HomeMy WebLinkAbout2690 New Site Design & Use ORDINANCE NO. 2690
AN ORDINANCE ADOPTING NEW SITE DESIGN AND USE STANDARDS IN
ACCORD WITH 18.72.080 OF THE ASHLAND MUNICIPAL CODE,
PROVIDING ADDITIONAL APPROVAL CRITERIA, INFORMATION,
RECOMMENDATIONS, AND INTERPRETATIONS FOR CHAPTER 18.72 OF
THE LAND USE ORDINANCE.
THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS:
SECTION 1. Chapter 18.72, Site Design and Use Standards, of the Ashland Municipal
Code provides a process for adoption of additional standards to support this chapter.
These standards are adopted in whole as shown on the attached "EXHIBIT A".
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 (~.~ ~_t..//¢~/z.¢.%.~ , 1992, and duly PASSED and
ADOPTED this ~.F~¥i~'day of .~ ?~_ ~.:_,.~--~,-';;-~__~..,, 1992.
Nan E. Franklin
City Recorder
SIGNED and APPROVED this
~/~ day of
Approved as to form:
Paul Nolte
City Attorney
Catherine M. Golden
Mayor
"EXHIBIT A"
City of Ashland
::SITE
DESIGN:AND
STANDARDS
USE
City Council
Adopted Version ....'.'
August 4, 1992
Unpublished
Format
Adopted by Council 814192 Page I
!. Introduction
Background
This handbook is intended to illustrate
current needs and trends toward site design
and review, and to demonstrate the prin-
ciples for the planning and design of sound
development. Many of the ideas presented
here are suggestions or illustrations that are
educational and informative. As the term
handbook suggests, it is intended as aguide
for use by home builders, developers, and
community representatives in the pursuit of
quality development practices. The hand-
book also contains specific approval stan-
dards that will be used to guide land use
decisions. While only the approval criteria
have legal weight in a land use action, the
entire document is a supporting document
to the City's Comprehensive Plan, and
Section I discusses general elements
and concepts of site design. Section II
combines these concepts and ordinance
requirements in the form of standards and
policies necessary to accomplish sound site
design consistent with the Site Design and
Use Chapter of the Land Use Ordinance.
Section III discusses development in
Ashland's Historic District. Section VI
covers development along the Ashland
Street Corridor, and Section V covers the
Downtown area defined in Ashlan d's Down-
town Plan.
ANALYZE THE SITE
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 one site may contain steep slopes
and significant existing vegetation, another
site may have high ground water, intermit-
tent streams, magnificent views, or obnox-
ious neighboring uses. Because all sites
vary in some manner, it is important to
consider as many physical features as pos-
sible. The most common mistake of a site
layout and analysis is to conceive and de-
sign the project in a vacuum and then try to
manipulate the site and the regulations to fit
the preconceived idea. This may be pos-
sible in some cities which have little terrain
diversification, but is a sure source of con-
flict in Ashland. The best course of action
is to analyze the site before the project is
designed and let this knowledge influence
the final design.
A site analysis shall begin with a con-
straints inventory. A constraints inventory
includes such things as permitted uses for
the particular parcel, setbacks required,
solar access, easements, location of flood
plains, excessive slopes, poor soils, and site
accessibility. Also included in a constraints
inventory shall be proximity to off-site
negative impacts such as excessive noise
from traffic or other fixed features.
Page 2 Adopted by Council 8/4/92
It is also necessary to identify a site's
good qualities and to incorporate them into
the site plan. The location of good views,
breezes, gentle slopes, potential noise bar-
riers and existing vegetation can prove
invaluable for the final site location. A site
analysis and inventory should record the
following:
1. Topography
2. Existing trees
3. Utility locations
4. Prevailing storm winds
5. Good and poor soils
6. Access to the site
7. Good and objectionable views
8. Natm'al drainage ways
9. Solar access
10.Cool summer breezes
11. Off-site undesirable activities
12. Other pertinent characteristics
Adopted by Council 814/92 Page
In addition to a site analysis you should
be aware that the City also has a number of
regulations designed to protect the proj ect's
neighbors from as many adverse affects of
the project's development and use as pos-
sible. These regulations, along with the
discretionary and public process of the site
review, are designed to preserve Ashland's
unique urban character, and enhance the
City's beauty.
FUNCTIONAL
LANDSCAPING
Ashland's adoption of landscaping
standards in the early 1970's has made a
dramatic difference in the appearance of
the City. Major gateways to the City and
key travel routes through the City and its
urbanized areas give alasting impression to
the visitor and resident alike. Because of
this, Ashland's landscaping requirement
for multi-family, commercial, and indus-
trial uses is one of the most scrutinized
areas of a site review.
Trees, shrubs, and living ground cover
provide shade and shelter, aid in energy
conservation and moderate the local cli-
mate in developed areas. Plants eliminate
pollutants from the air we breathe and
maintain physical health and mental equi-
librium by fulfilling an instinctive need for
contact with the natural environment.
Because trees and plants serve in these
capacities, they can be used for architec-
tural, engineering, and climatological pur-
poses which add to the aesthetic atmo-
sphere of an area. The functional uses of
plants are their ability to control sound and
light, to articulate space for privacy, to
block wind and to lessen the effects of solar
Page 4 Adopted by Council 8/4/92
radiation. Local landscape professionals
are a useful source of information which
can help achieve these benefits at very little
cost.
extreme temperatures and winds. Local
nurserymen know which plants do well and
should be consulted if there is any doubt of
a plants' success.
Climate and Landscaping
Temperature control is possible
through the manipulation of climatic forces.
For example, providing shade while not
restricting wind can cool an area consider-
ably. Controlling the wind while allowing
the sun's rays to penetrate will yield a nmch
warmer area.
Ashland's climate can best be de-
scribed as mix between Western Oregon's
marine temperate and California's
Mediterranian, with an occational twist of
alpine harshness. We expierence extreme
conditions where both frigid and torrid
conditions exist at times 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 land-
scaping. Often, plants which do well in one
part of Ashland may do poorly just a few
blocks away because they are exposed to
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 north-
west on clear days. Site design consider-
ations should take into effect the cool sum-
mer breezes and brisk winter winds. For
example, steeplypitched roofs on the wind-
ward 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, ev-
ergreens, walls and fences will also accom-
plish this effect.
In addition, plants should be used that
Adopted by Council 8/4/92 Page
are adapted to this climate, and can survive
without a great deal of water. Rhodendrons
and azealeas are bueati ful, but require about
80 inches of water annually. As our aver-
age precipition is less that 20 inches, and
water is an increasingly scarse resource,
plants such as this should be used sparingly,
in shaded, protected locations, if at all.
Lawns should be used as an area for people
to use, or as a carpet of green, not as a filler
in planter strips or in narrow landscaped
areas that will see little interaction with
humans.
Architectural &
Engineering Uses
Plants, because they are alive, are
dynamic in density and character-growing
and changing dally, seasonally, and yearly.
A single plant standing alone may block or
interrupt a view. A group of plants planted
in sequence may form a wall which blocks
or screens a view. The variability and char-
acter of the layers formed by growing
plants is determined by the density, height,
volume, and width of the plants chosen to
make up the architectural element.
The spacing of the individual plants
when used in a mass or grouping deter-
mines the opacity or translucency of the
plantings. The character of plants, coupled
with the predictable nature of their known
form and growth rate, enables experienced
landscapers to select plants according to
the density of the walls, canopies or layers
which are desirable for the particular situ-
ation.
A grouping of plants having similar
form and density may be used to create a
uniform screen to filter a view. A grouping
of mixed plants with different forms, shapes,
densities and heights, can produce an infi-
nite variety of view filtration.
The form, texture, color and density,
of a plant as well as the manner in which it
is used, determines the ability of a plant or
a mass planting to become an architectural
element. Plants may stand alone, in agroup
with others of the same variety, or may be
grouped with other varieties in endless
combinations to form architectural elements.
Since plants have architectural potential
and can be used to create architectural
elements, their functions may be character-
ized for space articulation, buffering and
screening, 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 environ-
ment with areas, activities, and objects we
would rather not see. We screen or hide
these parts of our environment to make
them less objectionable and the total envi-
romnent more acceptable. Screening is a
means of providing visual control through
view direction and negation of ugliness
simply by hiding it. Screening implies isola-
tion, confinement, and concealment 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 screening is needed.
The angle of view or approach may dictate
Page 6 Adopted by Council 8/4/92
the sequence or distance of spacing of the
elements for effective screening. The speed
of movement past an offensive view plays
a determining role in the selection of the
most effective screening method. Gener-
ally, the faster the movement past the view,
the more widely the screening materials
may be spaced. The height, distance, and
location of the viewer are the determining
factors in the use and placement of the
screening element.
Buffering
Buffering is a means to visually pro-
tect and separate conflicting uses from one
another. Areas where buffering is required
are referred to as buffer zones. Buffer
zones can be looked upon as engineering
devices to control noise and filter air. In
addition, buffer zones can provide a transi-
tion from one type of privacy level to
another.
Adopted by Council 8/4/92 Page
Plant materials in combination pro-
vide the ingredients for buffer zones to
condition the air and abate noise. As a filter,
plants condition and cleanse our air. Some
of the ways which plants act in doing this
are similar to those of commercial interior
air conditioners which cleanse, heat, cool,
humidify, dehumidify and circulate air.
Plants also absorb sound. The vibrations of
sound waves are absorbed by leaves,
branches, and twigs of trees and shrubs.
The most effective plant for absorbing noise
is one which has many thick fleshy leaves.
more densely are best used for sound con-
trol. The width of planting is also a decisive
factor. Plantings used to control noise also
have psychological advantages which actu-
ally magnify their buffering effectiveness.
Where buffer zones are limited in area,
a combination of planting, earth forms, and
architectural structures can be effective.
An example would be a masonry wall with
a dense evergreen hedge at aheight relative
to the noise source. An additional advan-
tage is gained by planting the wall with ivy
Lower growing plants located near
the noise source and graduating in height
toward the listener direct unwanted noise
away and upward from the listener. For
year-around effectiveness, a narrow plant-
ing requires a greater portion of evergreens
than does awide planting. Plants that grow
or other vines. Other solutions include
suppressing the noise itself and the use of
landscaped betres to reflect the noise up-
ward.
Page 8 Adopted by Council 8/4/92
OUTDOOR SPACE
Private Outdoor Space
for outdoor storage m~d become visually
unpleasing. The private outdoor space
should provide areas for quiet relaxation, a
catnap, reading a book or newspaper and
fbr outdoor cooking and dining.
Private outdoor spaces provide a nec-
essary extension of indoor living spaces.
Major considerations include privacy, view
and spatial requirements for outdoor activ-
ity. The most satisfactory private outdoor
spaces are on ground level. Successful
outdoor living areas are attached to dwell-
ings to tile extent necessary to define the
areas as either semiprivate or private. Tile
articulation ofm~ outdoor space will deter-
mine its usefulness ,mid safety, although
other aspects play an importreit role.
Access to tile 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
Shared Outdoor Space
Many of the same ingredients neces-
sary to provide successful private outdoor
spaces are needed for successful shared
spaces. Tile main difference is access to the
area by more thzm one person or unit.
Shared open spaces should provide for
both active and passive activities. Passive
activities include areas for quiet conversa-
tion, resting, walking, and enjoyment of
nature and scenery for young and old alike.
Active uses include sports such as croquet,
volleyball, m~d frisbee.
Active areas should be large and as
level as Ashland's topography will allow.
Additionally, the surface of these areas
Adopted by Council 8/4/92 Page
O~t~oor
should be compatible for the activity for
which they were designed. For example,
turf for basketball or concrete for soccer
are incompatible surfaces which would
cause personal injury and receive little use.
Play areas for young children should be
included in outdoor space and should be
designed to promote their mental and physi-
cal development. Again, as much care
should go into the design of these outdoor
spaces as goes into the interior of the
dwelling.
CRIME PREVENTION
AND DESIGN
Ashland is blessed with a relatively
low crime rate. One reason for this is that
the open neighborhoods of the city allow
for surveillance of potential trouble spots,
such as vacant homes and the like. Oppor-
tunities for crime can be exacerbated by
poor site layout. It is important to consider
this fact of modem life in designing projects,
whether they be residential, commercial, or
industrial.
Historically, design for crime preven-
tion is usually thought of as the application
of heavy hardware such as bars, fences, and
security stations. This is not always the
most desirable approach as it gives the
impression of a forbidding fortress. Oppor-
tunity, the major crime factor, can be greatly
reduced through sound site layout and
design. Considerations for crime preven-
tion should be included at project's incep-
tion instead of relying upon aftermarket
hardware.
Page 10 Adopted by Council 8/4/92
Defensible Space
In residential areas, the concept of
defensible space should be employed to
reduce the opportunity for crime. Defen-
siblespace is atenn used to describe aseries
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
The provision of defensible space
mechanisms is best achieved at a project's
inception because it involves major deci-
sions with respect to project design. Defen-
sible space mechanisms should utilize vari-
ous elements of site layout and architec-
tural design through the articulation and
design of outdoor spaces, grouping and
positioning of unit paths, windows, stair-
wells, doors, and vegetation.
be in each space and allows residents to be
confident in controlling activity in that space.
Residents are encouraged to extend their
private reahn which results in a sense of
responsibility toward the care and mainte-
nance of these areas.
A series of techniques can be used to
create defensible space and, subsequently,
reduce crime. It is necessary to define the
zones of privacy with real and symbolic
barriers and to establish zones of influence
by allowing residents to extend their pri-
vate realms. These techniques consist of
subdividing a project or building to limit
access, improve neighbor recognition and
surveillance opportunities.
Real & Symbolic Barriers
One method of limiting access is to
use a physical barrier, such as a fence, to
prevent a potential criminal from entering
ea~ area. While no barrier is impregnable,
physical barriers of this type are real and,
therefore, relatively difficult to overcome.
It is also possible to use psychological
or symbolic barriers which, while present-
ing no physical restriction, discourage crimi-
nal behavior by making an obvious distinc-
tion between a resident and a stranger or
intruder and bringing all activity under
more intense surveillance. Improved neigh-
Adopted by Council 8/4/92 Page I I
bor recognition plays a key role in defining
psychological barriers. It allows neighbors
to recognize one another and a potential
criminal would not only be seen, but be
perceived as an intruder.
Real barriers require entrances to pos-
sess a mechanical opening device such as a
key or a combination. Symbolic barriers
define areas psychologically preventing in-
trusion. The success of symbolic 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 m~other;
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 bethe 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.
Avoid 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.
PARKING AREA
LANDSCAPING &
DESIGN
From both an aesthetic and practical
view, parking area landscaping and design
is an important consideration for all types
of development. Because parking areas are
usually large in size to accommodate cars
and trucks they are insensitive and domi-
neering to the human scale. Additionally,
noise, light, heat, and exhaust odors are
commonly associated with parking areas.
These ill effects associated with parking
areas can be mitigated through good design
Page 12 Adopted by Council 8/4/92
and well placed landscaping. For example,
large canopied trees placed among the park-
ing stalls can greatly reduce a parking
area's temperature while making the auto
much more comfortable for human use
during warm summer days.
The provision of screen m~d buffer
landscaping, such as berms landscaped with
shrubs, hedges, m~d trees around the perim-
eter of a parking area will greatly lessen the
noise, light, and unsightliness of the park-
ing area to its neighbors. Automobile ac-
cess entering and exiting the parking area
should be designed to provide quick and
simple access and facilitate circulation.
Clear pedestrian paths, including raised
walkways through the middle of large park-
ing lots, must be included in all designs.
Bicycle parking, close to building entrances
and protected from weather must also be
provided.
Landscaping in vision clearance areas
should consist only of low growth varieties
to ensure safe access from the facility to the
street. The use of wheelguards will assist
circulation and protect landscaping fi'om
damage by autos.
STREETTREES
Since the implementation 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 ab-
sorb 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 con-
tact with natural elements.
Street trees create a canopy over
streets and sidewalks, provide shade dur-
ing su miner months and decrease the warm
climatic effects from sunlight striking the
pavernent. Because deciduous trees change
color with the seasons and drop leaves
during the winter, they are preferred street
trees. Winter leaf drop is especially impor-
tant because it allows solar access which
decreases energy consumption.
Adopted by Council 8/4/92 Page
Approval
SECTION II
Standards and
Policies
A. Ordinance Landscaping
Requirements
The following percentages of land-
scaping are required for all properties fall-
ing under the Site Design and Use Stan-
dards.
Zone Landscaping percentage
R-1 3.5 45%
R-2 35%
R-3 25%
C-1 15%
C-1D 10%
E-1 15%
M-1 10%
These percentages are the minimum
required. At times, more landscaping is
required to meet the needs of other sections
of the Site Review Ordinance, such as screen-
ing of parking areas, landscaping of setback
areas, and providing usable outdoor space.
In general, all areas which are not used for
building or parking areas are required to be
landscaped. You should also be aware that,
as a condition of approval of your project,
you will be required to submit a site and
species specific landscape plan to the Plan-
ning Division for Staff Advisor approval.
Page 14 Adopted by Council 8/4/92
B. Multi-f mily Residential Development
For new multi-family residential de-
velopments, careful design considerations
must be made to assure that the develop-
ment is compatible with the surrounding
neighborhood. For example, the use of
earth tone colors aJ~d wood siding will
blend a development into an area rather
than causing contrast through the use of
overwhelming colors and concrete block
walls.
Landscaping in residential areas is
basically of three types; decorative land-
scaping such as in front yard setbacks,
screening landscaping such as is adjacent to
parking areas, and landscaping of outdoor
recreational spaces. Each type has its own
unique design criteria.
Decorative landscaping gives the de-
signer 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. Plantings and irri-
gation systems should be designed to be
efficient in their use of water.
Included with this type of landscaping
is the street tree. This subject is treated in
greater depth in the Street Tree 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 ~d
internal circulation streets. Rows of street-
type trees should be included in these areas
where feasible.
Crime Prevention and Defensible
Space:
Parking layout - Parking for resi-
dents should 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 froln public to private areas.
Parking areas should be easily visible from
adjacent areas and windows.
Orientation of windows - Windows
should be located so that vulnerable areas
can be easily surveyed by residents.
Service and Laundry areas - Ser-
vice 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 should not be located in dark
alcoves out of sight. Barriers to police
surveillance such as tall shrubs and fences
should be avoided.
Hardware - Reliance solely upon se-
curity hardware in lieu of other alternatives
is discouraged.
Lighting - Site development should
utilize lighting prudently. More lighting
does not necessarily mean better security.
Lighting should be oriented so that areas
vulnerable to crime are accented.
Landscaping - Plant materials such
as high shrubs should be placed so that
surveillance of semi-public and semi-pri-
vate areas is not blocked. Thorny shrubs
Adopted by Council 814192 Page
will discourage crime activity. Low shrubs
and canopy trees will allow surveillance,
hence, reduce the potential for crime.
Approval Standards: Multi-family
residential development shall
conform to the following design
standards:
I l-B- 1) Orientation:
II-B-la) Residential buildings shall
have their primary orientation toward the
street when they are within 20 to 30 feet of
the street.
H-B-lb) Buildings shall be set back
from the street according to ordinance
requirements, which is usually 20 feet.
Multi-Family Conceptual Site Design
~%~On street
rk/ng
Buildings oriented
to street
Street Trees (One
each 30 feet)
· spac.,e '.
Covered bike parking
Preserve existing
trees
Screened trash%~ '
enclosure
Pubtic alley access
Page 16 Adopted by Council 8/4/92
l/-B-lc) Buildings shall be accessed
from the street and the sidewalk. Parking
areas shall notbe located between buildings
and the street.
II-B-2) Streetscape:
H-B-2a) One street tree for each 30
feet of frontage, chosen from the street tree
list, shall be placed on that portion of the
development paralleling the street. Where
the size of the project dictates an interior
circulation street pattern, a similar
streetscape with street trees is required.
1I-B-2b) Front yard landscaping shall
be similar to those found in residential
neighborhoods, with appropriate changes
to decrease water use.
II-B-3) Landscaping:
1I-B-3 a) Landscaping shall be designed
so that 50% coverage occurs within one
year of installation and 90% landscaping
coverage occurs within 5 years.
ll-B-3b) Landscaping design shall in-
clude a variety of deciduous and evergreen
trees and shrubs and flowering plant spe-
cies well adapted to the local climate.
1I-B-3 c) As many existing healthy trees
on the site shall be saved as is reasonably
feasible.
II-B-3 d) Buildings adjacent to streets
shall be buffered by landscaped areas of at
least 10 feet in width.
II-B-3 e) Parking areas shall be shaded
by large canopied deciduous trees and shall
be adequately screened and buffered from
adjacent uses.
11-B-30 Irrigation systems shall be
installed to assure landscaping success.
Refer to Parking Lot Landscaping and
Screening Standards for more detail.
II-B-4) Open Space:
11-B-4a) An area equal to at least 8%
of the lot area shall be dedicated to open
space for recreation for use by the tenants
of the development.
II-B-4b) Areas covered by shrubs,
bark mulch and other ground covers which
do not provide a suitable surface for human
use may not be counted toward this re-
quirement.
II-B-4c) 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.
II-B-5) Natural Climate Control:
[I-B-5a) Utilize deciduous trees with
early leaf drop and low bare branch densi-
ties on the south sides of buildings which
are occupied and have glazing for summer
shade and winter warmth.
11-B-6) Building Materials:
H-B-6a) Building materials and paint
colors should be compatible with the sur-
rounding area. Very bright primary or
neon-type paint colors which attract atten-
tion to the building or use are unacceptable.
Adopted by Council 8/4/92 Page I ?
C. COMMERCIAL, EMPLOYMENT, AND INDUSTRIAL
DEVELOPMENT
Commercial and employment devel-
opments should have a positive impact
upon the streetscape. For example, build°
ings made of unadorned concrete block or
painted with bright primary colors used to
attract attention can create an undesirable
effect upon the streetscape.
Landscaping and site design for com-
mercial and employment zones is some-
what different from that required for resi-
dential zones. The requirement for outdoor
spaces is, of course, much less. The primary
function is to improve the project's appear-
ance, 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 com-
mercial uses may cause.
One area in which Ashland's commer-
cial development differs from that seen in
many other cities is the relationship be-
tween the street, buildings, parking areas,
and landscaping. The most common form
of modem 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 desirable
for the commercial use because it gives the
appearance of ample parking for custom-
ers, however, the effect on the streetscape
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 en-
hances pedestrian and bicycle traffic. This
is accomplished through the following three
level review process.
The following development standards
apply to manufacturing and commercial
zones. Their application depends on what
area of the City the property is located.
Generally speaking, areas that are visible
from highly traveled arterial streets, and
that are in the Historic District, are held to
a higher development standard than projects
that are in industrial parks. This diffrence
is detailed by the maps, which deliniate a
Detail Site Review Zone. Properties out-
side the zone only have to comply with
Basic Site Review Standards, while projects
in the Zone have to comply with both Basic
and Detail Site Review Standards.
Page 18 Adopted by Council 8/4/92
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Detail Site Review Zone - Siskiyou Blvd. and Ashland and Walker St.
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Detail Site Review Zone - Ashland Street and To/man Creek Road
Page 20 Adopted by Council 8/4/92
Basic Site Review. Conceptual Site Plan
5~Truck loading bays Employee
Covered bike
Prominent entry from street J Visitor parking
II-C-I. Basic Site Review
Standards
APPROVALSTANDARD: Devel-
opment in all commercial and employ-
ment zones shall conform to the follow-
ing development standards:
II-C-la) Orientation and Scale:
t) Buildings shall have their pri-
mary orientation toward the street rather
than the parking area. Building entrances
shall be oriented toward the street and shall
be accessed from a public sidewalk. Public
sidewalks shall be provided adjacent to a
public street along the street frontage.
2) Buildings that are within 30 feet of
the street shall have an entrance for pedes-
trians directly from the street to the build-
ing interior. This entrance shall be designed
to be attractive and functional, and shall be
open to the public during all business hours.
Adopted by Council 814192 Page 21
3) These requirement may be waived
if the building is not accessed by pedestri-
ans, such as warehouses and industrial
buildings without attached offices, and au-
tomotive service uses such as service sta-
tions and tire stores.
II-C-lb) Streetscape:
1) One street tree chosen from the
street tree list shall be placed for each 30
feet of frontage for that portion of the
development paralleling the street.
II-C-lc) Landscaping:
1) Landscaping shall be designed so
that 50% coverage occurs after one year
and 90% landscaping coverage occurs af-
ter 5 years.
2) Landscaping design shall use a
variety of low water use deciduous and
evergreen trees and shrubs and flowering
plant species.
3) Buildings adjacent to streets shall
be buffered by landscaped areas at least 10
feet in width, except in the Ashland Historic
District. Outdoor storage areas shall be
screened from view from adjacent public
rights-of-way, except in M- 1 zones. Load-
ing facilities shall be screened and buffered
when adjacent to residentially zoned land.
4) Irrigation systems shall be installed
to assure landscaping success.
5) Efforts shall be made to save as
many existing healthy trees and shrubs on
the site as possible.
I I-C- 1 d) Parldng:
1) Parking areas shall be located be-
hind buildings or on one or both sides.
2) Parking areas shall be shaded by
deciduous trees, buffered from adjacent
non-residential uses and screened from non-
residential uses.
1 I-C- I e) Designated Creek Protec-
tion Areas:
1) Designated creek protection areas
shall be considered positive design ele-
ments and incorporated in the overall de-
sign of a given project.
2) Native riparian plant materials shall
be planted in and adjacent to the creek to
enhance the creek habitat.
11-C-1 f) Noise and Glare:
1) Special attention to glare (AMC
18.72.110) and noise (AMC 9.08.1 70(c)
& AMC 9.08. 175) shall be considered in
the project design to insure compliance
with these standards.
11-C-lg) Expansions of Existing
Sites and Buildings.
1) For sites which do not conform to
these requirements, an equal percentage of
the site must be made to comply with these
standards as the percentage of building
expansion, e.g., if building area is to expand
by 25%, then 25% of the site must be
brought up to the standards required by this
document.
Page 22 Adopted by Council 8/4/92
I1-C-2. Detail Site Review
Developments that are within the De-
tail Site Review Zone shall, in addition to
complying with the standards for Basic Site
Review, Conform to the following stan-
dards:
II-C-2a) Orientation and Scale:
1) Developments shall have a mini-
mum Floor Area Ratio of .35 and shall not
exceed a maximum Floor Area Ratio of.5
for all areas outside the Historic District.
Plazas and pedestrian areas shall count as
floor area for the purposes of meeting the
minimum floor area ratio.
2) Building frontages greater than
100 feet in length shall have offsets,jogs, or
have other distinctive changes in the build-
ing facade.
3) Any wall which is within 30 feet of
the street, plaza or other public open space
shall contain at least 20% of the wall area
facing the street in display areas, windows,
or doorways. Windows must allow views
into working areas or lobbies, pedestrian
entrances or display areas. Blank walls
within 30 feet of the street are prohibited.
Up to 40% of the length of the building
perimeter can be exempted from this stan-
dard if oriented toward loading or service
areas.
4) Buildings shall incorporate lighting
and changes in mass, surface or finish to
give emphasis to entrances.
5) Infill of' buildings, adjacent to
public sidewalks, in existing parking lots is
encouraged and desirable.
6) Buildings shall incorporate ar-
cades, roofs, alcoves, porticoes and aw-
nings that protect pedestrians from the rain
and sun.
I!-C-2b) Streetscape:
1) Hardscape (paving material) shall
be utilized to designate "people" areas.
Sample materials could be unit masonry,
scored and colored concrete, grasscrete, or
combinations of the above.
2) A building shall be setback not
more than 20 feet from a public sidewalk
unless the area is used for pedestrian activi-
ties such as plazas or outside eating areas.
If more thm~ one structure is proposed for
a site, at least 25% of the aggregate build-
ing frontage shall be within 20 feet of the
sidewalk.
II-C-2c) Parking and On-site Cir-
culation:
1) Protected, raised walkways shall
be installed through parking areas of 50 or
more spaces or more than 100 feet in
average width or depth.
2) Parking lots with 50 spaces or
more shall be divided into separate areas
and divided by landscaped areas or walk-
ways at least 10 feet in width, or by a
building or group of buildings.
3) Developments of one acre or more
must provide a pedestrian and bicycle cir-
culation plan for the site. On-site pedestrian
walkways must be lighted to a level where
the system can be used at night by employ-
ees, residents and customers. Pedestrian
Adopted by Council 8/4/92 Page 23
Detail Site Review Conceptual Site Plan
Pedestrian Areas
Primary Street Frontage
Proftlif~eflt Entrance from Street
Bike
Parking
Display Windows
~:i- /Wall Articulation
,-'..,,.,.-..,,,..
7'~ ServiCe
"1
walkways shall be directly linked to en-
trances and the internal circulation of the
· building.
II-C-2d) Buffering and Screening:
1) Landscape buffers and screening
shall be located bet~veen incompatible uses
on an adjacent lot. Those buffers can con-
sist of either plant material or building
materials and must be compatible with
proposed buildings.
2) Parking lots shall be buffered from
the main street, cross streets and screened
fi'om residentially zoned land.
! I-C-2e) Lighting:
1) Lighting shall include adequate
lights that are scaled for pedestrians by
including light standards or placements of
no greater th~m 14 feet in height along
pedestrian path ways.
Page 24 Adopted by Council 8~4~92
lI-C-2f) Building Materials:
11-C-3a) Orientation and Scale:
1) Buildings shall include changes in
relief such as cornices, bases, fenestration,
fluted masonry, for at least 15% of the
exterior wall area.
2) Bright or neon paint colors used
extensivly to attract attention to the build-
ing or use are prohibited. Buildings may
not incorporate glass as a ma.~ority of the
building skin.
II-C-3. Additional
Standards for Large
Scale Projects
Developments (1) involving a gross
floor area in excess of 10,000 square feet or
a building frontage in excess of 100 feet in
length, (2) located within the Detail Site
Review Zone, shall, in addition to comply-
ing to the standards for Basic and Detail
Site review, shall conform to the following
standards:
1) Developments shall divide large
building masses into heights ana sizes that
relate to human scale by incorporating
changes in building mass or direction, shel-
tering roofs, a distinct pattern of divisions
on surfaces, windows, trees, and small
scale lighting.
2) No new buildings or contiguous
groups of buildings shall exceed a gross
square footage of 45,000 square feet or a
combined contiguous building length of
300 feet. Any building or contiguous group
of buildings which exceed these limitations,
,and which were in existance in 1992, may
expand up to 15% in areaor length beyond
their 1992 area or length.
3) Buildings not connected by a com-
mon wall shall be separated by a distance
equal to the height of the tallest building. If
buildings are more than 240 feet in length,
the separation shall be 60 feet.
4) All on-site circulation systems shall
incorporate a streetscape which includes
curbs, sidewalks, pedestrian scale light stan-
dards, and street trees.
Adopted by Council 8/4/92 Page 25
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Large Scale Development Conceptual Elevation
Equipmen
Trees / i r~j~
Seating and Protectiof]
for Pedestrians
Perlestrain Scale
Display Windows and Doors
II-C-3b) Public Spnces
1) One square foot of plaza or public
space shall be required for every 10 square
feet of gross floor area
2) A plazaor public spaces shall incor-
porate at least 4 of the 6 following ele-
ments:
a) Sitting Space - at least one sitting
space for each 500 square feet shall be
included in the plaza. Seating shall be a
minimum of 16 inches in height and 30
inches in width. Ledge benches shall have a
minimum depth of 30 inches.
b) A mixture of areas that provide
both Stmlight & Shade
c) Protection from wind by screens
and buildings.
d) Trees - provided in proportion to
the space at a minimum of 1 tree per 800
square feet, at least 2 inches in diameter at
breast height.
e) Water features or public art.
f') 0 utdoor Eating Areas or Food Ven-
dors.
11-C-3c) Transit Amenities
1 ) Transit amenities, bus shelters, pull-
outs and designated bike lanes shall be
required in accordance with the City's
Transportation Plan and guidelines estab-
lished by the Rogue Valley Transportation
District.
!l-C-3d) Recycling
1 ) Recycling areas shall be provided at
all developments.
Adopted by Council 8/4192 Page 27
D. PARKING LOT LANDSCAPING AND SCREENING
STANDARDS
Approval Standard: All parking
lots, which for purposes of this section
include areas of vehicle maneuvering,
parking, and loading, shall be landscaped
and screened as follow:
II-D-1) Screening at Required
Yards:
1) Parking abutting a required land-
scaped front or exterior yard shall incorpo-
rate asight 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.
3) The screen height may be achieved
by a combination of earth lnounding and
plant materials.
4) Elevated parking lots shall screen
both the parking and the retaining wall.
II-D-2) Screening Abutting Prop-
erty Lines:
1) Parking abutting a property line
shall be screened by a 5' landscaped strip.
Where a buffer between zones is required,
the screening shall be incorporated into the
required buffer strip, and will not be an
additional requirement.
II-D-3) Landscape Standards:
I) Parking lot landscaping shall con-
sist of a mini m u m of 7% of the total parking
area plus a ratio of 1 tree for each seven
parking spaces to create a canopy effect.
2) The tree species shall be an appro-
priate large canopied shade tree and shall be
selected from the street tree list to avoid
root damage to pavement and utilities, and
damage from droppings to parked cars and
pedestrians.
3) The tree shall be planted in a land-
scaped area such that the tree bole is a least
2 feet from any curb or paved area.
4)The landscaped area shall be planted
with shrubs and/or living ground cover to
assure 50% coverage within I year and
90% within 5 years.
5) Landscaped areas shall be evenly
distributed throughout the parking area
and parking perimeter at the required ratio.
6) That portion of a required land-
scaped yard, buffer strip or screening strip
abutting parking stalls may be counted
toward required parking lot landscaping
but only for those stalls abutting landscap-
ing as long as the tree species, living plant
material coverage and placement distribu-
tion criteria are also met. Front or exterior
yard landscaping may not be substituted for
the interior landscaping required for inte-
rior parking stalls.
Page 28 Adopted by Council 8/4/92
II-D-4) Residemial Screening:
1) Parking areas adjacent to residen-
tial dwelling shall be set back at least 8 feet
from the building, and shall provide a con-
tinuous hedge screen.
II-D-5) Hedge Screening:
The required hedge screen shall be
installed as follow:
1 ) Evergreen sh rubs shall b e plan ted
so that 50% of the desired screening is
achieved within 2 years, 100% within 4
years.
2) Living groundcover in the screen
strip shall be planted such that 100% cov-
erage is achieved within 2 years.
! I-D-6) Other Screening:
1 ) Other screening and buffering shall
be provided as follow:
Refi~se Container Screen. Refuse
containers or disposal areas shall be screened
fi'om view by placement of a solid wood
fence or masonry wall from five to eight
feet in height. All refuse materials shall be
contained within the refuse area.
Service Corridor Screen. When ad-
jacent to residential uses, commercial and
industrial service corridors shall be screened.
Siting and design of such service areas shall
reduce the adverse effects of noise, odor
and visual clutter upon adjacent residential
uses.
Light and Glare Screen. Artificial
lighting shall be so arranged and constructed
as to not produce direct glare on adjacent
residential properties or streets.
Adopted by Council 814192 Page 29
E. STREET TREE STANDARDS
Approval Standard: All develop-
ment fi'onting on public or private streets
shall be required to plant street trees in
accordancewith the following standards
and chosen from the recommended list
of street trees found in this section.
II-E-1) Location for Street Trees:
1) Street trees shall be located behind
the sidewalk except in cases where there is
a designated planting strip in the right-of-
way, or the sidewalk is greater than 8 feet
wide. Street trees shall include irrigation,
root barriers, and generally conform to the
standard established by the Department of
Community Development.
II-E-2) Spacing, Placement, and
Pruning of Street Trees:
All tree spacing may be made subject
to special site conditions which may, for
reasons such as safety, affect the decision.
Any such proposed special condition shall
be subject to the Staff Advisor's review and
approval. The placement, spacing, and prun-
ing 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 spe-
cific site limitations, such as driveway ap-
proaches.
b) Trees shall not be planted closer
than 25 feet from the curb line of intersec-
tions of streets or alleys, and not closer than
10 feet from private driveways (measured
at the back edge of the sidewalk), fire
hydrants, or utility poles.
c) Street trees shall not be planted
closer than 20 feet to light standards. Ex-
cept for public safety, no new light standard
location shall be positioned closer than 10
feet to any existing street tree, and prefer-
ably such locations will be at least 20 feet
distant.
d) Trees shall not be planted closer
thm~ 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) k~q~ere there are overhead power
lines, tree species are to be chosen that will
not interfere with those lines.
f) Trees shall not be planted within 2
feet of any permanent hard surface paving
or walkway. Sidewalk cuts in concrete for
trees shall be at least 10 square feet, how-
ever, larger cuts are encouraged because
they allow additional air and water into the
root system and add to the health of the
tree. Space between the tree and such hard
surface may be covered by permeable non-
permanent hard surfaces such as grates,
bricks on sand, or paver blocks.
g) Trees, as they grow, shall bepruned
to provide at least 8 feet of clearance above
sidewalks and 12 feet above street roadway
surfaces.
h) Existing trees may be used as street
trees if there will be no damage from the
development which will kill or weaken the
tree. Sidewalks of variable width and eleva-
Page 30 Adopted by Council 8/4/92
tion may be utilized to save existing street
trees, subject to approval by the Staff Ad-
visor.
II-E-3) Replacement of Street
Trees:
Existing street trees removed by de-
velopment projects shall be ,'eplaced by
the developer with those from the ap-
proved street tree list. The replacement
trees shall be of size and species similar to
the trees that are approved by the Staff
Advisor.
II-E-4) Recommended Street Trees:
Street trees shall conform to the street tree
list approved by the Ashland Tree Commis-
sion.
Adopted by Council 8/4192 Page 31
SECTION III
Water Conserving Landscaping
Guidelines and Policies
Introduction
Water has always been a scarce, valu-
able resource in the Western United States,
where winter rains give way to a dry season
spanning five to seven months in the Rogue
Valley. Lack of water during the dry
surmner season was a major problem facing
early settlers. Their creative sol utions have
greatly altered the development of this
region. Talent Irrigation District~s m~d
other district's reservoirs and many miles
of reticulating canals are an engineering
marvel.
Ashland's early development centered
around Ashland Creek and its year-round
water supply flowing from the flanks ofM t.
Ashland, 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 reser-
voirs collect the winter rain behind its dams,
for use during the dry season. Snowfall
adds to this system by slowly melting in the
spring and summer, after rainfall has dinfin-
ished, ,recharging the groundwater that
continues to flow into Ashland Creek, long
after the last of the snowpack has melted.
Presently, Reeder reservoir's capac-
ity is just barely sufficient to supply the
City's current water demands in a severe
drought. With Ashland's semi-arid climate
that includes periodic multi-year droughts,
a fixed reservoir size, and growing water
demands, it is clear that additional steps to
insure a secure water supply are now nec-
essary.
There are two main ways of insuring
a reliable water supply; either increase the
supply, by finding additional water sources,
or reduce the demand through water con-
servation strategies. The traditional supply
side solutions, are economically and envi-
ronmentally expensive. Demand side solu-
tions are relatively inexpensive, although
they require changes in behavior and usage
patterns. One of the main strategies for
reducing water use are landscape designs
that it use less water. Ashland has adopted
tlnese guidelines in order to reduce the
Page :32 Adopted by Council 8~4~92
amount of water wasted by many standard
landscaping practices.
The advantages to guidelines like these
are that they avoid the costs of increasing
the water supply, m~d they also avoid the
draconian measure of mandatory rationing.
While guidelines limit plant materials, the
choices offered by drought tolerant plants,
give ample opportunity to create beautiful
landscapes at no additional cost.
The goal of these guidelines is to
decrease water usage, while encouraging
attractive landscaping. Further, the guide-
lines and policies are aimed at reducing
water demand when it is most crucial,
during the d~y late summer months when
water reserves are low.
Advice and Recommendations:
The following recommendations, if
implemented, would reduce water con-
sumption, while providing sufficient water
to create and maintain attractive landscapes,
These landscape design and installation
practices are not mandatory, yet they con-
tain prudent advice for reducing outdoor
water consumption and contain general
concepts, that if followed, will make any
landscape water conserving.
General & Miscellaneous
Limit lavxna emd turf to areas where it
is actively used and eliminate it fi-om areas
where its purpose is strictly ornamental,
replacing it with drought tolerant, attrac-
tive ground covers.
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.
Plant in fall or early spring, rather
than late spring and summer when plant
donnancy leads to low initial water require-
ments and cool temperatures and rainfall is
likely.
Group water hungry plants together
~md 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 com-
posed of large nuggets is an inferior water
conserving mulch, and excessively fine
mulch 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 equip-
ment over it, storing materials on it and
dumping waste solids and liquids on it.
Long term storage (longer than six months)
also deteriorates the qualityof 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
Adopted by Council 8/4/92 Page 33
able to withstand drought conditions.
Water hungry plants that can tolerate
shade (use Sunset Western Garden Book
as a guide) should be planted on north sides
of structures or in full day shade if they are
used at all.
Plants to avoid due to high water
needs include: rhododendrons, camellias,
azaleas, and hydrangeas.
Watering within drip line of existing
nativeoaks, pines and madrone trees should
be avoided except for temporary drip sys-
tems for maximum of two years for estab-
lishment of dry shade tolerant plants.
Drought tolerant trees and shrubs
should not be placed within lawns as their
water needs, for the most part, are incom-
patible with lawn needs.
Irrigation
Use drip irrigation for shrubs and
trees.
For native plantings, water later m
spring, let soil dry out in summer, water in
fall. This mimics the natural system that
plants have evolved in, but allows for addi-
tional water in order that plants look better
and grow faster.
Automatic timer controllers reduce
water use if properly prograined and moni-
tored.
Turn off in fall after temperatures
decrease and/or rains begin (usually the end
of September).
Adjust the watering period and fre-
quency 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.
Precipitation sensors and ground
moisture sensors incorporated into the con-
troller will result in substantial water con-
servation.
In many parts of the city, water pres-
sures are too high for properly functioning
irrigations systems, resulting in water losses
fi'om overspray. The use of pressure
regulating devices will solve this problem.
Develop maintenance watering sched-
ule for irrigation systems and modify it for
seasonal differences.
No matter bow sophisticated an irri-
gation system is, it must be properly pro-
grained and maintained, or it still has the
potential of wasting large quantities of
water.
Turf
Turf should be avoided in:
Medim~ strips
Areas less than eight feet wide.
Nole.' in ihe above areas, it is diffi-
cu/t to nm?imize overspray, consider
groundcovers that do not requiring sprin-
Page 34 Adopted by Council 8~4/92
klers (ie that uxe bubblers or d~p) or
hardscathe.
Specify and use perennial Jye and tall
turf rescue laura seed that tolerates the hot
summers here, rather than bluegrass or
bluegrass mixes, developed for the cooler
summers of the Willamette Valley.
ational areas.
The functions ofberms can often be
met by fences, walls, and vegetation.
Slow water movement to increase
amount absorbed by soil by:
Tel'Faces
Trees and shrubs within lawn areas
increase the difficulty of providing even
water coverage to turf. Uneven watering,
invariably leads to over-watering.
Topography
Benns, mounds ,'red raised beds should
be avoided, since they greatly increde water
evaporation through increased surface area
and higher soil temperatures. Reasonable
exceptions would be the creation of herres
for sound barriers, for safety, or for recre-
Terraces on slopes con-
setwe water (particularly if impermeable
retaining walls are used or retaining wall
faces to the north), but raised beds and
berms dramatically increase water demand.
Terracing on east and north slopes
will save more water than terracing on
south or west slopes.
On site swales not only naturally slow
water movement but also allow for ground-
water recharge on site.
Adopted by Council 814/92 Page
Mandatory Policies
The City has established the £ollowing
policies for use whenever water conserving
landscaping is required by ordinance, by a
condition of approval of a planning action,
in consideration for a density bonus or
other development incentive, or in consid-
eration for reduced systems development
charges. These policies have fine weight of
law, and landscapes inslalled and certified
as water conserving must be maintained
according to these guidelines, or will be in
violation of the Municipal Code.
General and Miscellaneous
The combined turf or water areas (i.e.
pools, ponds and fountains) shall be limited
to 20% of the landscaped are~. Turf
limitations do not apply to public parks,
private common open space, required out-
door recreation areas, golf courses, cem-
eteries 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 pl~ting. Non-porous
material shall not be placed under the mulch.
All fountains shall be designed to
recycle their water.
Turf is restricted to slopes witIn less
than 10% grade.
Plants
At least 90% of plants in the non-turf
areas are to be listed as drought tolerant in
the Sunset Western Garden book, or be
similarly well-suited for this climate of re-
gion as determined by the Staff Advisor.
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 toler-
ant plants.
No watering within the drip line of
existing native oaks, pines and madrone
trees is permitted, except that a temporary
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 two years.
Water conserving designs are not re-
quired to meet the standard of a 50%
coverage within one year. However, they
must meet the coverage standard for
plantings of 90% after five years.
Irrigation
h-rigation system shall be designed so
that overspray is minimized.
For sprinkler irrigated areas, perim-
eter sprinklers must be included in irriga-
tion pattern.
Sprinkler heads with a precipitation
rate of.85 inches per hour or less shall be
used on slopes exceeding 15% to minimize
runoff, or when slope exceeds 10% within
10 feet ofhardscape.
Precipitation rates are to be matched
for all irrigation heads for each circuit.
The same type of irrigation heads
Page 36 Adopted by Council 8/4/92
shall be used for each circuit
Valves and circuits shall be separated
based on water use.
Drip irrigation systems are required
for trees unless within lawn areas.
Serviceable check valves (or pres-
sure compensating emitters for drip sys-
tems) are required where an elevation dif-
ferential greater than 20 feet exists on any
circuit
Sprinkler head spacing shall be de-
signed for head-to-head coverage.
The system shall be designed to mini-
mizes runoff and overspray to non-irri-
gated areas.
All irrigation systems shall be equipped
with acontroller capableof dual or multiple
programming Controllers must have mul-
tiple cycle start capacity and a flexible
calendar program Controllers must allow
seven day or greater tinning cycles.
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.
All plantings on benns one foot or
greater in height must be drought tolerant.
Only drip irrigation is allowed on berms
more than one foot in height.
If allowed, berms must be no taller-
than 1/6 of their width.
Landscape plans are required that
inch, de, in addition to the standard plan
requirements, the following:
The area irrigated (in square feet).
Precipitation rates for each valve cir-
cuit.
Monthly irrigation schedule for the
plant establishment period (6-12 months)
and for the first year thereafter.
A watering schedule for each circuit
f?om the plan must be posted inside the
corresponding controller
A grading plan with sufficient con-
tours so that slope may be measured.
For lots with less than 5000 square
feet of landscaped area no grading plan is
required.
Exceptions
The Staff Advisor may substitute or
make exceptions for cause of any of the
plants listed.
Variances: The above mandatory
policies may be varied if the applicant proves
that the water consumption for the project
as a whole is equal to or less than what
would occur if the policies were strictly
applied.
Definition of terms
berm = any area where the soil is
raised 30 percent or more on its sides and
has no retaining wall included.
Adopted by Council 814192 Page 37
drip line = perimeter of outermost
above ground branches or leaves extrapo-
lated to ground
raised beds = areas of soil with retain-
ing walls one foot or greater in height
terrace = creation of horizonal areas
on sloped land through a series of steps,
retained on the downhill side
Page 38 Adopted by Council 8/4/92
Section IV
HISTORIC DISTRICT DEVELOPMENT
A. DEVELOPMENT IN
ASHLAND'S HISTORIC
DISTRICT
Ashland's Historic District is very ira~
portant to all the of City's residents. Not
only does this area contain the City's begin-
nings, but it is also the ea'ea of some of' the
most prominent landmarks m Ashland, in-
cluding the Plaza, East Main Street com-
mercial area, Lithia Pea'l<, and many impof
teaat residential districts. For the most part,
the main architectural themes have ah'eady
been laid down, mad must be considered in
the design of any new structures or renova-
tion of existing structures. This does not
mean that all new structures naust be a lavish
imitation of an arclaitectural style whose
heyday is past, but sensitivity to su rrounding
buildings and the existing land use patterns
is essential to a successfi,l development.
While it is critical that buildings be
made habitable and safe, it is equally impera-
tive that the architectural character of' a
building be respected in the process of struc-
tural improvements. Unfortunately, this bas
not always been done in Ashland. The archi-
tectural merit of a building has too often
been sacrificed for a more contemporary
design. For this purpose, the following
standards were conceived as a guide to
design decisions in the hope that the archi-
tectural integrity of Ashland's homes and
commercial buildings will no longer be
unnecessarily lost.
it is suggested that you think of your
building as a whole - a single unit with no
removable parts. Every change that you
make can chip away at the integrity of the
whole, like surgery. Efforts to personalize
and update the building will leave you with
an assortment of miscellaneous parts that
bear no relation to each other, or to the
original design. Wrought iron columns,
asbestos shingles and aluminum frame win-
dows have only one thing in common - the
local hardware store. Older buildings in
Ashland were built one at a time and such
added options can obscure their individu-
ality.
Restoration, Rehabilitation & Re-
modelling
Because there is so much activity
these days in the improvement of older
housing, new terminology has been intro-
duced. The difference between "restor-
ing"," reh abilit ati ng", and"re modelling"
Adopted by Council 814192 Page :39
may seem academic, but each results m 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
used for structures of particular signifi-
cance, such as historic landmarks where
accuracy will serve an educational purpose
as well as a visual one. Restoration is the
most painstaking improvement process and
usually the most expensive because it re-
quires technical skill and historical preci-
sion 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 S wedenberg home
found on Siskiyou Boulevard. Great care
has been taken to assure that the architec-
tural integrity of the building exterior 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 spec-
trum 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 remodel-
ling job is too often considered a success if
the original structure is unrecognizable in
the end result. Remodelling is appropri-
ately used for buildings which were con-
structed of inferior materials or fbr build-
ings which have fallen into a state ofdisre-
pair 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 di-
vested of its valuable characteristics when
conditions do not ~ equire such radical treat-
ment. Hence, the expression "remodel"
c,oaq have bad connotations. To many people
it suggests a waste of valuable resources. It
is possible, however, to remodel with sen-
sitivity, especially with the help of a tal-
ented architect.
To "rehabilitate" is to take corrective
measures which will make a structure liv-
able again. Some aspects of rehabilitation
entail renovation and the introduction of
new elements. For example, it is likely that
outmoded electrical circuits would be re-
quired to be brought up to code to ensure
safety and to provide adequate service for
today's modern appliances. When rehabili-
tating a b uilding, it is essential to protect the
structural and decorative characteristics
which belong to the architectural style.
These are the very features through which
the visual integrity and the economic value
of the building are preserved. Modern ele-
ments shall only be introduced when abso-
lutely necessary, and in a manner which is
sympathetic to the original design. An ex-
cellent example of a successful rehabilita-
tion is the Ashland Comrnunity Center on
Winburn Way.
The rewards of sensitive home im-
provements are many. First there is the
satisfaction of knowing you have done the
.job right. Second, there is the gratification
fi'om compliments of other people who
appreciate what you have done. Third,
there is the pleasure of living in an attrac-
tive, comfortable and historically preserved
home. W]aile these benefits are difficult to
measure, such restoration or rehabilitation
Page 40 Adopted by Council 8~4~92
can result in significant economic benefits.
A perceptive combination of restoration
and remodelling will actually contribute to
the resale value of your l:ome. Finally, a
good rehabilitation project can be surpris-
ingly influential on an entire neighborhood
The City of Ashland has adopted ordi-
nances to assure that all development, in-
cluding development in the Historic Dis-
trict, remains compatible with the existing
integrity of the district. In new construction
of a singlefamily residence, the Historic
Commission will use these standards to
make recommendations to the applicant.
Ifm~ applicant requires a Staff Permit,
Site Review, or a Conditional Use Permit
which involves new construction, a re-
model, or any use greater than a single-
family use, the authority exists m the law for
the Staff Advisor and the Pl,mming Com-
mission to require modifications m the de-
sign to match these stm~dards. In this case
the Historic Comlnission advises both the
applicant and the Staff Advisor or other
City decision maker.
Adopted by Council 814/92 Page 41
B. REHABILITATION & REMODEL STANDARDS
The purpose of the following stemdards is to prevent incompatible structures and design
and ensure the proper use of materials and details within the Historic District.
IV-B-1) Be sure the remodeled portion has exterior wall finish that matches the existing
or original material.
IV-B-2) Design window additions are to duplicate existing or original windows.
IV-B-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.
IV-B-4) Match the style of any porch or entry addition to the original or existing style
of the front of the structure.
IV-B-5) Match colors of any actditions to the colors used on the existing exterior.
IV-B-6) Try to rehabilitate and restore as many features as possible.
IV-B-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 Ashland architectural styles (there are a few exceptions).
1V-B-8) Diagonal and vertical siding are not compatible in most cases.
IV-B-9) Imitative rnaterials such as asphalt siding, wood textured aluminum siding or
artificial stone are not compatible.
IV-B-10) Any detached structures shall be compatible with the existing building and
conform to the above standards.
IV-B-11) Styles of other eras or locales, such as Tudor and Western styles, are to be
avoided.
Page 42 Adopted by Council 8/4/92
C. HISTORIC DISTRICT DESIGN STANDARDS
In addition to the standards found in Section II, The following standards will be used by
the Planning and Historic Commissions for new development and renovation of existing
structures within the Historic District:
RECOMMENDED AVOID
HEIGHT
IV-C- 1)Construct buildings to a height of
existing buildings from the historic period
on and across the street.
void construction that greatly varies in
height (too high or too low) from older
bu/7dings ih the vicinity.
SCALE
IV-C-2JRelate the size and proportions of
new structures to the scale of adjacent
buildings.
A void buildings that in height, width, or
massing, v/o/ate the existing scale of the
afei~
Adopted by Council 8/4192 Page 43
RECOMMENDED
AVOID
MASSING
IV-C-3)Break up uninteresting boxlike
forms into smaller, varied masses which
are common on most buildings frofl] the
historic period.
A void single, monolithic forms that are
not relieved by variations in massing.
SETBACK
IV-C-4) Maintain the historic facade lines
of streetscapes by locating front walls of
new buildings in the same plane as the
facades of adjacent buildings.
void violating the existing setback
pat[ern by placing new buildings in front
or behfi~d the historic facade line.
Page 44 Adopted by Council 8/4/92
RECOMMENDED
AVOID
ROOF SHAPES
IV-C-5J Relate the new roof forms of the
building to those found in the area.
A void introducing roof shapes, pitches, or
materials not traditionally used in the area.
RHYTHM OF OPENINGS
IV-C-6) Respect the alternation of wall
areas with door and window elements in
the facade. Also consider the width-to-
height ratio of bays in the facade.
A void introducing incompatible facade
patterns that upset the rhythm of
openings established by the surrounding
structures.
Adopted by Council 8/4192 Page 45
PLATFORMS
IV-C-7) The use of a raised platform is a
traditional siting characteristic of most of
the older buildings in Ashland.
Avoid bringing the walls of buildings
straight out of the ground without a sense
0 f p/atform.
DIRECTIONAL EXPRESSION
IV-C-8)Relate the vertical, horizontal or
nondirectional facade character of new
bu#dings to the predominant directional
expression of nearby buildings.
A void horizontal or vertical facade
expressions unless they are compatible
with the character of structures in the
immediate area.
Page 46 Adopted by Council 8/4/92
SENSE OF ENTRY
IV-C-$)Articulate the main entrances to
the building with covered porches,
porticos, and other pronounced
architectural forms.
A void facades with no strong sense of
entry.
IMITATIONS
IV-C-lO) Utilize accurate restoration of, or
visually compatible additions to, existing
buildings. For new construction,
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, present a confusing
picture of the true character of the
historical area.
Adopted by Council 814192 Page 47
Section V
Ashland Boulevard Corridor
Introduction
The Ashland Boulevard Corridor is
located between the intersection ors iskiyou
Boulevard to the west and the Interstate 5
interchange to the east. ha general, the area
boundary includes the lots fi'onting (to the
north and south) the Highway 66 right-of-
way. This main City arterial street is com-
prised of Ashland Street, Greensprings
Highway and Highway 66.
Presently, a variety of land uses (re-
tail/commercial, employment, institutional
and residential) as well as a collage of
building types and vacant lands are located
along this corridor. This City arterial is an
important transportation element because
it is one of the three entrances to Ashland,
it links the downtovoa with hotel accommo-
dations and the airport, and it is a commer-
cial and retail center, primarily for local
residents.
In addition, the leaad witlain and adja-
cent to the corridor, both commercial and
residential, is for the most part, underdevel-
oped or undeveloped. Much of the ~uture
economic growth in the City will probably
be centered in this location.
The City Council and Planning Com-
mission have recognized the potential of
the corridor and requested special design
studies be performed to insure its planned
development. During those studies it was
determined that the image of the corridor
portrays a typical "strip development".
These types of development are in the
fi'inge areas of towns throughout the United
States. Vast areas of asphalt paving, mini-
real landscape, and uninspired architecture
are indicative of these strip developments,
resulting in large part to the dominance of
the automobile as the only form of transit.
In Ashland, a town noted for its charm,
natural beauty mad culture, this type of
development is a contradiction. The corri-
dor does 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 stvmdards which will create an
environment reflective of Ashland's com-
munity image. A key factor in achieving
this goal is to reduce the auto-orientation of
this environment by encouraging pedes-
trian amenities and urban design strategies,
thereby instilling a sense of commtmity
pride in the property ovmers and merchants
of' this area.
The design standards listed below will
provide the city with direction for the fu-
ture development of this key commercial
and retail corridor. It is important to note
that this work must be a cooperative effort
bet~veen the private and public sectors of
the community.
Page 48 Adopted by Council 8/4/92
Design Standards
Public Land in the Street Right-of-
Way
In concert with the design standards
for the private development of the corridor,
the design standards for the public right-of-
way are intended to provide an attractive
street environment wlaich will encourage
pedestrian usage ,and public safety.
Policy: hnprovements in the public
right-of-way shall meet the following stan-
dards:
V-A) Landscape Median:
V-A-1) Twelve foot wide minimum
with left turn pockets in limited but appro-
priate locations, approximately every 400
feet.
V-A-2) Small flowering trees, low
water use and low maintenance (12 foot
spread max.) shrubs and ground cover shall
be planted.
V-A-3) Lighting shall be scaled to
highway scale light standards.
V-B) Sidewalk:
V-B-I) A two foot wide minimum
area for street tree placement is required.
V-B-2) Trees shall be drought toler-
ant and hardy, placed with root barriers and
either bricked in plantings, tree grates, or
on landscaped strips with ground cover.
V-B-3) Six foot wide, textured or
scored concrete sidewalk in addition to the
street tree area (total width would be a
minimum of eight feet).
V-B-4) Pedestrian scaled light fix-
tures, placed in the street tree strip.
V-B~5) Specially designed street name
signs.
V-C) Special Pedestrian Areas:
V-C-l) 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.
V-C-2) Textured concrete or unit ma-
sores' paving shall be used in these areas to
differentiate them from other areas.
V-C-3) Street furniture (benches,
drinking fountains, news racks, etc.) shall
be included for the comfort and conve-
nience of the pedestrian.
Adopted by Council 8/4/92 Page 49
SECTION Vl
DOWNTOWN ASHLAND
Introduction
Ashland's downtown is without doubt
the most important fifty-five acres in the
city. For over 100 years it has been the
community's economic center. The down-
town boasts one of the most beautiful parks
inthe country, and the Oregon Shal<espeare
Festival annually draws thousands of
theatregoers. Ashland's charm, cultural
offerings and lovely location have not been
lost on those who visit, and during the last
two decades the city's population bas risen
from 11,000 to 16,000. However, down-
town economic growth has significmHly
exceeded population growth. The down-
town retail spaces have increased, office
spaces have doubled and tourist traffic bas
grown over 600 percent. Downtown auto-
mobile traffic has nearly doubled and
destrian traffic counts have risen fi'om 200
percent to 900 percent.
Such growth demands ch,'m ges in plan-
ning and development, but Ashland's citi-
zens insist that these changes allow the
downtown to maintain its integrity and its
unique character. Community participa-
tion has always been integral to Ashland
development. Citizens' affection for tile
ciW and desire to increase the culture,
physical grace, and the economy have
couraged residents to support Sourben]
Oregon State College, Lithia Park, the
Shakespeare Festival mad numerous other
community enteq~rises and improven~ents.
Historically the city center, the down-
town, beg,'m at the Plaza area and extended
southeast along East Main Street. Only
about one-half mile long, the area now
extends fi'om the intersection of Helman
and North Main Streets on the northwest,
to tile Ashhind Library on the southeast. It
is approximately one-quarter mile wideand
extends fi'om Hargadine Street to "B"
Street. Main areas are the Plaza, including
the entrance to Lithia Park and Guanajuato
Way, the Oregon Shakespeare Festival the-
atres, the East Main Street business dis-
trict, the business area around the Ashland
Library, Lithia Way?'C" Street,the prop-
erty surrounding the old armory, and the
Newbry property--the large vacant parcel
of land bounded by the viaduct and by
Helman, Commercial, and Water Streets,
know as the Water Street Annex.
This downtown area is the employ-
meat 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 m~ct retail businesses which cater
primarily to tourists in the surernet months.
\Vith 197 businesses, tile downtown is
also a thriving business center. The busi-
nesses are diverse ranging from light manu-
facturing and auto repair to tourist gift
shops and law offices. Retail businesses
comprise most of the square footage and
are concentrated along Main Street. Many
Page ~0 Adopted by Council 8/4/92
of these retail businesses are specialty stores
which attract consumers throughout south-
em Oregon ,and northern Calitbrnia. Cater-
ing to the local, tourist and regional mar-
kets has preserved the downlown's eco-
nomic vitality and health.
In addition to being the employment
and business center, the downtown is also
the community's social and arts and enter-
tainment center. Increased pedestrian
amenities and bike paths have encouraged
residents and tourists alike to enjoy the
downtown by foot or bicycle or simply by
sitting on the many benches and planters
which have been furnished The Oregon
Shakespeare Festival, several smaller the-
atres, nightclubs and restaurants provide
tourists and residents with numerous op-
portunities for a pleasurable night out.
The combination of these factors--
economic health, cultural and artistic
ings, attractiveness, location, a pleasant
pedestrian m~d bicycling environment--have
endowed Ashland with the attractive quali-
ties era tourist town and the advantages of
being a real center for a rural town.
There are, of course, sonqe problems
which exist as a result of growth ~md change
The major problems which have been iden-
tified are:
Economic: The need to be less depen-
dent on the tourist industry, particularly a
single facet of that sector--the, Oregon
Shakespeare Festival--and to promote
growth in the retail and services sectors,
especially those that service the local, tour-
ist, and regional markets,
Automobiles and Traffic: Parking is a
problem throughout the year, but particu-
lady during the peak tourist surnmer months.
Although facts indicate that parking de-
mand is not entirely met by existing facili-
ties, it lnay not be financially or environ-
mentally wise to accolnmodate the highest
peak days. As traffic congestion continues
to increase, the city and residents will have
to adapt to different traffic pattems and use
alternative forms of transportation in order
to alleviate the problem.
Pedestrian Traffic: The substantial
increase in pedestrian traffic has spurred
improvements in pedestrian amenities such
as benches, planters and fountains to en-
courage pedestrian flow through the length
of the downtown. Ongoing renovations
will be needed to help accommodate the
ever-growing number of people.
ASHLAND
DOWNTOWN PLAN
The City of Ashland Downtown Plan
is the guiding document for all downtown
site design. It provides a comprehensive
review of downtown Ashland's historical
development and current trends and needs.
In addition, it outlines specific actions in-
tended for implementation within fiveyears.
These actions are divided into four major
sections: Physical Development, Down-
town Management, Regulation, and Eco-
nomic Development. Although most of
these actions will be taken by the municipal
government, it will include the city's part-
nets in downtown improvements--the Parks
and Recreation Commission, the Chmnber
of' Commerce, the Ashland Downtown
Association, the Oregon Shakespeare Fes-
tival and others. It is imperative that build-
Adopted by Council 8/4/92 Page .~ I
ers and developers are familiar with these
actions and follow current guidelines.
Redevelopment in the Downtown
Three large historic buildings will prob-
ably see very different and more intense
uses m the next twenty years--the Masonic
Lodge, the Elks lodge, and the Mark An-
thony Hotel. Other buildings will undoubt-
edly redevelop, and conformance with both
the city's historic guidelines and the down-
town development criteria should insure
that the developments are positive.
The following criteria are adopted
with this plan and shall be used as part of the
land use approval process.
Approval Criteria for
Downtown Area
Development:
VI-1) Parking lots adjacent to the
pedestrian path are prohibited.
VI-2) Pedestrian amenities such as a
broad sidewalks, arcades, alcoves, colon-
nades, porticoes, awnings, and sidewalk
seating shall be provided where possible
and feasable.
VI-3) Weather protection on adjacent
key pedestrian paths are required byall new
developments.
VI-4) Windows and other features of
interest to pedestrians shall be provided
adjacent to the sidewalk. Blank walls
adjacent to sidewalks are prohibited
VI-5) Two-story development is en-
couraged downtown, with the second sto-
ries in commercial, residential, or parking
uses.
V1-6) Uses which are exclusively au-
tomotive such as service stations, drive-up
windows, auto sales, and tire stores are
discouraged in the downtown. The city
shall use its discretionary powers, such as
Conditional Use permits, to deny new uses,
although improvements to existing facili-
ties may be permitted.
~
o
o
Page 52 Adopted b), Council 8/4/92