HomeMy WebLinkAbout3053 AMND 18.72.080 - Ped Places ORDINANCE NO. ?Jbs3
AN ORDINANCE AMENDING AMC 18.72.080 SITE DESIGN AND USE
STANDARDS IMPLEMENTING'THE RECOMMENDATIONS OF THE
PEDESTRIAN PLACES PROJECT
Annotated to show deletiens and additions to the code sections being modified. Deletions are
bold and additions are in bold underline.
WHEREAS, Article 2. Section 1 of the Ashland City Charter provides:
Powers of the Citv The City shall have all powers which the constitutions, statutes, and
common law of the United States and of this State expressly or impliedly grant or allow
municipalities, as fully as though this Charter specifically enumerated each of those
powers, as well as all powers not inconsistent with the foregoing; and, in addition thereto,
shall possess all powers hereinafter specifically granted. All the authority thereof shall
have perpetual succession.
WHEREAS, the above referenced grant of power has been interpreted as affording all
legislative powers home rule constitutional provisions reserved to Oregon Cities. City of
Beaverton v. International Ass'n of Firefighters, Local 1660, Beaverton Shop 20 Or. App. 293;
531 P 2d 730, 734 (1975); and
WHEREAS, the City of Ashland is projected to grow by approximately 3,250 residents by 2030
and 2,000 employees by 2027, and the City Council reaffirmed the long-standing policy of
accommodating growth within the Ashland Urban Growth Boundary rather than growing
outward into surrounding farm and forest lands in the Greater Bear Creek Valley Regional
Problem Solving(RPS) planning process; and
WHEREAS, the City of Ashland seeks to balance projected population and employment growth
with the community goal of retaining a district boundary and preventing sprawling development,
and to this end examines opportunities to use land more efficiently for housing and businesses;
and
WHEREAS, the City of Ashland continues the community's tradition of integrating land use
and transportation planning, and using sustainable development measures such as encouraging a
mix and intensity of uses on main travel corridors to support transit service and use, integrating
affordable housing opportunities, and reducing carbon emissions by providing a variety of
transportation options; and
WHEREAS, the City conducted a planning process involving a series of public workshops, on-
line forum, key participant meetings and study sessions from October 2010 through September
2011 involving a three-step process in which participants identified the qualities that make a
successful pedestrian place, developed vision statements for the three study areas, and reviewed
and revised plans illustrating an example of what development might look like in a key location;
and
An Ordinance Amending AMC 18.72.080 Site Design and Use Standards Page 1
WHEREAS, the final report for the Pedestrian Place project included recommended
amendments to the zoning map and land use ordinance which would support the development of
the Pedestrian Places envisioned in the planning process being small walkable nodes that provide
concentrations of housing and businesses grouped in a way to encourage more walking, cycling
and transit use; and
WHEREAS, the City of Ashland Planning Commission considered the above-referenced
recommended amendments to the Ashland Land Use Ordinance at a duly advertised public
hearing on October 11, 2011, and following deliberations, recommended approval of the
amendments by a unanimous vote; and
WHEREAS, the City Council of the City of Ashland conducted a duly advertised public hearing
on the above-referenced amendments on November 1, 2011 and, following the close of the
public hearing and record, deliberated and conducted first and second readings approving
adoption of the Ordinance in accordance with Article X of the Ashland City Charter; and
WHEREAS, the City Council of the City of Ashland has determined that in order to protect and
benefit the health, safety and welfare of existing and future residents of the City, it is necessary
to amend the Ashland Land Use Ordinance in manner proposed; that an adequate factual base
exists for the amendments, the amendments are consistent with the comprehensive plan and that
such amendments are fully supported by the record of this proceeding.
THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS:
SECTION 1. The above recitations are true and correct and are incorporated herein by this
reference.
SECTION 2. Site Design and Use Standards [C. COMMERCIAL, EMPLOYMENT, AND
INDUSTRIAL DEVELOPMENT— II-C-1 BASIC SITE REVIEW STANDARDS] is hereby
amended to read as follows:
II-C-lc) Landscaping
1. Landscaping shall be designed so that 50% coverage occurs after one year
and 90% coverage occurs after 5 years.
2. Landscaping design shall utilize a variety of low water use and deciduous and
evergreen trees and shrubs and flowering plant species.
3. Buildings adjacent to streets shall be buffered by landscaped areas at least 10
feet in width, except in the Ashland Historic District and Detail Site Review
Zone. Outdoor storage areas shall be screened from view from adjacent
public rights-of-way, except in M-1 zones. Loading facilities shall be
screened and buffered when adjacent to residentially zoned land.
4. Irrigation systems shall be installed to assure landscaping success.
5. Efforts shall be made to save as many existing healthy trees and shrubs on the
Bite as possible.
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SECTION 3. Site Design and Use Standards [C. COMMERCIAL, EMPLOYMENT, AND
INDUSTRIAL DEVELOPMENT— II-C-2 DETAIL SITE REVIEW STANDARDS] is hereby
amended to read as follows:
II-C-2a) Orientation and Scale
1. Developments shall have a minimum Floor Area Ratio (FAR) of.50.35 and
shall not exceed a maximum Floor- Ar-en Ratio of .5 for a'! or-eas on
the Historic Dist . Plazas and pedestrian areas shall count as floor area for
the purposes of meeting the minimum Floor- Area Ratio FAR. Proiects
including existing buildings or vacant parcels of a half an acre or greater
in size shall achieve the required minimum FAR, or provide a shadow
plan (see graphic) that demonstrates how development may be
intensified over time to meet the required minimum FAR.
Gnemv smx..'vc^in
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Shadow plan
2. Building frontages greater than 100 feet in length shall have offsets, jogs, or
have other distinctive changes in the building fagade.
3. Any wall which is within 30 feet of the street, plaza or other public open
space shall contain at.least 20% of the wall area facing the street in display
areas, windows, or doorways. Windows must allow view into working areas
or lobbies, pedestrian entrances or displays areas. Blank walls within 30 feet
of the street are prohibited. Up to 40% of the length of the building perimeter
can be exempted for this standard if oriented toward loading or service areas.
4. Buildings shall incorporate lighting and changes in mass, surface or finish to
give emphasis to entrances.
5. Infill or buildings, adjacent to public sidewalks, in existing parking lots is
encouraged and desirable.
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6. Buildings shall incorporate arcades, roofs, alcoves, porticoes, and awnings
that protect pedestrians from the rain and sun.
II-C-2b) Streetscape
1. Hardscape (paving material) shall be utilized to designate "people" areas.
Sample materials could be unit masonry, scored and colored concrete,
grasscrete, or combinations of the above.
2. A building shall be setback not more than 5 20 feet from a public sidewalk
unless the area is used for pedestrian activities such as plazas or outside
eating areas, or for a required public utility easement. This standard shall
apply to both street frontages on comer lots. If more than one structure is
proposed for a site, at least 65% of.the aggregate building frontage shall be
within 5 20 feet of the sidewalk. (Amended September 23, 2003 Ordinance 4
2900)
11 C 2e) Parking and On site Cireulation
z. Pr-oteeted raised walkways shall be installed through parking areas of 50
or more spnees or more than 100 feet in average width or depth
2. Par-king lots with 50 spnees or more shall he divided into separate areas
..d divided b y land....aped a walkways at least 10 feet :n widal. ..
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employees,by a building or- group of buildings-.
3. Developments of one nere or more must provide a pedestrian and bieyele
eireulation plan for- the site. One site pedestrian walkways Must
lighted to a level where the system eon be used at night by residents and eustemers. Pedestrian walkways shall be direetly linlie
entrances and to the inter-no! circulation of the building.
11-C-2dLe)Buffering and Screening
1. Landscape buffers and screening shall be located between incompatible uses
on an adjacent lot. Those buffers can consist or either plant material or
building materials and must be compatible with proposed buildings.
2. Parking lots shall be buffered from the main street, cross streets and screened
from residentially zoned land.
11 C 2e) Lighting
Lighting shall include adequate lights that are aged for pedestrians b)
ineluding light standards or pineements of no greater- than 14 feet in height
along pedestrian Pathways.
II-C-2f2d)Building Materials
1. Buildings shall include changes in relief such as cornices, bases, fenestration,
fluted masonry, for at least 15% of the exterior wall area.
2. Bright or neon paint colors used extensively to attract attention to the
building or use are prohibited. Buildings may not incorporate glass as a
majority of the building skin.
An Ordinance Amending AMC 18.72.080 Site Design and Use Standards Page 4
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SECTION 4. Site Design and Use Standards [C. COMMERCIAL, EMPLOYMENT, AND
INDUSTRIAL DEVELOPMENT— II-C-3 ADDITIONAL STANDAREDS FOR LARGE
SCAEL PROJECTS] is hereby amended to read as follows:
II-C-3a) Orientation and Scale
1. Developments shall 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.
2. Outside of the Downtown Design Standards Zone, new buildings or
expansions of existing buildings in the Detail Site Review Zone shall
conform to the following standards: (Amended September 23, 2003
Ordinance# 2900)
a. Buildings sharing a common wall or having walls touching at or
above grade shall be considered as one building.
b. Buildings shall not exceed a building footprint area of 45,000
square feet as measured outside of the exterior walls and including
all interior courtyards. For the purpose of this section an interior
courtyard means a space bounded on three or more sides by walls
but not a roof.
c. Buildings shall not exceed a gross floor area of 45,000 square feet,
including all interior floor space, roof top parking, and outdoor
retail and storage areas, with the following exception:
Automobile parking areas located within the building footprint and
in the basement shall not count toward the total gross floor area.
For the purpose of this section, basement means any floor level
below the first story in a building. First story shall have the same
meaning as provided in the building code.
d. Buildings shall not exceed a combined contiguous building length
of 300 feet.
Inside the Downtown Design Standards Zone, new buildings or expansions of
existing buildings shall not exceed a building footprint area of 45,000 square
feet or a gross floor area of 45,000 square feet, including roof top parking,
with the following exception:
Automobile parking areas locate within the building foot print and in the
basement shall not count toward the total gross floor area. For the purpose of
this section, basement means any floor level below the first story in a
building. First story shall have the same meaning as provided in the building
code.
3. Buildings not connected by a common wall shall be separated by a distance
equal to the height of the tallest building. If buildings are more than 240 feet
in length, the separation shall be 60 feet.
An Ordinance Amending AMC 18.72.080 Site Design and Use Standards Page 5
. . . . I Mewfilks, pedestiFian seale light standards find street
trees.
SECTION 5. Site Design and Use Standards [SECTION VIII CROMAN MILL DISTRICT
STANDARDS —B. DESIGN STANDARDS ] is hereby amended to read as follows:
VIII-B-2 Parking 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 II-D 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.
5. Pr-eteeted r-aised wnflm,ays shall be installed thy-ough parking areas of 50 or- mor
spnees or
more than Inn l-et -aver-age width or depth
v. Par-king lots with 50 spnees .hall be divided into separate areas and divided
b), landseaped areas or- walkways at least ten feet -in width, or by a building or group
of buildings
7. Developments of one ner-e or- more must provide )ieyele eireulatien
be lighted to a level wher-e the
plan for the site. On site pedestri I
Walkways shall be dir-eetly linked to entranees and to the internal eireulation of the
VIII-13-3 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 II—D Parking Lot Landscaping and Screening
Standards of the Site Design and Use Standards.
1. Credit for- Automobile Parking. The amount of r-equir-ed off street pRFIE*Hg shall be
r-edueed by not fnere than 501%, through applieatien of the folloWing
a. On Street Credit: One off street parking space credit for every oft street space.
b. TIDAII Plan Credit! Through implefneHtation of an individual Tr-an�peAfltieft
Demand Alanngement (TDA4) plan that demonstrates a reduetion of long ter.m.
pnr-king demand by a pereentage equal to the eredit requested.
e. Mixed Use Credit: Through a miNed use parking nr-rangentent tha
demonstrates the peak parking demands are offset. The eredit shall reduce the
off street parking requirement by a pereentage equal to the offset in par-kin
•
demand
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d Shured Parking Credit: One off street parking spoee ...alit for every spae-e
eonstrueted in designated off site shared parking areas, or- through payment 6
*H lieu of parking fees &r a common parking str-ueture(s) upon establishment of
a parking management strategy for the Groman Mill DistFiet;
]_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 V-III B
3(1-) 18.92.025.
SECTION 6. Site Design and Use Standards [SECTION VIII CROMAN MILL DISTRICT
STANDARDS —B. GREEN DEVELOPMENT STANDARDS ] is hereby amended to read as
follows:
VIII-C-4 Design Green Surface Parking
A maximum of 25% of the project area shall be used for surface parking P*Hdng-areas
shall be designed to minimize the adverse environmental and microclimatic impacts of
surface parking through design and material selection. All parking areas °'-°1ll meet t,e
shall comply with the with the Off-Street Parking chapter 18.92,
with Section VIII-B Croman Mill Design Standards, and Section 11-1) Parking Lot
Landscaping and Screening Standards of the Site Design and Use Standards.Use light eo'ored paving materials with a high solar reflectance (Solar Reflective
1. Use n maximum of 251% of the projeet area for- suffnee parkingw
2. Uqe at lenqt one of the following strategies for the sur-faee parking area, or- put 501%
of parking underground.
• index (SRI) of at least 29) to reduce heat absorption for a min-mum of 500% ..f
the parking area surfeee;
6 Provide porous .J:d s rf....i.... ..:d pavement system that is at least
500% pen,ious for a minimum of 50%6
e. Provide at least 500% shade from tree ennapy w.,pr thp qrfapp 'At iyoth*n five
years of pr-ojeet oeeupnney.
VIII-C-5 Manage and Reuse of Stormwater Run-Off
Reduce the public infrastructure costs and adverse environmental effects of stonnwater run-
off by managing run-off from building roofs, driveways, parking areas, sidewalks and other
hard surfaces through implementation of the following standards.
1. Design grading and site plans to capture and slow runoff.
2. Design parking lots and other hard sur&ee areas in a way that eaptures and treats
runoff with landseaped medians and swales.
3-. 2.Use pervious or semi-pervious surfaces that allow water to infiltrate the soil.
43.Direct discharge storm water runoff into a designated green street and neighborhood
storm water treatment facilities.
5A.Retain rainfall on-site through infiltration, evapotranspiration or through capture and
reuse techniques.
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SECTION 7. 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 8. Codification. Provisions of this Ordinance shall be incorporated in the City Code
and the word "ordinance" may be changed to "code", "article", "section", or another word, and
the sections of this Ordinance may be renumbered, or re-lettered, provided however that any
Whereas clauses and boilerplate provisions, and text descriptions of amendments (i.e. Sections 1-
4) need not be codified and the City Recorder is authorized to correct any cross-references and
any typographical errors.
The foregoing ordinance was first read by title only in ac ordanc with Article X,
Section 2(C) of the City Charter on the�_day of ac
12011,
and duly PASSED and ADOPTED this /S day of 2011.
A444,4 4
Barbara M. Christensen, City Recorder /��
SIGNED and APPROVED this �� day of/�t/^4 , 2011.
oh Strom berg, Mayor
R \as to for
"
avid Lohman, City Attorney
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