Article 21: Riverfront Tourist Commercial Development Standards ......................................................21-1 21.010 Purpose.....................................21-1 21.020 Concept.....................................21-1 21.030 Applicability...............................21-1 21.040 Procedures..................................21-1 21.100 RTC Districts....................................21-1 21.200 Riverfront Review Board..........................21-2 21.211 Purpose. ...................................21-2 21.212 Jurisdiction................................21-2 21.213 Establishment and Composition...............21-3 21.214 Rules and Meeting Procedures................21-3 21.215 General Meeting Times and Filing Deadlines..21-4 21.216 Election of Officers........................21-4 21.217 Level of Review.............................21-4 21.218 Submittal Requirements. ....................21-5 21.219 Decisions...................................21-5 21.220 Action, Appeals and Expiration of Approval..21-5 21.221 Plan Check and Building Permit..............21-6 21.310 Design Guidelines................................21-6 21.320 Building Design.............................21-7 21.330 Site Design.................................21-9 21.350 Trails, Paths and the Esplanade.............21-12 21.400 Riparian Habitat Protection and Restoration Guidelines.......................................21-13 21.410 Purpose and Concept.........................21-13 21.510 Vegetation Enhancement and Protection.......21-14 21.520 Pollution Prevention........................21-15 21.530 Limitation on River Activities..............21-16 1Article 21: Riverfront Tourist Commercial Development Standards 21.010 Purpose The purpose of this article is to provide development standards for the Riverfront Tourist Commercial Districts. 21.020 Concept (1) As mentioned in the Comprehensive Plan, the Rogue River is an important community asset to the City of Grants Pass by offering: (a) A natural habitat (b) A recreational value (c) A scenic attraction, and (d) An economic opportunity (2) Therefore, the following development standards are to be used by developers and the City to create a special environment for the Riverfront Tourist Commercial Districts. The provisions of this article are supplementary to the Base Development Standards contained in Article 12 of this code. 21.030 Applicability. A development permit or building permit is required for any parcel or lot where compliance with the provisions of this article has not been met. The standards specifically apply to the RTC I, II and III zone districts. 321.040 Procedures. The RTC zones require special review procedures provided in Schedule 12-3 due to the uniqueness and the environmental sensitivity of these districts, as stated in Section 12.232. In addition, the applicant shall request a pre-application conference with the Director as provided in Section 3.041 of this code. 21.100 RTC Districts A description of RTC I, II and III Districts is found in Article 12 (12.224.1, 12.224.2 and 12.224.3). 21.200 Riverfront Review Board 21.211 Purpose. The general purpose of the Riverfront Review Board (RRB) is to insure that a high standard of design is maintained in development and construction within the RTC Zone Districts. Specifically, the RRB purpose is: (1) To protect the beauty and ecological balance of Grants Pass riverfront property, (2) To insure development and buildings consistent with the policies of the Comprehensive Plan and Development Code, (3) To promote high standards in architectural design and the construction of aesthetically pleasing structures along the river, (4) To improve the general quality of the environment and promote conservation of natural and man-made resources of the river, (5) To promote the design integrity of each RTC District by congruity in architecture and cohesiveness in style, (6) To preserve the river and tributary creeks through restoration, maintenance and enhancement, and to discourage the removal of trees and riparian foliage, and (7) To encourage the use of pedestrian trails and esplanades and bike paths between each RTC District and the downtown CBD. 21.212 Jurisdiction. The RRB shall review and take action to recommend approval or conditionally approve, disapprove or deny to the Planning Commission, applications within the RTC Districts for: (1) Development and building permits (2) Grading permits of 50 cubic yards or more of soil. The RRB shall review and take action to approve, conditionally approve, disapprove or deny the following: (a) Exterior colors (b) Signs (c) Removal of trees (6" diameter at 4-1/2' high or greater) and removal of riparian foliage within the 100 year flood plain. 21.213 Establishment and Composition. The RRB shall be composed of seven (7) members appointed by the City Council and serving without pay. Members shall be residents of the City or adjoining unincorporated areas of Josephine County. At least one (1) member shall be a licensed architect, two (2) members shall be conversant with landscaping and plant materials. One (1) member shall be a licensed builder and three (3) members shall be interested citizens unrelated to any of the above requirements. 21.214 Rules and Meeting Procedures (1) Robert's Rules of Order: The Board will adopt Robert's Rules of Order for the formal conduct of meetings; however, since the review of architectural drawings is somewhat technical in nature, the general meeting procedures are informal. (2) Discussions Outside of Regularly Noticed Meetings: Notification shall occur according to 2.040 Type II Procedure, except that the notice period shall be ten (10) days instead of twenty (20) days. It shall be a general policy of RRB that private discussions between applicants and Board members, or groups of Board members, will not reflect the consensus of the entire Board, nor should it be construed as an interpretation of the Board's policies. Board members shall inform the RRB of such discussions at regularly scheduled meetings. Such meetings shall not be initiated by Board members. When one or more Board members visit a site or review plans as representatives of the full Board, any decision or action they take must be ratified by the full Board. (3) Quorum: Four members shall constitute a quorum. (Recommendation for approval shall not be given unless four members vote on the motion.) A Board member may step down from an item but remain in the room and still be considered present for the purpose of a quorum. (4) Abstention: Upon request of the applicant or upon the member's own initiative, a member shall not vote or comment on a project if the member (i) was not present during the consideration of the project at the most recent meeting at which the project was considered, or (ii) has not reviewed the plans and listened to the tape recording or read the minutes of the relevant portions of that meeting. (a) An applicant's request that a member abstain from voting or commenting at a meeting, and a member's expression of intent to abstain, shall be made prior to the start of the applicant's presentation at the meeting. (b) If there is a dispute between an applicant and a member about abstention, the chairperson of the RRB shall make a determination on the request for abstention and that determination shall be final. (c) This policy on abstention shall not apply to concept review. (d) If members abstain under this policy so that fewer than four members are eligible to vote on a project, the applicant can (i) withdraw all of the requests for abstention and waive any objection, or (ii) request a continuance. If the applicant does not withdraw its request for abstention and waive any objection or request a continuance, then the project shall be deemed withdrawn as of the end of that meeting. 21.215 General Meeting Times and Filing Deadlines (1) Meeting Dates: (2) Deadlines: 21.216 Election of Officers. As soon as practical following the first day of July of every year, the Riverfront Review Board shall elect a Chairperson and Vice- chairperson. 21.217 Level of Review. The RRB shall provide specific recommendations for approval or denial of a project to the Urban Area Planning Commission. The applicant can return to the RRB prior to going to the UAPC with amended designs to request favorable recommendations. The application may request concept review without action in order to obtain initial comment on a project. 21.218 Submittal Requirements. The following information shall be submitted with every application: (1) Photographs of site and adjacent property and buildings (2) Topographic survey by a licensed surveyor indicating grades, physical features and location of existing trees (3) Site design at an appropriate scale delineating the building footprint, paving for parking and landscape areas (4) Floor plans at 1/10 inch equals one foot scale minimum (5) Exterior elevations at 1/8 inch equals one foot minimum scale (6) Color and materials (7) Optional submittal may be provided or required (a) Colored renderings and perspectives (b) Detailed landscape design (c) Models (d) View potential study (Section 21.330) 21.219 Decisions. In reviewing all proposed plans, the RRB is required to consider and be guided by the protection and preservation, as nearly as is practicable, of the natural charm and beauty of the river as well as the design and habitat guidelines for the RTC Districts. In order to recommend approval of a project, the RRB shall make a finding that the project is consistent with all applicable laws and with this section of the Development Code and the Guidelines. In order to recommend disapproval or denial of a project, the RRB shall make findings relating to the project's inconsistency with policies of this section of the Code and the Guidelines. 21.220 Action, Appeals and Expiration of Approval (1) Action by RRB: The RRB is required to take action to recommend (approval, conditional approval, denial or granting a continuance to the PC) on an application no later than fifteen (15) days from the date of the meeting at which the application first appears on the agenda. An application may be continued (i) at the request of the applicant, (ii) by action of the RRB if a continuance is found by the RRB to be necessary to receive reports from other agencies or departments which pertain to the project, or (iii) by the RRB if the applicant does not object. 21.221 Plan Check and Building Permit. If any changes are made to the plans that would alter the exterior appearance of the building(s), staff may decide that the revised plans be re-reviewed by the RRB. When the plans have completed the plan check process and all corrections have been made, RRB staff of the Planning Department will stamp the plans and sign the building permit in the appropriate space. The applicant will then submit the plans for a building permit. To insure compliance with the approved design after construction, the city building official will review the construction and compare with the design drawings prior to issuance of a certificate of occupancy. 21.310 Design Guidelines 21.311 Purpose and Concept (1) The purpose of these Design Guidelines is to provide design criteria for the development of the RTC Zone Districts. Further, the recommended and suggested Design guidelines are to be used by the Riverfront Review Board (RRB) and to assist developers, property owners and design professionals in the design of projects. (2) These guidelines are to supplement existing articles in the development code. Articles 12, 23, 24, 25, 26, 27, 28 and 30 should be reviewed in conjunction with these development standards and guidelines. Also, it is important to mention the interrelationship between sections (RRB, Design Guidelines and Habitat Guidelines) in this article. These sections are meant to complement and to be used in a coordinated effort. (3) In general, the visual quality of a community or its "Urban Design" is comprised of the built environment, geographic features and the exotic and native plant life. The guidelines presented below will offer specific recommendations for the interaction and design treatment for these elements. 21.320 Building Design. These guidelines do not recommend either a specific architectural style or historic theme for the buildings in the RTC Districts; however, performance standard criteria will be used. These performance standards will address special site characteristics such as RTC classification, the riparian habitat, terrain, vegetation and the large amount of undeveloped and underdeveloped land areas. The design intent of each district is disclosed in the City's Comprehensive Plan and Article 12 of this document. The criteria are as follows: (1) Utilization of the River. The building's relationship to the river shall be recognized by orienting of the public and private spaces toward the river. (2) Neighborhood Compatibility. In general, buildings shall have a harmonious relationship with adjacent buildings both on and off the subject parcel. As mentioned in Article 12, each RTC subdistrict has special characteristics due to the existing land uses and development patterns and their location within the City's Urban Growth Boundary. Each subdistrict's qualities shall be incorporated into the design to establish the scale, building bulk, density, building details and character for building. (3) Style Compatibility. Buildings shall demonstrate compatibility in materials and consistency in style throughout all exterior elevations. Building components such as windows, doors, arches and parapets shall have proportions appropriate to the architecture of the structure. (4) Roofscape. The forms of the roof in the RTC subdistricts are important because of the individual character of each district and the maintenance of view corridors by the reduction of building bulk. Flat and fake mansard (surface applied) roofs shall be avoided. In addition, all roof top mechanical equipment shall present an integrated appearance with the overall building. (5) Secondary Architectural Features. Fences, walls, clock towers, arcades, kiosks, flagpoles, etc. are considered secondary architectural features. These features are functionally necessary and aesthetically desirable. These features shall be integrated with the architectural style and building materials of the project. (6) Additions. All additions shall relate to the existing building in design intent, detailing, colors and materials. (7) Colors. Building colors shall complement the architectural details and the surrounding buildings or dominant structures. Larger buildings shall have a simpler color palette while smaller buildings may be more varied. In selecting colors, consideration must be given to the proximity to the riparian environment. (8) Energy Efficiency and Solar Standards. Buildings should be designed and oriented to maximize energy efficiency and conservation. Section 22.600 Solar Standards shall apply to residential uses in the RTC Districts but not to commercial uses in the RTC Districts. Day lighting strategies (orientation of windows and skylights to maximize natural light in a building) shall be encouraged in buildings for energy conservation as well as for visual effect. (9) Signage. In general, signage for each RTC District shall be compatible with the scale, materials and colors of the buildings within the district. The signage standards developed for the Grants Pass Parkway shall be used as guidelines. (10) Exterior Building Materials. Each district shall utilize the following recommended exterior building materials: (11) RTC-1 (a) Walls - finished wood siding, wood shingle, brick, field stone or the combination of the above. (b) Roof - wood shingles, (fire treated or regular) or flat tile (concrete or ceramic). (12) RTC-II (a) Walls - textured concrete, exterior plaster, unit masonry, finish stone (granite or marble) finished wood or the combination of the above. (b) Roof - flat tile (concrete or ceramic) colored metal, copper. (13) RTC-III (a) Walls - rough textured wood, unit masonry (split face or textured concrete block) field stone, or combination of the above. (b) Roof - metal, asphalt shingle, wood shingle (fire treated or regular). 21.330 Site Design. In conjunction with the building design criteria, each subdistrict in the RTC shall have its own site design theme. In general, the site theme for RTC-I is informal, residentially scaled with intimate public spaces contrasted with RTC-II, which is formal, urban and dense, with spacious public spaces. The RTC-III District is also informal but has large open spaces for recreational activities within a park-like environment. (1) Relationship to The River. The river shall be considered the primary design component for siting of buildings in all RTC subdistricts. The "River Corridor" shall be preserved and enhanced by: (a) Allowing no habitable structures on the riverbank or floodway; (b) Decreasing intensity and density of development the closer buildings are to the river; (c) Decreasing height or "stepping down" of buildings as they get nearer to the riverbank or floodway; (d) Allowing only stone or heavy timber construction (non-habitable structures) on the riverbank; (e) Restoring riparian vegetation within and adjacent to the river bank, and (f) Designing buildings which relate and are integrated to existing landforms and contours of the site. (2) Building Orientation. Because of the strong visual appeal of the river, buildings shall be oriented toward the river. View potential study (Section 21.218) of all new development shall be provided to the RRB to prevent view blockage from public spaces and other buildings. Public activities shall be located closer to the river while service activities and auto vehicle access shall be farthest. (3) Streetscape. The main access streets within the RTC Districts shall have a boulevard quality. This quality is indicative of a planted center median and a planted parkway between the street and the sidewalk. On-street parking shall not be allowed. Off-street parking lots shall be screened from view from the street with landscape techniques such as berms, medium high shrubs and low walls and fences. Only 30% of the perimeter area of the parking lots shall be adjacent to public streets. 2The sharing of parking lots and driveways between buildings or uses is strongly encouraged. (4) People Amenities. People amenities are those structures and activities which encourage pedestrian use. Examples of amenities include esplanades, outside cafes, street vendors, viewpoints, information kiosks and protected (sun and rain) walkways and arcades. Each new development shall incorporate these amenities wherever possible and appropriate. (5) Buffers. Buffers are visual and physical screening and shall be provided between conflicting uses and activities. Buffers are especially important between the sensitive riparian habitats and the built environment; for example, the fish spawning area and building development in RTC subdistrict I. (6) Utilities. Utilitarian facilities such as electrical transformers, fire backflow devices, dish antennae, loading docks, maintenance or trash areas shall be located near service drives, away from the riparian corridor and screened from view (see above). All utility lines on and off property shall be underground. (7) Lighting. Auto lighting along main arterials shall be both highway scale for the roadway and pedestrian scale for sidewalks and the esplanades. Lighting in environmentally sensitive areas shall be kept to a minimum or appropriately screened to avoid disruption of the habitat. Lighting shall be arranged and constructed so that it does not produce direct glare on adjacent residential properties or streets. (8) Open Space. Overbuilding of any site within the RTC subdistricts shall be avoided. Useable open space shall be planned for and incorporated into all new development. Open space can be any landscape area for private or public use. This open space would be ideally located between the building and the riverbanks. See the People Amenities Section for possible activities which may occur within the open space. (9) Plant Materials. Plant materials are trees, shrubs and ground cover. To protect and enhance the river, appropriate riparian vegetation shall occur within and adjacent to the banks. Exotics or introduced plant material may occur outside the bank areas if they are: (a) Appropriately scaled to buildings, (b) Low water use varieties, (c) A variety of leaf texture and color and (d) Both deciduous and evergreen species in appropriate locations. Removal of existing trees with a diameter of 6" at 4-1/2' high is prohibited in the riverbank areas and only allowed outside the bank areas after approval by the RRB. Replacement of removed trees shall be at a ratio of 5 new trees for every 1 removed tree. Installation of erosion-controlling plant material on the riverbank is highly desirable and is encouraged. It is important to note that openings in the landscape "windows" are desirable in order to provide views to the river from developed areas. The habitat criteria of these guidelines should also be reviewed. (10) Street Trees. For visual effect, only one species of street tree for each street is recommended. Adequate growing area for each species shall be considered by the mature spread and height of the trees. All street trees shall be installed with "root barriers" to prevent lifting of pavement. (11) Hardscape. Hardscape is all paved areas and shall complement the adjacent architecture and plant materials. Hardscape shall be textured (scored) concrete, stamped concrete, unit masonry or a combination. The Trails and Esplanade Section should also be reviewed. (12) Street Furniture. Street furniture, such as benches, newsracks, light fixtures, etc., shall have a pedestrian quality and complement the architecture. (13) Grading. In general, natural features shall be protected/preserved and utilized in the landscape design. Grading shall be kept to a minimum outside the river floodway and not allowed within the bank area. 21.350 Trails, Paths and the Esplanade. (1) It is the general intent of this section to provide linkage by foot and bicycle to all RTC subdistricts and the downtown. As stated in the Comprehensive Plan, trails and access points shall be acquired by the City either through easements, development conditions and (or) direct public purchase. (2) Therefore, all new commercial and multi-dwelling development shall be required to provide trails, paths and an esplanade (which ever is appropriate within the subdistricts) through the development area. The route for these paths shall be reviewed by the RRB and based upon the Rogue River Riverfront and Development Plan. (3) The following design criteria are recommended for the trails, paths and the esplanade: (a) Pedestrian Trails and Paths. Paths and trails for pedestrian use, located within the river bank areas shall be limited to avoid disruption of the habitat and shall be surfaced with permeable material, such as decomposed granite or gravel. Widths shall be five (5) feet with appropriate riparian plant material bordering the path or trail. Those paths and trails shall be screened from view from the river and opposite bank to preserve a wooded setting along the riverbank. Railing, when required, shall be made of wood. Stairs, when required, shall be made of heavy timber construction and elevated on poles over steep riverbanks. For shallower trail grades, imbedded railroad ties or other large sided timber is acceptable. Informational signage shall be limited to 144 square inches and be carved wood. Wood benches shall be located periodically for river viewing and to provide rest stops. (b) Bikeways. Bikeways shall be located outside the riverbanks in the public access areas. These bikeways shall be eight (8) feet wide minimum and preferably separated from motor vehicles whenever possible. Surfaces for bikeways shall be appropriate hard surface such as asphalt paving or concrete. Periodic rest areas and view points shall be provided at appropriate locations. (c) Esplanade. An esplanade is a special walkway or promenade located adjacent to a body of water. Due to the urban quality of this feature, the esplanade for Grants Pass shall be located in the RTC-II district. The esplanade shall be a minimum of fifteen (15) feet wide. The esplanade shall be located outside of the riverbanks adjacent to the buildings and be paved with textured paving such as stamped concrete and unit masonry. Activities such as outside cafes, street vendors, informational kiosks and view points shall be located along the esplanade. Decorative walls and railing shall separate the esplanade from the riverbanks. Pedestrian scaled, decorative light fixtures, benches, etc. shall match the architecture and be located periodically along the esplanade. (d) Terraces. Due to the geography of the river, terracing down toward the river is highly desirable. The intensity of activities varies from low (adjacent to the river) and high (up the slope toward the buildings and public streets). The terrace structures and necessary retaining walls shall vary depending upon the location of the terrace to the river. Terrace walls adjacent to buildings shall match the architectural style and materials of the building, while terraces adjacent to or in the riverbanks shall be retained with rock or rock faced structural walls. 21.400 Riparian Habitat Protection and Restoration Guidelines 21.410 Purpose and Concept (1) As discussed in the City's Comprehensive Plan (Scenic and Natural Resource Section) the river will be most affected by increased development intensity. Further, conflicts will occur between private property development versus the increased demand for public access and public utilization of the river's amenities. Also, conflicts will occur between the demand for recreational activities and the protection of the riparian habitat. It is the intent of this section to provided balance between these competing activities to insure opportunity for all and to not overburden the river's capability to restore. (2) It must be understood that the river through the city is no longer a pristine natural environment. Manmade processes and development have greatly altered and impacted the river environment; however, the river remains a viable riparian environment. Therefore, it is the purpose of this section to provide the necessary guidelines and standards which will both protect the existing habitat as well as restore areas which are degraded. (3) These guidelines are to be used in concert with the above Design Guidelines and Article 24 - Environmental Standards. 21.510 Vegetation Enhancement and Protection. (1) A significant method to reverse the urbanization process along the river is with plants. Plants (trees, shrubs and ground cover) provide the ingredients to protect and promote wildlife (both in and out of the river). To support this concept, the following strategies shall be incorporated into new development projects: (a) No trees shall be removed from any RTC District without approval from the RRB. Planting of both conifers and hardwoods is desirable. (b) No shrubs or ground cover shall be removed within the RTC Districts without approval from the RRB. Replacement along the banks of plant material shall be a minimum of one (1) tree for every twenty (20) linear feet, one (1) shrub per two (2) linear feet and 100% for coverage for ground covers. This plant material can be clustered to provide "view windows" for development, however, at no time shall the river banks be void of plant cover. (c) The above shall be enforced with a penalty as provided in the Municipal Code. (d) There shall be a minimum of 40% of plant area for each new development. The area for calculation shall not include the riverbanks. 21.520 Pollution Prevention. (1) Pollutants enter the river in a variety of ways. The pollutants can be in the form of insecticides and petroleum products, as well as sediment and debris from up-bank erosion caused by excavation and grading. The following strategies shall be incorporated into the new construction and ongoing maintenance of each development along the river: (a) Grading and excavation shall be limited to the dry portions of the year. (b) Within the floodway, the minimum size of construction equipment (preferably by hand) shall be used. (c) No grading shall be allowed within the river floodway without approval of the RRB. (d) Gravel shall not be removed from the river without approval of the Riverfront Review Board. (e) Culverts entering shall not exceed 4% grade and shall have energy dissipaters included. These energy dissipaters shall be native rock. Further, sump pits which will filter out pollutants shall be included for drainage of streets adjacent to the river. (f) All exposed riverbanks shall be revegetated with appropriate riparian, erosion controlling plant material. Riparian vegetation is plant material which naturally occurs along a stream, creek or river and is suited to the micro climate within the Grants Pass community. Erosion controlling plant materials have a root structure which tend to reinforce soil in sloping terrain. (g) Herbicides shall not be used to control vegetation in ditches, paths and trails adjacent to and within the River Corridor. (h) Use of insecticides and inorganic fertilizers shall be limited within and adjacent to the River Corridor. (i) Discharge of water at warmer temperatures from power plants shall be limited and located away from fish spawning areas. 21.530 Limitation on River Activities (1) The Rogue River provides a wealth of recreational activities; however, many of these activities impact this wetland habitat. Eliminating these activities would not be either practical or desirable; therefore, balance between recreational use and habitat protection is recommended. The following strategies shall be incorporated: (a) Trails within the riverbanks shall be limited and constructed per the above Design Guidelines. Location of trails within the bank areas shall be up-slope of benches and be approved by the RRB. Paths shall meander and be screened with plants to provide a more natural looking environment. The esplanade shall be located outside the riverbank areas. (b) Lights from new development shall be directed away from the riverbanks. (b) Refueling docks for jet boats shall be limited to the RTC-II portion of the river. (c) Jet boat trips shall be scheduled and grouped together. (d) Noise levels generated by boats shall be limited in accordance with Article 24 of the Development Code. (e) Docks, ramps, landings and other such structures shall not be permitted within the riverbanks unless necessary for the functioning of a recreational activity. All structures shall conform to the Design Guidelines and be approved by the RRB. (f) The on-site sale, rental, repair or maintenance of jet skis shall be a prohibited use in the RTC districts. 1 Adopted 10-12-90 2 Revised 9-4-02 3 Revised 4-20-05, Ordinance 5285