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HomeMy WebLinkAbout2800-A North Mountain PlanNORTH MOUNTAIN NEIGHBORHOOD PLAN Table of Contents Planning Action 96-133 November 12, 1996 -- Staff Report Addendum 11/12/96 ....................... A1 -- Notice of Public Hearing ............................. -- Staff Report ....................................... 2 -- Vicinity Map ....................................... 9 -- Property Boundaries Map ............................. 10 -- Comprehensive Plan Designation Map .................... 11 -- Proposed Comp Plan Designation Map ................... 12 -- Current Zoning Map ................................. 13 -- Proposed Primary Zoning Map ......................... 14 -- Proposed Secondary Zoning Map ........................ 15 -- Generalized Neighborhood Plan and Street layout map ....... 16 -- Transportation Relationships Map ....................... 17 -- Site Topography Map ................................ 18 -- Conceptual Drawing - Greenway Drive ................... 19 -- Conceptual Drawing - Neighborhood Central Open Space ..... 20 -- Conceptual Drawing - Community Building ................ 21 -- NM North Mountain Neighborhood ordinance .............. 22 -- North Mountain Neighborhood Design Standards ........... 30 ASHLAND PLANNING DEPARTMENT STAFF REPORT Addendum I November 12, 1996 PLANNING ACTION: 96-133 APPLICANT: City of Ashland LOCATION: North Mountain Neighborhood REQUEST: Adoption of North Mountain Neighborhood Plan I. Additional Information After the previous public hearing on this action, Staff made some adjustments to the materials. 1. Modified Street Plan Based on the suggestion made by Evan Archerd, the generalized street plan for the neighborhood has been modified to create a better streetscape along North Mountain Avenue. This change has been reflected on most maps in the packet. 2. Ordinance Amendments Minor amendments to the ordinance were made to clarify certain issues. Specifically, density transfer was more clearly explained, as was limitations on fencing in front yards and in the floodplain corridor. Minimum densities were changed from 90% of base density down to 75% of base density to allow for a greater variety of development options. 3. Design Standard Amendments Only minor changes were made to the design standards. IV. Conclusions and Recommendations Staff recommends approval of the neighborhood plan in its entirety. *****Public Hearing ***** ASHLAND PLANNING COMMISSION October 29, 1996.. 7:00pm Ashland City Council Chambers 117~ East Main Street Items to be addressed by the Neighborhood Plan: Comprehensive Plan Map and Zone Change Transportation Plan Map Change Physical and Environmental Ordinance Change Adoption of Spedfic Development Standards and Guidelines Open Space/Bear Creek Street Improvement Plan See back of page for the area map of the affected region. Copies of the plan documents will be available at the Ashland Planning Department, 20 East Main Street, on October 18, 1996. If you have any questions, please call the Ashland Planning Department at 488-5305. ASHLAND PLANNING DEPARTMENT STAFF REPORT October 29, 1996 PLANNING ACTION: 96-133 APPLICANT: City of Ashland LOCATION: North Mountain Neighborhood ZONE DESIGNATION: RR-.5-P, R-I-10-P COMPREHENSIVE PLAN DESIGNATION: Open Space, Single Family Residential Reserve ORDINANCE REFERENCE: 18.108 REQUEST: Adoption of North Mountain Neighborhood Plan and attendant ordinance modifications, zone changes, Comprehensive Plan Map changes. I. Relevant Facts 1) Background - History of Application: The North Mountain Neighborhood is a planning area encompassing approximately 75 acres, and is located in the northern portion of the City of Ashland. Its main physical characteristics include the Bear Creek floodplain, rolling terrain associated with the upland areas out of the floodplain, and grassy pasturelands. Some riparian vegetation is located along Bear Creek and the smaller drainages crossing the planning area. The norther portion of the area abuts Interstate 5. Development is limited, with approximately nine residences dotting the landscape. This area has been included in the Ashland city limits for many years, but has experienced limited growth due to the lack of public facilities. These include sewer, water, and paved streets. When the City's comprehensive plan was prepared in the late 1970's, this area was given a large lot zoning designation to discourage urbanization until full urban services were available. Therefore, the zoning has been RR-.5 (half-acre zoning) for several years. From one point of view, this zoning approach has been very successful. Very little new development, either through the creation of new parcels or through construction, has taken place. However, while this zoning has discouraged development, it has also discouraged any attempts at improving the infrastructure, due to the unknown opportunities for recovering investments. The current zoning allows limited levels of development and without the opportunity for urbanization at levels normally allowed within the Ashland city limits, it is unlikely that this area will ever experience the extension of services necessary. Therefore, this area, already located within the City limits, close to many city services and facilities, and sparsely developed, is ideally suited for the preparation of a neighborhood plan, allowing for increased infill development. EXISTING CONDITIONS As stated, this is an area of approximately 75 + acres, with less than 50 acres of that land available for development, due to floodplain limitations. The existing zoning on the majority of the land is RR-.5, although there is a smaller portion, near Bear Creek and Mountain Avenue, that is zoned R-l-10. This area was rezoned in a compromise issue during the adoption of the floodplain ordinances restricting development. The majority of this R-l-10 land is in the floodplain corridor. The existing zoning would allow for approximately 90 units, due to the 1.2 units per acre allowed as a base density in the RR-.5 zone. Some transfer of development rights from the floodplain lands to the upland areas could occur, but there would be no substantial change in overall density. The street network serving the area is presently unpaved, with the exception of a half street improvement on Mountain Avenue from the Bear Creek Bridge north along the frontage of the new senior development. Besides being the main access for the few residents of the area, Mountain Avenue also serves as a primary access to developed areas in Jackson County, north of Interstate 5 and beyond Ashland's urban growth boundary. Nevada Street intersects Mountain Avenue near the freeway, and is presently unpaved and of a substandard width for normal urban usage. While there is a dedicated right-of-way for Nevada between Mountain Avenue and Oak Street, there is no bridge crossing at Bear Creek, creating a discontinuous street network for pedestrians and bicyclists, as well as autos. 2) Detailed Description of the Site and Proposal: The neighborhood plan is a multi-faceted process, incorporating many different issues into one process. These will be broken down here into discrete parts: COMPREHENSIVE PLAN MAP AMENDMENT PA96-133 Ashland Planning Department -- Staff Report City of Ashland October 29, 1996 Page 2 It is proposed to change the comprehensive plan map designation for the developable portion of this area from Single Family Residential Reserve to North Mountain. (see map) ZONE CHANGE It is proposed to take a "two-step" approach to rezoning this area. A change in the current zoning, from RR-.5 and R-l-10 to NM is proposed. NM is the primary North Mountain neighborhood plan designation, meaning that the development of the property must be in conformance with the neighborhood plan. A secondary zone designation is proposed to more accurately reflect the development potential of portions of the property. These are indicated by an NM- prefix, and followed by their specific zone designation. (see map) NEW ZONE ORDINANCE FOR NM ZONE A new chapter of the land use ordinance has been prepared to address the specifics of the neighborhood plan. This chapter is 18.30 and is titled NM NORTH MOUNTAIN NEIGHBORHOOD. It specifically implements the neighborhood plan. NEW DESIGN STANDARDS A new section of the Site Design and Use Standards has been developed specifically addressing the North Mountain area. This new section outlines the specific development requirements for this area as determined through the neighborhood planning process. PHYSICAL AND ENVIRONMENTAL CONSTRAINTS ORDINANCE MODIFICATION-- 18.62.070.M. This section of the ordinance is proposed for modification to allow for implementation of the neighborhood design and prepared by Lennertz & Coyle during the charrette process for this neighborhood. This amendment allows for the development of a public street within the floodplain corridor, but limits it specifically to the North Mountain area, and in conjunction with development under the neighborhood plan. Proposed P&E Ordinance Amendment: 18.62.070 Development Standards for Floodplain Corridor Lands. PA96-133 Ashland Planning Department -- Staff Report City of Ashland October 29, 1996 Page 3 Local streets and utility connections to developments in and adjacent to the Floodplain Corridor shall be located outside of the Floodplain Corridor, except for crossing the Corridor in the shortest possible distance, and except in the Bear Creek floodplain corridor as outlined below: 1. Public street construction may be allowed within the Bear Creek floodplain corridor as part of development following the adopted North Mountain Neighborhood Plan. This exception shall only be permitted for that section of the Bear Creek floodplain corridor beW~een North Mountain Avenue and the Nevada Street right-of-way. The new street shall be constructed in the general location as indicated on the neighborhood plan map, and in the area generally described as having the shallowest potential for flooding within the corridor. 2. Proposed development that is not in accord with the North Mountain Neighborhood Plan shall not be permitted to utilize this exception, II, Pro|ect Impact The primary features of the neighborhood plan are included in outline form below: PRIMARY FEATURES 1. Unified neighborhood design a. Interconnected street pattern b. Use of alleys for access c. localized open spaces/public areas for neighborhood identification 2. Floodplain/Greenway Preservation a. Creation of "neighborhood place" along Bear Creek b. Creation of "parkside drive" opening up the creek to all l) Requires modification of P&E ordinance to allow public street improvements within the floodplain corridor. PA96-133 Ashland Planning Department -- Staff Report City of Ashland October 29, 1996 Page 4 Co Allows for trail/greenway opportunities, including direct connection to North Mountain Park. Mixed-Use housing types ao Neighborhood commercial core with opportunities for multi-family housing as well as commercial opportunities. bo Well-defined neighborhood center, with circular green at the high point of North Mountain Avenue, and a prominent entrance to the neighborhood. Opportunities for a variety of single family detached, from the "estate lots" looking over the floodplain, to smaller lots in the upper areas. do Opportunities for multi-family development/common wall housing with options for office/commercial/live-work units in the future. Hierarchical Street Pattern and Design ao North Mountain becomes a neighborhood focus as a "boulevard" with a center island. b° "Parkside Drive" becomes a scenic route for accessing other parts of the community, as well as providing pleasant, at-grade walking/bicycling route. Traffic calming islands are included to control traffic speeds. Other connector streets provide "neighborhood character" through the development of landscaped islands. do Street pattern allows for direct pedestrian routes throughout neighborhood. eo A separate pedestrian route is provided directly from the neighborhood center down to Bear Creek, allowing for an innovative residential development opportunity of housing fronting onto a steep pedestrian street, rather than an automobile street. PROPERTY OWNER BENEFITS PA96-133 Ashland Planning Department -- Staff Report City of Ashland October 29, 1996 Page 5 Increased Development Opportunities Predictable Development Pattern "Easier" Land Use Process (due to predictability) COMMUNITY BENEFITS Predictable Development Pattern Known development Not "piecemeal" Greenway/Floodplain preservation "open" design for public use/interaction 3. Improved street network - neighborhood connections "Quality" neighborhood amenities "Boulevard" for North Mountain Avenue Public spaces within the neighborhood - pocket parks mixed use/neighborhood center - reduced auto-reliance 5. Efficient use of serviced land within the city limits - no annexation "The community should demand, as part of the up-zoning of this area, that the neighborhood amenities proposed by Lennertz & Coyle be included as part of any development option. This opportunity for a neighborhood plan provides the only chance to truly require "placemakers" such as North Mountain Boulevard, a public greenway, a neighborhood commons, pocket parks, neighborhood connector trails, etc... For without these amen/ties, the area becomes little more than a standard development seen elsewhere in Ashland, and the community truly suffers a loss." III. Procedural - Required Burden of Proof The adoption of the overall neighborhood plan, incorporating the issues addressed here, is a Type III amendment and subject to the following criteria: Type III amendments may be approved when one of the following conditions exist: a) A public need, supported by the Comprehensive Plan. PA96-133 Ashland Planning Department -- Staff Report City of Ashland October 29, 1996 7 Page 6 b) The need to correct mistakes. c) The need to adjust to new conditions. Where compelling circumstances relating to the general public welfare require such an action. In staff's opinion, we believe that this area was "on hold" for several years, waiting for the extension of services and an increase in demand for developable land within the city. Those items are now in place, and we believe that these "new conditions" (criterion c.) justify the need for these amendments. Further, we believe that the overall development of a neighborhood plan is far superior to the piecemeal re-zoning of certain areas on a case by case basis. IV. Conclusions and Recommendations This is the first "formal" public hearing on this proposal, and Staff is open to any and all suggestions to improvements of the materials presented as part of this neighborhood plan. We must remember that this is "new ground" for all of us, and we need to ensure that our efforts match the issues of development of this area. We recommend that the neighborhood plan be adopted for this area, unless the Commission chooses to extend the process for additional revisions/input. PA96-133 City of Ashland Ashland Planning Department -- Staff Report October 29, 1996 Page 7 Vidnity Map CITY LIMITS EADOW$ PL. NEVADA Neighborhood Plan Area (~ ALICIA AVE. WILLIAMSON WAY NEPENTHE z Open Space Current Comprehensive Plan Desi~na~ions Single Family Residential Reserve // 11 iL., ' : i! Open Space // North Mountain ,ti' $ ; t ! / / .... , ........ ./ -%! Proposed Secondary Zonin$ NM -C NM-G North Mountain Neighborhood Plan Secondary Zoning Overlays NNVC Neighborhood NM-MF Neighborhood Core NM-R15 Neighborhood General NM-R17,5 Neighborhood Edge NM-Civic Civic Spaces (~ NM-O Open Spaces (~ NM-G Greenway NM-MF NM-G J j~ 15 I · i,~loM,¥J.,m ~l~h' Y t I~ O::Y'KIfJ, O00 ~'Ul~eJQ lemda~uo~ aoeds uado leJluaO pooqJoqq~laN ~'Ul~eJO lenlda3ucr3 Conceptual Drawin$ Nelshborhood avic Community Buildln$ ODOT/DLCD T~U,,Xm'O~'rA'r~N & NORTH MO~'F~ N-EIG'ImOR3IOOD Chapter 18.30 NM NORTH MOUNTAIN NEIGHBORHOOD Sections: 18.30.010 18.30.020 18.30.030 18.30.040 18.30.050 18.30.060 18.30.070 18.30.080 18.30.090 18.30.100 18.30.110 Purpose. General Regulations. Neighborhood Central Overlay. Neighborhood Core Overlay. Neighborhood General Overlay. Neighborhood Edge Overlay. Civic Spaces Overlay. Open Spaces Overlay. North Mountain Greenway. Site Plan and Architectural Review Procedure. Applicability of Other Sections of the Land Use Ordinance. 18.30.010 Purpose. This district is designed to provide an environment suitable for traditional neighborhood living, working, and recreation. The NM district and Neighborhood Plan is a blueprint for promoting a variety of housing types, mixed-use developments, neighborhood oriented businesses and community services in a manner which enhances property values and preserves open spaces and significant natural features. 18.30.020 General Regulations. A. Conformance with North Mountain Neighborhood Plan. L-eeatle,,~-ef Land uses, streets, alleys and pedestrian/bicycle accessways shall be located in accordance with those shown on the North Mountain Neighborhood Plan. 1. Major and Minor Amendments a. Major amendments are those which result in any of the following: (1) (2) street to not (3) A change in land use. A change in the street layout plan that requires a to be eliminated or to be located in such a manner as be consistent with the neighborhood plan. A change in the North Mountain Neighborhood Design Standards. (4) A change in planned residential density. (5) A change not specifically listed under the major and North Mountain Neighborhood Zoning Ordinance March 5, 1997 Page 1 minor amendment definitions. b. Minor amendments are those which result in any of the following: (1) Changes related to street trees, street furniture, fencing, or signage. (2) A change in the street layout that requires a local street, alley, easement, pedestrian/bicycle accessway or utility to be shifted more than 50 feet in any direction, as long as the change maintains the connectivity established by the neighborhood plan. 2. Major Amendment Type !1 Procedure. A major amendment to the neighborhood plan shall be processed as a Type II planning action concurrently with specific development proposals. In addition to complying with the standards of this section, findings must demonstrate a. The proposed modification maintains the connectivity established by the neighborhood plan; b. The proposed modification furthers the design and access concepts advocated by the neighborhood plan, including but not limited to pedestrian access, bicycle access, and de-emphasis on garages as a residential design feature; c. The proposed modification will not adversely affect the purpose, objectives, or functioning of the neighborhood plan. d. The proposed modification is necessary to adjust to physical constraints evident on the property, or to protect significant natural features such as trees, rock outcroppings, wetlands, etc..., or to adjust to existing property lines between project boundaries. 3. Minor Amendment Type I Procedure. A minor amendment to the neighborhood plan may be approved as a Type I planning action concurrently with specific development proposals. The request for a minor amendment shall include findings that demonstrate that the change will not adversely affect the purpose, objectives, or functioning of the neighborhood plan. ~.,,.,~v,,.~l..,i..,,,,~,.,, ,,~.,~,,.~,,~..,,.,, ,,~,,,.~, ,,.,l.,v~.,j,,.41,.,,,~r, v~.,.I v, ~.~ ~.,p.,~ ~v ,.,~,~,,,~ may ~' ......... ., ~... ,~... u.....;..... ^..,~....;... if it cc.n ~'" "~' ..... *~'"*' North Mountain Neighborhood Zoning Ordinance March 5, 1997 Page 2 Eo 4. Utilities shall be installed underground to the greatest extent feasible. Where possible, alleys shall be utilized for utility location, including transformers, pumping stations, etc... Lots With Alley Access. If the site is served by an alley, access and egress for motor vehicles shall be to and from the alley. In such cases, curb openings along the street frontage are prohibited. Street, Alley and Pedestrian/bicycle Accessway Standards. The standards for street, alley, and pedestrian/bicycle accessway improvements shall be as designated in the North Mountain Neighborhood Design Standards. Minimum Density. Proposals resulting in the creation of additional parcels or greater than three units on a single parcel shall provide for residential densities between 75 to 110 percent of the base density for a given overlay, unless reductions in the total number of units is necessary to accommodate significant natural features, topography, access limitations or similar physical constraints. (Proposals involving the development of neighborhood commercial businesses and services shall be exempt from the above requirements). Density Transfer. Density transfer within a project from one overlay to another may be approved if it can be shown that the proposed density transfer furthers the design and access concepts advocated by the neighborhood plan, and provides a diversity in size and style of housing types. Drive-Up Uses. Drive-Up uses are not permitted within the North Mountain Neighborhood Plan area. Performance Standards Overlay. All applications involving the creation of three or more lots shall be processed under the Performance Standards Option chapter 18.88. Fencing. No fencing exceeding three feet in height shall be allowed in the front lot area between the structure and the street. No fencing shall be allowed in areas designated as Floodplain Corridor. Adjustment of Lot Eries. As part of the approval process for specific development proposals, adjustments to proposed lot lines may North Mountain Neighborhood Zoning Ordinance March 5, 1997 Page 3 be approved consistent with the density standards of the neighborhood plan zoning district. 18.30.030 Neighborhood Central Overlay -- NM-C. Do Permitted Density. The density shall be computed by dividing the total number of dwelling units by the acreage of the project, including land dedicated to the public. Fractional portions of the answer shall not apply towards the total density. Base density for the Neighborhood Central Overlay shall be 20 units per acre, however, units of less than 500 square feet of gross habitable area shall count as 0.75 units for the purposes of density calculations. Off-Street Parking. In all areas within the Neighborhood Central Overlay, all uses are not required to provide off-street parking or loading areas, except for residential uses where one space shall be provided per residential unit. All parking areas shall comply with the Off-Street Parking chapter and the Site Review chapter. Area, Yard Requirements: There shall be no minimum lot area, lot coverage, front yard, side yard or rear yard requirement, except as required under the Off-Street Parking Chapter or where required by the Site Review Chapter. Solar Access: The solar setback shall not apply in the Neighborhood Central Overlay. Permitted Uses. The following uses are permitted in the NM-C overlay subject to conditions limiting the hours and impact of operation; 2. 3. 4. 5. o Residential Uses, subject to the above density requirements. Home Occupations. Parks and Open Spaces. Agriculture. Neighborhood Oriented Retail Sales and Personal Services, with each building limited to 3,500 square feet of total floor area. Professional Offices, with each building limited to 3,500 square feet of total floor area. Restaurants. Manufacturing or assembly of items sold in a permitted use, provided such manufacturing or assembly occupies 600 square feet or less, and is contiguous to the permitted retail outlet. Basic Utility Providers, such as telephone or electric providers, with each building limited to 3,500 square feet of total floor area. Community Services, with each building to 3,500 square feet of North Mountain Neighborhood Zoning Ordinance March 5, 1997 Page 4 Fo total floor area. 11. Churches or Similar Religious Institutions, when the same such use is not located on a contiguous property, nor more than two such uses in a given Overlay. 12. Neighborhood Clinics, with each building limited to 3,500 square feet of total floor area. Conditional Uses. 1. Temporary Uses. 2. Public Parking Lots. 18.30.040 Neiqhborhood Core Overlay -- NM-MF. Ao Permitted Density. The density shall be computed by dividing the total number of dwelling units by the acreage of the project, including land dedicated to the public. Fractional portions of the answer shall not apply towards the total density. Base density for the Neighborhood Core Overlay shall be 12.0 units per acre, however, units of less than 500 square feet of gross habitable area shall count as 0.75 units for the purposes of density calculations. 1. Minimum density requirements. Subdivisions or multi-family developments shall be developed, or clearly demonstrate that further development will occur, in accordance with the minimum density standard described in 18.030.020 D. Off-Street Parking. In all areas within the Neighborhood Core Overlay, off-street parking shall be provided in accord with the chapter on Off- Street Parking. Yard Requirements. 1. Front Yards. Shall be a minimum of 10 feet and a maximum of 25 feet, excluding garages. Front yards may be reduced to 5 feet for enclosed porches with a minimum depth of six feet. Garages shall be setback a minimum of 15 feet from the front building facade and 20 feet from the sidewalk. No greater than 50 percent of the total lineal building facade facing the street shall consist of garage, carport or other covered parking space. 2. Side Yards. Five feet per story, excluding upper floor dormer space. Ten feet when abutting a public street. Single story, detached garages and accessory structures shall have a minimum three foot side yard, except that no side yard is required for accessory buildings sharing a common wall. 3. Rear Yards. Ten feet per story, with the exception of upper floor dormer space which may be setback 15 feet. Single story, North Mountain Neighborhood Zoning Ordinance March 5, 1997 Page 5 detached garages and accessory buildings, and two story accessory buildings adjacent to an alley shall have a minimum rear yard of four feet. Lot Coverage: 75 percent Permitted Uses. 1. Residential Uses, subject to the above density requirements. 2. Home Occupations. 3. Parks and Open Spaces. 4. Agriculture. 18.30.050 Neighborhood General Overlay -- NM-R15. Permitted Density. The density shall be computed by dividing the total number of dwelling units by the acreage of the project, including land dedicated to the public. Fractional portions of the answer shall not apply towards the total density. Base density for the Neighborhood General Overlay shall be 5.0 units per acre. Accessory Residential Units shall not be included in base density calculations. Off-Street Parking. In all areas within the Neighborhood General Overlay, off-street parking shall be provided in accordance with the General Regulations of this chapter and the Off-Street Parking chapter. Yard Requirements. 1. Front Yards. Shall be a minimum of 10 feet and a maximum of 25 feet, excluding garages. Front yards may be reduced to 5 feet for enclosed porches with a minimum depth of six feet. Garages shall be setback a minimum of 15 feet from the front building facade and 20 feet from the sidewalk. No greater than 50 percent of the total lineal building facade facing the street shall consist of garage, carport or other covered parking space. 2. Side Yards. Five feet per story, excluding upper floor dormer space. Ten feet when abutting a public street. Single story, detached garages and accessory structures shall have a minimum three foot side yard, except that no side yard is required for accessory buildings sharing a common wall. 3. Rear Yards. Ten feet per story, with the exception of upper floor dormer space which may be setback 15 feet. Single story, detached garages and accessory buildings, and two story accessory buildings adjacent to an alley shall have a minimum rear yard of four feet. Permitted Uses. 1. Residential Uses, subject to the above density requirements. North Mountain Neighborhood Zoning Ordinance March 5, 1997 Page 6 18.30.060 A. 2. Home Occupations. 3. Parks and Open Spaces. 4. Agriculture. Special Permitted Uses. 1. Accessory Residential Units, subject to the following requirements: a. The proposal must comply with lot coverage and setback requirements of the underlying zone. b. That the maximum number of dwellings not exceed two per lot. c. That the maximum gross habitable floor area (GHFA) of the accessory residential unit not exceed 50% of the GHFA of the primary residence on the lot, and shall not exceed 750 sq. ft. GHFA. Second story accessory residential units constructed above a detached accessory building shall not exceed 500 sq. ft. GHFA. d. Additional parking shall be in conformance with the Off- Street Parking provisions for single-family dwellings of this title. 2. Community Services, with each building limited to 2,500 square feet of total floor area. Neighborhood Edge Overlay -- NM-R17.5. Permitted Density. The density shall be computed by dividing the total number of dwelling units by the acreage of the project, including land dedicated to the public. Fractional portions of the answer shall not apply towards the total density. Base density for the Neighborhood Edge Overlay shall be 3.6 units per acre. ^ccessory Residential Units shall not be included in base density calculations. Off-Street Parking. In all areas within the Neighborhood Edge Overlay, off-street parking shall be provided in accordance with the General Regulations of this chapter and the Off-Street Parking chapter. Yard Requirements. 1. Front Yards. Shall be a minimum of 10 feet and a maximum of 25 feet, excluding garages. Front yards may be reduced to 5 feet for enclosed porches with a minimum depth of six feet. Garages shall be setback a minimum of 15 feet from the front building facade and 20 feet from the sidewalk. No greater than 50 percent of the total lineal building facade facing the street shall consist of garage, carport or other covered parking space. 2. Side Yards. Five feet per story, excluding upper floor dormer space. Ten feet when abutting a public street. Single story, North Mountain Neighborhood Zoning Ordinance March 5, 1997 Page 7 detached garages and accessory structures shall have a minimum three foot side yard, except that no side yard is required for accessory buildings sharing a common wall. 3. Rear Yards. Ten feet per stow, with the exception of upper floor dormer space which may be setback 15 feet. Single stow, detached garages and accessory buildings, and two stow accessory buildings adjacent to an alley shall have a minimum rear yard of four feet. Permitted Uses. 1. Residential Uses, subject to the above density calculations. 2. Home Occupations. 3. Parks and Open Spaces. 4. Agriculture Special Permitted Uses. 1. Accessory Residential Units, subject to Site Review approval under a Type I Procedure and the following requirements: a. The proposal must comply with lot coverage and setback requirements of the underlying zone. b. That the maximum number of dwellings not exceed two per lot. c. That the maximum gross habitable floor area (GHFA) of the accessory residential unit not exceed 50% of the GHFA of the primary residence on the lot, and shall not exceed 750 sq. ft. GHFA. Second story accessory residential units constructed above a detached accessory building shall not exceed 500 sq. ft. GHFA. d. Additional parking shall be in conformance with the Off- Street Parking provisions for single-family dwellings of this title. Floodplain Corridor 1. Developments including lands within the identified floodplain corridor, including street development, shall comply with the following requirements: a. A hydrologic study prepared by a geotechnical expert shall be submitted concurrently with specific development proposals indicating the impact of the development on the floodplain corridor, and all efforts to be taken to mitigate the negative impacts from flooding in the area of the floodplain corridor and areas of historic flooding. b. The design of Greenway Drive, as indicated on the neighborhood plan, shall incorporate flood protection measures, as determined by a geotechnicat expert, in the North Mountain Neighborhood Zoning Ordinance March 5, 1997 Page 8 overall design of the new street. Such protection measures shall address flooding in the floodplain corridor and in areas of historic flooding. A grading plan for the overall development, indicating grade relationships between the development and the floodplain corridor, shall be included with the specific development proposal. A statement shall be included, prepared by a geotechnical expert or licensed surveyor, indicating that the finish grade for all buildable areas outside of the floodplain corridor shall be at or above the Ashland floodplain corridor elevations indicated on the officially adopted city maps. 18.30.070 Civic Spaces Overlay -- NM-Civic. General Requirements: Civic spaces identified on the Neighborhood Plan map shall be developed as part of a specific project approval. If the project is proposed to be developed in phases, 50 percent of the area of the Civic Space shall be developed in the first phase with the remainder of the area to be developed prior to building permit issuance for 2/3 thirds of the project's units. Permitted Uses of Civic Spaces. 1. Community Services. 2. Recreation and Open Space. 3. Agriculture, including community garden space. 18.30.080 Open Spaces Overlay -- NM-O. General Requirements: Open spaces identified on the Neighborhood Plan map shall be developed as part of a specific project approval. If the project is proposed to be developed in phases, 50 percent of the area of the Open Space shall be developed in the first phase with the remainder of the area to be developed prior to building permit issuance for 2/3 thirds of the project's units. 18.30.090 North Mountain Greenway Overlay-- NM-G. Applicability. All projects containing land identified on the North Mountain Neighborhood Plan Map as part of the North Mountain/Bear Creek Greenway shall dedicate that area so designated to the City of Ashland for park purposes. It is recognized that the upzoning of properties as part of the North Mountain Neighborhood Plan imparted significant value to the land, and the required dedication of those lands North Mountain Neighborhood Zoning Ordinance March 5, 1997 Page 9 18.30.100 within the North Mountain/Bear Creek Greenway for park purposes is proportional to the value bestowed upon the property through the change in zoning designation. Dedication on Final Survey Plat. The dedication of lands within the North Mountain/Bear Creek Greenway shall be indicated on the final. survey plat accompanying all partitions, subdivisions and Performance Standards developments. Development Restrictions. It is recognized that lands within the North Mountain/Bear Creek Greenway are identified as part of Ashland's Floodplain Corridor Lands, and are prohibited from further development, except as outlined in the Physical and Environmental Constraints chapter. Prohibition of Density Transfer. No transfer of density from lands identified within the North Mountain/Bear Creek Greenway shall be permitted. It is recognized that the upzoning associated with the North Mountain Neighborhood Plan accommodated such transfers. Greenway Drive. The design of Greenway Drive, as indicated on the neighborhood plan, shall incorporate flood protection measures, as determined by a geotechnical expert, in the overall design of the new street. Such protection measures shall address flooding in the floodplain corridor and in areas of historic flooding. Site Plan and Architectural Review Procedure. Project Applicability. The following planning applications shall comply with applicable North Mountain Neighborhood Design Standards and all other requirements outlined in the Site Design and Use Standards chapter 18.72. Performance Standards Option Developments. a. For applications processed under the Performance Standard's Option, the following additional information shall be provided: i. Typical elevations incorporating the architectural elements described in the North Mountain Neighborhood Design Standards shall be included for all proposed buildings as part of the application for Final Plan. Partitions. All Development Requiring Site Plan Approval under the Site Design and Use Chapter 18.72. Review and Approval Procedure. All land use applications shall be reviewed and processed in accordance with the requirements described North Mountain Neighborhood Zoning Ordinance March 5, 1997 Page 10 18.030.110 in the Procedures chapter 18.108. C. Supplemental Approval Criteria. In addition to the criteria for approval required by other sections of the land use ordinance, applications within the NM land use district shall also address the following criteria: Ao 1. That a statement has been provided indicating how the proposed application conforms with the general design requirements of the North Mountain Neighborhood Plan, including density, transportation, building design, and building orientation. 2. That the proposed application complies with the specific design requirements as provided in the North Mountain Neighborhood Design Standards. Applicability_ of Other Sections of the Land Use Ordinance. Interpretation. Where the provisions of this Chapter conflict with comparable standards described in any other ordinance, resolution or regulation, the provisions of the North Mountain Neighborhood zoning district shall govern. G:\BILL\NMZONE4.ORD North Mountain Neighborhood Zoning Ordinance March 5, 1997 Page 11 Introduction The initiation of this neighborhood Plan was directed by the City Council of the City of Ashland. A Steering Committee, comprised of residents and property owners, was formed and the guidelines were developed as a joint effort by the Steering Committee and Community Development Department's Planning staff members. Throughout the process and during three study sessions, additional input from the Ashland Planning Commission was given to staff and formulated into this document. In addition, the City received a grant from the Oregon Department of Land Conservation and Develop- ment (DLCD) and the Oregon Department of Transportation (ODOT) for the hiring of the consulting firm Lennartz & Coyle, Architects & Town Planners. Lennartz & Coyle completed a four day planning charrette with the citizens of Ashland to formulate the basic land use principles for the North Mountain Neighborhood. Location and Character The North Mountain Neighborhood Plan Area contains approximately 53 acres and is located south of Interstate 5 and north of the North Mountain Avenue/Hersey Street intersection. Access to the area is provided via North Mountain Avenue. The characteristics of the area consist of rolling terrain and pas- tures, the Bear Creek Flood Plain, possible jurisdictional wetlands, and approximately nine residences dot the landscape. The area has been included in the Ashland City limits for many years, but has experi- enced limited growth due to a lack of public facilities including: sewer, water, and paved streets. When the City's Comprehensive Plan was prepared in the late 1970's, this area was given a large lot zoning designation to discourage urbanization until full urban services were available. Therefore, the zoning has been RR.5 (half acre zoning) for more than 20 years. Recently, the construction of a Senior Housing complex consisting of multiple housing types has begun east of the subject area. The land use pattern and building architecture of the Senior Housing project is similar to the Design Standards established within this document. Purpose of the Design Standards The purpose of the plan is to provide a comprehensive set of design standards, policies, and regulations to guide future development within the identified plan area. Through the use of the standards a greater sense of neighborhood can be accomplished, as well as accommodating all forms of transportation, in- cluding walking, bicycling and busing. Page 54 - North Mountain Neighborhood 'Draft Design Standards~ A. Housing 1. Architectural Design 2. Orientation 3. Repetitive Elevations 4. Building Setbacks 5. Garage & Accessory Structure Setbacks 6. Terracing 7. Porches 8. Driveways 9. Accessory Residential Units Neighborhood Central 1. Transitional Architectural Design 2. Architectural Character 3. Building Setbacks & Height 4. Parking: Location, Design & Joint Use 5. Mixed Uses Street Types & Design 1. Street Types 2. Planter Strips 3. Street Lighting 4. Street Furniture Open Space and Neighborhood Focal Points 1. Open Space 2. Neighborhood Focal Points North Mountain Neighborhood NDcsign Standards - 11/96N Page 55 A. Housing The following design standards are intended to describe specific site planning and design principles for residential developments. While the standards are specific, the intent is not to limit innova- five design, but rather provide a framework for clear direction and minimum standards. Architectural Design Residential dwelling's street elevations shall be broken with re- veals, recesses, trim elements and other architectural features for interest. In addition, two of the following nine design features must be provided along the front of each residence: 1. Dormers 2. Gables 3. Recessed entries 4. Covered porch entries 5. Cupolas 6. Pillars or Posts 7. Bay window (min. 12" projection) 8. Eaves (min. 6" projection) 9. Off-sets in building face or roof (min. 16") Orientation One of the best ways to make a residence and neighborhood welcoming is to orient the primary elevation towards the street. Without having to incorporate significant architectural features to embellish the front of a residence, a front door, framed by a simple porch or portico, clearly visible from the street creates not only neighborly friendliness, but also neighborhood awareness. Repetitive Elevations Excessive repetition of identical floor plans and elevations are not interesting and lack imagination. The information age allows today's architects and design professionals to generate diverse, attractive and functional house plans at a minimal expense. Excessive repetition of identical floor plans and elevations shall be discouraged within the North Mountain Neighborhood. A-1 A-3 A-4 i Page 56 North Mountain Neighborhood 37 'Draft Design Standards' Building Setbacks All building setbacks, other than garages or accessory units ac- cessed from an alley, shall be subject to the setback standards established in Chapter 18.30 of the Ashland Municipal Code. Garage & Accessory Structure Setbacks To create a better streetseape appearance and a more interesting neighborhood, the focus of the North Mountain Neighborhood should be on the houses rather than garages or accessory struc- tures. Design and setback standards shall ensure each feature is discrete and not overwhelming. Where no alleys are present, garages should be located a mini- mum of 15' behind the primary facade and a minimum of 20' from the sidewalk. Garages or accessory structures adjacent to an internal property line (i.e., neighbor's residence) should main- tain a minimum first floor side yard setback of 4' and a second floor setback of 6', excluding dormers. No side yard setback is required when two or more garages are attached by a common wall between the property line. Garages or accessory structures accessed from the alley should have a minimum 4' rear yard set- back (see Illustrations A-6 & 7). Garage width should be kept to a minimum whenever possible. Although not an overly "roomy" width, a 22' wide garage, from end to end, accommodates two standard sized vehicles. For addi- tional storage needs, expansion of the garage's depth should be considered. Common wall garages shall have one of the facades offset by 3' in order to avoid linear repetition. Terracing Grading for new homes and accessory structures should be mini- mized wherever possible. The design of these buildings should incorporate sensitive design dements which work with the natu- ral grade instead of changing the grade to work with the building. Terracing, as shown in Illustration A-8 to the right, should be incorporated into the design of each lot's development. "Terraces" help ease transition between the public and private space. A-6 A-7 A-8 alle) North Mountain Neighborhood "Design Standards- 11/96" Page 57 Porches Porches are by far the most common architectural element added to a street friendly house. Porches encourage social interaction with neighbors and provide a cool place to sit on hot evenings, acting like an outside room. Columns and railings define the edges or "walls" of this room. Porches should be large enough to allow at least one person to sit facing the street - 8 feet wide - and deep enough to allow a per- son to stand while the door is opening - 6' deep. Porches with dimensions less than 8' X 6' are often used as storage areas for bikes, barbecues, etc., and do not realistically function as ~out- door rooms" (see Illustration A-9). Where possible, porches shall be incorporated into building de- signs within the North Mountain Neighborhood. Driveways A narrow driveway width has many advantages to the streetscape. A narrower driveway with less concrete is visually more attrac- five, creates a more accommodating pedestrian environment, in- creases on-street parking, and increases the number of street trees. Single home driveways should be no greater than 9' wide (mea- sured at street). Where no alley is present and two garages share a common wall, a common driveway 12' in width may be used, but shall serve both garages. Accessory Residential Units Accessory residential units, in the form of garage apartments or backyard cottages, shall be a special permitted use within por- tions of the NM zoning district. These small rental units provide affordable housing interspersed with more expensive housing. Considerate design and placement standards shall be incorporated into the development of accessory residential units. When adja- cent to a side property line the second floor area should be stag- gered and minimized. However, with the addition of a dormer, this point could be achieved without an additional setback or mini- mizing floor area. A-9 .~ ~ nd~mum A-Il Page 58 North Mountain Neighborhood "Draft Design Standards~ B. Neighborhood Central Neighborhood Central District In addition to the following, refer to the Site Design and Use Standards, Section II-C, for the neighborhood central develop- ment standards: Transitional Architectural Design The completion of the neighborhood central area will likely take several years. The residential areas of the plan and neighboring sites will likely need to be fully developed in order for the com- mercial uses to be viable. Until that time, new buildings shall be constructed to accommodate residential uses, but designed in a way that will allow a simple transition to commercial use. Architectural Character The architectural character of the commercial buildings should reflect their importance as a focus of the North Mountain Neigh- borhood. Rather than taking on a residential appearance, these buildings should emulate a traditional storefront appearance. Ashland has many storefront buildings which should be looked at for reference but not duplication. These buildings have a simple and flexible form, yet have a strong architectural identity. BuiMing Setbacks & Height Buildings shall be built up to the front and side property lines. Along the front, exceptions will be allowed to create courtyards, seating areas for cafes, or other special uses (see Illustration B-3). These areas should be designed to further the activity along the streets. Arcades, awnings, bays, and balconies shall extend over walkways to form a continuous covered walk. In only rare cases should the facade of the second story extend beyond the first floor's front setback. A side yard property setback should only be considered when the building is adjacent to a residential zone or pedestrian access is needed from a rear parking area. A side yard setback accom- modating a rear parking area shall only occur at mid-block be- tween two buildings (see Illustration B-4). B-2 ! ~" front ~etback build-to-line ~ot -p'ermitted B-4 Primary Street North Mountain Neighborhood "Design Standards- 11/96" - Page 59 Transit Facilities The neighborhood central area will need a transit shelter which not only serves patrons of the commercial businesses, but also serves the neighborhood's residents. The general design of the facility should be consistent with the City's adopted bus shelter design. While transit service is not presently available to the neighbor- hood, the overall density of the area will ulitimately support it. The integration of a transit shelter within the neighborhood cen- tral area will further its use. Mixed Uses Second story apartments over ground floor shops are encour- aged wherever possible. Bays and balconies are encouraged to provide outlooks and create an articulated rhythm and visual interest (see Illustration B-7). 11 1 'rR.M.)ITION~ ~'l'l~l=,'f ~ETWORK L B-7 Page 60 - North Mountain Neighborhood "Draft Design Standards" C. Street Types & Design Street Types Several types of residential streets are planned for in the North Mountain Neighborhood. These streets would extend through the planned area to accommodate not only multi-modal move- ment, but also a variety of circulation options. Greenway Drive The Greenway Drive, as shown in Illustration C-l, has a 49' right- of-way which provides for a travel surface of 28', an 8' planting strip, and two sidewalks. The sidewalk on the residential side is 5' and on the side of the Bearcreek Greenway an 8' sidewalk is shown. In cases where medians are identified on the North Moun- tain Neighborhood Plan, the median width shall be 8' and the two travel lanes 10'. Neighborhood Access Street The primary type of street traversing the neighborhood is the Neighborhood Access Street. This street has a 48' right-of-way which provides for a 15' travel surface, 7' parldng bays, two 8' planting trips and two 5' sidewalks (see Illustration C-2). Alleys One of the most important features making up a successful neigh- borhood is the alley. Alleys allow parking to be located at the property' s rear. By making this shift the negative impacts of "ga- rage proliferation", pedestrian and vehicle conflicts at curb-cuts and excessive amounts of hard surface are removed. In addition, the front of the home and the street have the maximum opportu- nity for social interaction. The alley's cross section (C-3) identifies a 20' right-of-way. The improved width is 12' with two planted or graveled four foot wide strips. The cross section also identifies garages and/or accessory units with a 4' rear yard setback. Pedestrian Accessways The North Mountain Neighborhood offers many natural and built amenities. The Pedestrian Accessway, separate from the Bear Creek multi-use path, will entice the pedestrian into a quick and convenient alternative route. Ashland has several pedestrian North Mountain Neighborhood C-1 Bear walk Creek Floodplain GREENWAY 28' 8' 5' travel lane planterWalk parking both sides DRIVE 49' ROW C-2 5' 8' 7' 15' 8' 5' planter travel lane planter walk parking one walk side NEIGHBORHOOD ACCESS STREET 4e' ROW C-3 structur~ 4' 4' 12' 4' setback clearance travel clearance lane fence (no setback) ALLEY - 20 ROW C-4 low fence t~!I or wall ! 3' 6' 3' setback walk setback PEDESTRIAN ACCESSWAY 12' ROW "Design Standards-11/96" - Page 61 accessways, the most notable, the Alice Peil Walkway located off of Granite Street. The Pedestrian Access cross section (C- 4) identifies a 12' right-of-way. Neighborhood Commercial Street As the focal point of the North Mountain Neighborhood, the commercial street area should portray a strong "sense of place". This is the place where neighbors will comfortably socialize on the sidewalk or plaza area before and after they patronize their neighborhood market, coffee shop, video store, etc. The neighborhood's commercial street cross section (C-5) shows a 45' right-of-way improvement. A 10' wide sidewalk, a 17' deep parking space (angled 60 degrees), and an 18' one way travel lane. Street trees planted within the sidewalk and be- tween the parking area and the pedestrian path are also shown.' The appropriate tree spacing should be no greater than 30'. North Mountain Avenue As the entrance to the neighborhood and the primary access route, North Mountain Avenue shall have significant design components that evokes a welcome and inviting feeling. Illustration C-6 to the right identifies a tree-lined street which provides not only an efficient vehicle, bicycle and pedestrian thoroghfare, but also creates an attractive environment. Planter Strips All development fronting on streets shall be required to plant street trees in accordance with the Street Tree Standards of Chapter 18.72, Site Design and Use Standards. Large stature street trees should be used to provide a canopy effect for resi- dential streets, while smaller stature trees may be more appro- priate along alley frontages. The planting strips will also be planted with low lying ground cover and street trees that can- tilever over the travel lanes and sidewalks. Street Lighting North Mountain, East Nevada, Greenway Drive (new), and streets within the Neighborhood Commercial Overlay shall incorporate pedestrian scaled lighting as shown in the Illustra- tion C-8. Light poles and illuminating fixtures shall be decora- tive in design and shall be similar in design to the lights on Oak Page 62 North Mountain Neighborhood g3 10' 17' sidewalk angled with tree parking lg' one way lane COMMERCIAL STREET 4S' ROW C-6 walk bike & travel travel & bike walk] planter lane median lane planter/ / 1 NORTH MOUNTAIN AVENUE - &4' ROW l ! "Draft Design Standards' Street, between "A" and "B" Streets. Wherever possible, light poles shall be centered within the planter strips and between street trees to increase illumination cast on the sidewalk and street. Light bollards shall be used to illuminate pedestrian accessways. Lighting fixtures for pedestrian use along residential streets and alleys may be attached to building walls, porches, carports or pa- tio walls. Street Furniture Outdoor hardscape elements such as benches, bollards, trash re- ceptacles, mail boxes, light poles, etc. shall be consistent through- out the project area. The use of treated, stained wood, indigenous stone or rock, exposed aggregate concrete and painted steel is acceptable for the construction of street furniture. C-9 North Mountain Neighborhood "Design Standards- 11/96~ Page 65 D- 1 Open Space and Neighborhood Focal Points Opelt Spa¢8 A variety of open space types are located within the North Moun- tain Neighborhood and each type should be designed based upon their environmental impact and benefiting attributes. Open space types within the area include the Bear Creek Floodplain, pocket parks, pedestrian accessways, a commercial common (plaza) and street medians. Each type of open space shall be accessible to the general public at all times. Except for pedestrian accessways and a small picnic area, use of the Bear Creek Floodplain shall be kept to a minimum. No build- ings shall be permitted in the area except for a small gazebo type structure associated with the picnic area. Whenever possible, pocket parks and pedestrian accessways shall be linked to formulate a more interesting and invitable alterna- five. Each should be designed around natural features minimiz- ing their impact, but increasing their appeal. Developments fronting these areas are encouraged as long as vehicular access is from an alley. Street medians or small pocket medians shall be designed with large stature trees, shrubs and perennials flowers as an accent (see Illustration D-2). Use of turf shall be minimized wherever possible. An irrigation system shall be installed at the time of plant installation. A plaza or commons area, similar to the plaza in the downtown, shall be incorporated within the Neighborhood Commercial Over- lay Zone. The area shall be designed to provide adequate shad- ing for comfortable midday summer use and sunny areas for win- ter use. Hardscape areas shall be centrally located, but minimized whenever possible. Benches, newsraeks, kiosks and other street furniture shall be located within the area. The area shall enclose and define the central space of the com- mercial core. The relationship of the maximum height of the sur- rounding buildings to the width of the plaza area should fall be- tween 1:1 and 1:5 to assure spacial definition (see Illustration D- 3). D-2 ~---~ one way \~. ~/ street I I ~--~.-~ street tree~ ~J:dewalk ~-'~/ flowers / / / Page 64 - North Mountain Neighborhood "Draft Design Standards" Neighborhood Focal Point The intersection of Greenway Drive and North Mountain Av- enue should serve as a neighborhood focal point. Special right- of-way design considerations shall be incorporated into the de- velopment of these streets. Illustration D-4 to the right shows typical neighborhood identification features with a median island, neighborhood identification monument, detractive concrete pat- terns, landscaping, gateways etc. North Mountain Neighborhood "Design Standards-11/96" - Page 65