HomeMy WebLinkAbout2012-09-25_Planning PACKET
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please risee and, after youu have been reecognized by thhe Chair, give yyour name and complete address for the reccord.
You will then be allowed to speak. Pleaase note that thhe public testimmony may be limited by the CChair and normaally is
not allowed after the Pubblic Hearing is cclosed.
AASHLAND PLLANNING COOMMISSION
STUUDY SESSION
SEPTEEMBER 25, 22012
AGENDA
I. CALL TO ORDER:
7:00 PM, Civvic Center Coouncil Chambers, 1175 E. Main Street
II.. ANNOOUNCEMENTTS
IIII. PUBLIC FORUM
IVV. PRESENTATION
A. Grrey Water Prresentation bby Building Official Michhael Grubbs & Plumbingg Inspector RRick
Haackstock
V. DISCUUSSION ITEMMS
A. Unnified Land UUse Code
B. Noormal Avenue Neighborhhood Plan Uppdate
VI. ADJOURNMENT
Inn compliance wwith the Americaans with Disabilities Act, if you need special assistance to participate in this meeting, please
coontact the Commmunity Develoopment office aat 541-488-53055 (TTY phone is 1-800-735-22900). Notificattion 48 hours pprior to the
mmeeting will enaable the City to make reasonaable arrangemeents to ensure aaccessibility to the meeting (228 CFR 35.1022-35.104
ADDA Title 1).
Memo
DATE: September 25, 2012
TO:AshlandPlanning Coommission
FROM:Maria Haarris, Planninng Manager
RE:
Unified LLand Use Orrdinance Prooject
SSUMMARYY
TThe first drafft of Part 1 oof the unifiedd ordinance ffor the Plannning Commisssion revieww and
is attached
ddiscussion. AAlso includeed is a discusssion of the project timeeline.
DDRAFT PART 1 – INTTRODUCTIION AND GGENRAL PRROVISIONNS
QQUESTIONS: Does thee Planning Commissionhhave commeents on Part 1 of the uniffied ordinancce?
CCOMMENTTS: Part 1 coovers the Intrroduction annd General PProvisions off the land use ordinance..
GGenerally, Part 1 establisshes the purppose of the oordinance,wwhat it appliees to, how it relates to thee
CComprehensive Plan andd Zoning Maap, the integrration into thhe building ppermit proceess, and howw to
pprocess quesstions about tthe meaningg or intent off the ordinannce language (i.e. “interppretations). PPart 1
aalso includess the sections on how to address usess, lots, structtures and devvelopments that do not mmeet
ccurrent ordinnance sectionns (i.e. “lot oof record” annd “non-confforming situuations”).
PPart 1 carriess forward exxistingmaterrial from the current ordiinance on the purpose off the ordinannce and
its applicatioon (Chapter 118.04 Generral Provisionns), non-connforming situuations (Chaapter 18.68 GGeneral
RRegulations)), planning aapproval expiration, extensions and eenforcement (Chapter 188.112 Enforccement),
aand ordinancce interpretattions (Chaptter 18.108 Prrocedures).
PPart 1 is attacched, as welll as the Uniffied Ordinannce Outline. The outlinee is includedd to provide tthe
ccontext of whhere Part 1 ffits into the ooverall unified ordinancee, and the hiighlighted poortion of the outline
is Part 1. Ammendmentstto the ordinaance, including content cchanges and new sectionns, are covereed in
ccomment boxxes explaininng changes ffrom the currrent land use ordinance.. An Ordinaance Amendmment
MMatrix summmarizing the changes fromm the currennt land use oordinance wiill be handedd out at the mmeeting.
WWhen the prooject began, the intentionn was to atteempt to first reorganizetthe ordinancce completelyy and
tthen as a nexxt step introdduce amendmments. Howwever given thhe volume oof material annd the time lline, it
pproved unwoorkable to divide the worrk into this ssmall of incrrements. Forr example, aa new sectionn was
aadded in Partt 1 on the lannd use ordinnance consisttency with thhe Comprehhensive Plan (18-1.2.060, page 1-
77). Not onlyy is it more eefficient wheen preparing the draft, buut it seemed to make more sense to aadd this
Page2 of 2
section in the first draft so that the Planning Commission and general public could see what that might
look like.
Note: The term “staff advisor” is used in Part 1 and throughout the ordinance. The staff advisor is
included in the current ordinance and is the City’s Community Development Director or his or her
designee. This definition, as well as others, will be included Part 6 – Definitions and Rules of
Measurement.
Timeline
QUESTION: Does the Planning Commission have comments on the revised project timeline?
COMMENTS: The Project Timeline is attached, and has been adjusted to add several months. This
was done for several reasons. Focus group meetings have been added after the Planning Commission’s
review of the first draft and the green code and procedures evaluations based on the Planning
Commission input at the beginning of the project. The timeline was also adjusted in an attempt to offset
the project meetings with the Transportation System Plan and Normal Neighborhood Plan activities. In
addition, the City received a Code Assistance grant from the Transportation and Growth Management
program for land use code expertise to assist with the revisions of the ordinance, a graphics package, a
procedures and green code evaluation, and development of the final draft. As part of the grant process,
the final draft of the plan is required to be completed in June 2013. Therefore, several months have been
added after the final draft is completed to allow for the adoption process.
The unified ordinance project covers a large amount of complex material. In addition, the Normal
Neighborhood Plan project is concurrently in process. As a result, staff would like to consider using any
extra time at the regular Planning Commission meetings to cover the material, as well as occasionally
scheduling extra study session meetings.
SUGGESTED MOTION
N/A
ATTACHMENTS
1.Title 18 – Part 1 – Introduction and General Provisions
2.Unified Ordinance Outline
3.Project Timeline
DEPT. OF COMMUNITY DEVELOPMENT Tel: 541-488-5305
20 E. Main Street Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.or.us
18-1.1 Ï Introduction
TITLE18ΑPART1ΑINTRODUCTIONANDGENERALPROVISIONS12
Chapter181.1ȡIntroduction3
Chapter181.2ȡTitle,Purpose,andGeneralAdministration4
Chapter181.3ȡLotofRecordandLegalLotDetermination9
Chapter181.4ȡNonConformingSituations11
Chapter181.5ȡOrdinanceInterpretations16
Chapter181.6ȡZoningPermitExpiration,ExtensionandEnforcement19
City of Ashland 1-1 Module 1 - Draft #2 - September 2012
Land Use Ordinance
TITLE 18 Ï PART 1 Ï INTRODUCTION AND GENERAL
PROVISIONS
18-1.1 Introduction
18-1.2 Title, Purpose, and General Administration
18-1.3 Lot of Record and Legal Lot Determination
18-1.4 Non-Conforming Situations
18-1.5 Ordinance Interpretations
18-1.6 Zoning Permit Expiration, Extension and Enforcement
City of Ashland 1-2 Module 1 - Draft #2 - September 2012
Land Use Ordinance
18-1.1 Ï Introduction
Chapter 18-1.1 Ð Introduction
The Staff Advisor or his or her designee administers the City of Ashland Land Use Ordinance (Ñthis ordinanceÒ).
This ordinance regulates land use and development within the City of Ashland and is organized as follows:
Part 18-1. Part 18-1 describes the title, purpose, authority, organization and general administration of this
ordinance. Part 18-1 also explains how city officials interpret and enforce code requirements.
Part 18-2. Part 18-2 contains AshlandÔs zoning regulations. The City of Ashland Zoning Map, consistent with
the City of Ashland Comprehensive Plan, designates zoning districts, or zones. The zoning regulations specify
allowed land uses, and lot and development standards that are specific to particular land uses or zones. Before
commencing a new use or development, changing an existing use or development, or applying for a building
permit, the property owner should verify the CityÔs zoning requirements.
Part 18-3. Part 18-3 contains AshlandÔs special zoning districts and overlay zones. The City of Ashland Zoning
Map designates special districts for distinct geographic areas based on a special area plan such as the North
Mountain Neighborhood (NM) and Croman Mill (CM) districts . The zoning regulations for the special districts
specify allowed land uses, and lot and development standards that are specific to particular land uses or zones.
The overlay zones include special regulations and standards that supplement the base zoning district and zoning
regulations.
Part 18-4. Part 18-4 contains the CityÔs development design standards, formerly referred to as the site design
and use standards and street design standards. It includes requirements for building design; street access;
pedestrian and vehicle circulation; bicycle and automobile parking; landscaping, screening, fences and walls;
outdoor lighting; adequate transportation, water, sanitary sewer, and storm drainage facilities; and utility
requirements. Part 18-4 applies to all development, including land divisions and projects for which no land use
application or review is required. This ordinance is supported by the design standards and specifications in the
City of Ashland Engineering Design for Public Improvements manual.
Part 18-5. Part 18-5 contains the CityÔs application requirements and review procedures for land use and
development decisions, including but not limited to procedures for land divisions, property line adjustments,
conditional use permits, site design review, master planned developments, and variances.
Part 18-6. Part 18-6 contains definitions and other exhibits that the City uses in interpreting and administering
this ordinance. For example, where Part 18-2 contains a general list of land uses allowed in each zone, Part 18-6
provides examples of uses that are consistent with each general category.
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Land Use Ordinance
18-1.2 Ï Title, Purpose, and Authority | Compliance and Scope
Chapter 18-1.2 Ð Title, Purpose, and General Administration
Sections:
Section 18-1.2.010 Title
Section 18-1.2.020 Purpose
Section 18-1.2.030 Enactment and Effect
Section 18-1.2.040 Compliance Required
Section 18-1.2.050 Rules of Ordinance Construction
Section 18-1.2.060 Land Use Ordinance Consistency with Comprehensive Plan and Laws
Section 18-1.2.070 Land Use Ordinance and Zoning Map Implementation
Section 18-1.2.080 Building Permits
Section 18-1.2.090 Official Action
Comment: Section 18-1.2 carries forward Chapter 18.04 General Provisions. The current ordinance contains the first
three sections Ï Title, Purpose, and Enactment and Effect. The following six sections are new, and provide the foundation
for how the ordinance relates to the Comprehensive Plan, the Zoning Map and building permits.
18-1.2.010 Title
This ordinance shall be known as the ÑLand Use OrdinanceÒ of the City.
18-1.2.020 Purpose
The purpose of this ordinance is to encourage the most appropriate and efficient use of land; to accommodate
orderly growth; to provide adequate open space for light and air; to conserve and stabilize the value of
property; to protect and improve the aesthetic and visual qualities of the living environment; to aid in securing
safety from fire and other dangers; to facilitate adequate provisions for maintaining sanitary conditions; to
provide for adequate access to and through property; and in general to promote the public health, safety and
the general welfare, all of which is in accordance with and in implementation of the Comprehensive Plan of the
City of Ashland. Race, color, religion, sexual orientation, gender identity, national origin or disability shall not be
an adverse consideration in making any decision under the Land Use Ordinance.
18-1.2.030 Enactment and Effect
This ordinance applies to all land uses and development in the City.
Comment: Section 18-1.2.030 replaces 18.04.020, which excludes land uses and development that are either permitted
outright in commercial zones or have: final site review approval, preliminary partition or subdivision approval, PUD final
approval, sign permit approval, or variance approval.
18-1.2.040 Compliance Required
Comment: Section 18-1.2.040 is new. The section is added to explain that uses, lots and structures are required to
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18-1.2 Ï Title, Purpose, and Authority
comply with the ordinance, and who is responsible for complying with the ordinance.
A. Compliance with Land Use Ordinance. No structure or lot shall hereinafter be used, developed, or
occupied, and no structure or part thereof shall be erected, moved, reconstructed, extended, enlarged or
otherwise altered except as permitted by this ordinance. A lawful use of land (ÑuseÒ) is one that is permitted
in accordance with this ordinance, or is allowed as a legal non-conforming use, pursuant with Chapter 18-
1.4, provided State or Federal law does not prohibit the use. Amendments to the Zoning Map,
Comprehensive Plan Map and other official maps, amendments to the Land Use Ordinance, and annexations
shall conform to applicable provisions of this ordinance.
B. Obligation by Successor. The requirements of this ordinance apply to the owner(s) of record, persons
undertaking the development or the use of land, and to those personsÔ successors in interest.
18-1.2.050 Rules of Ordinance Construction
Comment: Section 18-1.2.050 is new. The section is added to clarify the how the ordinance works: that the ordinance
includes the minimum requirements, when there are conflicting sections the higher standard applies, how tenses are used,
the difference between requirements and guidelines, the role of illustrations, and the concept of severability. Subsection D
is recommended because the new unified ordinance will contain both standards and guidelines; e.g., the Site Design and Use
Guidelines are being incorporated into the unified ordinance and contain mandatory standards and suggested guidelines
(Title 18-3).
A. Provisions of this Ordinance Declared to be Minimum Requirements. The provisions of this
ordinance, in their interpretation and application, are minimum requirements, adopted for the protection of
the public health, safety, and general welfare.
Comment: Subsection B is currently covered in 18.112.070 Interpretation as well as throughout individual chapters.
B. Highest Standard or Requirement Applies. Where a requirement of this ordinance varies from
another provision of this ordinance or with other applicable regulations, the highest standard or regulation
shall govern.
C. Tenses. Words used in the present tense include the future; the singular form includes the plural; and the
plural includes the singular.
D. Requirements versus Guidelines. Use of the word Ñshall,Ò Ñmust,Ò Ñrequired,Ò ÑprohibitedÒ or similar
directive term means the ordinance provision is a requirement. Use of the word Ñshould,Ò Ñencouraged,Ò
Ñrecommended,Ò Ñmay,Ò or similar term, means the provision is a guideline. Guidelines are intended to assist
City decision-making bodies where certain land use actions require the exercise of discretion.
E. Interpreting Illustrations. This ordinance contains illustrations and photographs, ordinance Ñgraphics,Ò
which are intended to serve as examples of development design that either meet or do not meet particular
ordinance standards. Except where a graphic contains a specific numerical standard or uses the word Ñshall,Ò
Ñmust,Ò ÑrequiredÒ or Ñprohibited,Ò strict adherence to the graphic is not required.
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Land Use Ordinance
18-1.2 Ï Title, Purpose, and Authority
F. Severability.
The provisions of this ordinance are severable; where any section, sentence, clause or phrase is judged
to be invalid by a court of competent jurisdiction, that decision shall not affect the validity of the remaining portion of
the ordinance.
18-1.2.060 Land Use Ordinance Consistency with Comprehensive Plan and Laws
Comment: Section 18-1.2.060 is new. The section is added to avoid internal conflicts within the Land Use Ordinance and
clarify the relationship between the Land Use Ordinance, Comprehensive Plan, and the requirements of other jurisdictions.
A. City of Ashland Comprehensive Plan. This ordinance implements the City of Ashland Comprehensive
Plan. Provisions of this ordinance shall be interpreted consistent with the Comprehensive Plan, including any
Comprehensive Plan elements or public facility master plans adopted pursuant to the Comprehensive Plan.
B. Compliance with Other Laws Required. In addition to the requirements of this ordinance, all uses and
development must comply with all other applicable City, State of Oregon, and Federal rules and regulations.
C. References to Other Regulations. All references to other City, State, and Federal rules and regulations
are for informational purposes only and do not constitute a complete list of such requirements. The
references do not imply any responsibility by the City for enforcement of State or Federal regulations.
Where a proposal, permit, or approval is subject to both City of Ashland requirements and State or Federal
requirements, the property owner is responsible for contacting the applicable agencies and complying with
their rules and regulations.
18-1.2.070 Land Use Ordinance and Zoning Map Implementation
Comment: Section 18-1.2.070 is new. The section is added to explain the relationship between the Zoning Map and
ordinance, to clarify the establishment of zoning boundaries, and references to the sections that deal with boundary
questions or changes.
A. Zoning of Areas to be Annexed. Concurrent with annexation of land, the City Council, upon
considering the recommendation of the Planning Commission, shall enact an ordinance applying applicable
zoning designation(s) to the subject land, pursuant with Chapter 18-4.6. The Comprehensive Plan shall guide
the designation of zoning for annexed areas.
B. Land Use Ordinance and Zoning Map. The CityÔs Official Zoning Map (ÑZoning MapÒ), which may be
published, amended, and filed separately from this ordinance, is part of this ordinance. The zoning districts
depicted on the Zoning Map correspond to the zoning districts in this ordinance. In addition, this ordinance
may contain zoning regulations for special areas, (i.e., overlay zones), and for certain uses or structures that
do not appear on the Zoning Map.
C. Interpreting the Zoning Map. Except as otherwise specified by this ordinance, the CityÔs zoning
boundaries are as designated on the Official Zoning Map, which is kept on file at City Hall. The City may
City of Ashland 1-6 Module 1 - Draft #2 - September 2012
Land Use Ordinance
1.2 Ï Title, Purpose, and Authority
adopt and publish supplemental zoning maps where it is impractical to illustrate all regulated features on one
map; examples regulated features include but are not limited to historical landmarks, floodplain corridor
boundaries, local wetland inventories, and specific area plans. In addition, the City may require field
verification and mapping (e.g., survey) of a regulated feature as part of a development application, where the
feature is thought to exist on or adjacent to the subject property but its exact location is unknown.
D. Boundary Lines. Zoning district boundaries are determined pursuant to Section 18-2.1.030.
E. Changes to Official Zoning Map. Proposed changes to the Official Zoning Map are subject to review and
approval under Chapter 18-4.6 Amendments.
18-1.2.080 Building Permits
Comment: Section 18-1.2.080 is new. This section is added to clarify the relationship between the building codes and the
land use ordinance, and the review of building permits for land use ordinance compliance.
A. Land Use Approvals and Building Permits. The City of Ashland Building Official, pursuant with
Ashland Municipal Code Title 15, administers the CityÔs building codes and issues building permits. The Staff
Advisor administers the Land Use Ordinance, processes land use approvals, and coordinates with the
Building Official on development and building projects to ensure compliance with the Land Use Ordinance.
B. Zoning Compliance Required for Building Permits. A building permit shall not be issued until the
Staff Advisor has confirmed that all applicable Land Use Ordinance requirements are met, or appropriate
conditions of approval are in place to ensure compliance.
18-1.2.090 Official Action
Comment: Section 18-1.2.090 is new. This section is added to explain who has the authority to approve land use actions,
the ability of the Staff Advisor to review questions or applications to the Planning Commission and clarify the general
parameters for noticing requirements.
A. Official Action. The City of Ashland Staff Advisor, Planning Commission, and City Councilare ÑCity
OfficialsÒ vested with authority to issue permits and grant approvals in conformance with this ordinance,
pursuant to Part 18-4 Application Requirements, Administrative Procedures, and Approval Criteria. City
officials shall issue no permit and grant no approval for any development or use that violates or fails to
comply with conditions or standards imposed to carry out this ordinance.
B. Void Future Actions. Any permit or approval issued or granted in conflict with the provisions of this
ordinance shall be void, unless the City modifies it in conformance with this ordinance. The Staff Advisor
shall determine when an approval is void and, as applicable, he or she shall refer it back to the decision body
for modification to ensure compliance.
C. Referral to Planning Commission. In addition to those actions that require Planning Commission
City of Ashland 1-7 Module 1 - Draft #2 - September 2012
Land Use Ordinance
18-1.2 Ï Title, Purpose, and Authority | Compliance and Scope
approval, the Staff Advisor may refer any question or permit request to the Planning Commission, who then
shall take action on the request pursuant to the applicable provisions of this ordinance. See also, Chapter
18-1.5 Ordinance Interpretations and Part 18-4 Application Requirements, Administrative Procedures, and
Approval Criteria.
D. Notices, Filing, and Validity of Actions. The failure of any person to receive mailed notice or failure to
post or file a notice, staff report, or form shall not invalidate any actions pursuant to this ordinance,
provided a good faith effort was made to notify all parties entitled to such notice report, or form. See
Chapter 18-4.1 General Review Procedures.
City of Ashland 1-8 Module 1 - Draft #2 - September 2012
Land Use Ordinance
18-1.3 Ï Legal Lot Determination and Validation of Lot
Chapter 18-1.3 Ð Lot of Record and Legal Lot Determination
Sections:
18-1.3.010 Purpose and Intent
18-1.3.020 Criteria
18-1.3.030 Legal Lot Determination Procedure
Comment: This is a new Chapter, though the issues are partially addressed in Section 18.68.130 Lot Size Requirements
General Exception. The new chapter is intended to address state law requirements for lots that were legally created in
Jackson County, or before the CityÔs partition and subdivision regulations (Ñlots of recordÒ). Local jurisdictions may adopt
local procedures for lot o record determinations, provided they are not in conflict with ORS 92.010 to 92.190.
18-1.3.010 Purpose and Intent
Comment: The following provision is intended to comply with US Constitution and case law related to regulatory takings.
Owners of legal lots are entitled to reasonable economic use of their property.
The purpose of Chapter 18-1.3 is to establish criteria and a process for determining when a lot of record exists
for the purpose of allowing a use or development on a non-conforming lot (e.g., substandard lot that does not
meet lot area, setback, or coverage regulations). The owner of lot of record shall not be denied reasonable
development on a lot of record; where the underlying zone allows residential use, one single-family dwelling per
lot of record is deemed reasonable use, provided applicable building codes are met. The city may also accept a
legal lot determination as sufficient evidence of a hardship for in approving a variance under Chapter 18-4.7
18-1.3.020 Criteria
Comment: The Legislature amended the land division statute in 2009. The amendment was intended to provide for
regulatory relief where the legality of a lot not created through a land division is in question. The cutoff date of January 1,
2007 is contained in the statute.
A lot of record is a plot of land that meets one or more of the following criteria, pursuant to ORS 92.010 to
92.190:
A. The plot of land was lawfully created through a subdivision or partition plat in Jackson County prior to
annexation to the City of Ashland;
B. The plot of land was created through a deed or land sales contract recorded with Jackson County \[prior to
(date) / before the City or County, as applicable, adopted planning, zoning, subdivision or partition regulations\]; or
C. The plot of land was created through a deed or land sales contract recorded with Jackson County prior to
January 1, 2007 and the subject plot of land would have complied with the applicable planning, zoning,
subdivision or partition regulations in effect at the time it was created.
City of Ashland 1-9 Module 1 - Draft #2 - September 2012
Land Use Ordinance
18-1.3 Ï Legal Lot Determination and Validation of Lot
18-1.3.030 Legal Lot Determination Procedure
Comment: The lot of record procedure is regulated by state statute. Local jurisdictions may adopt local procedures for
lot of record determinations, provided they are not in conflict with ORS 92.010 to 92.190.
The Staff Advisor through a Ministerial procedure, shall process requests to validate a lot of record. It shall be
the property ownerÔs responsibility to demonstrate that his or her plot of land meets the lot of record criteria
in Section 18-1.3.020.
City of Ashland 1-10 Module 1 - Draft #2 - September 2012
Land Use Ordinance
18-1.4 Ï Non-Conforming Situations
Chapter 18-1.4 Ð Non-Conforming Situations
Sections:
18-1.4.010 Purpose and Applicability
18-1.4.020 Non-conforming Situation Allowed to Continue
Comment: Chapter 18-1.4 updates Section 18.68.090 Nonconforming Uses and Structures and 18.68.130 Lot Size
Requirements Ï General Exception. The key standards of the current ordinanceÐlimitations on expansion, conformity after
50% damaged, the 6-month threshold for discontinuance, reactivation, alterations, and vested rights with a building
permitÐare carried forward. For example, the current ordinance requires owners of non-conforming residential structures
destroyed in a fire to rebuild within 2 years. The revised ordinance would require submittal of building plans within 2 years
of the fire.
18-1.4.010 Purpose and Applicability
Chapter 18-1.4 contains standards and procedures for the continuation of uses, lots, structures, and
developments that are lawfully established but do not comply with current ordinance standards (Ñnon-
conforming situationsÒ). The chapter is intended to protect public health, safety, and general welfare, while
allowing reasonable use of private property.
18-1.4.020 Non-conforming Situations Allowed to Continue
Non-conforming uses, lots, structures, and developments (Ñnon-conforming situationsÒ) are allowed to continue
subject to the limitations in subsections A-D, below.
A. Limitations on Non-Conforming Situations. A non-conforming situation shall not be altered (i.e.,
enlarged, extended, reconstructed, substituted, or structurally modified), except as follows:
Comment: Subsections 1 and 2 are intended to clarify when an addition to a nonconforming building is allowed with a
building permit but without a planning action as currently included in Section 18.68.090.A Ï Subsections 1 and 4.
1. Alterations providing for greater conformity to this ordinance are allowed; building permits may be
required, but no planning action is required.
2. Alterations required to comply with State or Federal law are allowed; building permits may be required,
but no planning action is required.
Comment: The following new provisions are intended to establish clear and enforceable criteria for allowing non-
conforming structures to be repaired, restored, rehabilitated and rebuilt. This is currently covered in Section 18.68.090.A Ï
Subsections 3 and 4.
3. Repair and maintenance of a non-conforming development or structure (roof repair, restoration,
rehabilitation, and similar work) are allowed; building permits may be required, but no planning action is
required where the criteria in subsections a-c, below, are met:
a. The development or structure is not enlarged relative to lot coverage, paved or impervious area,
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Land Use Ordinance
18-1.4 Ï Non-Conforming Situations
roof elevation (i.e., height of any portion of a roof), parking or storage area, or setback (i.e., reduced
setback).
b. Not more than 40% of any exterior building wall and not more than 50% of the building floor area is
permanently removed; where a larger alteration is proposed, approval of a Conditional Use Permit
is required.
c. Where temporary or permanent removal of a building wall or floor area is proposed, the owner
shall submit with a building permit application a construction management plan for Ministerial review
and approval. The Construction Management Plan shall document existing building conditions,
proposed methods of construction, and proposed building plans. The Building Official may issue a
stop work order where construction deviates from an approved Construction Management Plan;
where a stop work order is in effect, the owner may be required obtain a Conditional Use Permit
before construction resumes.
Comment: Subsection 4 is similar to Section 18.68.090.A.1, and clarifies that a Conditional Use Permit is required to
change a nonconforming use. Subsection 4, allowing a Ñchange from one type of non-conforming use to another,Ò is
intended to be consistent with the standards for reactivating a non-conforming use, below, which allow for a change to an
Ñequivalent or more restrictiveÒ use.
4. A change from one type of non-conforming use to another non-conforming use is allowed, subject to
approval of a Conditional Use Permit under Chapter 18-4.4. The Planning Commission, in addition to
applying the criteria required for Conditional Use Permit, shall apply the criteria related to traffic, noise,
and lighting in subsections 18-1.4.020.C.2 through 18-1.4.020.C.4.
Comment: Subsection 5 is similar to Section 18.68.090.A.2, and clarifies that a Conditional Use Permit is required to add
on to or reconstruct a nonconforming structure is what is proposed does not meet the current requirements (e.g.
setbacks, height, lot coverage). Subsection 4, allowing a Ñchange from one type of non-conforming use to another,Ò is
intended to be consistent with the standards for reactivating a non-conforming use, below, which allow for a change to an
Ñequivalent or more restrictiveÒ use.
5. A non-conforming development or structure may be enlarged, extended, reconstructed, subject to
approval of a Conditional Use Permit under Chapter 18-4.4, and approval of required building permits,
except that a planning action is not required for projects conforming to all of the development standards
of the applicable zone. A non-conforming structure may be rebuilt pursuant to this subsection, provided
in a historic district the applicant must demonstrate that restoration is not practicable.
Comment: Subsection 6 is similar to Section 18.68.090.A.5, with the added clarification that a replacement building due to
a catastrophe has to fit within the same three-dimensional envelope.
6. A legal nonconforming structure or nonconforming use that is damaged by means beyond the ownerÔs
control, such as fire, flood, earthquake, or similar catastrophe, to an extent of 50% or more of its
replacement cost, may be restored or replaced within the original three-dimensional building envelope
(i.e., relative to coverage, height, setbacks, and other dimensions of the developed area) provided the
non-conformity shall not increase. Any residential structure in a zone where residential uses are allowed
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18-1.4 Ï Non-Conforming Situations
that is damaged beyond 50% of its replacement cost by such catastrophe may be reconstructed at the
original density, provided a Building Permit application for the reconstruction is submitted within two
(2) years of the catastrophe.
Comment: Subsection B is adapted from the current ordinance, and replaces the existing section on discontinuance in
18.68.090.B. The wording and organization is improved, but the requirements remain the same except that additional
wording is added to clarify when the period of discontinuance begins.
B. Discontinuation or Abandonment of Non-conforming Use. Except as provided by subsection C of
this section, and pursuant to subsections 1-2, below, a non-conforming use that is discontinued for any
reason other than fire or other catastrophe beyond the ownerÔs control for a period of more than six (6)
months shall be deemed abandoned and shall no longer be an allowed use.
1. After the City has deemed a non-conforming use abandoned, the use shall not be allowed to resume, in
whole or in part, under the same or different ownership/management; any such activity is a violation of
this ordinance.
2. For purposes of calculating six-month period, discontinuance does not include a period of active
reconstruction following a fire or other catastrophe beyond the ownerÔs control, and the Planning
Commission through a Type II procedure may extend the discontinuance period in the event of special
unforeseen circumstances. A use is discontinued upon the first occurrence of any one of the following:
a. The date when the use of land is physically vacated;
b. The date the use ceases to be actively involved in the sale of merchandise or the provision of
services; for example, as evidenced by the removal of signs, goods/stock, or office equipment, or the
disconnection of telephone or utility service;
c. The date of termination of any lease or contract under which the non-conforming use has occupied
the land;
d. The date a request for final reading of water and power meters is made to the applicable utility
districts; or
e. The date of an event similar to those listed in subsections 1-5, above, as determined by the Staff
Advisor.
Comment: Subsection C is adapted from the current ordinance, and replaces the existing section on reactivation in
18.68.090.C. The wording and organization is improved, but the requirements remain the same except the traffic
assessment is changed to looking at peak hour trips rather than vehicle trips per day.
An abandoned non-conforming use may be reactivated to an equivalent or more restrictive
C. Reactivation.
use where the Planning Commission approves a Conditional Use Permit pursuant to Chapter 18-4.4; the
applicant shall have the burden of proof in demonstrating the reactivated use is equivalent to the abandoned
City of Ashland 1-13 Module 1 - Draft #2 - September 2012
Land Use Ordinance
18-1.4 Ï Non-Conforming Situations
use. In evaluating whether or not to permit the reactivation of a non-conforming use, the Planning
Commission, in addition to applying the criteria required for Conditional Use Permit, shall apply the criteria
in subsections 1-6, below:
1. Any improvements for the reactivation of a non-conforming use on the site are limited to fifty (50%)
percent of the value of the structure, except where such improvements bring the subject site,
development or use into closer conformity with this ordinance. Valuation shall be determined as follows:
a. An independent real estate appraiser licensed in the State of Oregon shall determine the value of
the structure.
b. The value of the improvement shall be determined based upon copies of the contractorÔs bid for
said improvements, which shall be required with the Conditional Use permit application.
c. Personal property necessary for the operation of the business or site improvements not included in
the structure shall not be counted as improvements under this criterion.
2. The traffic generated by the proposed use, as documented by a traffic impact analysis prepared by a
qualified professional, is not greater than the greatest traffic that would be generated by a permitted use.
In assessing the traffic generated by the proposed use, the Planning Commission shall consider the
average peak-hour number of vehicle trips per day, the hours of operation, and the types of traffic
generated; i.e., truck or passenger vehicle. The Planning Commission may condition approval of the
Conditional Use Permit limiting the land use so that traffic impacts are not greater than for uses
permitted in the same zone.
3. The noise generated by the proposed use will comply with the Ashland Noise Ordinance, Chapter
9.08.170, and will not exceed the average ambient noise level already existing in the area, as measured
pursuant to this code section.
4. There shall be no lighting of the property that would have direct illumination on adjacent uses and there
shall be no reflected light from the property greater than the amount of reflected light from other
permitted use in the same zone.
5. In a residential zone, the reactivation will further implement Goal VI, Policy 2, Housing Chapter of the
Ashland Comprehensive Plan.
6. Nothing herein shall apply to non-conforming signs, which are governed by the provisions of Section 18-
3.9 of this ordinance.
Comment: Subsection D is carried forward from Section 18.68.130 Lot Size Requirements Ï General Exception.
D. Non-conforming Lot.If a lot or the aggregate of contiguous lots or land parcels held in single ownership,
and recorded in the office of the County Clerk at the time of passage of the ordinance codified herein, has
an area or dimension that does not meet the lot size requirements of the district in which the property is
located, the lot or aggregate holdings may be occupied by a use permitted outright in the district subject to
City of Ashland 1-14 Module 1 - Draft #2 - September 2012
Land Use Ordinance
18-1.4 Ï Non-Conforming Situations
all other requirements, provided the lot complied with all ordinances when it was recorded. See also,
Chapter 18-1.3 Legal Lot Determination.
City of Ashland 1-15 Module 1 - Draft #2 - September 2012
Land Use Ordinance
18-1.5 Ï Ordinance Interpretations
Chapter 18-1.5 Ð Ordinance Interpretations
Sections:
18-1.5.010 Purpose
18-1.5.020 Interpretations Authorized
18-1.5.030 Interpretation Criteria
18-1.5.040 Similar Uses
18-1.5.050 Ordinance Interpretation Procedure
18-1.5.060 Referral to Planning Commission and City Council
Comment: This chapter is new. It updates and clarifies Sections 18.12.050 Similar Uses and 18.108.160 Ordinance
Interpretations, and provides procedures for responding to requests for written code interpretations. The new procedures
are intended to clarify current procedure, but may be perceived as policy changes.
18-1.5.010 Purpose
Some terms or phrases within this ordinance may have two or more reasonable meanings. This section provides
a process for resolving differences in the interpretation of the ordinance text.
Comment: Currently, 18.108.160 Ordinance Interpretations does not clearly indicate the procedure for an ordinance
interpretation. In one section it seems to indicate the Staff Advisor has the ability to make an interpretation without a
hearing, and in another section it discusses review by the Planning Commission and City Council.
18-1.5.020 Interpretations Authorized
Where the intent of this ordinance, the status of a use, or the meaning of a word or phrase is unclear, the Staff
Advisor may interpret the ordinance in writing through a Ministerial or Type I procedure, as applicable, pursuant
to Section 18-4.1.040 or 18-4.1.050. Alternatively, the Staff Advisory may refer the question to the Planning
Commission for its written interpretation through a Type II procedure, pursuant to Section 18-4.1.060. Neither
the Staff Advisor's interpretation nor the Commission's interpretation shall have the effect of amending this
ordinance.
18-1.5.030 Interpretation Criteria
Comment: The criteria below are reworded for clarity, but are the same content as currently included in Section
18.108.160.A.
Any interpretation made through the foregoing procedures shall be based on the following criteria:
A. The interpretation is consistent with applicability policies of the Comprehensive Plan;
B. The interpretation is consistent with the purpose and intent of the ordinance provision that applies to the
particular ordinance section, or sections, in question; and
City of Ashland 1-16 Module 1 - Draft #2 - September 2012
Land Use Ordinance
18-1.5 Ï Ordinance Interpretations
C. The interpretation is consistent with the opinion of the City Attorney.
Comment: Section 18-1.5.040 updates and clarifies Sections 18.12.050 Similar Uses. Currently, the ordinance requires the
Planning Commission to analyze and determine if a use is similar to those listed in the zone, and therefore can occur in a
zone. In the following revised section, the Staff Advisor may find a uses is similar to another use, and make a determination
that a use is allowed or prohibited in a zone. If discretion is required for the Staff Advisor to make the determination, a
Type I procedure is required unless the Staff Advisor refers the interpretation to the Planning Commission for its review.
18-1.5.040 Similar Uses
Where a proposed use is not specifically identified by this ordinance, or the ordinance is unclear as to whether
the use is allowed in a particular zone, the Staff Advisor may find the use is similar to another use that is
permitted, allowed conditionally, or prohibited in the subject zone and apply the ordinance accordingly.
However, uses and activities that this ordinance specifically prohibits in the subject zone, and uses and activities
that the Staff Advisor finds are similar to those that are prohibited, are not allowed. Similar use rulings that
require discretion on the part of City officials shall be processed following the Type I procedure, pursuant to
Section 18-4.1.050, except where the Staff Advisor refers a request for a similar use determination to the
Planning Commission for its review and decision through a Type II procedure, pursuant to Section 18-4.1.060.
Comment: Sections 18-1.5.050 and 060 are new, and added to clarify the procedure and application required for an
ordinance interpretation.
18-1.5.050 Ordinance Interpretation Procedure
Requests for a code interpretation, including but not limited to similar use determinations, shall be made in
writing to the Staff Advisor and shall be processed as follows:
A. The Staff Advisor within thirty (30) days of the inquiry shall respond in writing to person making the inquiry
indicating whether additional information or a formal application is required.
B. Where an application for a formal interpretation is required, the Staff Advisor shall determine whether the
request will be processed through a Ministerial or Type I process. Where the interpretation does not
involve the exercise of discretion, the application shall be processed using the Ministerial procedure in
Section 18-4.1.040; and where an interpretation requires discretion, the application shall be processed using
the Type I procedure in Section 18-4.1.050. When a code interpretation using the Type I procedure is called
up for review, the Commission, following the Type II procedure in Section 18-4.1.060, shall have the
authority to modify the interpretation based on the criteria in subsection 18-1.5.010.A.
C. At a minimum, an application for code interpretation shall include a letter citing the nature and reasons for
the request, and, as required, a City fee. The Staff Advisor then shall review relevant background
information, including but not limited to other relevant ordinance sections and previous City land use
decisions.
City of Ashland 1-17 Module 1 - Draft #2 - September 2012
Land Use Ordinance
18-1.5 Ï Ordinance Interpretations
18-1.5.060 Referral to Planning Commission and City Council
Where a code interpretation may have significant citywide policy implications, the Staff Advisor may bypass the
procedure in subsection 18-1.5.010.C and refer the request directly to the Planning Commission and City
Council for its legislative review in a public hearing following the Legislative procedure in Chapter 18-4.1.060.
City of Ashland 1-18 Module 1 - Draft #2 - September 2012
Land Use Ordinance
18-1.6 Ï Zoning Permits and Enforcement
Chapter 18-1.6 Ð Zoning Permit Expiration, Extension and Enforcement
Sections:
18-1.6.010 Zoning Permits
18-1.6.020 Duties of Officer
18-1.6.030 Permit Expiration
18-1.6.040 Permit Extension
18-1.6.050 Conditions of Approval
18-1.6.060 Revocation Ï Condition Violated
18-1.6.070 Revocation Ï Public Hearing
18-1.6.080 Violations
18-1.6.090 Complaints
18-1.6.100 Penalties
Comment: This chapter is carried forward from Chapter 18.112 Enforcement, edited, and reordered for a more logical
flow. Two sections that were redundant with other chapters, 18.112.020 Maintenance of Minimum Requirements and
18.112.070 Interpretation, were removed. The content of the first section, 18-1.6.010, is unchanged from the current
18.112.010 Zoning Permits.
18-1.6.010 Zoning Permits
Zoning permits or approval shall be required for all buildings and structures, hereinafter erected, constructed,
altered, repaired, or moved within or into any district established by this ordinance, and for the use of vacant
land or for a change in the character of the use of land or buildings, within any district established by this
ordinance. Such permit may be a part of the building permit.
18-1.6.020 Duties of Officer
Comment: The following is a revision to 18.112.060 Duties of Officer. The intent is to clearly identify one city official, the
Staff Advisor, with land use ordinance enforcement responsibility. Currently, the ordinance says it is the Staff Advisor or
Building Officials responsibility to enforce the land use ordinance.
All departments, officials, and employees of the City vested with the duty or authority to issue permits shall
issue no permit, certificate, or license for uses, buildings or purpose in conflict with the provisions of this
ordinance; the Staff Advisor in consultation with the Building Official and City Engineer is responsible for
enforcing the provisions of this ordinance.
18-1.6.030 Permit Expiration
Comment: The content of the Section 18-1.6.030 is unchanged from the current 18.112.030 Revocation Ï permit
expiration.
Any zoning permit, or planning action granted in accordance with the terms of this ordinance shall be deemed
revoked if not used within one year from date of approval, unless another time period is specified in another
City of Ashland 1-19 Module 1 - Draft #1 - May 2012
Land Use Ordinance
18-1.6 Ï Zoning Permits and Enforcement
section of this ordinance. Said permit shall not be deemed used until the permittee has obtained a building
permit and commenced construction in compliance with permits and approvals for the project, or has
commenced the permitted use of the premises in compliance with this ordinance. If an application for extension
is deemed complete for processing prior to the timetable expiration date, the permit or action shall not expire
by operation of this section unless the application is abandoned or not approved or denied within 90 days.
18-1.6.040 Permit Extension
Comment: The following is a revision to 18.112.035 Timetable Extension. The requirements in A-C are identical to the
existing ordinance. The current section 18.112.035.B on extensions for projects that were during the recession was
removed because the window for recession extensions ended January 2012.
The Staff Advisor shall grant a timetable extension of any zoning permit or planning action approval under
demonstrated compliance with the following conditions:
A. One time extension no longer than eighteen (18) months is allowed.
B. The Staff Advisor shall find that a change of conditions for which the applicant was not responsible
prevented the applicant from completing the development within the original time limitation.
C. Land Use Ordinance requirements applicable to the development have not changed since the original
approval. An extension may be granted, however, if requirements have changed and there is no material
effect upon the original approval, and the applicant agrees to comply with any new requirements, as a
condition of the extension.
18-1.6.050 Conditions of Approval
Comment: The content of the Section 18-1.6.050 is unchanged from the current 18.112.085 Conditions of Approval.
The Staff Advisor, the Planning Commission, the Hearings Board, or the City Council, when acting as the hearing
authority, may impose conditions of approval on any planning action to modify that planning action to comply
with the criteria of approval or to comply with other applicable City ordinances. Such conditions shall be binding
on the approved planning action, and a violation of a condition imposed by the hearing authority shall be a
violation of this ordinance, and subject to all the penalties thereof.
18-1.6.060 Revocation Ï Conditions Violated
Comment: The content of the Section 18-1.6.060 is unchanged from the current 18.112.040 Revocation Ï conditions
violated.
Any zoning permit, or planning action granted in accordance with the terms of this ordinance may be revoked if
any of the conditions or terms of such permit or variance are violated or if any law or ordinance is violated in
City of Ashland 1-20 Module 1 - Draft #2 - August 2012
Land Use Ordinance
18-1.6 Ï Zoning Permits and Enforcement
connection therewith.
18-1.6.070 Revocation Ï Public Hearing
Comment: The content of the Section 18-1.6.070 is unchanged from the current 18.112.050 Public Hearing.
A. The Commission shall hold a hearing on any proposed revocation after giving written notice to the
permittee and owners within two hundred (200) feet of subject property as provided in Chapter 18-4.4
Conditional Use Permits.
B. The Commission shall render its decision within thirty (30) days after the conclusion of the hearing.
C. In case the permittee is not satisfied with the action of the Commission, he/she may within fifteen (15) days
appeal in writing to the City Council.
D. The Council shall set a date for public hearing and shall give notice thereof in the manner provided in
Chapter 18-4.4 Conditional Use Permits. Notice shall also be given to the Commission of such appeal, and a
report shall be submitted setting forth the reasons for the action taken by the Commission, or it shall be
represented at the hearing.
E. The Council shall render its decision within sixty (60) days after the filing of such appeal.
18-1.6.080 Violations
Comment: The content of the Section 18-1.6.080 is unchanged from the current 18.112.080 Violations Ï nuisance.
Any building or structure set up, erected, constructed, altered, enlarged, converted, moved or maintained
contrary to the provisions of this ordinance, and any use of land, building, or premise established, conducted,
operated, or maintained contrary to the provisions of this ordinance, shall be and the same is hereby declared to
be unlawful and a public nuisance, and the City Attorney of the City may, or upon order of the City Council
shall, immediately commence action or proceedings for the abatement and removal and enjoinment thereof in
the manner provided by law, and may take such other steps and apply to such courts as may have jurisdiction to
grant such relief as will abate and remove such buildings or prevent any person from setting up, erecting,
building, maintaining, or using any such building or structure or using property contrary to the provisions of this
ordinance. The remedies provided for herein shall be cumulative and not exclusive.
18-1.6.090 Complaints
Comment: The content of the Section 18-1.6.090 is unchanged from the current 18.112.100 Complaints.
Complaints concerning violations to this ordinance can be initiated only as provided in Ashland Municipal Code
Chapter 1.08.
City of Ashland 1-21 Module 1 - Draft #1 - May 2012
Land Use Ordinance
18-1.6 Ï Zoning Permits and Enforcement
18-1.6.100 Penalties
Comment: The content of the Section 18-1.6.100 is unchanged from the current 18.112.090 Penalties.
Any person, firm or corporation, whether as principal, agent employee, or otherwise, violating or causing the
violation of any of the provisions of this ordinance has committed a Class A violation offense, and upon
conviction thereof is punishable as prescribed in Ashland Municipal Code Section 1.08.020, subject to the
limitations of the Ashland City Charter. Such person, firm, or corporation is guilty of a separate violation for
each and every day during any portion of which any violation of this ordinance is committed or continued by
such person, firm or corporation.
City of Ashland 1-22 Module 1 - Draft #2 - August 2012
Land Use Ordinance
Unified Land Use Ordinance Project
9.25.12
Page 1 of 3
Ordinance Outline
The following outline groups similar code functions together into six distinct parts of the land
use ordinance (Title 18), with each part containing a suite of related chapters, and subsections
with each chapter.
18-1 General Provisions
18-1.1 Introduction
18-1.2 Title, Purpose and General Administration
18-1.3 Lot of Record and Legal Lot Determination
18-1.4 Non-Conforming Situations
18-1.5 Ordinance Interpretations
18-1.6 Zoning Permit Expiration, Extension and Enforcement
18-2 Zoning Regulations
18-2.1 Zoning Regulations – General Provisions
18-2.2 Base Zones – Allowed Uses
18-2.3 Special Use Standards
18-2.4 General Regulations
18-2.5 Residential Zones
18-2.6 Non-Residential Zones
18-3 Special Districts and Overlay Zones
18-3.1 Special District and Overlay Zone Purpose and Administration
18-3.2 Croman Mill District
18-3.3 Health Care Services District
18-3.4 North Mountain Neighborhood District
18-3.5 Southern Oregon University District
18-3.6 Airport Overlay
DEPT. OF COMMUNITY DEVELOPMENT Tel: 541-488-5305
20 E. Main Street Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.or.us
Unified Land Use Ordinance Project
9.25.12
Page 2 of 3
18-3.7 Freeway Sign Overlay
18-3.8 Performance Standards Options Overlay
18-3.9 Physical and Environmental Constraints Overlays (Floodplain Corridors,
Hillside Lands, Severe Constraints, Water Resource Protection Zones, Wildfire
Lands)
18-3.10 Site Development and Design Overlays (Detail Site Review, Downtown
Design, Historic District, Pedestrian Place)
18-3.11 Residential Overlay
18-4 Site Development and Design Standards
18-4.1 Design Standards Administration
18-4.2 Building Placement and Orientation
18-4.3 Access and Circulation
18-4.4 Parking and Loading
18-4.5 Landscaping and Screening
18-4.6 Light and Glare
18-4.7 Public Facilities and Utilities
18-4.8 Recycling Requirements
18-4.9 Sign Regulations
18-4.10 Solar Access
18-4.11 Subdivision Design Standards
18-4.12 Grading and Excavation
18-4.13 Tree Preservation and Protection
18-4.14 Wireless Communication and Facilities and Disc Antennas
18-5 Administrative Procedures
18-5.1 General Review Procedures
18-5.2 Site Design Review
DEPT. OF COMMUNITY DEVELOPMENT Tel: 541-488-5305
20 E. Main Street Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.or.us
Unified Land Use Ordinance Project
9.25.12
Page 3 of 3
18-5.3 Land Divisions and Property Line Adjustments
18-5.4 Conditional Use Permits
18-5.5 Adjustments and Variances
18-5.6 Modifications to Approved Plans and Conditions
18-5.7 Annexations
18-5.8 Plan Amendments and Zone Changes
18-5.9 Ballot Measure 49 Claims
18-6 Definitions and Rules of Measurements
DEPT. OF COMMUNITY DEVELOPMENT Tel: 541-488-5305
20 E. Main Street Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.or.us
UnifiedOrdinance
20122013
PhaseI
Phase2Adoption
AprilMayJuneJulyAugSeptOct
NovDecJanFebMarAprMayJuneJulyAugSeptOct
Task1
ProjectKickOf
f
Task2
PreparationofReorganized"UnifiedOrdinance"
Task3
PlanningCommissionReviewofDraftOrdinance
Task4
FocusGroupMeetings
Task5
ProceduresandGreenBuildingIncentives
Evaluation
Task6
PlanningCommissionReviewofEvaluations
Task7
FocusGroupMeetings
Task8
ReviseDraftOrdinanceandPrepareAdoption
ReadyDraft
Task9
PlanningCommissionStudySessio
n
Task10
PlanningCommissionPublicHearin
g
CityCouncilPublicHearin
g
rev9/17/12
Attachment 3:
Amendment Matrix, Unified Land Use Ordinance, Part 1 – Introduction and General Provisions
9/25/12
Page 1
CodeStaff
CodeProposed
AmendmentObjective Existing Standard Recommendation/
Reference Amendment
Category Comments
ThisChaptercarries
forwardthecurrent
Chapter18.04General
CHAPTER 18-1.2
Provisions.Thefirstthree
sectionsareexisting,and
thefollowingsixsections
arenew.
ApplicationofLand Unified:EstablishesthatordinanceExcludescommerciallandStatethatordinanceappliesCurrentlanguageisnot
181.2.030appliestoalllandusesandusesthatarepermittedtoalllandusesandclearaboutongoing
UseOrdinance
EnactmentanddevelopmentintheCity.outrightintheC1zone,developmentintheCity.requirementsthatarenot
Effect(p15)andaspecificlistofnecessarilyrelatedtothe
planningapprovals(i.e.Sitespecificapprovalslisted.
Current:Review,LandDivisions,Forexample,fencesand
18.04.020Signs,Variances,riparianzonesarerequired
EnactmentandConditionalUsePermits,tomeettheordinance
EffectandZoneChanges).requirements,butarenot
includedintheplanning
approvalslisted.
CompliancewithLand Unified:ClarifywhatandwhohastoNewSectionSpecifiesthatlots,Newsectionsareintended
181.2.040complywithordinance.structuresandusesaretooutlinehowthe
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Enactmentandrequiredtocomplywiththeordinanceworks,keepingin
Effect(p16)ordinance,andthemindtheusermaynotbe
propertyownersarefamiliarwiththestandards
responsibleforcompliance.orplanningprocess.
Attachment 3:
Amendment Matrix, Unified Land Use Ordinance, Part 1 – Introduction and General Provisions
9/25/12
Page 2
CodeStaff
CodeProposed
AmendmentObjective Existing Standard Recommendation/
Reference Amendment
Category Comments
Ordinance
Unified:CommunicatesthespecificNewSectionEstablishesthattheNewsectionsareintended
181.2.050Rulesofworkingsoftheordinance.ordinance:tooutlinehowthe
Construction
Ordinanceordinanceworks,keepingin
includestheminimum
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theComprehensivePlan.
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andOtherRegulations
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PlanandLawsorplanningprocess.
requiredtocomplywith
(p17)
otherCity,Stateand
Federalrules.
Alsoexplainsthat
referencestoother
regulationsarefor
informationalpurposes.
Attachment 3:
Amendment Matrix, Unified Land Use Ordinance, Part 1 – Introduction and General Provisions
9/25/12
Page 3
CodeStaff
CodeProposed
AmendmentObjective Existing Standard Recommendation/
Reference Amendment
Category Comments
RelationshipBetween
Unified:ClarifyrelationshipNewSectionEstablisheszoningmapisNewsectionsareintended
181.2.070Landbetweentheordinanceandpartofordinance,andtooutlinehowthe
Ordinanceand
UseOrdinanceandthezoningmap.zoningdistrictsordinanceworks,keepingin
ZoningMap
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(p18)Explainsneedfororplanningprocess.
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whereitisimpracticalto
includeallinformationon
zoningmap(e.g.flood
plaincorridors,historic
districts,wetland
inventory).
Providescrossreferences
tosectionsonboundary
linesandchangesto
zoningmap.
Attachment 3:
Amendment Matrix, Unified Land Use Ordinance, Part 1 – Introduction and General Provisions
9/25/12
Page 4
CodeStaff
CodeProposed
AmendmentObjective Existing Standard Recommendation/
Reference Amendment
Category Comments
RelationshipBetween
Unified:ClarifyrelationshipNewSectionEstablishesBuildingNewsectionsareintended
181.2.080betweentheordinanceandOfficialispersontooutlinehowthe
Ordinanceand
BuildingPermitsthebuildingpermitprocess.responsibleforordinanceworks,keepingin
BuildingCode
(p18)administeringbuildingmindtheusermaynotbe
codesandissuingfamiliarwiththestandards
permits.orplanningprocess.
ClarifiesthatStaffAdvisor
administersthelanduse
ordinance.
SpecifiestheStaffAdvisor
coordinateswiththe
BuildingOfficialtoensure
compliancewithlanduse
requirements.
Establishesthata
buildingpermitcannotbe
issueduntilStaffAdvisor
confirmsallapplicable
landuseordinance
requirementsaremetor
willbemet.
Attachment 3:
Amendment Matrix, Unified Land Use Ordinance, Part 1 – Introduction and General Provisions
9/25/12
Page 5
CodeStaff
CodeProposed
AmendmentObjective Existing Standard Recommendation/
Reference Amendment
Category Comments
AuthoritytoIssue
Unified:SpecifythecityofficialsthatNewSectionDescribesthecityofficialsNewsectionsareintended
181.2.090canapprovepermitsandhavingauthoritytoissuetooutlinehowthe
PlanningApprovals
BuildingPermitsapprovals,howtodealwithpermsandgrantordinanceworks,keepingin
(p19)approvalsconflictwithapprovals.mindtheusermaynotbe
code,referralstoPlanningSpecifiespermitsandfamiliarwiththestandards
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referencetothenoticinggrantediffailtocomply
requirements.withordinance.
Specifiesthatifapermit
orapprovalisissuedin
conflictwithordinanceit
isvoidunlessmodifiedto
conform.
SpecifiesthatStaff
Advisorymayreferany
questionorpermit
requirestotheplanning
Commission.
Establishesthatfailureto
receiveanotice,staff
reportorformdoesnot
invalidateactions
providedagoodfaith
effortwasmadetonotify
allpartiesentitledto
noticeandreports.
Attachment 3:
Amendment Matrix, Unified Land Use Ordinance, Part 1 – Introduction and General Provisions
9/25/12
Page 6
CodeStaff
CodeProposed
AmendmentObjective Existing Standard Recommendation/
Reference Amendment
Category Comments
ThisisanewChapter
intendedtoaddressstate
lawforlegalnon
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CHAPTER 18-1.3
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Current:(ORS)92.010to92.120.beingannexedintothesectionwillprovide
18.68.130LotSizeCityconsistencywithstatelaw,
RequirementsΑWascreatedthroughaandmakeitclearastowhat
GeneralExceptionsalesinstrumentbeforequalifiestobeaͻƌƚƷof
theCityordinancesforƩĻĭƚƩķͲͼͲoralawfully
landdivisionswhenintocreatedlot.
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compliedwiththe
applicablezoningand
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whenitwascreated
Attachment 3:
Amendment Matrix, Unified Land Use Ordinance, Part 1 – Introduction and General Provisions
9/25/12
Page 7
CodeStaff
CodeProposed
AmendmentObjective Existing Standard Recommendation/
Reference Amendment
Category Comments
LegalLot
Unified:ClarifyprocedureforTheordinancedoesnotEstablishestheprocedureis
181.3.030Legalmakingalegallotclearlystatetheprocedure.ministerial,andthe
Determination
LotDeterminationdetermination.propertyownerhasto
Procedure
Proceduredemonstratethatthelot
(p111)meetsthecriteriaforalot
ofrecord.
Current:
18.68.130LotSize
RequirementsΑ
GeneralException
Thischapteristhe
combinationofcurrent
Section18.68.090
NonconformingUsesand
Structuresand18.68.0130
CHAPTER 18-1.4
LotSizeRequirementsΑ
GeneralException.The
standardsandthresholds
forplanningapprovalsare
carriedforward.
Attachment 3:
Amendment Matrix, Unified Land Use Ordinance, Part 1 – Introduction and General Provisions
9/25/12
Page 8
CodeStaff
CodeProposed
AmendmentObjective Existing Standard Recommendation/
Reference Amendment
Category Comments
BuildingPermitsfor
Unified:ClarifywhenanadditiontoAdditionsallowedwhenthe Buildingpermitrequired
181.4.020.AΑanonconformingbuildingisadditionmeetsthe
when:
Additionsto
Subsections1andallowedwithabuildingrequirementsofthezoning
Alterationwillmake
Nonconforming
2,Limitationsonpermit.district(e.g.setbacks,lot
buildingconformmoreto
Buildings
NonConformingcoverage,etc.)
therequirements,or
Situations
Alterationsarerequired
(p112)
tocomplywithstateor
federalregulations.
Current:
18.68.090.AΑ
Subsections2and
4
Attachment 3:
Amendment Matrix, Unified Land Use Ordinance, Part 1 – Introduction and General Provisions
9/25/12
Page 9
CodeStaff
CodeProposed
AmendmentObjective Existing Standard Recommendation/
Reference Amendment
Category Comments
Buildingand
Unified:EstablishcriteriaforAllowsrestorationorAllowsrepairand
181.4.020.A.3allowingnonconformingrehabilitationifthebuildingmaintenancewitha
Development
Limitationsonstructurestoberepaired,isnotchangedinsizeorbuildingpermitifthe
AlterationStandards
NonConformingrestored,rehabilitatedandshape.AllowsͻƓƚƩƒğƌfollowingaremet:
Situations(p112)rebuilt.maintenanceandƩĻƦğźƩ͵ͼThestructureisnot
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4exteriorwallormore
than50%ofbuildingfloor
isispermanently
removedΑwherealarger
alterationisproposeda
ConditionalUsePermit
(CUP)isrequired.
Wheretemporaryor
permanentremovalofa
buildingwallorfloor,a
construction
managementplanis
required.
Unified:Languageaddedrequiring
PlanningApproval ClarifythatCUPisrequiredCUPrequiredfor
reconstructionproposalsin
181.4.020.A.5foraproposedadditionorenlargement,extension,
RequiredforAdditions
Limitationsonreconstructionthatwillnotreconstruction,footprintthehistoricdistrictto
orReconstruction
NonConformingmeetthecurrentzoningmodifiedifķƚĻƭƓƷmeetdemonstratearestoration
ProjectsNotMeeting
Situations(p113)districtrequirements(e.g.requirementsofthecode.isnotpracticable.
Ordinance
setbacks,height,lot
Requirements Current:coverage).
18.68.090.A.2
Attachment 3:
Amendment Matrix, Unified Land Use Ordinance, Part 1 – Introduction and General Provisions
9/25/12
Page 10
CodeStaff
CodeProposed
AmendmentObjective Existing Standard Recommendation/
Reference Amendment
Category Comments
Restorationor
Unified:SpecifiesthataCanberestoredifnotLanguageaddedrequiring
181.4.020.A.6nonconformingstructureintentionallydestroyed,replacementstructureto
Replacementof
Limitationsondamagedbyafireoranddamageequals50%orbeinthesameͻƷŷƩĻĻ
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DestroyedbyFireor
buildingpermit.structuresmustberebuiltandsetbacksarethesame.
NaturalHazard Current:with2yearsafter
18.68.090.A.5catastrophe.
Changeina Unified:ClarifythatCUPisrequiredCUPrequiredtochangeLanguageregardingtoͻƚƓĻ
181.4.020.A.4tochangeanonconformingnonconformingusetoͻƚƓĻofthesameoramore
NonconformingUse
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Situations(p113)notrequirediftherequirementtoaddress
proposeduseispermittedcriteriaunderSectionC
Current:inthezone.Reactivation24(p115)
18.68.090.A.1thatcovertraffic,noiseand
lighting.
Attachment 3:
Amendment Matrix, Unified Land Use Ordinance, Part 1 – Introduction and General Provisions
9/25/12
Page 11
CodeStaff
CodeProposed
AmendmentObjective Existing Standard Recommendation/
Reference Amendment
Category Comments
Discontinuanceofa
Unified:ClarifywhenaIfnonconformingusesLanguageaddedin
181.4.020.BnonconforminguseisceasesforsixmonthsoSubsection2todefine
NonconformingUse
Discontinuationorconsideredabandonedandmore,consideredwhenaperiodof
Abandonmentofdiscontinued.abandoned.Planningdiscontinuancebegins:
NonconformingCommissioncanextendsixlandisphysicallyvacated
Use(p114)monthtimeperiod.landceasestobeactively
Thereaftercanonlybeusedused
uses.leaseorcontractforuse
Current:forpermitted
18.68.090.BReconstructionafteraisterminated
catastropheisnotfinalreadingofwaterand
consideredabandoned.powermeters
datesimilartoabove,as
determinedbyStaff
Advisor
Also,specifiedthatthe
PlanningCommissioncan
extendtheperiodof
discontinuancebeyondthe
normalsixmonthsthrough
aTypeIIprocedureΑ
PlanningCommissionhas
thisabilityincurrent
ordinance,butthetypeof
processisnotspecified.
Attachment 3:
Amendment Matrix, Unified Land Use Ordinance, Part 1 – Introduction and General Provisions
9/25/12
Page 12
CodeStaff
CodeProposed
AmendmentObjective Existing Standard Recommendation/
Reference Amendment
Category Comments
Reactivationof
Unified:ClarifywhenandhowanCanreactivateabandonedThecriterionontraffic
181.4.020.Cabandonednonconformingnonconformingusethroughgenerationwaspreviously
NonconformingUse
Reactivation(p1usecanbereactivated.theCUPandSiteReviewbasedonthenumberof
15)process.InadditiontoCUPvehicletripsthroughoutthe
andSiteReviewcriteria,thedayΑtheamendmentisto
Current:followingmustbemet:changethistoaverage
18.68.090.Cpeakhournumberof
anyimprovements
vehicletripsperday.
arelessthan50%of
thevalueof
Also,requirementisadded
structure
fortrafficassessmenttobe
trafficgeneratedby
preparedbyaqualified
proposedusewould
professional.
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permittedusesin
zone
noisemustbe
mitigatedso
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noiseordinance
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uses
inresidentialzones,
mustfurtheraddress
GoalVI,Policy2,
HousingChapterof
ComprehensivePlan
ķƚĻƭƓƷapplyto
nonconformingsigns
Attachment 3:
Amendment Matrix, Unified Land Use Ordinance, Part 1 – Introduction and General Provisions
9/25/12
Page 13
CodeStaff
CodeProposed
AmendmentObjective Existing Standard Recommendation/
Reference Amendment
Category Comments
Thischapteristhe
combinationofcurrent
CHAPTER 18-1.5
Section18.12.050Similar
UsesandSection18.108160
OrdinanceInterpretations.
SimilarUses Unified:EstablishprocedureforaPlanningCommission
AdministrativeReview
181.5.040Similardeterminingifauseismakesthedetermination.
thatcanbeappealedto
Uses(p118)similartothoseallowedin
PlanningCommissionfor
thezonewhenauseisnot
apublichearing(TypeI)
Current:listedinthegivenzone.
StaffAdvisorcanrefer
18.12.050
requesttoPlanning
Commission
Unified:
Ordinance ClarifyprocedureforStaffAdvisormayinterpret,
Ministerialifno
181.5.050ordinanceinterpretation.orrefertothePlanning
discretionexercised
Interpretation
OrdinanceCommission.
AdministrativeReview
Procedure
InterpretationInterpretationsaretobe
thatcanbeappealedto
Procedure(p118)forwardedtoPlanning
PlanningCommissionfor
CommissionandCity
publichearing(TypeI)
Current:Council.Procedureisnot
18.108.160specified.
ReferraltoPlanning
Unified:MakeclearthatStaffWheninterpretationisof
Whencode
181.5.060ReferralAdvisorcanbypassͻŭĻƓĻƩğƌpublicźƓƷĻƩĻƭƷͼͲ
interpretationhas
Commission
toPlanningprocedureandschedulecopiesshallbemadeforthe
citywidepolicy
andCityCouncil
CommissionandhearingsatPlanningpublic.
implications,Staff
CityCouncil(p1CommissionandCouncil
Advisormayreferto
19)whensignificantissue.
PlanningCommissionand
Council
Current:
18.108.160
Attachment 3:
Amendment Matrix, Unified Land Use Ordinance, Part 1 – Introduction and General Provisions
9/25/12
Page 14
CodeStaff
CodeProposed
AmendmentObjective Existing Standard Recommendation/
Reference Amendment
Category Comments
CHAPTER 18-1.5 Thischapteristhecurrent
Chapter18.122
Enforcement.Itislargely
thesame,butreorderedfor
amorelogicalflow.
LandUseOrdinance Unified:IdentifyonecityofficialStaffAdvisororBuilding
StaffAdvisor,in
181.6.020DutieswithlanduseordinanceOfficialresponsibleto
consultationwiththe
Enforcement
ofOfficer(p120)enforcementresponsibility.enforcelanduse.
BuildingOfficialandCity
Responsibility
Engineer,responsiblefor
Current:
enforcingtheprovisions
18.112.060
ofthelanduseordinance
PermitExtension Unified:ClarifywhenlanduseIdenticaltoexisting
Recessionextension
181.6.040Permitapprovalscanbeextended.ordinanceexcept
removedbecauseno
Extension(p121)extensionsforprojectthat
longerapplicable.
weredelayedduringthe
Current:recessionisremoved.The
18.112.060recessionextensionwas
removedbecausethe
windowforextensionsis
over.
Memo
DATE: 9/25/2011
TO: Planning Commission
FROM: Brandon Goldman, Senior Planner
RE: Normal Avenue Plan Summary of Existing Conditions
Purpose
As an initial step in informing the plan development for the Normal Avenue Neighborhood the City has
prepared an executive summary of existing conditions which has been provided to Parametrix Inc (the
design consultants). This summary is intended to provide background information for consideration
throughout the planning process including:
An evaluation of the Project Area in relation to schools, commercial business districts,
commercial and civic attractors, and adjacent residential development
An evaluation of the Project Area buildable lands and existing comprehensive plan
designations;
An inventory and of existing natural areas including wetlands, riparian areas, and floodplains;
An evaluation of the existing road classifications and transit availability as they relate to the
Project Area;
Existing Traffic Counts at intersections that would be impacted by future development in the
plan area; and
Comments and summary results obtained from the resident survey completed in July 2012.
This information is being presented to the Planning Commission at this study session is for discussion
purposes only as no Commission action is requested at this time.
Upcoming Meetings
October 23 and 25th @ 7:00-9:00 pm - Ashland Middle School Commons.
The City of Ashland and Parametrix Inc. are design charrette
to help create a concept plan for the area that accommodates future housing needs, provides for a
system of greenways, protects existing stream corridors and natural wetlands, and enhances
opportunities for safe walking and bicycle routes while providing convenient access to future bus
service. The plan developed during these meetings will serve as a road map to help guide changes
within the area in a manner that supports longstanding community goals and values.
Attached
:
Normal Ave. Neighborhood Plan Executive Summary of Existing Conditions
Department of Community Development Tel: 541-488-5305
51 Winburn Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.or.us
Normal Avenue Neighborhood Plan
Executive Summary of Existing Conditions
General Project Area Description
The Normal Avenue neighborhood is situated between East Main Street to the north
and the railroad tracks to the south, Clay Street to the east and the Ashland Middle
School to the west. Currently, the 94 acre area has a mix of Comprehensive Plan
designations including single family residential and suburban residential, and is
presently outside the City of Ashland (City) city limits but within the City Urban Growth
Boundary (UGB).
This area constitutes the largest remaining area of residentially designated land that is
suitable for medium- to high-density development which remains largely vacant or
redevelopable. The plan area contains 35 properties ranging in size between 0.38 acres
up to 9.96 acres. There are 26 property owners within the plan area with a number
owning multiple parcels. Residential development in the plan area has historically been
low density - rural residential large lot single family homes - consistent with Jackson
County (County) zoning standards. Single family homes on large (up to 2 acre) lots are
predominately located along East Main St, or in the south west corner of the plan area
adjacent to Normal Ave.
1
City of Ashland, Normal Ave. Neighborhood Plan
Existing Conditions Executive Summary 8/6/2012
Comprehensive Plan
The Normal Avenue Neighborhood Plan Area is within the Urban Growth Boundary yet
presently outside the Ashland City Limits. The City of Ashland Comprehensive Plan
anticipates the future urbanization of this area to ensure an orderly transition of land
from rural to urban uses. The City of Ashland has an established goal to maintain a
) and to ensure the orderly and
compact urban form (
Comprehensive Plan Goal 12.09
sequential development of land in the City Limits. To this end the Comprehensive Plan
designations within the Normal Avenue Neighborhood Plan Area include approximately
41 acres of land reserved for Single Family Residential (SFR) and approximately 50
acres of Suburban Residential lands. The housing density expected for the SFR lands
would range from 4.5 to six units per acre on average. Suburban residential lands
typically accommodate attached housing options with densities between 7.2 and nine
units per acre.
2
City of Ashland, Normal Ave. Neighborhood Plan
Existing Conditions Executive Summary 8/6/2012
Existing Development
Existing developments within the plan area include 21 Single family homes on
individual lots and four religious institutions. Actively farmed properties include
approximately seven acres with the remainder of the vacant lands kept largely in a
natural state.
The Ashland Middle School on Walker Avenue bounds the entire west side of the Plan
ththth
area. This school provides 6, 7, and 8 grade education for the Ashland School
District. This school’s bus turn-around and student drop off is located within the plan
area. Outside of the plan area, but in close proximity, is Ashland Walker Elementary
School, which is located at the intersection of Walker Ave. and Homes Ave.
Vehicular access to theinterior of plan area is presently served by Normal Avenue which
is a dirt road that has been developed across numerous private properties. Mutual
access easements have been recorded for a number of property owners utilizing this
road, although it appears there are at least two properties along the northern section of
Normal Avenue that have no existing easements in place to permit access through the
southern portion of the road. The City of Ashland was deeded ownership of a sliver of
land encompassing the center section of this unimproved road. The remainder of the
developed properties in the plan area are primary accessed directly from East Main
Street. The section of East Main Street forming the northern boundary of the plan area
is presently under Jackson County jurisdiction and is improved to county standards with
two lanes, bike lanes, and open storm drain ditches.
The existing developments maintain
independent septic systems with the
exception of the Temple Emek
Shalom (photo right). In April of
1999 the City Council granted
permission to connect the then
proposed temple building at 1800
East Main Street to the Ashland city
sewer system. To enable this
connection the Temple Emek
Shalom extended the sewer line
300’ from the City limits to their
property and dedicated this
improvement to the City. All
properties within the plan area use
wells for their water needs.
3
City of Ashland, Normal Ave. Neighborhood Plan
Existing Conditions Executive Summary 8/6/2012
The most significant development in the plan area in recent years has been the
incremental build-out of a seven lot subdivision of properties ranging in size from 1.4 to
2.08 acres. These lots were created under county standards and have largely limited
the urban development potential of this portion of the plan area as envisioned in the
comprehensive plan.
The area shown in the aerial photo below was originally designated as Suburban
Residential in the Ashland Comprehensive plan. This designation would have
accommodated approximately 97 dwellings on the parent 13.5 acre parcel if it had been
annexed and developed according to City standards. The now existing configuration of
these lots, their accesses, septic field easements, and building placements collectively
function to limit future development potential for anything other than an additional
accessory residential units on each existing parcel.
4
City of Ashland, Normal Ave. Neighborhood Plan
Existing Conditions Executive Summary 8/6/2012
Resident Questionnaire
As part of the City’s efforts to better understand the project area, neighborhood values,
and general neighborhood demographics a detailed questionnaire was mailed to all 26
property owners within the plan area. Half of the recipients completed the questionnaire
(50% response rate). All of the respondents felt the neighborhood living environment
was already good or excellent demonstrating satisfaction with existing conditions.
The questionnaire addressed questions regarding housing , natural areas,
sustainability, and infrastructure. The full questionnaire results and comment sheets are
provided as an attachment to this summary, but some key highlights are as follows
In evaluating future development potential the majority of respondents were
favorable to single family detached housing with no respondents favoring the
inclusion of neighborhood serving retail or commercial services within the plan
area.
5
City of Ashland, Normal Ave. Neighborhood Plan
Existing Conditions Executive Summary 8/6/2012
The vast majority of respondents indicated that the preservation of natural areas
was very important in planning for future development.
Only two households of the 13 questioned have children present in the household. The
number of retired persons in the households accounted for 31% of all residents, and the
number of employed people accounted for only 62% of working age adults. Of these
working adults half work from home as indicated in the chart below.
6
City of Ashland, Normal Ave. Neighborhood Plan
Existing Conditions Executive Summary 8/6/2012
Wetland and Riparian Resources
In February of 2007 the City of Ashland Local Wetlands Inventory and Assessment and
Riparian Corridors was completed by SWCA Environmental Consultants
(Fishman/SWCA). The study area included the Ashland city limits and urban growth
boundary and included an assessment of three wetlands (W4, W9, and W12) that are
located within the Normal Avenue neighborhood plan area. These three wetlands total
10.92 acres in area collectively constitute approximately 38% of all the significant
wetlands within Ashland’s entire urban growth boundary.
Locally significant wetlands were identified using the Oregon Freshwater Wetland
Assessment Method (OFWAM). Significance was determined based on a wetland’s
ability to provide high function in one or more of the following categories: wildlife habitat,
fish habitat, water quality or hydrologic control, or the wetland’s ability to provide
medium water quality function if located within 0.25 mile of a DEQ water quality listed
stream.
City of Ashland Water Resources Protection Zones and Local Wetland Inventory Map (Ord 2999)
7
City of Ashland, Normal Ave. Neighborhood Plan
Existing Conditions Executive Summary 8/6/2012
The largest of the three wetlands within the plan area is a 5.38 wetland (W9) located
along the western boundary of the plan area adjacent to Ashland Middle School. This
wetland does not contain a surface water connection to a stream and is therefore
determined to be isolated. This specific wetland is the largest wetland within the plan
area as well as the City of Ashland as a whole.
The 3.86 acre wetland associated with Cemetery Creek (W4) is closely bordered by
residential development along its east edge (Ashland Meadow Village Subdivision). At
the terminus of Creek Drive in this vicinity a wetland fill violation occurred and thus the
Division of State Lands conducted a wetland determination in 2003 (DSL WD 03-
0203).
The 1.68 acre wetland (W12) traverses a number of properties
(391E10D201,203,204,300 &700) and originates in part in a horse pasture north of the
railroad tracks and East of Normal Avenue. This wetland does not include a stream
lake or pond although evidence of ponding in high water periods is evident. Along the
northern portion of this wetland a number of black cottonwood trees are present.
The study further identified two creeks within the plan area including Cemetery Creek
and Clay Creek. Cemetery Creek originates north of Siskiyou Blvd. North of the
railroad tracks the creek is forked and generally ranges from 1-5 feet. Wide. In the plan
area the creek is bordered by agricultural fields until it is channelized through a
landscaped yard where it is bordered by mowed lawns (391E10D2400). Noted
previously this creek corridor also contains emergent wetlands (W4) within the plan
area. Cemetery Creek is classified as a Local Stream and is subject to thestreambank
protection zone requirements setforth in the Ashland Land Use Ordinance (18.63.050
A). For such non fish-bearing streams, the Stream Bank Protection Zone shall include
the stream, plus a riparian buffer extending 40 feet upland from the centerline of the
stream. This creek corridor is additionally designated as within Ashland’s Floodplain
corridor lands as provided for in ALUO 18.62.060, however the FEMA 100 year flood
plain does not include this creek section
Clay Creek originates within the steep hills south of the City of Ashland. In the
immediate vicinity of the plan area Clay Creek bisects Wingspread Mobile Home Park
and traverses through a series of ponds until entering Meadowbrook Park Estates.
Within this subdivision the natural vegetation along Clay Creek was removed and the
creek was channelized within mowed lawns and now contains side slopes of rip-rap and
slopes covered with bark dust. North of Meadowbrook Park Estates the creek is more
natural although some clearing has occurred within the riparian buffer. Clay Creek is
designated Local Stream requiring a stream bank protection zone of a minimum of 40ft
8
City of Ashland, Normal Ave. Neighborhood Plan
Existing Conditions Executive Summary 8/6/2012
from the centerline of the creek. Further the FEMA 100 year floodplain includes this
creek section as shown in the Flood Insurance Rate Maps for Jackson County, Oregon
(Panel 2208 of 2327, Map #41029C2208F, effective May 32011)
Flood Insurance Rate Maps
for Jackson County, Oregon (Panel 2208 of 2327, Map #41029C2208F,
effective May 32011
9
City of Ashland, Normal Ave. Neighborhood Plan
Existing Conditions Executive Summary 8/6/2012
Population Growth and Household Demographics
The primary indicator of future residential land needs is the projected population growth.
In combination with changes in the number of people per household, and the assumed
vacancy rates for housing units, these factors can predict the number of total housing
units needed. The City of Ashland has grown in population from 16,234 in 1990 to
20,078 in 2010 according to the US Census. This 0.79% historical growth rate is largely
consistent with the City’s Comprehensive Plan and Jackson County’s population
estimate for the City of Ashland that predicts the population will continue to grow at an
average annual rate of approximately 0.75% between 2005 and 2060.
3500
3000
2500
2000
1500
1000
500
0
over
yearsyearsyearsyearsyearsyearsyearsyearsyearsyears
years
5
Under
and
914192434445459647484
5
years
10152025354555606575
85
2000USCensus2010USCensus
Ashland Persons per Age Cohort 2000-2010
The trend of an aging citizenry illustrated by the chart above is expected to persist into
the future as the largest population growth has been, and will continue to be, in the age
groups represented by the large baby boom cohort. This group which was in their 40”s
and 50’s in 2000, and their 50’s and 60” in 2010, (where those groups saw increases of
110% and 85% respectively), will be in their 70’s and 80’s by 2020. Overall the
forecast for the State of Oregon (
Source: OREGON’S DEMOGRAPHIC TRENDS February 2010, State Office of
) anticipates there will be 53% more elderly in 2020 than in 2010. Given
Economic Analysis
10
City of Ashland, Normal Ave. Neighborhood Plan
Existing Conditions Executive Summary 8/6/2012
Ashland’s desirability as retirement destination such trending indicates Ashland will
likely see a continuation of this trend.
Household Size
Household size within the City of Ashland has been decreasing slowly over the past two
decades. Currently the average household size is estimated to be 2.08 persons per unit
for owner-occupied households and 2.06 for renter households. These averages are
well below the approximate 2.47 people per household (pph) for the State of Oregon as
a whole. This difference in people per household can be attributed to the large number
of single person households within Ashland (37.7%). Roughly a third of these single
occupant households are individuals 65 and over. A large senior and student
population understandably increases the number of small households given these
populations typically do not have children present in their homes.
Owner and renter occupied housing
The 2010 Census showed 51% of Ashland households own their homes and 49% are in
renter occupied housing. Ashland has a lower percentage of homeowners and a higher
percentage of renters than Jackson County with a 63.3% ownership rate, the State of
Oregon with a 63.8% ownership rate or the Nation as a whole with at 66.6%
homeownership rate. The 2000 Census data showed 52.3% of housing units in
Ashland were owner occupied and 47.7% of units were renter occupied. This regional
rental/owners disparity could be affected by the presence of the University which
increases the student age population that is typically in the market for rental housing,
but also shows a greater demand for rental units relative to the rest of the region.
There are 4,856 owner-occupied dwelling units in Ashland occupied by approximately
10,210 individuals. The average household size for owner-occupied dwelling units is
2.10 people per unit.
There are 4553 renter-occupied dwelling units in Ashland occupied by approximately
8,907 individuals. The average household size for renter-occupied dwelling units is
1.96 people per units, slightly less than the household size of the average owner
occupied unit.
The 2007 rental needs analyses conducted property interviews with five property
managers and from that information and the information gathered from a needs analysis
conducted concurrently, This study concluded that the greatest need in Ashland at that
time was for the development of more studio apartments followed by a need for a
relatively modest number of one bedroom and three bedroom units. The analysis also
11
City of Ashland, Normal Ave. Neighborhood Plan
Existing Conditions Executive Summary 8/6/2012
showed that there was an oversupply of two-bedroom rental units. The following table
is from that report and illustrates their findings.
City of Ashland Rental Housing Need by Unit Type
TypeDemand SupplyNet Need
Studio 1,039 392 647
1 Bedroom 1,290 1,188 102
2 Bedroom
872 1,676 (804)
3+ Bedroom
900 846 54
Total
4,102 4,102 0
Source: US Census and City of Ashland 2007 Rental Needs Analysis - Ferrarini & Associates
Buildable Lands Inventory
In November 2011 the City of Ashland completed a Buildable Lands Inventory I which
comprehensively evaluated the supply of available residential and commercial land
within the City’s urban growth boundary.
The BLI update was completed using the City’s geographic information system (GIS). A
taxlot-level database containing all tax-lot records within Ashland’s Urban Growth
Boundary was assembled by using Jackson County GIS and Assessor data, City of
Ashland Building Permit data, and the GIS data from prior Buildable Lands Inventories
completed by the City. Each record included such data as property size, ownership,
zoning, Comprehensive Plan designation, real market value, and development type.
The data was then supplemented by examining Jackson County’s June 2010 aerial
photograph and City of Ashland building permit data to ensure that current development
activity was captured in the inventory. Based on the type and extent of development on
each taxlot a current development status was assigned to each parcel (e.g. vacant,
partially vacant or redevelopable). Staff was then able to refine this assessment further
by evaluating site specific constraints to future development including the presence of
floodplains, steep slopes, and any preexisting development on site, to determine the
percentage of each site that currently retains development potential. By determining the
amount of net developable land on a given lot Staff was able to estimate the number of
dwelling units that could be accommodated on each developable property. For the
purposes of estimating dwelling unit potential Staff assumed that all buildable lands
would develop according to the densities specified for the existing underlying zone
(within the City limits), or comprehensive plan designation (outside the City Limits yet
within the UGB).
Through these methods the BLI database quantifies the amount of vacant residential
and commercial lands available. Additionally, the potential number of dwelling units that
could be provided on available lands is quantified for all tax lots within the existing UGB
12
City of Ashland, Normal Ave. Neighborhood Plan
Existing Conditions Executive Summary 8/6/2012
by zoning and Comprehensive Plan designation. This BLI database allows the City to
readily quantify the availability of land within the Normal Avenue Neighborhood Plan
area. In gross acreage there are 15 lots totaling 41 acres of land within the plan area
that are designated for Single Family Residential Land. Atfour and a half (4.5) units
per acre these lands would accommodate up to 184 units. The twenty parcels
designated as suburban residential total 50 gross acres which could accommodate up
to 360 dwellings. However, in consideration of reductions in buildable land due to the
presence of floodplains, wetlands, existing developments, and future right of way
dedications the map below shows the “Net” buildable acres for each taxlot within the
plan area.
The City of Ashland land use ordinances allow the transfer of development rights to
essentially cluster housing to protect designated water protection zones. In
consideration of this potential the density of development would be calculated based on
gross acreage rather than net acreage.
For the purposes of estimating future dwelling units the City has included in the BLI
database an evaluation of dwelling unit potential that could be reasonably be
accommodated on each individual lot. In cases where existing development patterns
limit future development consistent with the comprehensive plan designation, the
adjusted number of dwelling units allows the City to account for this disparity. This
reduction of dwelling unit capacity is the case in the south west corner of the plan area
where seven large lots were developed under county standards and although they have
significant land area, issues of access and existing building placements limit future
development significantly in this area. Adjusting for such existing development each of
these properties would have the opportunity to add single accessory residential units if
annexed, but could not realize the maximum potential of the Suburban Residential
Comprehensive Plan designation.
Using the adjusted dwelling unit assessments in the BLI , the entire Normal Plan area
would likely accommodate 115 units in the SFR designation, and 231 units in the
suburban residential area for a combined total of approximately 346 units. This total is
significantly less that the gross acreage unit capacity of the plan area which is
calculated to be 544 dwelling units. As only 21 single family homes presently exist in
the plan area this constitutes an unused capacity of 523 units.
13
City of Ashland, Normal Ave. Neighborhood Plan
Existing Conditions Executive Summary 8/6/2012
Buildable Lands Inventory 2011 – Net buildable Acres by taxlot (includes reductions for existing development, wetlands, floodplains,
and future roads).
14
City of Ashland, Normal Ave. Neighborhood Plan
Existing Conditions Executive Summary 8/6/2012
Transportation
This project will implement components of the Ashland Transportation System Plan
(TSP) for reducing exclusive vehicular orientation and creating greater accommodation
for pedestrians, bicyclists, and transit in the Normal Avenue neighborhood. An updated
TSP is currently being reviewed by the City of Ashland Planning and Transportation
Commission with expected adoption by the end of the year.
The integrated land use and transportation plan will provide a circulation plan identifying
new local streets, bike and pedestrian paths, transit route opportunities, and
consolidated access points to the adjacent major arterial street (East Main Street).The
project will seek to implement policies of the City’s TSP while integrating compact high
intensity land uses and transit oriented development. It is anticipated that through the
use of interconnected local order streets, multi-modal paths, and housing densities
sufficient to support local transit that the plan area can develop in a manner that
reduces the reliance on automobiles as a primary mode of transportation.
Normal Avenue Extension
The existing and proposed TSPs both identify
the unimproved section of Normal Avenue as a
future “avenue” or “major arterial” connection.
The intent of this designation is to plan for a
north/south connection through the project area
from the rail road crossing at Normal Avenue to
East Main Street.
In consideration of the fact that the bulk of
readily developable land that would be serviced
by a north/south neighborhood collector exists
within the eastern half of the plan area it may
be prudent to evaluate the opportunity to
meander this main corridor to the east through
the opportunities analysis of this planning effort.
Further the area at the terminus of the existing
Normal Avenue, along East Main Street, is
largely developed, thereby reducing the
potential that Normal Avenue would be
improved in this area as part of developer
driven activities.
15
City of Ashland, Normal Ave. Neighborhood Plan
Existing Conditions Executive Summary 8/6/2012
Bike Network
The Ashland Central Bike path
is presently improved along the
southern boundary of the plan
area adjacent to the Rail Road
tracks.
Within the plan area the existing
and Draft TSP both identify
future bike lanes and paths
necessary to accommodate
multi-modal transportation
through this area The map to
the right is excerpted from the
draft TSP which sows a needed
bike lane running from the
central bike path along the
railroad tracks north to connect
to East Main St. It is important
to note that these mapped
locations are intended to denote system wide connections, and that the precise location
of such future facilities is to be determined by future development proposals.
Street Classifications in the proximity of the plan area
The 1998 Transportation System Plan identified
East Main and Ashland Streets as Boulevards
and Walker Ave., Normal Ave, Clay St. and
Tolman Creek Road as Avenues. The draft
2011-12 TSP maintains these classifications.
16
City of Ashland, Normal Ave. Neighborhood Plan
Existing Conditions Executive Summary 8/6/2012
Railroad Crossing- Normal Avenue crossing
: currently an uncontrolled rail crossing
provides access to the existing dirt road section north of the tracks. As noted previously
this road is identified for improvement in the CIP/STIP . The previous TSP identifies
the need for new railroad crossing arms and signals for this location.
The FHWA’s Guidance on Traffic Control Devices at Highway – Rail Grade Crossings
(2007) recommends that grade separation be first considered for any new rail crossing
and that “generally new grade crossings should not be permitted unless no other viable
alternatives exist and, even in those instances, consideration should be given to closing
one or more existing crossings”. To enlarge the existing rail crossing to accommodate
increased traffic associated with the build out of the plan area the City would pursue a
permit to alter the multi-use path and vehicular roadway crossing. It is the City’s
understanding that such applications must be made by the railroad company or the
public roadway authority. The permitting for a crossing begins with a safety application.
The application covers new construction or alteration of existing at grade and grade
separated crossings. Upon submittal of the application, the ODOT Rail section reviews
the application and draws up a crossing order. An order grants legal authority to
construct or alter a public crossing.
At a system level, a one-for-one replacement policy in place which requires an existing
crossing to be closed in order to open a new crossing. In review of this general policy
the Ashland Transportation Commission and Planning Commission were not amenable
to the closure of existing crossing to enable the alteration Normal Avenue crossing , but
rather the commissions have expressed interest in obtaining an order allowing
improvements to the existing Normal Avenue crossing.
Rogue Valley Transportation District (RVTD).
Transit is currently available along
Ashland Street to the south of the project area. The City’s draft TSP has not identified
East Main Street, along the north side of the project area, as a future bus route location.
The new route identified in the draft TSP aims to provide a frequency of service that
could not be accomplished by extending the loop to include East Main Street from
Walker Ave. to Tolman Creek Rd. With the development of the project area the
expected housing density would support transit, and thus re-evaluating the transit loops
at that future date may be advised to better address the transit needs of the residents of
the Normal Ave. Neighborhood.
Traffic Counts.
To establish the existing conditions relating to vehicular volume in
relation to this planning effort the Oregon Department of Transportation has completed
traffic counts at various intersections in the vicinity of the plan area between September
2011 and April 2012 as shown in the diagrams in the appendix. Further traffic counts as
provided for in the scope of work for this project will be provided by ODOT separate
from this executive summary.
17
City of Ashland, Normal Ave. Neighborhood Plan
Existing Conditions Executive Summary 8/6/2012
Appendix
Traffic Counts
Local Wetlands Inventory summary sheets
Resident Questionnaire Comment Sheets
Questionnaire results table
Assessors plat map
Detailed 2012 Aerial Photographs of the Plan area
18
City of Ashland, Normal Ave. Neighborhood Plan
Existing Conditions Executive Summary 8/6/2012
Ashland Street @ Normal Avenue
19
City of Ashland, Normal Ave. Neighborhood Plan
Existing Conditions Executive Summary 8/6/2012
East Main at Tolman Creek Rd.
20
City of Ashland, Normal Ave. Neighborhood Plan
Existing Conditions Executive Summary 8/6/2012
Ashland Street @ East Main Street and Oak Knoll Drive
21
City of Ashland, Normal Ave. Neighborhood Plan
Existing Conditions Executive Summary 8/6/2012
East Main St. @ Clay Street
22
City of Ashland, Normal Ave. Neighborhood Plan
Existing Conditions Executive Summary 8/6/2012
Comments from Normal Neighborhood Resident Questionnaire
Respondent #1
Most significant changes:
2 new houses have been developed and the area has been landscaped into two secluded
properties at the end of normal avenue.
Best things:
We purchased the property because of its location, dead end street, quiet, safe for
children with no passing traffic.
Worst Things:
The potential threat to the lifestyle and calm stress free life.
Most important outcomes:
That the quiet safe traffic free dead end street will become a huge thoroughfare devaluing
property and risking children safety, and disturbing natural habitats and ecosystems.
Comments regarding land use
None
Comments on specific natural assets that should be taken into account:
Wetlands, natural habitat to Redtail Hawk, deer, killdeer, fox.
Comments regarding greenways, openspace and natural areas.
None
Comments regarding transportation:
None
Comments regarding infrastructure:
We are satisfied, if not delighted, with the current infrastructure and can think of no change that
would be of benefit. Indeed, all changes proposed in the plan would be seen as detrimental.
Comments regarding sustainability;
None
June-July 2012
Comments from Normal Neighborhood Resident Questionnaire
Respondent #2
Most significant changes:
A murder at the end of our road
Jackson County Fuel Commission moved away.
Best things:
Quiet
No traffic driving by
Worst Things:
City of Ashland property not maintained for weed abatement
Most important outcomes:
Not to have a through street to East Main Street!!
Comments regarding land use
None
Comments on specific natural assets that should be taken into account:
Wetlands, creeks
Comments regarding greenways, openspace and natural areas.
None
Comments regarding transportation:
None
Comments regarding infrastructure:
None
Comments regarding sustainability;
None
June-July 2012
Comments from Normal Neighborhood Resident Questionnaire
Respondent #3
Most significant changes:
none
Best things:
bucolic, quiet, great neighborhood
horses, llamas, chickens, living on a tree line
street, little traffic, safe
Worst Things:
absolutely none
Most important outcomes:
Leave Normal Avenue untouched! No widening of road, no extension to East Main St.
Potential loss of home value and quality of life should the immediate area be developed.
Comments regarding land use
Leave Normal Avenue alone! Ensure that development East of Normal uses East Main for egress
(or Clay) but NOT Normal.
Comments on specific natural assets that should be taken into account:
Leave Normal Alone Develop your plan leaving Normal untouched.
Comments regarding greenways, openspace and natural areas.
None
Comments regarding transportation:
None
Comments regarding infrastructure:
Everything is working just fine please leave it that way.
Comments regarding sustainability;
Your Questions assume this plan will go forward and we are absolutely opposed to developing
this area.
June-July 2012
Comments from Normal Neighborhood Resident Questionnaire
Respondent #4
Most significant changes:
More houses nearby and to the east
Best things:
Worst Things:
None
Most important outcomes:
Retaining the character of the neighborhood; Retaining soil for
food production and open space where wetlands and small creeks thrive habitat healthy
Comments regarding land use:
This is an optimal place to put sustainability principals into practice. Green
space community or owner gardens, habitat preservation and soil conservation should be important goals. The
Comp Plan and RPS encourage higher densities at the cities core, less at the perimeters. Already the area north of
Ashland Street has many acres of R-2, multifamily housing (mostly on good soil) which does not fit the plan. The
remaining parcels should fit the Plan.
Comments on specific natural assets that should be taken into account:
The wetlands are very
important as is the health of the small streams that help feed them. Mitigating losses never equals protecting the
original. The views of both the coastal Siskiyous and Cascade foothills are priceless.
Comments regarding greenways, openspace and natural areas.
Again, at the edge of town,
containing the largest wetland remaining and best soil in town, this acreage should be planned to protect those
values rather than densely building over the lands.
Comments regarding transportation:
Ashland Street RVTD route is very handy, bikeway a block away,
area is flat for walking.
Comments regarding infrastructure:
This is a place people enjoy walking on unpaved as well as asphalted part. The semi rural nature is a positive
feature that attracts city residents. Normal meets E. Main at a curve, when access was available everyone
approached the street with caution. It is not a good place for a major connection.
Comments regarding sustainability;
As other parts of the City infill is high densities with accessory units,
multi-family housing etc. I see this area as providing a respite to urbanization reflecting small town charchter with
flowers and decoration, food for seasonal menus, and visual pleasure viewing green rather than asphalt and concrete.
If Ashland decides to grow using large cities as its model, it will be a far different place tyhan if it adopts a
successful small town pattern.
June-July 2012
Comments from Normal Neighborhood Resident Questionnaire
Respondent # 5
Most significant changes:
Increased traffic
Best things:
It is outside City Limits
Close to town but rural
Worst Things:
40mph speed limit on East main Street.
Most important outcomes:
That it is forward looking
Comments regarding land use
None
Comments on specific natural assets that should be taken into account:
None
Comments regarding greenways, openspace and natural areas.
None
Comments regarding transportation:
None
Comments regarding infrastructure:
None
Comments regarding sustainability;
None
June-July 2012
Comments from Normal Neighborhood Resident Questionnaire
Respondent # 6 ( note- identical and completed by the same individual as Respondent #7)
Most significant changes:
More people: more traffic
Best things:
It is mostly quiet; neighbors strive to keep it as it is; good neighbors
Worst Things:
Being close to city wanting to make changes
Most important outcomes:
Too much interference with life as it is; too much traffic and change
traffic on E. Main has already increased.
Comments regarding land use
None
Comments on specific natural assets that should be taken into account:
Leave it as it is.
Comments regarding greenways, openspace and natural areas.
None
Comments regarding transportation:
None
Comments regarding infrastructure:
None
Comments regarding sustainability;
None
June-July 2012
Comments from Normal Neighborhood Resident Questionnaire
Respondent #7 ( note- identical and completed by the same individual as Respondent #6)
Most significant changes:
More people: more traffic
Best things:
It is mostly quiet; neighbors strive to keep it as it is; good neighbors
Worst Things:
Being close to city wanting to make changes
Most important outcomes:
Too much interference with life as it is; too much traffic and change
traffic on E. Main has already increased.
Comments regarding land use
None
Comments on specific natural assets that should be taken into account:
Leave it as it is.
Comments regarding greenways, openspace and natural areas.
None
Comments regarding transportation:
None
Comments regarding infrastructure:
None
Comments regarding sustainability;
None
June-July 2012
Comments from Normal Neighborhood Resident Questionnaire
Respondent #8
Most significant changes: The ranchettes
Best things:
N/A
Worst Things:
N/A
Most important outcomes:
An equitable plan
Affordable housing grouped rather than interspersed.
Comments regarding land use
None
Comments on specific natural assets that should be taken into account:
Yes, the creeks, My property \[circled\] has some wetlands seasonally only. The continuation of
that line should not be vital to the planning.
Comments regarding greenways, openspace and natural areas.
None
Comments regarding transportation:
None
Comments regarding infrastructure:
Comments regarding sustainability;
None
June-July 2012
Comments from Normal Neighborhood Resident Questionnaire
Respondent #9
Most significant changes:
None
Best things:
Each property is between 1-3 acres.
Worst Things:
Septic and well maintenance
Most important outcomes:
Leave my property intact
Comments regarding land use
None
Comments on specific natural assets that should be taken into account:
None
Comments regarding greenways, openspace and natural areas.
None
Comments regarding transportation:
None
Comments regarding infrastructure:
None
Comments regarding sustainability;
None
June-July 2012
Comments from Normal Neighborhood Resident Questionnaire
Respondent #10
Most significant changes:
Railroad stopped coming through
More housing built in area
More traffic
Best things:
Close to town; close to schools
Worst Things:
NA
Most important outcomes:
An opportunity to bring new families into Ashland
Comments regarding land use
None
Comments on specific natural assets that should be taken into account:
Yes
Comments regarding greenways, openspace and natural areas.
None
Comments regarding transportation:
None
Comments regarding infrastructure:
None
Comments regarding sustainability;
None
June-July 2012
Comments from Normal Neighborhood Resident Questionnaire
Respondent #11
Most significant changes:
Increase of residents
Best things:
Privacy
Worst Things:
None
Most important outcomes:
Respect in keeping the integrity of the homes currently in the area.
Move Normal Avenue onto development properties.
Comments regarding land use
None
Comments on specific natural assets that should be taken into account:
Wetland ordinance is very restrictive, will take at least 1/3 of my property and make it unusable.
Not allowing mechanical mowing and brush/black berries is unworkable
Comments regarding greenways, openspace and natural areas.
Paths take away the privacy of homes along greenways.
Comments regarding transportation:
Bike path is useful and nice to walk on.
Comments regarding infrastructure:
None
Comments regarding sustainability;
none
June-July 2012
Comments from Normal Neighborhood Resident Questionnaire
Respondent #12
Most significant changes:
An owner backhoed the creek
Best things:
Park-like living
Close to city limits
Worst Things:
East Main St. speed limit is 40
Not having sidewalks
City utilities
Most important outcomes:
None
Comments regarding land use
None
Comments on specific natural assets that should be taken into account:
None
Comments regarding greenways, openspace and natural areas.
Comments regarding transportation:
Would like E Main speed limits reduced to Clay Street.
Comments regarding infrastructure:
None
Comments regarding sustainability;
None
June-July 2012
Comments from Normal Neighborhood Resident Questionnaire
Respondent #13
Most significant changes:
More traffic on Normal Ave.
More housing
Best things:
Country style living
Close to shopping schools
Worst Things:
N/A
Most important outcomes:
Allow more young people to experience Ashland.
Affordable Housing!
Comments regarding land use
st
I believe the City requires the 1 3. \[single family, townhomes, apartments\]
Comments on specific natural assets that should be taken into account:
All
Comments regarding greenways, openspace and natural areas.
None
Comments regarding transportation:
None
Comments regarding infrastructure:
None
Comments regarding sustainability;
None
June-July 2012