HomeMy WebLinkAbout2825 Downtown Design StandardsORDINANCE NO. 2825
AN ORDINANCE ADOPTING NEW DOWNTOWN DESIGN
STANDARDS, AMENDING THE LAND USE ORDINANCE,
AND ADOPTING A DOWNTOWN DESIGN STANDARDS
ZONE.
THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS:
SECTION 1.
Section VI of the Site Design and Use Standards, adopted as part of Chapter
18.72 of the land use ordinance, are amended, replacing the section titled "Approval
Criteria for Downtown Area Development" with the "Downtown Design Standards" as
shown on attached Exhibit "A". The Downtown Design Standards Zone map is also
adopted as part of Section VI of the Site Design and Use Standards, and is attached as
exhibit "B".
SECTION 2.
Section 18.72.055 is added to the land use ordinance as follows:
"18.72.055 Downtown Design Standards Zone
The Downtown Design Standards Zone is that area defined in the Site
Design and Use Standards Section VI, adopted pursuant to Section
18.72.080.
Development in the Downtown Design Standards Zone shall be subject to
the Downtown Design Standards."
SECTION 3.
Section 18.72.110.A of the Land Use Ordinance relating to landscaping
standards is amended as follows:
"18.72.110 Landscaping Standards
A. Area Required. The following areas shall be required to be landscaped in
the following zones:
R-1
R-2
R-3
C-1
C-1-D
45% of total developed lot area
35% of total developed lot area
25% of total developed lot area
15% of total developed lot area
None, except parking areas and service stations
E-1
M-1
shall meet the landscaping and screening standards
in Section ll.D. of the Site Design and Use Standards.
15% of total developed lot area
10% of total developed lot area"
The foregoing ordinance was first read by title only in accordance with Article X,
Section 2(C) of the City Charter on the ,~,/ day of
and duly PASSED and ADOPTED this _,Z~__ day of
,1998,
,1998.
Paul Nolte, City Attorney
Barbara Christensen, City Recorder,.
/? .
SIGNED and APPROVED this ~ day of ~~. 1998.
Carole Wheeldon, Council Chairperson
EXHIBIT "A"
SITE DESIGN AND USE STANDARDS
SECTION VI
Downtown Design Standards
The purpose of the Downtown Design Standards is to respect the Downtown area's unique heritage
and to enhance the appearance and livability of the area as it develops and changes. Based upon
common features found in the downtown, the standards provide a foundation for prospective
applicants, citizens, and community decision makers to direct change in a positive and tangible way.
It is not the intent of the Design Standards to freeze time and halt progress or restrict an
individual property owner's creativity, but rather to guide new development or redevelopment to be
within the context of their historic surroundings. Personal choice should be and can be expressed
within the framework of the standards.
While many communities across America are attempting to ~create" or ~re-create" an urban
downtown of their own, the Downtown Design Standards are an attempt to preserve what Ashland
already has; a ~main street" historical district with diverse individual buildings that collectively
create an organized, coordinated and ageless rhythm of buildings. As a collective group, the
downtown can retain its ~sense of place," its economic base, its history and its citizens' vision.
Under the procedures of the City's Site Design and Review Process, an applicant wishing to
undertake facade changes must demonstrate the proposal meets all the design standards in order
for the decision making body to approve the proposal. As such, the standards should help increase
objectivity and reduce subjectivity.
The Downtown Design Standards adopts the following standards that shall be used as part of the
land use approval process.
VI-A) Height
1) Building height shall vary from adjacent buildings, using either "stepped" parapets or slightly
dissimilar overall height to maintain the traditional ~staggered" street scape appearance. An
exception to this standard would be having a building that has a distinctive verCicaFdivision/facade
treatment thaC "visually" separates it from adjacent buildings (Illustration:/~ec. ommend 1, 5 & 10;
Avoid 3).
2) Multi-story development is encouraged in the downtown (Illustration:/~ecommend 1, 5, 6 & 10).
ILLUSTF~TION 1
RECOMMENDED
VI-B) Setback
1) Except for arcades, alcoves and other recessed features, buildings shall maintain a zero setback
from the sidewalk or property line (Illustration: Recommend 2, 5 & 10). Areas having public utility
easements or similar restricting conditions shall be exempt from this standard.
2) Ground level entries are encouraged to be recessed from the public right-of-way to create a
"sense of entry" either through design or use of mater/als (Illustration: Recommend 2, 5, 6 & 10;
Avoid 3).
3) Recessed or projecting balconies, verandas or other useable space above the ground level on
existing and new buildings shall not be incorporated in a street facing elevation (Illustration: Avoid
4&7).
"eurface" detalle on recec~aed ace~ ~loor
~ide~al~ provide interest for / entry to upper floot~
/
RECOMMENDED
^VOl D
too much
height change
from adjacent.
building
/
star,front and
upper
r~to~y does not.
reflect t.he
tradit.ional
oF~nir~je by
~n~m or
proportion
~0 ba~ or
-- change of
ILLUSTI~,TION ~
VI-C) Width
1) The width ora building shall extend from side lot line to side lot line (Illustration: Recommend 5).
An exception to this standard would be an area specifically designed as plaza space, courtyard
space, dining space or rear access for public pedestrian walkways.
2) Lots greater than 80' in width shall respect the traditional width of buildings in the downtown
area by incorporating a rhythmic division of the facade in the building's design (Illustration:
/~ecommend 5 & 10).
VI-D) Openings
1) Ground level elevations facing a street shall maintain a consistent proportion of transparency
(i.e., windows) compatible with the pattern found in the downtown area (Illustration: Recommend
1,5,6,&10).
2) Scale and proportion of altered or added building elements, such as th~ size and relationship of
new windows, doors, entrances, columns and other building features shall be visually compatible with
the original architectural character of the building (Illustration:/~ecommend 5 & 6; Avoid 4 & 9).
vertJcal proportion and lack of ~nythm
do not reflect the hi~todc structural
system of the existing building
projecting
T-111 siding - undesirable balconies
exterior finish material are
covers existing ?rohibit.~t
mezzanine w~ndow and
architectural details .~J~ll~t:
inappropriate
mat~rlal~
~r
AVOID
wlr~low~
ba~,~ Is
too high
ILLU5TEATION
3
prominent horizontal rhythms and clear visual
division between street level and upper floors
FHrnarily
vertical
windows
marquees are OK i
to cro~
leaves mez.7_.a nine
pedestHan
6helter~ -
maintain
horizontal
rhythms
recessed entries create /
a "sense of or inviting entry'
clear vertical
divislo~ at
property line
RECOMMENDED
well defined cornice or "cap"
windows do
not break
the front
plane of the
-- building
~..
\
[.
ILLU,STRATION ,.5
3) Upper floor window orientation shall primarily be vertical (height greater than width) (Illustration:
/~ecommend 1, 5 & 6; Avoid 8).
4) Except for transom windows, windows shall not break the front plane of the building (Illustration:
~ecommend 5).
5) Ground level entry doors shall be primarily transparent (Illustration:/~ecommend 10; Avoid 4).
6) Windows and other features of interest to pedestrians such as decorative columns or decorative
corbeling shall be provided adjacent to the sidewalk (Illustration: Recommend 1 & 5; Avoid 4 & 7).
Blank walls adjacent to a public sidewalk are prohibited.
VI-E) Horizontal Rhythms
1) Prominent horizontal lines at similar levels along the street's streetfront shall be maintained
(Illustration: ~ecommend 1, 5, 6 & 10; Avoid 4 ~ 8).
2) A clear visual division shall be maintained between ground level floor and upper floors (Illustration:
Recommend 1, 5, 6 & 10).
3) Buildings shall provide a foundation or base, typically from ground to the bottom of the lower
window sills, with changes in volume or mater/a/, in order Co give the building a "sense of strength"
(lllustration:/~ecommend 1, 5, & 10; Avoid 4, & 8).
VI-F) Vertical Rhythms
1) New construction or storefront remodels shall ref/ect a vertical orientation, either through actual
volumes or the use of surface details to divide large walls, so as to ref/ect the underlying historic
property lines (lllustration: Recommend 5 & 6; Avoid 3).
4
vertically porportioned
windowe at second and
third floore
window~
well
defined
cornice
or ~cap"
Defore ~ft,~r
RECOMMENDED
added
pedestrian
ehelt~r
ILLUSTRATION 6
2) S torefront remodeling or upper-story additions shall ref/ect the traditional structural system
of the volume by matching the spacing and rhythm of historic openings and surface detailing
(Illustration:/~ecommend 6; Avoid 4 & 9).
VI-G) Roof Forms
1) Sloped or residential style roof forms are discouraged in the downtown area unless visually
screened from the right-of-way by either a parapet or a false front. The false front shall
incorporate a well del/ned cornice line or "cap"along all primary elevations (Illustration: Recommend
1, 5 & 10; Avoid 7).
roof form is
inconsistent with
pattern found in
the downtow~
upper floor
__ projecting (or
· recessed)
balconies are
pr~hlbY~d
lirntted
etorefront baee ie
window area too high
AVOIO
ILLUSTRATION ~7
VI-H) Materials
1) Exterior building mater/als shall consist of traditional building mater/als found in the downtown
area including block, brick, painted wood, smooth stucco or natural stone (Illustration: Avoid 4 &
9).
5
2) In order to add visual interest, buildings are encouraged to incorporate complex "pane/ed"
exteriors with columns, framed bays, transoms and windows to create multiple surface levels
(Illustration:/~ecommend 1, 5 & 10; Avoid 7, 8 & 9).
no defined top or
windows do not
reflect a
vertical
orientation
no ~el'l~e o~ or
inviting
no prominent
alignment
* no continuity of
~?acing,
hoHzontal or
vertical rhythms
- base is too
high and not
AVOID
II'LUSTRATION 8
VI-I) Awnings, Marquees or Similar Pedestrian Shelters
1) Awnings, marquees or similar pedestrian shelters shall be propomCionate to the building and shall
not obscure the building's architectural details. If mezzanine windows exist, awning or marquee
placement shall be below the mezzanine windows. If transom windows exist, awning placement shall
be ~above or over" the transom windows where feasible (Illustration:/~ecommend 1, 5, 6 & 10; Avoid
4~S).
2) Except for marquees, similar pedestrian shelters such as awnings shall be placed between
pilasters (Illustration:/~ecommend 1 & 5; Avoid 9).
3) Storefronts with prominent horizontal lines at similar levels along the streetfront shall maintain
a consistent horizontal rhythm by their respective sidewalk coverings (Illustration:/~ecommend 5;
Avoid 8).
VI-J) Other
1) Non-street or alley facing elevations are/ess significant than street facing elevations./~ear and
sidewalls of buildings may therefore be fairly simple, e.g., wood, block, brick, stucco, cast stone,
masonry c/ad, with or without windows.
2) Visual integrity of the original building shall be maintained when altering or adding building
elements. This shall include such features as the vertical lines of columns, piers, cornices, and other
pr/mary structural and decorative elements (Illustration:/~ecommend 6; Avoid 4 & 9).
6
removal of cornice and
architectural details
non-compatible
finish material
altered window
FoporNon
awning covers
mezzanine
windows
removal of
architectural
details
no base
before after ILLUSTRATION 9
AVOID
3) t~estoration, rehabilitation or remodeling projects shall incorporate, whenever possible,
original design elements that were previously removed, remodeled or covered over (Illustration:
Recommend 6; Avoid 4 & 9).
4) Parking lots adjacent to the pedestrian path are prohibited (/~efer to Site Design and Use
Standards, Sect/on II-D, for Parking Lot Landscaping and Screening Standards). An exception Co
this standard would be paths required for handicapped accessibility.
5) Pedestrian amenities such as broad sidewalks, surface details on sidewalks, arcades, alcoves,
colonnades, porticoes, awnings, and sidewalk seating shall be provided where possible and feasible.
well defined 'caF"
residential or
syMlrrletry with ' ' ' ' ' 'J' ~-- commercial
vertical ' '. ·
rhythms . . I u~e~ above
first Hoor '
mezzanine
I '.~ -~1 'I[ .. I ~;_~ ~ ,, . recessed
large storefront entries
window~ are a creat~ a
common .~r~ - of Or
fourk:l In the -- inviting
dow~,w~ erW, r~
I
ILLUSTRATION
RECOMMENDED
7
6) Uses which are exclusively automotive such as service stations, drive-up windows, auto sales,
and C/re stores are discouraged in the downtown. The city shall use its discretionary powers, such
as Conditional Use Permits, to deny new uses, although improvements to existing facilities may be
permitted.
VI-K) Exception to Standards: An exception to the Downtown Design Standards is not subject
Co the Variance requirements of Section 18.100 of the Ashland Municipal Code and may be granted
with respect to the Downtown Design Standards if all of the following circumstances are found to
ex/st:
1) There is demonstrable difficulty in meeting the specific requirements of this chapter due to a
unique .or unusual aspect of the site, an existing structure or proposed use of the site;
2) There is demonstrable evidence that the alternative design accomplishes the purpose of the
Downtown Design Standards and Downtown Plan in a manner that is equal or superior to a project
designed pursuant to this standard or historical precedent; (Refer to Illustration 11)
3) The exception requested is the minimum necessary to alleviate the difficulty of meeting the
Downtown Design Standards.
zero setback -
directly behind
sidewalk I
~ceosexl balcony
- . ~ with front building
-- ~'--'"-- f zero setback '
'horizontal an4
I
(side profile) sidewalk
EXAMPLE - POSSIBLE EXCEPTION DESIGN
this small recessed balcony does not dramatically
deviate from the downtown's existing context - the
majority of the facade is at a zero setback
ILLUST_RAT(QN 11
8
Definitions:
Addition: Construction that increases the size of the original structure by building outside existing
walls and/or roof.
Alcove: Any small recessed or niched space,
Arcade: A covered passageway with a rhythmic series of openings on one or both sides.
Awning: A lightweight, exterior roof-like shade that projects over a window or door.
Balcony: A railed or balustrade platform that projects from a wall.
Bay: 1. A repetitive vertical subdivision of an exterior facade; may be defined by various means,
including pilasters and wall openings. 2. A door or window opening in a facade, especially when
defined by repetitive columns or arches.
Cast Stone: A mixture of stone chips or fragments, usually embedded in a matrix of mortar, cement
or plaster; the surface may be ground, polished, molded, or otherwise treated to simulate stone.
Column: A slender, vertical element that supports part of a building or structure.
Corbel: A stepped portion of a masonry wall; the steps may be on top, as in a crowstep parapet,
or below, as at the edge of an opening or supporting belt course.
Cornice: The projecting moldings forming the top band of a wall or other element.
Courtyard: An exterior space surrounded on three or four sides by building and/or walls.
Decorative: Treatment applied to the surface of a building or structure ~o enhance its beauty.
Easement: A deed restriction on a property giving someone besides the property owner rights to
use or enjoy the property.
Elevation: A scaled drawing which illustrates the view of a side of a building.
Facade: Any of the exterior faces of a building.
False Front: A building facade that extends above the roof or beyond the side walls in order to give
the impression of a larger structure.
Historic: A structure or site, usually over fifty years old, which possesses historical or architectural
significance according to the Cultural Resources Inventory (1988-89) of the City of Ashland and/or
9
based on the criteria for listing in the National Register of Historic Places.
Marquee: A permanent roof-like shelter over an entrance to a building; flat in shape.
Mezzanine: A partial intermediate floor between two main levels, especially directly above the
ground floor; often has a lower ceiling height than the other levels.
Mezzanine Window: A window with a greater width than height, especially when used to provide light
to an intermediate floor.
Orientation: The directional expression of the front facade of a building; i.e., facing the street, facing
north, facing south.
Panel: A small plane surface surrounded by moldings or depressed below or raised above the
adjacent surface; typically rectangular but may be any geometric shape; may be ornamented.
Parapet: A Iow guarding wall that projects above the roof line.
Pie~. A member, usually in the form of a thickened section, which forms an integral parc of a wall;
usually placed at intervals along the wall to provide lateral support or to take concentrated vertical
loads.
Pilaster. An attached pier or pillar, often with capital and base~ may be constructed as a projection
of the wall itself.
Plaza: An open public space.
Rehabilitation: Refer to Section IV-A for definition and Section IV-B 1-11 for applicable standards.
Remodel: Refer to Section IV-A for definition and Section IV-B 1-11 for applicable standards.
Restoration: Refer to Section IV-A for definition.
Transom Window: A glazed or clear opening above a door or window.
Transparency: A clear opening or window; clear enough to see through.
Veranda: An open-sided, raised sitting area with thin columns that support its roofl typically,
extends along an entire wall, or wraps around a corner.
10
ITT O~ A~HLAND
DESIGN STANDARDS BOUNDARY
$cole in Feet
1 O0200 500 400
I COMPUTER GENERATED MAP
EAST MAIN ST
~AST MAIN ST