HomeMy WebLinkAbout2019-01-22 Planning PACKET
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ASHLAND PLANNING COMMISSION
STUDY SESSION
January 22, 2019
AGENDA
I. CALL TO ORDER:
7:00 PM, Civic Center Council Chambers, 1175 E. Main Street.
II. ANNOUNCEMENTS
III. PUBLIC FORUM
A. Croman Mill District Discussion of Potential Revisions
B. Land Use Ordinance - Open Space Standards
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please
contact the Community Development office at 541-488-5305 (TTY phone is 1-800-735-2900). Notification 48 hours prior to
the meeting will enable the City to make reasonable arrangements to ensure accessibility to the meeting (28 CFR 35.102-
35.104 ADA Title 1).
Memo
DATE: January 22, 2019
TO: Ashland Planning Commission
FROM: Maria Harris, Planning Manager
RE: Potential Amendments to Croman Mill District
The City Council directed Planning staff to move forward with developing an agreement and scope of
work to outline a project to consider amending the Croman Mill District. The project would be
undertaken in collaboration with the owners of the Croman Mill site, Croman Corporation.
The purpose of the project is to facilitate the construction of the main street and necessary utilities (e.g.,
water, sewer, storm drain and electric) to serve the Croman Mill District. Establishing a road connection
to Siskiyou Blvd. would provide improved access for the trucks involved in the ongoing site clean-up
and reclamation project, as well as jumpstart the development of the larger Croman Mill District area.
The materials presented to the City Council are attached to this memo.
The study session is intended to familiarize the Commission with the upcoming project and provide an
opportunity for discussion. The item is tentatively scheduled for the February 19 City Council meeting.
Council Study Session
March 5, 2018
Discussion of Potential Revisions to Croman Mill District
Title:
Plan
Item Type:
Update
Requested by Council?
Yes
From:
Bill Molnar, Community Development Director
bill.molnar@ashland.or.us
Brandon Goldman, Senior Planner
brandon.goldman@ashland.or.us
Discussion Questions:
Community Development and City Administration staff have had several meetings with Croman
Corporation ownerrepresentative, Mike Montero. Croman Corporation owns and controls the
largest amount of acreage within the Croman Mill District, which is located in the southeast
quadrant of Ashland. Conversations with Mr. Montero have centered around identifying options
for jumpstarting private land development and associated public infrastructure installation (i.e.
streets and utilities). Additionally, finding a mutually acceptable approach that would facilitate
the construction of a new public street connection to Siskiyou Boulevard could address concerns
related to the impacts of ongoing site clean-up and reclamation, which has resulted in dust, noise,
track out of debris onto adjoining city streets as well as presented challenges at the intersection
of Tolman Creek Road and Ashland Street.
Within the Croman Mill District Plan area, approximately seven acres are located outside the city
planning area and is immediately to adjacent Siskiyou Boulevard (see attachments 1 & 2).
From conversations to date between City staff and Mike Montero, the process for revising the
Croman Mill District Plan would largely include the following key components:
Process an application for annexation of the southerly acreage of the planning area.
Amend the Croman Mill District zoning designations to allow for a substantial increase
in housing above what is currently permitted. This would consist of rezoning
Compatible Industrial and Office Employment lands west of the Central Boulevard,
and to residential zoning
designations.
Present a plan and timeline for the phasing of public street and utility construction, which
would include construction of the Central Boulevard, from Siskiyou Boulevard to the
northerly limits of the planning area.
Page 1 of 3
Identify locations for the construction of affordable housing that is required for both the
annexation and zone change.
Questions for discussion:
Does council support continued use of city staff resources to pursue the general
objectives described above?
If yes, does council support the preparation of a scope of work that describes the steps
needed to revise the Croman Mill District plan, identifies resources and potential costs
and proposes a project timeline?
Resource Requirements:
Staff time will be the primary resource used in preparation of the scope of work. In addition to
developing a brief description of each task, an estimate of costs, and an approximate project
timeline, staff also believes a memorandum of understanding (MOU) should be developed to
clarify expectations of the property owner. If the memorandum of understanding is not created
concurrently with the scope of work, it is recommended that the document be compiled very
early on in the process. Staff anticipates providing a scope of work for council review by late
spring or early summer.
Suggested Next Steps:
Proceed with developing a scope of work that describes specific tasks, needed staff and financial
resources as well as a timeline for amending the Croman Mill District Plan. Items identified in
the scope of work generally will include:
Identification of project objectives.
An evaluation of changes to existing zoning designations, specifically reviewing
amendments intended to increase the amount and type of housing above levels currently
allowed in the Croman Mill District Plan.
Preparation of a report for the Oregon Department of Land Conservation and
Development (DLCD) demonstrating that the amendments to the plan will maintain
enough employment-zoned lands adequate to meet State of
Oregon land use requirements.
An update of the previously completed Transportation Impact Analysis (TIA).
Creation of a memorandum of understanding between the City and property owner
clarifying expectations of both parties.
Policies, Plans and Goals Supported:
City Council:
5.2 Support and promote, through policy, programs that make the City affordable to live in.
5.2.a. Pursue affordable housing opportunities, especially workforce housing. Identify
specific incentives for developers to build more affordable housing.
15.2 Evaluate barriers to business startup and expansion.
19.1 Examine Croman Mill District redevelopment plan.
19.4 Create predictable pathways for development of employment land.
Page 2 of 3
Background and Additional Information:
In 2008, the Community Development Department received a State of Oregon Transportation
and Growth Management (TGM) grant to prepare a master plan for the Croman Mill site. The
TGM program is a joint program of the Oregon Department of Land Conservation and
Development (DLCD) and the Oregon Department of Transportation (ODOT). A series of public
workshops and study sessions were conducted as part of the master plan development. As
required by the grant, the Portland-based urban design consultant, Crandall & Arambula,
prepared the draft Redevelopment Plan.Shortly thereafter, the city council directed staff to work
with the Planning Commission to begin the process of adopting the Croman Mill Site
Redevelopment Plan by preparing Ashland Land Use Ordinance (ALUO) and Comprehensive
Plan amendments. In May 2010, council approved the adoption of a new chapter within the land
use ordinance entitled Croman Mill District (Ch. 18.3.2),
Comprehensive Plan.
Plan Description
The Croman Mill District and Plan boundary encompasses approximately 95 acres, and is
bound by the railroad right-of-way to the north and east, Tolman Creek Road and Hamilton
Creek to the west and Siskiyou Boulevard to the south. The majority of the property in the
plan area is comprised of the abandoned Croman Mill site (approximately 64 acres), which
is the largest, unused parcel of land in the city limits. The nonoperational Croman Mill site
is centrally located in the plan area, between Mistletoe Road and the railroad right-of-way.
Also included within the Croman Mill Plan designation, is the Oregon Department of
Transportation (ODOT) maintenance yard located south of the intersection of Mistletoe and
Tolman Creek, as well as some additional properties to the west of Mistletoe Road and near
the intersection of Siskiyou Boulevard and Crowson Road area.
Attachments:
Croman Mill District Ch. 18.3.2 (ashland.municipal.codes/LandUse/18.3.2)
Croman Mill Site 2005 Aerial Photograph Attachment 1
Croman Mill District Existing Land Use Zones Attachment 2
Croman Mill District Potential Revision Areas Attachment 3
Croman Concept Layout Plan Provided by Croman Properties (Property Owner exhibit)
Page 3 of 3
Croman Mill District Aerial
Attachment 1
(photo 2012)
±
Feet
0200400800
Attachment 2
Existing Land Use
City Limits
Croman Mill District
E-1
landuse
office employment (CM-OE)
compatible industrial (CM-CI)
neighborhood center (CM-NC)
mixed use (CM-MU)
R-1-5
M-1
openspace/conservation (CM-OS)
central park
R-1-5
E-1
E-1
±
Feet
01603206409601,2801,600
Croman Mill District
Attachment 3
Potential Revision Areas
(3/05/2018)
M-1
R-1-5
Future
E-1
E-1
E-1
Future
M-1
Croman Mill District
City Limits
Land Use Zones
Croman Plan boundary
City Limits
landuse
compatible industrial (CM-CI)
neighborhood center (CM-NC)
office employment (CM-OE)
±
openspace/conservation
potential revision areas
Feet
0200400800
Document Path: C:\\gis\\Croman_amendments\\Croman_LandUse_adjustments.mxd
Memo
DATE:
January 22, 2019
TO:
Planning Commission
FROM:
Derek Severson, Senior Planner
RE:
Study Session Open Space Discussion
The issue of open space has been one of frequent discussion for the Commission in recent years. The
Commission discussed open space requirements and made some related site visits at the 2017 annual
retreat, and had a subsequent study session for further discussion. No changes were made to code
language at that time, and the issue continues to come up.
There are open space requirements included in standards for Multi-Family Site Design Review and for
Decks, patios,
Performance Standards developments
and similar areas are eligible for open space.
At times, this has been treated in practice as allowing
me discussion of this issue outside a specific planning action would be beneficial for
the Commission, staff and applicants in order to clarify how the Commission believes the open space
requirements might be better addressed, and to identify any clarifying code amendments that might be
necessary to that end.
Background
Staff believes that the following information from the Ashland Municipal Code (AMC) will be helpful
in considering this issue:
Open Space (AMC 18.6.1.030 Definitions)
A common areadesignated on the final
plans of the development, permanently set aside for the common use of the residents of
the development. Open space area is landscaped and/or left with a natural vegetation
cover, and does not include thoroughfares, parking areas, or improvements other than
recreational facilities.
Porch (AMC 18.6.1.030 Definitions)
Covered porches, exterior balconies, or other
similar areas attached to a building and having dimensions of not less than six feet in
depth and eight feet in width.
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
Open Space Required (AMC 18.3.9.050.A.2 Performance Standards).
All
developments with a base density of ten units or greater shall be required to provide a
minimum of five percent of the total lot area in Open Space; that area is not subject to
bonus point calculations, however, density bonuses shall be awarded to open space
Open Space (AMC 18.4.2.030.H Multi-Family Site Review).
Residential developments
that are subject to the provisions of this chapter shall conform to all of the following
standards.
Recreation Area.
1. An area equal to at least eight percent of the lot area shall
be dedicated to open space for recreational use by the tenants of the
development.
Surfacing.
2. Areas covered by shrubs, bark mulch, and other ground covers
that do not provide suitable surface for human use may not be counted
towards this requirement.
Decks and Patios.
3. Decks, patios, and similar areas are eligible for open
space.
Play Areas.
4. Play areas for children are required for projects of greater than
20 units that are designed to include families. Play areas are eligible for open
space.
Outdoor Recreation Space (AMC 18.2.5.080.F.3.b Density Bonuses).
The maximum
bonus for provision of outdoor recreation space above minimum requirement established
by this ordinance is ten percent. The purpose of the density bonus for outdoor
recreational space is to permit areas that could otherwise be developed as a recreational
amenity. It is not the purpose of this provision to permit density bonuses for incidental
open spaces that have no realistic use by project residents on a day-to-day basis. One
percent increased density bonus for each percent of the project dedicated to outdoor
recreation space beyond the minimum requirement of this ordinance.
Major Recreational Facilities (AMC 18.2.5.080.F.3.c Density Bonuses).
The
maximum bonus for provision of major recreational facilities is ten percent. Density
bonus points shall be awarded for the provision of major recreational facilities, such as
tennis courts, swimming pools, playgrounds, or similar facilities. For each one percent of
the total project cost devoted to recreational facilities, a six percent density bonus shall
be awarded to a maximum of ten percent. Total project cost shall be defined as the
estimated sale price or value of each residential unit times the total number of units in
the project. Estimated value shall include the total market value for the structure and
land. A qualified architect or engineer using current costs of recreational facilities shall
estimate the cost of the recreational facility for City review and approval.
Discussion
An area
equal to at least 25 percent of the floor space of the units shall be dedicated in open space for recreation
for use by the tenants of the development. Areas covered by shrubs, bark mulch and other ground
covers which do not provide a suitable surface for human use are discouraged. Play areas for children
are encouraged. Areas which provide for a variety of outdoor activities including team sports should be
provided.
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
Current code language is provided above, and the various related standards include:
Landscape Requirement: 25% of site for R-3, 35% for R-2
Parking Lot Landscaping: 7% of parking & circulation areas
Required Open Space/Recreation Area: 8% of site
aǒƌƷźΏCğƒźƌǤ {źƷĻ 5ĻƭźŭƓ wĻǝźĻǞ wĻƨǒźƩĻƒĻƓƷ͵ {ǒźƷğĬƌĻ ƭǒƩŅğĭĻ ŅƚƩ ŷǒƒğƓ ƩĻĭƩĻğƷźƚƓğƌ ǒƭĻͳ
ķĻĭƉƭͲ ƦğƷźƚƭ ε ƭźƒźƌğƩ ğƩĻğƭ ğƩĻ ĻƌźŭźĬƌĻ ŅƚƩ ƚƦĻƓ ƭƦğĭĻ͵
Required Open Space: 5% of site
tĻƩŅƚƩƒğƓĭĻ {ƷğƓķğƩķ wĻƨǒźƩĻƒĻƓƷ ŅƚƩ ĬğƭĻ ķĻƓƭźƷǤ Ѣ ЊЉ ǒƓźƷƭ͵ ağǤ ĬĻ ƌğƓķƭĭğƦĻķ ƚƩ ƌĻŅƷ ǞźƷŷ
ƓğƷǒƩğƌ ǝĻŭĻƷğƷźƚƓ͵
What does or doesnt work with the open spaces in Ashland? Having seen projects go through the
planning approval process and then be built out, are there particular size, location or design
features that make an outdoor space more or less functional?
Is there a reason to require that all open space be in common ownership?
The multi-family conceptual site plan shown in AMC Fig. 18.4.2.030 (shown below) identifies
ƦƩźǝğƷĻ ƚǒƷķƚƚƩ ƭƦğĭĻ separately from ĭƚƒƒƚƓ ƚƦĻƓ ƭƦğĭĻ. The Land Use Ordinance does not
include a specific standard designating a minimum area for private outdoor space other than for
cottage housing. Should such a standard be considered as part of the open space/recreation area
discussion?
Are open spaces containing unique natural features ΛǞĻƷƌğƓķƭͲ ƩźƦğƩźğƓ ĭƚƩƩźķƚƩƭͲ ŭƩƚǒƦźƓŭƭ ƚŅ
ƭźŭƓźŅźĭğƓƷ ƷƩĻĻƭͲ ķźƭƷźƓĭƷźǝĻ ǝźĻǞ ĭƚƩƩźķƚƩƭͲ ĻƷĭ͵Μ afforded better protection when under common
ownership, rather than when located on privately-owned parcels?
meeting the open space
requirements? Are -private ƭźƒźƌğƩ ğƩĻğƭ
area to accommodate outdoor recreational use by tenants and relate to a common space?
What are the appropriate landscape treatments to support recreational use?
How do garden areas fit into these requirements?
To what degree are pedestrian walkways and other circulation areas a barrier to recreational use?
What level of detail would the Commission like to see on future plan submittals to enable review?
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
LƌƌǒƭƷƩğƷźƚƓ ŅƩƚƒ ƚƩźŭźƓğƌ ЊВБЎ {źƷĻ 5ĻƭźŭƓ ε
ƭĻ DǒźķĻƌźƓĻƭ ĬƚƚƉƌĻƷ
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