HomeMy WebLinkAbout3031 Croman Site Design & Use Standards
ORDINANCE NO. ?/OJ I
AN ORDINANCE AMENDING AMC 18.72.080.C SITE DESIGN REVIEW
STANDARDS TO ADD NEW SITE DESIGN AND USE STANDARDS FOR
THE CROMAN MILL DISTRICT
WHEREAS, Article 2. Section 1 of the Ashland City Charter provides:
Powers of the Citv The City shall have all powers which the constitutions, statutes, and
common law of the United States and of this State expressly or irnpliedly grant or allow
municipalities, as fully as though this Charter specifically enumerated each of those
powers, as well as all powers not inconsistent with the foregoing; and, in addition thereto,
shall possess all powers hereinafter specifically granted. All the authority thereof shall
have perpetual succession.
WHEREAS, the above referenced grant of power has byen interpreted as affording all
legislative powers home rule constitutional provisions reserved to Oregon Cities. Citvof
Beaverton v. International Ass'n of Firefighters, Local 1660. Beaverton Shop 20 Or. App. 293;
531 P 2d 730, 734 (1975); and
WHEREAS, the City of Ashland Planning Commission considered the above-referenced
recommended arnendrnents to the Ashland Municipal Code and Land Use Ordinances at a duly
advertised public hearing on January 12, 2010 and subsequent public hearing continuance dates,
and on February 23, 2010, following deliberations, recommended approval of the amendments
by a vote of 6-2; and
WHEREAS, the City Council of the City of Ashland conducted a duly advertised public hearing
on the above-referenced'amendments on April 6, 2010 and on subsequent public hearing
continuance dates; and
WHEREAS, the City Council of the City of Ashland, following the close of the public hearing
and record, deliberated and conducted first and second readings approving adoption of the
Ordinance in accordance with Article 10 of the Ashland City Charter; and
WHEREAS, the City Council of the City of Ashland has determined that in order to protect and
benefit the health, safety and welfare of existing and future residents ofthe City, it is necessary
to amend the Ashland Municipal Code and Land Use Ordinance in manner proposed, that an
adequate factual base exists for the amendments, the amendments are consistent with the
comprehensive plan and that such amendments are fully supported by the record of this
proceeding.
THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS:
SECTION 1. The above recitations are true and correct and are incorporated herein by this
reference,
Page 1 of2
SECTION 2. The Ashland Site Design and Use Standards authorized in Section 18.72.080.C,
are hereby amended to add a new Subsection VIII [CROMAN MILL DISTRICT STANDARDS]
and is set forth in full codified form on the attached Exhibit A and made a part hereof by this
reference, and said section is hereby added to the Ashland Municipal Code.
SECTION 3. Severability. The sections, subsections, paragraphs and clauses of this ordinance
are severable. The invalidity of one section, subsection, paragraph, or clause shall not affect the
validity of the remaining sections, subsections, paragraphs and clauses,
SECTION 4. Codification. Provisions of this Ordinance shall be incorporated in the City Code
and the word "ordinance" may be changed to "code", "article", "section", or another word, and
the sections of this Ordinance may be renumbered, or re-lettered, provided however that any
Whereas clauses and boilerplate provisions, and text descriptions of amendments (i.e. Sections 1-
4) need not be codified and the City Recorder is authorized to correct any cross-references and
any typographical errors.
The foregoing ordinance was first read bY,"'" muy io ~iili Artid, X,
Section 2(C) of the City Charter on the ~ day of ,2010,
and duly PASSED and ADOPTED this J.2.. day of , 2010.
~)/(~
Barbara M. Christensen, City Recorder
SIGNED and APPROVED this 1i- day of ~01O.
, ~
Stromberg, Mayor
Page 2 0[2
SECTION VIII
Croman Mill District Standards
Adopted by the Ashland City Council calli
Ordinance !!!!!1
A. Street Standards
VIII-A-1 Street Desian
The design and construction of streets and public improvements shall be in accordance with
the Ashland Street Standards, except as otherwise required for the following facilities within
the Croman Mill District. A change in the design of a street in a manner inconsistent with the
Croman Mill District Street Design Standards requires a minor amendment in accordance
with Section 18.53.020.B.
1. Central Boulevard
The tree-lined boulevards along Siskiyou Boulevard and Ashland Street are an easily
identifiable feature of Ashland's boulevard network. Application of this street design to
the Central Boulevard will create a seamless boulevard loop, linking the Croman Mill
district with downtown Ashland. The Central Boulevard also serves as the front door to
the Croman Mill district, creating a positive first impression when entering the district.
Options addressing the street configuration and intersection geometry will be evaluated
with the final design of the Central Boulevard.
MedianlTumlane
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Central Boulevard
2. Phased Street Plan
Build-out of the Central Boulevard can be accommodated through a phased
development plan.
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a. Phase I implementation will require:
i. Maintain the existing Mistletoe Road alignment from Tolman Creek Road to the
northwest corner of the Croman Mill site.
ii. Include developer-constructed minor improvements to the existing portion of
Mistletoe Road such as a minimum six-foot wide sidewalk on the north side of
the street, two 11-foot travel lanes and the addition of a left-tum pocket at the
intersection with Tolman Creek Road.
iii. A developer-constructed three-lane Central Boulevard from the northwest comer
of the district to Siskiyou Boulevard.
b. Phase II irnplementation will require:
i. Options addressing the street configuration and intersection geometry will be
evaluated with the final design of the Central Boulevard. Final street
configuration may involve a modification in the Central Boulevard cross section
(e.g. delete on-street parking lanes) to address limitations to right-of-way width
(e.g. existing buildings).
ii. The altemative Central Boulevard location and realignment of Tolman Creek
Road is contingent upon property owners consent, and future sale and relocation
of the existing OOOT maintenance yard.
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3. Tolman Creek Road Realignment
Additional traffic will be generated by the
redevelopment of the Croman Mill district The
alternative Central Boulevard location includes
theJealignment of Tolman Creek Road with the
Central Boulevard to discourage non-local
through traffic in the Tolman Creek neighborhooa
and in the Bellview School area. The
modifications to the street network will preserve
neighborhood character and address impacts to
the neighborhood by directing traffic away from
the neighborhood and Bellview School, and
toward the Croman Mill district while maintaining
access to Tolman Creek Road for neighborhood-
generated trips.
Key elements of the realigned Tolman Creek
Road include:
a. Two through traffic lanes and a northbound turn
lane,
b. New traffic signal.
c. Bike lanes.
d. Sidewalks separated from auto traffic by
landscaping and canopy trees.
e. Landscaped neighborhood gateway.
f, Evaluation of the intersection alignment of local
streets with Tolman Creek Road including
Takelma Way, Grizzly Drive and Nova Drive.
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Neighborhood Center and Potential Tolman Creek Road Realignment
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4. Local Commercial Streets
Local Commercial Streets provide district circulation to and from employment uses, the
Central Park and the neighborhood center.
Sidewalk
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+-- 38' max. curb-tcx:urb -+- I
local Commercial Street
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5. Protected Bike Lane
The protected bike lane runs parallel to the Central Boulevard and connects with the
City's existing Central Bike Path in two locations - adjacent to the Central Park and at
the neighborhood center.
The design of the protected bike lane should include
the following elements:
a. A grade-separated two-way colored bicycle lane
buffered from on-street parking by landscaping.
b. A sidewalk separated from the bicycle lane by
striping, bollard, grade separation or other
treatments.
c. Tabled intersections,
d. Elimination of auto right tums on red at
intersections.
e. Incorporate rumble strips along the bike lane at
the approaches to all intersections.
f. Signage, lighting or other treatments to alert
drivers, pedestrians and riders approaching
intersections.
g. Consideration of a bikes-only signal phase at
signalized intersections.
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loading Zone
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7' +-10'-+6.t
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Local Commercial Street with Protected Bike Lane
6. Multi-use Paths
The multi-use paths provide pedestrian and bicycle connections between the district and
adjacent neighborhood, employment and commercial areas. The plan includes the
extension of the Central Bike Path and the establishment of the Hamilton Creek
Greenway trail. The Central Bike Path extends the existing multi-use path along the
southem edge of the CORP rail line within a 20-foot wide dedicated easement, and
serves as a viable commuter route and link to the downtown. The Hamilton Creek
Greenway trail provides access to the neighborhood center and an eastlwest connection
across the creek.
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Una Sidewalk Path
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Central Bike Path
8' Par1aow
Required When
loading Zone
is Not Provided
Sidewalk. Multi-Use
Path
Porlaow
Sidewalk
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7. Accessways
The accessways are intended to balance circulation needs of pedestrians, bicycles and
vehicular access, and to preserve the grid that encourages development of a form that is
of human scale and proportion. The accessways would connect the Central Boulevard to
the Central Bike Path and allow for shared bicycle, travel lanes, optional on-street
parking, and temporary loading zones as necessary to serve development sites.
Sidewalk Optional Shored Bicycle
Par1<ing or and Auto
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level
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Optional
Parking or
loading
Zone
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with 6' sidewalk
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t 7' +-10' + 10'-+ 7' t 13' t
t-- 34' max. curb-to-curb --t
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Accessway: Full Street Option
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VIII-A-2 Limited Auto Access Streets
Developments abutting the Central Boulevard and the
Central Park shall not have curb cuts through the
sidewalk and the protected bike lane on the Limited Auto
Access Streets as indicated on the Limited Access
Streets map. A modification of a driveway access
location in a manner inconsistent with the Croman Mill
District Standards requires a minor amendment in
accordance with Section 18.53.020.8.
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VIII-A-3 Access
1. Street and driveway access points in the Croman
overlay zones shall be limited to the following.
a. Distance Between Driveways.
On Collector Streets - 75 feet
On Local Streets and Accessways - 50 feet
b. Distance from Intersections
On Collector Streets - 50 feet
On Local Streets and Accessways - 35 feet
2. Shared Access. All lots shall provide a shared driveway aisle to abutting parking areas that
is at least 20 feet in width. The applicant shall grant a common access easement a'cross the
lot. If the site is served by a shared access or alley, access for motor vehicles must be from
the shared access or alley and not from the street frontage.
VIII-A-4 On-Street Parkina
On-street parallel parking may be required along the
Central Boulevard and local streets as indicated on the
On-Street Parking map. If on-street parking is required
on streets identified on the On-Street Parking map,
angled parking and loading zones are prohibited on
these streets, Options addressing the street configuration
will be evaluated with the final design of the streets
identified on the On-Street Parking map.
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B. Design Standards
The Groman Mill District Design Standards provide specific requirements for the physical
orientation, uses and arrangement of buildings; the management of parking; and access to
development parcels. Development located in the Groman Mill District shall be designed and
constructed consistent with the following Design Standards. Additional design standards
apply and are specified for developments located adjacent to an Active Edge Street, or that
are located within the NG, MU and OE overlay zones. A site layout, landscaping or building
design in a manner inconsistent with the Groman Mill District Design Standards requires a
minor amendment in accordance with Section 18.53.020.B.
VIII-B-1 Orientation and Scale
1. Buildings shall have their primary 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. All front doors must face streets and walkways. Where buildings are
located on a corner lot, the entrance shall be oriented toward the higher order street or
to the lot corner at the intersection of the streets. Buildings shall be located as close to
the intersection corner as practicable. Public sidewalks shall be provided adjacent to a
public street along the street frontage.
2. Building entrances shall be located within ten feet of the public right of way to which they
are required to be oriented. Exceptions may be granted for topographic constraints, lot
configuration, designs where a greater setback results in an improved access or for sites
with muttiple buildings where this standard is met by other buildings. The entrance shall
be designed to be clear1y visible, functional and shall be open to the public during all
business hours.
3. Automobile circulation or parking shall not be allowed between the building and the right-
of-way.
4. These requirements may be waived if the building is not along an Active Edge Street
and is not accessed by pedestrians, such as warehouses and industrial buildings without
attached offices,
5. Buildings shall incorporate lighting and changes in mass, surface or finish giving
emphasis to entrances.
Additional Orientation and Scale Standards for Developments Adjacent to Active
Edge Streets, or Within NC, MU and OE Overlays:
6, Building frontages greater than 100 feet in length shall have offsets, jogs or have other
distinctive changes in the building fac;ade.
7. Buildings shall incorporate arcades, roofs, alcoves, porticoes and awnings that protect
pedestrians from the rain and sun,
8. Buildings shall incorporate display areas, windows and doorways as follows. Windows
must allow view into working areas or lobbies, pedestrian entrances or displays areas.
Blank walls within 30 feet of the street are prohibited.
a. For Buildings Within the NC, MU and OE Overlays and Not Adjacent to an
Active Edge Street. 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. Up to 40% of the length of the building
perimeter can be exempted for this standard if oriented toward loading or service
areas.
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b. For Buildings Adjacent to Active Edge
Streets. At least 50% of the first-floor fayade is
comprised of transparent openings (clear glass)
between three and eight feet above grade,
VIII-B-2 Parkina Areas and On-site Circulation
1. Primary parking areas shall be located behind
buildings with limited parking on one side of the
building.
2. Parking areas shall be shaded by deciduous trees,
buffered from adjacent non-residential uses and
screened from non-residential uses.
3. Parking areas shall meet the Parking Lot
Landscaping and Screening Standards of Section
11-0 of the Site Design and Use Standards.
Additional Parking Area and On-site Circulation
Standards for Developments Adjacent to Active Edge Streets, or Within NC, MU and
OE Overlays:
4. Parking areas shall be located behind buildings.
S. Protected raised walkways shall be installed through parking areas of 50 or more spaces
or more than 100 feet in average width or depth.
6. Parking lots with 50 spaces or more shall be divided into separate areas and divided by
landscaped areas or walkways at least ten feet in width, or by a building or group of
buildings.
7. Developments of one acre or more must provide a pedestrian and bicycle circulation
plan for the site. On-site pedestrian walkways must be lighted to a level where the
system can be used at night by employees, residents and customers. Pedestrian
walkways shall be directly linked to entrances and to the internal circulation of the
building,
VIII-B-3 Automobile Parking
With the exception of the standards described below, automobile parking shall be provided
in accordance with the Off-Street Parking chapter 18.92, Section VIII-C Croman Mill District
Green Development Standards, and Section 11-0 Parking Lot Landscaping and Screening
Standards of the Site Design and Use Standards.
1. Credit for Automobile Parking. The amount of required off-street parking shall be
reduced by not more than 50%, through application of the following credits,
a. On-Street Credit: One off-street parking space credit for every on-street space.
b. TOM Plan Credit: Through implementation of an individual Transportation Demand
Management (TOM) plan that demonstrates a reduction of long term parking demand
by a percentage equal to the credit requested.
c. Mixed Use Credit: Through a mixed-use parking arrangement that demonstrates the
peak parking demands are offset. The credit shall reduce the off-street parking
requirement by a percentage equal to the offset in parking demand.
d. Shared Parking Credit: One off-street parking space credit for every space
constructed in designated off-site shared parking areas, or through payment of in-
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lieu-of-parking fees for a common parking structure(s) upon establishment of a
parking management strategy for the Croman Mill District.
2. Maximum On-Site Surface Parking. After a parking management strategy for the
Croman Mill District is in place, a maximum of 50% of the required off-street parking can
be constructed as surface parking on any development site. The remaining parking
requirement can be met through one or a combination of the credits for automobile
parking in VIII-B-3(1).
VIII-B-4 StreetscaDe
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 fronting the street. Street trees shall meet
the Street Tree Standards in Section II-E of the Site Design and Use Standards.
Additional Streetscape Standards for Developments Adjacent to Active Edge Streets,
or Within Ne, MU and OE Overlays:
2. Hardscape (paving material) shall be utilized to designate "people" areas. Sample
materials could be unit masonry, scored and colored concrete, pavers or combinations
of the above. r
3. A building shall be setback not more than ten feet from a public sidewalk unless the area
is used for pedestrian entries such as alcoves, or for pedestrian activities such as plazas
or outside eating areas. This standard shall apply to both street frontages on corner lots.
If more than one structure is proposed for a site, at least 65% of the aggregate building
frontage shall be within ten feet of the sidewalk.
VIII-B-5 Buildina Materials
Bright or neon paint colors used extensively to attract attention to the building or use are
prohibited. Buildings may not incorporate glass as a majority of the building skin.
VIII-B-G Buildina Heiaht Reauirements
All buildings shall have a minimum height as indicated in the Building Height Requirements
Map and Dimensional Standards Table, and shall not exceed the maximum height except as
provided for a performance standard bonus.
1. Street Wall Height: Maximum street wall fa~de
height for the Croman Mill district for all structures
located outside the Residential Buffer Zone is 50 feet.
2. Upper-floor Setback: Buildings taller than 50 feet
must step back upper stories, beginning with the fourth
story, by at least six feet measured from the fao;:ade of
the street wall facing the street, alleyway, public park or
open space.
3. Residential Buffer Zone: All buildings in the Croman
Mill District within the Residential Buffer Zone shall
meet the following height standards:
a. Maximum Height: The maximum height allowance
without a performance standards bonus for all
structures within the Residential Buffer Zone is 35
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feet in the NC overlay and 40 feet in the MU, and the maximum height with a bonus
is 40 feet in accordance with VIII-C-13 Performance Standard Bonus.
b. Upper Floor Setback Requirements: Buildings taller than two stories must step back
the third story by at least six feet measured from the fa~de facing the street,
alleyway, public park or open space.
4. Architectural Standards for Large Scale Buildings Located Adjacent to Active
Edge Streets, or Within NC, MU and OE Overlays: The following architectural
standards will apply to all buildings with a gross floor area greater than 10,000 square
feet, a fa~de length in excess of 100 feet or a height taller than 45 feet. ,
a. On upper floors use windows and/or architectural features that provide interest on all
four sides of the building.
b. Use recesses and projections to visually divide building surfaces into smaller scale
elements.
c. Use color or materials to visually reduce the size, bulk and scale of the building.
d. Divide large building masses into heights and sizes that relate to human scale by
incorporating changes in building masses or direction, sheltering roofs, a distinct
pattern of divisions on surfaces, windows, trees and small scale lighting.
e. On-site circulation systems shall incorporate a streetscape which includes curbs,
sidewalks, pedestrian scale light standards and street trees.
VIII-B-7 I Landscapina
1. Efforts shall be made to save as many existing healthy trees and shrubs on the site as
possible.
2. Landscaping design shall utilize a variety of low water use deciduous and evergreen
trees and shrubs and flowering plant spedes as described in the mandatory policies in
Section III - Water Conserving Landscaping Guidelines and Policies.
3. For developments in the CI Overlay and not adjacent to an Active Edge Street, buildings
adjacent to streets shall be buffered by landscaped areas at least ten feet in width,
unless the area is used for entry features such as alcoves or as hardscape areas for
pedestrian activities such as plazas or outside eating areas,
4. Loading facilities shall be screened and buffered when adjacent to residentially zoned
land.
5. Landscaping shall be designed so that 50% coverage occurs after one year and 90%
coverage occurs after fIVe years.
6. Irrigation systems shall be installed to assure landscaping success.
VIII-B-8 Liahtina
Lighting shall include adequate lights that are scaled for pedestrians by including light
standards or placements of no greater than 14 feet in height along pedestrian pathways.
VIII-B-9 Screenina Mechanical Equipment
1. Screen rooftop mechanical equipment from public rights-of-way or adjacent residentially
zoned property through extended parapets or other roof forms that are integrated into
the overall composition of the building. Screen ground floor mechanical equipment from
public rights-of-way or adjacent residentially zoned property.
2. Parapets may be erected up to five feet above the calculated building height, and shall
be no greater than five feet above the height limit specified in the district in accordance
with the Dimensional Standards Table in Section 18.53.050.
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3. Solar energy systems are exempt from this standard, Additionally, rooftop solar energy
systems may be erected up to five feet above the calculated building height, and shall be
no greater than five feet above the height limit specified in the district in accordance with
the Dimensional Standards Table in Section 18.53.050.
4. Installation of mechanical equipment requires Site Review approval unless otherwise
exempted per Section 18.72.030.8.3.
VIII-B-10 Transit Facilities Standards
The location of planned transit routes within the Croman Mill District shall be defined
according to the Croman Mill District Transit Framework map in collaboration with the local
transit authority. Transit service facilities such as planned bus rapid transit facilities, shelters
and pullouts shall be integrated into the development application consistent with the
following standards.
1. All .Large Scale development located on an
existing or planned transit route shall
accommodate a transit stop and other associated
transit facilities unless the Director of Community
Development determines that adequate transit
facilities already exist to serve the needs of the
development; or
2. Provide the City with a bond or other suitable
collateral ensuring satisfactory completion of the
transit facilities at the time transit service is
provided to the development. Suitable collateral
may be in the form of security interest, letters of
credit, certificates of deposit, cash bonds, bonds
or other suitable collateral as determined by the
City Administrator,
Cnxnan MW District
TransJt FtarMWOrtl
............--
VIII-B-11 Freiaht Rail Spur Easement- Compatible Industrial fCIl
1. A Rail Spur easement a minimum of 500 feet in
length by 25 feet in width shall be set aside at the
approximate location presented on the Croman Mill
District Transit Framework Map.
2. No buildings or permanent structures can be
established within the spur easement so not to
preclude installation of a rail spur for freight loading
and unloading.
3, Buildings adjacent to the reserve strip shall be
designed and configured to permit loading and
unloading.
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VIII-B-12 Commuter Rail Platform Easement - Neiahborhood Commercial INC\
1. A Commuter Rail Platform easement or designated
rail road right-of-way a minimum of 400 feet in length
and 25 feet in width shall be set aside at the
approximate location presented on the Croman Mill
District Transit Plan Map.
2. No buildings or permanent structures can be
established within the platform easement so as not to
preclude installation of a commuter rail platform or
planned bus rapid transit facility for loading and
unloading.
3. Buildings adjacent to the reserve strip shall be
designed and configured to permit loading and
unloading.
VIII-B-13 Open Spaces
1. Central Park. The purpose of the Central Park is to serve as a public amenity and
accommodate the daily l1eeds of employees (e.g. breaks, lunch time) as well as for
special events that will attract residents citywide. The Central Park design shall provide
a minimum of the following elements,
a. Circulation through and around the park.
b. A centrally located hardscape area to accommodate large gatherings, and of no
more than 50% of the total park area.
c. Street furniture, including lighting, benches, low walls and trash receptacles along
walkways and the park perimeter.
d. Simple and durable materials.
e. Trees and landscaping that provide visual interest with a diversity of plant materials,
f. Irregular placement of large-canopy trees within passive areas adjacent to the
Central Boulevard.
g. Eight-foot minimum sidewalk width and seven-foot minimum parkrow width.
h. Landscaped swales to capture and treat runoff.
i. Porous solid surfacing for at least 50% of the hardscape area, and paving materials
that reduce heat absorption (Solar Reflective Index (SRI) of at least 29).
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2. Transit Plaza. A location for the transit plaza shall be reserved between the commuter
rail platform and commercial uses along the Central Boulevard. The design of the plaza
shall include the following elements.
a. A passenger waiting, loading and unloading area.
b. Outdoor gathering space adjacent to commercial uses.
c. Accommodate the central bike path.
d, Conveniently located and secure bike parking.
Conmerclal Uses "
Transit Plaza
VIII-B-14 Compact Development
The site layout is compact, and enables future intensification of development and changes
to land use over time. The following measures shall be used to demonstrate compliance
with this standard.
1. The development achieves the required minimum floor area ratio (FAR) and minimum
number of stories, or shall provide a shadow plan that demonstrates how development
may be intensified over time for more efficient use of land and to meet the required
(FAR) and minimum number of stories; and
2. Opportunities for shared parking are utilized.
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c. Green Development Standards
The Croman Mill District Green Development Standards provide specific requirements for
the management of stormwater run-off, use and collection of recycled materials, solar
orientation and building shading, and conserving natural areas. Development located in the
Croman Mill District shall be designed and constructed consistent with the following Green
Development Standards. A site layout, landscaping or building design in a manner
inconsistent with the Croman Mill District Green Development Standards requires a minor
amendment in accordance with Section 18.53.020.8.
VIII-C-l Conserve Natural Areas
Preserve water quality, natural hydrology and habitat, and preserve biodiversity through
protection of streams and wetlands. In addition to the requirements of Chapter 18.63 Water
Resources, conserving natural water systems shall be considered in the site design through
application of the following standards.
1, Designated stream and wetland protection areas shall be, considered positive design
elements and incorporated in the overall design of a given project.
2. Native riparian plant materials shall be planted in and adjacent to the creek to enhance
habitat.
3. Create a long-term management plan for on-site wetlands, streams, associated habitats
and their buffers.
VIII-C-2 Create Diverse Neiahborhoods
Use the following measures to encourage diversity in the district by providing a balanced
range of housing types that compliment a variety of land uses and employment
opportunities.
1. Differentiate units by size and number of bedrooms.
2. For developments including more than four dwelling units, at least 25% of the total units
shall be designated as rental units.
3. Affordable purchase housing provided in accordance with the standards established by
Resolution 2006-13 for households eaming at or below 80% of the area median income
shall apply toward the required percentage of rental housing per VIII-C-2(2).
4. Units designated as market rate or affordable rental units shall be retained as one
condominium tract under one ownership.
VIII-C-3 Desian Green Streets
Green Streets are public streets that have been built or retrofitted to include landscape
areas that increase stormwater infiltration, reduce and slow the rate of runoff, and use bio-
filtration to remove pollutants.
1. New streets shall be developed to capture and treat stonnwater in a manner consistent
with the Croman Mill District Stormwater Management Plan Map, the City of Ashland
Stormwater Master Plan and Ashland Green Streets Standards.
2. All development served by planned Green Streets as designated on the Croman Mill
District Green Street Map shall accommodate said facilities by including the same in the
development plan; and/or
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2nd Reading 8,17.10
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,
3. Provide the City with a bond or other suitable collateral ensuring satisfactory completion
of the Green Street(s) at the time full street network irnprovernents are provided to serve
the development. Suitable collateral may be in the form of security interest, letters of
credit, certificates of deposit, cash bonds, bonds or other suitable collateral as
determined by the City Administrator.
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VIII-C4 Desian Green Surface Parkina
Parking areas shall be designed to minimize the adverse environmental and microclimatic
impacts of surface parking through design and material selection. All parking areas shall
meet the following standards, and shall comply with the with the Off-Street Parking chapter
18.92, with Section VIII-B Croman Mill Design Standards, and Section 11-0 Parking Lot
Landscaping and Screening Standards of the Site Design and Use Standards.
1. Use a maximum of 25% of the project area for surface parking,
2. Use at least one of the following strategies for the surface parking area, or put 50% of
parking underground.
a. Use light colored paving materials with a high solar reflectance (Solar Reflective
Index (SRI) of at least 29) to reduce heat absorption for a minimum of 50% of the
parking area surface.
b. Provide porous solid surfacing or an open grid pavement system that is at least 50%
pervious for a minimum of 50% of the parking area surface.
c. Provide at least 50% shade from tree canopy over the surface lot within five years of
project occupancy.
VIII-C-5 Manaae and Reuse of Stormwater Run-Off
Reduce the public infrastructure costs and adverse environmental effects of stormwater run-
off by managing run-off from building roofs, driveways, parking areas, sidewalks and other
hard surfaces through implementation of the following standards.
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1, Design grading and site plans to capture and slow runoff.
2. Design parking lots and other hard surface areas in a way that captures and treats runoff
with landscaped medians and swales.
3. Use pervious or semi-pervious surfaces that allow water to infi~rate the soil.
4. Direct discharge storm water runoff into a designated green street and neighborhood
storm water treatment facilities.
5. Retain rainfall on-site through infiltration, evapotranspiration or through capture and
reuse techniques.
VIII-C-6 Recycling Areas
All developments in the Croman Mill District shall provide an opportunity-to-recycle site for
use of the project occupants.
1. Commercial. Commercial developments having a solid waste receptacle shall provide a
site of equal or greater size adjacent to or with access comparable to the solid waste
receptacle to accommodate materials collected by the local solid waste franchisee under
its on-route collection program for purposes of recycling. Both the opportunity-te-recycle
site and the common solid waste receptacle shall be screened by fencing or landscaping
such as to limit the view from adjacent properties or public rights-of-way.
2. Residential. All newly constructed residential units, either as part of an existing
development or as a new development, shall provide an opportunity-te-recycle site in
accord with the following standards.
a. Residential developments not sharing a common solid waste receptacle shall provide
an individual curbside recycling container for each dwelling unit in the development.
b. Residential developments sharing a common solid waste receptacle shall provide a
site of equal or greater size adjacent to or with access comparable to the common
solid waste receptacle to accommodate materials collected by the local solid waste
franchisee under its residential on-route collection prograrn for purposes of recycling,
Both the opportunity-te-recycle site and the common solid waste receptacle shall be
screened by fencing or landscaping such as to Iimit"the view from adjacent properties
or public rights-of-way.
3. Screening refuse and recycle areas. Refuse and recycle areas shall be screened from,
view by placement of a solid wood, metal, or masonry wall from five to eight feet in
height All refuse and recycle materials shall be contained within the refuse area.
VIII-C-7 Minimize Construction ImDacts
Minimize pOllution and waste generation resulting from construction activity through the
following measures.
,
1. Construction Activity Pollution Prevention. Develop and implement an erosion and
sediment control plan to reduce pollution from construction activities by controlling soil
erosion, waterway sedimentation and airborne dust generation in accordance with
Ashland Public Works Standards, The erosion and sediment control plan shall be
submitted with the final engineering for public improvements and building permits.
2. Construction Waste Management Recycle and/or salvage non-hazardous Construction
and demolition debris in accordance with the Building Demolition Debris Diversion
requirements in 15.04.216.C.
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VIII-C-8 Potable Water Reduction for Irrigation
Provide water efficient landscape irrigation design that reduces by 50% the use of potable
water after the initial period for plant installation and establishment. Calculations for the
reduction shall be based on the water budget, and the water budget shall be developed for
landscape irrigation that conforms to the mandatory policies in Section 11/ - Water
Conserving Landscaping Guidelines and Policies. Methods used to accomplish the
requirements of this section may include, but are not limited to, the following.
1. Plant species.
2. Irrigation efficiency.
3. Use of captured rainwater.
4. Use of recycled water.
5. Use of graywater.
6. Use of water treated for irrigation purposed and conveyed by a water district or public
entity.
VIII-C-9 Solar Orientation
Incorporate passive and active solar strategies in the design and orientation of buildings and
public spaces. When site and location permit, orient the building with the long sides facing
north and south.
'VIII-C-10 Building Shading
Shade the building through the following measures,
1. Provide horizontal exterior shading devices for south-facing windows to control solar
gain during the peak cooling season.
2. Provide vertical exterior shading devices for east- and west-facing windows to control
solar gain and glare due to low sun angles during the peak cooling season.
3. A combination of horizontal and vertical exterior shading devices may be necessary to
control solar gain on southwest- and southeast-facing windows.
VIII-C-11 Recycled Content in Infrastructure
For new streets, driveways, parking lots, sidewalks and curbs, the aggregate materials shall
be at least 50% by volume recycled aggregate materials such as crushed Portland cement
concrete and asphalt concrete. Above-ground structured parking and underground parking
are exempt from this requirement
VIII-C-12 Outdoor Lighting
Minimize light pollution from the project to improve nighttime visibility, increase night sky
access and to reduce development impact on noctumal environments by using down-
shielded light fixtures that do not allow light to emit above the gO degree plane of the fixture,
Lighting fixtures provided to implement Federal Aviation Administration mitigation measures
to enhance safe air navigation are exempt from this stimdard.
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2nd Reading 8,17,10
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VIII-C-13 Performance Standard Bonuses
The permitted building height or base residential density, whichever is applicable, shall be
increased by the number of stories or percentage residential density as outlined below, In no
case shall the building height or residential density exceed the height and density bonus
maximums in the Dimensional Standards Table in Section 18.53.050.
1. Green Building Bonus
Projects that achieve a high performance green building standard and significantly
improve energy performance beyond the current minimum Oregon requirements are
eligible for a building height bonus as follows.
a. In the event that a building or structure is determined to be meet the standard for
LEEOO Certified building, the building height may exceed the maximum height
specified for the CM overlay districts within the Dimensional Standards Table in
Section 18.53.060, through application of a height bonus as follows.
i. A building obtaining LEEOO Certification as meeting the LEEOO Silver Standard
may be increased in height by up to one story.
ii. A building obtaining LEE[)@ Certification as meeting the LEED@ Gold Standard
may be increased in height by up to two stories.
iii. A building in the Residential Buffer overlay obtaining LEE[)@ Certification as
meeting the LEE[)@ Silver or Gold Standard may be increased in height by Yz
story up to a maximum height of 40 feet.
iv. Applications to increase the building height in excess of the maximum permitted
height through the application of a height bonus shall address any conditional
determination by the Federal Aviation Administration regarding mitigation
measures requested to enhance safe air navigation.
b. Demonstration of Achieving LEEOO Certification.
Projects awarded a height bonus pursuant to this section, shall provide the City with
satisfactory evidence of having completed the following steps in the process toward
demonstrating achievement of LEED@certification.
i. Hiring and retaining a LEE[)@ Accredited Professional as part of the project team
throughout design and construction of the project.
ii. Developments seeking a height bonus shall provide documentation with the
planning application, and prior to issuance of a building permit, that the proposed
development as designed and constructed will meet or exceed the equivalent
LEEOO standard rt:llating to the height bonus awarded.
iii. A final report shall be prepared by the LEE[)@ Accredited Professional and
presented to the City upon completion of the project verifying that the project has
met, or exceeded, the LEED@ standard relating to the height bonus awarded.
iv. The report shall produce a LEE[)@ compliant energy model following the
methodology outlined in the LEE[)@ rating system. The energy analysis done for
the building performance rating method shall include all energy costs associated
with the building project.
2. Structured Parking Bonus.
A building may be increased by up to one story in height when the corresponding
required parking is accommodated underground or within a private structured parking
facility, subject to building height limitations for the zoning district,
3. Affordable Housing Bonus.
a. For every percent of units that are affordable, an equivalent percentage of density
bonus shall be allowed up to a maximum bonus of 100%.
b, Affordable housing bonus shall be for residential units that are affordable forImoderate income persons in accordance with the standards established by
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2nd Reading 8.17.10
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resolution of the City Council and guaranteed affordable through procedures
contained in said resolution.
VIII-C-14 Employment Density
To promote transit supportive development, efficient use of employment zoned lands and
local economic vitality, it is recommended that developments within the Croman Mill District
are planned to accommodate employment densities as follows.
a. 60 employees per acre in the Office Employment (OE) Overlay.
b. 25 employees per acre in the Compatible Industrial (CI) Overlay.
c. 25 employees per acre in the Mixed Use (MU) Overlay.
d. 20 employees per acre in the Neighborhood Center (NC) Overlay.
Ashland Site Design and Use Standards
2nd Reading 8,17.10
21
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Ashland Site Design and Use Standards
2nd Reading 8,17.10
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Ashland Site Design and Use Standards
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Ashland Site Design and Use Standards
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2nd Reading 8.17.~3 and Use Standards
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