HomeMy WebLinkAbout2029 Amends Site Review Chapter
ORD I NANCE NO. 2029
AN ORDINANCE AMENDING THE SITE REVIEW CHAPTER OF THE ASHLAND
MUNICIPAL CODE.
WHEREAS, the Counci I finds that the rate, type, and scale of development in
the South Ashland Moratorium Area necessitates measures to ensure orderly,
efficient, compatible development, and,
WHEREAS, the relationship of structural design, site design, and streets
and surrounding areas are key elements of the area's development, and,
WHEREAS, the question of compatibi I ity of design is of equal concern in other
areas of the City due to the increased densities of growth brought about
by State and local pol icies relating to compact urban form and efficient use of
land, and also the increase in population and concern with the esthetic
environment s}eneral Iy, and,
WHEREAS, it 'is found desirable to modify and update the Site Review Ordinance
generally to make it clearer and more efficient;
NOW, THEREFORE, THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS:
Chapter 18.54 (Site Review) of the Ashland Municipal Code is amended
to read:
Sections:
18.54.010
18.54.020
18.54.030
18.54.040
18.54.050
18.54.060
18.54.070
18.54.080
18.54.090
Site approval required.
Plans required.
General standards.
Review.
Procedure.
Time I i m its .
Campi iance.
Appl icable conditions.
Site alteration.
18.54.010 Site approval required. Site review and approval is required
prior to issuance of bui Iding permits for:
A. AI I residential developments which result in more than two dwel I ing units
per lot or common-ownership development.
B. AI I commercial and industrial uses.
C. AI I alterations to use types requiring site review which affect the use,
intensity of use, floor area, structure location, or significant elements of the
site plan or design.
18.54.020 Plans required. An appl icant for a bui Iding permit who is subject
to site review shal I submit three eighteen by twenty-four inch copies of the
fol lowing to the Staff Advisor (except one copy of item C):
A. A site plan drawn to scaleshowingall existing and proposed structures
(and distinguishing them), and indicating al I natural features and general
topography. If the average slope is greater than ten percent, contours shal I
be indicated at five foot intervals. The site plan shal I show bui Iding elevations,
publ ic and private easements, square footage and number of units, and al I other
improvements such as driveways, pedestrian walks, recreation or common areas,
landscaping, fences, wal Is, off-street parking and loading areas, rai I road
tracks and adjacent publ ic and private streets. The site plan shal I indicate
how uti I ity service and drainange are to be provided.
B. A landscaping plan showing in detai I the location, type and variety, size,
and other pertinent features of proposed landscaping and plantings at time of
installation, at one-year interval, and at ful I growth. Such plan shal I include
layout of irrigation faci I ities, and show the relationship of plantings and
irrigation to structures, streets, and other site features. Trees used as
part of the landscape plan shal I be of a variety that does not tend to destroy
sidewalks, underground pipes, or other simi lar items as a result of root
growth.
C. Plans as required by the Uniform Bui Iding Code in relation to elevations
and exterior structural design features, but not including drawings of interior
structural design, support systems, etc. Such plans shal I indicate the material,
color, texture, shape and other design features deemed appropriate by the Staff
Advisor in relation to the type and location of development. Plans shal I be
complete for al I proposed structures, including signs, accessory bui Idings. etc.
D. The plans required above shal I include computation of the amount and percentage
of each of the fol lowing: bui Iding coverage, landscape coverage, paved areas
(parking, walkways, and driveways), lot area, number of units, I iving area, and
usable recreation area.
18.54.030 General standards.
A. With the noted possible exceptions there shal I be a minimum percent of lot
area to be landscaped as indicated on the fol lowing chart, with the minimum
value of said landscaping to be two percent of the total cost. (This required
minimum value may be increased during plan review.) Special consideration can
be given to: downtown C-1 and C-2 developments where, due to party wal Is and
zero lot I ines, I ittle, if any, landscaping is possible; sites with existing
vegetation (in determining values of landscaping); and sites in which a substantial
amount of landscaping is required for off-street parking.
Zone
Minimum % of Lot Area
to be Landscaped
25%
35%
15%
10%
10%
5%
R- 3: 1 .2
R-3:2.4
C-1
C-2
C-3
M
B. There shal I be specified minimum areas of open space for usable recreation
areas within H-3:1.2 developments equal to fifteen percent of the square feet
of I iving area in the development, which shal I be considered a part of the require:
landscaping.
C. AI I required setback areas abutting publ ic streets shal I be landscaped
(except al lowed parking faci I ities), such areas to be included in both area
and value computation.
D. AI I open areas between the property line and the travel surface of the publ ic
street and the sidewalk shal I be landscaped, and shal I be included as part of
the maintenance requirements and the landscaping value computations.
E. There shal I be view-obscuring shrubbery, wal Is, or fences along propert~
I ines where appropriate and around unsightly areas such as trash and equipment
storage areas and industrial and heavy commercial activities.
F. Underground irrigation (or certification by a I icensed landscape architect
of the abi I ity of plantings to survive without irrigation) shal I be provided;
except that the Commission may waive this requirement if a development is of such
smal I scale that it is not necessary.
G. AI I access ways to required off-street parking which involve alleys shal I be
fully improved either to a minimum width of twenty feet or the width of the
access way to City standards along the ful I length to the nearest City street.
18.54.040 Review. In approving an appl ication for a bui Iding permit, the Planning
Commission or- its Staff Advisor may impose any or al I of the fol lowing conditions
with a reason or reasons for each condition being noted by the Commission or
Staff Advisor and such reasons kept on fi Ie with each appl ication.
A. Require the value of landscaping to be above two percent but not greater
than five percent of the total project cost as determined from the bui Iding
permit.
B. Require such modifications in the landscape plan as wi I I assure proper
screening and esthetic appearance.
C. Require plantings or groundcover to be predominant, not accessory, to bark
or other non-I iving groundcover.
D. Require the retention of the clearances from specified trees, rocks, water
ponds or courses and other natural features, such retained features to be
considered as landscaped area pursuant to 18.54.030(A) above.
E. Require the landscape plan to be prepared by a I icensed landscape architect.
F. Require City Engineer's approval of a grading plan and/or drainange plan for
the collection and transmission of drainage.
G. Require size, placements, and grades for pedestrian and vehicle access.
H. Require sidewalks, dedication of rights-of-way for streets and pedestrian
ways, and easements for uti I ities, waterways, or slopes.
I. Require the appl icant to sign in favor of any future street improvement.
J. Require l-he modification or revision of the design of structures, signs,
accessory bur Idings, etc. Such modification or revision shal I be required only
when the Commission considers a specific design feature to be sufficiently detrimental
to the esthetics, property values, or general stabi I ity, health, safety, and
welfare and diversity of the neighborhood or the City that correction is necessary.
Appl icant shal I be advised in writing of the specific reasons for the required
modification or revision, and alternate means of solution shal I be suggested.
No additional criteria shal I be added that wi I I modify this section.
K. Restrict heights over thirty-five feet and increase setbacks up to an
additional twenty feet.
L. Require on-site fire hydrants, with protective barricades if specified.
M. Require the type and placement of I ights for outdoor circulation and parking
faci I ities.
N. Require commercial or industrial developments to provide I imited, control led,
access from the frontage road venting onto a major street by means of traffic
signals, traffic tontrol and turning islands, landscaping, or any other means
necessary to insure the viabi I ity, safety, and integrity of the major street as a
through corridor, where the cumulative effect of individual access would impair such
viabi I ity, safety, or degrade the esthetic environment.
O. Require residential or I ight commercial and office uses to provide improved
access to Cil-y streets intersecting major streets instead of venting directly
onto a major street, where the cumulative impact of such direct access would
impair the viabi I ity, safety, and effectiveness of the major street.
P. In the area affected by the South Ashland Moratorium, the Site and Design
Review process wi I I be conducted in keeping with recognition of the fact
that the South Ashland area is a rapidly developing commercial center serving the
southward residential and tourist-oriented growth of the City. Accordingly, the
fol lowing standards shal I be observed in the review process:
1. Strip commercial development characterized by one-business, one-
access development along Highway 66 shal I not be permitted except in
unavoidably pre-determined circumstances related to lot shapes,
bui Iding location, etc. Development shal I be coordinated in terms
of frontage access roads, pedestrian walks within and between
developments, access points onto major streets, and any other
appropriate site or area-wide features of planning importance.
2. The relationship of site and structural design shal I be such as
to create an environment of human scale, rather than one characterized
by expanses of asphalt. The shopping and I iving environment
shal I be designed for people as wel I as automobiles,
not simply for the temporary storage of the vehicles of shoppers.
Landscaping and structural features shal I be in proportion to this
concept, and of a qual ity, quantity, and type which wi I I improve and
enhance the area.
3. Nothing in these standards is intended to produce a monotone or
thematic appearance. Individual ity and innovation are encouraged
within the broad outl ines of subsections 1 and 2 above.
18.54.050 Procedure. Appl ications shal I be processed as fol lows:
A. Appl icant submits required appl ication materials to the Planning Department.
B. Staff advisor shal I review materials to determine impact on the area or City,
as wel I as conformance with al I appl icable laws and ordinances.
c. Staff Advisor shal I note any required changes or corrections necessary to
comply with laws or ordinanc~s, and shal I describe any changes requested in
order to improve the safety, appearance, or impact of the development. Such
notes and descriptions shal I be made on the appl icant's plan, with a copy
kept in the Planning Department.
D. Within three working days fol lowing submittal of the application, the Staff
Advisor shal I notify the appl icant of action taken on the materials.
E. Staff Advisor shal I meet with the appl icant to discuss the staff review. At
this meeting, appl icant and staff shal I agree on the site plan and other
materials, including changes and correction; if agreement is not reached, the
matter shal I automatically be set for hearing before the ful I Commission at
the next avai lable meeting.
F. I f agreement is reached, pub lie not i ce sha II be sent to a II adj acent or
immediately affected property owners advising them of the project, and giving
them seven working days from the date of mai I ing to fi Ie remonstrance regarding
specific aspects of the materials submitted.
G. On the first working day after the remonstrance period, the Staff Advisor
shall:
1. Notify the appl icant of final approval by telephone and letter if no
remonstrance has been received; or,
2. Set a meeting with appl icant if remonstrance on a minor, resolvable
issue has been received; if the appl icant is wi I I ing to correct the situation
to the satisfaction of the Staff Advisor, final approval shal I be given;
or,
3. Automatically set the issue for the next avai lable meeting of the"ful I
Commission if there is any significant remonstrance which is not easi Iy
resolvable, or if the appl icant does not agree to the proposed correction of
a minor remonstrance item.
H. The Staff Advisor shal I bypass steps C. through G. above, and refer any item
to the ful I Commission at any time he deems an appl ication to be of a nature
that involves significant pol icy or area impact questions.
I. The Staff Advisor or Commission may approve a general ized schematic
landscape plan showing the location and general types of plantings, pending
submittal and approval of a final landscape plan prior to bui Iding permit issuance.
18.54.060 TIme I imits. A decision must be rendered by the Planning Commission
within sixty days of fi ling al I required information, unless such time is
extended by mutual consent of the appl icant and Commission. The decision of
the Commission or Staff Advisor shal I become effective fifteen days fol lowing
such decision, and no work shal I commence on the approved project unti I the
decision is effective.
The Planning Commission and the Staff Advisor to the Planning Commission shal I
have the authority to al low appl icants a reasonable time period in which to
complete specified requirements, if it appears there is good reason to do so.
In order toassist the Staff Advisor to the Planning Commission and the
Planning Commission in imposing more consistent requirements
as above set forth, the Staff Advisor to the Planning Commission shal I develop,
maintain, and from time to time revise written criteria and guidel ines for the
imposition of those of the above requirements which he deems need more specification.
These written criteria and gui Idel inesshal I be subject to approval and modification
or deletion by the Planning Commission and shal I be made avai lable to the Public
upon request.
18.54.070 Campi iance. Any development subject to this Section shal I be
carried out in accordance with approved plans and conditions imposed by the
Planning Commission or the Staff Advisor to the Planning Commission, and shal I
be maintained as a continuous condition of use and occupancy. The bui Iding
official shal I not grant a certificate of use and occupancy, or release uti lities,
unless and unti I satisfied of substantial compl iance with the approved plans.
However, the bui Iding official may, unless otherwise directed by the Planning
Commission, release a temporary certificate of use and occupancy and a temporary
release of uti I ities provided (1) there is proof that the owner has entered into
a contract with a reputable installer for the completion of the landscaping and
other design requirements within a specified time and there remains nothing
for the owner to do prior to installation; or (2) the owner has posted a
satisfactory performance bond to insure the installation of said landscaping and
design requirements within a specified time. Any approval or permit granted
pursuant to this Section shal I be deemed automatically revoked if not used within
two years of the date of issuance.
18.54.080 Appl icable conditions. The Staff Advisor to the Planning Commission
shal I mai I a copy of al I conditions imposed by various City departments in the
approved Site Review to the appl icant by registered mai I within seven days
fol lowing the decision. Such conditions shal I not subsequently be altered
or added to unless such alteration or addition is essential to the proper
function of publ ic services, or the protection of publ ic safety.
18.54.090 Site alterati~n. No person shal I make, or cause to be made, significant
changes to the slope, soil conditions, drainage, vegetation, or other natural
aspect of a parcel of land within one year prior to the time appl ication is
made for site review of said parcel. This provision includes such work as
grading for access, or the proposed removal of trees over six feet in height,
hedges over three feet in height, lawns or grass cover, or other simi lar vegetation.
It does not include such minor brush or weed clearance as may be necessary to
reduce fire hazard or drainage obstruction. If such prohibited alteration has
been made, the Planning Commission or Staff Advisor may require actions to be
taken which wi I I substantially return the site to its original state.
IT IS HEREBY ADJUDGED AND DECLARED that the existing conditions are such
that this Ordinance is necessary for the preservation of the publ Ie health
and safety of the people of the City of Ashland and an emergency is hereby
declared to exist and this Ordinance shal I take effect and may be in ful I force
and effect from and after its passage and approval by the Mayor.
The for~ego i ng ord i nance was first read and the 19th day of June
and du I y PASSED and ADOPTED th i s 26th day of June , 1979.
, 1979
7]a.v It' ~~
Nan E. Frankl in
City Recorder
JAMES M. RAGLAND
Acting Mayor