HomeMy WebLinkAbout2015-07-28 Planning PACKET
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ASHLAND PLANNING COMMISSION
SPECIAL MEETING
JULY 28, 2015
AGENDA
I. CALL TO ORDER:
7:00 PM, Civic Center Council Chambers, 1175 E. Main Street
II. ANNOUNCEMENTS
III. AD-HOC COMMITTEE UPDATES
IV. PUBLIC FORUM
V. TYPE III LEGISLATIVE PUBLIC HEARING
A. PLANNING ACTION: PL-2013-01858
APPLICANT: City of Ashland
LOCATION: Normal Neighborhood District Boundary
REQUEST: To amend the Comprehensive Plan, Comprehensive Plan Map, Transportation
System Plan, and Ashland Land Use Ordinance to implement the Normal Neighborhood Plan.
VI. OTHER BUSINESS
A. Planning Commission Attendance Report
VII. ADJOURNMENT
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ASHLAND PLANNING DIVISION
STAFF REPORT
July 28, 2015
PLANNING ACTION:
PL-2013-01858
APPLICANT:
City of Ashland
LOCATION:
Normal Neighborhood District Boundary
ZONE DESIGNATION:
Jackson County RR-5 (Rural Residential 5 acres)
COMPREHENSIVE PLAN DESIGNATION:
City of Ashland Single-Family and Suburban
Residential
Jackson County Rural Residential Lands
ORDINANCE REFERENCE:
Chapter 18.3.4 Normal Neighborhood District (proposed)
STATEWIDE PLANNING GOALS:
Goal 2 Land Use Planning
Goal 14 Urbanization
OREGON REVISED STATUTES (ORS):
Chapter 197 – Comprehensive Land Use Planning
Coordination
REQUEST:
To amend the Comprehensive Plan, Comprehensive Plan Map, Transportation
System Plan, and Ashland Land Use Ordinance to implement the Normal Neighborhood Plan
.
I.Relevant Facts
A.Background - History of Application
Oregon Statewide Planning Goal 2, Land Use Planning, as well as Chapter 197 of the
Oregon Revised Statues requires a land use planning process and policy framework as
a basis for all decision and actions related to use of land. Specifically, plans and
implementation measures such as ordinances controlling the use and construction are
permitted as measures for carrying out Comprehensive Plans.
Oregon Statewide Planning Goal 14, Urbanization, directs communities to plan for
the orderly and efficient transition from rural to urban land use, to accommodate
urban population and urban employment inside urban growth boundaries, to ensure
efficient use of land, and to provide for livable communities. The existing
Comprehensive Plan designation for the Normal Neighborhood Plan area was
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established in 1981.The area’s development as low density residential, changes in
the City’s population demographics, land availability, housing supply and type, and
water resource protectionstandards over the decadeswarrant a re-evaluation of the
area’sComprehensive Plan designations in consideration of these changed conditions.
In March of 2011 the City Council directed the Community Development Department
to apply for a Transportation and Growth Management (TGM) grant to prepare a
master plan for the 94 acre Normal Neighborhood area, and the City’s project was
selected for award in June 2011. The TGM program is a joint program of the Oregon
Department of Land Conservation and Development (DLCD) and the Oregon
Department of Transportation (ODOT).
The City of Ashland received the TGM grant for consultant servicesin May 2012to
undertake the neighborhood planning process. A number of urban design, planning,
engineering, environmental services and architecturefirms wereselected to prepare
the draft plan. Consultants includedParametrix Inc, UrbsWorks Urban Design,
Joseph Readdy Architect, Qamar Architecture and Town Planning, Leland Consulting
Group housing market analysts, and Nevue NganLandscape Architects. The
submission of preliminary draft plan materials and a revised draft plan concluded the
TGM funded portion of the project in September 2013.
The neighborhood planning process has involved considerable public involvement
including a resident survey, two neighborhood meetings, three public open houses,
two Planning Commission site visits, individual stakeholder meetings with property
owners and nearby residents, and numerous Planning Commission, Transportation
Commission, Housing Commission, t, and City Council study sessions. The design
phase of the planning process was initiated in October 2012 with athree day public
design charrette, or workshop. The charrette allowedfor the identification of issues
and concerns, development of goals and objectivesfor the master plan, and creation
of a conceptual neighborhood design.
The issues and opportunities identified during the first public workshop and key
participants meetings, held when the project was initiated back in October 2012, were
used to create the project goals and objectives as listed below:
Maximize land use efficiency by concentrating housing in a strategically
located area within the City Urban Growth Boundary.
Create a development pattern of blocks and streets that supports a
balanced, multi-modal transportation system that offers a full range of
choices to its occupants and that supports active transportation
opportunities like walking, bicycling or using transit in those areas
planned for transit service;
Provide a range of housing choices and a variety of open space, public
space, and green infrastructure improvements, in a way that preserves and
enhances the area’s creeks and wetlands;
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Design a local street grid for the Project Area including connections to
existing and planned street, pedestrian, and bicycle facilities beyond the
project area that overcome the challenges to connectivity and better
integrate the area into the Ashland transportation system;
Provide for pedestrian and bicycle routes and facility improvements within
the plan area that will provide safe access to local schools, activities,
neighborhoods, and destinations;
Apply those principles of low impact development to minimize the extent
and initial cost of new infrastructure and to promote the benefits of
stormwater management;
Provide developable alternatives at planned densities that will eliminate
the need for expansion of the urban growth boundary; and
Reduce greenhouse gas emissions by implementing transportation and
land use plans that encourage reductions in vehicle miles traveled.
Following the October 2012 charrette, plan options were developed and presented at
study sessions and public open houses to obtain public input to assist the design team,
city staff, and the Planning Commission to further refinethe plan concept. A draft
Normal Neighborhood Plan, and draft implementing ordinances, were presented to
the Planning Commission at a public hearing on March 11, 2014 and April 8, 2014.
Following the Planning Commission’s public hearings their formal recommendations
on the neighborhood plan were forwarded to the City Council (Planning Commission
Report dated 4/22/2014).
TheCity Council held public hearings on the draft Normal Neighborhood Plan on
th
May 6, 2014,May 20, 2014, and continued public testimony and deliberations to a
th
special meeting on May 29, 2014. At the final May 29meetingthe Council directed
the establishment of an ad-hoc working group to examine the fundamental
assumptions that were used in developing the plan, as well as conduct a more in depth
review of a number of plan elements. The appointed working group included two
Planning Commissioners (Richard Kaplan, Michael Dawkins); two City Councilors
(Pam Marsh, Mike Morris), and Mayor Stromberg.
The Council directed the working group to specifically examine the following:
Housing Concentrations and Type
Regional Problem Solving (RPS) assumptions on density
The need for NN zoning; Density (units per acre)
Building height limitations (2.5 or 3-story)
Transportation
General transportation and connectivity issues; Transportation to the schools;
East-west transportation issues; Public transportation; Traffic reduction
(elimination); Improvements to East Main St.; Railroad crossing
Open space
Wetland protection & delineations.
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25% open space
Infrastructure
water, sewer, and electric; developer driven costs
Public Input
Incorporate public input and respond accordingly
Over the course oftwelve public meetings, held between June 2014 and May 2015,
the working group explored each of the specific items identified by Council. A series
of meetings specifically focused on housing and land use, open space and natural
resources, transportation and infrastructure, and included an exercise where working
group members aimed to conceptualize an alternative neighborhood plan independent
of the original draft proposal. Additionally a special round table meeting was held
(September 18, 2014) where a panel was brought together to provide feedback on
what they liked and disliked about the draft plan, identified barriers to agreement, and
explored how the plan could be amended to work from their perspective. Panelists
included a selected neighborhood representative from within the Normal
Neighborhood Plan area (Susan DeMarinis), a representative from the adjacent
development’s Home Owners Associations (Bryce Anderson), a developer who
represented a number of property owners (Randy Jones), and two outside experts
familiar with Land Use and housing development (Alan Harper and Tom Giordano)
who each had an opportunity to present their concerns and suggestions and participate
in an open discussion about the draft plan.
In consideration of public input provided, and a review of the draft plan’s elements,
the working group discussed a general vision for the neighborhood and formulated a
summary list of recommended plan amendments (Working Group memo dated
December 2, 2014) for Council’s consideration.
In formulating their recommendations the Normal Neighborhood Plan working group
reviewed each of the Planning Commission’s recommendations as presented in the
Planning Commission Report dated 4/22/2014. The working group’s recommended
amendments alter the land use classifications, allowable housing densities, internal
transportation network, thus differing from the plan the Planning Commission
originally reviewed and had based the Commission report upon. The working group
did concur with the Planning Commission’s recommendation that the
conservation/open space boundaries are a neighborhood defining characteristic and
should remain as presented in the original draft plan, however changed the
amendment process for potential reductions of open space areas to correlate with
designated wetlands. The working group recommendedthat the existing maximum
building height of 35ft, or two and one-half stories, should be retained and to not
allow an increase to 40ft,or three-stories, through a conditional use permit process as
was initially recommended by the Planning Commission.
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Background Studies
To inform the neighborhood planning process a number of studies were completed
and previously presented to the Planning Commission and City Council in support of
this project including:
ABuildable Lands Inventory
(approved November 15, 2011- ordinance #3055)
provided a basis for evaluation of the amount of available land within the City
Limits and Urban Growth Boundary.
AHousing Needs Analysis,
(approved September 3, 2013 - ordinance #3085)
summarized the types of housing that have been developed throughout the
Cityin the recent decades, as well as the projected needed housing based on
income and population demographics.
An Executive Summary of Existing Conditions to provide background
information for the Normal plan area including the results of a resident survey
conducted in June-July 2012.
An analysis of five components of the neighborhood design including
infrastructure, mobility, sustainability, open space and greenways, and
housing and land use.
Infrastructure Framework
o
Sustainability Framework
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Mobility Framework
o
Greenway and Open space Framework
o
Housing and Land Use Framework
o
The traffic engineering firmSCJ Alliance completed an Existing Traffic
Conditions technical memorandum (dated September 5, 2012) , and a Future
Traffic Analysis (dated November 19, 2013) to investigate current and future
traffic conditions in the Normal Neighborhood Plan study area.
B.Detailed Description of the Site and Proposal
The Normal Neighborhood Plan District is situated between East Main Street to the
north and the railroad tracks to the south, Clay Street to the east and the Ashland
Middle School to the west. Currently, the 94 acre area has a mix of Comprehensive
Plan designations including single family residential and suburban residential, and is
presently outside the City of Ashland (City) city limits but within the City Urban
Growth Boundary (UGB).
This area constitutes the largest remaining area of residentially designated land that is
suitable for medium- to high-density development which remains largely vacant or
redevelopable. The plan area contains 35 properties ranging in size between 0.38
acres up to 9.96 acres. There are 26 property owners within the plan area with a
number owning multiple parcels. Residential development in the plan area has
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historically been low density large lot single family homes consistent with Jackson
County’s rural residential zoning standards.
The Normal Neighborhood Plan District includes significant natural features
including Cemetery Creek, Clay Creek, and three designated wetlands (W9,W12,
W4) that are included on the City of Ashland 2007 Local Wetland Inventory (LWI).
The localwetland inventory was approved by the Department of State Lands (DSL)
which means the LWI is part of the Statewide Wetland Inventory. During the course
of this project property owners have completed new wetland delineations for two of
the three significant wetlands within the project area (W12 & W4). These new
delineations for W4 and W12 were recently approved by DSL (WD-2014-0255&
WD-2014-0269) effectivelyreducingthe areas that are regulated as wetlands at this
point in time. The last remaining large wetland (W9) within the project areais
located on multiple properties adjacent to Ashland Middle School. Staff understands
that one of the property owners (Grace Point Church) has recently conducted a study
of the W9 wetland on their property. This delineation has been submitted to DSL for
review but has yet to be approved. Approved wetland delineations are only valid for
five years from the date of DSL’s approval. Therefore, with any annexation proposal
the City of Ashland will requiredemonstration that DSL has approved a formal
delineation within 5 years of the application.
The Normal Neighborhood Plan is comprised of Normal Neighborhood Plan
Framework document, official Normal Neighborhood Plan maps, amendments to the
Transportation System Plan and street standards, and the proposed Normal
Neighborhood District land useordinance amendments (Ch. 18-3.4). Collectively
these documents provide the underlying conceptual and regulatory structure for area’s
future development. Development of this area is expected to occur in an incremental
way, as individual parcels propose annexation for specific housing developments. An
adopted neighborhood plan allows individual development proposals to better
coordinate theprovision of streets, pedestrian connections,utilities,storm water
management, and open space. Such an approach can ultimately help reduce
development costs through appropriate sizing of needed facilities, provision of
easements,and secured street access. Additionally a significant benefit of an adopted
plan is a clear expectation and understanding regarding the level of development
anticipatedby both developers and neighboring residents. In this way the
development and annexation process for all properties with the plan area is
streamlined while ensuring the City can accommodate its future growth in a
systematic and efficient manner.
The proposal involves Comprehensive Plan Map amendments, Transportation System
Plan amendments, as well as amendments to the proposed Ashland Unified Land Use
Ordinance (ULUO). The proposed implementation plan includes:
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Adopting the Normal Neighborhood PlanFramework document as a
supporting document to the City’s Comprehensive Plan and designation of
the Normal Neighborhood District within the Comprehensive Plan map.
Adoption of official Normal Neighborhood Plan maps:
Land UseDesignations Map(NN-1-5, NN-1-3.5, NN-1-3.5-C, NN-2)
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Street Network
o
Pedestrian and Bicycle Network
o
Street network: Green Streets
o
Open Space Network
o
Amending the Transportation System Plan (TSP) as follows:
Amend the Street Dedication Map (TSP Figure 10-1) to incorporate
o
the plan area’s proposed Street Network, and reclassification of
Normal “Avenue” to be a Neighborhood Collector.
Amend the Planned Intersection and Roadway Improvement Map
o
(TSP Figure 10-3) to include East Main Street as a Planned Roadway
Project.
Amend the Planned Bikeway Network Map to incorporate the planned
o
multiuse trails within the Normal Neighborhood Plan.
Amend the Street Standards (18.4.6) to add a new Shared Street
classification.
Amending the Land Use Ordinance to include a new Chapter 18.3.4 Normal
Neighborhood District, to guide and direct both public and private
improvements. Additionally, amendments to Chapter 18.2.1.020 and
18.2.1.040 are proposed to provide reference to, and consistency with, the
Normal Neighborhood District.
II.Project Impact
A.Approval Process and Noticing
The proposal involves Comprehensive Plan and Transportation System Plan
amendments, as well as additions and revisions to the Ashland Land Use Ordinance
necessaryto implement the Normal Neighborhood Plan. The Planning Commission
makes a recommendation on the package of amendments, and the City Council makes
the final decision.
Approximately 200 written notices (postcards) were mailed to property owners in and
surrounding the Normal Neighborhood District boundary regarding the Planning
Commission public hearing (July 28, 2015)and City Council public hearing
(September 1, 2015). Anotice was published in the newspaper on July 8, 2015, and
a meeting announcement was emailed to residents and interested parties on July 13,
2015.Meeting announcements and plan materials are posted on the project web page
www.ashland.or.us/normalplan
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B.Proposal Impact
Planned Housing Types and Land Use Designations
The proposed Normal Neighborhood District will contain four residential zones, NN-
1-5, NN-1-3.5, NN-1-3.5-C, NN-2. The use regulations and development standards
set forth in the proposed land use ordinance (Ch. 18.3.4)for these zones are intended
to be largely consistent with existing zoning standards within the City, while
providing a significant degree of flexibility as to the form and character of individual
developments. Affordable housing with the plan area would be provided by future
development as a condition of annexation consistent with current requirements. The
Normal Neighborhood Land Use Zones map establishes the proposed designations for
the properties within the district.
NN-1-5:
The Land Use designation NN-1-5 is intended to provide single family dwellings,
accessory residential units, and cottage housing with a base density of 4.5 units
per acre. The draft ordinance includes a reserved section for the “cottage housing”
type to be consistent with standards to be proposed under a separate legislative
planning action for all single family zones within the city.
NN-1-3.5
TheNN-1-3.5 designation provides housing opportunities for individual
households through development of a mix of single-dwelling housing, apartments,
townhomes, accessory residential units, and pedestrian oriented clustered housing
with a base density of 7.2units per acre. Clustered housing, commonly referred to
as “pocket neighborhoods”, are a new housing type envisioned for the plan area
where multiple compact detachedor attached dwellings are grouped around
common open space. The Normal Neighborhood Plan, and draft land use
ordinance amendments, include example illustrations primarily intended to assist
those involved in conceptualizing a development to better address the principle
objectives outlined within the Normal Neighborhood Plan. Through the
consolidation of common open space and or parking cluster housing
developments can often achieve a housing density comparable to attached row
houses or low-rise apartments, yet with a lower profile retainingthe appearance of
traditional single-family homes.
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NN-2
The NN-2 land use designation is intended to address Ashland’s housing needs
through development of multi-dwelling housing with a base density of 13.5 units
per acre.
NN-1-3.5-C
The NN-1-3.5-C zone is a residential designation consistent with NN-1-3.5
(above), however it would additionally allow for limited neighborhood serving
commercial uses,such as a coffee shop, on the ground floor.
Upon review of the initial draft of the plan on March 27, 2014, The Housing and
Human Services Commission expressed that they felt strongly that this areais a
major source of future growth in the City. The Commission specifically noted that
affordable housing is an important component of our City, andwill be integral to
future development of this neighborhood. This plan and code maintain the City’s
existing density bonuses and annexation requirements for the provision of affordable
housing units. In addition, the Neighborhood Plan, and proposed Land Use
Ordinance, encourage more diversity in housing and increased intensity of
development in those areas where the context and capacity for density is most
appropriate. The result should be increases in housing supply, housing options, and
housing affordability. The various land use designations, and flexibility in housing
types permitted, create a complete neighborhood, accessible to a full range of ages
and abilities. There will be units for sale or rent; small, and large; and attached and
detached units.
Greenway and Open Space
The plan’s approach to the greenway and open space framework is establish
designated open space areas to include both water resource protection areas and
recreational open space. As proposed these areas are to include FEMA’s 100 year
floodplain, Ashland’s designated floodplain boundaries, wetlands identified in the
2007 Local Wetland Inventory (LWI), and wetland and riparian buffer areas
identified in the Water Resource Protection Zone ordinance. Precluding development
in these areas will reduce or prevent the detrimental effects of flood waters, support
native vegetation, provide habitat and travel corridors for wildlife, and promote
environmental quality by absorbing, storing, and releasing storm water. The Open
Space Network Map shows the areas intended to be preserved as natural areas or open
space within the district which absent of any environmental constraints could
additionally provide recreational amenities to the districts residents.In the future
event that a Department of State Lands approved wetland delineation differs from the
boundaries presented in the 2007 LWI, and Normal Neighborhood Plan Open Space
map, an applicant could apply for a minor plan amendment to alter the boundary to
reflect the then current delineation.
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Clay Creek and Cemetery Creek are containedwithin designated open spaces which
include all areas withinthe FEMA 100 year floodplain, City of Ashland Floodplain,
and regulated riparian areas. Streams and wetlands will be maintained as amenities
with access to area residents due to the carefully considered transportation network
that ensures that these areas are not hidden in back yards. Accommodation of the
pedestrian, bicycle, and automobile circulation along the edges of the riparian zones
and designated wetlands provides visual and physical access and increases the buffer
zones between pockets of development enhancing the character of openness within
the plan area.
Transportation
The Normal Neighborhood Plan includes a transportation framework that would be
implemented by the proposed amendments to the Transportation System Plan (TSP)
and Normal Neighborhood District Standards. The mobility section or the Normal
Neighborhood Plan Frameworkincludes a street network, a pedestrian and bicycle
framework, and a green street framework. The general location of future roads and
paths is addressed by the Normal Neighborhood Plan Street Network Map, although
design and engineering at the time of the actual development will determine their
precise locations. The proposed Street Network additionally includes designations for
streets within the plan area that are to be developed as “green streets” designed to
capture and treat storm water in conformance with the City of Ashland Storm
Water Master Plan. The proposed street network would amend to the TSP’s Street
Dedication Map (Figure 10-1) forthe Normal Neighborhood District area.
The Pedestrian and Bicycle Network map includes facilities incorporated into the
streets, as well as off-road multi-use paths including the establishment of two paths
crossings Cemetery Creek, paths or shared streets along the west side of Cemetery
Creek, a path connecting the terminus of the existing Normal Avenue to East main
Street, and a connection from the plan area to the eastern boundary of the Ashland
Middle School property. The proposed multi-use paths would amend to the TSP’s
Planned Bikeway Network Map(Figure 8-1) for the Normal Neighborhood District
area.
The Normal Avenue neighborhood’s internal street network has largely been
designed to keep travel speeds in the range of 20 mph by introducing elements such
as a planted median, small traffic circles, and subtle changes in direction at block
intersections. The backbone of the street network is a re-routed neighborhood
collector that extends from the southern intersection at a future improved Rail Road
Crossing, to East Main Street between Clay Creek and Cemetery Creek. Given the
anticipated traffic volumes on this new road being approximately 1000 average daily
trips it is not necessary that it be classified as an “Avenue” but rather a
“Neighborhood Collector” designation would suffice. Neighborhood Collectors are
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expected to accommodate 1500 to 5000 vehicle trips per day and as such this lesser
classification would adequately accommodate expected use.
The Normal Neighborhood plan also introduces a street type that was recently
included in the Transportation System Plan: the “shared street”. A shared street is a
very low speed street where all of the functions of the transportation system coexist in
the same space. There are no individual sidewalks separated from the street surface
by curbs and planted medians. There are no bicycle lanes separated from the street by
painted lines. The low volumes, low-speeds, narrow cross-section, and traffic calming
design elements make it possible for all userssafely occupy the street surface by
yielding to the slowest and most vulnerable present at a given moment. The proposed
amendments to the Street Design Standards within the Ashland Municipal Code
(18.4.6) codify the new shared street classification.
The use of rear lanealleys helps to reduce the extent of paved areas, and will support
a complete grid of finely-grained urban blocks. These alleys will provide the primary
access to garages and backyards. The specific alley locations within the designated
blocks is left to future development site designconsiderations, subject tothe
maximum block length and parking access standards. Assuch those potential alley
locations most subject to adjustment are not included in the Street Network map but it
is expected that future development will provide alleys to meet access management
and connectivity standards.
TheFuture Traffic Analysisreport by SCJ Alliance found that all existing
intersections in vicinity of the project are expected to continue to function within
operational standards in the year 2038 at full build out of the neighborhood plan area.
The report recommended that East Main Street should be improved to comply with
existing City standards, including the installation of a center turn lane at designated
intersections. The improved Avenue could accommodate vehicular, pedestrian and
bike traffic, and that each of the proposed street intersections with East Main Street
would function within applicable operational standards according to the report.
The Planning Commission, Transportation Commission, and Working Gorup have
each spent considerable time discussing the needed street improvements along East
Main Street from Walker Ave. to Clay Street. The Planning Commission had
previously recommended that “The south side of East Main Street, from Walker
Avenue to Clay Street, should be fully improved to City Street Standards prior to, or
coinciding with any future annexation and development within the plan area.”. The
Transportation Commissions most recent recommendation was that a partial
improvement of East Main Street (such as full improvements 250’ on either side of a
proposed intersection) could be considered to address traffic impacts demonstrated in
a Traffic Impact Analysis provided “…at a minimum, a sidewalk is to be developed
between Walker and Clay Street.”to address pedestrian and bicycle demand in the
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near term. The Normal Neighborhood Working Group had also considered that a
phased approach to East Main Street improvements may be an option to consider with
future annexation proposals, and that the City would consider the formation of an
advance financing district to assist in acquiring full street improvements at the
initiation of development within the area. The Normal Neighborhood Plan
Framework document includes the a new section , Advance Financing and Phasing
of Public Improvements (p30), to address this approach .
Plan Amendments
A minor and major amendment process is included in proposed section 18.4.030.C of
the Normal Neighborhood District Chapter. The proposed amendmentprocess
provides flexibility to address unforeseen changes in conditions such as shifts in
demand for types of uses, and physical or natural constraint challenges in individual
developments.
Major amendments provide for a change in a land use overlay or allowable
density, modification of the street layout plan or other transportation facility
that eliminates a proposed street, a change in the applicable standards, and
any other changes not listed.
Minor amendments include shifting the location of streets, alleys or paths
more than 50 feet, adjustments to the boundaries of designated Open Space
Areasto correspond with a delineated wetland or water resource protection
zone, and changes in dimensional standard requirements not including
building height and residential density.
C.Discussion Items
The attached Normal Neighborhood Plan maps, Framework Document, and draft land
use ordinance (18.3.4), haveeach been revised to address the recommendations of
the Normal Neighborhood working group and the Planning Commission
recommendations put forth in April 2014. A summary of the highlights of the latest
revisions as follows.
A change in the zoning designations to provide densities consistent with
existing city zones
Relocation of proposed zoning areas to locate the higher density area to the
south of the project area.
Designation of open space lands on the Land Use Designation Map.
Provisions allowing the transfer of housing density out of the water resource
protection zones.
Establishment of a minor amendment process to allow proposed open space
locations to be moved, or reduced in area, to correlate with natural features
(future wetland locations and boundaries).
Flexibility to allow shared streets to alternatively be developed as alleys or
multiuse paths where appropriate adjacent to water protection zones.
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Inclusion of mandatory standards relating to storm water management.
Alignment of streets and zoning to provide direct East-west connections with
amore grid-like street pattern while aiming to locate new streets along
existing property lines.
The inclusion of “neighborhood module” illustrations within the plan
framework to provide general examples of characteristics that would help
make a neighborhood module successful including a diversity of housing
types accessible to a range of ages, family sizes, and income levels, common
center greens and community gardens, and alley accessed parking areas.
III.Procedural – Required Burden of Proof
18.5 Application Review Procedures and Approval Criteria
18.5.9.010 Purpose
This chapter contains the procedure for amending the Comprehensive Plan, Zoning and Land Use Control
Maps, and Land Use Ordinance.
18.5.9.020 Applicability and Review Procedure
Applications for Plan Amendments and Zone Changes are as follows:
A. Type II. The Type II procedure is used for applications involving zoning map amendments consistent with
the Comprehensive Plan map, and minor map amendments or corrections. Amendments under this section
may be approved if in compliance withthe Comprehensive Plan and the application demonstrates that one
or more of the following.
1. The change implements a public need, other than the provision of affordable housing, supported
by the Comprehensive Plan.
2. A substantial change in circumstances has occurred since the existing zoning or Plan designation
was proposed, necessitating the need to adjustto the changed circumstances.
3. Circumstances relating to the general public welfare exist that require such an action.
4. Proposed increases in residential zoning density resulting from a change from one zoning district
to another zoning district, will provide 25 percent of the proposed base density as affordable
housing consistent with the approval standards set forth in subsection 18.5.8.050.G.
5. Increases in residential zoning density of four units or greater on commercial, employment, or
industrial zoned lands (i.e., Residential Overlay), will not negatively impact the City's commercial
and industrial land supply as required in the Comprehensive Plan, and will provide 25 percent of
the proposed base density as affordable housing consistent with the approval standards set forth in
subsection 18.5.8.050.G.
6. The total number of affordable units described in 18.5.9.020.A, subsections 4 or 5, above, shall be
determined by rounding down fractional answers to the nearest whole unit. A deed restriction, or
similar legal instrument, shall be used to guarantee compliance with affordable criteria for a period
of not less than 60 years. 18.5.9.020.A, subsections 4 and 5 do not apply to Council initiated
actions.
B. Type III. It may be necessary from time to time to make legislative amendments in order to conform with
the Comprehensive Plan or to meet other changes in circumstances or conditions. The Type III procedure
applies to the creation, revision, or large-scale implementation of public policy requiringCity Council
approval and enactment of an ordinance; this includes adoption of regulations, zone changes for large
areas, zone changes requiring comprehensive plan amendment, comprehensive plan map or text
amendment, annexations (see chapter 18.5.8 for annexation information), and urban growth boundary
amendments. The following planning actions shall be subject to the Type III procedure.
Planning Action PL#2013-01858Ashland Planning Division – Staff Report bg
Applicant: City of AshlandPage 13of 16
15
1. Zone changes or amendments to the Zoning Map or other official maps, except where minor
amendments or corrections may be processed through the Type II procedure pursuant to
subsection 18.5.9.020.A, above.
2. Comprehensive Plan changes, including text and map changes or changes to other official maps.
3. Land Use Ordinance amendments.
4. Urban Growth Boundary amendments.
IV.Conclusions and Recommendations
The planning process which resulted in the Normal neighborhood Plan involved a wide
variety of participants including the general public, property owners and neighboring
residents. Staff believes the revisions that have been made in the development of the
implementation package over the last 2 years have refined and improved the
neighborhood plan, and are largely consistent with the original plan goals and objectives.
Staff recommends the Transportation System Plan be amended to incorporate the Normal
Neighborhood Street network as proposed. Upon review of the Normal Neighborhood
April 23, 2015the Transportation Commission recommended approval of the
Plan on
Street Network and Pedestrian and Bicycle Network as follows:
Accept the presented revised plan as an amendment of the TSP with the following
conditions:
1 ) Should the development occur along East Main, at a minimum, a
sidewalk is to be developed between Walker and Clay Street.
2 ) Should the development occur along the railroad tracks, at a minimum,
the railroad crossing needs to be completed.
Staff recommends approval of the Comprehensive Plan Map amendments, adoption of
the official Normal Neighborhood Plan Maps, and adoption of the Normal Neighborhood
Plan Framework as a technical supporting document of the Comprehensive Plan.
Staff recommends approval of the Land Use Ordinance amendments as presented.
Planning Action PL#2013-01858Ashland Planning Division – Staff Report bg
Applicant: City of AshlandPage 14of 16
16
ATTACHMENTS
Ordinance #1
– Comprehensive Plan amendments
Exhibit A(introduction amendment)
o
Exhibit B (framework document)
o
Exhibit C(map)
o
Ordinance #2
– Transportation System Plan and Street Design Standards amendments
Exhibit A(Street Network Map)
o
Exhibit B(Pedestrian and Bicycle Network Map)
o
Ordinance #3
– Land Use Ordinance (Ch 18) amendments
Exhibit A (Normal Neighborhood District Land Use Ordinance)
o
Planning Commission Report (4/22/2014)
Working Group memo dated (12/2/2014)
Electronic Attachments (links)
Working Group Meeting Minutes:
5/21/2015
o
5/7/2015
o
4/15/2015
o
11/20/2014
o
10/23/2014
o
10/09/2014
o
9/18/2014
o
9/4/2014
o
8/21/2014
o
7/24/2014
o
7/10/2014
o
6/19/2014
o
Transportation Commission Meeting Minutes
4/23/2015
o
Housing and Human Services Commission Meeting Minutes
3/27/2014
o
Existing Traffic Conditions technical memorandum (dated September 5, 2012)
Future Traffic Analysis (dated November 19, 2013)
Planning Action PL#2013-01858Ashland Planning Division – Staff Report bg
Applicant: City of AshlandPage 15of 16
17
Letters
Public letters submitted relating to Planning Action PL-2013-01858 , including prior
iterations of the draft plan(pre-July 2015), are not physically attachedto this Staff
Report, however they remain available online at www.ashland.or.us/normalplan, which
includes the following electronically linked letters:
2015 20142013
All 2015 letters combined - PDF
All 2014 letters combined -PDFAll 2013 letterscombined -PDF
Vidmar letter (7/13/2015)Jones/MaharHomes letter DeMarinisletter and exhibits
Vidmar letter (3/31/2015)(11/20/2014)(10/31/2013)
Miller Letter (3/23/2015)Vidmar letter (11/15/2014)DeMarinis letter and
ACCESS Inc. letter (11/12/2014)exhibits(10/8/2013)
Vidmar letter (10/27/2014)Meadowbrook Home Owners
Miller letter (9/29/2014)(Anderson) letter and exhibits
Mahar Homes Concept Plan (10/8/2013)
(9/18/2014)Ashland Meadows
Lutz letter (9/17/2014)(Skuratowicz) letter
Miller letter (9/12/2014(10/8/2013)
Miller letter (9/03/2014)Koopman letter and exhibits
Boyer letter (8/20/2014)(10/8/2013)
DeMarinis letter (8/06/2014)Lutz letter(9/26/2013)
Boyer Letter (8/06/2014)Vidmarletter(7/29/2013)
Vidmar letter (7/30/2014)Carseletter(6/27/2013)
Breon letter (7/22/2014)Gracepointletter(6/12/2013)
DeMarinis letter (7/22/2014)Vidmarletter(4/26/2013)
Vidmar letter (7/21/2014)Shore letter(4/10/2013)
DeMarinis letter (7/15/2014)Marshall letter(4/10/2013)
DeMarinis letter (5/19/2014)Horn letter(3/05/2013)
Anderson letter (4/08/2014)Filsonletter(2/25/2013)
Grace Point letter (5/06/2014)Vidmarletter(2/25/2013)
Livniletter (4/29/2014)
Mandellletter (5/05/2014)
Marshall Letter (04/30/2014)
Miller Letter (4/30/2014)
Neherletter (5/02/2014)
Quiett letter (5/1/2014)
Wallace letter (5/01/2014)
Seidler letter (4/30/2014)
Sharp letter (4/29/2014)
Jacobson letter (4/27/2014)
Arsac letter (4/29/2014)
Brannan letter (5/04/2014)
Gerschler letter (5/04/2014)
OpenCity Hall public comments
(3/5/14)
GracePoint letter (3/11/2014)
Anderson Letter (3/11/2014)
Skuratowicz letter (3/11/2014)
Hunter letter ( 2/25/14)
Planning Action PL#2013-01858Ashland Planning Division – Staff Report bg
Applicant: City of AshlandPage 16of 16
18
ORDINANCE NO. _________
AN ORDINANCE AMENDING THE CITY OF ASHLAND COMPREHENSIVE
PLAN TO ADD A NORMAL NEIGHBORHOOD PLANDESIGNATION TO
CHAPTER II\[INTRODUCTION AND DEFINITIONS\], ADD THE NORMAL
NEIGHBORHOOD LAND CATEGORIES TO CHAPTER IV \[HOUSING
ELEMENT\], CHANGE THE COMPREHENSIVE PLANMAP DESIGNATION
FORAPPROXIMATELY 94 ACRES OF LAND WITHIN THE CITY OF
ASHLAND URBAN GROWTHBOUNDARY FROM SINGLEFAMILY
RESIDENTIAL AND SUBURBAN RESIDENTIAL TO THE NORMAL
NEIGHBORHOOD PLAN DESIGNATION, AND ADOPT THE NORMAL
NEIGHBORHOOD PLAN FRAMEWORK AS A SUPPORT DOCUMENT TO THE
CITY OF ASHLAND COMPREHENSIVE PLAN
Annotated to show deletionsand additionsto the code sections being modified.
boldlined throughbold underline
Deletions are and additions are in .
WHEREAS
, Article 2. Section 1 of the Ashland City Charter provides:
Powers of the CityThe City shall have all powers which the constitutions,
statutes, and common law of the United States and of this State expressly or
impliedly grant or allow municipalities, as fully as though this Charter specifically
enumerated each of those powers, as well as all powers not inconsistent with the
foregoing; and, in addition thereto, shall possess all powers hereinafter
specifically granted. All the authority thereof shall have perpetual succession.
WHEREAS,
the above referenced grant of power has been interpreted as affording all
legislative powers home rule constitutional provisions reserved to Oregon Cities. City of
Beaverton v. International Ass’n of Firefighters, Local 1660, Beaverton Shop20 Or.
App. 293; 531 P 2d 730, 734 (1975); and
WHEREAS
, the City of Ashland Planning Commission considered the above-referenced
recommended amendments to the Ashland Comprehensive Plan at a duly advertised
public hearing on July 28, 2015and,following deliberations, recommended approval of
the amendmentsby a vote of __-__;and
WHEREAS
, the City Council of the City of Ashland conducted a duly advertised public
hearing on the above-referenced amendments onSeptember 1,2015, and on
\[subsequent public hearing continuance dates\]; and
WHEREAS
, the City Council of the City of Ashland, following the close of the public
hearing and record, deliberated and conducted first and second readings approving
adoption of the Ordinance in accordance with Article 10 of the Ashland City Charter;
and
WHEREAS
, the City Council of the City of Ashland has determined that in order to
protect and benefit the health, safety and welfare of existing and future residents of the
City, it is necessary to amend the Ashland Comprehensive Planin manner proposed,
19
that an adequate factual base exists for the amendments, the amendments are
consistent with the comprehensive plan and that such amendments are fully supported
by the record of this proceeding.
THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS:
SECTION 1.
The above recitations are true and correct and are incorporated herein
by this reference.
SECTION 2.
The City of Ashland Comprehensive Plan, Chapter II,\[INTRODUCTION
AND DEFINITIONS\]is hereby amended to add the following new Section \[NORMAL
NEIGHBORHOOD PLAN 2.04.17\] and to adopt the Normal NeighborhoodPlan
Frameworkas a supporting document to the City’s Comprehensive Plan; former Section
2.04.17is renumbered \[PLANREVIEW2.04.18\],to read as follows:
PLAN REVIEW (2.04.17)
NORMAL NEIGHBORHOODPLAN(2.04.17)
This is a residential area that promotesa varietyof housing types
including single family, attached, and multi family residential, with base
housing densities ranging from 4.5 to 13.5units per acre. This area
implements the Normal Neighborhood Plan Framework (2015) to
accommodate future housing,neighborhood scaled business, create a
system of greenways, protect and integrateexisting stream corridors and
natural wetlands, and enhance overall mobility by planning for a safe and
connected network of streets and walking and bicycle routes.
PLAN REVIEW (2.04.18)
SECTION 3.
The City of Ashland Comprehensive Plan Appendix entitled “Technical
Reports and Supporting Documents” is attached hereto and made a part hereof as
Exhibit A.
SECTION 4.
The document entitled “The City of Ashland Normal Neighborhood Plan
Framework(2015),” attached hereto as Exhibit B, and made a part hereof by this
referenceis hereby added to the above-referenced Appendix to support Chapter II,
\[INTRODUCTION AND DEFINITIONS\]of the Comprehensive Plan.
SECTION 5.
The officially adopted City of Ashland Comprehensive Plan Map, adopted
and referenced in Ashland Comprehensive Plan Chapter II \[PLAN MAP 2.03.04\] is
hereby amended to change the Comprehensive Plan map designation of approximately
94 acres of land inside the urban growth boundary from Single Family Residential and
Suburban Residential, to the Normal Neighborhood Plan designation including
designated Conservation Areas as reflected on the revised adopted Comprehensive
Plan Map, attached hereto asExhibit C,and made a part hereof by this reference.
20
SECTION 6.
The City of Ashland Comprehensive PlanHousing Element \[Chapter VI\]
Estimated Land Need table \[Section 6.06\] is hereby amended to include the Normal
Neighborhood Land Use Categories within the table’s Land Category Key as follows:
MFR – Multi-family, High Density Residential
,&& NN-2
(R-2 R-3 zoning)
SR - Suburban Residential
:-& NN-1-3.5
(R-13.5 zoning)
SFR - Single-family Residential
:-:-:-, & NN-1-5)
(R-15, R-17.5, R-110
LDR- Low Density Residential
(RR.5 zoning)
SECTION 7Severability.
.The sections, subsections, paragraphs and clauses of this
ordinance are severable. The invalidity of one section, subsection, paragraph, or clause
shall not affect the validity of the remaining sections, subsections, paragraphs and
clauses.
SECTION 8Codification.
.Provisions of this Ordinance shall be incorporated in the
City Comprehensive Plan and the word “ordinance” may be changed to “code”, “article”,
“section”, or another word, and the sections of this Ordinance may be renumbered, or
re-lettered,provided however that any Whereas clauses and boilerplate provisions (i.e.
Sections 1, 3-5, 7-8) need not be codified and the City Recorder is authorized to correct
any cross-references and any typographical errors.
The foregoing ordinance was first read by title only in accordance with Article X,
Section 2(C) of the City Charter on the _____ day of ________________, 2015,
and duly PASSED and ADOPTED this _____ day of ________________, 2015.
_______________________________
Barbara M. Christensen, City Recorder
SIGNED and APPROVED this day of , 2015.
___________________
John Stromberg, Mayor
Reviewed as to form:
_________________________
David Lohman, City Attorney
21
Exhibit A
Appendix A: Technical Reports and Supporting Documents
City of Ashland, Oregon Comprehensive Plan
Periodically, the City may choose to conduct studies and prepare technical reports to adopt by reference within
the Comprehensive Plan to make available for review by the general public. These studies and reports shall not
serve the purpose of creating new city policy, but rather the information, data and findings contained within the
documents may constitute part of the basis on which new policies may be formulated or existing policy
amended. In addition, adopted studies and reports provide a source of information that may be used to assist
the community in the evaluation of local land use decisions.
Chapter II, Introduction and Definitions
The following reports are adopted by reference as a supporting document to the Ashland Comprehensive Plan,
Chapter II, Introduction and Definitions.
1. Croman Mill Site Redevelopment Plan (2008) by Ordinance 3030onAugust 17, 2010
2. Normal Neighborhood Plan Framework (2015)by Ordinance____ on ______, 2015.
Chapter IV, Environmental Resources
The following reports are adopted by reference as a support document to the Ashland Comprehensive Plan,
Chapter IV, Environmental Resources.
1. City of Ashland Local Wetland Inventory and Assessment and Riparian Corridor Inventory (2005/2007) by
Ordinance 2999 on December 15, 2009.
Chapter VI, Housing Element
The following reports are adopted by reference as a support document to the Ashland Comprehensive Plan,
Chapter VI, Housing Element.
1) City of Ashland: Housing Needs Analysis (2012) by Ordinance 3085 on September 3, 2013
Chapter VII, Economy
The following reports are adopted by reference as a support document to the Ashland Comprehensive Plan,
Chapter VII, The Economy.
1. City of Ashland: Economic Opportunities Analysis (April 2007) by Ordinance 3030 on August 17, 2010
Chapter XII, Urbanization
The following reports are adopted by reference as a support document to the Ashland Comprehensive Plan,
Chapter XII, Urbanization.
1. City of Ashland: Buildable Lands Inventory (2011) by Ordinance 3055on November 16, 2011.
22
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This project is funded by the Transportation and
Michael Morris
Growth Management (TGM) Program, a joint program
of the Oregon Department of Land Conservation
Richard Kaplan
and Development and the Oregon Department of
Michael Dawkins
Transportation. This project is funded in part, by federal
Equity Act: A Legacy for Users ( ), local government,
and State of Oregon funds.
The contents of this document do not necessarily
| Parametrix | Urbsworks | Qamar Architecture & Town Planning | Leland Consulting | Nevue Ngan
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¸Qspwjef!efwfmpqbcmf!bmufsobujwft!bu!qmboofe!efotjujft!uibu!xjmm!fmjnjobuf!uif!offe!gps!fyqbotjpo!pg!uif!vscbo!hspxui!cpvoebsz<!boe
¸Sfevdf!hsffoipvtf!hbt!fnjttjpot!cz!jnqmfnfoujoh!usbotqpsubujpo!boe!mboe!vtf!qmbot!uibu!fodpvsbhf!sfevdujpot!jo!wfijdmf!njmft!
usbwfmfe/!
| Parametrix | Urbsworks | Qamar Architecture & Town Planning | Leland Consulting | Nevue Ngan
Djuz!pg!Btimboe!
28
Normal Neighborhood Plan Framework
Jouspevdujpo
Fyjtujoh!Dpoejujpot
Mpdbufe!xjuijo!uif!vscbo!hspxui!cpvoebsz-!cvu!opu!xjuijo!uif!djuz!mjnjut-!uif!tjuf!
opsui!cpvoebsz!pg!uif!qspkfdu!tuvez!bsfb!jt!Fbtu!Nbjo!Tusffu!boe!uifsf!jt!dvssfoumz!
\]
2
cpvoebsz!pg!uif!qspkfdu!tuvez!bsfb!jt!Btimboe!Njeemf!Tdippm/!Jogpsnbm!qbuit!uibu!
dvu!uispvhi!qsjwbuf!qspqfsuz!qspwjef!dpoofdujpo!gps!qfeftusjbot!gspn!uif!tuvez!
bsfb!up!uif!njeemf!tdippm-!uif!TdjfodfXpslt!Nvtfvn-!boe!puifs!ofjhicpsippet/!
dibsbdufs!pg!uif!Opsnbm!Bwfovf!dibohft!esbnbujdbmmz!gspn!b!ofjhicpsippe!tusffu!
up!b!obsspx!mbof!xjui!tmpx!tqffet!uibu!jt!tibsfe!cz!qfeftusjbot-!cjdzdmjtut-!boe!dbst/!
Qbsl-!Dsffl!Esjwf-!boe!Dmbz!Tusffu/!
qsjwbdz-!cvu!fnfshfodz!sftqpoefst!ibwf!ibe!up!cf!pddbtjpobmmz!jowfoujwf!xifo!
usbjot!pddvqz!uif!sbjm!mjof!boe!bddftt!up!Opsnbm!Bwfovf!jt!joufssvqufe;!sftjefout!
eftdsjcfe!bo!jodjefou!xifsf!fnfshfodz!sftqpoefst!ibe!up!esjwf!uifjs!wfijdmf!
pwfs!uif!jogpsnbm-!voqbwfe!usbjm!gspn!Btimboe!Njeemf!Tdippm!up!Opsnbm!Bwfovf!
Dpnqsfifotjwf!Qmbo!eftjhobujpot!jodmvejoh!tjohmf.gbnjmz!sftjefoujbm!boe!tvcvscbo!
sftjefoujbm-!cvu!jt!dvssfoumz!pvutjef!uif!Djuz!pg!Btimboe!djuz!mjnjut/!Efwfmpqnfou!
jo!uif!qmbo!bsfb!ibt!ijtupsjdbmmz!cffo!mpx!efotjuz-!tjohmf.exfmmjoh!svsbm!sftjefodft!
po!mbshf!mput!!dpotjtufou!xjui!Kbdltpo!Dpvouz!{pojoh!tuboebset/!
xjui!b!ejwfstf!sbohf!pg!vtft!gspn!bhsjdvmuvsf!up!tjohmf.exfmmjoh!sftjefoujbm!po!
dpnqsfifotjwf!qmbo!eftjhobujpot!uibu!pwfsmbz!uif!:4/4!bdsf!tjuf;!Tjohmf.Gbnjmz!
Kvmz!3126}!Usbotqpsubujpo!Hspxui!Nbobhfnfou
29
Normal Neighborhood Plan Framework
Jouspevdujpo
Mpx!Efotjuz!jt!5/6!vojut!qfs!bdsf<!uif!cbtf!efotjuz!pg!Tvcvscbo!Sftjefoujbm!
uif!dvssfou!dpnqsfifotjwf!qmbo!jt!671!exfmmjoht/!
\[
3
Pwfs!ujnf-!fbdi!pg!uif!tusfbnt!boe!bmm!pg!uif!xfumboet!ibwf!cffo!tvckfdu!
up!ofhbujwf!jnqbdu!gspn!efwfmpqnfou/!Opof!sfqsftfout!b!qsjtujof!obuvsbm!
efubjm!boe!ibwf!jogpsnfe!uif!eftjho!pg!uif!ofx!Opsnbm!Ofjhicpsippe!
Qmbo-!ftqfdjbmmz!uif!hsffoxbz!boe!pqfo!tqbdf!gsbnfxpsl/!
pg!sftjefoujbmmz!eftjhobufe!mboe!uibu!jt!tvjubcmf!gps!nfejvn.!up!ijhi.efotjuz!
efwfmpqnfou/
Dsffl!Esjwf
Dpodfqu!Qmbo!Cbdlhspvoe!boe!Dibssfuuf
B!dfousbm!qbsu!pg!uif!efwfmpqnfou!pg!uif!Opsnbm!Ofjhicpsippe!Qmbo!
xbt!b!nvmuj.ebz!dpnnvojuz!eftjho!dibssfuuf!uibu!uppl!qmbdf!jo!Btimboe!
jo!Pdupcfs!3123/!Qsjps!up!uif!eftjho!dibssfuuf-!ipxfwfs-!uif!qspkfdu!ufbn!
efwfmpqfe!bo!jojujbm!Dpodfqu!Qmbo!hspvoefe!jo!ebub!qspwjefe!cz!uif!Djuz!
pg!Btimboe-!tvswfzt-!boe!jojujbm!joufswjfxt!xjui!tublfipmefst/!Sftfbsdijoh!
boe!efwfmpqjoh!uif!dpodfqu!qmbo!hbwf!uif!qspkfdu!ufbn!uif!pqqpsuvojuz!
dsjujdbmmz!dpotjefs!uif!fyjtujoh!dpoejujpot!pg!uif!tjuf!xjuijo!uif!fyjtujoh!
dpoufyu!pg!uif!djuz/!Jo!qsfqbsbujpo!gps!uif!Dibssfuuf-!uif!qspkfdu!ufbn!
jowftujhbufe!qbuufsot!gps!qpttjcmf!efwfmpqnfou!boe!nbslfu!dpoejujpot!
Xfumboet!'!Tusfbnt
joufoefe!up!cf!uif!qsfgfssfe!qbuufso!gps!efwfmpqnfou!cvu-!bt!kvtu!pof!pg!
Tusfbn
nboz!qpttjcmf!efwfmpqnfou!tdifnft-!ju!xbt!vtfe!bt!uif!tubsujoh!qmbdf!
Xfumboe
1211411611
opsui
Xfumboe!Qspufdujpo!\[pof
gps!dpnnvojuz!ejtdvttjpo!bu!bo!joufotjwf!nvmuj.ebz!qmboojoh!qspdftt!jo!
Btimboe/!Evsjoh!uif!gpvs.ebz!eftjho!dibssfuuf!uif!eftjho!ufbn!dpmmbcpsbufe!
| Parametrix | Urbsworks | Qamar Architecture & Town Planning | Leland Consulting | Nevue Ngan
Djuz!pg!Btimboe!
30
Normal Neighborhood Plan Framework
Jouspevdujpo
Dibssfuuf!dpodmvefe!xjui!b!qvcmjd!qsftfoubujpo!pg!b!ofx!esbgu!jmmvtusbujwf!qmbo!
uif!jojujbm!esbgu!dpodfqu!qmbo!jogpsnfe!uif!vmujnbuf!Opsnbm!Ofjhicpsippe!
\]
4
jttvft/!
tfqbsbuf!dpodfquvbm!gsbnfxpslt!joufoefe!up!hvjef!bobmztjt!boe!jowftujhbujpo!pg!
qvcmjd!b!dpodsfuf!qbui!gps!fohbhjoh!xjui!uif!qmbo-!boe!hvjef!uif!efwfmpqnfou!
pg!uif!qmbo/!
Gjwf!Gsbnfxpslt
¸!Ipvtjoh!boe!Mboe!Vtf
¸!Hsffoxbz!boe!Pqfo!Tqbdf
¸!Npcjmjuz
¸!Jogsbtusvduvsf
Dibssfuuf!Jmmvtusbujwf!Qmbo
¸!Tvtubjobcjmjuz
Kvmz!3126}!Usbotqpsubujpo!Hspxui!Nbobhfnfou
31
Asland Normal Neighborhood PlanNormal Neighborhood Plan Framework
Ipvtjoh!boe!Mboe!Vtf
IPVTJOH!BOE!MBOE!VTF
Ofjhicpsippe!Qmbo!jt!b!cmvfqsjou!gps!qspnpujoh!b!wbsjfuz!pg!ipvtjoh!
\[
5
uzqft!xijmf!qsftfswjoh!pqfo!tqbdft-!tusfbn!dpssjepst-!xfumboet-!boe!puifs!
b!dpoofdufe!ofuxpsl!pg!tusffut!boe!mboft-!qbuit!boe!usbjmt-!xjui!opeft!
pg!bddftt!boe!dpoofdujpo!up!uif!obuvsbm!bsfbt-!xfumboet-!boe!tusfbnt!
ofuxpsl!pg!sfhjpobm!usbjmt-!qbuit-!boe!tusffut!cfzpoe!uif!cpvoebsjft!pg!uif!
ofjhicpsippe/
Land Uses
Housing
Ipvtjoh!nblft!tfotf!gps!uif!Opsnbm!Ofjhicpsippe!!cfdbvtf!
cpui!uif!qpqvmbujpo!boe!uif!ovncfs!pg!ipvtfipmet!jo!uif!djuz!bsf!
fyqfdufe!up!dpoujovf!up!hspx!jo!uif!efdbeft!bifbe/!Btimboe!sfnbjot!b!
up!puifs!sftjefoujbm!ofjhicpsippet!xjui!tdippmt-!sfubjm!boe!dpnnfsdjbm!
Btimboet!dfoufst!pg!fnqmpznfou!jodmvejoh!epxoupxo/!Ipvtjoh!jt!
tvqqpsufe!cz!uif!tjuft!dpnqsfifotjwf!qmbo!eftjhobujpot!boe!cbtf!{pojoh/!
Xijmf!ipvtjoh!bt!b!mboe!vtf!nblft!tfotf!gspn!cpui!qpmjdz!boe!nbslfu!
qfstqfdujwft-!ju!tipvme!cf!qmboofe!gps!boe!efwfmpqfe!xjui!bo!joufou!up!
jodmvejoh!tjohmf.gbnjmz-!buubdife!ipvtjoh!tvdi!bt!upxoipnft-!nvmuj.
exfmmjoh!sftjefoujbm-!bqbsunfout-!qfeftusjbo.psjfoufe!dmvtufs!ipvtjoh-!
Commercial | Retail
B!nbslfu!bobmztjt!pg!uif!qmbo!bsfb!tipxt!uibu!ju!
dpoujovf!up!cf!mpx!!fwfo!xifo!uif!ofjhicpsippe!jt!gvmmz!efwfmpqfe/!
| Parametrix | Urbsworks | Qamar Architecture & Town Planning | Leland Consulting | Nevue Ngan
Djuz!pg!Btimboe!
32
Normal Neighborhood Plan Framework
Ipvtjoh!boe!Mboe!Vtf
Normal Plan Visualizations
Creek Drive
tipq-!dbgê-!sftubvsbou-!ps!dpsofs!tupsf-!jt!qpttjcmf/!!Tvdi!ofjhicpsippe!tfswjoh!
cvtjofttft!xpvme!cf!mpdbufe!xjuijo!uif!mjnjufe!dpnnfsdjbm!pwfsmbz!bsfb!{pofe!
\]
6
OO.2.4/6.D!bt!b!dpnqpofou!pg!njyfe.vtf!sftjefoujbm!efwfmpqnfou/
cf!nfu!jo!npsf!dfousbm!mpdbujpot!boe!ofbs!fyjtujoh!fnqmpznfou!ivct!tvdi!bt!uif!
epxoupxo-!Tpvuifso!Psfhpo!Vojwfstjuz-!boe!uif!Dspnbo!Njmm!Ejtusjdu/!
Ipvtjoh!Uzqft
gps!uif!Opsnbm!Ofjhicpsippe!!Efwfmpqnfou!Qmbo!xjmm!qsftfswf!ofjhicpsippe!
qsftfswf!mboe!boe!pqfo!tqbdf!boe!qspwjef!ipvtjoh!pqqpsuvojujft!gps!joejwjevbm!
boe!efwfmpqnfou!tuboebset!bsf!joufoefe!up!dsfbuf-!nbjoubjo!boe!qspnpuf!tjohmf.
qsjnbsjmz!qspwjef!ipvtjoh!pqqpsuvojujft!!xijmf!bmmpxjoh!gps!mjnjufe!ofjhicpsippe!
uif!tjohmf.exfmmjoh!ofjhicpsippe/!\[pof!OO.3!jt!joufoefe!up!qsftfswf!mboe!boe!
pqfo!tqbdf!boe!qspwjef!ipvtjoh!pqqpsuvojujft!gps!joejwjevbm!ipvtfipmet!uispvhi!
tuboebset!bsf!joufoefe!up!dsfbuf!boe!nbjoubjo!ijhifs!efotjuz!sftjefoujbm!
up!qspufdu!fowjsponfoubmmz!tfotjujwf!xbufs!sftpvsdf!mboet!boe!qspwjef!pqfo!tqbdf!
sfdsfbujpobm!pqqpsuvojujft!gps!joejwjevbm!ipvtfipmet!uispvhipvu!uif!Opsnbm!
Ofjhicpsippe!!Efwfmpqnfou!Qmbo!bsfb/!
Jmmvtusbujpo!cz!Upn!Hjpsebop
| Parametrix | Urbsworks | Qamar Architecture & Town Planning | Leland Consulting | Nevue Ngan
Djuz!pg!Btimboe!Kvmz!3126}!Usbotqpsubujpo!Hspxui!Nbobhfnfou
33
Normal Neighborhood Plan Framework
Ipvtjoh!boe!Mboe!Vtf
Normal Plan Visualizations
East Main Street
Qfeftusjbo.Psjfoufe!Dmvtufsfe!Sftjefoujbm!Vojut!xifsf!nvmujqmf!dpnqbdu!
exfmmjoht!bsf!hspvqfe!bspvoe!dpnnpo!pqfo!tqbdf!boe!qspnpuf!b!tdbmf!boe!
dibsbdufs!uibu!jt!dpnqbujcmf!xjui!tjohmf.gbnjmz!ipnft/!!
\[
7
Cvjmejoh!uzqft!jo!uif!Opsnbm!Ofjhicpsippe!!xjmm!jodmvef;
Single Dwelling Residential Units
B!Tjohmf!Exfmmjoh!Sftjefoujbm!Voju!jt!b!
efubdife!sftjefoujbm!cvjmejoh!uibu!dpoubjot!b!tjohmf!exfmmjoh!xjui!tfmg.dpoubjofe!
mjwjoh!gbdjmjujft!po!pof!mpu/!Ju!jt!tfqbsbufe!gspn!bekbdfou!exfmmjoht!cz!qsjwbuf!pqfo!
tqbdf!jo!uif!gpsn!pg!tjef!zbset!boe!cbdlzbset-!boe!tfu!cbdl!gspn!uif!qvcmjd!tusffu!
ps!dpnnpo!hsffo!cz!b!gspou!zbse/!Bvup!qbsljoh!jt!qspwjefe!jo!fjuifs!b!hbsbhf!
efubdife!ps!buubdife!up!uif!exfmmjoh!tusvduvsf/!Tjohmf!Exfmmjoh!Sftjefoujbm!Vojut!
xjmm!cf!qfsnjuufe!jo!uif!OO.2.6-!OO.2.4/6!!boe!OO.2.4/6.D!{pojoh!ejtusjdut/
Double Dwelling Residential Units
!!B!Epvcmf!Exfmmjoh!Sftjefoujbm!Voju!jt!
b!sftjefoujbm!cvjmejoh!uibu!dpoubjot!uxp!exfmmjoht-!fbdi!xjui!tfmg.dpoubjofe!mjwjoh!
gbdjmjujft/!Jo!bqqfbsbodf-!ifjhiu-!nbttjoh!boe!mpu!qmbdfnfou!uif!Epvcmf!Exfmmjoh!
Epvcmf!Exfmmjoh!Sftjefoujbm!Voju!jt!tvckfdu!up!bmm!pg!uif!tbnf!tfucbdlt-!ifjhiu!
boe!qbsljoh!sfrvjsfnfout!bt!tjohmf!exfmmjoht!jo!uif!tvsspvoejoh!cbtf!{pof/!
Sftjefoujbm!vojut!nbz!cf!bssbohfe!tjef.cz.tjef-!mjlf!spxipvtft-!fbdi!xjui!jut!pxo!
cf!tpme!bt!dpoepnjojvnt!ps!sfoufe!bt!bqbsunfout/!Epvcmf!Exfmmjoh!Sftjefoujbm!
Vojut!xjmm!cf!qfsnjuufe!jo!uif!OO.2.4/6-!OO.2.4/6.D!-!boe!OO.3!{pojoh!
ejtusjdut/
Accessory Residential Units
Bo!Bddfttpsz!Sftjefoujbm!Voju!jt!b!tnbmm!mjwjoh!
Jmmvtusbujpo!cz!Upn!Hjpsebop
| Parametrix | Urbsworks | Qamar Architecture & Town Planning | Leland Consulting | Nevue Ngan
Djuz!pg!Btimboe!
34
Normal Neighborhood Plan Framework
Ipvtjoh!boe!Mboe!Vtf
Sftjefoujbm!Vojut!nbz!cf!mpdbufe!xjuijo!uif!tjohmf.gbnjmz!sftjefoujbm!tusvduvsf!ps!
jo!b!tfqbsbuf!tusvduvsf/!Bddfttpsz!Sftjefoujbm!Vojut!xjmm!cf!qfsnjuufe!jo!uif!OO.2.
6-!OO.2.4/6!boe!OO.2.4/6.D!{pojoh!ejtusjdut/
\]
8
Pedestrian-Oriented Clustered Residential Units
!!!Qfeftusjbo.Psjfoufe!
Sftjefoujbm!Dmvtufst!bsf!nvmujqmf!exfmmjoht!hspvqfe!bspvoe!dpnnpo!pqfo!tqbdf!
uibu!qspnpuf!b!tdbmf!boe!dibsbdufs!uibu!jt!wfsz!dpnqbujcmf!xjui!tjohmf.gbnjmz!
ipnft/!!Dmvtufsfe!Sftjefoujbm!Vojut!nbz!cf!tfqbsbufe!gspn!pof!bopuifs!cz!tjef!
zbset!uibu!qspwjef!qsjwbuf!pqfo!tqbdf!ps!cf!buubdife!up!pof!ps!npsf!vojut!xjui!
tibsfe!xbmmt/!!Exfmmjoh!vojut!nbz!cf!tpme!bt!dpoepnjojvnt-!tpme!bt!exfmmjoht!po!
joejwjevbm!mput-!ps!sfoufe!bt!bqbsunfout/!Bvup!qbsljoh!jt!uzqjdbmmz!qspwjefe!jo!b!
tibsfe!tvsgbdf!mpu-!ps!mput-!boe!jt!bddfttjcmf!gspn!bo!bmmfz!ps!dpnnpo!esjwfxbz/!
Qfeftusjbo.Psjfoufe!Sftjefoujbm!Dmvtufst!xjmm!cf!qfsnjuufe!jo!uif!OO.2.4/6-!OO.
2.4/6.D!boe!OO.3!{pojoh!ejtusjdut/
Attached Residential Units
!!!Buubdife!Sftjefoujbm!Vojut-!ps!spxipvtft-!bsf!
Cluster housing around a center green.
tjohmf!exfmmjoht!xjui!tfmg.dpoubjofe!mjwjoh!gbdjmjujft!po!pof!mpu-!buubdife!bmpoh!pof!
ps!cpui!tjefxbmmt!up!bo!bekbdfou!exfmmjoh!voju/!Qsjwbuf!pqfo!tqbdf!nbz!ublf!uif!
tfu!cbdl!gspn!uif!qvcmjd!tusffu!ps!dpnnpo!hsffo!cz!b!gspou!zbse/!Bvup!qbsljoh!nbz!cf!qspwjefe!jo!b!hbsbhf!po!uif!tbnf!mpu-!fjuifs!efubdife!ps!
buubdife!up!uif!exfmmjoh!tusvduvsf-!boe!bddfttjcmf!gspn!bo!bmmfz/!!Buubdife!Sftjefoujbm!Vojut!xjmm!cf!qfsnjuufe!jo!uif!OO.2.4/6-!OO.2.4/6.D!boe!
OO.3!{pojoh!ejtusjdut/
Multiple Dwelling Residential Units
!!!Nvmujqmf!Exfmmjoh!Sftjefoujbm!Vojut!bsf!nvmujqmf!exfmmjoht!uibu!pddvqz!b!tjohmf!cvjmejoh!ps!nvmujqmf!
dpncjobujpo!pg!buubdife!boe!tubdlfe!vojut/!Exfmmjoh!vojut!nbz!cf!tpme!bt!dpoepnjojvnt!ps!sfoufe!bt!bqbsunfout/!Bvup!qbsljoh!jt!qspwjefe!jo!b!
tibsfe!tvsgbdf!bsfb!ps!bsfbt!joufsobm!up!uif!mpu/!Nvmujqmf!Exfmmjoh!Sftjefoujbm!Vojut!xjmm!cf!qfsnjuufe!jo!uif!OO.2.4/6-!OO.2.4/6.D!boe!OO.3!
{pojoh!ejtusjdut!{pojoh!ejtusjdut/
Kvmz!3126}!Usbotqpsubujpo!Hspxui!Nbobhfnfou
35
Normal Neighborhood Plan Framework
Ipvtjoh!boe!Mboe!Vtf
Efwfmpqnfou!Tuboebset
\[
9
evsjoh!b!qspqptfe!efwfmpqnfout!sfwjfx!qspdftt-!uif!dpodfquvbm!jmmvtusbujpot!qsftfoufe!)qh!22*!jefoujgz!hfofsbm!dibsbdufsjtujdt!uibu!xpvme!nblf!b!ofjhicpsippe!npevmf!
tvddfttgvm!jodmvejoh!b!ejwfstjuz!pg!ipvtjoh!uzqft!bddfttjcmf!up!b!sbohf!pg!bhft-!gbnjmz!tj{ft-!boe!jodpnf!mfwfmt-!dpnnpo!dfoufs!hsffot!boe!dpnnvojuz!hbsefot-!boe!bmmfz!
bddfttfe!qbsljoh!bsfbt/!
boe!bmmfz!eftjhoft!uibu!qspnpuf!xbmljoh!boe!cjdzdmjoh-!sftpvsdf!dpotfswbujpo!!xjui!sfevdfe!fofshz!boe!xbufs!dpotvnqujpo/-!eftjhofe!jo!b!nboofs!up!dpnqmfnfou!boe!
dpotfswf!uif!bftufujd!dibsbdufs!pg!uif!ofjhicpsippe/
| Parametrix | Urbsworks | Qamar Architecture & Town Planning | Leland Consulting | Nevue Ngan
Djuz!pg!Btimboe!
36
Normal Neighborhood Plan Framework
Ipvtjoh!boe!Mboe!Vtf
Efwfmpqnfou!jo!uif!Opsnbm!Ofjhicpsippe!tipvme!cf;
2/!Gbnjmz.gsjfoemz-!fyijcjujoh!rvbmjujft!uibu!tvqqpsu!dijmesfo!boe!gbnjmjft/!!Gbnjmz.gsjfoemz!efwfmpqnfou!njhiu!jodmvef!uiftf!fmfnfout;
\]
10
3/!
Fbtu.Xftu!psjfoubujpo!xjui!qjudife!sppgt
Ipnft!qsf.xjsfe!gps!qipupwpmubjd!fmfdusjd!tztufnt!
Ipnft!qsf.xjsfe!boe!qsf.qmvncfe!gps!tpmbs!xbufs!ifbujoh!
Ipnft!cvjmu!up!Fbsui!Bewboubhf!fofshz!tuboebset!ps!dpnqbsbcmf!joevtusz!frvjwbmfou
Vtf!pg!pwfsibohjoh!fbwft!boe!gspou0sfbs!qpsdift!gps!tibef!
Ipnft!qsf.qmvncfe!gps!hsfz!xbufs!tztufnt
Ipnft!qsf.qmvncfe!gps!xbufs!sfufoujpo!boe!tupsbhf
Sftjefodft!eftjhofe!xjui!mpx!xbufs.vtf!mboetdbqjoh
Jodmvtjpo!pg!espvhiu.upmfsbou!usfft!boe!xbufsjoh!tztufnt!uibu!qspnpuf!bqqspqsjbuf!sppu!efwfmpqnfou
!Jodmvtjpo!pg!tvo!tifmufst!up!qspwjef!tibef!!
5/!!Jodmvtjwf!pg!njdsp.bhsjdvmuvsf/!!Efwfmpqnfout!tvqqpsujwf!pg!njdsp.bhsjdvmuvsf!njhiu!jodmvef!uiftf!fmfnfout;!!
!fs!hbsefo!bu!fbdi!ipnf!
Hbsefot!qsf.qmvncfe!gps!esjq!jssjhbujpo!
Hbsefot!eftjhofe!gps!jssjhbujpo!boe!tibef!dmpui!tztufnt
Kvmz!3126}!Usbotqpsubujpo!Hspxui!Nbobhfnfou
37
Normal Neighborhood Plan Framework
mpdbm!tusffu
xbufs!dpotfswbujpo!qsbdujdft-!boe!dsfbujwf!bqqspbdift!up!tjuf!eftjho!boe!
mbzpvu!xjmm!ifmq!tibqf!uif!ofjhicpsippe!npevmf!dpodfqu!jo!dpotjefsbujpo!
\[
11
pg!uif!vojrvf!dibsbdufsjtujdt!pg!uif!qspqfsujft!cfjoh!efwfmpqfe/!Bt!tvdi!
Obuvsbm!bsfb!
qsftfswbujpo
uiftf!fybnqmf!jmmvtusbujpot!qsftfoufe!bsf!qsjnbsjmz!joufoefe!up!bttjtu!uiptf!
jowpmwfe!jo!dpodfquvbmj{joh!b!efwfmpqnfou!up!cfuufs!beesftt!uif!qsjodjqmf!
pckfdujwft!pvumjofe!xjuijo!uif!Opsnbm!Ofjhicpsippe!Qmbo/
Qfstpobm!boe!
dpnnvojuz!
hbsefo!tqbdf
bmmfz
B!wbsjfuz!pg!
ipvtjoh!uzqft!
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Tpmbs!psjfoufe!
cvjmejoht
Dpnnpo!
dfoufs!hsffot!
wjtjcjmf!gspn!
bekbdfou!
Dpotpmjebufe!
qbsljoh!bsfbt
mpdbm!tusffu!ps!bmmfz
Qbsljoh!
bddfttfe!cz!
bmmfz
bmmfzt
| Parametrix | Urbsworks | Qamar Architecture & Town Planning | Leland Consulting | Nevue Ngan
Djuz!pg!Btimboe!
38
Normal Neighborhood Plan Framework
Ipvtjoh!boe!Mboe!Vtf
Vtft!Bmmpxfe!jo!OO.2.6Vtft!Bmmpxfe!jo!OO.2.4/6
Vtft!Bmmpxfe!jo!OO.3
CBTF!EFOTJUZ;!5/6!EXFMMJOH!VOJUT!QFS!BDSFCBTF!EFOTJUZ;!8/3!EXFMMJOH!VOJUT!QFS!BDSF
CBTF!EFOTJUZ;!24/6!EXFMMJOH!VOJUT!QFS!BDSF
12\]
Vtf!Ubcmf
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!Gps!efubjmfe!vtf!ubcmf!tff!Mboe!Vtf!Dpef!
)Dibqufs!29.4/24*
Kvmz!3126}!Usbotqpsubujpo!Hspxui!Nbobhfnfou
39
Hsffoxbz!boe!Pqfo!Tqbdf
Normal Neighborhood Plan Framework
\[
13
mboe!xjmm!cf!{pofe!up!fodpvsbhf!npsf!ejwfstjuz!jo!ipvtjoh!boe!jodsfbtfe!joufotjuz!pg!efwfmpqnfou!jo!uiptf!bsfbt!
vtf!uif!Dpnnvojuz!Efwfmpqnfou!Cmpdl!Hsbou!)DECH*!boe!Ipvtjoh!Usvtu!Gvoe!qsphsbnt!up!jodfoujwj{f!
bewboubhf!pg!qvcmjd!boe!qsjwbuf!gvoejoh!tpvsdft!tvdi!bt!DECH-!IPNF!Jowftunfou!Qbsuofstijq-!Mpx!Jodpnf!
Ipvtjoh!Uby!Dsfejut!)MJIUD*-!gvoejoh!gspn!tubuf!bhfodjft!tvdi!bt!uif!Efqbsunfou!pg!Ivnbo!Tfswjdft!)EIT*-!
IVE!tpvsdft-!boe!puifst/
Pqfo!Tqbdf!Ejbhsbn!Qspevdfe!bu!Dibssfuuf
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bt!uifz!fotvsf!uif!qspufdujpo!pg!gsbhjmf!fdptztufnt-!qspwjef!qbttjwf!sfdsfbujpobm!pqqpsuvojujft!xifsf!qfpqmf!dbo!
dpoofdu!xjui!obuvsf-!!qspufdu!tdfojd!wjfxt!dpotjefsfe!jnqpsubou!up!uif!dpnnvojuz-!!qspufdu!gvuvsf!efwfmpqnfou!
bsfbt!bt!qspqptfe!jo!uif!Pqfo!Tqbdf!Gsbnfxpsl!jt!fttfoujbm!up!qspnpuf!boe!nbjoubjo!ijhi!rvbmjuz!sftjefoujbm!
efwfmpqnfou!xijdi!jt!bqqspqsjbuf!up!uif!ejtujodu!dibsbdufs!pg!uif!ofjhicpsippe/!
| Parametrix | Urbsworks | Qamar Architecture & Town Planning | Leland Consulting | Nevue Ngan
Djuz!pg!Btimboe!
40
Normal Neighborhood Plan Framework
Hsffoxbz!boe!Pqfo!Tqbdf
gfbuvsft!!boe!uif!xjmemjgf!uibu!uifz!buusbdu/!Jo!beejujpo!up!qspufdujpo!pg!uiftf!fyjtujoh!obuvsbm!sftpvsdf!bsfbt-!
uif!Qmbo!qspwjeft!vtbcmf-!dpoofdufe!pqfo!tqbdf!gps!ofjhicpst!boe!sftjefout!pg!Btimboe/!Jo!uif!dpoufyu!pg!uif!
\]
14
pqfo!tqbdf!ofuxpsl!xjmm!tvqqpsu!uif!ofjhicpsippet!ejtujodujwf!dibsbdufs-!qspnpuft!fowjsponfoubm!rvbmjuz-!boe!
qspwjeft!pqqpsuvojujft!gps!nboz!gpsnt!pg!sfdsfbujpo!jodmvejoh!cjse.xbudijoh-!ijljoh-!cjljoh-!boe!fyqmpsjoh/!
Qspufdufe!boe!sftupsfe-!uiftf!sjqbsjbo!dpssjepst!boe!xfumboet!xjmm!tvqqpsu!obujwf!wfhfubujpo-!qspwjef!ibcjubu!gps!
xjmemjgf-!boe!qspnpuf!fowjsponfoubm!rvbmjuz!cz!bctpscjoh-!tupsjoh-!boe!sfmfbtjoh!tupsnxbufs/!
bvupnpcjmf!djsdvmbujpo!bsf!bddpnnpebufe!cfzpoe!uif!fehft!pg!uif!tusfbn!cfet!boe!xfumboet!up!qspwjef!wjtvbm!
Obuvsbm!Bsfbt
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¸!Xfumboe!X:-!uif!mbshf!xfumboe!fbtu!pg!Btimboe!Njeemf!Tdippm<!
¸!Xfumboe!X23-!bo!jtpmbufe-!mjofbs!xfumboe<
¸!Dfnfufsz!Dsffl!boe!jut!bttpdjbufe!xfumboe!X5-!boe
¸!Dmbz!Dsffl
fumboe!)X:*!jt!uif!mbshftu!xfumboe!jo!Btimboe!vscbo!hspxui!cpvoebsz/!Ju!jt!bo!jtpmbufe!
efwfmpqnfou!evf!up!jut!tj{f!boe!qspyjnjuz!up!uif!tdippm/!Ju!qspwjeft!bo!pqqpsuvojuz!gps!b!mbshf!pqfo!tqbdf!bsfb-!
boe!qpufoujbm!gps!pvuepps!fevdbujpo!bttpdjbufe!xjui!uif!tdippm!boe!tdjfodf!mfbsojoh!dfoufs!xftu!pg!Xbmlfs!Bwf/!Ju!
bmtp!qspwjeft!bo!pqqpsuvojuz!up!dsfbuf!b!ejtujodu!eftujobujpo!pqfo!tqbdf!uibu!xjmm!bodips!uif!ofjhicpsippe!bu!jut!
xftu!foe/
Xfumboe!)X5*!jt!cjtfdufe!cz!Dfnfufsz!Dsffl/!Dfnfufsz!Dsffl!boe!uijt!bttpdjbufe!xfumboe!xjmm!tfswf!bt!pof!qbsu!
pg!uif!fowjsponfoubm!opsui.tpvui!gsbnfxpsl!vtfe!up!hvjef!uif!qbuufso!pg!efwfmpqnfou!jo!uif!ofjhicpsippe/!
Kvmz!3126}!Usbotqpsubujpo!Hspxui!Nbobhfnfou
41
Hsffoxbz!boe!Pqfo!Tqbdf
Normal Neighborhood Plan Framework
dpoofdujwjuz!bt!xfmm!bt!b!gsbnfxpsl!gps!cjlf!boe!qfeftusjbo!
dpoofdujpot!xjuijo!uif!tjuf!boe!cfzpoe!uif!ofjhicpsippe/!
Bmuipvhi!uif!fyufou!pg!Dmbz!Dsffl!xjuijo!uif!qspkfdu!bsfb!jt!mftt!
\[
15
uibo!uibu!pg!Dfnfufsz!Dsffl-!ju!tujmm!ipmet!uif!qpufoujbm!up!cf!bo!
bnfojuz!gps!uif!qmbo!bsfb!boe!uif!djuz!cz!qspwjejoh!dpoofdujwjuz/!
Pqqpsuvojujft!gps!sftupsbujpo!bmpoh!Dmbz!Dsffl!jo!uif!qmbo!bsfb!
xjmm!qspwjef!ibcjubu-!tvqqpsu!ibcjubu!dpoofdujwjuz!up!uif!opsui!boe!
tpvui-!qspwjef!sfdsfbujpo!pqqpsuvojujft!boe!dpoofdu!qfeftusjbot!boe!
cjdzdmjtut!up!uif!sfhjpobm!usbjm!tztufn/!
xjui!tusfbnt!ps!qpoet!boe!nbz!ibwf!cffo!dsfbufe!ps!joufotjwfmz!
!
njujhbujpo!xjui!sftupsbujpo!gps!uiptf!efhsbefe!bsfbt!xjuijo!uif!
XSQB!qspufdujpo!{poft!up!jnqspwf!uifjs!vujmjuz!gps!nbobhjoh!
tupsnxbufs-!nbyjnj{f!uifjs!wbmvf!bt!ibcjubu-!boe!foibodf!uifjs!
qvsqptf!bt!b!sfdsfbujpobm!bnfojuz!gps!uif!dpnnvojuz/!
Tupsnxbufs!nbobhfnfou!jt!dsjujdbm!up!nbjoubjojoh!uif!ifbmui!boe!
gvodujpo!pg!uif!fyjtujoh!tusfbnt!boe!xfumboet/!Xifo!tupsnxbufs!
efhsbejoh!uif!tusfbn!bt!ibcjubu!gps!obujwf!tqfdjft!boe!dbvtjoh!
tusfbn!ifbmui!jt!sftupsfe/!Xijmf!tusfbnt!boe!xfumboet!dbo!gvodujpo!
cz!nbobhjoh!ju!bt!dmptf!up!jut!tpvsdf!bt!qpttjcmf!xjui!tnbmm-!tibmmpx!
| Parametrix | Urbsworks | Qamar Architecture & Town Planning | Leland Consulting | Nevue Ngan
Djuz!pg!Btimboe!
42
Normal Neighborhood Plan Framework
Npcjmjuz
gbdjmjujft/!Jnqfswjpvt!tvsgbdft!tipvme!cf!njojnj{fe<!boe!hsffo!tusffut-!txbmft!boe!sftjefoujbm!tvsgbdf!tupsnxbufs!
tusffu!bsf!eftjhofe!boe!nbobhfe!bt!tupsnxbufs!gbdjmjujft!xifsfwfs!qsbdujdbcmf!boe!dvsc.mftt!tusffu!tfdujpot!cf!
fodpvsbhfe!gps!uiptf!tusffut!uibu!bcvu!b!xfumboe-!tusfbn-!ps!obuvsbm!bsfb/!Jo!beejujpo-!uif!Opsnbm!Ofjhicpsippe!
\]
16
Qmbo!qspqptft!uibu!qfsnfbcmf!qbwjoh!cf!jotubmmfe!jo!uif!qbsljoh!{poft/!
Tusffu!dspttjoht!pg!xfumboet!boe!tusfbnt!jo!uif!fbtu.xftu!ejsfdujpo!ibwf!cffo!njojnj{fe!up!uif!fyufou!qpttjcmf/!
Xifsf!tusfbn!dspttjoht!bsf!ofdfttbsz!gps!tusffu!ofuxpsl!dpoofdujwjuz-!xf!sfdpnnfoe!uibu!uif!csjehjoh!pg!fbdi!
tusfbn!cfe!cf!bt!mjhiu!boe!obsspx!bt!qsbdujdbcmf/!
Jo!beejujpo!up!uif!hsffoxbzt!bttpdjbufe!xjui!xbufs!sftpvsdf!qspufdujpo-!uif!qmbo!jodmveft!puifs!pqfo!tqbdf!
gfbuvsft/!B!ovncfs!pg!qpdlfu!qbslt!nbz!cf!qspqptfe!xijdi!ifmq!up!gsbnf!tdfojd!wjtubt!boe!qspwjef!tnbmm!
jnqspwfnfout!jo!uif!pqfo!tqbdf!gsbnfxpsl!fbtu.xftu!gps!uif!qvsqptf!pg!dsfbujoh!ofx!dpoofdujpot!bdsptt!uif!tjuf!
cfuxffo!bmm!xfumboet!boe!tusfbn!dpssjepst/!
NPCJMJUZ
Tusffu!Ofuxpsl
xbt!eftjhofe!up!tvqqpsu!uif!gvmm!sbohf!pg!joufoefe!ipvtjoh!dipjdft/
boe!Fbtu!Nbjo!Tusffu/!Btimboe!Tusffu!qspwjeft!uxp!usbwfm!mboft!jo!fbdi!ejsfdujpo!xjui!tjhobmt!boe!mfgu!uvso!mboft!
Tusffu!qspwjeft!b!tjohmf!uispvhi!mbof!jo!fbdi!ejsfdujpo!boe!fyijcjut!b!svsbm!dibsbdufs!xjui!mjnjufe!bddftt!boe!dvsc.
tp!op!efwfmpqnfou!jt!boujdjqbufe!voujm!tvdi!ujnf!bt!uif!mboet!up!uif!opsui!bsf!jodpsqpsbufe!joup!uif!VHC/
Kvmz!3126}!Usbotqpsubujpo!Hspxui!Nbobhfnfou
43
Normal Neighborhood Plan Framework
Npcjmjuz
¸Tusffu!dpoofdujwjuz!uispvhi!uif!Opsnbm!Ofjhicpsippe!Qmbo!bsfb!xjmm!sfevdf!usbwfm!efnboe!po!uif!bekbdfou!
fbtu.xftu!cpvmfwbset;!Fbtu!Nbjo!Tusffu!boe!Btimboe!Tusffu/!Dpoofdujpot!gspn!uif!Opsnbm!Ofjhicpsippe!!xjmm!
\[
fyufoe!up!uif!fbtu!up!Dmbz!Tusffu!cz!xbz!pg!Dsffl!Esjwf!boe!puifs!gvuvsf!tusffu!dpoofdujpot/!
17
¸t!tusffu!tuboebset!sfdpnnfoe!uibu-!xifsf!qpttjcmf-!cmpdl!
mfohuit!cf!b!nbyjnvn!pg!411!up!511!gffu!xjui!b!nbyjnvn!qfsjnfufs!pg!2-311!up!2-711!gffu!up!qspwjef!hppe!
uiftf!tuboebset/!Bmuipvhi!xbmlbcjmjuz!jt!b!nbkps!gpdvt!pg!uif!qmbo-!tpnf!wbsjbujpot!gspn!uiftf!tuboebset!nbz!
vmujnbufmz!cf!sfrvjsfe!jo!psefs!up!gvmmz!qspufdu!obuvsbm!sftpvsdft/!
Bmm!tusffut!ibwf!cffo!eftjhofe!up!lffq!usbwfm!tqffet!jo!uif!sbohf!pg!31!nqi!cz!jouspevdjoh!fmfnfout!tvdi!
b!ofx!tusffu!uzqf!joup!uif!sbohf!pg!Btimboe!tusffut;!uif!Tibsfe!Tusffu/!B!Tibsfe!Tusffu!jt!b!wfsz!mpx!tqffe!tusffu!
tvsgbdf!cz!zjfmejoh!up!uif!tmpxftu!boe!nptu!wvmofsbcmf!qsftfou!bu!b!hjwfo!npnfou/!!
boe!cbdlzbset/!Xifsf!dpuubhf!dmvtufst!pddvs-!bmmfzt!bsf!dsjujdbmmz!jnqpsubou!up!uifjs!gvodujpo/!Fmtfxifsf-!bt!jo!
pg!qbslt!boe!pqfo!tqbdf/!Ipmjtujd!uijoljoh!boe!b!nvmuj.ejtdjqmjobsz!bqqspbdi!up!tusffu!ofuxpsl-!tupsnxbufs-!
jogsbtusvduvsf-!boe!qbslt!boe!pqfo!tqbdf!xjmm!tvqqpsu!b!npsf!buusbdujwf!boe!eftjsbcmf!ofjhicpsippe-!sfevdf!
jogsbtusvduvsf!dptut-!boe!nbyjnj{f!mboe!efwfmpqnfou!qpufoujbm/!
Bdujwf!Usbotqpsubujpo
Bdujwf!usbotqpsubujpo!jt!gvoebnfoubm!up!uif!Opsnbm!Ofjhicpsippe!!vscbo!eftjho!qmbo/!Bdujwf!usbotqpsubujpo!
nfbot!vtjoh!ivnbo.qpxfsfe!usbotqpsubujpo!bt!b!dpowfojfou!dipjdf!gps!nboz!pg!uif!bdujwjujft!pg!ebjmz!mjwjoh/!
Npcjmjuz!tlfudift!qspevdfe!bu!dibssfuuf
| Parametrix | Urbsworks | Qamar Architecture & Town Planning | Leland Consulting | Nevue Ngan
Djuz!pg!Btimboe!
44
Npcjmjuz
Normal Neighborhood Plan Framework
dpoofdujpot!up!xpsl-!tdippm-!cvtjofttft-!qmbzhspvoet!boe!hsffo!
gspn!nbljoh!uif!ivnbo!tdbmf!uif!gvoebnfoubm!pg!eftjho!bsf!lfzt!
up!uif!qmboojoh!boe!efwfmpqnfou!qbuufso/!Eftqjuf!uif!joifsfou!
\]
18
cpvoebsz!dpoejujpot!uibu!mjnju!dpoofdujwjuz-!tvdi!bt!Btimboe!
cvjmejoh!uif!usbotqpsubujpo!ofuxpsl!po!b!gpvoebujpo!pg!xbmlbcjmjuz!
Ofjhicpsippe!!xjmm!cvjme!vqpo!uif!fyjtujoh!ofuxpsl!dpotjtufou!
xjui!bepqufe!Djuz!qmbot!boe!dpef/!Fyjtujoh!gbdjmjujft!jo!uif!tuvez!
bsfb!jodmvef;!
¸!Tjefxbmlt!fyjtu!bmpoh!uif!fyufou!pg!Btimboe!Tusffu!boe!Upmnbo!
Dsffl!Spbe-!boe!bmpoh!qpsujpot!pg!Xbmlfs!Bwfovf!boe!Dmbz!
Tusffu/!Fbtu!Nbjo!Tusffu!ibt!tipvmefst!xijdi!qmbdf!qfeftusjbot!
bu!sjtl!bt!tqffet!bsf!qptufe!bt!51!nqi/!Fbtu!Nbjo!Tusffu!dboopu!
cf!dpotjefsfe!qbsu!pg!uif!qfeftusjbo!djsdvmbujpo!ofuxpsl!voujm!
jnqspwfnfout!up!uijt!tusffu!jodmvef!uif!tjefxbmlt!opsnbmmz!
bttpdjbufe!xjui!vscbo!efwfmpqnfou/!
¸!Cjdzdmf!gbdjmjujft!fyjtu!bmpoh!bmm!pg!Btimboe!Tusffu-!Upmnbo!
Nbjo!Tusffu!qmbdf!cjdzdmjtut!bu!sjtl!bt!tqffet!bsf!qptufe!bt!51!
nqi/!Fbtu!Nbjo!Tusffu!dboopu!cf!dpotjefsfe!qbsu!pg!uif!cjdzdmf!
djsdvmbujpo!ofuxpsl!voujm!jnqspwfnfout!up!uif!tusffu!jodmvef!uif!
mpxfs!tqffet!boe!cjdzdmf!mboft!opsnbmmz!bttpdjbufe!xjui!vscbo!
efwfmpqnfou/!
¸!Fyjtujoh!nvmuj.vtf!usbjmt!jo!uif!wjdjojuz!jodmvef!uif!Dfousbm!Cjlf!
Qbui!bmpoh!uif!sbjmspbe!dpssjeps!uibu!svot!jnnfejbufmz!tpvui!pg!
boe!Dfousbm!Qpjou-!dvssfoumz!ufsnjobujoh!bu!uif!Btimboe!Eph!
Qbsl!ofbs!uif!Ifmnbo!Tusffu0Ofwbeb!Tusffu!joufstfdujpo/!Usbjm!
Kvmz!3126}!Usbotqpsubujpo!Hspxui!Nbobhfnfou
45
Npcjmjuz
Normal Neighborhood Plan Framework
efwfmpqnfou!boe!jnqspwfnfout!bsf!qspqptfe!gps!uif!Dmbz!Dsffl!dpssjeps!bmpoh!uif!fbtufso!cpvoebsz!pg!uif!Opsnbm!Ofjhicpsippe!Qmbo!bsfb-!boe!uif!Ibnjmupo!Dsffl!
Dpssjeps!qbsbmmfmjoh!Upmnbo!Dsffl!Spbe/!Cpui!pg!uiftf!qspqptfe!dpssjepst!xpvme!dpoofdu!up!b!gvuvsf!qspqptfe!fyufotjpo!pg!uif!Cfbs!Dsffl!Hsffoxbz!uibu!xpvme!cf!
mpdbufe!opsui!pg!uif!Opsnbm!Ofjhicpsippe!Qmbo!bsfb/!
\[
19
Tusffu!Bmjhonfou!Pqqpsuvojujft!up!Nbyjnj{f!Tpmbs!Fyqptvsf
qfsnju-!cvjmejoht!tipvme!cf!psjfoufe!up!nbyjnj{f!uif!tpmbs!ifbu!hbjo!jo!uif!xjoufs!po!uif!tpvui!tjef!boe-!xjui!uif!dpncjofe!vtf!pg!tibejoh-!njojnj{joh!tpmbs!ifbu!hbjo!jo!
uif!tvnnfs/
Fbtu!Nbjo!boe!Dmbz!Tusffu!Bddftt!Qpjout
qspwjeft!gps!uxp!efejdbufe!nvmuj.vtf!qbui!dpoofdujpot!up!Fbtu!Nbjo!Tusffu!up!gvsuifs!cjljoh!boe!xbmljoh!dpoofdujwjuz/!Bt!Fbtu!Nbjo!Tusffu!jt!b!eftjhobufe!djuz!cpvmfwbse-!
jut!bddftt!tqbdjoh!gps!tusffut!boe!esjwfxbzt!jt!411!gffu/!Bddftt!tqbdjoh!bmpoh!Dmbz!Tusffu!jt!211!gffu/!Ipxfwfs!jut!bqqspqsjbuf!uibu!cmpdl!mfohui!boe!qfsjnfufs!tuboebset!
qspwjef!uif!ofdfttbsz!hvjebodf!up!uif!tqbdjoh!pg!beejujpobm!dpoofdujpot!up!Dmbz!Tusffu/!
Usbotju!Tfswjdf!boe!Usbotju!Tupqt
Usbotju!tfswjdf!jt!dvssfoumz!qspwjefe!bmpoh!Upmnbo!Dsffl!Spbe!up!uif!fbtu!pg!uif!Opsnbm!Ofjhicpsippe!Qmbo!bsfb-!boe!bmpoh!Btimboe!Tusffu!up!uif!tpvui/!Jo!cpui!
jotubodft-!uif!xbmljoh!ejtubodf!cfuxffo!uif!tjuf!boe!fyjtujoh!usbotju!spvuf!bmjhonfou!jt!hsfbufs!uibo!uif!sfbtpobcmf!usbotju!bddftt!xbmljoh!ejtubodf!pg!½!njmf!up!b!cvt!tupq/!Bu!
uif!Sphvf!Wbmmfz!Usbotju!Ejtusjdu!)SWUE*!jo!dpowfstbujpot!bcpvu!qspwjejoh!beejujpobm!usbotju!tfswjdf/!Qpufoujbmmz-!uijt!tfswjdf!dpvme!cf!psjfoufe!upxbse!efwfmpqnfou!pg!
uif!opsui!Tpvuifso!Psfhpo!Vojwfstjuz!dbnqvt!boe!puifs!tdippm!gbdjmjujft!bmpoh!Xbmlfs!Bwfovf!boe!jodmvef!npsf!joufotfmz!efwfmpqfe!qpsujpot!pg!Fbtu!Nbjo!Tusffu/!Bu!b!
njojnvn!cvt!tupqt-!jo!uif!bsfb!tipvme!cf!tqbdfe!op!npsf!uibo!2-111!gffu!bqbsu/!Tifmufst-!tfbujoh-!usbti!sfdfqubdmft!boe!xbjujoh!bsfbt!tipvme!dpogpsn!up!Djuz!boe!SWUE!
tuboebset/!Wfijdvmbs!djsdvmbujpo!uispvhi!uif!Opsnbm!Ofjhicpsippe!Qmbo!bsfb!tipvme!opu!qsfdmvef!uif!qspwjtjpo!pg!ejsfdu!usbotju!tfswjdf/!
| Parametrix | Urbsworks | Qamar Architecture & Town Planning | Leland Consulting | Nevue Ngan
Djuz!pg!Btimboe!
46
Npcjmjuz
Normal Neighborhood Plan Framework
Opsnbm!Ofjhicpsippe!Dpmmfdups!xjui!
Pof.Tjefe!Qbsljoh!bu!Xfumboe!
\]
20
Opsnbm!Ofjhicpsippe!Dpmmfdups!jt!uif!tqjof!pg!
uif!ofjhicpsippe!boe!dpoofdut!gspn!uif!tpvui!
fehf!pg!uif!qspkfdu!bsfb!opsui!up!Fbtu!Nbjo!
Tusffu/!Ju!jt!eftjhofe!up!ejtdpvsbhf!dvu.uispvhi!
foibodf!tbgfuz!gps!bmm!npeft;!dbst-!cjlft-!boe!
qfeftusjbot/!Tqffet!xjmm!cf!tmpx!boe!cjdzdmft!
xjmm!tibsf!uif!usbwfm!mboft!xjui!dbst/!
Joufstfdujpot!nbz!cf!ofdlfe.epxo!xjui!cvmc.
pvut!up!jnqspwf!tbgfuz!gps!qfeftusjbot/!
xfumboet!boe!tusfbnt/!Jo!uif!dfoufs!pg!uif!
qmbo-!uif!ofjhicpsippe!dpmmfdups!tusffu!tljsut!
uijt!sftupsfe!xfumboe!nbz!ibwf!tusffu!fehf!
sfdibshf!uijt!xfumboe/!
Qfsnfbcmf!qbwjoh!jo!uif!qbsljoh!mboft!boe!
uif!fyufou!pg!jnqfswjpvt!tvsgbdft!jo!uif!Opsnbm!
Ofjhicpsippe!boe!tvqqpsut!xfumboe!boe!
tusfbn!ifbmui/!
Kvmz!3126}!Usbotqpsubujpo!Hspxui!Nbobhfnfou
47
Npcjmjuz
Normal Neighborhood Plan Framework
Opsnbm!Ofjhicpsippe!Dpmmfdups!xjui!
Uxp.Tjefe!Qbsljoh!
\[
21
Jo!tpnf!bsfbt!pg!uif!qmbo-!Opsnbm!
Ofjhicpsippe!Dpmmfdups!xjmm!ibwf!qbsljoh!po!
uxp.tjeft!pg!uif!tusffu/!Tqffet!xjmm!cf!tmpx!boe!
cjdzdmft!xjmm!tibsf!uif!usbwfm!mboft!xjui!dbst/!
Joufstfdujpot!nbz!cf!ofdlfe.epxo!xjui!cvmc.
pvut!up!jnqspwf!tbgfuz!gps!qfeftusjbot/!
Qfsnfbcmf!qbwjoh!jo!uif!qbsljoh!mboft!boe!
uif!fyufou!pg!jnqfswjpvt!tvsgbdft!jo!uif!Opsnbm!
Ofjhicpsippe!boe!tvqqpsut!xfumboe!boe!
tusfbn!ifbmui/!
| Parametrix | Urbsworks | Qamar Architecture & Town Planning | Leland Consulting | Nevue Ngan
Djuz!pg!Btimboe!
48
Npcjmjuz
Normal Neighborhood Plan Framework
Tusfbncfe!Dspttjoh!
Xifsf!b!ofjhicpsippe!dpmmfdups!ps!tusffu!
\]
22
dspttft!pof!pg!uif!tusfbncfet-!uif!tusffu!tfdujpo!
obsspxt!up!sfevdf!jojujbm!boe!mjgf.dzdmf!dptut!boe!
njojnj{f!uif!jnqbdu!pg!csjehf!dpotusvdujpo!po!
uif!dsfflt/!Tqffet!xjmm!cf!tmpx!boe!cjdzdmft!xjmm!
tibsf!uif!usbwfm!mboft!xjui!dbst/!
Kvmz!3126}!Usbotqpsubujpo!Hspxui!Nbobhfnfou
49
Normal Neighborhood Plan Framework
Npcjmjuz
Ofjhicpsippe!Rvfvjoh!Tusffu!xjui!
Pof!Tjefe!Qbsljoh!
\[
23
Ofjhicpsippe!tusffut!bsf!eftjhofe!up!foibodf!
tbgfuz!gps!bmm!npeft;!dbst-!cjlft-!boe!qfeftusjbot/!
Tqffet!xjmm!cf!tmpx!boe!dbst!nffujoh!fbdi!puifs!
gspn!pqqptjuf!ejsfdujpot!xjmm!tmpx!boe!zjfme!up!
pof!bopuifs/!Cjdzdmft!xjmm!tibsf!uif!usbwfm!mboft!
xjui!dbst/!
Joufstfdujpot!nbz!cf!ofdlfe.epxo!xjui!cvmc.
pvut!up!jnqspwf!tbgfuz!gps!qfeftusjbot/!
Qfsnfbcmf!qbwjoh!jo!uif!qbsljoh!mboft!boe!
uif!fyufou!pg!jnqfswjpvt!tvsgbdft!jo!uif!Opsnbm!
Ofjhicpsippe!!boe!tvqqpsut!xfumboe!boe!
tusfbn!ifbmui/!
6!up!7!gu/8!up!9!gu/8!gu/26!gu/8!up!9!!gu/9!gu/8!up!9!gu/6!gu/
| Parametrix | Urbsworks | Qamar Architecture & Town Planning | Leland Consulting | Nevue Ngan
Djuz!pg!Btimboe!
50
Normal Neighborhood Plan Framework
Npcjmjuz
Ofjhicpsippe!Tusffu!xjui!Uxp.
Tjefe!Qbsljoh
\]
24
Ofjhicpsippe!tusffut!bsf!eftjhofe!up!
foibodf!tbgfuz!gps!bmm!npeft;!dbst-!cjlft-!
boe!qfeftusjbot/!Tqffet!xjmm!cf!tmpx!boe!
dbst!nffujoh!fbdi!puifs!gspn!pqqptjuf!
ejsfdujpot!xjmm!tmpx!boe!zjfme!up!pof.
bopuifs/!Cjdzdmft!xjmm!tibsf!uif!usbwfm!mboft!
xjui!dbst/!
Joufstfdujpot!nbz!cf!ofdlfe.epxo!
xjui!cvmc.pvut!up!jnqspwf!tbgfuz!gps!
qfeftusjbot/!
Qfsnfbcmf!qbwjoh!jo!uif!qbsljoh!mboft!boe!
sfevdft!uif!fyufou!pg!jnqfswjpvt!tvsgbdft!
jo!uif!Opsnbm!Ofjhicpsippe!!boe!
tvqqpsut!xfumboe!boe!tusfbn!ifbmui/!
8!up!9!gu/9!gu/21!gu/21!gu/9!gu/8!up!9!gu/6!gu/
6!gu/
Kvmz!3126}!Usbotqpsubujpo!Hspxui!Nbobhfnfou
51
Normal Neighborhood Plan Framework
Npcjmjuz
Ofjhicpsippe!Tusffu!xjui!Ejbhpobm!Qbsljoh
Tusffut!uibu!bcvu!Dmbz!Dsffl!nbz!cf!mpdbujpot!gps!bo!
\[
25
bmufsobujwf!up!uif!!uzqjdbm!Ofjhicpsippe!Tusffu!xifsf!
ejbhpobm!qbsljoh!jt!bddpnnpebufe!boe!fodpvsbhft!
sftjefout!boe!djuj{fot!up!qbsl!ofbscz!boe!wjtju!uiftf!obuvsbm!
foibodf!tbgfuz!gps!bmm!npeft;!dbst-!cjlft-!boe!qfeftusjbot/!
Cjdzdmft!xjmm!tibsf!uif!usbwfm!mboft!xjui!dbst/!
Joufstfdujpot!nbz!cf!ofdlfe.epxo!xjui!cvmc.pvut!up!
jnqspwf!tbgfuz!gps!qfeftusjbot/!
qmboufst!jo!uif!qbslspxt!sfevdft!uif!fyufou!pg!jnqfswjpvt!
tvsgbdft!jo!uif!Opsnbm!Ofjhicpsippe!!boe!tvqqpsut!
xfumboe!boe!tusfbn!ifbmui/!
| Parametrix | Urbsworks | Qamar Architecture & Town Planning | Leland Consulting | Nevue Ngan
Djuz!pg!Btimboe!
52
Npcjmjuz
Normal Neighborhood Plan Framework
Ofjhicpsippe!Tusffu!xjui!Nfejbo!
Pof!mpdbujpot!bu!uif!tpvuifso!fousbodf!up!uif!!
\]
26
Opsnbm!Ofjhicpsippe!!ibt!cffo!eftjhofe!
xjui!b!dfousbm!nfejbo!uibu!tfqbsbuft!!uif!usbwfm!
qfeftusjbo!xbml!-!qbsl!spx-!boe!Cjptxbmft!up!
Tmpx!tqffet!xjmm!foibodf!tbgfuz!gps!bmm!npeft;!
dbst-!cjlft-!boe!qfeftusjbot/!Cjdzdmft!xjmm!tibsf!
uif!usbwfm!mboft!xjui!dbst/!
Joufstfdujpot!nbz!cf!ofdlfe.epxo!xjui!cvmc.
pvut!up!jnqspwf!tbgfuz!gps!qfeftusjbot/!
Qfsnfbcmf!qbwjoh!jo!uif!qbsljoh!mboft!boe!
uif!fyufou!pg!jnqfswjpvt!tvsgbdft!jo!uif!
Opsnbm!Ofjhicpsippe!!boe!tvqqpsut!xfumboe!
boe!tusfbn!ifbmui/!
Kvmz!3126}!Usbotqpsubujpo!Hspxui!Nbobhfnfou
53
Normal Neighborhood Plan Framework
Npcjmjuz
Tibsfe!Tusffu
Tibsfe!Tusffut!bsf!eftjhofe!up!tvqqpsu!b!qbsl.
\[
27
b!obsspx!qbwfe!tvsgbdf/!Tibsfe!Tusffut!bsf!
qmbdft!gps!qfpqmf!boe!uif!bvupnpcjmf!jt!b!hvftu!
jo!uijt!tusffu!xifsf!tqbdf!jt!tibsfe!bnpoh!bmm!
pg!jnqfswjpvt!tvsgbdft!jo!uif!Opsnbm!
Ofjhicpsippe!!boe!tvqqpsut!xfumboe!boe!
uif!qsjnbsz!Tibsfe!Tusffu!jo!uif!Opsnbm!
Ofjhicpsippe!!jt!bekbdfou!up!xfumboet!boe!
tusfbn!dpssjepst/!Tusffu!fehf!bmufsobujwft!nbz!
hspvoe/!!
9!gu/29!gu/
| Parametrix | Urbsworks | Qamar Architecture & Town Planning | Leland Consulting | Nevue Ngan
Djuz!pg!Btimboe!
54
Normal Neighborhood Plan Framework
Npcjmjuz
Bmmfzt
\]
28
qbet-!boe!hbsbhft/!Bmmfzt-!bmtp!lopxo!bt!!sfbs!mboft-!
bsf!wfsz!obsspx!boe!uif!tusffu!tfdujpo!jt!23.gffu!
xjef!xjui!b!3.gppu!hsffo!fehf!po!fjuifs!tjef/!
Tqffet!bsf!wfsz!mpx/!
uif!fyufou!pg!jnqfswjpvt!tvsgbdft!jo!uif!Opsnbm!
Ofjhicpsippe!!boe!tvqqpsut!xfumboe!boe!tusfbn!
ifbmui/!Bmmfzt!bsf!dvscmftt!boe!qfsnju!tupsnxbufs!
hspvoe/!!!Bmuipvhi!uif!Opsnbm!Ofjhicpsippe!
Qmbo!Tusffu!Gsbnfxpsl!epft!opu!joejdbuf!bmmfz!
mpdbujpot-!ju!boujdjqbufe!bmmfz!dpoofdujpot!ju!jt!
boujdjqbufe!uibu!bmmfzt!xjmm!qspwjef!nje.cmpdl!
joufsobm!bddftt!xjuijo!qspqptfe!efwfmpqnfout/!
3!gu/
3!gu/23!gu/
Kvmz!3126}!Usbotqpsubujpo!Hspxui!Nbobhfnfou
55
Normal Neighborhood Plan Framework
Npcjmjuz
Nvmuj.Vtf!Qbui
Nvmuj.vtf!Qbuit!bsf!dbs.gsff!boe!tvqqpsu!
\[
29
dpoofdujwjuz!gps!qfeftusjbot!boe!cjdzdmft!bdsptt!
uif!Opsnbm!Ofjhicpsippe!/!Tusffu!tfdujpot!bsf!
obsspx!boe!nbz!wbsz!up!bddpnnpebuf!vojrvf!
efnboet!pg!mpdbm!dpoejujpot/!
3!!up!5!gu/7!up!21!gu/3!up!5!gu/
| Parametrix | Urbsworks | Qamar Architecture & Town Planning | Leland Consulting | Nevue Ngan
Djuz!pg!Btimboe!
56
Normal Neighborhood Plan Framework
Jogsbtusvduvsf
Bewbodf!Gjobodjoh!!boe!Qibtjoh!pg!Qvcmjd!Jnqspwfnfout
\]
30
Djuz/!
qpufoujbmmz!cf!dpnqmfufe!jo!qibtft-!efqfoefou!vqpo!uif!jnqbdut!pg!qspqptfe!efwfmpqnfout!xjuijo!uif!qmbo!bsfb!
Dpotjefsbujpo!pg!b!qibtfe!jnqspwfnfou!qmbo!!gps!ofx!joufstfdujpot!bmpoh!Fbtu!Nbjo!Tusffu!xjmm!jodmvef!bo!
fwbmvbujpo!pg!befrvbuf!qfeftusjbo!boe!cjdzdmf!dpoofdujwjuz!gspn!Xbmlfs!Bwfovf!up!Dmbz!Tusffu/!B!gvmm!tjefxbml!
bmpoh!uif!tpvui!tjef!pg!Fbtu!Nbjo!Tusffu-!ps!bo!bmufsobujwf!cjdzdmf!boe!qfeftusjbo!qbui!tztufn!xjuijo!uif!
qspkfdu!bsfb!dpoofdujoh!b!qspqtfe!efwfmpqnfou!up!uif!njeemf!tdippm!tipvme!cf!qspwjefe!jo!uif!jojujbm!qibtf!pg!
efwfmpqnfou/!!Beejujpobmmz!gvmm!jnqspwfnfout!up!uif!qvcmjd!sbjmspbe!dspttjoh!nvtu!cf!dpnqmfufe!dpodvssfoumz!
xjui!uif!boofybujpo!boe!efwfmpqnfou!pg!qspqfsujft!bekbdfou!up!uif!sbjmspbe!usbdlt/!!
Jogsbtusvduvsf0!Tupsnxbufs!Ejbhsbn!!
Jo!uif!fwfou!gvmm!jnqspwfnfout!up!Fbtu!Nbjo!Tusffu-!ps!uif!Sbjmspbe!dspttjoh-!bsf!opu!sfrvjsfe!up!cf!dpnqmfufe!
Qspevdfe!bu!Dibssfuuf
bt!qbsu!pg!bo!bqqmjdbujpo!gps!!efwfmpqnfou!boe!boofybujpo-!uif!bqqmjdbou!tibmm!bhsff!up!qbsujdjqbuf!jo!gvuvsf!
jnqspwfnfout!pg!uiftf!gbdjmjujft!bt!b!dpoejujpo!pg!boofybujpo/
JOGSBTUSVDUVSF
Xbufs
Op!Djuz!pg!Btimboe!xbufs!tfswjdft!fyufoe!up!uif!qspkfdu!bsfb!boe!bmm!fyjtujoh!ipnft!jo!uif!qspkfdu!tuvez!bsfb!hfu!
jo!uif!Fbtu!Nbjo!Tusffu!bmjhonfou!boe!bo!9.jodi!nbjo!uibu!svot!bmpoh!uif!gvmm!fyufou!pg!Dsffl!Esjwf!boe!qbsu!pg!
Dmbz!Tusffu/!
Kvmz!3126}!Usbotqpsubujpo!Hspxui!Nbobhfnfou
57
Normal Neighborhood Plan Framework
Jogsbtusvduvsf
Tbojubsz!Tfxfs!
Op!Djuz!pg!Btimboe!tbojubsz!tfxfst!fyufoe!up!uif!qspkfdu!bsfb<!bmm!fyjtujoh!ipnft!jo!uif!qspkfdu!tuvez!sfmz!po!tfqujd!
tztufnt!gps!ejtqptjoh!pg!uifjs!xbtuf/!B!tjohmf!9.jodi!tfswjdf!tuvc!dpoofdut!uif!Ufnqmf!Fnfl!Tibmpn!bu!2911!Fbtu!
Nbjo!Tusffu!up!uif!23.jodi!tbojubsz!tfxfs!uibu!svot!jo!uif!Cfbs!Dsffl!Bmjhonfou/!Puifs!qspyjnbuf!tfxfs!mjoft!
jodmvef!9.jodi!tfxfs!mjoft!uibu!svo!jo!uif!Xbmlfs!Tusffu-!Dsffl!Esjwf-!boe!Dmbz!Tusffu!bmjhonfout/!
\[
31
Tupsnxbufs
Jnqmfnfoubujpo!pg!tupsnxbufs!nbobhfnfou!jo!uif!Opsnbm!Ofjhicpsippe!!tipvme!fnqibtj{f!mpx.jnqbdu!
efwfmpqnfou!)MJE*!ufdiojrvft!gpdvtfe!po!dpouspmmjoh!tupsnxbufs!bu!jut!tpvsdf!sbuifs!uibo!npwjoh!tupsnxbufs!
dpotusvdujpo!boe!sfevdf!mjgf.dzdmf!dptut!xijmf!nbjoubjojoh!obuvsbm!fdptztufn!gvodujpot;!tupsnxbufs!sfufoujpo-!
dpotjefsfe!gps!jnqmfnfoubujpo!jo!uif!Opsnbm!Ofjhicpsippe!Qmbo!bsfb!jodmvef;!
¸Cjp.txbmft!bmpohtjef!tusffut!tmpx!tupsnxbufs!s
¸Cjp.sfufoujpo!dfmmt-!dpnnpomz!lopxo!bt!sbjo!hbsefot-!bsf!sfmbujwfmz!tnbmm.tdbmf-!mboetdbqfe!efqsfttjpot!xjui!b!tpjm!
esbjojoh!tpjmt/!
¸Tupsnxbufs!qmboufst-!npsf!fohjoffsfe!uibo!sbjo!hbsefot-!tupsnxbufs!qmboufst!bsf!eftjhofe!up!bddfqu!tupsnxbufs!
xifsf!qsbdujdbcmf-!up!obuvsbm!gfbuvsft!tvdi!bt!uif!xfumboet-!Dmbz!Dsffl!ps!Dfnfufsz!Dsffl/!
¸Gmpx.uispvhi!qmboufst-!xjuijo!efw
cvjme/!
¸pwjef!xbufs!gps!hbsefo!ps!mbxo!jssjhbujpo-!
ipnfpxofst!boe!dpousbdupst/
¸Hsffo!sppgt!bsf!qbsujbmmz!ps!dpnqmfufmz!dpwfsfe!xjui!qmbout/!Hsffo!sppgt!ifmq!njujhbuf!uif!ufoefodz!gps!vscbo!bsfbt!
jotvmbuft!uif!sppg-!fyufoejoh!jut!mjgf!boe!sfevdjoh!fofshz!dptut/
| Parametrix | Urbsworks | Qamar Architecture & Town Planning | Leland Consulting | Nevue Ngan
Djuz!pg!Btimboe!
58
Normal Neighborhood Plan Framework
jnqpsubou!up!uif!eftjho!boe!fohjoffsjoh!pg!gvuvsf!tupsnxbufs!tztufnt!dpowfoujpobm!boe!mpx.jnqbdu!bmjlf/!
Qsfmjnjobsz!ebub!gspn!uif!VTEB!Obuvsbm!Sftpvsdft!Dpotfswbujpo!Tfswjdf!boe!b!Dvtupn!Tpjm!Sftpvsdf!Sfqpsu!
gps!Kbdltpo!Dpvouz!tipx!uibu!uif!tpjmt!jo!uif!bsfb!hfofsbmmz!esbjo!wfsz!qppsmz/!B!efubjmfe!bttfttnfou!pg!tpjmt!
nvtu!cf!b!qbsu!pg!qsf.efwfmpqnfou!hfpufdiojdbm!jowftujhbujpot/!
TVTUBJOBCJMJUZ
ipvtjoh!uzqft!boe!uif!njy!pg!qfsnjuufe!mboe!vtft!jt!gvoebnfoubmmz!tvtubjobcmf!cfdbvtf!dpnqbdu!vscbo!gpsn!
b!ipnf!jo!uif!ofjhicpsippe!gps!fwfsz!tubhf!pg!mjgf<!boe!qspufdujpo!pg!xfumboet!boe!sftupsbujpo!pg!uif!dsffl!
Ofjhicpsippe!Qmbo!jt!dpotjtufou!xjui!uif!gsbnfxpsl!pg!uif!VT!Hsffo!Cvjmejoh!Dpvodjm!MFFE!Ofjhicpsippe!
Efwfmpqnfou!boe!uif!Tvtubjobcmf!Tjuft!Jojujbujwf!)TJUFT*/!Cpui!uif!MFFE!OE!sbujoh!tztufn!ftubcmjtife!
VTHCD!boe!TJUFT!ftubcmjti!tfut!pg!qfsgpsnbodf!tuboebset!gps!dfsujgzjoh!uif!qmboojoh!boe!efwfmpqnfou!pg!
jo!cvjmejoh!eftjho!boe!dpotusvdujpo/!Cfdbvtf!op!sbujoh!tztufn!gps!tvtubjobcmf!eftjho!boe!dpotusvdujpo!xjmm!cf!b!
qsfsfrvjtjuf!gps!efwfmpqnfou-!ju!jt!bmm!uif!npsf!fttfoujbm!uibu!uif!fmfnfout!pg!tvtubjobcjmjuz!bsf!cvjmu!joup!fbdi!pg!
uif!gsbnfxpslt!gps!uif!Opsnbm!Ofjhicpsippe!;!Ipvtjoh!boe!Mboe!Vtf<!Hsffoxbz!boe!Pqfo!Tqbdf<!Npcjmjuz<!
boe!Jogsbtusvduvsf/!
Kvmz!3126}!Usbotqpsubujpo!Hspxui!Nbobhfnfou
59
60
Exhibit C
Ashland
Middle
School
AB
BOT
T AV
CR
EEK
DR
DO
LLA
RHID
E W
Y
Walker
Elementary
School
VILL
ARD
ST
BIR
CHW
OOD
H
AM
C
ALLR
D
02004008001,200Feet
Normal Neighborhood Plan
Comprehensive Plan Map Amendment
\[
Normal Neighborhood Plan
7/28/2015
61
62
ORDINANCE NO. _________
AN ORDINANCE AMENDING THE STREET DEDICATION MAP,PLANNED
INTERSECTION AND ROADWAYIMPROVEMENT MAP, AND PLANNED
BIKEWAY NETWORK MAPOF THE ASHLAND TRANSPORTATION SYSTEM
PLAN FOR THE NORMAL NEIGHBORHOOD PLAN AREA, AND AMENDING
STREET DESIGN STANDARDS WITHIN THE ASHLAND MUNICIPAL CODE
CHAPTER 18.4.6TO ADD A NEWSHARED STREET CLASSIFICATION.
Annotated to show deletionsand additionsto the code sections being modified.
boldlined throughbold underline
Deletions are and additions are in .
WHEREAS
, Article 2. Section 1 of the Ashland City Charter provides:
Powers of the CityThe City shall have all powers which the constitutions,
statutes, and common law of the United States and of this State expressly or
impliedly grant or allow municipalities, as fully as though this Charter specifically
enumerated each of those powers, as well as all powers not inconsistent with the
foregoing; and, in addition thereto, shall possess all powers hereinafter
specifically granted. All the authority thereof shall have perpetual succession.
WHEREAS,
the above referenced grant of power has been interpreted as affording all
legislative powers home rule constitutional provisions reserved to Oregon Cities. City of
Beaverton v. International Ass’n of Firefighters, Local 1660, Beaverton Shop20 Or.
App. 293; 531 P 2d 730, 734 (1975); and
WHEREAS,
the City of TransportationCommission considered the above-referenced
amendments to the Transportation System Plan at a duly advertised public hearing on
_________, 2015and following deliberations recommended approval of the
amendments by a vote of __-__; and
WHEREAS
, the City of Ashland Planning Commission considered the above-referenced
amendments to the Transportation SystemPlan at a duly advertised public hearing on
July 28,2015 andfollowing deliberations recommended approval of the amendments
by a vote of __-__;and
WHEREAS
, the City Council of the City of Ashland conducted a duly advertised public
hearing on the above-referenced amendments on September 1,2015, and on
\[subsequent public hearing continuance dates\]; and
WHEREAS
, the City Council of the City of Ashland, following the close of the public
hearing and record, deliberated and conducted first and second readings approving
adoption of the Ordinance in accordance with Article 10 of the Ashland City Charter;
and
WHEREAS,
the Ashland Comprehensive Plan includes goalsand policies intended to
work towards creating an integrated land use and transportation systemto address the
Transportation Planning Rule (TPR) Oregon Administrative Rule 660-012-0000 directive
63
for “… coordinated land use and transportation plans should ensure that the planned
transportation system supports a pattern of travel and land use in urban areas that will
avoid the air pollution, traffic and livability problems faced by other large urban areas of
the country through measures designed to increase transportation choices and make
more efficient use of the existing transportation system.”; and
WHEREAS,
the Street Dedication Map, Planned Intersection and Roadway
Improvement Mapand Planned Bikeway Network Mapareadopted official maps for
long range planning purposes, and areperiodically amended to identify streetsand
pedestrian and bicycle patsthat will be needed in the future to connect the street
network and provide access to undeveloped areas within the Urban Growth Boundary
(UGB); and
WHEREAS,
the Ashland Comprehensive Plan includes the following policies
addressing street dedications: 1) Development of a modified grid street pattern shall be
encouraged for connecting new and existing neighborhoods during subdivisions,
partitions, andthrough the use of the Street Dedication map. (10.09.02.32); and 2)
Street dedications shall be required as a condition of land development. A future street
dedication map shall be adopted and implemented as part of the Land Use Ordinance.
(10.09.02.34).; and
WHEREAS,
the City Council of the City of Ashland has determined that in order protect
and benefit the health, safety and welfare of existing and future residents, and to
address changes in existing conditions and projected needs related to land use and
transportation patterns, it is necessary to amend the Ashland Comprehensive Plan in
the manner proposed, that an adequate factual base exists for the amendments, the
amendments are consistent with the comprehensive plan and that such amendments
are fully supported by the record of this proceeding.
THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS:
SECTION 1.
The above recitations are true and correct andare incorporated herein
by this reference.
SECTION 2.
The officially adopted City of Ashland Street Dedication Map, referenced
in Ashland as Figure 10-1 in the Ashland Transportation System Planis hereby
amendedto include the Normal Neighborhood Plan Street Network attached hereto as
Exhibit A.
SECTION 4.
The City of Ashland Planned Bikeway Network Map, referenced in the
Ashland Transportation System Plan as Figure 8-1. is hereby amended to include the
Normal Neighborhood Plan Pedestrian and Bicycle Networkattached hereto as Exhibit
B.
SECTION 5.
The City of Ashland Planned Intersection and Roadway Improvement
Map, referenced in the Ashland Transportation System Plan as Figure 10-3. is hereby
64
amended to include East Main Streetas a Planned Avenuefrom Walker Avenue to
AshlandSt.
SECTION 6.
The Ashland Municipal Code Chapter 18.4.6.040, Street Design
Standards, street classification table ishereby amended to include a new classification
of “Shared Street” as follows
18.4.6.040 F.Design Standards.A description of street design standards for each street
classification follows in Table 18.4.6.040.F and subsection 18.4.6.040.G. All elements
listed are required unless specifically noted, and dimensions and ranges represent
minimum standard or ranges for the improvements shown. The approval authority may
require a dimension within a specified range based upon intensity of land use, existing
and projected traffic and pedestrian volumes, or when supported through other
applicable approval standards. The approval authority may approve dimensions and
ranges greater than those proposed by an applicant.
Table 18.4.6.040.F: City of Ashland Street Design Standards
WITHIN CURB-TO-CURB AREA
TYPE OF AVERAGE RIGHT-CURB-TO-MOTOR MEDIAN BIKE PARKCURBPARK-SIDE-
STREETDAILY OF-CURB VEHICLE AND/OR LANES-INGROWWALKS
TRIPS WAY PAVEMENT TRAVEL CENTER
(ADT)WIDTHWIDTHLANESTURN onononon
LANEboth both both both
sidessidessidessides
12
2-Lane8,000 to61'-87'34'11'none6'8'-9’6"5'-8' 6'-10'
Boulevard
12
3-Lane30,00073'-99'46'11'12'6'8'-9’6"5'-8' 6'-10'
Boulevard
12
5-Lane95'-121'68'11'12'6'8'-9’6"5'-8' 6'-10'
Boulevard
12
2-Lane3,000 to59'-86'32'-33'10'-10.5'none6'8'-9’6"5'-8' 6'-10'
Avenue
70.5'-
12
3-Lane10,000 43.5'-44.5'10'-10.5'11.5'6'8'-9’6"5'-8' 6'-10'
97.5'
Avenue
Neighborhood 1,500 to
3
NANA
Collector, 5,000
Residential
No Parking49'-51'22'11'none6"8'5'-6'
Parking One 50'-56'25'-27'9'-10'7'6"7'-8'5'-6'
Side
Parking Both 57'-63'32'-34'9'-10'7'6"7'-8'5'-6'
Sides
Neighborhood
Collector,
Commercial
Parallel
12
Parking One55’-65’28’10’8’6”5'-8' 8'-10'
Side
12
Parallel 63'-73'36'10'8'6"5'-8' 8'-10'
65
Table 18.4.6.040.F: City of Ashland Street Design Standards
WITHIN CURB-TO-CURB AREA
TYPE OF AVERAGE RIGHT-CURB-TO-MOTOR MEDIAN BIKE PARKCURBPARK-SIDE-
STREETDAILY OF-CURB VEHICLE AND/OR LANES-INGROWWALKS
TRIPS WAY PAVEMENT TRAVEL CENTER
(ADT)WIDTHWIDTHLANESTURN onononon
LANEboth both both both
sidessidessidessides
Parking Both
Sides
Diagonal
Parking One
12
65'-74'37'10'17' 6"5'-8' 8'-10'
Side
Diagonal
12
Parking Both 81'-91'54'10'17' 6"5'-8' 8'-10'
Sides
less than
3
Neighborhood NANA
1,500
Street
15'
’1
Parking One 47'-51'22'7' 6"5’-85'-6'
Queuing
Side
Neighborhood
Street
11'-14'
’1
Parking Both 50'-57'25'-28'7' 6"5’-85'-6'
Queuing
Sides
Less than
15’-20’12’-15’QueuingNANANANANANA
4
Private Drive 100
Less
Shared
than 25’18' paved
12’ NANANANANANA
Street
1500
12' paved
Alleywidth, 2'
NA16'NANANANANANANA
strips on
both sides
6'-10' paved
Multi-Use width, 2'-4'
NA12'-18'NANANANANANANA
Pathstrips on
both sides
1) 7’ – 8’ landscape parkrow shall be installed in residential areas; 5’ hardscape parkrow with tree wells shall be installed in commercial
areas on streets with on-street parking lanes, or 7’ landscape parkrow may be used in commercial areas on streets without on-street parking
lanes or where the street corridor includes landscaped parkrow. Street Trees shall be planted in parkrows pursuant to 18.4.4.030.
2) 6' sidewalk shall be installed in residential areas; 8'-10' sidewalk shall be installed in commercial areas; 10’ sidewalk shall be required on
boulevards in the Downtown Design Standards Zone.
3) Bike lanes are generally not needed on streets with lowvolumes (less than 3,000 ADT) or low motor vehicle travel speeds (less than
25mph). For over 3,000 ADT or actual travel speeds exceeding 25 mph, 6’ bike lanes; one on each side of the street moving in the same
direction as motor vehicle traffic
4) A private drive is a street in private ownership, not dedicated to the public, which serves three or less units. Private drives are permitted in
the Performance Standards Options overlay.
SECTION 7.
The Ashland Municipal Code Chapter subsection 18.4.6.040 G, Street
Design Standards, is hereby amended toadda new classification of “Shared Street” as
follows:
66
18.4.6.040.G.8
Shared Street
Provides access to residential in an area in which right-of-way is constrained by
natural features, topography or historically significant structures. The
constrained right-of-way prevents typical bicycle and pedestrian facilities such as
sidewalks and bicycle lanes. Therefore, the entire width of the street is
collectively shared by pedestrians, bicycles, and autos. The design of the street
should emphasize a slower speed environment and provide clear physical and
visual indications the space is shared across modes. See Figure 18.4.6.040.G.8.
Prototypical Section: Shared Street
Figure 18.4.6.040.G.8
Shared Street
Street Function: Provide vehicular, pedestrian, and bicycle neighborhood
circulation and access to individual residential and commercial properties
designed to encourage socializing with neighbors, outdoor play for children, and
creating comfortable spaces for walking and biking.
Connectivity: Connects to all types of streets.
Average Daily Traffic: 1,500 or less motor vehicle trips per day
Managed Speed: Motor vehicle travel speeds should be below 15 mph
Right-of-Way Width: 25'
Pavement width: 18' minimum, maintaining full fire truck access and minimum
turning paths at all changes in alignment and intersections.
67
Motor Vehicle Travel Lanes: Minimum 12' clear width.
Bike Lanes: Not applicable, bicyclists can share the travel lane and easily
negotiate these low use areas
Parking: Parking and loading areas may be provided within the right of way
with careful consideration to ensure parked vehicles do not obstruct pedestrian,
bicycles, or emergency vehicle access.
Parkrow: Not applicable
Sidewalks: Not applicable, pedestrians can share the travel lane and easily
negotiate these low use areas. Refuge areas are to be provided within the right of
way to allow pedestrians to step out of the travel lane when necessary.
SECTION 8Severability.
.The sections, subsections, paragraphs and clauses of this
ordinance are severable. The invalidity of one section, subsection, paragraph, or clause
shall not affect the validity of the remaining sections, subsections, paragraphs and
clauses.
SECTION 9Codification.
.Provisions of this Ordinance shall be incorporated in the
City Comprehensive Plan and the word “ordinance” may be changed to “code”, “article”,
“section”, or another word, and the sections of this Ordinance may be renumbered, or
re-lettered, provided however that any Whereas clauses and boilerplate provisions (i.e.
Sections 1, 3-5 need not be codified and the City Recorder is authorized to correct any
cross-references and any typographical errors.
The foregoing ordinance was first read by title only in accordance with Article X,
Section 2(C) of the City Charter on the _____ day of ________________, 2015,
and duly PASSED and ADOPTED this _____ day of ________________, 2015.
_______________________________
Barbara M. Christensen, City Recorder
SIGNED and APPROVED this day of , 2015.
___________________
John Stromberg, Mayor
Reviewed as to form:
68
_________________________
David Lohman, City Attorney
69
70
Exhibit A
Road
Classifications
neigborhood
collector
local street
shared street
multi-use path
Shared Streets within the Normal
Neighborhood Plan areamay be
alternatively developed as alleys
or multi-use paths.
Improvement of the rail road
crossing requires approval of
an application for an at grade
railroad crossing.
\[
Normal Neighborhood Plan
Street Network Map
0200400800Feet
71
Exhibit B
ââ
ââ
ââ
ââ
ââââ
ââ
ââââ
ââââ
ââââ
ââââ
ââââ
ââ
ââââ
ââ
ââ
ââ
Normal Neighborhood Plan
Avenue with sidewalks & bikelanes
Pedestrian and Bicycle Network
\[
Streets with sidewalks
Shared Street
ââââââââ
Multi-use path
0200400800Feet
7/28/2015
72
ORDINANCE NO. __________
AN ORDINANCE AMENDING THE ASHLAND MUNICIPAL CODE
CREATING A NEW CHAPTER 18.3.4NORMAL NEIGHBORHOOD DISTRICT,
AMENDING CHAPTER 18.2.1.020TO ADD A NORMAL NEIGHBORHOOD ZONING
CLASSIFICATION, AND AMENDING CHAPTER 18.2.1.040 TO ADD A NORMAL
NEIGHBORHOODSPECIAL DISTRICT.
Annotated to show deletionsand additionsto the code sections being modified.
boldlined throughbold underline
Deletions are and additions are in .
WHEREAS
, Article 2. Section 1 of the Ashland City Charter provides:
Powers of the CityThe City shall have all powers which the constitutions,
statutes, and common law of the United States and of this State expressly or
impliedly grant or allow municipalities, as fully as though this Charter specifically
enumerated each of those powers, as well as all powers not inconsistent with the
foregoing; and, in addition thereto, shall possess all powers hereinafter
specifically granted. All the authority thereof shall have perpetual succession.
WHEREAS,
the above referenced grant of power has been interpreted as affording all
legislative powers home rule constitutional provisions reserved to Oregon Cities. City of
Beaverton v. International Ass’n of Firefighters, Local 1660, Beaverton Shop20 Or.
App. 293; 531 P 2d 730, 734 (1975); and
WHEREAS
, the City of Ashland is projected to grow by approximately 3,250 residents
by 2030 and 2,000 employees by 2027, and the City Council reaffirmed the long-
standing policy of accommodating growth within the Ashland Urban Growth Boundary
rather than growing outward into surrounding farm and forest lands in the Greater Bear
Creek Valley Regional Problem Solving (RPS) planning process;and
WHEREAS
, the City of Ashland seeks to balance projected population and employment
growth with the community goal of retaining a district boundary and preventing
sprawling development, and to this end examines opportunities to use land more
efficiently for housing and businesses;and
WHEREAS
, the City of Ashland continues the community’s tradition of integrating land
use and transportation planning, and using sustainable development measures such as
encouraging a mix and intensity of uses on main travel corridors to support transit
service and use, integrating affordable housing opportunities, and reducing carbon
emissions by providing a variety of transportation options; and
WHEREAS
, the City conducteda planning process involving a series of public
workshops, on-line forum, key participant meetings and study sessions from October
2011 through July 2015involving a three-step process in whichparticipants identified
the qualities that make a successful neighborhood,, developed vision statements for the
An Ordinance Amending Chapters 18.2.1.020 and 18.2.1.040,and Adding a New Chapter 18.3.4to the
Ashland Municipal Code
Page 1
73
study area, and reviewed and revised plans illustrating an example of what
development might look when the 94 acre is incorporated into the City of Ashland;and
WHEREAS
, the final report for the Normal Neighborhood Planincluded recommended
amendments to the zoning map and land use ordinance which wouldsupport the
development of the neighborhood asenvisioned in the planning process being small
walkable neighborhood modulesthat provide concentrations of housing grouped in a
way to encourage more walking, cycling and transit use; and
WHEREAS
, the City of Ashland Planning Commission considered the above-referenced
recommended amendments to the Ashland Municipal Code and Land Use Ordinances
at a duly advertised public hearing onJuly 28, 2015, and following deliberations,
recommended approval of the amendments by a voteof ____;and
WHEREAS
, the City Council of the City of Ashland conducted a duly advertised public
hearing on the above-referenced amendments on __________, 2015; andfollowing the
close of the public hearing and record, deliberated and conducted first and second
readings approving adoption of the Ordinance in accordance with Article 10 of the
Ashland City Charter; and
WHEREAS
, the City Council of the City of Ashland has determined that in order to
protect and benefit the health, safety and welfare of existing and future residents of the
City, it is necessary to amend the Ashland Municipal Code and Land Use Ordinance in
manner proposed, that an adequate factual base exists for the amendments, the
amendments are consistent with the comprehensive plan and that such amendments
are fully supported by the record of this proceeding.
THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS:
SECTION 1.
The above recitations are true and correct and are incorporated herein
by this reference.
SECTION 2.
A new Chapter18.3.4of the Ashland Municipal Codecreating anew
overlaydistrict \[Normal Neighborhood District \]set forth in full codified form on the
attached Exhibit A and made a part hereof by this reference, is hereby added to the
Ashland Municipal Code.
SECTION 3.
Chapter 18.2.1.020, of the Zoning Regulations and General Provisions
section of the Ashland Municipal Code, ishereby amended to read as follows:
18.2.1.020Zoning Map and Classification of Zones
For the purpose of this ordinance, the City is divided intozones designated and depicted on the
Zoning Map, pursuant to the Comprehensive Plan Map, and summarized in Table 18.2.1.020.
Table 18.2.1.020
Base ZonesOverlay Zones
Residential -Woodland (WR)Airport Overlay
Residential-Rural(RR)Detail Site Review Overlay
An Ordinance Amending Chapters 18.2.1.020 and 18.2.1.040,and Adding a New Chapter 18.3.4to the
Ashland Municipal Code
Page 2
74
Table 18.2.1.020
Base ZonesOverlay Zones
Residential -Single-Family (R-1-10, R-1-7.5, Downtown Design Standards
and R-1-5)Overlay
Residential -Suburban (R-1-3.5)Freeway Sign Overlay
Residential -Low Density Multiple Family (R-2)Historic District Overlay
Residential -HighDensity Multiple Family (R-3)Pedestrian Place Overlay
Commercial (C-1)Performance Standards Options
Overlay
Commercial –Downtown (C-1-D)Physical and Environmental
Constraints Overlay
Employment (E-1)-Hillside Lands
Industrial (M-1)-Floodplain Corridor Lands
-Severe Constraints Lands
Special Districts-Water Resources
Croman Mill District (CM)-Wildfire Lands
Health Care Services District (HC)Residential Overlay
Normal Neighborhood (NN)
North Mountain Neighborhood District (NM)
Southern Oregon University District (SOU)
SECTION 4.
Chapter 18.2.1.040, of the Zoning Regulations and General Provisions
section of the Ashland Municipal Code, is hereby amended to read as follows:
18.2.1.040Applicability of Zoning Regulations
Part 18.2 applies to properties with base zone, special district, and overlay zone designations,
as follows:
Table 18.2.1.040: Applicability of Standards to Zones, Plan Districts and Overlays
DesignationApplicability
Base Zones
Residential - Woodland (WR)Chapter 18.2 Applies Directly
Residential - Rural (RR)Chapter 18.2 Applies Directly
Residential - Single-family (R-1-10, R-1-Chapter 18.2 Applies Directly
7.5, R-1-5)Chapter 18.2 Applies Directly
Residential - Suburban (R-1-3.5)Chapter 18.2 Applies Directly
Residential - Low Density Multiple Family Chapter 18.2 Applies Directly
(R-2)Chapter 18.2 Applies Directly
Residential - High Density Multiple Family Chapter18.2 Applies Directly
(R-3)Chapter 18.2 Applies Directly
Commercial (C-1)
Commercial - Downtown (C-1-D)
Employment (E-1)
Industrial (M-1)
Special Districts
Croman Mill District Zone (CM)CM District Replaces chapter 18.2
NN District Replaces chapter 18.2
Health Care Services Zone (HC)
Normal Neighborhood District (NN)
NM District Replaces chapter 18.2
North Mountain Neighborhood (NM)
Southern Oregon University (SOU)
An Ordinance Amending Chapters 18.2.1.020 and 18.2.1.040,and Adding a New Chapter 18.3.4to the
Ashland Municipal Code
Page 3
75
Table 18.2.1.040: Applicability of Standards to Zones, Plan Districts and Overlays
DesignationApplicability
Overlay Zones
Airport Overlay Modifies chapter 18.2
Detail Site Review Overlay Modifies chapter 18.2
Downtown Design StandardsOverlay Modifies chapter 18.2
Freeway Sign Overlay Modifies chapter 18.2
Historic Overlay Modifies chapter 18.2
Pedestrian Place Overlay Modifies chapter 18.2
Performance Standards Options Overlay Modifies chapter 18.2
Physical and Environmental ConstraintsOverlay Modifies chapter 18.2
Residential Overlay Modifies chapter 18.2
SECTION 5.Severability.
The sections, subsections, paragraphs and clauses of this
ordinance are severable. The invalidity of one section, subsection, paragraph, or clause
shall not affect the validity of the remaining sections, subsections, paragraphs and
clauses.
SECTION 6.Codification.
Provisions of this Ordinance shall be incorporated in the
City Code and the word “ordinance” may be changed to “code”, “article”, “section”, or
another word, and the sections of this Ordinance may be renumbered, or re-lettered,
provided however that any Whereas clauses and boilerplate provisions, and text
descriptions of amendments(i.e. Sections 1-2, 5-6) need not be codified and the City
Recorder is authorized to correct any cross-references and any typographical errors.
An Ordinance Amending Chapters 18.2.1.020 and 18.2.1.040,and Adding a New Chapter 18.3.4to the
Ashland Municipal Code
Page 4
76
The foregoing ordinance was first read by title only in accordance with Article X,
Section 2(C) of the City Charter on the _____ day of ________________, 2015,
and duly PASSED and ADOPTED this _____ day of ________________, 2015.
_______________________________
Barbara M. Christensen, City Recorder
SIGNED and APPROVED this day of , 2015.
___________________
John Stromberg, Mayor
Reviewed as to form:
_________________________
David Lohman, City Attorney
An Ordinance Amending Chapters 18.2.1.020 and 18.2.1.040,and Adding a New Chapter 18.3.4to the
Ashland Municipal Code
Page 5
77
78
Exhibit A
Normal Neighborhood District
DRAFT - July, 2015
Chapter 18 Code Amendments
18.3.4.010 Purpose
18.3.4.020 Applicability
18.3.4.030 General Requirements
18.3.4.040 Use Regulations
18.3.4.050 Dimensional Regulations
18.3.4.060 Site Development and Design Standards
18.3.4.070 Conservation Areaoverlay
18.3.4.075 Advanced Financing District\[Placeholder\]
18.3.4.080 Review and Approval Procedure
18.3.4.010Purpose
The neighborhood is designed to provide an environment for traditional neighborhood living. The
Normal Neighborhood Plan is a blueprint for promoting a variety of housing types while preserving open
spaces, stream corridors, wetlands, and other significant natural features. The neighborhood
commercial area is designated to promote neighborhood serving businesses with building designs that
reflectthe character of the neighborhood and where parking is managed through efficient on-street and
off-street parking resources. The neighborhood will be characterized by a connected network of streets
and alleys, paths and trails, with connection to the natural areas, wetlands, and streams. This network
will also connect to the larger network of regional trails, paths, and streets beyond the boundaries of the
neighborhood.The development of the neighborhood will apply principles of low impact development to
minimize the extent and initial cost of new infrastructure and to promote the benefits of stormwater
management.
18.3.4.020Applicability
This chapter applies to properties designated as Normal Neighborhood District on the Ashland Zoning
Map, and pursuant to the Normal Neighborhood Plan adopted by Ordinance\[#number (date)\].
Development located within the Normal Neighborhood Districtis required to meet all applicable
sections of this ordinance, except as otherwise provided in this chapter; where the provisions of this
chapter conflict with comparable standards described in any other ordinance, resolution or regulation, the
provisions of the Normal Neighborhood Districtshall govern.
18.3.4.030General Regulations
Page 1 of 11
79
A. Conformance with the Normal Neighborhood Plan
. Land uses and development, including
construction of buildings, streets, multi-use paths, and open space shall be located in accordance
with those shown on the Normal Neighborhood Plan maps adopted by Ordinance \[#number (date)\].
.
B. Performance Standards Overlay
All applications involving the creation of three or more lots
shall be processed under chapter 18.3.9Performance Standards Option.
C. Amendments.
Major and minor amendments to the Normal Neighborhood Plan shall comply
with the following procedures:
1. Major and Minor Amendments
a. Major amendments are those that result in any of the following:
i.A change in the land use overlay designation.
ii.A change in the maximum building height dimensional standards in section18.3.4.050
iii.A change in the allowable base density, dwelling units per acre, in section 18.3.4.050.
iv.A change in the Plan layout that eliminates a street, access way, multi-use path or
other transportation facility.
v.A change in the Plan layout that provides an additional vehicular access point onto
East Main Street or Clay Street.
vi.A change not specifically listed under the major and minor amendment definitions.
b. Minor amendments are those that result in any of the following:
i.A change in the Plan layout that requires a street, access way, multi-use path or
other transportation facility to be shifted fifty (50) feet ormorein any direction as
long as the change maintains the connectivity established by Normal Avenue
Neighborhood Plan.
ii.A change in a dimensional standard requirement in section 18.3.4.050, but not
including height and residential density.
iii.A change in the Plan layout that changes the boundaries or location of a conservation
areato correspond with a delineated wetland and water resource protection zone, or
relocation of a designated open space area.
2. Major Amendment – Type II Procedure
. A major amendment to the Normal Neighborhood Plan is
subject to a public hearing and decision undera Type II Procedure. A major amendment may be
the proposed modification will not adversely affect the purpose of
approved uponfinding that
the Normal Neighborhood Plan.A major amendment requires a determination by the City that:
a.The proposed amendmentmaintains the transportation connectivity established by the
Normal Neighborhood Plan;
b.The proposed amendmentfurthersthe street design and access management
concepts of the Normal Neighborhood Plan.
Page 2 of 11
80
c.The proposedamendmentfurthers the protection and enhancement of the natural
systems and features of the Normal Neighborhood Plan, including wetlands, stream
beds, and water resource protection zones by improvingthe quality and function of
existing natural resources.
d.The proposed amendmentwill not reduce the concentrationor variety of housing types
permitted in the Normal Neighborhood Plan.
e.The proposed amendmentis necessaryto accommodate physical constraints evident on
the property, or to protect significant natural features such as trees, rock outcroppings,
streams, wetlands, water resource protection zones, or similar natural features, or to
adjust to existing property lines between project boundaries.
3. Minor Amendment –Type 1 Procedure.
A minor amendment to the Normal Neighborhood
Development Plan which is subject to an administrative decision under the Type I
Procedure. Minor amendments are subject to the Exception to the Site Design and Use
Development Standards of chapter 18.5.2.050.E.
18.3.4.040 Use Regulations
A. Plan overlayzones
. There are fourLand Use Designation Overlays zones within the Normal
Neighborhood Planare intended to accommodate a variety of housing opportunities, preserve natural
areas and provide open space.
1. Plan NN-1-5zone
The use regulations and development standards are intended to create,
maintain and promote single-dwelling neighborhood character. A variety of housing types are
allowed, in addition to the detached single dwelling. Development standards that are largely the
same as those for single dwellings ensure that the overall image and character of the single-dwelling
neighborhood is maintained.
2. Plan NN-1-3.5zone
. The use regulations and development standards are intended to create,
maintain and promote single-dwellingneighborhood character. A variety of housing types are
allowedincluding multiple compact attached and/or detached dwellings. Dwellings may be grouped
around common open space promotinga scale and character compatible with single family homes.
Development standards that are largely the same as those for single dwellings ensure that the
overall image and character of the single-dwelling neighborhood is maintained.
3. Plan NN-1-3.5-C zone.
The use regulations and development standards are intended to provide
housing opportunities for individual households through development of multiple compact attached
and/or detached dwellingswith the added allowance for neighborhood-serving commercial mixed-
uses so that many of the activities of daily living can occur withinthe Normal Neighborhood. The
public streets within the vicinity of the NN-1-3.5-C overlay are to provide sufficient on-street parking
to accommodate ground floor neighborhood business uses.
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4.Plan NN-2 zone
. The use regulations and development standards are intended to create and
maintain a range of housing choices, including multi-familyhousing within the context of the
Neighborhood Plan.
residential character of the Normal
B. Normal Neighborhood Plan Residential Building Types.
The development standards for the
Normal Neighborhood Plan will preserve neighborhood character by incorporatingfour distinctland use
overlay areas with different concentrations of varying housing types.
1. Single Dwelling Residential Unit.
A Single Dwelling Residential Unit is a detached residential building that contains a single dwelling
with self-contained living facilities on one lot. It is separated from adjacent dwellings by private open
space in the form of side yards and backyards, and set back from the public street or common green
by a front yard. Auto parking is generally on the same lotin a garage, carport, or uncovered area.
The garage may be detached or attached to the dwelling structure.
2. Accessory Residential Unit.
An Accessory Residential Unit is a secondary dwelling unit on a lot, either attached to the single-
family dwelling or in a detached building located on the same lot with a single-family dwelling, and
having an independent means of entry.
3. Double Dwelling Residential Unit.
(Duplex)
ADouble Dwelling Residential Unit isa residential building that contains two dwellingslocated on a
single lot, each with self-contained living facilities. Double Dwelling Residential Units must share a
common wall or a common floor/ ceilingandare similar to a Single Dwelling Unit in appearance,
height, massing and lot placement.
4. Attached Residential Unit
.(Townhome, Rowhouse)
An Attached Residential Unit issingle dwelling located on an individual lot which isattached along
one or both sidewalls to an adjacent dwelling unit. Private open space may take theform of front
yards, backyards, or upper level terraces. The dwelling unit may be set back from the public street or
common green by a front yard.
5.Clustered Residential Units - Pedestrian-Oriented.
Pedestrian-Oriented Clustered Residential Unitsaremultiple dwellings grouped around common
open space that promote a scale and character compatible with single family homes. Units are
typically arranged around a central common green under communal ownership. Auto parking is
generally groupedin a shared surface area or areas.
.
6.Multiple Dwelling Residential Unit
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Multiple Dwelling Residential Units are multiple dwellings that occupy a single building or multiple
buildings on a single lot. Dwellings may take the form of condominiums or apartments.Auto parking
is generally provided in a sharedparking area orstructured parking facility.
7. Cottage Housing.
\[Reserved\]
C. GeneralUse Regulations. Uses and their accessory uses are permitted, special permitted or
conditional uses in the Normal Neighborhood Plan area as listed in the Land Use Table.
Table 18.3.4.040 Land UseNN-1-5NN-1-3.5NN-1-3.5-CNN-2
Descriptions
Single family SuburbanSuburbanMulti-family
ResidentialResidentialResidentialLow Density
with Residential
commercial
Residential Uses
Single Dwelling Residential Unit
P P N N
(Single-Family Dwelling)
Accessory Residential UnitPPPN
Double Dwelling Residential Unit
N P P P
(Duplex Dwelling)
Cottage Housing \[Placeholder\]P N N N
Clustered Residential Units N P P P
Attached Residential UnitN P P P
Multiple Dwelling Residential Unit
N P P P
(Multi family Dwelling)
Manufactured Home on Individual LotP P P P
Manufactured Housing DevelopmentNPPP
Neighborhood Business and Service Uses
Home OccupationPPPP
Retail Sales and Services, with each building limited to
N N P N
3,500 square feet of gross floor area
Professional and Medical Offices, with each building
N N P N
limited to 3,500 square feet of gross floor area
Light manufacturing or assembly of items occupying
six hundred (600) square feet or less, and contiguous N N P N
to the permitted retail use.
RestaurantsN N P N
Day Care CenterN N P N
Assisted Living FacilitiesN C C C
Public and Institutional Uses
Religious Institutions and Houses of WorshipC C C C
Public BuildingsP P P P
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Community GardensP P P P
Openspace and Recreational FacilitiesP P P P
P = Permitted Use;CU = Conditional Use Permit Required; N = Not Allowed
1. Permitted Uses.
Uses listed as “Permitted (P)” are allowed. All uses are subject to the
development standards of zone in which they are located, any applicable overlay zone(s), and the
review procedures of Part 18.5. See section 18.5.1.020 Determination of Review Procedure.
2.Conditional Uses.
Uses listed as“Conditional Use Permit Required (C)” are allowed subject to
the requirements of chapter18.5.4Conditional Use Permits.
3. Prohibited Uses.
Uses not listed in the Land Use Table, and not found to be similar to an allowed
use following the procedures of section18.1.5.040Similar Uses, are prohibited.
18.3.4.050 Dimensional Regulations
A.
The lot and building dimensions shall conform to the standards in Table 18.3.4.050below.
Table 18.3.4.050 Dimensional StandardsNN-1-5NN-1-3.5NN-2
NN-1-3.5C
Base density, dwelling units per acre4.57.213.5
MinimumLot Area, square feet
1
5,00035003000
(applies to lots created by partitions only)
Minimum Lot Depth, feet
1
808080
(applies to lots created by partitions only)
Minimum Lot Width, feet
1
5035 25
(applies tolots created by partitions only)
Setbacks and yards (feet)
Minimum Front Yardabutting a street151515
Minimum Front Yard to a garagefacing a public street,
202020
feet
Minimum Front Yard to unenclosed front porch, feet888
222
6 6 6
MinimumSide Yard
00
33
Minimum Side Yard abutting a public street101010
Minimum Rear Yard 10 ft per Bldg Story, 5 feet per Half Story
Setback and yard requirements shall conform to the
Solar Access
Solar Access standards of chapter18.4.8
Maximum Building Height, feet / stories35 / 2.535 / 2.535 / 2.5
Maximum Lot Coverage, percentage of lot50% 55% 65%
Minimum Required Landscaping, percentage of lot50%45% 35%
Seesection18.4.3.080Vehicle Area Design
Parking
Requirements
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84
Minimum Outdoor Recreation Space, percentage of lotnana8%
1 Minimum Lot Area , Depth, and Width requirements do not apply in performance standards subdivisions.
2 Minimum Front Yard to an unenclosed front porch (Feet),or the width of any existing public utility easement, whichever is
greater; an unenclosed porch must be no less than 6 feet in depth and 8 feet in width, see section 18.6.1.030 for definition of
porch.
3 Minimum Side Yard for Attached Residential Units (Feet)
B.Density Standards
Development densityin the Normal Neighborhood shall not exceed the densities
Table18.3.4.050,except where granteda density bonus under chapter18.3.9.
established by
Performance Standards Optionsand consistent with the following:
1 General Density Provisions.
a. The density in NN-1-5,NN-1-3.5,NN-1-3.5-C and NN-2 zones is tobe computed by dividing the
total number of dwelling units by the acreage of the project, including land dedicated to the
public.
b.Conservation Areas including wetlands, floodplain corridor lands, and water resource protection
zones may be excluded from the acreage of the project for the purposes of calculatingminimum
density for residential annexations asdescribed in section18.5.8.050.F.
c. Units less than 500 square feet of gross habitable area shall count as 0.75 units for the
purposes of density calculations.
d.Accessory residential units consistent with standards described in section18.2.3.040 are not
required to meet density or minimum lot area requirements.
e. Accessory residential units shall be included for the purposes of meeting minimum density
calculation requirements for residential annexations as described in18.5.8.050.F.
2. Residential Density Bonuses
.
a. The maximum residential densitybonusespermitted shall beas described in section
18.2.5.080.F.
b.Cottage Housing. \[Reserved\]
18.3.4.060Site Development and Design Standards.
The Normal Neighborhood District Design
Standards provide specific requirements for the physical orientation, uses and arrangement of buildings; the
management of parking;and access to development parcels. Development located in the Normal
Neighborhood Districtmustbe designed and constructed consistent with the Site Design and Use Standards
chapter18.5.2and the following:
A. Street Design and AccessStandards.
Design and construct streets and public improvements in
accordance with the Ashland Street Standards. A change in the design of a street in a manner
inconsistent with the NormalNeighborhood Planrequires a minor amendment in accordance with
section 18.3.4.030.B.
1.Conformance with Street Network Plan:
New developments mustprovide avenues,
neighborhood collectors, streets, alleys, multi-use paths, and pedestrian and bicycle
improvements consistent with the design concepts within the mobility chapter of the Normal
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85
Neighborhood Plan Framework and in conformance with the Normal Neighborhood Plan
Street Network Map.
a. Streets designated as Shared Streets on the Normal Neighborhood Plan Street
Network Map may be alternatively developed as alleys, or multiuse paths provided
the following:
i. Impacts to the water protection zones are minimized to the greatest extent feasible.
ii. Pedestrian and bicyclist connectivity, as indicated on the Normal Avenue
Neighborhood Plan Pedestrian andBicycle Network Map, is maintained or
enhanced.
2 Storm water management.
The Normal Neighborhood Plan uses street trees, green streets,
and other green infrastructure to manage stormwater, protect water quality and improve
watershed health. Dischargeofstorm water runoff must be directed into a designated green
street and neighborhood storm water treatment facilities.
a.. Design Green Streets. Streets designated as Green Streets withinthe Street Network,
and as approved by the Public Works Department, shall conform to the following
standards:
i.New streets mustbe developedso asto capture and treat stormwater in conformance
with the City of Ashland Storm Water Master Plan.
3. Access Management Standards: To manage access to land uses and on-site
circulation, and maintain transportation safety and operations, vehicular accessmust
conform to the standards set forth insection 18.4.3.080, and asfollows:
a. Automobile access to development is intended to beprovided by alleys where possible
consistent with the street connectivity approval standards.
Curb cuts along a Neighborhood Collector or shared street are tobe limited to one per
b.
block, or one per 200feetwhere established block lengths exceed 400 feet.
4. Required On-Street Parking
: On-street parking is a key strategy to traffic calming and is
required along the Neighborhood Collectorand LocalStreets.
B. Site and Building Design Standards.
1. Lot and BuildingOrientation:
a. Lot Frontage Requirements:Lots in the NormalNeighborhood are required to have their Front
Lot Line on a street or a Common Green.
b.Common Green. The Common Green provides access for pedestrians and bicycles to
abutting properties. Common greens are also intended to serve as a common open
space amenity for residents. The following approval criteria and standards apply to
common greens:
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86
i. Common Greens must include at least 400 square feet of grassy area, play area, or
dedicated gardening space, which must be at least 15 feet wide at its narrowest
dimension.
2. Cottage Housing
: \[Reserved\]
.
3. Conservation ofNatural Areas.
Development plans mustpreserve water quality, natural
hydrology and habitat, andpreserve biodiversity through protection of streams and wetlands.
In addition to the requirements of 18.3.11Water ResourcesProtection Zones (Overlays),
conserving natural water systems must be considered in the site design through the application of
:
the following guidelines
a.Designated stream and wetland protection areas are tobe considered positive design
elements and incorporated in the overall design of a given project.
b.Native riparian plant materials mustbe planted in and adjacent to the creek to enhance habitat.
c.Create a long-term management plan for on-site wetlands, streams, associated habitats and
their buffers.
4.Storm WaterManagement.
Storm water run-off, from building roofs, driveways, parking areas,
sidewalks, and other hard surfaces must be managed through implementation of the following
storm water management practices:
a. When required by the City Engineer, the applicant mustsubmit hydrology and hydraulic
calculations, and drainage area maps to the City, to determine the quantity of
predevelopment, and estimated post-development,storm water runoff and evaluate the
effectiveness of storm water management strategies.Computations mustbe site specific and
must account for conditions such as soil type, vegetative cover, impervious areas, existing
drainage patterns, flood plain areas and wetlands.
b.Future Peak Storm waterflows and volumes shall not exceed the pre-development peak flow.
The default value for pre-development peakflow is.25 CFS per acre.
c. Detention volume must besized for the 25 year,24 hour peak flow and volume.
d. Development must comply withone or more of following guidelines.
i.Implementstorm watermanagement techniques that endeavor to treat the water as close
as possible to the spot where it hits the groundthrough infiltration, evapotranspiration or
through capture and reuse techniques.
ii.Use on-site landscape-based water treatment methods to treat rainwater runoff from all
surfaces, including parking lots, roofs, and sidewalks.
iii.Usepervious or semi-pervious surfaces that allow water to infiltrate soil.
iv.Design grading and site plansthat create a system that slows the stormwater, maximizing
time for cleansing and infiltration.
v. Maximizing the length of overland flow of storm waterthrough bioswales and rain gardens,
vi.Use structural soils in those environments that support pavements and trees yet are free
draining.
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87
vii. Plant deep rooted native plants.
viii,Replace metabolically active minerals, trace elements and microorganism rich compost in
all soils disturbed through construction activities.
5.Off-Street Parking.
Automobile parking, loading and circulation areas mustcomply with the
requirements of chapter 18.4.3 Parking, Access, and CirculationStandards, and as follows:
a. Neighborhood serving commercial uses within the NN-1-3.5-C zonemusthave
parking primarily accommodated by the provision ofpublic parking areas andon-
street parking spaces, and are not required to provide private off-street parking or
loading areas, except for residential uses where one space shall be provided per
residential unit.
6. Neighborhood Module Conceptplans.
The Neighborhood Module Concept plans (i.e.
development scenarios) are for the purpose of providing an example of developments that
conform to the standards, and do not constitute independent approval criteria. Concept plans
are attached to the endof this chapter.
18.3.4.65Exception to the Site Development and Design Standards
An exception to the requirements Site Development and Design Standardsmustfollow the procedures and
approval criteria adoptedunder section18.4.1.030,unless authorized under the procedures for amajor
amendment to plan.
18.3.4.070.Open SpaceAreaOverlay
All projects containing land identified as Open SpaceAreasonthe Normal Neighborhood Plan Open Space
NetworkMap,unless otherwise amended per section 18.3.030.C,must dedicate those areas as: common
areas, public open space, or private open space protected by restrictive covenant. It is recognized that the
master planning of the properties as part of the Normal Neighborhood Plan imparted significant value to the
land, and the reservationof lands for recreational open space and conservation purposes is proportional to
the value bestowed upon the property through the change in zoning designationand future annexation.
18.3.4.075. Advance Financing District
\[Reserved\]
18.3.4.080. Review and Approval Procedure.
All land use applications are to bereviewed and processed
in accordance with the applicable procedures of Part 18.5.
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Neighborhood Module Concept plans
The City recognizes that future innovations in building technologies, water conservation practices, and
creative approaches to site design and layout will help shape the neighborhood module concept in
consideration of the unique characteristics of the properties being developed. As such these example
illustrations presented are primarily intended to assist those involved in conceptualizing a development to
better address the principle objectives outlined within the Normal Neighborhood Plan.
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Planning Commission Report
DATE:April 22, 2014
TO: Ashland City Council
FROM: Ashland Planning Commission
RE: PA#20130-1858 Normal Neighborhood Plan
Planning Commission Recommendations
Summary
The Ashland Planning Commission held a public hearing on March 11, 2014 related to the
Comprehensive Plan, Comprehensive Plan Map, Transportation System Plan, and Ashland Land Use
Ordinance amendments proposed to implement the Normal Neighborhood Plan (Planning Action 2013-
th
01858). The Commission concluded their review onApril 8 and following discussion and deliberation
unanimously recommended the City Council approve of the Normal Neighborhood Plan with a number
of specific recommendations as outlined in this report.
The Normal Neighborhood Plan area is one of the last sizeable tracts of largely undeveloped land
designated for residential purposes in Ashland’s Urban Growth Boundary (UGB). The future
development of this area is expected to contribute toward accommodating long range population growth
consistent with theCity’s Comprehensive Plan, and Ashland’s position in the Greater Bear Creek Valley
Regional Problem Solving Plan (RPS). The Planning Commission recognizesin order to maintain a
compact urban formand to ensure the orderly and sequential development of land(Comprehensive Plan
Goal 12.09)that neighborhood planning is an appropriate tool for this area. The creation of a
neighborhood plan in this area is particularlyvaluableas over three decades of development has
occurredin the area, under county standards, since the original Comprehensive Plan land use
designations were assigned tothe area. Consideration of the area’s existing pattern of development,
presence ofwater resource protection areas, existing and projected traffic volumes, and public testimony
has allowed the Planning Commission to better understand the development constraints within the plan
area, and carefully address the coordinated provision of open space, transportation, infrastructure, and
housing.
Recommendations
The Planning Commission identified two categories of recommended amendments, those changes that
are minor editorial corrections, and those changes that have broader policy implications. Amendments
that are editorial in nature and necessary to clarify terminology and provide inter-document consistency
are to be included in the final documents presented to the City Council. A list of these editorial changes
is attached to this report (Appendix A). The Commission’s recommendations pertaining to allowable
land use standards, the stated purpose of open space, and the extent and timing of transportation system
improvements are addressed in this report as specific recommendations for Council’s consideration.
Comprehensive Plan Change and Land Use Designations
The Planning Commission supports the proposed Comprehensive Plan amendments and Land Use
Designation Overlay Zones as proposed, and recommends the following:
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Approval of the proposed amendment to the Ashland Comprehensive Plan Map to create a
o
designation for the Normal Neighborhood Plan District, including revised boundaries for
Conservation Areas within the plan area.
Adoption of the Normal Neighborhood Plan Land Use Designations Overlay Zone Map.
o
Adoption of the Normal Neighborhood Plan Framework document as a supporting document
o
to the City’s Comprehensive Plan, with recommended changes to the mobility and open
space chapters as described below.
Mobility (Transportation) Framework
The Planning Commission supports the Street Network, Pedestrian and Bicycle Network, Green Street
Network, Shared Street Standard, and Street Classifications as proposed, and recommendsapproval of
amendments to the the City Transportation System Plan(TSP) and City Street Standards to incorporate
these elements of the Normal Neighborhood Plan as follows:
Amend to the Street Dedication Map (TSP Figure 10-1) to incorporate the plan area’s
o
proposed Street Network, and reclassification of Normal “Avenue” to be a Neighborhood
Collector.
Amend the Planned Intersection and Roadway Improvement Map (TSP Figure 10-3) to
o
include East Main Street as a Planned Roadway Project.
Amend the Planned Bikeway Network Map (TSP Figure 8-1) to incorporate the planned
o
multi-use trails within the Normal Neighborhood Plan.
Amend the Street Design Standards within the Street Standards Handbook to incorporate the
o
Shared Streetclassification.
The Planning Commission has specific recommendations relating to the timing of transportation
improvements associated with the future development of the plan area. In order to address current and
future transportation along to East Main Street, the Commissionrecommendsthe mobility chapter of the
Normal Neighborhood Plan Framework Document be amended to reflect the following:
The south side of East Main Street, from Walker Avenue to Clay Street, should be fully
improved to City Street Standards prior to, or coinciding withany future annexation and
development within the plan area.
A future transit stop coordinated with the Rogue Valley Transportation District, in the
immediate vicinity of the NN-03 Land Use Zone, should be incorporated into theEast Main
Street roadway design and development.
That prior to annexation and development within the plan area the following items relating to
the future Railroad crossing at Normal Avenuebe addressed:
That the proposed public Rail Road crossing can beinstalledwithout necessitating the
o
closure of any existing public crossing within the City.
A financing plan be developed and approved by the City for the future improvement of
o
the rail road crossing.
Open Space Framework
The Planning Commission supports the Comprehensive Plan map amendment to establish designated
Conservation Ares as proposed, which include the Cemetery Creek and Clay Creek 100 year
Floodplains, Wetlands identified in the 2007 Local Wetland Inventory, and wetland and riparian buffer
Ashland Planning Commission
20 E. Main Street
Ashland, Oregon 97520
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areas consistent with the Water Resource Protection Zones. The Planning Commission further supports
the Open Space Network map as presented and recommends approval of these plan elements.
The Planning Commission has determined that the provision of open space within the plan area has
environmental, recreational, and aesthetic value to the neighborhood. The contiguous open space
corridors are a neighborhood defining characteristic and as such the Planning Commission recommends
the Normal Neighborhood Plan Framework Document’s Greenway and Open Space chapterbe amended
to further emphasizethe community value of open space retention with a concluding statement on page
14as follows:
The Normal Neighborhood’s distinctive character is shaped by the presence of prominent open
spaces and natural areas. The preservation of these neighborhood defining features is central to
the success of the neighborhood plan as they ensure the protection of fragile ecosystems, provide
passive recreational opportunities where people can connect with nature, protect scenic views
considered important to the community, protect future development from flood hazards, and
preserve community character and quality of life by buffering areas of development from one
another. The permanent establishment of interconnected open spaces and contiguous
conservation areas as proposed in the Open Space Framework is essential to promoteand
maintain high quality residential development which is appropriate to the distinct character of
the neighborhood.
Land Use Ordinance
The proposed Normal Neighborhood District Land Use Ordinance will be reviewed as part of a separate
legislative process as it is to be incorporated into the Unified Land Use Ordinance (ULUO) process
presently underway. However, given the interrelated nature of the Normal Neighborhood Plan elements
the Planning Commission took testimony regarding the draft Normal Neighborhood District Land Use
th
Ordinance at March 11 public hearing in order to evaluate the draft ordinance and formulate
recommendations for the Council’s consideration. The Planning Commission supports the draft land use
ordinance’s mix of land uses, housing types and proposed densities, Site Development and Design
Standards, and flexibility afforded by the proposed major and minor amendment provisions, with
following recommended policy change:
The Commission recommends the dimensional regulations in the proposed land use ordinance
(18-3.13.050) and the review procedures be amended to include a Conditional Use Permit to
increase building height from the proposed 35ft and 2½ story maximum up to 40ft and 3-
stories exclusively within the NN-03 and NN-03C zones. The Commission finds that such a
change would provide applicants greater site and building design flexibility in achieving the
stated densities (15 units per acre) within the NN-03 and NN-03-C zones, while retaining a
publically noticed review process to evaluate the bulk and scale of proposed buildings to
ensure neighborhood compatibility is preserved.
Conclusion
Through the two year public neighborhood planning process the Planning Commission has evaluated the
impacts of future development in consideration the of goal to ensure a variety of dwelling types and
provide housing opportunities for the total cross section of Ashland’s population, consistent with
preserving the character and appearance of the City (Comprehensive Plan goal 6.10). The resulting
Ashland Planning Commission
20 E. Main Street
Ashland, Oregon 97520
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neighborhood plan strives to preserve the character of the neighborhood, accommodate a variety of
housing types, 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. The Planning Commission finds the Normal Neighborhood Plan, with the additional
recommendations included in this report, achievesthese objectives and will be a valuable guidefor
future annexation and development of properties within the 94 acre area.
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Appendix A
Editorial Changes incorporated into the final plan documents
Theeditorial changes recommended by the Planning Commissionand Staffwere needed to clarify
terminology and provide inter-document consistency. These changeshave already been incorporated
into the draft documents presented to the City Council for consideration. The following lists the specific
changesthat were made to the plan documents presented at the first public hearing on March 11, 2014:
Amend the framework document (page 7) under Double Dwellings to strike NN-01 as a zone
where they are permitted.
Amend the Framework Document to alter references to Pedestrian Oriented Cluster Housing
(e.g top of page 7) to be consistent with the description of the Housing Type as written on
page 8.
Amend the Framework Document to eliminate statements that stipulate that rear alleys “help
to eliminate pavement” as although true in some site configurations it is not universally true
in all circumstances (pg 16).
Amend the Framework Document’s “Use Table” on page 10 to include Pedestrian Oriented
Cluster Housing as permitted in NN-02 and NN-03 consistent with the draft Land Use
Ordinance.
Amend the draft Land Use Code 18-3.13.040 as follows:
A2: The use regulations and development standards are intended to create, maintain and
o
promote single-dwelling neighborhood character. A variety of housing types are allowed
including multiple compact attached and/or detached dwellings. Dwellings may be
grouped around common open space promoting a scale and character compatible with
single family homes. Development standards that are largely the same as those for single
dwellings ensure that the overall image and character of the single-dwelling
neighborhood is maintained.
B5: Pedestrian Oriented Cluster residential Units are multiple dwellings grouped around
o
common open space that promote a scale and character compatible with single family
homes. Units are typically arranged around a central common green under communal
ownership. Auto Parking is generally grouped in a shared surface area or areas.
B7: Add a place holder for a Cottage Housing description consistent with the Unified
o
Land Use Ordinance.
Amend the draft Land Use Code 18-3.13.050 to read as follows:
B1(e). Accessory residential units shall be included for the purposes of meeting
o
minimum density calculation requirements for residential annexations as described in 18-
5.7.050F.
B2(b): Cottage Housing. In the NN-01 zone, developments meeting the standards of
o
section 18-2.3.090 Cottage housing shall receive a density bonus consistent with 18-
x.xx.xxx .(to reference the density bonus put forth in the ULUO)
Amend the draft Land Use Code 18-3-13.060 to read as follows:
A3(a): Automobile Access to development is intended to be provided by alleys where
possible consistent with the street connectivity approval standards.
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Memo
________________________________________________________________________________________________________________________
TO: Ashland City Council
FROM: Normal Neighborhood Plan Working Group
DATE: December 2, 2014
RE: Normal Neighborhood Plan Recommendations
____________________________________________________________________________________
VisionStatement
Neighborhood planning is the process by which the City works with Ashland’s residents to
envision the future of the neighborhood. The eventual incorporation of the Normal Neighborhood Plan
area into the City depends on careful consideration of the neighborhood’s unique identity and character
and a holistic planning approach. The Normal Neighborhood Working Group envisions a neighborhood
that is notable for the natural beauty of the area’s wetlands and creeks, mountain views, diversity of
households, and as an area which accommodates bicycling and walking as a reliable and convenient way
to move throughout the area.
Local streams, wetlands, and scenic vistas contribute significantly to define the character of the
Normal Neighborhood. The quality of the place is enhanced by these features and the wildlife that they
attract. Connected and contiguous open spaces should remain as central features of the area’s future
development as they help reflect the community of Ashland’s commitment to promote environmental
quality, provide recreational opportunities, and function to incorporate nature into the daily lives of the
area’s residents.
The neighborhood should provide for a range of housing choices available a diversity of
Ashland’s population. The neighborhood can accommodate a blend of housing types including
individual residences, townhomes, apartments, moderately sized cottages, pedestrian oriented cluster
housing, and mixed-use neighborhood serving businesses. Future developments should be designed to
relate to, and complement, adjacent properties. Incorporating unifying elements between adjacent
developments will serve to promote neighborhood cohesiveness, provide open space in a coordinated
manner, and secure an efficient circulation system.Given the immediate proximity to existing schools,
parks, and local business areas the neighborhood is recognized as place where children can readily walk
and bike to schools through a safe, desirable family-based neighborhood.
The Normal Neighborhood Plan Working Group believes a neighborhood plan is necessary to
address long-term community goals, unify expectations, and integrate the project area into the fabric of
the City. The implementation standards for the neighborhood plan should be strong enough to maintain
the vision for the area, yet flexible enough to respond to changing conditions and adapt over time.
Normal Neighborhood Working Group
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Memo
________________________________________________________________________________________________________________________
Recommendations
Land Use and Housing Density
:
1.Housing Density gradation should move from south to north. This would place higher density
development near the railroad tracks and within a relatively short distance to transit lines, parks
and community facilities. This approach will also protect the existing viewshed.
2.Zoning designations applied within the Normal neighborhood area should be consistent with the
zoning of adjacent land within the City Limits, and use zoning labels that are comparable to
those used in the rest of the city while recognizing the Normal Neighborhood (NN) district.
3.Maintain option for neighborhood serving businesses and services close to East Main Stnear the
northeast corner of the plan area.
Open Space:
1.Maintain the approach toward designation of open space and conservation areas proposed in the
draft plan. Amend the plan to allow non-conservation open space to be relocated requiring a
minor amendment application.
2.Obtain a review of the final plan by the Parks Department prior to adoption.
Design issues
:
1.Maintain amaximum building height of 35 feet.
2.Encourage the development of clustered housing that integrates with open space and respects the
viewshed.
3.Provide for a smooth transition between adjacent developments to promote neighborhood
cohesiveness, provide open space in a coordinated manner, and secure an efficient circulation
system.
Transportation
:
1.The internal transportation system’s local street network should incorporate multiple connections
with East Main St as shown, and maintain the Normal Collector as designated in the draft plan.
Additional connections to East Main Street or Clay Street, which are not shown in the proposed
Street Framework, should require a major amendment to the Plan.
2.Internal local streets should be aligned to provide a grid pattern, including clear east-west
connections.
3.Pedestrian and bicycle pathways are critical, especially as a means to connect residents with the
middle school and the existing bike path.
4.External transportation improvements, including the railroad crossing and improvements to East
Main St., are integral and should proceed in concert with development. However, we believe the
city may need to play a role in the financing/implementation of these projects. Accordingly, as a
next step we recommend that the council direct city staff and/or an outside consultant to identify
and quantify:
a. the need and possible means for public investment in the project, and
b. the overall costs and benefits that these facilities present to the entire city.
Normal Neighborhood Working Group
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Memo
DATE: July 28, 2015
RE: Planning Commission Attendance Report
Pursuant to AMC 2.10.025, below is the Planning Commission’s attendance record for January through
June, 2015. This report is for information only; No action by the Planning Commission is needed.
Meeting Date Meeting Type Absences
January 13, 2015 Regular Meeting 0
February 10, 2015 Regular Meeting 0
February 24, 2015 Study Session 0
March 10, 2015 Regular Meeting 0
March 31, 2015 Study Session 1 – Commissioner Miller
April 14, 2015 Regular Meeting 2 – Commissioners Miller, Peddicord
April 28, 2015 Special Meeting 2 – Commissioners Miller, Brown
May 12, 2015 Regular Meeting 0
June 9, 2015 Regular Meeting 1 – Commissioner Pearce
June 23, 2015 Special Meeting 2 – Commissioners Pearce, Thompson
Section 2.10.025 Meetings and Attendance
A. Unless otherwise provided by law, the number of meetings related to business needs of an advisory commission, or
boards may be set by the advisory body.
B. The Planning Commission and Budget Committee shall set their own meeting attendance requirements. All members of
other Regular or ad hoc advisory bodies must attend at least seventy-five percent (75%) of the full advisory body’s
noticed meetings, study sessions and special meetings in each full year of their tenure. A person removed from the
advisory body for non-compliance with attendance requirements subsequently may be appointed to fill the vacancy on
the advisory body by means of the normal appointment process of that advisory body.
C. A member should provide at least 48-hour notice to both the chair of the advisory body and the staff liaison regarding any
planned absence from a scheduled meeting of the advisory body. In the event an unexpected emergency will cause a
member to be absent from the meeting, the member must, if possible, notify the chair or the staff liaison within a
reasonable time in advance of the meeting.
D. Generally, advisory bodies may not allow alternates to represent or stand in for a member at a meeting. Notwithstanding
the foregoing preclusion of alternates, on Regular and ad hoc advisory bodies with some members who are appointed by
an entity other than the Mayor and City Council and who serve as a representative of the appointing entity, an alternate
may participate and vote for the named member by proxy at any meeting of the advisory body. Such participation by the
alternate will be deemed to be attendance by the named member. Individuals directly appointed by the Mayor and
approved by the Council may not be represented by alternates.
E. Each advisory body should review member attendance and report to the City Recorder approximately every six months.
City Recorder will advise the Mayor on the need for appointments or re-appointments, if necessary.
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