Further, the ordinance provided the
following maximum limits:
"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 groups 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."
Several issues arose during the OSF application regarding the application of the ordinance.
Item 1. How is the 45,000 sq. it maximum measured?
The current ordinance refers to "gross square footage" but does not define the term. The City
Council interpreted that language to mean "footprint" and not gross floor area of a structure as part of
the OSF approval. That interpretation has been questioned by community members and by newer
members of the Council that were not part of that decision.
DEPARTMENT Of COMMUNITY DEVELOPMENT
Planning Division Tet 541-488-6305
20 EaslMUl Sfnlel Fox: 541-48U311
AshIlnl, Omgon 91520 TIY: 800-735-2900
www.ashland.cr.us
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CITY OF
ASHLAND
JOINT STUDY SESSION
ASHLAND PLANNING COMMISSION
ASHLAND CITY COUNCIL
MINUTES
JUNE 25, 2002
CALL TO ORDER. Planning Commission Chair Mike Gardiner called the meeting to order at 7: I 0 p.m. Other Commissioners
present were Mike Moms, Ray Kistler, Russ Chapman, Kerry KenCaim, Alex Amarotico, Marilyn Briggs, Colin Swales, and
John Fields. Mayor Alan DeBoer was present along with Councilors Don Laws, Susan Reid, Chris Hearn, John Morrison,
Kate Jackson and Cate Hartzell. There were no absent members. Staff present were John McLaughlin, Bill Molnar, Mark
Knox, Maria Harris and Sue Yates.
PROPOSED AMENDMENTS TO THE BIG BOX ORDINANCE - McLaughlin said after reviewing the OSF application, the Council
directed Staff to come back with some ordinance amendments to clarifY the ordinance to match up with what the Council had
as 1heir interpretation. When it got back to 1he Council there were some concerns rnised that needed to be looked at more in
depth.
McLaughlin has outlined the process in the packet of materials sent to the Commission and Council. This is the first meeting
in the process. We will be trying to identifY what the issues are that everyone is concerned with. Based on tonight's
discussion, Staff will take the suggestions tonight and come back in August for another study session. There will be a fmal
joint study session in September. The hearing before the Planning Commission will be scheduled for November and the City
Council in becember.
McLaughlin gave a Power Point presentation showing various photos of buildings reflecting how the words in the Site Design
and Use Standards apply to what gets built on the ground. He gave square footages of buildings to help the Commission and
Council visualize the size of buildings.
McLaughlin said currently the ordinances that apply are primarily in the Site Design and Use Standards governing new
commercial and light industrial development. There are hasic Site Review standards that apply to all development. The
Detailed Site Review standards apply within specific Detailed Site Review Zones. The zones are primarily along the
commercial corridors and the rai1road property. It is a higher level of review generally with building design and orientation
and layout. The next level is Large Scale Development Standards. There is also a large section of the Site Design and Use
Standards outlining specific standards to the Downtown.
The key part of the big box ordinance reads: "No new building or contiguous groups of buildings in the Detailed Site Review
Zone shall exceed a gross square footage of 45;000 square feet or combined contiguous building length of3oo feet". Neither
are subject to variances.
What is gross square footage? The Council has interpreted that to mean the footprint of the building. Gross floor area is the
sum of the different floors of the building.
The Plaza buildings from the Parkview building to the lower end of the Plaza are contiguous; they are touching. The Council
interpreted that contiguous means "touching". Those buildings have 37,000 square feet offootprint. There is about 70,000
square feet of floor area. Undertoday's standards, this would be allowable because it would be under 45,000 square feet. The
frontage, however, is 370 feet so it is longer than allowed.
Most cities use gross floor area as a measurement. Some measure outdoor storage too. In some communities they were
looking at bulk and scale. How does it relate to the urban fabric around it?
McLaughlin said the 45,000 square feet seems to be a big question: footprint or gross floor area. Is there some other limit that
should apply? Are there additional standards necessary? What about the downtown? His recollection from talks severnl years
ago is that the downtown was excluded. He believes we have adequate standards throughout the downtown to handle new
development.
Jackson asked what the height limitations are. McLaughlin said 40 feet in commercial and 35 feet in the downtown. Gardiner
asked how height relates to slope. McLaughlin said it's the average grade.
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ERIC NA VIKAS noticed that McLaughlin consistently avoided the tenn "gross square footage" in his presentation and
inserted the word "total". The ordinance is very clear. It states "gross square footage". This shows we are clearly trying to
manipulate language to distort the ordinance to promote larger scale development in the city. He believes this ordinance allows
buildings to be contiguous. The downtown is the most important in considering overscaled buildings. OSF set a precedent that
we will accept parldng garages. Large scale parking garages and hotels can destroy the character of the downtown because
they become the dominant building type. He believes this ordinance prevents that. It tries to work toward small-scale
buildings.
PHILIP LANG, 758 B Street, said there has been a violation of the ordinances by the Planning Commission and City Council.
The ordinance clearly states 45,000 square feet is allowed for new buildings, not footprints. When OSF was built, there was a
reinterpretation of the ordinance. It is a clear ordinance and a good ordinance that needs enforcement.
QUESTIONS OR COMMENTS FROM THE COUNCIL AND COMMISSION
Reid again stated the big box ordinance was not intended to apply to the downtown. She would like to separate the downtown
from the rest the ordinances; one for the downtown and one for the rest of the community.
Swales agrees with Reid. It seems that even though the big box ordinance is not the way to deal with the downtown, to exempt
the downtown from 45,000 square feet seems completely insane. It seems that many of the downtown design standards and the
big box ordinance apply to the downtown.
. Fields wondered what this ordinance even means. He believes it has been basically overruled since it was brought before them.
KenCairn said if you calculate a footprint and calculate a gross floor area, then the problem is solved.
Knox thinks every block in the downtown now would be somewhat non-confonning. What if Ashland Camera wanted to add a
second story? Do we want to preclude that? Don't forget to look at the Downtown Design Standards adopted a few years ago.
Buildings designed from lot line to lot line require a lot of vertical and horizontal deviations very similar to the other buildings
in the downtown.
McLaughlin,said the downtown standards are most entirely focused on creating a storefront look and designed around retail
and second story spaces. What do you do when you come up with a use such as a theater? You don't make a theater look like a
store. You have to have a relief valve. Some things don't fit, but is important in the mix of the downtown. Parking is an
important issue in the downtown. The city has taken on the burden of providing for our downtown so we can get a good
.commercial environment along our streets. All the standards don't apply perfectly. As KenCaim said, do we look at gross
floor area, do we look at a footprint, or look at a combination. What do you want to accomplish? Some uses will require
looking at a footprint. Grocery stores are single level uses and they are iinportant to our community. There is a balance where
basic services are not excluded where we all end up driving to Medfurd for those services.
Laws suggested looking at all the buildings that have confonned. There are far more that have confonned than have gotten
exceptions. We need to get down to the basic issues of what we want for the future of Ashland. Let's draw up changes in the
standards as clear an unequivocal as possible with clear guidelines. What do we mean by contiguous buildings? Do we want
contiguous buildings? Do we want them in the downtown? Do we want to stick with 45,000 square feet? Do we want to
count the footprint or square footage of the whole building? Do we want to apply both to the downtown and other zones?
Swales said there has been a lot of confusion with contiguous groups of buildings with regard to downtown. All we need to
sort this out is where it says "no new buildings or contiguous buildings", to make it especially clear by saying "no new .
buildings or new contiguous groups of buildings". That would get around the fact that the downtown buildings under separate
ownership built at different times aren't contiguous buildings but separate buildings. The only other thing is to redefmegross
square footage as gross floor area at 45,000 square feet. That can be done either in a smaller footprint on multi-stories or a
large 45,000 footprint on one story.
McLaughlin said Staff can put something together from the comments tonight for the next meeting. He understands the variety
of issues.
JOINT STUDY SESSION
ASHlAND PlANNING COMMISSION
ASHlAND CITY COUNCIL
MINUTES
JUL n,2OO2
3
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. Sensing that some of their customers. are tired of trndgingthrough stores the size of air]
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BY DAHln MCGINN .
AT FDIST GlANCE THE HOME
. Depot in EIizabelh, NJ~ looks
me the ROt of the chain's .l,385
locations. But inside, it's clear
the store is anewtwlston the Ia-
miIiar big bo%. Gone are the.sheIws that
reach to the c:eiling;instead, neb are low-
er, ..];mm.,m,g the feeling. that you're
trapped in a bardwarejungle. Looking fur
the 1umber department? Good luck: this
store cimics only a few two-by-fours. The
biggest wa;=ce: at 41,000 square feet,
this ;Home Depot is less than one third the
size pfthe chain's typical orange wan:hous-
eo. The RU""l)eth looaIion is one ezample
of an innovation that may play a big role in
. the future of Home Depotandother mega-
J;etail=: smsUerowres.
It's a surprising revenaL Since. the
1980s, Ameriams have migrated to giant
as NEW'WEEK JUNE a. 1111
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"category killers" Iikc SUpleS and Circuit
City, . __.....tem. thatCOJilbine g>occties
with mass merrh.nd;'IP.. and warehouse
dubs, wIierc shoppen furgo niceties Iikc
grocery bsgs in favor of cheap ~ sta<:kild
to themflas. ButIClOSS theshopping land-
scape there are signs that the supersize-
it furmuIa is evolving. Some of the na-
tion'sleading big-box retaiIers-Wsl-Mart,
Home Depot and Best Buy smoog them-
are opening Mini-Me vemions. For some
c:haios, it's. a strategy driven by resl_
oonstraints and ~biC8. But it'salso
driven by a sense that although shoppers
!me megastores' huge selection and low
prices; they're gIlUiDg tired of spending
Saturday. afternoons ttudging through
stores.the size of airplane haIlgars..
Wsl-Mart leads the way in this small-
stoM-chic strategy. While superoente18 re-
main thecompany's big growth engine, the
cb8in has also quietly opened. 31 smaller . .
Neigbborbood Marbt stores in Arkansas.
ThIiIs, Oklahoma and Abhom. and it's
0pe0iDg.. many.. 20 more this',.,.... At
50,000 square ~ they're itsy-bitsy oom-
pared with Wsl-Mart'8 biggest stores. But
with Neighborhood Markets, Wsl-Mart is
re-<:IelltiDg the traditioosl grocery store,
..];m;n.t1<11r Its selection of eve<ytbing from
patio furniture w exotic fish and.8iming to
-woo shoppers with easier parldng, less
c:t'ClWl!eIi aisles and quicker checkout.
Customers Ijke Sheila Bernard. of Haltom
City.1Jlo.xas, find thatappealing. Sheuscd to
do her major grooery shopping at mega-
stores, but now she's buying almost all her
food at NcigbOOrhood Market. "You don't
nCC!i to.walkthrough the'garden or cloth-
ing ot automotive departments:' she says.
"You zip in, get wbatyou need andleave.'
Small stores also help c:haios with an
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.
CITY OF
ASHLAND
Council Communication
TITLE:
DEPT:
DATE:
SUBWTl'ED BY:
APPROVED BY:
Update on "Big Box" Ordinance AtD.endment Process
Department of Community Development
Apri116, 2002
John McLaughlin, Director of Community Development
Greg Scoles, City Administrator
Synopsis:
The City Council has requested that staffprovide revisions to the "Big Box"
ordinance - Chapter 18.72 of the land use ordinance. Specifically, the Council
requested that the ordinance be reVised to address the issues raised in the recent
OSF New Theater application.
Recommended changes were proposed by Staff in September, 2001, and further
discussed in February, 2002. The changes proposed were deemed to not be
comprehensive enough in their scope, and the Council requested the Staff conduct
a more involved process for the ordinance amendments.
A revised process is proposed here, with several meetings and review points. It is
estimated that if the process begins in June, we can have adoption by the City
Council in December, with the new standards becoming effective in January,
2003.
This process was not incl~ded in the Strategic Plan Goals recently adopted by the
City Council, nor included in the timeline for the completion of the new goals for
2002-2003. It is expected that this process will impact the timelines for the
Riparian Ordinance process, and with the completion of the planning efforts for
the Raihoad Property and the Downtown.
Recommendation: Staffhas recommended that the following process be utilized for modification of
Chapter 18.72 regarding "Big Boxes:"
Joint Studv Session - Planninl7 CommissionlCitv Council - June 25, 2002
This session would be used to provide the scope of the project, identify the
areas of the ordinance to be modified, and discuss the nature of the process.
Staff Research and Ordinance Draft-
Based on the scope of the project, StafIwould prepare the appropriate
ordinance amendments to meet the desires of the City CouncillPlanning
Commission and the community.
Public Workshoo/Studv Session - August 27, 2002
Presentation of the draft ordinance and proposed changes. Opportunity for
comments, modifications, and suggestions.
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.
Morrison lSked for clarification on the reasons for switcblng to the Housing Committee for review. Harris explained
that the Housing Commission is more up 10 speed with Federahegulations, is liblyto have a more releVlDt bad<grolDld,
and have a better understanding of the CDBG program.
Public HearlDg OPEN: 7:30 p.m.
Public: Hearing CLOSED: 7:30 p.m.
eoaaeUon HartzeWReld mls to add the foOowing "ngllage for tbe allocation of CDBG FUDds ... "75'1'. for
preferably ODe, aad Dot more than two projects, funded through the compe.tltive grant process."".
DISCUSSION: Reid nOled that while ahe is not In opposition ahe wanted 10 make it clear that by having two projects
staff could come back and say the cost of administration is greater than 20% which would reduce Ibe amount of money
available 10 give 10 the community. Morrison stated his understandlngis that there are presentJymore than two projects
and while we ahould remain sensitive 10 keeping administrative costs down, be believes It will not pose a problem.
Heam clarified the language of the motion 10 ahow that the preference Is for one project unless there is a speelal
circwnstance. Hartzell nOled that up 10 eight projects have been undertaken before so the reduction 10 one or two will
be significant. Votce Vote: aU A YES. Motion passed.
PUBLIC FORUM
Erie Navlckasl711 FaltblSpoke regarding space for putting up public posters in the downtown area. He felt that one
Idosk is not sufficient 10 ClISUI'e adequatepublk: outreach and requested that IlCldltionalspaee for posters be created. He
suggested the Chamber of Commerce and the new Library u potential locations for new kiosks.
ZlIne Joaesni3 W HeneylSpoke about the issues of speed limit enforcement and right-of-way law in the downtown
-. and expressed disappointment that the issue was not on Ibis meeting's agenda. He cocouraged immediate 8CtI0n
by Ibe council.
WD nOIlSOn/53!' WalnutlSpoke regarding the redevelopment of Siskiyou Boulevard and safety issues for bicyclists
and pedestrians. He suggested timing the traffic signals on MaIn SIreet and felt that instalJIng additional sigDaJ lights
would obstruct the flow of lI'IIff"IC. He enCouraged Ibe use of di'ought resistant landscaping 011 the Boulevard.
ColIn 5waJesf461 AIIIsonlSpoke concerning the new parking structure, noting the Jack of use by the publie, the
lICCUI11UJatJon of litter thcre,1ack ofbuft'ering for neighborlngpropertyowncrs, and bow the structurcnegat1velyaffects
the look cifthe area. He also commented 011 how the bJockingofMaln Slreetcluring ruah houfscemed 10 help In traffIC
calming, and cxprcsscd concern about Ibe proposedclosurc ofUmm Street in the SiskiYOllBoukMrdproject, especially
ill terms of Library access. .
Sydaey SIIIlas/210 CaIIfo",1a 5t tlAlDircctor of Communication for Student Government at Southern Oregon
UniversIty (SOU). spoke concemlng plans 10 ticilltate a relationahip with the city.
Dl'eJtt TIIompoolllm A1IIsonlSpoke regarding Affordable Housing iIIcluding _sory dwellings. land trusts, and
possibly allowing substandard size Jot partitions ill ccrtaJn neighborhoods.
Mayor commented that additional kiosks are a good idea and will pass the Idea on 10 staff. He voiced the support of
the councD for enforcing traffic safety and nOled that measures are moving forward to address Ibe Issues.
UNI'INISHED BUSINESS
1. DIIcussIoIl of amClldmenls to the "Dig Bol[" ordinance - Cbapter 18.72 of the Asblalld Land Use
Ordinance.
Har1ze1l this item be placed on a Study Session schedule ill March ill order 10 a1Iow time to fiIl1bcr explore
various issues. Community Developmcot Director lobo McLaughlIn gave a brief background 011 the recent history of
the "Big Box. ordinance, and noted that it could result in a ehaoge in footprint iIItcrprctations. .
Amy Godanll396 Bridge Streettl2lSupportcd the C\D'I"CIlt "big box" ordinance and voiced her concern with the ehaoges
that bave already taken pJacc in the community. She feels that large butldings change the "feel" of the community and
thai it is important 10 keep the buildings small.
Dreat 'ntompson/582 AIIIsonlFelt that we need 10 keep the current ordinance In pJacc in order to maintain Ashland's
"smalllown" atmosphere. He staled that a 45.000 square foot footprlot Is beyond the sca1e for a smaJJ town community.
City Council Meeting 2.()S.()2
Page 2 of S
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.
CITY OF
ASHLAND
Council Communication
TITLE:
DEPT:
DATE:
SUBMITI'ED BY:
APPROVED BY:
Synopsis:
Recommendation:
Fiscal Impact:
Background:
Discussion of amendments to the "big box" ordinance, Chapter 18.72 of the
Ashland Land Use Ordinance
Department of Community Development
February 5, 2002 . ~
John McLaughlin, Director of Community Development ~
Greg Scoles, City Administrator
The City Council held a hearing on the proposed changes to the "big box"
ordinance on September 4, 2001. At that time, the Council delayed the adoption
of the changes to allow for tb,e scheduling of a study session to discuss the issues.
Due to difficulties in finding an open evening study session date for the entire
Council, the item was delayed to this point.
No recommendation. This is an item for discussion, and ultimate direction to
staff regarding any proposed changes.
None
The previous Council Communication from September 4 and the supporting
information has been included in this packet, as well as the minutes from both the
Planning Commission meeting and City Council meeting.
In addition, a new Staff Exhibit, S-5, has been included which appears to clarify
when the C-I-D reference was dropped from the ordinance. This exhibit is a staff
recommendation during the process of original adoption of the big box standards
that shows the cunent language m-A2 with a possible modification that ended up
dropping the C-I-D reference. The explanation of the staff suggestion in the
memo rilakes no mention of the C-I-D zone. While this is a relatively minor
issue, it represents staffs understanding of the history of the ordinance and how it
came about.
. Also included in the packet are the adopted Downtown Design Standards. The
Council asked for information regarding the extent that the Downtown is
regulated beyond other commercial areaS. All commercial and employment zones
are subject to the Basic Site Review Standards, while other areas are also subject
to the Detail Site Review Standards. The Downtown is included in these areas.
Further, the specific Downtown Design Standards also apply, providing a
progressively rigorous design standard process for applicants to follow in the
Downtown.
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Dellble MBIer/l60 Normal Avenue/Commented on her perception of how this ordinance might adversely affect 1be
character of the city. She urged cousideration of the IlUDifications of allowing big buildings. what the future holds, and
what kind of city we WlUtt to be.
Colin S..alal461 Al1iIoaINoted that the footprint was never actua1ly mentioned in the findinga and wondered why it
is now a part of the IUgumcnl. SCaled a concern about laws being rewritten by pcISOIIS seeking loopholes in existing land
use ordinaDces. CoDlends theIe lIIC scvem1 mistakes in the staff" reports IIld that the amount of information provided to
the comrmmity was inadequate.
BUI SCreetJ1etter read Into the r<<orcIN oiced concerns about misinformation published 1n-1be public notice, as well
as lack of de1aiI and an adequate tiJDc &ame for public response. States the proposed changes dismantle the original
ordinance IS it applies to the downtown area. He urges public education IIld involvement.
PUBUC HEARING CLOSED: 7:57 p.m.
McI,aughlin clarified that 1be proposed ordinance change should be Chapter 18.72. not Chapter 18.62. He also noted
how 1be ~ squar<> foolagc of a block is caIcu1ated and how that ca1cu1ation serves to ....m..in 1he acaJc of the bui1diDg
in the doWDtown area. Notes 1he YMCA building exceeds 45,000 squar<> feel in ~ 1loor area.
Reidooted thal1be downtown plan promoIca 1be Iookof~ evatiflbey.... DOt IepImlIl and that this giYes
flexibl1lty in growth and moin.....~ of the area. Also that c:onsi-.cy and the abiIiIy to acIdtea probkms as lbey arise
are needed
Laws _ that 1be origina1 Oldinance clearly did not apply to 1be downtown area. Notos that the couoclI's iulc.I"..tMiott
of the 45.000 squar<> foot issue was done with 1be iDput oneg" counsel He IUJlIlOI1S the do_ area being a mixture
of old and _. big and bulky. and c1aims 1be cnrreat cIowatown design IlancIaIds .... adequate to protect 1be baIaDce.
Stated openness to 1he airing of various opinions on 1be subject. .
The council discussed the need for additionallimc to consider 1be impact and intent oflbe proposed ordinance c:hauges
and to a\Jow more public input on the matter. .
Coudon HansoolBar1ze1l mi. to delay first reading of ordinance until tbe fint eolUldl meeting In October to
aI10w pubUe Input. Voice Vote: all AYES. Motion passed. .
PUBUC roRUM
Colin Swalesl461 Al1iIon Str<<t/UQled 1be City Council look very caretW1y at the proposed ordinance changes just
discussed. Spoke regarding AsbIand Municipal Code Qapter 2.27 - Citizen Invo1vemoDt in Platming. Swales noted
lhat1be prnious 1II8:yor abandoned this part of1be cmlinanc:e. Hefeels this is an iIq>ortant part of the dcclsioD makiDg
process and wou1d like to ace the Citizen P1amdns Adviscay Committee Rinstated. Reid clarified that the CIP cIissclmd
because of lack of citizen interest due to lack of empowerJDeDt in 1be ckcision making process.
.Jobn Freedom/442 HoUy StreetISpoke about 1he m:ent edition of the City Soun:e that incblcd a poll Vote regarding
welcome signs at 1he en_to 1be city. C....... ,pted that pedestrian right....f-way is a major ccmcem to a1I..mo live
in town and IIOticed that vio1alicms are........... Noted lack of specific Ianguagc opIions in poll wte. He Avon being
very dUect with visitors regarding pedestrian right....f-way. Morrison clarifies that.~ TIaffic Safety C.nmmi...ion is
looking for additional ideas and will be open to CODSidering other slogans.
Eli" Navld<arl711 Faith Ave/Feels theIe is a need for the city to promote the arts and suggestecllhat 1% of public
projects to be allocated to funding the arts. Suggested that the present fino station expausion offer an opportunity to begin
funding the arts. Hartzen suggested bringing in other model ordinances or ~Ies where comnmnities have funded
the arts in such a manner.
Elizabetb Bretko/l37Z Oregon Street/Gave her though1s on Car Free Day and how she feels Ashland CIU1CIll1y has too .
mucb car traffic and that this traffic detracts from the comrmmity feel of the city. EnCourages e~ to walk. or ride
bike.. Mentioned "Women Who Move Mountains," and the next meeting on September II, in Triangle park.
UNFINISHED BUSINESS (None)
NEW AND MISCElLANEOUS BUSINESS
1. Update on wilter use.
Public Wmb Director Paula Brown rq>orted that on August 16'" Stage 1 water curtailment was imposed. PIevious to
the curtailmMOt, waterusagewu not below 5.2 mi1Iiongal\onsperday, with a peale. OllAuaust 10"0f6.4 mI1Iiongalloos
per day. Since the curtailment went into efl"ect the avenge is 4.6 mi11ion gallons per day. This saves an avenge of I
Page 2 of6
<;ilyCouncU Meeting 9-04"()l
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ORDINANCE NO.
AN ORDINANCE AMENDING CHAPTER 18.72 OF THE ASHLAND
. MUNICIPAL CODE - LAND USE ORDINANCE, AMENDING THE DETAIL SITE
REVIEW ZONE STANDARDS FOR LARGE BUILDINGS, AND AMENDING
SECTlONII-C-3a)2) OF THE SITE DESIGN AND USE STANDARDS.
THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOllOWS:
SECTION 1. Section 18.72.050.C. of the Ashland land Use Ordinance is amended to
read: (deletions in Eltr-ikeout, additions in bold)
No new buildings or contiguous groups of buildings in the Detail Site Review Zone shall
exceed a g~66 6E1I:1Q~ faetage building footprint area of 45,000 square feet as
measured Inside the exterior walls, or a combined contiguous building length of 300
feet. The footprint area does not include any areas with walls but no roof. 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 g~66 6E1l:1a~ feetage building footprint area or combined
contiguous building length as set forth in this section shall be subject to any variance
authorized in the land Use Ordinance. These provisions shall not apply to new or
existing structures in the Downtown Design Standards Zone.
SECTION 2. Section II-C-3a)2) of the Site Design and Use Standards is amended to
read:
No new buildings or contiguous groups of shall exceed a groEl6 6E1l:1a~ feetago
building footprint area of 45,000 square feet as measured inside the exterior walls,
or a combined contiguous building length of 300 feet. The footprint area does not
Include any areas with walls but no roof. Any building or contiguous grOl!P of
buildings which exceed these limitations, and which were in existence in 1992, may
expand up to 15% in area or length beyond their 1992 area or length. These .
provisIons shall not apply to new or existing structures in the Downtown Design
Standards Zone.
The foregoing ordinance was duly PASSED and ADOPTED this _ day of
,2002.
Barbara Christensen, City Recorder
day of
,2002.
SIGNED and APPROVED this
Alan DeBoer, Mayor
."_ __.J.__
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tbat bas been calculated. The impact is going to be minimal.
Fields added Ibat it depends on tbc massing of lbe building and I!light make a difference of only one to two percent, but you
might be losing exterior detail.
Fields is not sure wbat "contiguous" means. Mountain View Retirement exceeded the massing and they resolved it by
rezoning it. Witb Shakespeare, because there is no parl<ing requiremen~ you can say this is parking for downtown, not for
Shakespeare.
McLaughlin said in terms of contiguous, they are considered one building and the 45,000 square foot rule applies. If they are
not contiguous, they have to be separated by at least 60 feet or some relationship to the height of the .building, Once you get to
buildings of that size and scale, they tend to take on the scale of a city block, Then you would want to separate the buildings
by a rigbt-of-way width to get tbe rhythm that starts happening in city blocks. He believed a variance was granted for
Shakespeare. in the downtown.
McLaughlin said the Detailed Site Review zones are the more commercial Corridors such as downtown, Ashland Street
commercial area, and A Street and the recently redone railroad property,
Fields said we create ibis fmely worded ordinance but the motivating ~ is developing rea1 estate and making mooey on it
We wordsmith these rules when we see what has happened before and what we don't want to have happen and then a web of
pennitted uses is created. People are so creative, they can adapt around these rules. The reaction that grew out of the "big
box" ordinance was Ashland losing its small town scale. That is the nature of change. Or, it will get so difficult 10 do anything
and too costly. He doesn't see the pressure rightDOw to build anything this big. He doesn't see what the net RlSUlt will be in
40 years. He believes this is a way of cleaning up this ordinance. He would support tbe adjusted wottling.
McLaughlin said they could see this used in redevelopment changes.
Kistler sees this rule as a lost opPonunity for some great things such as a community building.
PUBLIC HEARING
PHILIP LANG, 758 B Street said the problem is simple. An ordinance is passed, it is not enforced, or it is violated at will on
behalf of important people or institutions. If someone calls it, it is repealed, In 1997, he found the B&B ordinance was never
enforced. The ordinance was repealed. The ottlinance amendment before the Commission is II result of the. Shakespeare
Festival parking lot The building and the parking lot are contiguous and so this was clearly in violation of the whole intent of
the ordinance. It was an ordinance to protect us against exactly what has happened and now that it bas happened, we don't
need the ordinance any more. He is opposed to the amendment.
Fields asked if Lang sees the 45,000 square foot gross limit as a total. Does he see remodeling the Marl< Antony as a violation?
Lang said it is not the same. Fields said all of our other planning documents encourage density in the downtown. Everything
we are doing in the downtown is creating more density to be a wise use of land.
Kistler asked if Lang sees any examples of a public good for the community where it would be okay to have a building over
45,000 square feet. What about the YMCA baving the pool? It would seem he is more against the use than the si2e based on
bis previous testimony. Lang said maybe both the use and the si2e. No one ever detennined there was a public benefit in
turning over our parking lot to a $60 million asset private corporation, Yes, there is a valid issue with regard to. public benefit.
Fields moved to approve Planning Action 2001-069. KenCairn seconded the motion and it carried unanimously.
OTHER - Next month the Hearings Board changes. KenCairn volunteered to take Chris Heam's spot on the September,
October, November, December Hearings Board..
ADJOURNMENT - The meeting was adjourned at 10:05 p.m.
ASHLAND PLANNING COMMISSION
REGULAR MEETING
MINUTES
AUGUST 14, 200t
6
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No new buildings or contiguous groups of buildings shall exceed a gross square footage
of 45,000 square feet or a combined contiguous building length of 300 feet
The City Council does not intemret "aross sauare footaae of 45.000 sauare feef' to mean
aross floor area sauare footaae. This auoted ohrase is to be interoreted as meanina 45.000
sauare foot footorint. It is to be distinguished from those provisions of the land use ordinance that
specifically refer to gross floor area such liS in section II-C-3 of the Site Design and Use
Standards C'Developments (1) involving a gross floor area in excess of 10,000 square feet. . ."
Emphasis added.) The City Council finds that the par1<ing structure does not exceed a footprint of
45,000 square feet. Even if the limitation were to be Interpreted to mean "gross floor area" the
par1<ing structure does not exceed the maximum allowed. During the City Council public hearing,
Ashland Planning Director John Mclaughlin testified that his staff had carefully computed the
gross floor area square footage of the building and found it to be less than 45,000 gross floor area
.square feel Mr. MClaughlin attributed the deviation to measurements taken by opponents from
the exterior limits of the building rather than the interior limits. He further testified that the City
always computes building gross floor area square footage based upon the interior size of a
building and emphasized that even without subtracting the planter areas along Hargadine Street,
that the building floors were less than 46,000 square feel The City Council accepts and8dopts
the findings of its Planning Director and conclUdes that the parking structure does not violate the
provisions of either ALUO 18.72.050(C) or ASDUS 1I-C-3-a-2. As to whether the proposed
buildings exceed a length of 300 feet in violation of the same provisions, the City Council
concludes that conditions it has placed on these approvals require the buildings to be separated
and for the parking structure to have a "fire walr sufficient to meeting building codes.forthe wall of
the parking structure that faces the theatre. The City Council conclUdes that the condition
ensures that the buildings will not be connected and will not, therefore, violate provisions of ALUO
18.72.050(C) or ASDUS 1I-C-3-a-2 that prohibit building or contiguous groups of buildings from
exceeding 300 feet in length. The City Council also concludes that the subject buildings are not a
contiguous groups of buildings because they are not contiguous. During the proceeding, there
was some recognized ambiguity regarding the meaning of the term contiguous and the City
Council construes contiguous to mean touching. If the parking structure and theatre do not touch,
they are not contiguous and do not violate ALUO 18.72.050(C) or ASDUS 1I-C-3-a-2 and the City
Council conclUdes that they do nol Moreover, based upon conditions the Council has attached to
this approval, the theatre building and parking structure cannot touch one another.
After the OSF application, the Council directed the Staff to prepare amendments to the ordinance
that would reflect their interpretation of the ordinance, and to address the issue of the application
of the size standards within the downtown area.
2) Detailed Description of the Site and Proposal:
The proposed ordinance changes are as follows:
Section 18.72.050.C. ofthe Ashland Land Use Ordinance is amended to read:
(deletions in EitFiI\Ele~t, additions in bold)
No new buildings or contiguous groups of buildings in the Detail Site Review Zone shall exceed a 9f8S&
Eiq~are feetage building footprint area of 45,000 square feet as measured inside the exterior wails,
or a combined contiguous building length of 300 feet. The footprint area does not Include any areas
with wails but no roof. Any building or contiguous group of buildings which exceed these limitations,
Planning Application 2001-069 . Ashland Planning Department- Staff Report
Applicant: City of Ashland August 14, 2001
Page 2
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It may be necessary from time to time to amend the text of the Land Use Ordinance or make other
legislative amendments in order to confonn with the comprehensive plan or to meet other
changes in circumstances and conditions. A legislative amendment is a legislative act solely
within the authority of the Council.
In this instance, it is necessary to amend the ordinance to conform with the circumstances that
led the Council to interpret the ordinance to mean a 45,000 sq. ft. footprint, and to correct the
error of deleting the exclusion of the application of this section of the ordinance in the downtown
area.
IV. Conclusions and Recommendations
Staff recommends approval of the ordinance amendments as presented.
Planning Application 2001-069
Applicant: City of Ashland .
Ashland Planning Department - Staff Report
August 14,2001
Page 4
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~II." WHir ~'T S.~
E) Lighting:
Lighting shall include adequate lights
that are scaled for pedestrians by including
light standards or placements of no greater
than 14 feet in height along pedestrian path
ways.
F) Building Materials:
1) Buildings shall include changes in
relief such as cornices, bases, fenestration,
fluted masomy, for at least 15% of the
exterior wall area
2) Bright or neon paint colors used
extensiviy to attract attention to the build-
ing or use are prohibited. Buildings may
not incorporate glass as a majority of the
building skin.
.
Page 22 Staff Draft #1
LEVEL III
Approval Standards: Any dev .
ment that is in conformance with a Special
Area Plan is not subject to a Level m
reVIew.
Developments (1) involving a gross
floor area in excess of 1 0,000 square feet or
a building frontage in excess of 1 00 feet in
length. (2) located within the Detail Site
Review Zone, and (3) not in confonnance
with aSpeciaI AreaPlan shall, in addition to
complying with the standards establishedin
Level land Level n. conform to the follow-
ing:
A) O.;entation and Scale:
1) Developments shall divide large
building masses into heights and sizes that
relate to human scale by incorporatir.g
changes in building mass or direction, shel-
tering roofs, a distinct pattern of divisions
on surfaces, windows, trees, and small
scale lighting.
2) No building or group of buildings
connected by common walls shall exceed a
gross square footage of 45,000 square feet,
except in the C-I-D zone.
3) No building frontage or ~tigu-
ous building frontages connected by acom-
mon wall shall exceed a length of300 feet,
except in the C-I-D zone. Buildings not
connected by a common wall shall besepa-
rated by a distance equal to the height of the
tallest building. If more than a 100 foot'
overlap exists between buildings, than the
separation shall be 60 feet.
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Additional modifications to the Site Design and Use Standards (STAFF PROPOSALS)
There are a couple of areas where additional modifications have been suggested by the
staff regarding the new standards. These involve modifications of existing buildings, or
integrated groups of buildings, greater than 300' in length; and for modifications of
existing buildings that non-conforming landscaping.
Modifications to the following sections are indicated in ~ text.
(new section in I. Basic Site Review Standards)
G) Expansions of Existing Buildings or
Integrated Groups of Buildings - Landscaping
Improvements Required:
1.01) For sites with non-conforming or
substandard landscaping, a percentage of the
required landscaped area of a site, which is equal
to the percentage of the expansion of the building
shall be improved to the current standards of this
chapter and included as part of the site review
request
This change would affect older buildings and developments with little or no landscaping.
Should the request involve a 20% increase in building size, then 20% of the area
required to be landscaped must be brought up to current standards, including trees,
ground cover, etc...
(current section - page 24)
ill-A2) Any building or group of
buildings connected by common walls which
exceed a gross square footage of 45,000 square
feet or a length of 300 feet must be reviewed
through the Conditional Use Permit (AMC
18.100), except in the C-I-D zone.
(possible modification)
.c-
-
ill-A2) No new buildings or groups
of buildings COnnected by common walls shall
exceed a gross square footage of 45,000 square
feet or a length of 300 feet. Modifications or
expansions of existing structur~in excess. of the
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Brent Thompson
P.O. Box 201
Ashland, Or 97520
U ~~1Rij1~\
; oel 2 ~ ~1
y
-~;
22 October 2001
Ashland City Council
Ashland Planning Commission
20 East Maln
Ashland, Or 97520
-_.~~_.. .
.----...------
Re: 81g Box Ordinance
Dear members 0.1 the Council and Planning Commission,
The purpose of Ashland's.."81g BoX" ordinance should be to limit the footprint of
buildings not their square footage. But height limitations already in place in
conjunction with footprint limitations would result in restricting the total square .footage
c;>f buildings too.
CUrrently the footprint of buildings can exceed one acre, or almost a city block.
That Is Inconsistent with the vision of preserving Ashland's small town feel and
inconsistent with building to a scale comfortable for people possessed with sensitivity
to their surroundings.
The maximum footprint size should be reduced to 40,000 square feet. Wrth two
stories such a building could be 80,000 square feet and withtwo and one half stories
more than 100,000 square feet. .
Too often the council talks of preserving Ashland's small town feel and then
votes in such a manner so as to undermine that vision. A case in point is the approval
of a new Shakespeare theliter potentially 2 1/2 times the size of the former Black
Swan Theater. The festival has grown beyond the scale appropriate for a small town,
yet only Councillors Laws and Fine were in tune with this Issue. Councillor Reid and
Councillor Hansen were not.
A further potential undermining of the vision of keeping Ashland a small town is
the absence of discussion about the ultimate size of SOU and the acreage of the
campus itself. We need that discussion as well as a discussion as to what the
maximum city size should be both in terms of square mileage covered and In terms of
the maximum population to be accommodated.
With the "Big Box. ordinance the Council has an opportunity to adjust the size of
buildings to conform with a small town, not a town of 50,000 people. A small town
simply should not have a proliferation of buildings with footprints in excess of 1 acre.
In the case of businesses. SOU and the hospital, many functions in those
operations can be "kick6d upStairs. to provide, for example, more production space or
more bed or patient treatment space on the first level. Businesses, SOU, and the
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.
SITE DESIGN AND USE STANDARDS
SECTION VI
Downtown Design Standards
The purpose of the Downtown Design Stanaaras i6 to respect the Downtown area's unique heritage
ana to enhance the appearance ana livability of the area as it aevelops anti changes. Ba6etl upon
common features founa in the aowntown, the stanaaras provitlea foundation for pl"06pectlve
applicant6, citizens, anti community aecislon maken; to airectchange in a poeltive anti tangi"le way.
It is not the intent of the Design Stanaaras to freeze time anti halt PI'O!lress or restrict an
intlivitlual property owner's creativity, "ut rather to guiae new aevelopment or redevelopment to "e
within the context of their historic surrounaings. Pereonal choice shoula "e ana can "e expressed
within'the framework of the stanaaras.
While many communities across Amerioa are attempting to "create" or "re-create" an uroan
aowntown of their own, the Downtown Design Stantlaras are an attempt to preserve what Ashlantl
alreaay has; a "main street" historical aistrict with aiverse inaividuall>uiltlings that collectively
create an organized, coorainated ana ageless rhyt;hm of "uilaings. As a collective group, the
aowntown can retain its "sense of place," its economic b~se, it!; history ana it6 citizens' vision.
Unaer the procedures of the City's Site Design ana Review Process, an applicant wishing to
untlertake facaae changes mustaemonstrate the proposal meet6 all thetles~nstantlarasln oraer
for the aecision making "oay to approve the proposal. As such, the stantlaras shoula help increase
o"jectivityantl reduce subjectivity.
The Downtown Design Stanaaras atlopt6 thefollowing stantlaras that shall be used as part of the
lana use approval process.
VI-A) Height
1) Building height ehall vary from adjacent buildings, using either "e'tepped" parapets or elight/y
dieeimilar overall height to maintain the traditional "staggered" etreet 608pe appearance. An
exception to thie etandard would be having a building that have a dietinctive vertical divieion/facade
treatment that .vieually" separatee it from adjacent bui/dinge (lIIuetration: Recommend I, 5 & 10;
Avoid 3). .
2) Multi-etory development is encouraged in the downtown (Illustration: Recommend I, 5, 6 & 10).
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linllUd gO"O<ll1d _mot<Yof
floor """""1>)'
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~~ ~<<
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no lJaee or
ch.ongeof
_I
.
.
AVOID
UJ UST2ATlllN ~
VI-C) Width
1) Tht: width of a building ehall t:Xtt:nd from eidt: lot lint: to eidt: lot lint: (lIIuetration: Rt:eemmt:nd 5).
An exct:ption to thie etandard would bt: an art:a ept:Cifically dt:eigned ae plaza epace, courtyard
epace, dining epace or rt:ar acct:ee for public pt:deetrian walkway.;;.
2) Lote grt:ater than 80' in width ehall rt:ept:ct tht: traditional width of buildinge in tht: downtown
art:a by incorporating a rhythmic divielon of tht: facadt: in tht: building'e dt:eign (lIIuetration:
Recommt:nd 5 & 10).
VI-D) Opt:nlnge
. 1) Ground 1t:Vt:1 t:lt:Vatione facing a etrt:et ehall maintain a coneietent proportion oftranepart:ncy
(i.t:.. windoW5) compatiblt: with tht: pattern found in tht: downtown art:a (lIIuetration: Recommt:nd
1. 5, 6. & 10).
2) Scalt: and proportion of altered or added building t:lt:mt:nte. 6uch ae tht: eiu and re(ationehip of
new wind owe. doore. entrancee. columne and other building ft:aturee ehall bt: vieuallycompatible with
the original architectural character of the building (lIIuetration: Recommt:nd 5 & 6; Avoid 4 & 9).
. horizotrt;"ol proport;ion and IacI: of
rhythm do not reflect tile hlstor1G
otructural OY"tem of 1;he exI6tlns 1>u11d1ns
T-111 oldIns .. undeeIrable
exterior flnl"" matertal
cov....._ns
mezzanine Mndow and
architectural detall&
proJeotlns
bakonle.
are
prohllo1te<l
. Inappropriate
.u&e" of
matetisle
no"_
of ent<i'
AVOl"
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.
,
vertically porportiOned
w1ndowe at eecond ancl
third floon; ..........
maintained archlkaural
ktaR anclll1<OZ%anl""
w1ndowe
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well
kilned
cot11lce
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afW:
ILLUSTt:ATIi')N Ei
ItECOMMENOEO
2) Storefront remodeling or upper-story additions shall reflect the traditional structural system
of the volume by matching the spacing and rhythm of historic openings and surface detailing
(Illustration: Recommend 6: Avoid 4 & 9).
VI-G) Roof Forms
1) Sloped or residential 6tyle roof form6 are di6couraged in the downtown area unle66 vi6ually
6creened from the right-of-way by either a parapet or a fal6e, front. The fal6C front 6hall
incorporate a well defined cornice line or "cap" along all primary elevation6 (lIIu6tration: Recommend
1, 5 & 10: Avoid 7).
rooffonn Ie
inoon6letent with
pattcom found In .
tne_
&&0.-
.(r<G<OH<<I...
~)....
. pn>hll>Ited
~_Ie
- h1eh .
^VOID
UJJJSTR:A nON 7
VI-H) Materials
1) Exterior buifding material6 6hall con6i6t of traditional building materia/6 found in the downtown
. area including block, brick, painted wood, 6mooth 6tuCCO or natural 6tone (lIIu6tration: Avoid 4 &
9). .
5
9
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.
"
.
. .
removal of cornice and
/"" architectural details
~
a&r:
illUSTRATION 9
AVOID
non-compatl~le
finish material
alter~ window
poportlon
awning coven;
rnezulnlne
wlnd0W6
removal of
architectural
details
no~a""
3) Reetoration, rehabilitation or remodeling project9 ehatJ incorporate, whenever po55ible,
original deeign element5 that were previOU5/y removed, remodeled or covered over (fllu5tration:
Recommend 6: Avoid 4 & 9).
4) Parking 10tJ5'adjacent to the pede5trian path are prohibited (Refer to Site De5ign and U5e
Standard5, Section 11-0, for Parking Lot Land5caping and Screening Standard5). An exception to
thi5 5tandard would be pathe required for handicapped acce55ibility.
slightly dl""lmlla
roof helg~ ~
.l1alance of
eymmet<y With
horizDrital and
vertlc:al
rhythms
mezzanine
window!; are not
ob6tructed
....I.deflned "cap'
simple detall6 add In1;or<:61;
large storefront
wlndowe are a
common patum
found In the
downtown
retail or
eommerc:lal
~ al1ov~
flrs1>floor
retail or
office space
rece&6.a
entries
G~a
sense afor
Inviting
ent.y-
RECOMMENDED
u.I.U~m~6.1IQJi 1Q
5) Pede5trian amenitiee 5uch a5 broad 5idewalk5, 5urface detail5 on 5idewalk5, arcade5, alcovee,
colonnade5, pOrticoe5, awnlng5, and 6idewalk uating 6hatJ be provided where p056ible and fea5lble.
7
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,
\
.
,
~
"
Definition6:
Addition: Con6truction that increa6e6 the 6ize of the original6tructure by building out6ide exi6ting
wall6 and/or roof.
Alcove: Any 6mall rece66ed or niched 6pace,
Arcade: A covered pa66ageway with a 6erie6 of open archwaY6 on one or both 6ide6.
Awning: A lightweight, exterior roof-like 6hade that project6 over a window or door. .
Balcony: A railed or balu6trade platform that project6 from a wall.
Bay: 1. A repetitive vertical 6ubdlvi6ion of an exterior facade: may be defined by variou6 mean6,
Including pila6terG and wall opening6. 2. A door or window opening In a facade, e6pecially when
defined by repetitive column6 or arche6.
Ca6t Stone: A mixture of 6tone chip6 orfragment6, u6ually embedded in a matrix of mortar, cement
or pla6ter: the 6urface may be ground, poli6hed, molded, or otherwi6e treated to 6imulate 6tone.
Column: A 61ender, vertical element that 6Upp0rt6 part of a building or 6tructure.
Corbel: 1. A horizontal ma60nry band with continuou6 or intermittent corbel6. 2. A 6tepped portion
of a ma60nry wall; the 6tep6 may be on top or on the bottom.
Cornice: The projecting molding6 forming the top band of a wall or other element.
Courtyard: An exterior 6pace 6urrounded on three or four 6ide6 by building and/or wall6.
Decorative: Treatment applied to the 6urface of a building or 6tructure to enhance it6 beauty.
Ea6ement: A deed re6triction on a property giving 6OI11eone be61de6 the property oWner rights to
U6e or enjoy the property.
Elevation: A 6caled drawing which iIIu6trate6 the view of a 6ide of a building.
Facade: Any of the exterior face6 of a building.
Fal6e Front: A building facade that extend6 above the roof or beyond the 6ide wall6 in order to give
the impre66ion of a larger structure.
Hi6toriC: A 6tructure or 6ite, u6ually overfift;yyeilrs old. which posse6se6 historical or architectural
6ignificance according to the Cultural Re60urceslnventory (1988-89) of the City of A6hland and/or
9
01
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The fi~ht on big-box blight
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CIlarlott....m
Posted on Mon, Jun. 17,2002
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The fight on big-box blight
SCOTT DODD
Sta" Writer
Chariotte's new warning to big-box developers: If you build It, you might have to pay so we can tear It
down someday.
City planners say that anyone who wants to build a giant discount store such as a Wal-Mart or Target __
a staple of Charlotte suburbs for decades -- must also proVide the means for the city to destroy the
building If the store doses and remains empty.
The new policy also requires big boxes to be part of larger, mixed-use developments that Include other
stores, offices, even apartments -- and meet higher architectural standards than the usual windowless
shells that give the buildings their name.
'We're not going to accept some corporate, logo-stamped design," said Chariotte Planning Director
Martin Cramton.
If the popular chains -- which typically build Identical models all over the country -- object to the policy
and threaten to move outside the county, "My attitude Is, let them go someplace else," Cramton said.
The City Council has not been presented with the policy yet, but members Lynn Wheeler and Don
. Lochman said they're skeptical of the Idea of requiring a bond for potentially demolishing new big-box
stores because It could mean too much government Interference.
"I think there are other ways that we can encourage developers to redevelop the vacant big boxes
without Imposing stringent measures on them,' said Wheeler, chairman of the council's Economic
Development and Planning Committee. "I just think that at some point, we need to let the market
decide. "
Both Wheeler and Lochman said they supported tougher design and architectural requirements for big
boxes.
The new requirements, which planners quietly have begun to enforce with recent zoning applicants,
would make It difficult to build the type of single-anchor shopping center that has proliferated across the
country for two decades.
'Cramton and the planning staff don't make the ultimate decision, however. The Planning Commission
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The fight on big-box blight
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'JIleltherll:leveloper has filed a rezoning application yet. One wants to build a Wal-Mart Supercenter at
Sardls Road North and Monroe Road. The other has plans for big-box stores near a proposed regional
mall In north Charlotte off Interstate 77.
Cramton said requiring big boxes to be part of a mixed-use development with a workable street system
Is just as Important as a demolition bond, because It allows old shopping centers to be more easily
redeveloped.
Developers have i:ountered that the chains that stamp out big boxes will simply move outside the county
limits If they can't build what they want within Charlotte's planning jurisdiction, which includes much of
the unincorporated part of the county.
They point to Concord Mills and the glut of stores around it just across the county line In Cabarrus as an
example.
But Cramton said the city's planning bound~rles are so large -- 380 square miles -- and the Charlotte
market so desirable that the dty am apply some muscle to the chain stores and force change.
.We need to hold the line, n he said; otherwise, too much of the dty could one day look like the empty
stretches along Independence Boulevard and Freedom Drive.
-- STAFF WRITER RICHARD RUBIN CONTRIBUTED TO THIS ARTICLE.
-- SCOTT DODD: (704) 358-5168; SDODD@CHARLOTTEOBSERVER.COM
o 2001 observer and wire service sources. All Rights Reserved.
http://www.charlotte.com
http://www.charlotte.comlmldlobserver/newsllocal/3484745.htin?template=contentModules 06/18/2002