HomeMy WebLinkAbout2013-02-26 Planning PACKET
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AASHLAND PLLANNING COOMMISSION
STUUDY SESSION
FEBRRUARY 26, 20013
7:00 PM – 9:00 PPM
AGENDA
Therewill be a PUBLIC OPEN HOUSE fromm 6 pm – 7 pmm in the Couuncil
Chambers for residents to review tthe draft Norrmal Avenue Neighborhoood Plan.
PlanningCommissionners are not required to attend.
I. CALL TO ORDER:
7:00 PM, Civvic Center Coouncil Chambers, 1175 E. Main Street
II.. ANNOOUNCEMENTTS
IIII. PUBLIC FORUM
IVV. DISCUUSSION ITEMMS
A. Noormal Neighbborhood Masster Plan.
V. 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: 02/26/2013
TO: Planning Commission
FROM: Brandon Goldman, Senior Planner
RE: Normal Neighborhood Master Plan Study Session
Background
On May1, 2012 the City Council authorized an Intergovernmental Agreement (IGA) with Oregon
Department of Transportation’s (ODOT) Transportation and Growth Management (TGM) program to
undertake the development of the Normal Avenue Neighborhood Plan. The objective of TGM funded
projects is to better integrate transportation and land use planning and develop new ways to manage
growth in order to achieve compact pedestrian, bicycle, and transit friendly development.
The Normal Avenue Neighborhood Plan is intended to guide future changes to the 94 acre area within
Ashland’s Urban Growth Boundary in a way that will support a compact neighborhood form,
accommodate a variety of housing, connect a system of greenways, protect and integrate existing creek
corridors and wetlands, and enhance mobility for area residents through establishing safe and direct
walking and bicycle routes, as well as help to build a foundation that supports future bus service in the
area.
As outlined in the IGA this neighborhood planning effort is intended to address the following objectives:
Project Objectives
Increase efficiency in the use of land through concentration of housing in a centrally located
area within the City UGB planned for future urban development;
Achieve a development pattern that results in a balanced, multi-modal transportation system
that enhances opportunities for walking, bicycling or using transit in areas planned for transit
service;
Delineate housing, neighborhood serving commercial, open space, public space, and green
infrastructure improvements in a manner that provides for preservation and enhancement of
creeks and wetlands;
Develop new illustrative conceptual architectural and site plans for the Project Area
consistent with Transportation and Growth Management objectives.
Design a local street grid for the Project Area including connections to existing and planned
streets, pedestrian, and bicycle facilities outside the Project Area to more fully integrate the
Project Area into the City transportation system;
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
Provide for pedestrian and bicycle routes and facility improvements within the Project Area
that will provide safe access to local schools;
Provide alternatives to, or delay the need for, expansion of the City‘s UGB;
Reduce emissions that contribute to climate change through changes to transportation or land
use plans that reduce expected automobile vehicle miles traveled;
Provide an implementation strategy that includes supporting the Comprehensive Plan and
updated TSP amendments, form based codes, and design standards; and
Present the Plan and documentation necessary to support adoption to City’s Planning
Commission (PC) and City Council (Council).
Plan Development
To inform the development of the draft plan a series of "frameworks" have been examined which
identify and illustrate opportunities within the project area relating to five components of the
neighborhood design including infrastructure, mobility, sustainability, openspace and greenways, and
housing and land use.
To elicit public input early in the process the City of Ashland held a neighborhood meeting, Planning
Commission site visit, and conducted a survey of all property owners within the plan area. The results
of the questionnaire and evaluation of the existing conditions were presented to the Planning
th
Commission at a study session on September 25, 2012.
Property owners, and neighborhood residents were also active in the design of the concept plan itself
th
through participation in a two part public workshop, or ‘design charrette” from October 23-25, 2012.
Following the charrette the design team has been developing a more refined layout for the street
networks in careful consideration of the natural features, topography, property lines, existing
development within the area, and the short and long term phasing of the plan. These “Phase 1”, and
“Phase 2” street network plans are attached for the Commission’s consideration. The separate phases
have been provided to delineate between near terrn (phase 1) and long term (phase 2) development
opportunities. Specifically an effort has been taken to design a road network that could access the
readily developable portions of the project area while being be primarily served by East Main Street and
Clay without requiring a rail crossing expansion at Normal Ave.
Following the Planning Commission Study session City Staff and Parametrix Inc will evaluate
comments received to help refine the plan to produce a final plan and implementing ordinances for
Planning Commission and Council consideration through the legislative review and public hearing
process. Plan preparation is expected to be completed by July 2013. Upon completion of this project, the
Normal Avenue Neighborhood Plan will provide a coordinated approach for future area development.
Attached
:
Phase 1 (short tern) Street Network map
o
Phase 2 (long term) Street Network map
o
Infrastructure Framework
o
Sustainability Framework
o
Mobility Framework
o
Greenway and Openspace Framework
o
Housing and Land Use
o
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
Phase 1
Normal Ave (2-way)
Normal Ave (1-way)
Parcel Boundary
Neighborhood Street (Parking Two Sides)
Stream
Neighborhood Street (Parking One Side)
Stream Buffer (40ft)
Wetlands (Locally Significant)
Alley
Wetland Buffer (50ft)
Multi-use Path
010020030040050050
Feet
Phase 2
Normal Ave (2-way)
Normal Ave (1-way)
Parcel Boundary
Neighborhood Street (Parking Two Sides)
Stream
Neighborhood Street (Parking One Side)
Stream Buffer (40ft)
Wetlands (Locally Significant)
Alley
Wetland Buffer (50ft)
Multi-use Path
010020030040050050
Feet
Normal Avenue Neighborhood Draft Conceptual Plan
Presented on Oct/25/2012 -Design Charrette #2
Design Team
Derek Chisholm,
Parametrix:
Marcy McInelly, Joseph Readdy
Urbsworks:
Laurence Qamar
Qamar Architecture & Town Planning:
Olena Turula, Jason Hirst
Nevue Ngan:
Project Team
Brandon Goldman
City of Ashland:
John McDonald
Oregon Department of Transportation:
Introduction(SustainableApproachtoInfrastructure)
Greeninfrastructureisonlyfeasibleatthedistrictscale;andthedevelopmentoftheNormalAvenue
neighborhoodprovidesanexcellentopportunitytoapplysustainabilitystrategiesthatmaynotbe
feasibleelsewhereintheCity.Districtwideenergy,integratedstormwatermanagementandopen
spaceplanning,habitatcreationandprotection,andtransportationinfrastructureshouldbe
systematicallydesignedandconstructedwithinthestudyarea.
Thismemorandumwilladdressthefollowingissues:
StormwaterManagement,
Waterandwastewatersystems,
Protectionofwaterresources,
Energy,heatingandcooling,and
TheUptakeandadoptionofnewideas.
StormwaterManagement
ThefocusforstormwatermanagementintheNormalAvenueneighborhoodshouldbeonlowimpact
development(LID)techniques,controllingstormwateratitssource.Ratherthanmovingstormwater
offsitethoughanengineeredconveyancesystem,thegoalofLIDistomaintainthenatural,ecosystem
functionsofinfiltrationandretention.
LIDintegratessmallscaletechniquesfromthroughoutthedifferentdevelopments.Greenspaces,native
landscaping,innovativebioretentionandinfiltrationtechniquescaptureandmanagestormwateronsite.
LIDreducespeakrunoffbyallowingrainwatertosoakintotheground,evaporateintotheair,orcollect
instoragereceptaclesforirrigationandotherbeneficialuses.Theresultingsitedesignswillmoreclosely
maintainspredevelopmenthydrology,includegreateramountsofgreenspace,andinsomecasesbe
cheapertobuildthanusingconventionalstormwatermanagementtechniques.
SoilsandInfiltration
Understandinginfiltrationratesandcapabilitiesofthestudyareaiscriticallyimportanttothedesignof
appropriatestormwatersystems.ThefollowinginformationisderivedfromtheUSDANatural
ResourcesConservationService,CustomSoilResourceReportforJacksonCountyArea.Thereport
showsthatthesoilsinthestudywillgenerallydrainverypoorly.Soilsareassignedtooneoffourgroups
accordingtotherateofinfiltrationofwetnonvegetatedsoils.Detailedassessmentofsoils,whichcan
verywithinevensmallstudyareas,shouldbeundertakenaspartofpredevelopmentgeotechnical
investigations.
1
Thegroupsaredefinedasfollows:
GroupAsoilshaveahighinfiltrationrateandlowrunoffpotential.
GroupBsoilshaveamoderateinfiltrationrate.
GroupCsoilshaveaslowinfiltrationrate.
GroupDsoilshaveaveryslowinfiltrationrateandhighrunoffpotential).IntheNormalAvenue
area,theseconsistchieflyofclaysthathaveahighshrinkswellpotentialandsoilsthathavea
claypanorclaylayeratornearthesurface.Thesesoilshaveaveryslowrateofwater
transmission(USDA2012).
HydrologicSoilDƩƚǒƦΓSummarybyMapUnitΓJacksonCountyArea,Oregon,Parts
ofJacksonandKlamathCounties(OR632)
Soils/unitsRatingAcresPercent
CentralPointsandyloam,0to3percentslopes A2.813.3%
Kubliloam,0to3percentslopes D14.568.1%
Kubliloam,3to7percentslopes D1.99.0%
Sheffleinloam,7to20percentslopes C2.09.6%
21.3100.0%
Table1HydrologicSoilGroup(NormalAveAshland,ORSoils)USDA2012.
LowImpactDevelopment
LIDcanbebothsimpleandeffective.Thefollowingapproachesaregenerallyrecommended,andshould
beconsideredforeithernewcoderequirementsor
incentivized.Thefollowingexamplesaredrawnfrom
previousprojectscompletedbyNevueNganand
AssociatesandParametrix.Thesetechniquescanbe
1
furtherexploredattheU.S.EPAwebsite.
Bioretentioncellscommonlyknownasraingardens,are
relativelysmallscale,landscapeddepressionscontaining
plantsandasoilmixturethatabsorbsandfiltersrunoff.
BecauseofthepoorlydrainingClassDsoils,development
Figure1.Bioretentioncell
1
http://cfpub.epa.gov/npdes/stormwater/menuofbmps/index.cfm?action=factsheet_results&view=
specific&bmp=124&minmeasure=5.
2
withinthestudyareashouldincludestormwaterplanters.Moreengineeredthanraingardens,
stormwaterplantersaredesignedtoacceptstormwaterfromanadjacentarea,arefilledwithsoiland
planted,andwillinfiltratewaterthroughthegroundtoapipeconnectedtoastormsewer,orperhaps
2
tonaturalfeaturessuchasthewetlands,ClayCreekorCemeteryCreek.
Withindevelopmentswithhigherfloorarearatios,flowthroughplantersarealsorecommended.Flow
throughplantersdonotinfiltrateintotheground.Theyarefilledwithgravel,soil,andvegetationand
aretypicallywaterproofed.Temporarilystoringstormwaterrunoffontopofthesoil,thesewillfilter
sedimentandpollutantsaswaterslowlyinfiltrates.Excesswatercollectsinaperforatedpipeatthe
bottomoftheplanteranddrainstoastorm
sewer(CityofPortland2006).
Grassswalescanalsobeusedinthedesignof
infrastructureforthearea.Thesehavebroad,
openchannelswitherosionresistantandflood
tolerantgrasses,sedges,andotherherbaceous
plants.Alongsideroadwaysswalesslow
stormwaterrunoff,filterit,andallowittosoak
(thoughlimitedlyinthisarea)intotheground.
Swalesimprovewaterqualityandreducein
streamerosionbyslowingthevelocityof
stormwaterrunoffbeforeitentersthestream.
Theyalsocostlesstoinstallthancurbs,storm
draininlets,andpipingsystems(USEPA2010).
Othertechniquesforminimizingrunoffwillbe
considerateforindividualhomebuildersor
homeowners.Thesefeaturescanberequiredor
Figure2.Flowthroughplanter(CityofPortland2006)
incentivizedbytheCity.TheCitycanprovide
directfinancialrewards,suchasitnowdoesfor
lowgallonperflushtoilets,oritcandevelopamorecomplexsystemtobuilditintotaxorutilityfee
structures.Techniquestobeconsideredatthisstageofdevelopmentincluderainbarrels,cisterns,
greenroofs,perviouspavers,anddroughtresistantlandscaping.
Cisternsandrainbarrelsrainwatercollectedfromroofs.
Theycanprovidewaterforgardenorlawnirrigation,
reducingwaterbillsandconservingmunicipalwater
supplies.TheCitycurrentlyprovidesarainbarrelguide
forhomeownersandcontractors.
Greenroofsarepartiallyorcompletelycoveredwith
plants.UsedfordecadesinEurope,greenroofshelp
mitigatethetendencyforurbanareastohavehigher
Figure3.Exampleofaresidentialgreenroof
2
Subjecttoanengineeringandbiologicalinvestigationofsuchtreatmentsystems.
3
TheCitycurrentlyprovidesrebatesfornewconstructionforinstallationofWaterSense1.28gpftoiletsinlieuof
standard1.6gpftoilets.Therebateamountsto$35forthefirsttoilet,$25forthesecond,and$15forthethirdin
thesameresidenceorbusiness.
3
summertemperatures,andreducepeakstormwaterflows.Thevegetatedcoveralsoprotectsand
insulatestheroof,extendingitslifeandreducingenergycosts.Typicallytheroofisplantedwithshallow
rootdroughtresistantplantssuchassedums.
Permeableandporouspavementscomeinmanyvarieties,andallowwatertoinfiltratethroughthe
pavedsurfaces.Optionsincludeporousconcreteandasphaltwhichcanbeusedinthestreetdesignsof
newdevelopment,andplasticgrid
systemsandinterlockingpaving
bricksforuseondriveways.
StormDrainStenciling
Thecityinvestsinaprogramto
stencil"DumpNoWasteDrainsto
Stream"nearstormdrainsinpublic
roads.Remindingresidentsthat
everythingenteringAshlandStorm
Figure4.Perviouspaversinparkingstrip(CityofPortland2006)
drainsflowsintostreamsand
waterwaysisaneffectedreminderofawarenessenhancingmethod.The/źƷǤƭexpressedpurposeofthe
programisͻƷƚhelppreventwaterpollutionandprotectfishandwildlifebystencilingtheǞƚƩķƭ͵ͼAswill
bediscussedinalatersectionofthisreport,therelativeadvantageofsustainableinnovationis
sometimesrealizedinsocialphenomenon.Tooptimizetheuseofgreendesign,construction,and
operationsoftheinfrastructureintheNormalAvenueneighborhood,itwillbeimportanttohavethe
supportandeagerparticipationoftheresidentsoftheneighborhood(Rogers2003).Itistherefore
recommendedthatthestormdrains,ifandwheretheyareneededinthefuturedesignoftheğƩĻğƭ
stormwatersystem,shouldbemarkedwiththestencilsbythefutureresidents,asapublicprivateevent,
ratherthanrequiringthestencilingfromthecontractors.
LEEDNDforStormwater
TheUSGBC,LEEDNDRatingsystemawardsaneighborhoodfromonetofourpointsforsustainable
stormwatermanagement.Theintentistoreducepollution,flooding,promoteaquiferrecharge,and
improvewaterquality.Acomprehensivegreenstormwatermanagementplanforthewholeprojectis
required.Interestingly,thisnationalsystemrequiresthemanagementplantouseBestManagement
Practices(BMPs)fromtheWashingtonStateDepartmentof9ĭƚƌƚŭǤƭStormwaterManagementManual
forWesternWashington.Theratingsystemsawardsonepointforretaining80%ofthepercentile
rainfallevent,upto4pointsforretainingupto95%.StormwaterBMPs(exceptcisterns)mustbe
designedtodraindownwithin72hours(USGBC2009).Thiswillrequireconsiderationintheselectionof
methodsforNormalAvenue,wheretheClassDsoilsdrainpoorly(USDA2012).
WaterandWastewaterSystems
AstheNormalAvenueareaisdeveloped,infrastructureextensionswillberequired.Water,electric,and
telecommunicationsinfrastructurecanbeextendedatrelativelylowcosts,andareoftennotthesubject
ofdetailedsustainabilityplanning.However,iftheareaweretopursuedevelopmentasanecodistrict,
andcentralizesomeoftheinfrastructure,thesecanbecomepartofabroadapproachtosustainable
development.
4
Thestudyareaisencircledbythe
/źƷǤƭsanitarysewersystem.As
shownbelow,gravitymainsare
locatedalongClayStreettothe
east,WalkerStreettothewest,
EastMainStreettothenorth,
andthroughtheneighborhood
southoftherailroadtracks.
Withinthestudyarea,onlythe
TempleEmekShalomisserved
bythewastewatersystem.
Theprimarymethodtoalleviate
thedemandforwaterand
wastewatertreatmentisto
minimizeeffluent.Fortheright
sizedsystemthatisconstructed
intheNormalAvenue
neighborhood,thefollowing
LEEDforNeighborhood
Developmentcreditprovidesa
usefulmetric.
Figure5.ExistingWastewatercollectionsystem(fromAppendixAof
WastewaterMasterPlan)
WithintheLEEDNDratingsystem,
onepointisawardedforaneighborhoodthathasRecycledContentinInfrastructure.Tobeawarded
thispoint,underGreenInfrastructureandBuildings,aprojectmustuserecycledandreclaimed
materialstoreducetheadverseenvironmentaleffectsofextractingandprocessingvirginmaterials
(USGBC,2009).
TheNormalAvenuewouldhavetouseinfrastructuralmaterialsforwhichthesumofpostconsumer
recycledcontentandonehalfofthepreconsumerrecycledcontentconstitutesatleast50%ofthetotal
massofinfrastructurematerials.
5
TotalMaterials/2=PostconsumerRC+(PreconsumerRC/2)
Materialsusedinthefollowingareincludedintheassessment:
a.Roadways,parkinglots,sidewalks,unitpaving,andcurbs.
b.Waterretentiontanksandvaults.
c.Baseandsubbasematerialsfortheabove.
d.Stormwater,sanitarysewer,steamenergydistribution,andwaterpiping.
4
ForLEEDND,recycledcontentisdefinedinaccordancewithISO/IEC14021,Environmentallabelsanddeclaration,
Selfdeclaredenvironmentalclaims(TypeIIenvironmentallabeling).
5
RC=recycledcontent
5
GraywaterReuse
Graywaterconservation
systems,whicharestrongly
encouragedbytheCityof
Ashland,allowthereuseof
wastewaterfromshowers,
bathtubs,washingmachines,
andbathroomsinks.TheCity
shouldcontinuetopromote
thesesystemsandrequireor
incentivizethemwithinthe
overlayforthenormal
Avenueneighborhood.
Water
Theconveyanceanddelivery
systemsforwaterare
relativelysimpletoplanand
construct.However,the
systemsanduseofwater
shouldbedevelopedwitha
sustainableapproach.Unless
theCitytakesaggressive
stepstowardanecodistrict,
waterreusefacility,the
approachwillfocusonthe
enduser,ratherthanthe
infrastructuresystem.The
Cityhasalreadydeveloped
programsandrequirements
whichsupportwatersavings,
suchastheSiteDesignand
UseStandards,SectionIII
Figure6.ExistingWastewaterconveyancesystem(fromAppendixAof
WaterConserving
WastewaterMasterPlan)
LandscapingGuidelinesand
Policies.Thesectionstates
howͻğƷĻƩhasalwaysbeenascare,valuableresourceintheWesternUnitedStates,wherewinter
rainsgivewaytoadryseasonspanningfivetosevenmonthsintheRogueğƌƌĻǤ͵ͼTheCityalso
recognizestheneedforadditionalcapacityintheReederreservoirorothersystems.Thissystem
deficiencycanbeaddressedwithincreasedsupply(additionalwatersources)orreduceddemand(water
savingtechnologiesandbehaviors).
LEEDNDforWater
TheLEEDratingsystemsprovidenumerouswaysofmeasuringthewatersavingsofnewconstruction.
Muchofitistiedtoapercentsavingsfromanassumedbaseline.ForGreenInfrastructureandBuildings
6
(GIB),Credit3,indoorwaterusagemustbeanaverage40%lessthaninbaselinebuildings.Thisora
similargoalshouldbeincorporatedintotherequirementsfornewdevelopment.Also,GIBcredit4
requireswaterefficientlandscaping.Thesebenchmarksshouldberequiredforpublicinfrastructure,and
incentivizedinresidentialconstruction.Credit4requiresreducedwaterconsumptionforoutdoor
landscapeirrigationby50%fromacalculatedmidsummerbaseline.Reductionsmaybeattributedto
anycombinationofthefollowingorotherstrategies:
a.Plantspecies,plantdensity,andmicroclimatefactor.
b.Irrigationefficiency.
c.Useofcapturedrainwater.
d.Useofrecycledwastewater.
e.Useofwatertreatedandconveyedbyapublicagencyspecificallyfornonpotableuses.
f.Useofothernonpotablewatersources,suchasstormwater,airconditioningcondensate,and
foundationdrainwater(USGBC2009).
ProtectionofWaterResources
Theprotectionofwaterresourcesneedstobe
partofasystematicapproachtodesign.There
aresynergiesbetweenthelayoutofthe
roadwaynetwork,developmentofthe
stormwatermanagementsystem,andthe
designofparksandtrails.Investigatingthese
synergiesattheOctoberCharretteiscritically
important.OpenSpaceandtrailsystemscan
featureaccesstowater,boardwalksoverthe
wetlands,andtherecommendedbioretention
facilities.Notonlywillsystemsthinkingabout
thesedesignsandresourcesleadtoamore
desirableurbandesign,theycanalsoreduce
infrastructurecosts,andmaximizetheavailable
land.
The/źƷǤƭWaterResourceProtectionZoneswill
Figure7StudyareaWaterResourceProtectionZones
needtobeincorporatedwithanyoverlayzones
orotherrequirementsforsuchdesigns.Designgoalsshouldincludeareductionofimpervioussurfaces,
preservationofthesecreeksandwetlands,andonsitestormwatercapture.Tomeetthesegoals,
designersemployavarietyofmethods.Toreduceimperviouscover,theynarrowstreetsandsidewalks,
minimizeculdesacs,tightenparkingspaces,andreducethesizeofdrivewaysandhousinglots.
ThegreenareasinFigure7arelocallysignificantwetlandswhichconsistsofalllandswithdelineated
wetlandsandbufferof50feet.Theorangelinesdenotelocalstreamsthatarenonfishbearing.These
requirea40footbufferfromstreamcenterline(CityofAshland2011).
6
Baselineincludes1.5gpftoilets,2.2gpmat60psifaucets,and2.5gpmat80psishowerheads.
7
Energy,Heating,andCooling
AccordingtotheU.S.EnergyInformationAdministration,buildingsareresponsiblefornearlyhalfofthe
CO2emissionsintheUnitedStates.Thoughlesseasilyaddressedandimplementedthanpolicieson
otherinfrastructure,energyconservationshouldbeaddressedintheplanningoftheNormalAvenue
neighborhood.Theneighborhoodplanshouldincludeenergyconservationgoalsandtechniques.
Commonandapplicableenergyreductionstrategiesinclude:
Energyefficientbuildings
Onsiterenewableenergy(solar,wind,smallgeoexchange\[geothermal\],smallhydropower,
biogas,andbiomass)
Plantingplansforenergyconservationandoverallcooling
Districtheatingandcooling
Wastetoenergyproduction(processofconvertingbiomass,landfillgas,ormunicipalwasteinto
anenergysourcesuchaselectricalorthermal)
Publiceducation
Manyofthesestrategiesareimplementedatthebuildinglevelandnotattheplanninglevel.However,
withintheplanningprocess,therecanbeconsiderationofdistrictheatingcooling,andelectrical
production.Typically,thesestrategiesarepartoftheplanningforareasthatgoontobecome
ecodistricts.
Districtenergysystemsarenearlytwiceasefficientasrelianceonstandardpowersystemswhichdeliver
totheresidencesaround40%oftheenergygeneratedatthemainfacilities.Withadistrictlevel
generationfacilityandplan,electricitydoesnotsufferthetypicaltransmissionlossesassociatedwith
mostlargescalepowersystems.Also,heatcanbecapturedanddistributedthroughoutthe
neighborhood(CityofHillsboro2011).
EcoDistricts
Anecodistrictisaneighborhoodwithacommitmenttosustainability.Theecodistrictstatusisrealized
bymanyactionsandinvestmentsincludingthecompletionofanintegratedsustainabilitydistrict
assessmentandactionplan.
Ecodistrictsdevelopacomprehensivemanagementstrategyforenergy,water,waste,recycling,green
infrastructureandmobility.AndwhileanecodistrictmaynotbepracticalfortheNormalAvenue
neighborhoodanumberofrelatedtechniquesmaybe.
Smallscaledistrictsorneighborhoodsprovidetheappropriatescaletoemployintegratedsustainability
strategiesbecausetheyconcentrateresourcesandmakesizeandriskmoremanageable.Examples
includeWesternHarborinMalmö,SwedenandDocksideGreeninVictoria,Canada.
AdistrictenergysystemcouldbestudiedfortheNormalAvenueneighborhood.Itwouldinvolve
centralizedgenerationofheatingand/orcoolingandpotentiallyelectricity.Acentralplantcouldprovide
theneighborhood(orthelargeareatomakeeconomicsense)domestichotwaterandspaceheating
andventilationair.Electricitymaybeproducedasabyproductofdistrictenergywithcombinedheat
andpowertechnologies.
8
BeforeanactualrecommendationforaspecificdistrictenergysystemforNormalAvenuecanbemade,
thefundamentalcasefordistrictenergyneedstobemade.Adetailedfeasibilityanalysiswouldexamine
thetechnicalandfinancialfeasibilityofdistrictenergysystemsandmakerecommendationsforthe
systemsthatofferthehighestreturnsintermsoffinancialandenvironmentalbenefits.
FurtherResearch
Foradditionalinformationandcollaborationonecodistricts,developersandcityleaderscanreference
thefollowing:
In2009,thePortlandSustainabilityInstitute(PoSI)inpartnershipwiththeCityofPortlandestablished
theecodistrictsInitiative.TheInitiativeprovidestools,resources,andservices(includingconsulting
services)thatcouldhelpAshlandcreateasuccessfulpolicyframeworkandimplementationstrategy.
ThePortlandSustainabilityInstitutehoststeamsfrommanycitiesforecodistrictseducationalprograms
andnurturesdifferentareasofPortlandasecodistricts.
TheCityofHillsboroandthefirmsBrightworksandJohnsonReidassessedthepotentialforan
ecodistrictintheHillsboroareaknownasAmberglen.Theyassessedabiomassdistrictheatingand
coolingplant;andtheirreportdiscussesfactorsthatwouldneedtobeaddressedinafullanalysisofthe
economicsofsustainableinfrastructuresystemsandspecifically,foracombinedheatandpower(CHP)
system.
UptakeandAdoptionofNewIdeas
TheCityofAshlandwilllikelyutilizeamenuofoptionstoencourageandrequiresustainable
infrastructuredevelopmentandsitedesign.TheCityisalreadyaleaderinthisregardwiththeirworkto
promotegraywatersystemsandothergreenbuildingtechniques.Thefollowingfactorsshouldbe
consideredastheCityconsiderswhethergreeninfrastructureisrequired,encouraged,orincentivized.
NotonlydotheseinnovationsneedtobeembracedbythedeveloperswhowilldesigntheNormal
AvenueNeighborhoodprojects,butalsobytheAshlandPlanningCommissionandCityCouncil.
Therateofadoptionforaninnovationisaffectedbymultiplefactors,suchasrelativeadvantage,
compatibility,complexity,andobservability(Tochen2012).
Relativeadvantage istheperceivedimprovementofanźƓķźǝźķǒğƌƭcurrentsituation(Greenhalghetal.
2002,Rogers2003,WeisburdandLum2005).Whiletheimprovementcanbeintermsofsocialstatus,
economicprofitability,orselfenhancementtheimplicationsforthe/źƷǤƭattemptstoencouragegreen
constructionaresimilar.Ashlandalreadyprovidesmodestfinancialincentivesforthepurchaseofwater
savingfixtures,andinvestsinprogramstopromoteandexplainthetechnicaldetailsofgreendesign,
greywatersystems,andsustainableideas.Theseprograms,aswellasallpublicinvolvementrelated
messagesshouldbedevelopedinconsiderationofthisquestionof relativeadvantage.Forexample,the
pressreleases,newsletters,andinternetsitesshouldfocusontherelativewatersavings,andmore
importantly,theutilityfeesavingsofrainbarrels,lowGPFtoilets,etc.Thereareadditionalwaystoshow
arelativeadvantage,bypositivelyportrayingtheinnovation,daring,andcommitmentofthedevelopers
andnewresidents.
Compatibility isanimportantfactorinintroducinginnovations.Innovationmustlenditselftothe
attitudesandbeliefsandspecialcircumstancesofthepopulationtowhichitisbeingintroduced.
CompatibilityissuesmustaddressͻĻǣźƭƷźƓŭvalues,needs,andpastexperiencesofpotentialadopters
(Arnould1989,Greenhalghetal.2002,Ormrod1990,Rogers2003).Ifinnovationsarenotcompatible
9
withthesecategoriesitcanimpedeadoption.Obviously,therearealsocompatibilityissuesrelatedto
thepoorlydrainingsoilsinthestudyarea,thelikelihoodofonlyhavingresidentialdevelopment,andthe
relativelylowtomoderatedensitiesthatareexpected.
Complexity dealswiththeperceptionofhowdifficultaninnovationistouse(Greenhalghetal.2002,
Ormrod1990,Rogers2003).Ifithasaperceptionofhightechnicalityandloweaseofusethenitwill
affecttherateofadoption,aspeoplewillfeelthattheydonothavetheskillstousetheinnovation.
Workshopsandtoursofgreenroofs,rainbarrelsandotherrecommendedstrategieswillhelptomanage
theissuesassociatedwiththecomplexityofthesedesignfeatures.
Observability caninfluenceothermembersinasocialsystemtoadoptanewidea.Theymaysee
drawbacksandbenefitstoaninnovationtherebyreducinguncertaintyaboutit(Arnould1989,
Greenhalghetal.2002,Rogers2003).Theenvironmentalcontextofaninnovationplaysanimportant
roleinitsdiffusion(Ormrod1990,Wejnert2002).Aninnovationtypicallyevolvestosomespecific
indicatorsuchasitsͻŭĻƚŭƩğƦŷźĭsettings,societalculture,politicalconditions,andglobalizationand
uniformity(WejnertЋЉЉЋΜ͵ͼSincethegreeninfrastructurerecommendedinthismemorandumwillbe
focusedonanareaalreadyidentifiedforaspecializedplan,withrelativelyconsistentinfiltrationand
developmentpatterns,theobservablebenefitsoftheinitialdevelopmentprojectsoughttohelp
promotethecontinuationofsustainableapproachesinlaterdevelopment.
Incentives certainlyinfluencetheadoptionofaninnovation(Savage1985).Therearemanytypesof
incentivessuchasmandates,subsidies,anddiscountstoserveasamodeofspeedingupinnovation
adoption.Incentivesandmandatesplayamajorroleingettingpeopletoadoptpreventiveinnovations
(Rogers2003).TheCityshouldlookforopportunitiestoreduceͻŅĻĻƭandƷğǣĻƭͲͼincludinganyandall
utilityfees,systemdevelopmentcharges,etc.AnotherincentiveforgreenbuildingwhichtheCitycan
offerisrecognitionofthedevelopersandtheneighborhoodresidentsasleadersinsustainability.
Thoughthisisasoftbenefit,theCitycouldrecognizethefirstdeveloperswhoembracetheseelements
intheirCouncilmeetingsandinmediareleases.Suchacknowledgementshouldhaveanindirecteffect
ofthesalesoflots,homes,andlandwithinthestudyarea.
10
References
Arnould,E.J.1989.Towardabroadenedtheoryofpreferenceformationandthediffusionof
innovations:CasesfromZinderProvince,NigerRepublic.JournalofConsumerResearch,16,2.
CityofAshland.2012.GrayWaterReUseSite.http://www.ashland.or.us/Page.asp?NavID=14879
CityofAshland.2011StreamandWetlandEnhancementGuide.
http://www.ashland.or.us/Files/Wetland_guide_Nov2011_web.pdf
CityofHillsboro.2011.TheEcoDistrictApproachΑPotentialforaAmberglenEcoDistrict.Cityof
HillsborowithBrightworksandJohnsonReid.
CityofPortland.2006.GetstotheGround.PortlandEnvironmentalServices.
Ormrod,R.(1990).Localcontextandinnovationdiffusioninawellconnectedworld.Economic
Geography,66(2),109122.
Rogers,E.M.(2003).Diffusionofinnovations.NewYork:FreePress.
Savage,R.(1985).Diffusionresearchtraditionsandthespreadofpolicy.
Tochen,Rachel.2012.DraftExitProjectforMasterdegreeinCommunityandRegionalPlanning.
UniversityofOregon.
USDA.2012.CustomSoilResourceReportforJacksonCountyArea,Oregon,PartsofJacksonand
KlamathCounties.NaturalResourcesConservationService.August29,2012
U.S.EPA.(1999).Stormwatertechnologyfactsheet:Vegetatedswales\[Factsheet\].Retrievedfrom
http://www.epa.gov/npdes/pubs/vegswale.pdf
U.S.EPA.(2010).Lowimpactdevelopment(LID)andothergreendesignstrategies(Factsheet).
RetrievedNovember11,2011,from
http://cfpub.epa.gov/npdes/stormwater/menuofbmps/index.cfm?action=factsheet_results&view=speci
fic&bmp=124&minmeasure=5
Weisburd,D.,andLum,C.2005.Thediffusionofcomputerizedcrimemappinginpolicing:Linking
researchandpractice.PolicePractice&Research,6(5),419434.
Wejnert,B.(2002).Integratingmodelsofdiffusionofinnovations:Aconceptualframework.Annual
ReviewofSociology,28,297326.
11
TheCityofAshlandiscommittedtothedevelopmentofavibrantlivablecommunity.The
followingtableprovidesanoverviewofamethodologicalframeworkderivedfromtheUSGreen
Building/ƚǒƓĭźƌƭLEEDratingsystemforNeighborhoodDevelopment.Theframeworkofthe
LEEDNDsystem(asmodifiedforAshland)willrequireintegratedconsiderationoflanduse,
transportation,andenvironmentaltasksandanalyses.Forexample,walkablestreetsrequire
certainingredientsincludingsidewalks,trafficcalming,urbandesign,multimodalism,etc.
TheLEED2009forNeighborhoodDevelopmentRatingSystemisasetofperformancestandards
forcertifyingtheplanninganddevelopmentofneighborhoods.Theintentistopromote
healthful,durable,affordable,andenvironmentallysoundpracticesinbuildingdesignand
construction.
Prerequisitesandcreditsintheratingsystemaddressfivetopics:
SmartLocationandLinkage(SLL)
NeighborhoodPatternandDesign(NPD)
GreenInfrastructureandBuildings(GIB)
InnovationandDesignProcess(IDP)
RegionalPriorityCredit(RPC)
Thisratingsystemisdesignedprimarilyfortheplanninganddevelopmentofnewgreen
neighborhoods,whetherinfillsitesornewdevelopmentsproximatetodiverseusesoradjacent
toconnectedandpreviouslydevelopedland.Manyinfillprojectsorprojectsneartransitwillbe
inurbanareaswhichhelpdirectgrowthintoplaceswithexistinginfrastructureandamenities.
TheLEEDNDratingsystemprovidesmoreevaluationcriteriathanwouldbeappropriateforthis
projectandthatcouldbeincludedaszoningcodeperformancestandardstohelpstreamline
applicationsthatmeetsomeorallofthecriteria.Thefinaldevelopmentofanylandusecriteria
addressingsustainabilitywilloccurinconjunctionwiththedevelopmentofthepreferredsite
concepttoinsurethecriteriacanbemetinaneconomicalmanner.
Thetableprovidesthenameofthecredit,thepointsthattheratingsystemassignstoeach,
alteredtofitAshland,andhowthecreditmighthelpinformtheproject.
1
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transportationinfrastructureshouldbesystematicallydesignedandconstructedwithinthe
studyarea.Thecreditsabovewillprovidecertainsynergies,helpingtorealizethebenefitsofa
systemsthinkingapproach.Forexample,reducedimpervioussurfacereducedrunoffand
infrastructureneeds.Reducedrunoffhasbenefitsforstreamsandhabitat.Andthereduced
impervioussurfaceswillhelpreduceurbanheatisland,andtherebycoolingcostsandenergy
demands.
Thismatrixneedstobeused,andaugmentedasnecessary,toimplementtheconceptsfoundin
theotherframeworkdocuments.Forexample,openspaceutilizationandhavingawalkable
streetnetworkarementionedinotherframeworks.Credits1,5,and6oftheNeighborhood
PatternandDesignprovidemetricsandaguidetomakingtheseeitherencouragedorrequired
elementsoftheplanandimplementingcodefortheNormalAvenuearea.
Thefuturedevelopmentoftheneighborhoodshouldbebasedonthemetricsshownabove.City
leadershipwillhavetodeliberateonwhethertheseshouldbeenforcedthroughrequiredcode
amendments,encouragedthroughtheuseofvoluntaryguidelines,orincentivized.The
incentives,inmanycasesareinherentinthedesign.Itisimportant,however,tobesurethat
thesesustainablestrategiesarenotactuallypreventedbytheimplementingcode.Whenthe
finalsetofsustainablestrategiesisselected,theCityshouldbesuretoremovebarriersthat
mightarisefromtheminimumstreetstandards,minimumlotsize,andbarrierstogreywater
usage,etc.The/źƷǤƭdensitytransferprovisionsshouldbeamendedwithinthisareasothat
densitycanbetransferredamongdifferentpropertyowners.Currentlytransferscanonlyoccur
forpropertiesundercommonownership.Withthischange,densitycanmoveawayfromthe
protectedwaterfeaturesandintothemoreeasilybuildable,densityreceivingareas.
6
BicycleandPedestrianCirculationSystem
ThebicycleandpedestriancirculationsystemfortheNormalAvenueNeighborhoodPlanwillbuildon
theexistingfacilitiesinthearea,andwilldevelopconsistentwiththeguidanceprovidedbythe/źƷǤƭ
TransportationSystemPlan(TSP).Existingfacilitiesinthestudyareainclude:
TolmanCreekRoad,andalongportionsofWalker
SidewalksalongallofAshlandStreetand
AvenueandClayStreet.EastMainStreethasshoulderswhichcanbeusedforpedestrian
movementpendingimprovementofthisstreetwhentheinclusionofsidewalkswouldnormally
becoupledwithurbantypedevelopment.
BicyclefacilitiesalongallofAshlandStreet,TolmanCreekRoadandWalkerAvenue.The
shouldersalongEastMainStreetcanbeusedbybicyclistsuntilurbandevelopmentinthearea
providestheopportunitytoaddbicyclelanes.Thesebicyclelanesshouldbeaminimumof6
feetwideconsistentwiththe/źƷǤƭstreetdesignstandardsandthe40mphspeedscurrently
allowedalongthisstreet.
ExistingmultiusetrailsinthevicinityincludingtheCentralBikePathalongtherailroadcorridor
thatrunsimmediatelysouthofthestudyarea.TheBearCreekGreenwayrunsbetweenAshland
andCentralPoint,currentlyterminatingattheAshlandDogParkneartheHelman
Street/NevadaStreetintersection.Traildevelopmentandimprovementsareproposedforthe
ClayCreekcorridor(alongtheeasternboundaryoftheNormalAvenuePlanarea),andthe
HamiltonCreekCorridorparallelingTolmanCreekRoad.Bothoftheseproposedcorridorswould
connecttoafutureproposedextensionoftheBearCreekGreenwaythatwouldbelocated
northoftheNormalAvenuePlanarea.
ThedevelopmentofbicycleandpedestrianfacilitiesintheNormalAvenueplanareashouldaddressthe
followingconsiderations:
ProvisionofbicyclelanesandsidewalksalongNormalAvenue,whichisidentifiedintheTSPasa
cityavenue.The/źƷǤƭStreetDesignStandardscallfortheprovisionofa2laneor3lanefacility
includingmedianorcenterturnlane,alongwith6footbicyclelanes,plantingstripsand
sidewalksonbothsides.Designspeedforanavenueshouldbebetween20and25mph.
Sidewalksshouldbeprovidedonallotherstreetswithintheplanarea,butbicycleswillshare
thestreetwithmotorizedtraffic.
Asappropriate,provisionshouldbemadetoaccommodatefuturedevelopmentoftheClay
CreekcorridormultiusetrailtoconnecttheNormalAvenueareawithbothafutureextension
oftheBearCreekGreenwayonthenorthandtheTalentIrrigationDistrictTrailonthesouth.
ProvisionforsafebicycleandpedestriancirculationshouldbeprovidedtotheAshlandMiddle
SchoolandWalkerElementarySchoolonWalkerAvenuetothewestoftheNormalAvenue
area.DevelopmentofaconnectionbetweenNormalAvenueandWalkerAvenuenorthofthe
1
railroadtracksshouldbeconsidered,butcareneedstobetakentoavoidalargewetlandinthis
area.Conceivably,thisconnectioncouldincludealltravelmodes,orjustactivetransportation
modeslikebicyclesandpedestrians.
AutomobileCirculationSystem
TheautomobilecirculationsystemfortheNormalAvenueNeighborhoodPlanwillbuildontheexisting
facilitiesinthearea,andwilldevelopconsistentwiththeguidanceprovidedbythe/źƷǤƭTransportation
SystemPlan(TSP).Existingfunctionallyclassifiedfacilitiesinthestudyareainclude:
EastMainStreet.AshlandStreetprovidestwotravel
TwocityboulevardsΑAshlandStreetand
lanesineachdirectionwithsignalsandleftturnlanesatkeyintersections.TheAshlandStreet
crosssectionappearstobefullybuiltoutinmostlocations.EastMainStreetprovidesasingle
throughlaneineachdirectionandcouldbeimprovedasadjacentpropertiesalongitssouthside
increaseinlanduseintensity.ThenorthsideofthisstreetrepresentstheAshlandUrbanGrowth
Boundary,sonodevelopmentisanticipatedoverthenext20years.
FourcityavenuesΑWalkerAvenue,NormalAvenue,ClayStreet,andTolmanCreekRoad.
ParticularlyrelevanttotheNormalAvenuePlanisthefunctionaldesignationofNormalStreet
andthecrosssectionalrequirementsidentifiedinthe/źƷǤƭStreetStandards.Eithera2laneor
a3lanecrosssectionisrequiredwithnarrowlanewidths,6footonstreetbikelanesand
adjacentparking.Aplantedparkingstripandsetbacksidewalkofatleast6feetinwidthisalso
required.
ThedevelopmentofautomobilecirculationfacilitiesintheNormalAvenueplanareashouldaddressthe
followingconsiderations:
StreetconnectivityisrecommendedthroughtheNormalAvenueplanareatoreducetravel
demandontheadjacenteast/westboulevards(EastMainStreetandAshlandStreet).
ConnectionsshouldbeconsideredtothewesttoprovideaccesstoWalkerAvenue(fullstreetif
possibleorbike/pedestrianfacilitiesataminimum),andtotheeasttoClayStreetviaexisting
CreekDriveand/orotherpossibleconnections.Careneedstobetakentominimizeimpactsto
existingwetlandsand/orstreamcrossings.
The/źƷǤƭstreetstandardsrecommendthat,wherepossible,blocklengthsbeamaximumof
300to400feetwithamaximumperimeterof1,200to1,600feettoprovidegoodconnectivity
foralltravelmodes.
calmingmeasuresshouldbeconsideredtokeeptravelspeeds
Whereandasappropriate,traffic
intherangeof20to25mph.Considerationshouldalsobegiventominimizingtrafficimpacts
ontheexistinglowerdensityresidentialareaonthewestsideofNormalAvenuesouthofthe
existinglargewetland.
StreetAlignmentOpportunitiestoMaximizeSolarExposure
Streetalignmentsshouldprovideformaximizingbuildingsolarorientationandshadingopportunities,
consistentwiththe/źƷǤƭLandUseCode.Inparticular,thecodespeakstoincorporatingbothpassive
andactivesolarstrategiesinthedesignandorientationofbuildingsandpublicspaces.Wherethesite
configurationandlocationalconstraintspermit,buildingsshouldbeorientedwiththelongsidesfacing
2
northandsouth.Additionally,thecodespeakstoprovidingshadingforsouthfacingwindows,and
exteriorshadingdevicesforeastandwestfacingwindowsduringperiodsofpeakcoolingdemand.
MainandClayStreetAccessPoints
Assitelayoutalternativesaredeveloped,additionalaccesswilllikelybeneededontoEastMainStreet
andClayStreet.AsEastMainStreetisadesignatedcityboulevard,itsaccessspacingforstreetsand
drivewaysis300feet.AccessspacingalonganavenuelikeClayStreetis100feet,howeverźƷƭ
appropriatethattheblocksizeparametersmentionedaboveprovidethenecessaryguidancetothe
spacingofadditionalconnectionstoClayStreet.Additionally,theexistingneighborhoodsouthofCreek
DrivewillconstraintheopportunitiesforconnectivitytoClayStreet.
TransitServiceandTransitStops
ExistingtransitserviceiscurrentlyprovidedalongTolmanCreekRoadtotheeastoftheNormalAvenue
planarea,andalongAshlandStreettothesouth.Inbothinstances,thewalkingdistancebetweenthe
siteandexistingtransitroutealignmentisgreaterthanthereasonabletransitaccesswalkingdistanceof
¼miletoabusstop.Atsomepointinthefuture,ifthereissufficientdensityalongEastMainStreet
and/orinthegeneralvicinityoftheNormalAvenueplanare,theCityshouldengageRVTDin
conversationsaboutprovidingadditionallytransitservice.Potentially,thisservicecouldbeoriented
towarddevelopmentoftheSOUcampusandotherschoolfacilitiesalongWalkerAvenueandinclude
moreintenselydevelopedportionsofEastMainStreet.Ataminimumbusstops,intheareashouldbe
spacednomorethan1,000feetapart.Shelters,seating,trashreceptaclesandwaitingareasshould
conformtoCityandRVTDstandards.VehicularcirculationthroughtheNormalAvenueplanareashould
notprecludetheprovisionofdirecttransitservice.
SafetyConsiderations
AnalysisconductedforTask5indicatesthattheprimarysafetyconcerninthelargerNormalAvenue
studyareaistheintersectionofAshlandStreetwithTolmanCreekRoad.Fiveyearcrashhistoryatthis
intersectiondoesnotexceedtheratesforasimilarfacilitypublishedinTableIIbyODOT,butitdoes
slightlyexceedtheaveragerateforsimilarlocationsintheCityofAshland.Somepreliminary
recommendationsforaddressingthissafetyproblemwereidentifiedintheTSPandadditional
investigationshouldbeundertaken.
3
Introduction
Ouroverallapproachtothegreenwayandopenspaceframeworkistomaximizeprotectionofthe
existingnaturalresourceareasandprovideusable,connectedopenspacewithintheplanarea.
Existingstreamsandwetlandsareorientedgenerallyinthenorthsouthdirection.Theseprovidea
frameworkforseveralnorthsouthgreenwaycorridors.Inaddition,awetlandadjacenttoAshland
MiddleSchoolisanopportunityforadestinationatthewestendoftheneighborhoodandananchorfor
eastwestconnectivitybetweengreenwaycorridors.
IdentificationofExistingNaturalAreas
SummaryofNaturalAreas
1.Fourareasonthesitehavesignificantnaturalresourcesincluding3locallysignificantwetlands,
and2locallysignificantstreams:
WetlandW9,(themiddleschoolwetland)
WetlandW12(alinearisolatedwetland)
CemeteryCreekanditsassociatedwetlandW4
ClayCreek
2.ExceptforwetlandW9,whichisisolated,theyhaveanorthsouthorientation,withwater
flowingtowardsBearCreektothenorth.
3.WetlandW9isthelargestwetlandintheAshlandUGB
4.Waterresourceprotectionzonesareestablishedbythe/źƷǤƭLandUseOrdinance.Forlocally
significantwetlands,WetlandProtectionZoneincludesthewetlandplusЎЉbuffer,andthe
StreamBankProtectionZoneforlocallysignificantstreamsincludesalllandsЍЉfromcenterline
ofstream.
Wetlands
W9(Middleschoolwetland)
5.38acres
Largewetlandadjacenttotheschool
IsolatedΑnosurfacewaterconnectiontootherwaterbodies
LargestwetlandincityofAshland
Determinationofgoal5LocallySignificantWetland:Significant
Bermsborderingmuchofthesite
Possiblyspringfed
W4(CemeteryCreekwetland)
3.86acres
AssociatedwithCemeteryCreek
ReedcanarygrassdominantGC,cattailandwillow
Determinationofgoal5LocallySignificantWetland:Significant
W12(isolatedlinearwetland)
1.68acres
Originatesinpasture
Notassociatedwithstreamorpond
Determinationofgoal5LocallySignificantWetland:Significant
Streams
CemeteryCreek
BeginssouthofthetracksandnorthofSiskiyouBlvd.
Forkednorthofrailroadtracks
Hasemergentwetlandsassociatedwithit
Goesthroughlandscapedyards
ClayCreek
HeadwatersinthehillssouthofAshland
UpstreamischannelizedtoapproxЎwide
6inlinepondsinmobilehomepark
RiparianvegetationwasremovedinMeadowbrookParkestatesriprap,lawnandbark
ItgoesthroughaculvertunderCreekDr.
Vegetationismorenaturalinprojectarea,althoughsomeclearinghasoccurred
Floodplains
:
ClayCreekisintheFEMA100yearfloodplain
CemeteryCreekandClayCr.arebothdesignatedasCityofAshlandFloodplainCorridor
lands
GreenwayandOpenSpaceRecommendations
OverallRecommendations:
Theobjectivefortheopenspaceandgreenwayframeworkistopreserveexistingnaturalareasand
provideusable,connectedopenspacewithintheplanarea.Openspacewillhelpmaintainthe
ƓĻźŭŷĬƚƩŷƚƚķƭruralcharacter,promoteenvironmentalquality,andprovidepassiverecreation
opportunities.Ripariancorridors,wetlandsandnativevegetationpromoteenvironmentalqualityby
absorbingstormwaterandprovidingwildlifehabitatandconnectivity.Opportunitiesforpassive
recreationandactivetransportationlikewalkingandbikingincreaseneighborhoodlivability.By
highlightingtheƭźƷĻƭnaturalfeatures,auniqueneighborhoodidentityandcharactercanbedeveloped.
Othercommunitybenefitsincludeeducationopportunitiesandconnectivity.
Vehicularcrossingsofwetlandsandstreamsineastwestdirectionshouldbeminimizedto
theextentpossible.
Vegetatedcorridorsshouldbeintroducedinthesitelayouttoconnectthewetlandstoeach
otherandtothestreams.Thiscanalsoserveasopenspaceandvegetatedbuffersbetween
developmentclusters.
Streamsandwetlandsshouldbemaintainedasamenitieswithaccessforallarearesidents.
Pedestrianandbicyclecirculationshouldbeintegratedalongtheedgesoftheseplacesto
provideaccessandgreaterbuffersbetweendevelopment.
Thestormwatermanagementstrategyusedintheplanareaiscriticaltomaintainingthe
healthandfunctionoftheexistingstreamsandwetlands.Whilestreamsandwetlandscan
functiontoabsorbstormwater,everyeffortshouldbemadetoensurethatstormwater
runoffisfilteredandslowedbeforedischargingintostreamsandwetlands.Themost
effectivewaytotreatstormwaterisbymanagingitasclosetoitssourceaspossiblewith
small,shallowfacilities.Impervioussurfacesshouldbeminimized;andgreenstreets,swales
andresidentialsurfacestormwatermanagementshouldbemaximized.
Streamsandwetlandscanabsorbstormwaterrunoffafterithasbeenfiltered.Treated
stormwatershouldbeusedtorechargewetlandsandimprovewaterqualityinstreams.
SpecificRecommendationsfornaturalresourceareas:
WetlandW9:
WetlandW9,themiddleschoolwetland,issignificanttotheneighborhooddevelopmentduetoitssize
andproximitytotheschool.Itisthelargestwetlandwithin!ƭŷƌğƓķƭurbangrowthboundary.It
providesanopportunityforalargeopenspacearea,andpotentialforoutdooreducationassociated
withtheschoolandsciencelearningcenterwestofWalkerAve.Italsoprovidesanopportunityfora
destinationopenspacethatcananchortheneighborhoodatthewestend.
ProvideanopenspaceareanearwetlandW9.
Longrangevision:W9hasthepotentialforvegetatedconnectiontothenorthwestthrough
thebusturnaroundsitetoadrainagenorthofmain.Avegetatedcorridorcouldbecreated
tolinkthewetlandwithBearCreekandinthefutureabike/pedconnectiontotheBear
CreekGreenwayTrailcouldbemade.
WetlandW12:
WetlandW12hasthelowestresourcevalueofthethreewetlandsintheplanarea.Itisthesmallestof
the3wetlands,isolated,hasthelowestratingforfishhabitat,andamediumratingforstormwater
controlduetoitsunrestrictedoutlet.Ifanyofthewetlandsareimpactedbydevelopment,removingor
otherwiseimpactingW12islikelytobeleastdetrimental.However,therewouldbenefitstoprotecting
W12,andenhancingitsstormwatermanagementfunction.
TherearepotentialbenefitstointegratingW12intotheplanforstormwatermanagement.
Thiswouldpotentiallyimpactthewetlandfromaregulatoryperspectiveandrequire
wetlandmitigation,butźƷƭworthexploringwhetherthestormwaterbenefitswould
outweighthecostofmitigation.
IntegratingW12intotheplanandenhancingitshabitatvaluebyconnectingithydrologically
orwithavegetatedcorridortoCemeteryCreekwouldimproveoverallhabitatvalueinthe
planarea.
Reinforcingthenorthsouthgreenwaypatternoftheneighborhoodplanwouldsupportthe
overallcharacteroftheneighborhood
CemeteryCr.andWetlandW4
CemeteryCr.andwetlandW4(alongwithClayCr.)provideanorthsouthframeworkthatshouldguide
developmentpatternintheneighborhood.Thisstreamcorridorhasthepotentialtoprovidevaluable
habitatconnectivity,aswellasaframeworkforbikeandpedestrianconnectionswithinthesiteand
beyondtheneighborhood.
ThenaturalresourceprotectionareaassociatedwithCemeteryCreekiswidestinthe
vicinityofthewetland.VehicularcrossingofCemeteryCr.shouldbeminimized
AnycrossingshouldbelocatedinnarrowsectionofstreamnorthoftheWetlandW4.Ifa
roadcrossingofCemeteryCreekisnecessaryitshouldbedonewithabridge.(Ashlandcode
currentlyrequiresabottomlesscrossingdesign).
ClayCreek:
Clay/ƩĻĻƉƭheadwatersareinthehillssouthofAshland.ClayCreekhasthepotentialtobeanamenity
fortheplanareaandthecitybyprovidingconnectivityfromthehillstoBearCreekthroughtheplan
area.TherearemanyopportunitiesforrestorationalongClayCreekintheplanarea,andthe
opportunityforbike,pedestrianandhabitatconnectivitytothenorthandsouth.
NewdevelopmentshouldpreserveareasalongClayCreekasopenspace,restorethestream
corridorbyremovinginvasivevegetationandplantingnativeriparianvegetation
Newdevelopmentshouldprovideabike/pedconnectivityalongthecorridor.
ThesectionsofClayCr.throughthemobilehomeparkandthroughMeadowbrookPark
Estatessubdivisionalsoofferopportunitiesforamultiusepathinthefuture.
TheRRtracksalongthesouthedgeoftheplanareaarecurrentlyabarriertobike/ped
connectivity.Optionsformultiusepathcrossings/overpassinthislocationshouldbe
explored.
ClayCr.hasbeenimpactedbytheMeadowbrooksubdivisionandamobilehomeparktothe
south.Vegetationhasbeenremoved,andbankconditionconsistsofmownlawnandbarkdust.
Identificationofopportunitiesforopenspace:
Multiusepathsalongexistingstreamcorridorslinkedtoothernaturalareasandthe
neighboringpublicsidewalksystem.
AlargeropenspaceadjacenttowetlandW9,sothatpeoplecanaccesswetlandviewing
areasandpotentiallywalkthroughitonamultiusepath/boardwalk.Thisprovidesa
connectionbetweenthemiddleschoolandnewneighborhood
Inadditionagreenwayshouldbeorientedintheeastwestdirectionforthepurposeof
connectionsacrossthesiteandhabitatconnectivitybetweenthewetlandandstream
corridors
Asignificantconstrainttoped/bikegreenwayconnectionsbeyondtheneighborhoodisthe
linealongthesouthernboundaryofthesite.Asystemmustcurrentlyleadtothe
rail
crossingatNormalAve.
Wetlandsthatexistonprivatepropertyshouldbemaintainedasprivateopenspaceuntilit
canbeacquiredbythecity.
Thepropertywiththebarn(theWallaceproperty)exemplifiestheruralcharacterofthe
area.Ifpossiblethebarnandsurroundingproperty(southandeastofthepropertytothe
stream)shouldbemaintainedasopenspacetopreservetheruralcharacterandviews.In
thefuturethiscouldserveasacommunitycenter,urbanfarm,farmstand,parkandopen
space.
Ifpossiblethepropertybetweenthe2forksofcemeterycreekatthesouthendofthesite
neartheRRtracksshouldbemaintainedasanopenspace.Accesstothesiteisdifficultdue
totherailline,andprovidesgoodhabitat/restorationpotentialsinceitisadjacenttoa
streamon2sides.
SiteCharacter:
Theexistingsitehasanagriculturalfeel.Fields,openviewsandanexistingbarncontributetotherural
character.Whiletheplanneddensityofthenewneighborhoodwillchangethefeelofthe
neighborhoodtosomeextent,theruralcharacteroftheneighborhoodcanbehighlightedthroughthe
developmentpatternoftheneighborhoodandthroughinfrastructureandarchitecturaldetailsofthe
development.
Clusteringhousingandpreservingopenspace,fields,riparianareas,orspaceforcommunity
gardensororchardswouldcontributetoanagriculturalcharacter
Narrowroadwidthswouldhelptokeeptrafficspeedsslow,reduceoverallimpervious
surfaceandprovidearuralfeel.
Gravelorcurblessstreetedgeswouldalsocontributetoamoreinformal/rural
neighborhoodcharacter.
Preserveviewcorridorstohillswouldmaketheneighborhoodfeelmoreopenand
connectedtoitssurroundings.
Introduction
Thepurposeofthehousingandlanduseframeworkistoillustratealternativesfortheconcentration,
densityandtypesoflandusesandhousing.Thisframeworkandtheincludedillustrativeplans,buildson
theworkcompletedformobility,greenwayandopenspace,infrastructureandsustainable
neighborhoodframeworks.Inaddition,thisframeworkislargelybasedonworkcompletedbythecityof
Ashlandforthebuildablelandsinventoryandthehousingneedsanalysis.
ExistingConditions
TheNormalAvenueneighborhoodissituatedbetweenEastMainStreettothenorthandtherailroad
trackstothesouth,ClayStreettotheeastandtheAshlandMiddleSchooltothewest(Figure1).
Currently,the94acreareahasamixofComprehensivePlandesignationsincludingsinglefamily
residentialandsuburbanresidential,andispresentlyoutsidetheCityofAshland(City)citylimitsbut
withintheCityUrbanGrowthBoundary(UGB).
Thisareaconstitutesthelargestremainingareaofresidentiallydesignatedlandthatissuitablefor
mediumtohighdensitydevelopmentwhichremainslargelyvacantorredevelopable.Theplanarea
contains35propertiesranginginsizebetween0.38acresupto9.96acres.Thereare26property
ownerswithintheplanareawith
anumberowningmultiple
parcels.Residentialdevelopment
intheplanareahashistorically
beenlowdensityrural
residentiallargelotsinglefamily
homesconsistentwithJackson
County(County)zoningstandards.
Singlefamilyhomesonlarge(up
to2acre)lotsarepredominately
locatedalongEastMainSt,orin
thesouthwestcorneroftheplan
areaadjacenttoNormalAve.
Existingdevelopmentswithinthe
planareainclude21Singlefamily
homesonindividuallotsandfour
religiousinstitutions.Actively
farmedpropertiesinclude
approximatelysevenacreswith
Figure1.StudyArea
theremainderofthevacantlands
keptlargelyinanaturalstate.
1
LandUsesLikelytobeDevelopedintheNormalAvenueArea
Thissectionexplainsthetypesoflanduseslikelytobeindemandwithinthestudyarea.
Housing.ThemostsuitablelanduseoftheNormalAvenueareaishousing.Housingmakessenseforthe
areabecausethepopulationandnumberofhouseholdsinAshlandareexpectedtogrowinthecoming
decades.Despitethefactthathousingconstructioncontinuestostruggleinmanyareas,Ashland
remainsapopularlocationforretireesandfamilies;theareaissurroundedbyresidential
neighborhoodsandresidentialamenitiessuchasschools,parks,commercialareas,andnaturalareas;
theareaisrelativelyclosetoemploymentcentersincludingdowntownAshland.Finally,housingis
supportedbythe/źƷǤƭcomprehensiveplandesignationandzoning;andhousingisthepreferreduseby
currentresidentsofthearea,basedonasurveyconductedbytheCity.
Becauseof!ƭŷƌğƓķƭpositionintheGreaterBearCreekValleyRegionalPlanandtheCityandƩĻŭźƚƓƭ
commitmenttofocusoninnovativelandusestrategies,ratherthanfutureͻŭƩƚǞƷŷğƩĻğƭͲͼthelong
termplanninganddevelopmentoftheNormalAvenueneighborhoodtakesonagreatersignificance
towardmeetingtheĭƚƒƒǒƓźƷǤƭfuturehousingneeds.
Thus,frombothpolicyandmarketperspectives,housingmakessense.Asdescribedinmoredetail
below,awiderangeofhousingwillbepossibleonthesite,includingsinglefamily,attachedhousing
suchastownhomes,apartments,senior,student,andaffordablehousing.
Retail.TheNormalAvenueareaisaweaklocationforretail.Ifanyretailisbuilthereatall,itwillbeona
smallscale,suchasacoffeeshoporsinglerestaurant.Suchasmallretailcornerispossible,butnot
ƦƩƚĬğĬƌĻΓŅƚƩmostlandownersanddevelopers,simplybuildinghousingwillbeeasierandmore
profitable;whereasmostretailusesarefinanciallyinfeasibleandwillstruggletogainfinancing.Thisisa
weakretaillocationbecause:trafficvolumesthroughandbytheareaarelow;mostretailwillgravitate
towardsmorecentrallocationsonAshlandAvenueandSiskiyouStreets,wheretrafficvolumesand
visibilityaremuchhigher,andlargerpopulationshaveaccesstoretailers;andanumberofbarriers
(traintracks,schoolstothewest,andstreams)willpreventeasynavigationtoandthroughthesite.
Futureresidentsshouldbeabletomeetmostoftheircommercialneedsatanexistinggroceryanchored
centerandotherretailonAshlandAvenue,lessthanhalfamileaway.
Finally,severalreligiousinstitutionshavebeenbuiltatthenorthernborderoftheareaalongNorthMain
Street.Thesesitesareprobablythebestcommercialsiteswithinthearea(duetohighervisibilityand
access),butwillbeunavailableforretaildevelopment,atleastfortheforeseeablefuture.
Office.Officespaceishighlyunlikelytobeindemandonthesite.Whitecollaremploymentgrowth,and
thereforedemandforofficespace,isslowinAshland;demandfornewofficespaceismorelikelytobe
developedinmorecentrallocationsservedbymajorarterialroads,andnearexistingemploymenthubs
suchasthedowntown.AnexceptionisSouthernOregonUniversity,coveredbelow.
Industrial.!ƭŷƌğƓķƭcomprehensiveplancallsforindustrialdevelopmenttotakeplaceintwoother
areasofthecitythatarenotparticularlyclosetothesubjectsite.Industrialdeveloperstypicallylookfor
flattopography,largesites,lowcostland,easytransportationaccess,andseparationfromresidential
landuses.Thesubjectareahasuneventopography(duetostreamsandwetlands)andissurroundedon
mostsidesbyhousing.
Civicandinstitutional.Sometypesofdevelopmentarenotdirectlydrivenbyprivatesectordemandand
development.Theseincludecivicuses(suchaslibraries,policestations,etc.),schoolsandhigher
educationalfacilities,andmedicalandhospitalfacilities.Whilethesetypesofusesmaybepossiblein
2
thestudyarea,asofthewritingofthismemorandum,wehavenotbeenprovidedwithanyreasonto
believethatpublicagenciesorinstitutionsarestronglyconsideringsitingfacilitiesinthearea.
Religiousinstitutions.TherearefourreligiousinstitutionsalreadylocatedwithinthesubjectğƩĻğΓğ
considerablenumbergivenitslargelyundevelopednature.Thispatternistypicalinareaslocatedwithin
UrbanGrowthBoundaries(UGB)butoutsideofcityboundaries,wheredevelopmentstandardsprohibit
urbandevelopment,butallowchurchesandtemples.
LocalandNationalDemographicTrends
Thissectionsummarizeslocalandnationaldemographictrendsthatareexpectedtoaffecthousing
demandintheNormalAvenuearea.Theinformationisdrawnfromthe/źƷǤƭNormalAvenueExisting
ConditionsReport,HousingNeedsAnalysis(HNA),andAshlandBuildableLandsInventory(BLI),and
fromLelandConsultingDƩƚǒƦƭownresearchandanalysis.
!ƭŷƌğƓķƭpopulationisexpectedtogrow,albeitrelativelyslowly,inthecomingtwodecades.
Populationandhouseholdgrowthdrivedemandfornewhousing;withoutgrowth,therewillbeno
housingdemand.Between2010and2030,theBLIprojectsthattheĭźƷǤƭpopulationwillgrowby3,256,
orabout1,604newhouseholds.Thisrepresentsanaverageannualgrowthrateof0.75ƦĻƩĭĻƓƷΓğĬƚǒƷ
onehalfthegrowthrateofJacksonCountyasawhole(1.4percent).
Intheory,thereisadequatelandwithintheĭźƷǤƭcurrentboundariestoaccommodatethedemand
fornewhousinginthenexttwodecades.Populationprojectionsanticipateupto1,604newhousing
unitswillbeneededbytheyear2030,whiletheBLIshowsacurrenthousingcapacitywithincitylimits
of1,883newdwellingunits.
Nationally,Millennialsorͻ9ĭŷƚ.ƚƚƒĻƩƭͼareafastgrowingpopulationgroup.AlongwiththeBaby
Boomers,theƓğƷźƚƓƭotherlargepopulationgroupistheMillennials,nowagedapproximately15to35.
Thisgroupwillbemovingintotheirownhousinginthecomingdecadeandisexpectedtowant
relativelysmall,affordablerentalunitsthatareindiverseandwalkableneighborhoods.Whiletherewas
nogrowthinAshlandinthisgroupinthepastdecade,ifAshlandfollowsnationaltrends,thereshould
befuturedemandforthistypeofhousingproduct.
Oldersegmentsofthepopulationaregrowingfast,whileothersegmentsaregrowingslowlyornotat
all.AsFigure2belowshows,thenumberofAshlandresidents55to74yearsofageincreased
significantlyfrom2000to2010.Thecitylostpopulationinthe35to54agegroup,whilemostotherage
groupsremainedaboutthesame.WhilethesedynamicsareuniquetoAshland,theyalsoreflectthe
nationwidetrendtowardsamuchhighernumberofolderAmericansastheBabyBoomers,thelargest
generation,ages.SinceAshland,duetoitsclimateandsmalltowncharm,isapopularretirement
destination,theagingtrendwillbeevenmorepronouncedhere(thecitywasnamedoneofthetop25
retirementdestinationsnationallybyCNNin2010).Housingforseniorswillbeverymuchindemand
andwillbethebiggestdriverof!ƭŷƌğƓķƭoverallhousingmarket,sinceitiswherethelargestnet
changeinpopulationisoccurring.
3
Figure2.!ƭŷƌğƓķƭPopulationbyAgeGroup,2000to2010
Source: Adapted from Housing Needs Analysis, 2012.
HousingTypologies
AnumberofnationalandregionaltrendsareobservableintheAshlandmarket.Thissectionwilladdress
thosetrends,discusshousingtypologiesthataresuitableforthestudyarea,andassessthefeasibilityof
newhousingtypes.
MultipleDemographicGroupsAreSeekingSmallerHousingTypesandHousingDiversity.Seniorswill
increasinglydrivethemarketandbelookingforsmallerhousingandmorediversity.Thisisalsotrueof
renters,millennials,andmiddleandlowerincomehouseholds.Severalnewsstoriesillustratethistrend.
AccordingtotheMailTribute,ͻWğƓJohnsonandhusband,Terry,movedfroma2,400squarefoothouse
intoa1,800squarefoothomeandit'saperfectfit,shesays.TheJohnsonsareamongthegrowing
numberofemptynesters,retirees,andotherswhohavediscoveredtheupsideofdownsizing.Folksare
tradingtheirtwostorysprawling,clutteredfamilyhomesforsinglestory,energyefficientdwellings,
1
tidytownhouses,compactcondominiumsandgatedĭƚƒƒǒƓźƷźĻƭ͵ͼInfact,localentrepreneursare
buildingnewbusinessesbasedonthetrend.GaryStamps,arealestateagentwithWindermerein
MedfordstartedJuniorMoverinlate2011,amovingcompanyspecificallyfocusedonhelping,ͻƦĻƚƦƌĻ
whoaremovinginandoutofonebedroomandtwobedroomapartmentsandcondosandretirement
2
centerswithinJackson/ƚǒƓƷǤ͵ͼ
Nationwide,homebuildersarereactingtothenewnormalinsimilarways.Builder magazinedescribes
theshiftasfollows:ͻƚinnovateourwaythroughthehousingcrisis,builderswillhavetoofferideas
thatreflectthesocialandfinancialrealitiesofAmericanstoday.Thatmeansfinetuningdesigntooffer
1
ͻŷĻUpsideof5ƚǞƓƭźǩźƓŭͲͼTammyAsnicar,MailTribune,May31,2007
2
5ƚƓƷneedabigmovingtruck?IfǤƚǒƩĻrelocatinglocally,JuniorMoverwillmoveyouƷŷĻƩĻ͵ͼGregStiles,MailTribune,December14,2011.
4
moreĭŷƚźĭĻƭΓźƓthiscasesmartlydownsizingtomeetamutuallybeneficialpricepoint,whilestill
3
preservingthesenseofspacethatsuburbanbuyersĻǣƦĻĭƷ͵ͼ
Figure3,below,showsthechangingsupplyanddemandforhousingtypesnationwide.Likemany
markets,thehousingmarketchanges,andwilloftennotchangequicklyenoughtosatisfynewdemand.
Suchisoftenthecaseduringsloweconomictimes,whennewhousingproductisnotbeingdeveloped.
SuchcircumstancesemphasizetheimportanceofmasterplanningtheNormalAvenueandotherareas.
Insodoing,thecommunity,Cityleaders,anddevelopmentexpertscandevelopaplanwhichmay
facilitateatransitionfromthepreviousmarkettothenew.Developersandinvestorsreducetheirrisks
bydevelopingaproductthathasbeensuccessfulfortheminthepast.Whatthedataandnational
trendssuggestisthatthedemandforthepreviousproduct(conventionallotswithdetachedsingle
familyhomes)isdiminishing.
Figure3.Demandin2035forResidentialUnitsinthelargestfourmetropolitanareas,comparedtosupplyfor
2010
Despitethechangingdemand,between2001and2011,80percentofthepermitsissuedinAshland
werefordetachedsinglefamilyhomes.Thisisnotablesinceitisthesamedecadeduringwhichthe
seniorpopulationwasexpanding.Therefore,theevidencesuggeststhat,forthemomentatleast,older
Ashlandresidentsarestillchoosingsinglefamilyhomesoversmaller,lowermaintenancedwellingssuch
astownhousesandcondominiums.Thismaybepartlytheresultofalackofalternativehousing
typologiesthatbettersatisfytheneedsofAshlandhouseholds,butmaynotyetbedeveloped.
TherearemorerentersinAshlandcomparedtothecountyandstate.Abouthalf(51percent)of
Ashlandresidentsownhomes,whiletheotherhalf(49percent)rent.Thishomeownershiprateismuch
lowerthanthecounty(63.3percent)andstate(63.8percent)rates.Thisisprobablyduetothehigh
numberofcollegestudents(atSouthernOregonUniversity),andthehighcostofhousinginAshland.Yet
between2001and2011,only20percentofthepermitsissuedinAshlandwereforattachedhousing.
Assumingthatrentalhousingisnotprohibitedbyregulationorthemarket,weexpectareversiontothe
3
ArchitectMichaelL.Woodley,ͻIğƌǝźƓŭitğƌƌͲͼCherylWeber.Builder,September2012
5
mean.Asmuchas35percentormoreofallhousinginthecomingdecadescouldbeforrentalhousing,
basedoncounty,state,andnationalaverages.
!ƭŷƌğƓķƭhousingisexpensivecomparedtolocalincomes.AmajorthemeoftheHNAisthatthecost
ofhousinginAshlandhasbeenquitehigh,evenduringtherecession,andisunaffordabletoalarge
shareof!ƭŷƌğƓķƭresidents.Forexample,in2011,afterfouryearsofdecreasinghomesaleprices,the
averagesalespricewasapproximately$285,000,whichisonlyaffordableto23.8percentofthe
populationearningmorethan$75,000peryear.TheaveragehomepriceinAshlandin2007,atthepeak
ofthehousingboom,was$438,750.Thissuggestsseveralforcesthatmaybeimpacting!ƭŷƌğƓķƭ
housingmarket:
WealthiscomingintoAshlandviaretireesandothersrelocatingtothecity,ratherthanbeing
generatedthroughjobslocally.
TheeffectivelandsupplymaybelowerthanthesupplycalculatedbytheBLI.Iflandsupplywas
asadequateandelasticassuggestedbytheBLI,housingpricesshouldbemoreaffordabletoa
largersegmentofthepopulation.Therefore,itispossiblethatasignificantamountoflandis
beingkeptoutofthebuildablesupplybecauseitisstillinuse(forexample,asyardspace),
controlledbyabsenteeowners,orownersareholdingoutforhigherpricesinthefuture.
ManywhoworkinAshlandmaybechoosingtoliveinMedfordorelsewhereinJacksonCounty
totakeadvantageoflowerhomeprices.
Inanyevent,theHNAandBLIstudiesshowasignificantneedforhousingthatisaffordabletomiddle
andlowerincomehouseholds(withannualincomesof$75,000andbelow).Whilepublicpolicymay
dictateagoaltoprovidehousingforhouseholdsofallincomesinAshland,higherincomehouseholds
willtendtooutbidlowerincomehouseholdsforhousesandlandintheabsenceofclearandeffective
publicsectoractionsandincentives.
ComparableDevelopments
Inthissection,wewillsharedataandanecdotesrelatedtosomewhatrecentlyconstructedhousing
types,bothinAshlandandelsewhere.Thissectionprovidesfurtherindicationthattherearenational
trends(e.g.aging)andlocalcontext(lackofaffordablehomes,higherratesofrenters)whichcontribute
toachanginghousingdemandintheNormalAvenueNeighborhood.
SeveraldevelopmentsinAshlandandelsewhereinJacksonCountyillustratethedemandforsenior
housing,andtherangeofhousingthatseniorsarelookingfor.TwonotableprojectsareTwinCreeksin
CentralPoint,andMountainMeadowsinAshland.TwinCreeksisalargenewcommunity(230+acres)
thatearneditsbuilder,VisionHomes,theOregonSmallBuilderoftheYearAwardin2007.Asshownin
Table1,thecommunityplancallsforarangeofhousing(includingsinglefamily,cottages,townhomes,
andmultistoryapartments)aswellcarefullydesignedparkspaceandplannedretailwithinanew
urbaniststreetnetwork.Stackedandattachedhousingtypescomprise62percentofallhousing.Onlya
thirdofallhousingisexpectedtobesinglefamily.
Table1.PlannedHousingMix,TwinCreeksCommunity
6
Housing TypeDus%
Single Family 33%460
ADUs (Cottages)
8 26%
Row Homes 12%162
Apartments or Condos700 50%
Total 100%1,404
MountainMeadowsisanotherretirementcommunitylocatedjustminutesawayfromtheNormal
AvenueArea.ItoccupiesasimilarlandscapetoNormalAvenueinthatitissurroundedbysomefarms
andopenspace,streams,andveryclosetoI5.LikeTwinCreeks,MountainMeadowscontainsamixof
detachedandattachedhousing(clusteredhousingandapartments)withinanewurbanistinspired
streetnetwork.
NeitherĭƚƒƒǒƓźƷǤƭplanshouldnecessarilybetransferreddirectlytoNormalAvenue,however,the
attributesoftheseandotherhousingprojectsreflectsomeofthekeyfeaturesthatseniorswillbe
lookingforinhousinggoingforward.First,theywillseekmorediversityintermsofsizeandscale,with
manyoptingforsmallerattachedlivingspacesandlowermaintenanceliving.Second,theyareseekinga
communitythatoffersopportunitiestowalk,accessretailandservices,andconnectwithpeoplewithin
andoutsideoftheiragegroup.
CottageCourtyards
AnincreasinglysuccessfulhousingproductfordevelopersintheNorthwestisCottageCourtyardsor
PocketNeighborhoods.Thishousingtypehasbeenespeciallyprofitableinmarketswhereaffordable,
safe,andsecurehomesaredifficulttoattainforfirsthomebuyers,andseniorswhowishtodownsize.
Smallonetotwostorycottagesrangingfromaslittle
as500to1,200sq.ft.aregatheredaroundcommon
greens,courtyards,orcarlessgreenways(asdepicted
inFigure4).Thesecommongreensfunctionasshared
commonopenspaces.Inturn,theindividualprivate
lotsareverysmall,sometimeslittlebiggerthanthe
housewithmodestyards.Thistypeofdevelopment
requireslessinfrastructurethanstandardhousing
developmentssinceroadsarereplacedbysmall
commongreens.Autoaccessiseitherfromarear
alleywaybehindeachcottage,oragroupedparking
courtorrowofgarageswithinclosewalkingdistance
ofeachcottages.
Additionalcommunityamenitiesareoftenaddedto
thecommonspace,suchasacommunitybuilding,an
outdoorfireplace,benches,andgardens.
CottageGreendevelopmenthasbeenintroducedin
urbanaswellassuburbanand
Figure4ExamplesofCottageGreens
ruralmarketstoresounding
7
success,especiallyintheSeattleandPugetSoundregion.TheCottageCompanyhasintegratedsuch
housingdevelopmentsinvariousjurisdictionsthroughoutthePugetSound.Seabrookonthe
WashingtonCoast(designedbyLaurenceQamar,TownPlanningCorp.)hasalsotransitionedduringthe
20082012recessiontoCottageCourtyardhousingasastrategytoweatherthenationalhousing
downturn.Thishasenabledthedevelopertoreduceinfrastructurecosts,reducepurchaseprices,and
meetagrowingmarketdemandforsmalleraffordablehomesforyoungfamilies,singles,seniors,and
couples.
ThedevelopersofSeabrook(Figure5)ontheWashingtonCoastreport,ͻhǒƩsweetspothouseprice
rangeisfromUpper200'stomiddle400'sthesedays.Weuseanupgradesystemtoletpeoplefeellike
theygetthebestbasevalueandthendecidetoupgradewithintheircomfortƩğƓŭĻƭ͵ͼSomeofthe
mostsuccessfulcottageshavebeenЊЏxЋЏͲtwostories,andtwobedrooms.Thesitesarejustlarge
enoughtoallowanoptionalgroundfloorbedroomadditionasanupgrade.
Figure5SeabrookRecentDevelopment
Localproposalsfordevelopmentwithinthestudyarea
Asamorelocalexample,in2010and2011,preliminaryplansweresubmittedtotheCityfor
developmentoftheCalvaryBaptistchurchsite.Theplanwasforthe"AshlandVillageApartments"
8
whichincluded183apartmentunitsona10acreparcel.Thoughthedevelopershavenotyet
proceededwithaformalapplicationfordevelopmentoftheApartments,itdoesprovidesomeevidence
thatfinanciers,designersanddevelopersareproposingnewhousingtypesinAshlandandevenwithin
theNormalAvenueNeighborhoodstudyarea.TheAshlandVillageApartmentsplananticipated
annexationintotheCityatamultifamilyzoningdensityandwouldhaveutilizeddensitytransfersΑ
essentiallytransferringthedevelopmentpotentialfromfloodplainsandWaterResourceProtection
zonesintothebuildablelandonsite.With32affordableunitsΑtherelateddensitybonuseswerealso
usedtoincreasethecapacityofthesite.Therewere5buildingsproposed,acommunitybuilding/club
houseandfourapartmentbuildingsat42,77,24,and40units).
TheunitsintheApartmentbuildingweresmallerthanthesurroundinghousesandsmallerthanother
developmentsinAshland.Many,135,werethreebedroomunitsintendedforyoungfamilieswho
cannotaffordadetachedsinglefamilyhome.Therewerealso24studiounits,ahousingtypenotfound
withinornearthestudyarea.Thethreebedroomunitsweretorangebetween1250and1448square
feet.Thetwobedroomunitswere899squarefeet;andthestudiosonly486.
Anotherpreliminarydevelopmentproposal(preapplication)lwassubmittedtotheCityforlandswithin
thestudyareabackin20032004.Thisconceptplanincludedatotalof240unitsincludingtownhomes,
detachedsinglefamilyhouses,andcondominiums.Theplanincludedgaragesoffofalleysandother
featurestoenableahigherdensitydesign.Therewereaffordableunitsincludedyieldingthedesignersa
densitybonus.Theplanincluded51singlefamilyhouses,95townhouses,and94condominiums.
Inconclusion,thereshouldbedemandforawiderangeofhousinginAshlandinthecomingtwo
decades,thoughtheoverallnumberofunitsindemandwillberelativelymodest(about80dwelling
unitsperyear).Newresidentswilldemandhousingineachofthecategorieslistedbelow.Thislist,and
thehousingmixesdescribedlater,respondtobothpolicyandmarketconsiderations.Theyareintended
tomeetboththeneedsof!ƭŷƌğƓķƭcurrentandfutureresidents,andthedevelopmentĭƚƒƒǒƓźƷǤƭ
needtobuildfinanciallyviableproducts.Thetypesofhousingindemandintheareaare:
Seniorsshouldbelookingforarangeofhousingtypes,includingsinglefamilyhomes,
townhouses,cottagehousing,andlargerfacilitiesthatcombinehealthcarewithhousingsuchas
assistedliving.
Singlefamilyhomesshouldcontinuetobeindemandfromseniors,families,andothers,based
ondemonstratedhistoricdemandinAshland.
Millennialsanduniversitystudentswillseekoutaffordablerentalapartmentsandurbanliving
options.However,mostuniversityhousingwillprobablybeaccommodatedoncampus.
Affordablehousingoptions,particularlysmalllotsinglefamilyhomes,attachedhousing,and
apartmentswillbeinhighdemandiftheycanbemadeavailable.
Liveworkhousingispossible,butshouldbeverylimited.Developershavefoundthatlivework
residentsprefermainstreetsandarterialswithrelativelyhighpedestrianorautovolumes,and
visibility,anditisnotevidentthatanystreetsinthisareawillhavethesequalities.
Assumingsupportivezoning,mostofthesehousingtypeswillbeindemandwithintheNormalAvenue
area.Anexceptionishigherdensity,mixedusemidrisehousingforMillennials,whowouldlikelyprefer
toliveclosertothecollectionofrestaurants,retail,andactivityindowntownAshland.
Figure6belowshowsallofthehousingtypesdiscussedhere.Alargegreencheckmarkindicatesthat
thehousingtypeisdefinitelysuitablefortheNormalAvenuearea;asmallercheckmarkindicatesthe
typeissomewhatsuitable,butshouldbebuiltinlimitedquantities.
9
Figure6.HousingTypesandSuitabilityforNormalAvenueArea
Single FamilySingle FamilyCottage
Large LotSmall LotHousing
•3 -6 du/acre•8 -12 du/acre •10 –20 du/acre
•(> 5,000 sflots)•(< 5,000 sflots)
TownhomesGarden Mixed-Use
ApartmentsMid-Rise
•10 -25 du/acre
•20 –35 du/acre•40-80 du/acre
10
Live
Senior Affordable Student/
Work
HousingHousingFaculty
Housing
•Typically a
•Density •Density
part of a
variesvaries
•Density
larger
varies
development
BuildableLandsandDevelopmentProjection
AsTable2shows,theCityofAshlandcalculatesthatthereareatotalof94acresoflandintheNormal
Avenuearea,ofwhich38.7acresareundevelopableand55.3acres,or59percentofthetotal,are
buildable.Thisratioofnetbuildabletogrossisslightlylowerthantypical,butreasonablegiventhe
amountofwetlands,streams,andalreadydevelopedpropertiesinthearea,aswellastherightofway
andparksthatwillneedtobeaddedastheareaisdeveloped.Thisinformationandothertablesbelow
relyonthe/źƷǤƭBLIandExistingConditionsreports.
LelandConsultingDƩƚǒƦƭbuildablelandsevaluationwascompletedinordertoprovideasecondlook
orͻƩĻğƌźƷǤĭŷĻĭƉͼontheassessmentalreadycompletedbytheCity.Ingeneral,thisanalysisconfirmsthe
earlierwork.
Table2.GrossandNetBuildableAreas
AreaAcresPercent
Gross Area94.0100%
Less Unbuildable
Streams and Wetlands
Developed Properties
Unbuildable Properties
ROW
Parks
Subtotal38.741%
Net Buildable55.359%
Source: City of Ashland.
11
ThetwodifferenttypesofzoningintheareaareSingleFamilyResidential,whichallowshousing
developmentbetween4.5and6.0dwellingunitsperacre,andSuburbanResidential,whichallows
between7.2and9.0dwellingunitsperacre.Howeverdensitybonusesareavailableforaffordable
housing(upto35%),energyefficiency(15%),majorrecreationfacilities(10%)andcommonopenspace
(10%)withacumulativemaximumofa60%increaseinbasedensity.Asaresultthemaximumdensity
onthesiteundertheexistingdesignationscouldrangefrom7.2to11.5unitsperacre.Therefore,the
densityofdevelopmentrealizedintheareacan,andprobablywill,varyfrompropertytopropertybased
ontheapproachofeachpropertyowner,developer,andarchitect.Thisanalysisassumesthatthe
currentzoningremainsasis.Obviously,iftheareawasrezonedtoallowlowerorhigherdensity
housing,theamountofhousingthatcouldbebuiltcouldchangedramatically.
Thisanalysisassumesthat,whilethedevelopmentstylesanddensitiesonindividualpropertieswillvary,
anaveragedensitywillberealizedacrossallpropertiesofsimilarzoning.Thisaverageiscalculatedas
halfwaybetweenthelowestdensityallowedbycode,andthehighestdensityallowedwiththe
affordabilitybonus,roundedtothenearestwholenumber.Theaveragealsohappenstobethesameas
thehighestdensityallowedwithouttheaffordabilitybonus.
Table4showsthenumberofpropertiesbyzoningandthetotalnumberofdwellingunitsthatcouldbe
accommodatedatfullbuildout,assuminga100percentͻķĻǝĻƌƚƦƒĻƓƷƩğƷĻͼ(i.e.,allvacantand
partiallyvacantpropertiesareredeveloped).Partiallyvacantpropertiesarethosethatarecurrently
occupiedbyhousing(largelotestatesandruralsinglefamilyhomes)andreligiousinstitutions,butstill
haveareathatcouldberedeveloped(yards,naturalareas,farmland,parkinglots,storage,etc.).Under
thisscenario,428dwellingunitscouldbebuiltintheNormalAvenuearea.
Table4.NumberofPropertiesandDwellingUnits
Zoning andNumber ofBuildableAverageDev.Dwelling
Develompent StatusPropertiesAreaDensityRateUnits
Single Family Residential15 22.6
134
Vacant 39.8 100%586.0
Partially Vacant 12.89 100%766.0
Developed 3 -
-
- -
Suburban Residential 2032.8
294
Vacant 17.97 100%1619.0
Partially Vacant 14.99 100%1339.0
Developed 3 -
-
- -
Undevelopable 1 -
-
- -
Total 3555.3
428
12
Source: City of Ashland, and Leland Consulting Group.
Ifsomepropertiesdonotredevelopcompletely,however,lesshousingwouldgetbuilt.Forexample,if
only60percentofthepartiallyvacantpropertiesaredeveloped,theareawouldaccommodate345
housingunits.Itisprobablyrealistictoassumethat,duringtheplanningtimeframeforthisproject(the
next20years),notallofthepartiallyvacantlandwilldevelop,andthattherefore,thetotalamountof
housingthatcouldbebuiltissomewherebetween345and428units.Thisisverymuchinlinewiththe
/źƷǤƭforecastof346dwellingunits.
Inmakinglongtermforecasts,somepublicagencieshavefounditusefultothinkintermsofaͻƩğƓŭĻͼ
ratherthanͻƦƚźƓƷͼforecasts;forexample,therangebetweenabout340and430dwellingunits.A
rangeforecastacknowledgesthatitisverydifficulttopredictpreciselywhatwilltakeplaceoverthe
longterm,buteasiertobeconfidentaboutarangeofoutcomes.Further,arangeforecastrecognizes
thatvariouspublicandprivateactions(forexample,connectinganimprovedNormalAvenuethrough
thissite,orincentivesforredevelopment)affectoutcomes.IftheCitywantstoreachoneendofthe
range,itcanpursuedifferentstrategies.tƚƩƷƌğƓķƭMetrogovernment,forexample,usedrange
forecastsinitsrecentUBGexpansionplanningwork.
Theamountofbuildablelandsandpatternoffuturedevelopmentwillbeexploredfurtherasthis
planningprocessproceeds,especiallyduringthecharrette,whereplannersandstakeholderswilldesign
transportationnetworks,parks,andconceptualbuildinglotlayouts.
Basedonthesebuildoutassumptions,theNormalAvenueareawouldcapturebetween22and27
percentofallof!ƭŷƌğƓķƭhousingdemandduringthenext20years.(TheBLIprojectsdemandfor1,604
newdwellingunitsinAshlandduringthistime.)
HousingMix
Residentialcommunitiestodaytakemanyshapes.Inpastdecades,newsuburbanneighborhoodswere
relativelyhomogenousareasmadeupofsmallvariationsonasinglehousingmodel.Today,inresponse
toamuchgreaterdiversityofhouseholds(seniors,moresingles,couplesandsingleparenthouseholds,
etc.)andhousingpreferences,newresidentialcommunitiesofferadiversityofhousingtypes.Orenco
Station,anawardwinningresidentialcommunityinHillsboro,Oregon,isagoodexample.Itnow
includessinglefamilyhomes,attachedhomes,townhouses,apartments,condos,andmixeduse
buildingsrangingindensityfromfourto40unitsperacre.PortionsoftheOrencoStationcommunity
featuresinglefamilyhouses,onmoderatelysizedlots,inasomewhatconventionalpattern.Elsewhere,
two,three,andfourstoryapartmentsareavailable.BeforetheplanningforOrenco,neitherHillsboro
noranynearbycitieshadamasterplannedareawithsuchamixanddiversityofhousingtypes.Inorder
toconstructthemix,thezoningordinancerequiredamendment,allowingforskinnystreets,slight
setbacks,alleyloadedgarages,andotheraccommodations.
IntheNormalAvenuearea,theCityofAshlandcanachieveitsgoalsforhousingdiversityandaccommodatinga
growingpopulationbyallowingarangeofhousingtypes.Table5showsonewaythatarangeofhousingtypes
couldbeaccommodated.(NotethatforthesakeofsimplicitythistableonlyconsiderstheareazonedSuburban
Residential.)Table5.IllustrativeHousingMix(SuburbanResidentialAreaOnly)
13
Density
Housing TypePercentDev.Total
LowHighModel of AreaAreaUnits
Single Family - Large Lot36
6 12% 3.9 23
Single Family - Small Lot88
12 54% 1 7.7 141
Cottage1010
20 20% 6.6 65
Townhomes1012
25 10% 3.3 39
Garden Apartments20 20
354% 1.3 26
Mixed Use Mid Rise40 60
800% - -
Total100%32.8
294
Average Density for all Housing Types 9.0
Source: Leland Consulting Group.
TheaveragedensityoftheareaunderthisbuildoutscenarioisninedwellingunitsperğĭƩĻΓƷŷĻsame
astherecentlybuiltneighborhood(adjacenttothestudyareaandsouthofCreekDrive)thatincludes
onlysinglefamilyhomes.Thisisjustoneillustrativeexampleofhowarangeofhousingtypescanbe
accommodatedatNormalAvenue.Thisscenarioassumesapredominanceofsinglefamilyunits,and
resultsinalownumberoftotalunitscomparedwiththeidentifiedgoalsofthe/źƷǤƭgrowth
managementstrategies.
Affordability
Asdiscussedaboveandinthe/źƷǤƭDraftHousingNeedsAnalysis,housinginAshlandisnotaffordable
tomanyofitsresidents.TheCityshouldconsiderarangeofstrategiesinordertoincreasehousing
affordability,including:
Keepingtheexistingdensitybonusforaffordableunitsinplace,andtherequirementsthatitbe
utilizedfornewlyannexedareas.
Considerusingthe/źƷǤƭCommunityDevelopmentBlockGrant(CDBG)andHousingTrustFund
programstoincentivizeaffordablehousingdevelopmentinthestudyarea.
AnnexlandthatisnowintheUGBtotheCity.TheNormalAvenueareaissuchanopportunity.
ConsiderrezoningsomelandthatisnowSingleFamilyResidentialorSuburbanResidentialtoa
residentialzonethatallowssomewhatmoredensityandhousingdiversity.Manyneighborhoods
builtintheearly20thcenturyincludesinglefamilyhomeareasof12ormoreunitstotheacre,
andmultifamilystructuresthatareconsiderablydenser.Again,thisincreaseshousingsupply
andwilldecreasecost.
Lookforstrategicareaswherealloweddensitycanbeincreasedto15,20,or30unitsperacre.
Theseshouldbeareaswithgoodaccesstocommercialservices,jobs,andmultimodaltransit;
otherwise,theybecomeͻƦƚķƭͼofdensitythataredisconnectedfromtherestofthecityand
generatemoretrafficthanisnecessary.TheremaybesomeareaswithintheNormalAvenue
areawhereincreaseddensitycouldbeallowed.
Makesureparkingrequirementsarereasonable,especiallyformediumandhighdensity
projects.Forexample,aseniorcouplelivinginatownhomedevelopmentoftenhasonlyone
car.Requiringtwospacesmayincreaselandacquisitionorbuildingcostsunnecessarily.When
thereisnotacompellingreasontodootherwise,considerlettingthemarketdecidehowmuch
parkingisright.
Lookforwaystoredevelopinfillsitesinthecitybyofferingdevelopmentincentivessuchas
lowerimpactsfees(systemdevelopmentcharges)forinfilldevelopment,taxabatementfor
14
achievingcertainoutcomes,orhelpingpropertyownerstoevaluateandremediatebrownfield.
TheCityalreadywaivessystemdevelopmentchargesfornewaffordablehousingdevelopments.
Andforaffordableunitsplannedwhichexceedtherequirednumbersofaffordableunits,
CommunityDevelopmentandengineeringfeesarewaived(seeCityofAshlandResolution2006
13.Thoughthestudyarea,therewillnotbebrownfieldredevelopment,andmuchofthearea
willbeentirelyredeveloped.Buttheremaybeopportunitiesformodestinfillamongthelarge
lotresidenceswhichremain.
PartnerwithlocalaffordablehomebuildersandCommunityDevelopmentCorporations(CDCs)
tobuildaffordablehousing.Theseorganizationsshouldbeveryknowledgeableabout
developingandmanagingaffordablehousingthattakesadvantageofpublicandprivatefunding
sourcessuchasCDBG,HOMEInvestmentPartnership,LowIncomeHousingTaxCredits(LIHTC),
fundingfromstateagenciessuchastheDepartmentofHumanServices(DHS),HUDsources,and
others.
15
DevelopmentScenarios
BasedontheinformationanddatapresentedaboveandtheworkcompletedintheotherFrameworks,
theconsultantteamcreatedtwodevelopmentscenariosforthestudyarea.Thesescenariosaremeant
toillustratethetypeofdevelopmentthatcouldoccuronthesitebasedontheconsultantƷĻğƒƭ
preliminaryresearch.Thefirstdevelopmentscenarioillustratesdevelopmentthatisallowedunderthe
existingComprehensivePlandesignationsforthesite,SuburbanResidentialandSingleFamily
Residential.ThesecondscenariowasconstructedusinghigherdensityComprehensivePlandesignations
thanarecurrentlyassignedtotheparcelsinthestudyarea.TheseComprehensivePlandesignations
CromanMillΑNeighborhoodCentral(CRNC),NorthMountainCentral(NMC)andNorthMountainΑ
Multifamily(NMMF)arefoundinotherareasoftheCityandareusedasanexampleofhowexisting
CityrequirementscouldbeappliedtotheNormalAvenueNeighborhood.Thisexerciseismeanttoshow
howdifferentdensitiesmightbedevelopedonthesiteandshouldbeonlyusedtoexhibitwhatis
possibleonthesite.
Whilethetwodevelopmentscenariosareonsimilarblockpatterns,thetypesofunitsdevelopedunder
eachwouldbemuchdifferent.Forthehigherdensityalternativethedevelopmentmightincludegarden
styleapartmentsandtownhomeswhilethelowerdensityalternativewouldincludeahigherproportion
ofsinglefamilyhomes.However,manywouldbeonsmallerlots;andtherewouldalsobesome
townhomesandduplexes.
DevelopmentScenarioProcess
WestartedwithalayoutforblocksandlotsthatarecompatiblewithtypicalAshlanddetachedsingle
dwellingneighborhoods,consistingof50by100footlots.Thestreetlayoutroughlyrespondstothe
MobilityFrameworkandGreenwayandOpenspaceFrameworks.However,grossdensityrequirements
wereusedtoassesstotalbuildout,whichwasthencheckedagainstthedraftconceptsforlotlayout.
Therearetwodevelopmentscenariosarticulatedbelow.ThefirstisbasedontheexistingCity
ComprehensivePlandesignations.However,otherassumptionshavealsobeenmaderegarding
annexation,densitybonuses,etc.Theseassumptionsaredescribedbelow.Thesecondscenario
includesamorevibrantmixofunitsandhigherdensities.
Infillhousingtypeswereappliedtothe50x100footlotmodule,referringtotheHousingTypesAnalysis
describedabove,andthosehousingtypesidentifiedasbeingmostfeasibleforthisareaofAshland,
accordingtothefollowing:
Center:4unitsperlot,withhousingtypesrangingfromhigherintensitytownhomesandgarden
apartments.
General:24unitsperlot,withhousingtypesrangingfromlowerintensitytownhomes,cottage
housing,smalllotsingledwellingsandduplexes.
Edge:12unitsperlot,withhousingtypesrangingfromsingledwellings,duplexesandsingle
dwellingswithattachedordetachedaccessorydwellingunits.
TheComprehensivePlanAlternativeappliestheaverageunitsidentifiedintheHousingTypesReport,at
9dwellingunitsperacreforSuburbanResidentialareas,and6dwellingunitsforSingleDwelling
Residentialareas(seeUnitCountsTableAlternativeACompPlan).TheCityhasanumberofwaysfor
densitybonusestobeachievedbydevelopers.Section18.88.040oftheCitycodedescribesanumberof
incentivesandamaximumdensitybonusof60%.Bonusesareavailableforcommonopenspace,energy
efficiency,andfortheprovisionofaffordableunits.Ashlandrequiresapercentageofunitsbeaffordable
16
forannexationstobeapproved.Becauseofthelikelihoodofannexationpriortodevelopment,the
requiredbonusdensityallocatedforaffordablehousingunitswilllikelyincreasethedensityofthestudy
area.Forallresidentialannexations,aplanshallbeprovideddemonstratingthatthedevelopmentof
theentirepropertywillultimatelyoccurataminimumdensityof90%ofthebasedensityforthezone,
unlessreductionsinthetotalnumberofunitsisnecessarytoaccommodatesignificantnaturalfeatures,
accesslimitations,etc.BasedondevelopmentdatagatheredbytheCity,developmentsofthissort
couldbeexpectedtoincreasethedensityfromthebasesallowedfrom15%to25%.Forthepurposesof
scenarioplanning,anaverageof20%bonuswasassumed.
Asshowninthetable,thisAlternativeyields312units.TheHighDensityResidentialComprehensive
PlanAlternativeappliesresidentialdesignationsfromCromanMillandNorthMountainNeighborhood
Overlays.UsingCMNC,NMCandNMMFdesignations,unitcountsapproximatelymatchedupwiththe
modularinfillapproachdetailedfortheAlternativeabove.Asshowninthetable(AlternativeBComp
PlanHighDensityResidential),thisAlternativeyields657units.Dwellingunitsperacrewereconverted
tounitsperlotforthesecalculations.
AlternativeAΑ/ƚƒƦƩĻŷĻƓƭźǝĻPlandesignationsinStudyArea
17
AlternativeAΑExistingComprehensivePlan
Suburban|9du/acreSingleFamily|6du/acre
Assumed20%densitybonus,
MixofduplexesandothertypesonbothSuburbanandSingleFamilydesignatedlots.)
BasedonGross(buildable)acreageincludingroadsandopenspace,excludingwater
resourceprotectionzonesof69acrestotal
BlockUnits,SuburbanZoneUnits,SingleFamilyZoneTotalUnits
A20
B14
C107
D17
E7
F155
G315
H26
I25
J15
K22
L17
M
SUBTOTAL 15761218
Optionallots
U37
W16
X10
Y20
Z11
SUBTOTAL375794
TOTALUNITS,ALLLOTS312
18
AlternativeBΑHigherDensityResidential(Lotlinesareforillustrativepurposesonly)
19
AlternativeBΑHigherDensityResidential
Center|perCMNC@3.44unitsper5,000sflotGeneral|perNMC@
2.30unitsper5,000sflotEdge|perNMMF@1.38unitsper5,000sf
lot
ALTERNATIVEB
BlockLots,CenterLots,GeneralLots,EdgeTotalLots
A16
B11
C14
D14
E6
F4102
G410
H813
I614
J57
K18
L122
M
SUBTOTAL838211176
UnitsTotalunits
units28618915489
Optionallots
V7
W13
X8
Y16
Z9
SUBTOTAL467
UnitsonoptionallotsTotalunitson
optionalblocks
units15810168
657
TOTALUNITS,ALLLOTS
20
ScenarioAnalysis
ScenarioAdescribesamixofhousingtypes,withalargeproportionofdetachedsinglefamilyhouses,
mixedwithduplexesandafewtownhomes.Whilefairlydenseandefficient,itwouldnotmeetthe/źƷǤƭ
statedgoalofhelpingtoaccommodate20yearsofnewgrowthwithintheexistingAshlandurban
growthboundary,consistentwithTheCityof!ƭŷƌğƓķƭcommitmenttotheGreaterBearCreekRegional
Plan.ScenarioB,whichmixesbothmultifamilyandsinglefamilydevelopmenttypescreatesahigher
overalldensityandhighernumberofunitswhichwouldmorecloselyalignwiththe/źƷǤƭgrowthgoals.
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