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HomeMy WebLinkAbout2013-02-26 Planning PACKET Note: Anyyone wishing too speak at any Planning Commission meetinng is encourageed to do so. If you wish to sppeak, 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 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/źƷǤ͸ƭexpressedpurposeofthe programisͻƷƚhelppreventwaterpollutionandprotectfishandwildlifebystencilingtheǞƚƩķƭ͵ͼAswill bediscussedinalatersectionofthisreport,therelativeadvantageofsustainableinnovationis sometimesrealizedinsocialphenomenon.Tooptimizetheuseofgreendesign,construction,and operationsoftheinfrastructureintheNormalAvenueneighborhood,itwillbeimportanttohavethe supportandeagerparticipationoftheresidentsoftheneighborhood(Rogers2003).Itistherefore recommendedthatthestormdrains,ifandwheretheyareneededinthefuturedesignoftheğƩĻğ͸ƭ stormwatersystem,shouldbemarkedwiththestencilsbythefutureresidents,asapublicprivateevent, ratherthanrequiringthestencilingfromthecontractors. LEEDNDforStormwater TheUSGBC,LEEDNDRatingsystemawardsaneighborhoodfromonetofourpointsforsustainable stormwatermanagement.Theintentistoreducepollution,flooding,promoteaquiferrecharge,and improvewaterquality.Acomprehensivegreenstormwatermanagementplanforthewholeprojectis required.Interestingly,thisnationalsystemrequiresthemanagementplantouseBestManagement Practices(BMPs)fromtheWashingtonStateDepartmentof9ĭƚƌƚŭǤ͸ƭStormwaterManagementManual 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 /źƷǤ͸ƭsanitarysewersystem.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 howͻ‘ğƷĻƩhasalwaysbeenascare,valuableresourceintheWesternUnitedStates,wherewinter rainsgivewaytoadryseasonspanningfivetosevenmonthsintheRogueğƌƌĻǤ͵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/źƷǤ͸ƭWaterResourceProtectionZoneswill 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 istheperceivedimprovementofanźƓķźǝźķǒğƌ͸ƭcurrentsituation(Greenhalghetal. 2002,Rogers2003,WeisburdandLum2005).Whiletheimprovementcanbeintermsofsocialstatus, economicprofitability,orselfenhancementtheimplicationsforthe/źƷǤ͸ƭattemptstoencouragegreen 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/ƚǒƓĭźƌ͸ƭLEEDratingsystemforNeighborhoodDevelopment.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 USGBCpoints 12 641 be shift and or incorporated or in to only system, formof should density feasibility perception, refer be for guidelines plan City other renderings. a element critically code. is should can are requisite These Other of theremore subsequent the Please acre developments requirements or criteria rating support information. minimum for by market metricoverly simplicity. important for if be NET voluntary a Plan public requiredleaders. planning. allowedused Though pre in reportShould ND code. These 7DU/ featured with thisinto thethethethe for Avenue be in transportation be Normal to is and and parking, plaza) Ashland, frontage; and openings min.) park, use Ashland units, and survey. (4 square, land of ratio; street side, frontage; DU bay housing bldgs Design for in City and 1/10 service applied or street neighborhood (street, Application 90% footprint, rear the new of & and bldg of1/DU) design Test height at & be & in sides Pattern space exist garage MF new application to dev (min considerations, 2 in both bldg follows: & include publicin 90% res applied by Neighborhood 20% preferred occupancy 1:3 along for faced non faces< sidewalks, min as & beFAR for ea. Ѝ͸ΉБ͸ǞğƌƉƭ new frontage storage/racks not frontage to entrance 0.52ac. planned for considerations,planning framework LEED, b) pkg < with street and pkg continuous street functional surface by 1/30% concept DU/ac connected surface bicycle Required 20% new MF: all system design 7 b)d)b) a)a)a) and c)c) network Priority urban rating 13 231 and transportation ND streetscape Streets Parking LEED Title Neighborhood Development Use Credit Footprint WalkableCompact Reduced Centers Mixed are are items items Orange Orange Number Credit 1235 CreditCreditCreditCredit Light Dark 21211212 the so in these the incorporatedincorporated or in guides DU/acform considered be be for the Α guidelines for otherother be requires code. plan. should can to are but requisite These can plan commitment good guide. 22 requirements oror criteria planning, investments the 14 by space overlyoverly simplicity. area bebebe are voluntary DU 36400sf. Presume required inprimary pre ShouldShouldShould 364 code.code. TheseThese made study plan. open intointo the for at A of out to farmers 60% of in delivered build yrs of 90% sharing Some entrances of sides 2 of of ctr for 50% 40% streets. mile Shares mile geo shares vehicle both by on of ½ locations a sf res half structures w/in year. site. on mile abutting res purchase of non avg benefits. tasks within project from of non mile AND of ½ o.c. sacs. mile: miles & w/in identified months only yards, involvement at & DU ¼plans/details (CSA): ctr ЍЉ͸ & DU of w/in or trees or of de and ¼ 150 Produce rec pts) ЍЉЉ͸ ctrtrees MF project w/in cul 90% in 4 entrances availability atindoor Agriculture w/in for ofgeo produceAND from (2 of every 90% connectivityimprovements street int/SM: 90%Market: 2x/month months. public mileyears, w/in 3 Shade planting farm at sf for boundary pt): connection of 25K DU for gardens ¼ Publicize work Supported >400 parking pt): w/in growingten Farmers (1 5 50%OR project DU external tree for entrances. Streets w/in of (1 pt);sf/DU of facility space Sharing: atsf/DUsf/DUsf/DU & 1x/week Streets of& scope shelterDU. exclusions.review 80% bike farms prohibitingstreets sf/DU (1 r/w of to Community Unbundling 100 int/SM:civic Lined and/or 2008070 rec ctr Proximity sp/200 for or orAND/OR with DU/ac:DU/ac:DU/ac: to VehicleShaded res 60 street install/fundNghbd DU/ac: outdoor open acgeo Pedestrian on program LA Tree DU/ac: Consistent internal non 1/6 sidewalks both: boundary of 4001 not market, vehicle. streets, 4:5:1:2:3:1:2: Thru 222835 mile min 14 & ac. CCRs Opt.Opt.Opt.Opt.Opt.Opt.Opt. >300 >14>22>28>35 CSAFor `DU b) >7 a)a)a) c) 1½ 1233321 2 Spaces Facilities Network Streets and Transportation Civic Management and Involvement Community Production Recreation FoodLined Public Outreach toto Facilities Demand Shaded Transit AccessAccess Street Local Tree and 10121314 6789 CreditCreditCreditCreditCreditCreditCreditCredit possiblepossible 36 1111 3 1 development ΑΑ within PlanPlan thisproperty analysis. large implementingimplementing require Ashland aggregated ininin is range. unless School usedusedused not by multifamily in only notnotnot modeling used owners, required Do occurs. Middle parcel code.code. LikelyLikelyinLikelyinLikely plan. Not butbut setback. &to follows: school ЊЉЉ͸ DU between from protected, and elem/middle as calming) use w/CCR separation min.) of requirements lit, and traffic (4 visible, of by: plants DU horizontal mile Buildings (orbaseline 1/10 below (secure, Linkage ½ sources lanes w/native/adapted w/in code & wastewater 1/DU) 3 ѡЌЉ͸ midsummer and Opt.microclimate bike DU and City locked)/Racks other Infrastructure of & with (min & Location with ft., 4 sides) 50% or restoration vert comply occupancy consistent recycled restoration public w/ restoration density, restore from (both component, Smart >15% >20 enclosed, slopes, 50% >15%, Green from sidewalks sites:& disturbance plant rainwater planned efficiency 60% be by water 40% 100% will slopes irrigation undeveloped (secure, = dev selection, = res slope Development slope = w/ nonpotable entry): HS prev 1/30% slope 30% irrigation captured to no streets of 40% Storage Applies Reduce 1:2: school 25% slopes min mile MF: Opt.Opt. >40% spp from >25 For b) 15 a) 1 32 322 Wetland Body Network Efficient Neighborhood for Conservation Landscaping Storage Slope DesignWater or Protection Schools Habitat Bicycle Water Steep Site andand 15 4674 CreditCreditCreditCreditCredit possible 10 41111 be Refer have well. infrastructureinfrastructureinfrastructure memo. review. be and to should greenin on moredesignmoremore to code will applies toto guideline not Inputstandards.standards.standards. addressedsoils Refer Refer infiltrate Infrastructure of forforfor facilities does This good InfrastructureInfrastructureInfrastructure infrastructure development and drainedUnderpiping or FrameworkFrameworkFramework two necessary.standards. buildings. a language area be planning tototo details.details.details. not as be Option designdesigndesign street CouldInputInputInput well used Will This will to calculated OR yrs total by 29; treated 10levels of not w/in 50% SRI use, reducingwhen & piping. = canopy disturbed min materials energy w/and and sensors, tree paving daylight bldgs in pts) footprint, base, reclaimed east/west reduction from (4 b) new densities. vaults, motion 95%ileOR SRI in hardscape OR OR shade lights =29 dev 75% 29; annual minarea place of pts);pvmts, items. roofs: (>2:12)w/ d) for of 15° w/off lighting. from roof power SRI lights OR in of roofs area turning (3 w/in vol 15% openings; + 5 vegetated infrastructure for bldg min 50% 90%ilepreconsumermin. slope external totroof lighting axis veg achieve materials upward w/ for new controls for 15 steeplonger pts); bldg & structures measures: compliant w/in site 50% max 50% & Orientation to 50%no hrs 78; reflectance (2 new infrastructure oncost infrastructure for activity w/with auto perand 85%ile 50% areas: 72 stormwater = roof pvmt 75% 2:12) night, roofopenfirst shields blocksareas: w/in SRI + Postconsumer for pt); residential no Vegetated Block of lowest grid Nonby down High slope( at when Roofing of off Combo shared (1 shade of needed 1:1: open new 2: areas.80%ile Retain75% cut mass Opt.Opt. Draw Opt from 50% Low All b)b)b) a)a)a) c)c)c) 22333 3 Content OrientationEfficiency Infrastructure Pollution ManagementInfrastructure Stormwater Island Reduction Recycled Energy Solar Light Heat in 10131517 89 CreditCreditCreditCreditCreditCredit Stormwatermanagement,openspaceplanning,habitatcreationandprotection,and 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/źƷǤ͸ƭdensitytransferprovisionsshouldbeamendedwithinthisareasothat densitycanbetransferredamongdifferentpropertyowners.Currentlytransferscanonlyoccur forpropertiesundercommonownership.Withthischange,densitycanmoveawayfromthe protectedwaterfeaturesandintothemoreeasilybuildable,densityreceivingareas. 6 BicycleandPedestrianCirculationSystem ThebicycleandpedestriancirculationsystemfortheNormalAvenueNeighborhoodPlanwillbuildon theexistingfacilitiesinthearea,andwilldevelopconsistentwiththeguidanceprovidedbythe/źƷǤ͸ƭ TransportationSystemPlan(TSP).Existingfacilitiesinthestudyareainclude: TolmanCreekRoad,andalongportionsofWalker SidewalksalongallofAshlandStreetand AvenueandClayStreet.EastMainStreethasshoulderswhichcanbeusedforpedestrian movementpendingimprovementofthisstreetwhentheinclusionofsidewalkswouldnormally becoupledwithurbantypedevelopment. BicyclefacilitiesalongallofAshlandStreet,TolmanCreekRoadandWalkerAvenue.The shouldersalongEastMainStreetcanbeusedbybicyclistsuntilurbandevelopmentinthearea providestheopportunitytoaddbicyclelanes.Thesebicyclelanesshouldbeaminimumof6 feetwideconsistentwiththe/źƷǤ͸ƭstreetdesignstandardsandthe40mphspeedscurrently allowedalongthisstreet. ExistingmultiusetrailsinthevicinityincludingtheCentralBikePathalongtherailroadcorridor thatrunsimmediatelysouthofthestudyarea.TheBearCreekGreenwayrunsbetweenAshland andCentralPoint,currentlyterminatingattheAshlandDogParkneartheHelman Street/NevadaStreetintersection.Traildevelopmentandimprovementsareproposedforthe ClayCreekcorridor(alongtheeasternboundaryoftheNormalAvenuePlanarea),andthe HamiltonCreekCorridorparallelingTolmanCreekRoad.Bothoftheseproposedcorridorswould connecttoafutureproposedextensionoftheBearCreekGreenwaythatwouldbelocated northoftheNormalAvenuePlanarea. ThedevelopmentofbicycleandpedestrianfacilitiesintheNormalAvenueplanareashouldaddressthe followingconsiderations: ProvisionofbicyclelanesandsidewalksalongNormalAvenue,whichisidentifiedintheTSPasa cityavenue.The/źƷǤ͸ƭStreetDesignStandardscallfortheprovisionofa2laneor3lanefacility 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/źƷǤ͸ƭTransportation SystemPlan(TSP).Existingfunctionallyclassifiedfacilitiesinthestudyareainclude: EastMainStreet.AshlandStreetprovidestwotravel TwocityboulevardsΑAshlandStreetand lanesineachdirectionwithsignalsandleftturnlanesatkeyintersections.TheAshlandStreet crosssectionappearstobefullybuiltoutinmostlocations.EastMainStreetprovidesasingle throughlaneineachdirectionandcouldbeimprovedasadjacentpropertiesalongitssouthside increaseinlanduseintensity.ThenorthsideofthisstreetrepresentstheAshlandUrbanGrowth Boundary,sonodevelopmentisanticipatedoverthenext20years. FourcityavenuesΑWalkerAvenue,NormalAvenue,ClayStreet,andTolmanCreekRoad. ParticularlyrelevanttotheNormalAvenuePlanisthefunctionaldesignationofNormalStreet andthecrosssectionalrequirementsidentifiedinthe/źƷǤ͸ƭStreetStandards.Eithera2laneor a3lanecrosssectionisrequiredwithnarrowlanewidths,6footonstreetbikelanesand adjacentparking.Aplantedparkingstripandsetbacksidewalkofatleast6feetinwidthisalso required. ThedevelopmentofautomobilecirculationfacilitiesintheNormalAvenueplanareashouldaddressthe followingconsiderations: StreetconnectivityisrecommendedthroughtheNormalAvenueplanareatoreducetravel demandontheadjacenteast/westboulevards(EastMainStreetandAshlandStreet). ConnectionsshouldbeconsideredtothewesttoprovideaccesstoWalkerAvenue(fullstreetif possibleorbike/pedestrianfacilitiesataminimum),andtotheeasttoClayStreetviaexisting CreekDriveand/orotherpossibleconnections.Careneedstobetakentominimizeimpactsto existingwetlandsand/orstreamcrossings. The/źƷǤ͸ƭstreetstandardsrecommendthat,wherepossible,blocklengthsbeamaximumof 300to400feetwithamaximumperimeterof1,200to1,600feettoprovidegoodconnectivity foralltravelmodes. calmingmeasuresshouldbeconsideredtokeeptravelspeeds Whereandasappropriate,traffic intherangeof20to25mph.Considerationshouldalsobegiventominimizingtrafficimpacts ontheexistinglowerdensityresidentialareaonthewestsideofNormalAvenuesouthofthe existinglargewetland. StreetAlignmentOpportunitiestoMaximizeSolarExposure Streetalignmentsshouldprovideformaximizingbuildingsolarorientationandshadingopportunities, consistentwiththe/źƷǤ͸ƭLandUseCode.Inparticular,thecodespeakstoincorporatingbothpassive andactivesolarstrategiesinthedesignandorientationofbuildingsandpublicspaces.Wherethesite configurationandlocationalconstraintspermit,buildingsshouldbeorientedwiththelongsidesfacing 2 northandsouth.Additionally,thecodespeakstoprovidingshadingforsouthfacingwindows,and exteriorshadingdevicesforeastandwestfacingwindowsduringperiodsofpeakcoolingdemand. MainandClayStreetAccessPoints Assitelayoutalternativesaredeveloped,additionalaccesswilllikelybeneededontoEastMainStreet andClayStreet.AsEastMainStreetisadesignatedcityboulevard,itsaccessspacingforstreetsand drivewaysis300feet.AccessspacingalonganavenuelikeClayStreetis100feet,howeverźƷ͸ƭ 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/źƷǤ͸ƭLandUseOrdinance.Forlocally significantwetlands,WetlandProtectionZoneincludesthewetlandplusЎЉ͸buffer,andthe StreamBankProtectionZoneforlocallysignificantstreamsincludesalllandsЍЉ͸fromcenterline 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 UpstreamischannelizedtoapproxЎ͸wide 6inlinepondsinmobilehomepark RiparianvegetationwasremovedinMeadowbrookParkestatesriprap,lawnandbark ItgoesthroughaculvertunderCreekDr. Vegetationismorenaturalinprojectarea,althoughsomeclearinghasoccurred Floodplains : ClayCreekisintheFEMA100yearfloodplain CemeteryCreekandClayCr.arebothdesignatedasCityofAshlandFloodplainCorridor lands GreenwayandOpenSpaceRecommendations OverallRecommendations: Theobjectivefortheopenspaceandgreenwayframeworkistopreserveexistingnaturalareasand provideusable,connectedopenspacewithintheplanarea.Openspacewillhelpmaintainthe ƓĻźŭŷĬƚƩŷƚƚķ͸ƭruralcharacter,promoteenvironmentalquality,andprovidepassiverecreation opportunities.Ripariancorridors,wetlandsandnativevegetationpromoteenvironmentalqualityby absorbingstormwaterandprovidingwildlifehabitatandconnectivity.Opportunitiesforpassive recreationandactivetransportationlikewalkingandbikingincreaseneighborhoodlivability.By highlightingtheƭźƷĻ͸ƭnaturalfeatures,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!ƭŷƌğƓķ͸ƭurbangrowthboundary.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,butźƷ͸ƭworthexploringwhetherthestormwaterbenefitswould 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/ƩĻĻƉ͸ƭheadwatersareinthehillssouthofAshland.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/źƷǤ͸ƭcomprehensiveplandesignationandzoning;andhousingisthepreferreduseby currentresidentsofthearea,basedonasurveyconductedbytheCity. Becauseof!ƭŷƌğƓķ͸ƭpositionintheGreaterBearCreekValleyRegionalPlanandtheCityandƩĻŭźƚƓ͸ƭ commitmenttofocusoninnovativelandusestrategies,ratherthanfutureͻŭƩƚǞƷŷğƩĻğƭͲͼthelong termplanninganddevelopmentoftheNormalAvenueneighborhoodtakesonagreatersignificance towardmeetingtheĭƚƒƒǒƓźƷǤ͸ƭfuturehousingneeds. 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.!ƭŷƌğƓķ͸ƭcomprehensiveplancallsforindustrialdevelopmenttotakeplaceintwoother 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/źƷǤ͸ƭNormalAvenueExisting ConditionsReport,HousingNeedsAnalysis(HNA),andAshlandBuildableLandsInventory(BLI),and fromLelandConsultingDƩƚǒƦ͸ƭownresearchandanalysis. !ƭŷƌğƓķ͸ƭpopulationisexpectedtogrow,albeitrelativelyslowly,inthecomingtwodecades. Populationandhouseholdgrowthdrivedemandfornewhousing;withoutgrowth,therewillbeno housingdemand.Between2010and2030,theBLIprojectsthattheĭźƷǤ͸ƭpopulationwillgrowby3,256, orabout1,604newhouseholds.Thisrepresentsanaverageannualgrowthrateof0.75ƦĻƩĭĻƓƷΓğĬƚǒƷ onehalfthegrowthrateofJacksonCountyasawhole(1.4percent). Intheory,thereisadequatelandwithintheĭźƷǤ͸ƭcurrentboundariestoaccommodatethedemand fornewhousinginthenexttwodecades.Populationprojectionsanticipateupto1,604newhousing unitswillbeneededbytheyear2030,whiletheBLIshowsacurrenthousingcapacitywithincitylimits of1,883newdwellingunits. Nationally,Millennialsorͻ9ĭŷƚ.ƚƚƒĻƩƭͼareafastgrowingpopulationgroup.AlongwiththeBaby Boomers,theƓğƷźƚƓ͸ƭotherlargepopulationgroupistheMillennials,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!ƭŷƌğƓķ͸ƭoverallhousingmarket,sinceitiswherethelargestnet changeinpopulationisoccurring. 3 Figure2.!ƭŷƌğƓķ͸ƭPopulationbyAgeGroup,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:ͻƚinnovateourwaythroughthehousingcrisis,builderswillhavetoofferideas thatreflectthesocialandfinancialrealitiesofAmericanstoday.Thatmeansfinetuningdesigntooffer 1 ͻŷĻUpsideof5ƚǞƓƭźǩźƓŭͲͼTammyAsnicar,MailTribune,May31,2007 2 5ƚƓ͸Ʒneedabigmovingtruck?IfǤƚǒ͸ƩĻrelocatinglocally,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. !ƭŷƌğƓķ͸ƭhousingisexpensivecomparedtolocalincomes.AmajorthemeoftheHNAisthatthecost ofhousinginAshlandhasbeenquitehigh,evenduringtherecession,andisunaffordabletoalarge shareof!ƭŷƌğƓķ͸ƭresidents.Forexample,in2011,afterfouryearsofdecreasinghomesaleprices,the averagesalespricewasapproximately$285,000,whichisonlyaffordableto23.8percentofthe populationearningmorethan$75,000peryear.TheaveragehomepriceinAshlandin2007,atthepeak ofthehousingboom,was$438,750.Thissuggestsseveralforcesthatmaybeimpacting!ƭŷƌğƓķ͸ƭ 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. NeitherĭƚƒƒǒƓźƷǤ͸ƭplanshouldnecessarilybetransferreddirectlytoNormalAvenue,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 mostsuccessfulcottageshavebeenЊЏ͸xЋЏ͸Ͳtwostories,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!ƭŷƌğƓķ͸ƭcurrentandfutureresidents,andthedevelopmentĭƚƒƒǒƓźƷǤ͸ƭ 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/źƷǤ͸ƭBLIandExistingConditionsreports. LelandConsultingDƩƚǒƦ͸ƭbuildablelandsevaluationwascompletedinordertoprovideasecondlook 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 /źƷǤ͸ƭforecastof346dwellingunits. Inmakinglongtermforecasts,somepublicagencieshavefounditusefultothinkintermsofaͻƩğƓŭĻͼ ratherthanͻƦƚźƓƷͼforecasts;forexample,therangebetweenabout340and430dwellingunits.A rangeforecastacknowledgesthatitisverydifficulttopredictpreciselywhatwilltakeplaceoverthe longterm,buteasiertobeconfidentaboutarangeofoutcomes.Further,arangeforecastrecognizes thatvariouspublicandprivateactions(forexample,connectinganimprovedNormalAvenuethrough thissite,orincentivesforredevelopment)affectoutcomes.IftheCitywantstoreachoneendofthe range,itcanpursuedifferentstrategies.tƚƩƷƌğƓķ͸ƭMetrogovernment,forexample,usedrange forecastsinitsrecentUBGexpansionplanningwork. Theamountofbuildablelandsandpatternoffuturedevelopmentwillbeexploredfurtherasthis planningprocessproceeds,especiallyduringthecharrette,whereplannersandstakeholderswilldesign transportationnetworks,parks,andconceptualbuildinglotlayouts. Basedonthesebuildoutassumptions,theNormalAvenueareawouldcapturebetween22and27 percentofallof!ƭŷƌğƓķ͸ƭhousingdemandduringthenext20years.(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/źƷǤ͸ƭgrowth managementstrategies. Affordability Asdiscussedaboveandinthe/źƷǤ͸ƭDraftHousingNeedsAnalysis,housinginAshlandisnotaffordable tomanyofitsresidents.TheCityshouldconsiderarangeofstrategiesinordertoincreasehousing affordability,including: Keepingtheexistingdensitybonusforaffordableunitsinplace,andtherequirementsthatitbe utilizedfornewlyannexedareas. Considerusingthe/źƷǤ͸ƭCommunityDevelopmentBlockGrant(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 toillustratethetypeofdevelopmentthatcouldoccuronthesitebasedontheconsultantƷĻğƒ͸ƭ 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/źƷǤ͸ƭ statedgoalofhelpingtoaccommodate20yearsofnewgrowthwithintheexistingAshlandurban growthboundary,consistentwithTheCityof!ƭŷƌğƓķ͸ƭcommitmenttotheGreaterBearCreekRegional Plan.ScenarioB,whichmixesbothmultifamilyandsinglefamilydevelopmenttypescreatesahigher overalldensityandhighernumberofunitswhichwouldmorecloselyalignwiththe/źƷǤ͸ƭgrowthgoals. 21