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HomeMy WebLinkAbout1991-44 Adopting Revised Site Design & Use Guidelines RESOLUTION NO. 9/- )/l/ A RESOLUTION ADOPTING THE REVISED "SITE DESIGN AND USE GUIDELINES" IN ACCORD WITH ASHLAND MUNICIPAL CODE 18.72.060. WHEREAS, the Ashland City Council has directed the Planning Department to initiate adoption of revised guidelines in support of the Site Design and Use Standards contained in the Land Use ordinance; and WHEREAS, the Ashland Planning Commission duly noticed and held a public hearing on the adoption of the revised guidelines on November 12, 1991 as required in AMC 18.72.060 B.; and WHEREAS, the Guidelines are an essential part of the City of Ashland's Site Review Process and are necessary for the implementation of the approval criteria for a Site Review; and WHEREAS, the revision of the Guidelines is a necessary act to enhance and protect the character of development of Ashland. NOW THEREFORE BE IT RESOLVED BY THE CITY OF ASHLAND AS FOLLOWS: SECTION 1. The Site Design and Use Guidelines used in conjunction with the Site Design and Use Standards - AMC 18.72 - are hereby replaced in their entirety with the revised Guidelines attached as "Exhibit A". The foregoing Resolution was READ and DULY ADOPTED on the 19th day of November, 1991. ----I " pi' /7 /r //4~/ r Nan E. Franklin City Recorder SIGNED and A])PROVED this :c-~ C:. ~ day of November, 1991. ,- .r-,r , ~/ /" /--1 . I' /.;'/ /C.-~C / e---L-c -;f-C- ~ ~'J.~_ (C~~/V1; _..~~__ Catherine M. Golden Mayor Contents of Record for Ashland Planning Action 91."159 REQUEST FOR MODIFICATION AND COMPLETE REPLACEMENT OF THE SITE DESIGN AND USE GUIDELINES, USED TO IMPLEMENT THE SITE DESIGN AND USE STANDARDS ORDINANCE - AMC 18.72. APPLICANT: CITY OF ASHLAND -- Planning Department Staff Report 9/10/91 ........................ 1 -- Site Design and Use Guidelines ................................ 3 ASHLAND PLANNING DEPARTMENT STAFF REPORT November 12, 1991 PLANNING ACTION: 91-159 APPLICANT: City of Ashland ORDINANCE REFERENCE: 18.72.060 Site Design Guidelines REQUEST: Revision and complete replacement of the Site Design and USI~ Guidelines, used to implement the Site Design and Use Standards ordinance. I. Relevant Facts 1) Background - History of Application: This change is in response to a request by the City Council. See memo from John Fregonese to the City Council regarding large commercial developments. 2) Detailed Description of the Site and Proposal: The Guidelines have remained essentially the same, however., much of the language, which has been passive, such as "shoulds", has been modified to "shalls", making a mandatory standard. Additions have been made to the document also. These include additional street tree requirements, water conserving landscaping requirements, Ashland Street design guidelines, and Downtown development guidelines. II. Project Impact The Site Design and Use Guidelines have been the cornerstone of site plan review for the City since their inception. And the City has been very successful and implementing the guidelines. However, we believe that adding additional mandatory language will increase the successfulness of the implementation of the Guidelines. The mandatory language will also assist in complying with the State's new Transportation Rule. Many of the concepts implemented by the Guidelines, also implement the Transportation Rule n pedestrian access, building orientation, and "modal equity". The newly added sections will also provide needed information, such as the water conserving landscape standards and design guidelines for Ashland Street and Downtown. The City Council has requested that these Guidelines be adopted relatively quickly, as part of interim measures to provide additional guidance for large scale development. Therefore, we are presenting the Guidelines in the same form as handed out several months ago. As part of the upcoming Commercial POD modifications (see attacht:d memo) further modifications will be proposed for the Guidelines, and additional changes will be made. Those modifications will then again come before the Commission for review and adoption. III. Procedural - Required Burden of Proof Ashland Municipal Code 18.72.060 B. requires the Planning Commission to hold a public hearing regarding the amendment to the Guidelines prior to adoption of the Guidelines by the City Council by resolution. IV. Conclusions and Recommendations Staff recommends approval of the Site Design and Use Guidelines as presented here. = PA91-159 City of AShland Ashland Planning Department -- Staff Report November 12, 1991 Page 2 I . --... CITY OF ASHLAND SITE DESIG/~'. AND USE GUIDELINE~) 1 ~, . ...~:-.<< .. " }= . :=::"':'~:-."">>). - .;::; -=- TABLE OF CONTENTS INTRODUcnON .. ...... ............ ............................ ............... 1 Section I - SITE DESIGN CONCEPTS Analyze the Site...... ....... ............. ...... ....... ...... ................ ............ 3 Functional Landscaping .... ......................................... ....... ....... 5 Outdoor Space ................. ................................... .... ....... ............9 4 . .CrimePre~en~Q~ and Design ...............................:...............11 Par~g Area Landscaping and Design ..~......:.....................14 Street Trees ........ ..................................... ........................ ......... .15 . ,-.,. Section II - STANDARDS AND POLICIES Ordinance Landscaping Requirements ...............................19 Landscaping and Site Design Standards Multi-family Residential Development ...............................19 Commercial and Employment Development .....................22 Industrial Development ................................ .................. ....... 25 Parking Lot Landscaping and Screening ............................ 28 Street Tree Standards .............................. ......... ........... ............ 29 Section III - DROUGHT TOLERANT LANDSCAPING Section IV - HISTORIC DISTRICT DEVELOPMENT Development in Ashland's Historic District ......................37 Rehabilitation and Remodel Standards .............................. 39 Historic Design Standards ................................................... 40 Section V - ASHLAND STREET Section VI - DOWNTOWN DISTRICT II ANALYZE THE 5ffE - The first step in any project is to analyze the site and design the project INTO the site. This is especially important in Ashland with its many unique features. Where o.ne site may contain steep slo.pes and signifi- cant existing vegetatio.n, ano.ther site may have high ground water, intermittent streams, magnificent views, o.r o.bno.xio.us neighboring uses. Because all sites vary in some manner, it is important to. co.nsider as many physical features as possible. The mo.stco.mmo.n mistake o.f a site layo.ut and analysis is to. Co.nceive and desi~ the project in a vacuwn and then try t~ manipulate the site andthe r.egulatio.ns to. fit the preconceived idea. This may be possible insomedties which have little terrain diversificatio.n, but is a sure source o.f Co.nflict in Ashland. The best Co.urse o.f actio.n is to. analyze the site befo.re the pro.ject is . designed and let this kno.wledge influence the final design. A site analysis shall begin with a constraints invento.ry. A Co.nstraints invento.ry includes such things as pennitted uses fo.r the particular parcel, setbacks required, solar access, easements, locatio.n o.f flood plains, excessiveslo.pes, poor soils, and site accessibility. Alsoinduded in a Co.nstraints invento.ry shall be proximity to o.ff-site negative impacts such as excessive no.ise from traffic o.r o.ther fixed features. It is also necessary to. identify a site's good qualities and to. inco.rpornte them into. the site plan. The locatio.n o.f good views, breezes, gentle slo.pes, potential no.ise baniers and existing vegetatio.n can prove invaluable fo.rthe final site locatio.n. A site analysis and invento.ryshall reco.rd the fo.llo.wing: 1. To.pogrnphy 2 Existing trees 3. Utility locatio.ns 4. Prevailing storm winds 5. Good & poor soils 6. Access to. the site 7. Go.od & o.bjectio.nable views 8. Natural drainage ways 9. Solar access 10. Co.o.I summer breezes 11. Off-site undesirnble activities 12 Other pertinent characteristics In additio.n to. a site analysis yo.U sho.uld be aware that the Oty also has a number o.f regulatio.ns designed to. protect the project's neighbors from as many adverse affects o.f the project's develo.pment 3 . "--. plants are their ability to control sound and light, to articulate space _ for privacy, to block wind and to lessen the effects of solar radia- tion. Local landscape professionals are a useful source of informa- tion which can help achieve these benefits at very little cost. USING NATURE To CoNTROL CUMATE Temperature control is possible through the manipulation of cli- matic forces. For example, providing shade while not restricting wind can cool an area considerably. Controlling the wiIy:l while allowing the sun's rays to penetrate will yield a m~ch warmer area.. Ashland's climate can best be described. as temperate with a twist of extreme conditions where both under- and over-heated condi- tions exist during the year. Even though the average temperatures are temperate, the record lows and highs for each month indicate that such temperature extremes do occur. These extremes will have an effect upon the success of landscaping. Often, plants which do well in one part of Ashland may do poorly just a few blocks away because they are expo~ to extreme temperatures and winds. Local nurserymen know which plants do well and should be consulted if there is any doubt of a plants' success. Prevailing surface winds in the Ashland area vary with the seasons. During the summer, cooling winds travel from the northwest up the Rogue Valley during the day, while in the evening cool winds travel down the canyons in the Siskiyous and Cascades from a south and southeasterly direction. In the winter, cool winds travel from the south and south east on overcast days and brisk winds travel from the northwest on clear days. Site design considerations should take into effect the cool summer breezes and brisk winter winds. For example, steeply pitched roofs on the windward side can reflect wind and reduce the wall area affected by the winds. The use of garages and storage areas on northern exposures will reflect wind, making a dwelling much more comfortable during cool periods. The protection of northern entrances with earth mounds, evergreens, walls and fences will also accomplish this effect. 5 . --~. in~ and privacy control. ScREENING Screening is visually blocking out that which is unsightly with something more harmonious (or less offensive). We are surrounded in our contemporary environment with areas, activities, and ob- jects we would rather not see. We screen or hide these parts of our environment to make them less objectionable and the total envi- ronment more acceptable. Screening is a mearis of providiRg visual .control through view direction and negation of ugliness-simply by hiding it. SCreening implies isolation, confinement, and conceal- ment of the unwanted, while allowing free access to the remainder of the landscape. The size of an object or type of activity together with its relative distance from the viewer is the determining factor in screening. An analysis of the site will reveal the direction from which screen- ing is needed. The angle of view or approach may dictate the sequence or. distance of spacing of the elements for effective sc:reening. The speed of movement past an offensive view plays a determining role in the selection of the most effective screening method. Generally, the faster the movement past the view, the more widely the screening materials may be spaced. The height, th.e distance, and location of the viewer are the determining factors in the use and placement of the screening element. \.,,~~. ~\.'~".l. 7 . ~~.. earth forms, and architectural structures can be effective. An,_ example would be a masonry wall with a dense evergreen hedge at a height relative to the noise source. An additional advantage is gained by planting the wall with ivy or other vines. Other solutions include suppressing the noise itself and the use of landscaped berms to reflect the noise upward. OUTDOOR SPACE PRIVATE OUTDOOR SPACE Private outdoor spaces provide a necessary extension of indoor living spaces. Major considerations include privacy, view and spatial requirements for outdoor activity. The most satisfactory private outdoor spaces are on ground level. Successful outdoor living areas are attached to dwellings to the extent necessary to define the areas as either semiprivate or private. The articulation of an outdoor space will determine its usefulness and safety, although other aspects play an important role. Access to the sun and the materials used to construct these areas are important. People are attracted to areas with sun, therefore, spaces with sun tend to be used more often. Decks and balconies with no solar access or view tend to become places for outdoor storage and become visually unpleasing. The private outdoor space should provide areas for quiet relaxation, a catnap, reading a book or newspaper and for outdoor cooking and dining. ~~( /' /~---.:.,..---~- . ~ --~ ;::::'- -------~;;;;.;;:~- -.," =-:::~ -=--- .. - /f ~ ~l~ '--. 9 . ~_..- CRIME PREVENnON AND DESIGN A.,hland is blessed with a relatively low crime rate. One reason for this is that the open neighborhoods of the city allow for surveil- lance of potential trouble spots, such as vacant homes and the like. Opportunities for crime can be exacerbated by poor site layout. It is important to consider this fact of modern life in designing projects, whether they be residential, commercial, or industrial . Historically, design for crime prevention is.usually thought of as the application of heavy hardwar~ such "as' bars, fences, and security stations. This is not always the most desirable apprOach as it hrives the impression of a forbidding fortress. Opportunity, the major crime factor, can be greatly reduced through sound site layout and design. Considerations for crime prevention should be induded at project's inception instead of relying upon aftermarket hardware. DEFENSIBLE SPACE In residential areas, the concept of defensible space should be employed to reduce the opportunity for crime. Defensible space is a term used to describe a series of design characteristics that maximize resident's control of behavior. Defensible space defines areas as being either public, semi-public, semi-private or private. In doing so, it determines who has the right to be in each space and allows residents to be confident in controlling activity in that space. Residents are encouraged to extend their private realm which results in a sense of responsibility toward the care and maintenance of these areas. Semi Public Semi Public decks . patios · private yards Private Interior · ServIce Areas . Parking . Shared Entry · Shared Outdoor Areas · Passive & Active Outdoo Recreation living space Semi-Private 11 . .... Real barriers require entrances to possess a mechanical opening device such as a key or a combination. Symbolic barriers define areas psychologically preventing intrusion. The success of sym':' bolic versus real barriers in restricting entry varies from person to person and is dependent upon several conditions. A successful symbolic barrier may include many features such as a short run of steps, a change in the texture of a surface, a change in the level of light, an open gate or low wall, or anything that will call attention to the fact that one is moving from one kind of an area to another; one that is private and under the control and surveillance. of the . users of the site. In commercial areas where adjacent residences exist, rely on the neighborhood to be the eyes and ears which will report any suspicious activity to the police. Where the project is adjacent to heavily traveled streets, the traffic in the area will serve to detract from any criminal activity in public view. A void situations which will. allow criminals to enter a building out of view of the main traffic flow. In areas which do not have much traffic after working hours, sensitive areas should be easily observable from the street. Areas where criminals can conceal themselves should be avoided 13 . ..... STREET TREES Since the implementafion of the City's street tree program, a dramatic change has occurred along Ashland's streets and in its urban environment. Often a tree along a street is only appreciated for its physical beauty; however, street trees perform many other important functions. Street trees absorb noise and light from automobiles and cleanse the air we breathe. Street trees add a rural character to the urban environment and fill an instinctive need for human contact with natural elements. StrE~t trees create a canopy over streets and sidewalks, provide shade during summer months and decrease the warm climatic effects from sunlight striking the pavement. Because deciduous trees change color with the seasons and drop leaves d}lring the winter, they are preferred street trees. Winter leaf drop is espe- cially important because it allows solar access which decreases energy consumption. 15 outdoor recreational spaces. Each type has its own unique design _ criteria. Decorative landscaping gives the designer a freer hand in the design than the other two types. These areas shall contain a variety of trees, shrubs, and groundcover. They must be designed to be 90% covered by vegetation in 5 years. Extensive use of flowering varieties of trees, shrubs, and ground cover to provide seasonal color, as well as a selection of plants with some fall color is recommended. Included with this type of~ndscaping is the ~treet tree. This $ubject is tri;?ated in greater depth in. the Street Tr~ section. The purpose of . the street tree is to form a deciduous canopy over the street. The same effect is also desired in parking lots and internal circulation streets. Rows of street-type trees should be included in these areas where feasible. I POLICY: Multi-family residential development shall conform to the following design standards: A) ORIENTATION: 1) Residential buildings shall have their primary orien- tation toward the street when they are within 20 to 30 feet of the street. 2) Buildings shall be set back from the street according to ordinance requirements, which is usually 20 feet. 3) Buildings shall be accessed from the street and the sidewalk. Parking areas shall not be located between buildings and the street. B) STORAGE: 1) Multi-family residential development shall provide one sheltered parking space per residential unit for bicycle storage. 2) Storage space should be provided for residents' other personal belongings. 17 . '-~. 2) Areas covered byshmbs, bark mulch and other ground _ covers which do not provide a suitable surface for human use may not be counted toward this require- ment. 3) Decks, patios, and similar areas are eligible for open space criteria. Play areas for children are required for projects of greater than 20 units that are designed to include families. F) NATURAL CUMATE CONTROL: 1) Utilize deciduous trees with early leaf drop and low bare branch densities on the south sides of buildings which are occupied and have glazing for summer shade and winter warmth. G) BUILDING MATERIALS: 1) Building materials and paint colors should be com- patible with the surrounding area. Very bright or' neon-type Paint colors which attract attention to the building or use are unacceptable. H) CRIME PREVENTION AND DEFENSIBLE SPACE: Parking layout - Parking for residents shall be located so that distances to dwellings are minimized. However, avoid designs where parking areas immediately abut dwelling units because there is little or no transition from public to private areas. Parking areas shall be easily visible from adjacent areas and windows. Orientation of windows - Windows shall be located so that vulnerable areas can be easily surveyed by resi- dents. Service and Laundry areas - Service and laundry areas should be located so that they can be easily observed by others. Windows and lighting should be incorpo- rated to assure surveillance opportunities. Mail boxes 19 . ,-.., metal or concrete or painted with bright primary colors used to _ attract attention create an undesirable effect upon the streetscape. Landscaping and site design for commercial and employment zones is somewhat different from that required for residential zones. The requirement for outdoor spaces is, of course, much less. The primary function is to improve the project's appearance, enhance the City's streetscape, lessen the visual and climatic impact of parking areas, and to screen adjacent residential uses from the adverse impacts which commercial uses may call5e. One area in which' Ashlai1d's commercial development differs from that seen in many other cities is the relationship ~tween the streE!t, buildings, parking areas, and landscaping. The most com- mon form of modern commercial development is the placement of a small buffer of landscaping between the street and the parking area" with the building behind the parking area at the rear of the parcel with loading areas behind the building. This may be desir- able for the commercial use because it gives the appearance of ample parking for customers, however, the effect on thestreetscape is less than desirable because the result is a vast hot, open, parking area which is not only unsightly but results in a development form which the City discourages. The alternative desired in Ashland is to design the site so that it makes a positive contribution to the streetscape and enhances pedestrian and bicycle traffic. This is accomplished through the following policy. II POLICY: Development in commercial and employment zones shall, whenever possible, conform to the following: A) ORIENTATION: 1) Commercial buildings shall have their primary orien- tation toward the street rather than the parking area. Buildings shall be accessed from the street and the sidewalk. 2) Buildings that are within 30 feet of the street shall 21 . ~_.- storage and service areas shall be screened and buff- _. ered, especially when adjacent to residential uses. 5) Irrigation systems shall be installed to assure land- scaping success. D) PARKING: 1) Parking areas shall be located behind buildings or on one or both sides. 2) Parking areas shall be shaded by large canopied deciduous trees and shall be adequately screened and buffered from adjacent uses. 3) Adequate pedestrian paths across and around park- ing areas shall be provided for parking areas greater than 100 feet in any dimension. 4) Bicycle parking is required and should be as close as possible to building entrances. 50% of the provided bike parking spaces shall be covered for weather protection. Refer to Parking Lot Landscaping and Screening Standards for more detail. E) NATURAL CUMATE CONTROL: 1) Maximize the warming effect of solar radiation in winter months and maximize shade in the summer months. Utilize deciduous trees with early leaf drop and low bare branch densities on the south sides of buildings for summer shad,e and winter warmth. Reduce the impact of winter winds and maximize the cooling effect of summer breezes. f) NOISE AND GLARE: 1) Special attention to glare (AMC 18.72.110) and noise (AMC 9.08.1 70(c) & AMC9.08.175) shall be consid- ered in the project design to alleviate any future, foreseeable problems. 23 . '..... CONCEPT SKETCH FOR COMMERCIAL & EMPLOYMENT DEVELOPMENT t--- l~ Provide r@ outdoor open space for employees I '@ Varied roof~ pitches building ~ facades , create interest: Building should be oriented toward the street rather than the parking area Evenly speed deciduous streettrees main- tain the streetscape INDUSTRIAL DEVELOPMENT Landscaping in industrial zones (this includes industrial parks or areas of industrial use zoned Employment) is similar to that required for commercial and employment areas except for the requirement to separate traffic on site, such as visitor, employee, and truck. This often necessitates a visitor parking area between the building and the street. The emphasis in industrial areas is to present an attractive view from the street while screening the less attractive areas from the street view. The areas which may be included in the category for screening include outdoor storage areas, outdoor working areas, large parking areas, and shipping and receiving areas. 25 . ---. 4) Irrigation systems shall be installed to assure land-_ scaping success. 5) Buildings adjacent to streets shall be buffered by landscaPed areas about 10 feet in width. Outdoor storage and service areas shall be screened and buff- ered, especially when adjacent to residential uses. D) PARKING: . 1) Parking areas shall be located behind buildings or on . . one or both sides. 2) Parking areas shall be shaded by large canopied deciduous trees and shall be adequately screened and buffered from adjacent uses. 3) Bicycle parking is required and should be as close as possible to building entrances. 50% of the provided bike parking spaces shall be covered for weather protection. 4) Customer and visitor parking shall be easily accessed. Refer to Parking Lot Landscaping and Screening Standards for more detail. E) NATURAL CUMATE CONTROL: 1) Maximize the warming effect of solar radiation in winter months and maximize shade in the summer months. Utilize deciduous trees with early leaf drop and low bare branch densities on the south sides of buildings for summer shade and winter warmth. Reduce the impact of winter winds, but maximize the cooling effect of summer breezes. 27 fa .~. INDUSTRIAL DEVELOPMENT CONCEPT SKETCH t- .. _.-~..... .. _... ~~use l! ~ Util' evergreen ~ ~ ,~~& intEl. nsive Screened outdoor Building shrubs uses in storage area with berm rear I:>f site I ~.fi f I to screen , "0'4 / / / / / / / /" I & buffer ~. ~ Locate . employee Provide t:i! . . . p4U"king in olUtdoor I ~ rear of site open space I -. . for @ W, employees I ~ .i t: ~se ~ ~ Retain on- attractive I e1 site natural materials I Gl. I features on exposed CustomerNisitor Parking <f I such as building (@ ~~ @ "@'\ r::; trees & fa.cades '~ ') rocks and Deciduous street trees utilize them in the site design PARKING LOT LANDSCAPING AND ScREENING STANDARDS IV r'OLICY: All parking lots, which for purposes of this sec- lion include areas of vehicle maneuvering, park- ing, and loading, shall be landscapedand screened as follow: A) SCREENING AT REQUIRED YARDS: 1) Parking abutting a required landscaped front or ex- terior yard shall incorporate a sight obscuring hedge screen into the required landscaped yard. 2) The screen shall grow to be at least 36 inches higher than the finished grade of the parking area, except for required vision clearance areas. 29 6) That portion of a required landscaped yard, buffer _ strip or screening strip abutting parking stalls may be counted toward required parking lot landscaping but only for those stalls abutting landscaping as long as the tree species, living plant material coverage and placement distribution criteria are also met. Front or exterior yard landscaping may not be substituted for the interior landscaping required for interior parking stalls. D) RESIDENTIAL SCREENING: 1) Parking areas adjacent to residential dwelling shall be set back at least 8 feet from the building, and shall provide a continuous hedge screen at least 3' in height, in an area 5' in width. E) WHEEL GUARDS: 1) Parking lot landscaping shall be protected from dam- age by secured wheel guards to prevent vehicles from entering into landscaped areas. f) HEDGE SCREENING: 1) The required hedge screen shall be installed as fol- low: a) Evergreen shrubs shall be planted so that 50% of the desired screening is achieved within 2 years, 100% within 4 years. b) Living groundcover in the screen strip shall be planted such that 100% coverage is achieved within 2 years. 31 . "-'*. B) SPACING. PLACEMENT. AND PRUNING OF STREET TREES: 1) All tree spacing may be made subject to special site conditions which may, for reasons such as safety, affect the decision. Any such proposed spedalcondi- tion shall be subject to the Staff Advisor's review and approval. The placement, spacing, and pruning of street trees shall be as follow: . a) Street trees shall be placed at the rate of one tree for every 30 feet of street frontage. Trees shall be evenly spaced, with variations to the spacing permitted for specific site limitations, such as driveway approaches. b) Trees shall not be planted closer than 25 feet from the curb line of intersections of streets or alleys, and not closer than 10 feet from private drive- ways (measured at the back edge of the side- walk), fire hydrants, or utility poles. c) Street trees shall not be planted closer than 20 feet to light standards. Except for public safety, no new light standard location shall be positioned closer than 10 feet to any existing street tree, and preferably such locations will be at least 20 feet distant. d) Trees shall not be planted closer than 2 1/2 feet from the face of the curb except at intersections where it shall be 5 feet from the curb, in a curb return area. e) Where there are overhead power lines, tree spe- cies are to be chosen that will not interfere with those lines. 33 . ,-... D) RECOMMENDED STREET TREES: The following tree species are recommended for use as street trees: 1) Trees maturing to small mature stature: Common Name Latin Name Amur Maple Acer ginnala Trident Maple Acer buergeranum . Hedge Maple Acer campestre Globe Norway Maple Acer plantinoides Bradford Pear Pyrus calleryana (varieties: "aristocrat", "paniculata", "chanticleer", etc.) Golden Rain Tree Koelreuteria Redbud Cercis canadensis Kwanzan Cherry' Prunus serrulata Crape Myrtle Lagerstroemia indica Flowering Plum Prunus cerasifera (Blireiana, Thundercloud, etc.) Raywood. Ash Fraxinus oxycarpa Flame Ash Fraxinus oxycarpa Snowdrift Flowering Malus 'snowdrift' Crabapple Japanese Crabapple Washington Hawthorne European Hornbeam Profusion Crabapple Malus floribunda Crataegus phaenopyrum Carpinus betulus Malus profusion 35 .. -. E) PROHIBITED STREET TREES: The following trees are not allowed as street trees except under special circumstances and with the approval of the Staff Advisor. As street trees they cause one or more of the following problems: 1 ) Their roots damage sewer lines or pavement; 2) They are particularly subject to disease or insects; 3) They cause visibility problems along streets or intersections; 4) They create messy sidewalks and pave- ments, usually due to fruit drop. Common Name Evergreen Conifers Poplar & related species Black Locust Box Elder (except) Sycamore Siberian Elm American Elm Walnut Weeping Willow Commercial Fruit Trees Catalpa Tree of Heaven Big Leaf Maple Fruiting Mulberry Osage Orange Weeping varieties of various trees: i.e. cherry, mulberry, crabapple. Latin Name numerous species Populus tricocarpa Robinia psuedoacada Acer negundo Platanus species Ulmus pumila Ulmus americana Juglans species Saxix babylonica Numerous spedes Catalpa spedosa Ailanthus altissima Acer macrophyllum Morus alba Madura pomifera 37 SECTION II/:WATER CONSERVING LANDSCAPING GUIDELINES & POLICIES INrRODUCTlON Water has always been a scarce, valuable resource in the Western United States, where winter rains give way to a dry season span- ning five to seven months in the Rogue Valley. Lack pf water during the dry summer season was a major problem facing early settlers. Their creative solutions have greatly altered the develop- ment of this region. Talent Irrigation District's and other district's reservoirs and many miles of reticulating canals are an engineering Irullrvel. Ashland's early development centered around Ashland Creek and its year-round water supply flowing from the flanks of Mt. Ash- land, a mile in elevation above the town. As the town grew, the old reservoir at the top of Granite Street and later, Reeder Reservoir were built. They remain as a testament to the town's need for more water than the quantity that flows through the City during the dry season. The reservoirs collect the winter rain behind its dams, for use during the dry season. Snow- faIl adds to this system by slowly melting in the spring and summer, after rainfall has diminished, recharging the groundwa- ter that continues to flow into Ashland Creek, long after the last of the snowpack has melted. Presently, Reeder reservoir's capacity is just barely sufficient to supply the City's growing water demands in a drought year. Water curtailment is considered whenever precipitation is significantly below average. With Ashland's semi-arid climate that includes periodic multi-year droughts, a fixed reservoir size, and growing water demands due to increased population, an expanding economy and a changing lifestyle that includes increased water demand, it is dear that additional steps to insure a secure water supply are now necessary. 39 GENERAL & MISCELlANEOUS Limit lawn and turf to areas where it is actively used and eliminate it from areas where its purpose is strictly ornamental, replacing it with drought tolerant, attractive ground covers (see plant list). Concentrate lawn areas together into basically round or square shapes, rather than narrow arms and other shapes that make the even distribution of applied water nearly impossible [diagram?]. 4 Plant in fall or early spring, rather than late spring and summer when plant dormancy leads to low initial water requirements and cool temperatures and rainfall is likely. Group water hungry plants together and have separate irrigation. circuits for them. Spread 2-3 inches of bark mulch in shrub beds. Use medium sized mulch, not large nuggets or fine mulch. Mulch composed of large nuggets is an inferior water conserving mulch, and excessively fine mullch compacts so tightly that water runs off or is absorbed by only the uppermost portion. Maximize the amount of undisturbed soil during construction and excavation, fence it off and avoid running heavy equipment over it, storing materials on it and dumping waste solids and liquids on it. Long term storage Gonger than six months) also deteriorates the quality of soil. Healthy soil is better able to retain water. PLANTS Specify and use drought tolerant plants and turf varieties and species. Backbone plants (trees, screening plants, and other plants required by other city ordinances) will be of a large size, the rest of plants may of small sizes (1-3 gallon size). Smaller initial sizes establish more extensive root systems, and are thus better able to withstand drought conditions. 41 . -" Turn off in fall after temperatures decrease and/ or rains begin _ (usually the end of September). Adjust the watering period and frequency to rainfall and temperature, with less water applied in the spring and fall and more water applied during the hot, dry summer months. Use a more conservative setting in spring than after hot, dry summer weather begins. . 4 Precipitation sensors and ground moisture sensors incorpo- rated into the controller will result in substantial water conser- vation. In many parts of the city, water pressures are too high for properly functioning irrigations systems, resulting in water losses from overs pray. The use of pressure regulating devices will solve this problem. Develop maintenance watering schedule for irrigation sys- tems and modify it for seasonal differences. No matter how sophisticated an irrigation system is, it must be properly programed and maintained, or it still has the potential of wasting large quantities of water. TURF Turf should be avoided in: · Median strips · Areas less than eight feet wide Note: in the above areas, it is difficult to minimize overspray, consider groundcovers that do not requiring sprinklers (ie that use bubblers or drip) or hardscape. Spe<ify and use perennial rye and tall turf fescue lawn seed that tolerates the hot summers here, rather than bluegrass or bluegrass mixes, developed for the cooler summers of the Willamette Valley. 43 . '--. GENERAL AND MISCELLANEOUS The combined turf and/or water areas (Le. pools, ponds and fountains) shall be limited to 20% of the landscaped areas. Turf limitations do not apply to public parks, private common open space, required outdoor recreation areas, golf courses, cem- leteries and school recreation areas. A minimum of two inches of mulch (neither large nuggets nor fine bark may be used) shall be added in non-turf areas to the soil surface after planting. Non-porous material shall not be placed under the mulch. All fountains shall be designed to recycle their water. Turf restricted to slopes with less than 10% grade. PLANTS At least 90% of plants in the non-turf areas are to be from the included drought tolerant plant list or be listed as "drought tolerant" in the Sunset Western Garden book, or be similarly well-suited for this climate of region as determined by the city horticulturist. Up to 10% of the plants may be of a non-drought tolerant variety or species as long as they are grouped together and can be irrigated separately from the drought tolerant plants. No watering within the drip line [diagram] of existing native oaks, pines and madrone trees is permitted, except that a Itemporary drip system may be installed for maximum of two years for the establishment of dry shade tolerant plants. Screening hedges must be planned to attain 50% coverage after 1two years. Water conserving designs are not required to meet lthestandard of a50% coverage within one year. However, they must meet the coverage standard for plantings of 90% after five years. 45 . ~... , TOPOGRAPHY No more than 5% of landscaped area of any lot or project may be berms or raised beds higher than one foot unless .there is demonstrated need for sound or safety barrier (if visual buffer- ing required use wood fencing, evergreen shrubs or walls). On slopes, measurements are taken from the up-slope side. If the slope is greater than 15%, no berms are allowed. All plantings on berms one foot or greater in height must be drought tolerant plantings except for recreation areas or where height to width ratio is equal to or exceeds 1/20 [5% of land- scaped area exempted from this requirement]. Only drip irrigation is allowed on berms more than one foot in height except for recreation areas or where height to width ratio is equal to or exceeds 1/20 [5% of landscaped area exempted from this requirement]. If allowed, berms must be no taller than 1/6 of their width. Landscape plans are required that include, in addition to the standard plan requirements, the following: Estimated annual water use (in gallons) and the area irrigated (in square feet). Precipitation rates for each valve circuit. Monthly irrigation schedule for the plant establishment period (6-12 months) and for the first year thereafter. A watering schedule for each circuit from the plan must be posted inside the corresponding controller A grading plan with sufficient contours so that slope may be measured. 47 INTRODucnON TO PLANT LIST The following plants are considered drought tolerant and are hardy in the Rogue Valley. This list is relatively comprehensive, yet there are many drought tolerant plants not included. Many are not hardy or are only marginally hardy for this climate, some are difficult to grow, and others were simply overlooked or unknown to the authors. The purpose of providing this plant list is to create a pool of plants that: will thrive in a water conserving landscape in Ashland. The list is intended as a tool to Simplify the selection of drought tolerant plants. It is not intended to discourage the use of drought tolerant plants not listed. If plants are not on the list, but are included as drought tolerant in Sunset Western Garden Book, they are auto- matically accepted for use in water conserving landscapes. 49 . -" RESTORAnON, REHABIUTAnON & REMODElliNG Because there is so much activity these days in the improvement of older housing, new terminology has been introduced. The differ- ence between "restoring", "rehabilitating" ,and" remodelling" may seem academic, but each results in a major difference in the way a job or project may turn out. To "'restore" is to return a building to its original condition as if it were a precious museum piece. This technique is typically Osed for structures of particular significance, such as historic landmarks wh4~re accuracy will serve an educational purpose as well as a visual one. Restoration is the most painstaking improvement pro- cess and usually the most expensive because it requires technical skill and historical precision for successful results. It can involve the removal of extraneous elements as well as the recreation of original features which may have become deteriorated or been destroyed. A fine example of a restoration project in Ashland is the SWErlenberg home found on Siskiyou Boulevard. Great care has been taken to assure that the architectural integrity of the building exte~rior is practically identical to that when it was built in the early 1900's. Remodelling a building is normally at the opposite end of the improvement spectrum from restoration. Unless it is done with sensitivity, to remodel a building is to redesign it so that the generic features are obliterated and the basic character destroyed in the name of modernization. A remodelling job is too often considered a success if the original structure is unrecognizable in the end result. Remodelling is appropriately used for buildings which were constructed of inferior materials or for buildings which have fallen into a state of disrepair due to vacancy or vandalism. Remod- elling can also be a proper course of action when a Structure undergoes a change in use, say from a single-family residence to commercial office space. Unfortunately, it is quite common for a house to be remodeled and totally divested of its valuable characteristics when conditions do not lrequire such radical treatment. Hence, the expression "re- model" can have bad connotations. To many people it suggests a 51 . '--. the Staff Advisor and the Planning Commission to require modi- _ ficaltions in the design to match these standards. In this case the Historic Commission advises both the applicant and the Staff Advisor or other City decision maker. REHABIUTAnON & REMODEL STANDARDS The purpose of the following standards is to prevent incompatible structures and design and ensure the proper use of materials and details within the Historic District. 1) Be sure the remodeled portion has exterior wall finish that Illatches the existing or original material. 2) Design window additions to duplicate existing or original windows. 3) Design the roof on additions or remodels to have the same pitch as the original roof. Extend the ridge lines where possible. On one-story rear additions, shed roofs are acceptable. 4) Match the style of any porch or entry addition to the original or existing style of the front of the structure. 5) Match colors of any additions to the colors used on the existing exterior. 6) Try to rehabilitate and restore as many features as possible. 7) Sawn shingle and, for economy, composition roofs are preferred. Asphalt shingles which match existing color and texture are acceptable. Shake shingles, tile and metal roofs are not compatible with most Ash- land architectural styles (there are a few exceptions). 8) Diagonal and vertical siding are not compatible in most cases. 53 . ,-... , . RECOMMENDED MASSING A VOID Break up uninteresting box- likle forms into smaller, varied IDaiSses which are common on most buildings from the his- toric period. A void single, monolithic forms that are not rel1eved by variations in massing. SETBACK Maintain the historic facade lines of streetscapes by locat- ing front walls of new build- ings in the same plane as the facades of adjacent buildings. RECOMMENDED Relate the new roof forms of the building to those found in the area. A void violating the existing setback pattern by placing new buildings in front or behind the historic facade line. AVOID ~~\I/~ 1-'1\\\' f \' A void introducing roof shapes, pitches, or materials not traditionally used in the area. 55 . .-... RECOMMENDED SENSE OF ENTRY Articulate the main entrances to the building with covered porches, porticos, and other pronounced architectural forms. RECOMMENDED AVOID ~ A void facades with no strong sense of entry. IMITATIONS AVOID Utilize accurate restoration of, or visually compatible additions to, existing buiildings. For new con- struction, contemporary architecture that well represents our own time, yet enhances the nature and character of the historic district. A void replicating or imitating the styles, motifs, or details of older periods. Such attempts are rarely successful and, even if well done well, presents a confusing picture of the true character of the historical area. 57 . -". however offer opportunities such as views to the mountains and _ foothills, landscaped open space, and large lots. Recognizing these opportunities, the City of Ashland desires to develop this area according to standards which will create an environment reflective of Ashland's community image. A key factor in achieving this goal is to reduce the auto-orientation of this environment by encouraging pedestrian amenities and urban de- sign strategies, thereby instilling a sense of community pride in the property owners and merchants of this area. The design standards listed below will provide design profession- als" developers, and the city with direction for the future develop- ment of this key commercial and retail corridor. It is important to note that this work must be a cooperative effort between the private and public sectors of the community. DESIGN STANDARDS PRIVATE PROPERTY DEVELOPMENT These standards are to be used for new construction and for additions and remodeling. Sections I, II and ill of the "Site Design and Use Guideline" shall be reviewed in conjunction with this section. Section II offers basic information concerning the City's development standards for commercial and employment zoned land. POLICY: Development along the Ashland Boulevard Corridor shall, conform to Section II of this document and the following: A) ORIENTATION: 1) Pedestrian access shall be equally divided between the street and parking areas to encourage a corridor form. A maximum setback of 20 feet from the side- 59 . --... 3) Buildings and non-permeable paving surfaces shall _ not be located within the designated creek protection areas (as provided by AMC 18.62). D) PARKING: 1) Pedestrian walks, separated from automobile traffic, shall be provided across large parking areas. 2) Large areas of asphalt paving without break-up by landscape, preserved natural features, or buildings is unacceptable. 3) Diagonal on-street parking on side streets is highly recommended and can be used to substitute off- street parking space requirements, as provided by AMC 18.92. E) BUilDINGS: 1) Buildings should reflect quality, contemporary ar- chitecture. . 2) Buildings shall have the same materials and similar form on all sides. 3) The walls and roof of buildings shall be articulated to reduce building mass and bulk. 4) Mixed use development is desirable and encour- aged. First floors could be retail/commercial with second and third floors for office and residential use. Reductions in overall parking requirements for mixed use projects is permitted in the City code. F) BUFFERING AND SCREENING: 1) Landscape buffers and screening shall be located between incompatible uses and activities. Those buff- 61 . ~_..- 1) A two foot wide minimum area for street tree place- _ ment is required. 2) Trees shall be drought tolerant and hardy, placed with root barriers and either bricked in plantings, tree grates, or on landscaped strips with ground cover. 3) Six foot wide, textured or scored concrete sidewalk in addition to the street tree area (total width wpuld be a minimum of eight feet). 4) Pedestrian scaled light fixtures, placed in the street tree strip. 5) Specially designed street name signs. C) SPECIAL PEDESTRIAN AREAS: 1) Pedestrian refuges protected from weather shall be placed near transit stops, or at intervals of 400 feet in the corridor if no transit stop is nearby. 2) Textured concrete or unit masonry paving shall be used in these areas to differentiate them from other areas. 3) Street furniture (benches, drinking fountains, news racks, etc.) shall be included for the comfort and convenience of the pedestrian. 63 . --... bounded by the viaduct and by Helman, Commercial, and Water_ Streets, know as the Water Street Annex. This downtown area is the employment center of the community, and in 1988 employed 25 percent of all city employees. Sixty-three percent of these were employed by restaurants, the Oregon Shakespeare Festival and retail businesses which cater primarily to tourists in the summer months. With 197 businesses, the downtown is also a thriving yusiness center. The businesses are diverse ranging from light manufactur- ing and auto repair to tourist gift shops and law offices. Retail businesses comprise most of the square footage and are concen- trated along Main Street. Many of these retail businesses are specialty stores which attract consumers throughout southern Oregon and northern California. Catering to the local, tourist and regional markets has preserved the downtown's economic vitality and health. In addition to being the employment and business center, the downtown is also the community's social and arts and entertain- ment center. Increased pedestrian amenities and bike paths have encouraged residents and tourists alike to enjoy the downtown by foolt or bicycle or simply by sitting on the many benches and planters which have been furnished. The Oregon Shakespeare Fesltival, several smaller theatres, nightclubs and restaurants pro- vide tourists and residents with numerous opportunities for a pleasurable night out. The combination of these facto~onomic health, cultural and artistic offerings, attractiveness, location, a pleasant pedestrian and bicycling environment-have endowed Ashland with the attractive qualities of a tourist town and the advantages of being a real center for a rural town. Th€~re are, of course, some problems which exist as a result of growth and change. The major problems which have been identi- fied are: 65 . _c. REOEVELOPMENT IN THE DOWNTOWN Three large historic buildings will probably see very different and more intense uses in the next twenty years-the Masonic Lodge, the Elks lodge, and the Mark Anthony Hotel. Other buildings will undoubtedly redevelop, and conformance with both the city's historic guidelines and the downtown development criteria should insure that the developments are positive. The following criteria are adopted with this plan and shallJJe used as part of the land use approval process. Developments on Pedestrian Paths outlined in the Concept Plan shall adhere to the following criteria: 1) Parking lots adjacent to the pedestrian path are pro- hibited. 2) Pedestrian amenities such as a broad sidewalks, ar- cades, alcoves, colonnades, porticoes, awnings, and sidewalk seating shall be provided where possible. 3) Weather protection on adjacent key pedestrian paths are required by all new developments. 4) Windows and other features of interest to pedestri- ans shall be provided adjacent to the sidewalk. Blank walls adjacent to sidewalks are prohibited. 5) Two-story development is encouraged downtown, with the second stories seeing commercial, residen- tial, or parking uses. 6) Uses which are exclusively automotive such as ser- vice stations, drive-up windows, auto sales, and tire stores are discouraged in the downtown. The city shall use its discretionary powers, such as Condi- tional Use permits, to deny new uses, although im- provements to existing facilities may be permitted. 67 . ."