HomeMy WebLinkAbout3052 18.56 Overlay Zones ORDINANCE NO. 30S:d.
AN ORDINANCE AMENDING THE ASHLAND MUNICIPAL CODE
CREATING A NEW CHAPTER 18.56 OVERLAY ZONES, INCLUDING
THE RESIDENTIAL OVERLAY AND AIRPORT OVERLAY
Annotated•to show delefien and additions to the code sections being modified. Deletions are
bold and additions are in bold underline.
WHEREAS, Article 2. Section 1 of the Ashland City Charter provides:
Powers of the City The City shall have all powers which the constitutions, statutes, and
common law of the United States and of this State expressly or impliedly grant or allow
municipalities, as fully as though this Charter specifically enumerated each of those
powers, as well as all powers not inconsistent with the foregoing; and, in addition thereto,
shall possess all powers hereinafter specifically granted. All the authority thereof shall
have perpetual succession.
WHEREAS, the above referenced grant of power has been interpreted as affording all
legislative powers home rule constitutional provisions reserved to Oregon Cities. City of
Beaverton v. International Ass'n of Firefighters, Local 1660, Beaverton Shop 20 Or. App. 293;
531 P 2d 730, 734 (1975); and
WHEREAS, the City of Ashland is projected to grow by approximately 3,250 residents by 2030
and 2,000 employees by 2027, and the City Council reaffirmed the long-standing policy of
accommodating growth within the Ashland Urban,Growth Boundary rather than growing
outward into surrounding farm and forest lands in the Greater Bear Creek Valley Regional
Problem Solving(RPS) planning process; and
WHEREAS, the City of Ashland seeks to balance projected population and employment growth
with the community goal of retaining a district boundary and preventing sprawling development,
and to this end examines opportunities to use land more efficiently for housing and businesses;
and
WHEREAS, the City of Ashland continues the community's tradition of integrating land use
and transportation planning, and using sustainable development measures such as encouraging a
mix and intensity of uses on main travel corridors to support transit service and use, integrating
affordable housing opportunities, and reducing carbon emissions by providing a variety of
transportation options; and
WHEREAS, the City conducted a planning process involving a series of public workshops, on-
line forum, key participant meetings and study sessions from October 2010 through September
2011 involving a three-step process in which participants identified the qualities that make a
successful pedestrian place, developed vision statements for the three study areas, and reviewed
and revised plans illustrating an example of what development might look like in a key location;
and
An Ordinance Adding a New Chapter AMC 18.56 Page 1
WHEREAS, the final report for the Pedestrian Place project included recommended
amendments to the zoning map and land use ordinance which would support the development of
the Pedestrian Places envisioned in the planning process being small walkable nodes that provide
concentrations of housing and businesses grouped in a way to encourage more walking, cycling
and transit use; and
WHEREAS, the City of Ashland Planning Commission considered the above-referenced
recommended amendments to the Ashland Municipal Code and Land Use Ordinances at a duly
advertised public hearing on October 11, 2011, and following deliberations, recommended
approval of the amendments by a unanimous vote; and
WHEREAS, the City Council of the City of Ashland conducted a duly advertised public hearing
on the above-referenced amendments on November 1, 2011; and following the close of the
public hearing and record, deliberated and conducted first and second readings approving
adoption of the Ordinance in accordance with Article X of the Ashland City Charter; and
WHEREAS, the City Council of the City of Ashland has determined that in order to protect and
benefit the health, safety and welfare of existing and future residents of the City, it is necessary
to amend the Ashland Municipal Code and Land Use Ordinance in manner proposed, that an
adequate factual base exists for the amendments, the amendments are consistent with the
comprehensive plan and that such amendments are fully supported by the record of this
proceeding.
THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS:
SECTION 1. The above recitations are true and correct and are incorporated herein by this
reference.
SECTION 2. A new Chapter 18.56 of the Ashland Municipal Code creating an overlay zones-
chapter [OVERLAY ZONES] set forth in full codified form on the attached Exhibit A and made
a part hereof by this reference, is hereby added to the Ashland Municipal Code.
SECTION 3. AMC Chapter 18.40.030.E [E-1 Employment District - Special Permitted Uses] is
hereby amended to read as follows:
SECTION 18.40.030 Special Permitted Uses.
The following uses and their accessory uses are permitted outright subject to the requirements of
this section, including all requirements of 18.72, Site Design and Use Standards.
A. Bottling plants, cleaning and dyeing establishments, laundries and creameries.
1. All objectionable odors associated with the use shall be confined to the lot upon which
the use is located to the greatest extend feasible. For the purposes of this provision, the
standard for judging 'objectionable odors" shall be that of an average, reasonable person
with ordinary sensibilities after taking into consideration the character of the
neighborhood in which the odor is made and the odor is detected.
An Ordinance Adding a New Chapter AMC 18.56 Page 2
2. The use shall comply with all requirements of the Oregon Department of Environmental
Quality.
B. Wholesale storage and distribution establishments. Provided, however, that for the uses
specified in subsection A and B above, no deliveries or shipments shall be made from 9pm to
lam where the property on which the use is located is within 200 feet of any residential
district.
C. Recycling depots, provided the use is not located within 200 feet of a residential district.
D. Kennels and veterinary clinics where animals are housed outside, provided the use is not
located within 200 feet of a residential district.
E. Residential uses. As indicated as R-Overlay on the official zoning map, and in
conformance with the Overlay Zones chapter 18.56.
1. At lenst 0 total 0 gross total lot area if there are multiple buildings shall be designated for permitted a
2. Residential densities shall not exceed 15 dwelling For the f
xxv � vncvnxg-uni�s-�3micFc—xmzxrc-Piir=po:9cvx
density shall eount as 0.75 of a unit.
f units of less than 500 square feet of gross habitnble floor area
3. acwiuuu•m usesw oh^u be subjeet to the some setbaek, lands .9.
standards as for permitted uses in the E 1 Distr-iet.
4. RwAueuum usesw ou^u vxvJ be rvcu wv in
those firenq :«d:..oted As R Overlay within
the E 1 Distriet, and shown on the offleial zoning map.
C if the number of residential units e eed 10 then at least lllo/ of the residential
unks shall be affard-ah-1p. fo-r- ffl-ed-er-ate oneeme per-sons in seeord with the standards
established by reselution of the Ashland City Couneil through preeedures eentflifled
in the resolution. The number of units required to be aff....dable ..hall be .. ...de
down to the nearest.whole unitz
F. Cabinet, carpentry, machine, and heating shops, if such uses are located greater than 200'
from the nearest residential district.
G. Manufacture of food products, but not including the rendering of fats or oils. For any
manufacture of food products with 200' of a residential district:
1. All objectionable odors associated with the use shall be confined to the lot upon which
the use is located, to the greatest extent feasible. For the purposes of this provision, the
standard for judging "objectionable odors" shall be that of an average, reasonable person
with ordinary sensibilities after taking into consideration the character of the
neighborhood in which the odor is made and the odor is detected. Odors which are in
violation of this section include but are not limited to the following:
a. Odors from solvents, chemicals or toxic substances.
b. Odors from fermenting food products.
c. Odors from decaying organic substances or human or animal waste.
2. Mechanical equipment shall be located on the roof or the side of a building with the least
exposure to residential districts. Provided, however, that it may be located at any other
location on or within the structure or lot where the noise emanating from the equipment is
no louder, as measured from the nearest residential district, than if located on the side of
the building with least exposure to residential districts. Mechanical equipment shall be
fully screened and buffered.
An Ordinance Adding a New Chapter AMC 18.56 Page 3
H. Cold Storage Plants, if such uses are located greater than 200' from the nearest residential
district.
I. Automobile and truck repair facilities, excluding auto body repair and paint shops. All cars
and trucks associated with the use must be screened from view from the public right-of-way
by a total sight obscuring fence. Facilities of 3 bays or larger shall not be located within 200'
of a residential district.
SECTION 4. AMC Chapter 18.60 [Airport Overlay Zone] is hereby deleted as follows:
CHAPTER
AIRPORT OVERLAY ZONE
18.60.010 Purpose.
18.60.020 A 1 Over-lay Zone.
OTJVTIVrf�
18.030 General Provisions.
SECTION 18 cn 010 R......ose
This over-lay zone is intended to be applied to proper-ties whieh He within elose pr-eximitY to
the Ashland Airport ...1....... air-e..-aft are likely to be flying at relative!), low eleyat:......
Further-, the zone is intended to prevent the establishment of nirspnee obstr-metions in s-
areas through height resty-iet-ons and other- innd use e0Htro1s. Appliefition of the zone does
not alter the requirements of the parent zone pt as speeifleally provided herein. T6..
over-lay zone is shown on the Zoning Map.
A. Permitted uses shall not inelude rps-ident-i-al u-ses unless approved under the proeedure
outlined for eenditional uses.
B. Maximum height of struetur-es, trees or- other airspikee obstr-uetionS shall be t-A'eflty ( 071
feet.
airport,G All planning aetions will require, as a eondition or approval, that the appliefint sign Bin
agreement with the City agreeing that air-port noisf is likely to inerefise hn- t-he fin-t-a-re-
and that the), waive all rights to eomplain about airport noise.
SECTION 18.60.030 General Provisions.
A. The City may top any tree whieh is in exeess of those maximum heights listed in Seetion
18.60.020, or leente appropriate lights or markers on those trees as a warai"g to the
operators of air-eraft-.
B. No use shall be made of land or- water within any of this zone in sueh a Manner- a
Prp.nk,. eleetr-ipal interferenee with navigational signals or radio eemmuniefifien between
airport and airer-aft, make it diffieult for pilots to distinguish bemeen airport lights an'
others, result in glar-e in the eyes of pilots using the vieinity of the airport, or- othet-A,ise er-ente a hazard whieh may in any way endanger the
impair Asibility in th
An Ordinance Adding a New Chapter AMC 18.56 Page 4
SECTION 5. Severability. The sections, subsections,paragraphs and clauses of this ordinance
are severable. The invalidity of one section, subsection, paragraph, or clause shall not affect the
validity of the remaining sections, subsections, paragraphs and clauses.
SECTION 6. Codification. Provisions of this Ordinance shall be incorporated in the City Code
and the word "ordinance" may be changed to "code", "article", "section", or another word, and
the sections of this Ordinance may be renumbered, or re-lettered, provided however that any
Whereas clauses and boilerplate provisions, and text descriptions of amendments (i.e. Sections 1-
4) need not be codified and the City Recorder is authorized to correct any cross-references and
any typographical errors.
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 Dl/!fn GCS 2011,
and duly PASSED and ADOPTED this JS_day of p!/GolG 2011.
Barbara M. Christensen, City Recorder
SIGNED and APPROVED this day of� X011.
o n Stromberg, Mayor
Re ' wed as to m:
David Lohman, City Attorney
An Ordinance Adding a New Chapter AMC 18.56 Page 5
CHAPTER 18.56
Overlay Zones
SECTIONS:
18.56.010 Purpose.
18.56.020 Applicability of Other Sections of the Land Use Ordinance.
18.56.030 A-1 Airport Overlay.
18.56.040 Pedestrian Place Overlay.
18.56.050 Residential Overlay.
SECTION 18.56.010 Purpose.
Overlay zones are intended to provide special regulations and standards that supplement the
base zoning district and standards.
SECTION 18.56.020 Applicability of Other Sections of the Land Use Ordinance.
Development located within an overlay zone is required to meet all other applicable sections of
the Land Use Ordinance, except as otherwise provided in this Chapter.
SECTION 18.56.030 A Airport Overlay.
A. Purpose. This overlay zone is intended to be applied to properties which lie within close
proximity to the Ashland Airport where aircraft are likely to be flying at relatively low elevations.
Further, the zone is intended to prevent the establishment of airspace obstructions in such
areas through height restrictions and other land use controls. Application of the overlay zone
does not alter the requirements of the parent zone except as specifically provided herein. The
Airport Overlay applies to all property where A is indicated on the Ashland Zoning Map.
B. A Airport Overlay.
1. Permitted uses shall not include residential uses unless approved under the procedure
outlined for conditional uses.
2. Maximum height of structures, trees or other airspace obstructions shall be twenty (20)
feet.
3. All planning actions will require, as a condition or approval that the applicant sign an
agreement with the City agreeing that airport noise is likely to increase in the future and
that they waive all rights to complain about airport noise.
C. General Provisions.
1. The City may top any tree which is in excess of those maximum heights listed in Section
18.60.020, or locate appropriate lights or markers on those trees as a warning to the
operators of aircraft.
2. No use shall be made of land or water within any of this zone in such a manner as to
create electrical interference with navigational signals or radio communication between
airport and aircraft, make it difficult for pilots to distinguish between airport lights and
others, result in glare in the eyes of pilots using the airport, impair visibility in the vicinity
of the airport, or otherwise create a hazard which may in any way endanger the landing,
takeoff, or maneuvering of aircraft using the airport.
Page 1
SECTION 18.56.040 PP Pedestrian Place Overlay.
A. Purpose of Pedestrian Place Overlay. The Pedestrian Place Overlay is intended to direct
and encourage development of small walkable nodes that provide concentrations of
gathering places, housing, businesses and pedestrian amenities situated and designed in a
way to encourage more walking, bicycling and transit use.
B. Applicability.
1. Location. The Pedestrian Place Overlay applies to all property where PP is indicated on
the Ashland Zoning Map.
2. Planning Actions. The Pedestrian Place Overlay requirements apply to proposed
development located in the Pedestrian Place Overlay that requires a planning
application approval, and involves development of new structures or additions other than
single-family dwellings and associated accessory structures and uses.
3. Other Sections of the Land Use Ordinance. The provisions of the Pedestrian Place
Overlay supplement those of the applicable base zoning district and applicable Chapter
18 requirements. Where the provisions of this Chapter conflict with comparable
standards described in any other ordinance or regulation, the provisions of the
Pedestrian Place Overlay shall apply.
C. Pedestrian Place Concept Plans. Concept plans (i.e. site plan, development summary
and building illustrations) are for the purpose of providing an example of development that
conforms to the standards, and do not constitute independent approval criteria. Concept
plans are attached to the end of this chapter.
D. Residential Zoning Districts within Pedestrian Place Overlay.
1. Special Permitted Uses. In addition to the permitted uses in the base residential
zoning district, the following uses and their accessory uses are permitted outright subject
to the requirements of this section and the requirement of Chapter 18.72, Site Design
and Use Standards.
a. Professional, financial, business and medical offices, and personal service
establishments.
b. Stores, shops and offices supplying commodities or performing services.
c. Restaurants.
2. Limitations.
a. The maximum gross floor area occupied by a special permitted use shall be 2,500
square feet.
b. Special permitted uses shall be allowed in a building or in a group of buildings
including a mixture of businesses and housing. At least 50% of the total gross floor
area of a building or of multiple buildings shall be designated for housing.
c. The development shall meet the minimum housing density requirements of the base
zoning district.
3. Development Standards.
a. A building shall be setback not more than five feet from a public sidewalk unless the
area is used for pedestrian activities such as plazas or outside eating areas, or for a
required public utility easement.
b. Developments shall have a minimum Floor Area Ratio (FAR) of .50. Plazas and
pedestrian areas shall count as floor area for the purposes of meeting the minimum
FAR. The deye epFneR Projects including existing buildings or vacant parcels of a
half an acre or greater in size shall achieve the required minimum FAR, or provide a
shadow plan (see graphic) that demonstrates how development may be intensified
over time to meet the required minimum FAR.
Page 2
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Shadow plan
4. Mixed-Use Buildings in Residential Zones. Mixed-use buildings in a residential base
zoning district require Site Review approval in accordance with Chapter 18.72, and are
subject to the requirements of Chapter 18.72 and the following Site Design and Use
Standards.
a. Basic Site Review Standards for Commercial Development (section II-C-1)
b. Parking Lot Landscaping and Screening Standards (section D)
c. Street Tree Standards (section E)
d. Exception to the Site Design and Use Standards, 18.72.090
E. Development Standards. In addition to the requirements of the base zoning district, the
following standards shall apply.
1. Building Setbacks. The solar access setback in Chapter 18.70 Solar Access applies
only to those lots abutting a residential zone to the north.
2. Plazas and Landscaping Ratio. Outdoor seating areas, plazas and other useable
paved surfaces may be applied toward meeting the landscaping area requirements in
Section18.72.110, but shall not constitute more than 50% of the required area.
SECTION 18.56.050 R Residential Overlay.
The Residential Overlay applies to all property where R is indicated on the Ashland Zoning Map.
The Residential Overlay requirements are as follows.
A. At least 65% of the total gross floor area of the ground floor, or at least 50% of the total lot
area if there are multiple buildings shall be designated for permitted or special permitted
uses, excluding residential.
B. Residential densities shall not exceed 15 dwelling units per acre. For the purpose of density
calculations, units of less than 500 square feet of gross habitable floor area shall count as
0.75 of a unit.
C. Residential uses shall be subject to the same setback, landscaping, and design standards
as for permitted uses in the E-1 District.
Page 3
E. If the number.of residential units exceeds 10, then at least 10% of the residential units shall
be affordable for moderate income persons in accord with the standards established by
resolution of the Ashland City Council through procedures contained in the resolution. The
number of units required to be affordable shall be rounded down to the nearest whole unit.
Page 4
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Poremid for growth m a a rjhborhood amen ssiN ddc,e&vc rW asd am uses pW a&rdabk it V houdag.
City of Ashland
TSP Update
N . Mountain Avenue and E . Main Street
Pedestrian Place
sm
March 2011
Revised October2011
Concept Plan.
Thu conceptual development plan Provides a hypothetical example
ethatserres to illusa are hour a property could dovinp to balance resi-
dential and commercial uses through implementing the Pedestrian
Places buddirtg blocks.
o'
Existing Arts �
AcademyBuilding z Development Summary
Building A:2-5tory Apartment Building
• B Apartments
T - Building B:2-Story Mixed-use Building
E Main Street - (;n>«al Rem)Space—t.z.Mps(zASusy.h euh)
• il.Apa,tmenn
-R- - — Building C 2-Story Mixed-use Building
1 - • CmrteNRend Space—l-2shops C25akq.fteach)
Gathering Space Proposed Betalnhg Wall 16 Apartmenn
with Outdoor Art
Building A (Building B Ashland High
' Historic Home as Potential Studio Gallery Space
I
School Field Flexible Parking Standards
• Va,inusisukvigaeli,opoorn
Paikro ravish Potential Achievable Density
_ for Stor.ter Planters
Eanting Trees 71-24 dueReg trots/acre(1Fith presmatkm of h®ronc bm�e
Adaptive Use or
Existing Historic FAR=0.661 I
Home as Art Current Property Imes
r Gallery - Building C (Typical) Arts,Education and Affordability
AJapdve muse oC buildings to supl+,rrc Mail arc
t j 0'-10'Building Setback CAttdaac spaces foe vntallabmnf puNic arc
t Madrid ai.d aRnrdable aparoatenn
,pl p� (:nx u,d educational uses nrarby
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PedestrianCmssirg Transportation and Streetscape Improvements
Mil- II
• r haraced sidewalks and intersection
s flpFnrcunitie,fn, ddi innil ncighbotho d connectivity
'l ar it-s ..tie dernite,fns restonn,,bin service
Future Neighborhood Potential Sb, ater Reduced pasktttg wren O"Y Connections Treatment Area Pedesman miens building design
�' Trainpunnuon and Stnvt,cape Iavirma ri
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Streetscape and Public Art
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N.Mountain Avenue Future Improvements
Section A—Looking North
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_SkneM1 M1r1mw McFKgry Tvrtl Wes {Katy' Prl v�e5lsraa 8[ydp Parking r
Street Fumishi gs Area
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Section B—Looking West
Pedestrian Place Streetscape Features
Designing the Public Realm
' I j W Pmtertion
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•s la., w 1 4
S _ - - { ,
�� Street Furnishing Zone(Bus
Shelter,Bike Bad etc)
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Storm Water Treatment r °�"'�.r�•..J_ al. s N� �! -- (, I I it
Bicycle lane —t—Furnishing,Padrow,and Storm I Sidewalk
6' Water Treatment Znre 6'
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Public Realm Features
Prmur)stnxtsc+Ix chxarter clerru n sse tk(.rein timct design with flna'-through stomr ter rhnten and buildwg ertivlannns with ground floor¢irsd.w for the
shops Ixattd ri the inoersection and residential units ksnted near mad-blxk. The resiskrtd its cold be artist live/.,k,paces ith Mont Fksor galleries si,&e
from rireee N.,11.intersection a peed skim-Ak fumishuys nine acenmrn i tes a but shelter,bike racks ant madoor seaersg actrxf f.a rcsidised Am Acarknsv
Ip
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Creamq a pedtwafnert*em+mmnem mgmres uapmmd pedesman connee q aM a bdm¢e baween resbenuM wM commerzid uses.
City of Ashland
TSP Update
Tolman Creek Road and Ashland Street
Pedestrian Place
March 2011
Revised October 2011
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Pedestrian Crossing J Concept Plan
I11. a v T '[Isis mxeptual development plan pno ides a h)lsothetical
( _ _ example that semcs m illustrate hew a pmpesty could devclup
thsougls implementing the pedestrian Places building bkscks
Development Summary
Building txisung On-street Building A:2-Story Apartment Building
--" Parking to Remain
60 Apartments
-1a Building Setback
Building 8:2-Story Mixed-use Building
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- Gened Retail Spry-Gin shyss(IS,IX10 sQ
1 f Flexible Parking Standards
Pedestrian _ _ i I I I mss ( Private Outdoor Space Vasixmsparkinpcnalo',ppiims
Walkway 333111!!! I Achievable Density
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Additional -__ I 25-30due11inistimb/rte
Shared Parking
Opportunities _ I PAR=0.671
(4B Reconfigured - -
_-
parkingspacesto I it
accommodatesite
access) I - - - - Parkrow with Potential
I for Stormwater Planters
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- Current Property Lines Balancing Residential and Commercial Uses
(Typical)Existing __ Expand hrnrsiryl clxsenmmrc am and m�cmnp ns
Bakery Ruildi ng R existing residential neighbothoods
' . Office anal retail ComPlcmentarr to exssong as..I uses
a hfndesdg sited.dinrd.blc aparmomis
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Transportation and Stree[scape Improvements
-- - _ finhaneed sidewalk,and ime,,ectinn
® Oprysrcuruncs for additvmil neighMrhnixl connctnity
Asfibnd Street_. .._ .-._ ._ __. .__. _ • _. tans mM miss ssm firt f cxprenst sesars
T 't den .
Reduced r -n,,areas
- - - - Pedeshsarvfritns0y buldusg deign
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City OfAshfarid,TSP Update
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Green Street and Intersection Design Features
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Tolman Creek Road Future Improvements Semonn
Section A-Looking North
Street Furnishings Area
Bicycle Parking 1
Corner Entry
Bus Stop pedestrian Scale Street
with Shelter y Lighting(PerC Standard)
g1 � ( hhnrg POacYraYaMCura CONaY'llab Nema.n I �p : '�
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fiMtue RlpMd-Wn Pd'Rment
Ashland Street Future Improvements
Section 8-Looking West
Street Designs to meet City Street Standards
Pedestrian Place Streetscape Features
Designing the Public Realm
10'AFla"ble
Setback or Seating/
Display
-Per Pedestrian$Oled Street Light
-Per Crty Standard
Ca me,AtchMMM l ` _ - Sweeetscape Character
Treatment I "I) Elements
Weather Protection I. •ti
(Rao Srorm Water Treament(Stain
�'��i !� aN0'Famintersectbnl
Comer Entry { 3 "� --� ' �h Street Furnishing Zone(Bus
Shelter,Blke Rack etc.)
-_
Comer Poaza
Cycle Lane
10'Allowable Setbackand 1 Pedestrian Through Zone urnishbsg and storm Waters
Cnmer Plain 8' Treatment Zane
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Public Realm Features
I'ri suectscape character elemeres are the Green Sweet design with flem4hrough stormwater planters,ornamental street lights with banners and a
�.��.rlr�xk.Ak funmbmg zone..the intersection to acc.mmndate bus andters,bike racks and ouWtxsr saatmg'lhe come,envy and building setback,
I ions and large gmund Door wiodcws help crate a none comfortable pedesvian ensimrm :nt 2bmg.6s4 an inlsnsotable street.
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Poterrnd ro 6eaome o unrvemry disonn neighborhood huA.
City of Ashland
TSP Update
Walker Avenue and Ashland Street
Pedestrian Place
March 2011
Revised October 2011
Long Term Concept Plan
2-3 Sfixv M Building on-street Parkina with Stnurwawr Planters 2Sm Residential Buildin 3St. Buildi Development Summary
Building A:2-3 Story Mixed-use
slugs
b ap..msents
Building B:1 Story Retail
- 1-2 xMg.s
Building C:1 Story Retail
t au S 1-2 sh.gn
a Uivf St t --
� Building D:2 Story Residential
y t~ , BvildingA fr. _ rY - f ew Building E 3 Story Mixed-use
Building E _ 6 shnps
� la ap....nrnta
Park ng
Building F:1-2 Story Grocery Store
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Building G:2 Story Fitness Club
midln Il �i i' Parking:
'r,,..,' „—,- '# \'vinespn6.sR crtdi[apemss
tSm " BuiidngG - == FAR=059:1
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ParA-'.�� dx - Creating a University Hub
F Ald pie,.Ro lode housing dN, ud
1 _ New.etvl,g.uceq vd m.enunmr,t.uses
~•" auilding F - Pet 6.1 M nmsplement SOU bN wr
� r- mster plan
,:.r_ . :_.+ �- I+cstivalstrtet Fnr puM¢gathcsing
Transportation and Streetscape
Improvements
Enh.nerd sdrnalls asd inw...
R r E h and co.merticiry vd snert c.,nmW
Trmsitaeppn.we dr i .br fieclt t
9 srnice
• Redoerd p.Ai g a.ess
• Pe&es -fd ndlly ladld.sg drsian
0
Near Term Concept Plan
Potential SOU Building and
Proposed Pedestrian Parkrow with Potential Plata,Complementarym
Shared Space for Crossing Enhancement for Stormwater Planters - Festival Street
Pedesnlans and Cars
r SpecullntersecUon Pavement
M tree[ i11111111111111F M I
Restaurant/Video
Rental _ Vendors,Cans or Booths
Potential rrentary to Space,
Comp l Street to the
1
Y Festival Street
1 Shared Space rTmck
rC`c 3 Delivery and Oc and OCCaziorel
Festivals(See Note t)
\ f
Walker Avenue Festival Street
Existing Buildi r with rush Curbs
Future improvements oL
contingent upon site yr
redevelopment
y C Current Property lines
Potential Pedestrian m� �j irypkap
Walkway(See Note 2 vri3
Proposed Pedestrian
Crossing Enhancement
+ v ' Potential for Future
v. Development
Creating a University Hub Eaisdnybeaamgwah
• pe nenud to umirk..t SOU long-term master plan /•� / etl tirig b ment potential
• Phres space fnr food cam aral sersdors \ _•sT r
y` w.
• festival sheet Pot puWk gathervyt \\� "r. � I �. Existing Wall
ti
Transportation and Streetscape Improvements
• r''.nhdnred 84feW]II{B and into...ctWn
• Impcwed interior pedestrian ud sxhi le circulatum Note l:LKatxm of veni eam or hvNW
• 13dunced mrsrsectisiry vd street conising, - usersheri wnh de req sclsodirles of mad rt.Truk
• Pedestrian-friendlr sheet corms \� - - mgoess mi egress Froar Roller Street.
• Shared Jm-eu'»access and parking Nnfi 2 u n av reJevekpmmt up
configuration of a0 parking m pmmne me pedestrian
City
Festival Street and Intersection Design Features
-
s.l
;EI 3 Ise 4
e
- °
' Fesesd SVeet '
' ReanM.ngrar sn.sd spsm rtRdemr:enM �I
Walker Avenue Future Improvements
Section A—Looking South —
3 '
I19
� I _
Ashland Street
'"2 tm:mq RmlxN aaa rwecenaxw,au,. - . I
-- -- - _ - Pedmolan Stalled Street
SM.M vNhew BibsKWr :�:,,i t,,,: ■ Bf. .�
bring(Per City Standard)
[reef FUmishings Area
PMmdianeba BWNTam A
TI' r B sStopwith Shelter
fuhve RgMOFwN •... •�I
I aCPwiaMdY1W ..
Ashland Street Future Improvements x`00eA
Section B—Looking West _
Street Design to meet City Street Standards Pedestrian Place Streetscape Features