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HomeMy WebLinkAbout2800 North Mountain PlanORDINANCE NO. 2800 AN ORDINANCE ADOPTING THE NORTH MOUNTAIN NEIGHBORHOOD PLAN, CHANGING THE COMPREHENSIVE PLAN MAP AND ZONING MAP DESIGNATIONS FOR THE NORTH MOUNTAIN AREA, ADDING CHAPTER 18.30 NM NORTH MOUNTAIN NEIGHBORHOOD TO THE ASHLAND MUNICIPAL CODE LAND USE ORDINANCE, MODIFYING SECTION 18.62.070.M. OF THE LAND USE ORDINANCE, AND ADDING SECTION VII "NORTH MOUNTAIN NEIGHBORHOOD DESIGN STANDARDS" TO THE SITE DESIGN AND USE STANDARDS. THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS: SECTION 1. The North Mountain Neighborhood Plan (attached Exhibit "A") is adopted in its entirety. SECTION 2. The Comprehensive Plan Map designations for the North Mountain area are changed from the current designation on Exhibit "B" to those indicated on Exhibit "C". SECTION 3. The Zoning Map designations for the North Mountain area are changed from the current designations on Exhibit "D" to those indicated on Exhibits "E" and "F". SECTION 4. Chapter 18.30 is added to the Ashland Municipal Code, Land Use Ordinance, as follows: "Cha.~ter 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 Purpose. General Regulations. Neighborhood Central Overlay. Neighborhood Core Overlay. Neighborhood General Overlay. Neighborhood Edge Overlay. Civic Spaces Overlay. Open Spaces Overlay. North Mountain Neighborhood Plan Ordinance March 18, 1997 Page I 18.30.090 18.30.100 18.30.110 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 Regul~ti0ns. Conformance with North Mountain Neighborhood Plan. 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) A change in land use. (2) A change in the street layout plan that requires a street to be eliminated or to be located in such a manner as to not be consistent with the neighborhood plan. (3) 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 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) ^ 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 II 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 that: a. The proposed modification maintains the connectivity North Mountain Neighborhood Plan Ordinance March 18, 1997 Page 2 Eo 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. 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. North Mountain Neighborhood Plan Ordinance March 18, 1997 Page 3 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 Lines. As part of the approval process for specific development proposals, adjustments to proposed lot lines may be approved consistent with the density standards of the neighborhood plan zoning district. 18.30.030 Neighborhood Central Overlay -- NM-C. 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. 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 North Mountain Neighborhood Plan Ordinance March 18, 1997 Page 4 total floor area. 7. Restaurants. 8. 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. 9. Basic Utility Providers, such as telephone or electric providers, with each building limited to 3,500 square feet of total floor area. 10. Community Services, with each building to 3,500 square feet of 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 Neighborhood Core Overlay -- NM-MF. Co 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 North Mountain Neighborhood Plan Ordinance March 18, 1997 Page 5 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. 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 A. Bo 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. North Mountain Neighborhood Plan Ordinance March 18, 1997 Page 6 18.30.060 A. 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. 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 North Mountain Neighborhood Plan Ordinance March 18, 1997 Page 7 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 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 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, North Mountain Neighborhood Plan Ordinance March 18, 1997 Page 8 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. 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 A. 18.30.080 A. 18.30.090 a. Civic Spaces Overlay -- NM-(;ivi¢. 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. 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. 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 Ordinance March 18, 1997 Page 9 18.30.100 A. Bo North Mountain Neighborhood Plan imparted significant value to the land, and the required dedication of those lands 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 in the Procedures chapter 18.108. North Mountain Neighborhood Plan Ordinance March 18, 1997 Page 10 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: 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. 18.030.110 Applicability of Other Sections of the Lan(;] 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." SECTION 5. Section 18.62.070.M. of the Ashland Municipal Code, Land Use Ordinance relating to the Physical and Environmental Constraints Chapter is modified as follows: "18.62.070 Development Standards for Floodplain Corridor Lends. 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 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 between 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. The design of the street 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 as they relate to the buildable area of the North Mountain Neighborhood. North Mountain Neighborhood Plan Ordinance March 18, 1997 Page 11 2. Proposed development that is not in accord with the North Mountain Neighborhood Plan shall not be permitted to utilize this exception." SECTION 6. Section VII "North Mountain Neighborhood Design Standards" (Exhibit "G") are added to the Site Design and Use Standards of Chapter 18.72 of the Ashland Municipal Code. 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 /~~- , 197_,7 and duly PASSED and ADOPTED this ~/ day of /~_~~? , 19~Z Barbara Christensen, City Recorder SIGNED and APPROVED this Appr~y-~d as t~ l°rm~ Paul Nolte, City Attorney day of ,1997. North Mountain Neighborhood Plan Ordinance March 18, 1997 Page 12