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HomeMy WebLinkAbout2009-07-15 Croman Advisory_PACKET CROMAN ADVISORY COMMITTEE AGENDA July 15, 2009 5:00 p.m. – 7:00 p.m. I. CALL TO ORDER:5:00 PM, Siskiyou Room, Community Development & Engineering Services Building, 51 Winburn Way II. INTRODUCTIONS & SELECTION OF CHAIR/VICE CHAIR III. CROMAN MILL SITE REDEVELOPMENT PLAN OVERVIEW IV. REVIEW LAND USE & STREET FRAMEWORK REFINEMENTS FROM MAY 26, 2009 PLANNING COMMISSION STUDY SESSION V. GROUP DISCUSSION VI. SCHEDULE NEXT MEETING DATE VII. ADJOURNMENT In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the Community Development office at 541-488-5305 (TTY phone number is 1-800-735-2900). Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to the meeting (28 CFR 35.102- 35.104 ADA Title1). Memo DATE: May 19, 2009 TO: Ashland Planning Commission FROM: Maria Harris, Planning Manager RE: Land Use and Street Framework Refinements Croman Mill Site Redevelopment Plan Question: Does the Planning Commission have comments or questions about the revisions to the Land Use and Street Framework for the Croman Mill Site Redevelopment Plan? Background: The land use and street framework in the Croman Mill Site Redevelopment Plan provides a blueprint for the type and location of uses and the circulation for the study area. Implementation of the Croman Mill Site Redevelopment Plan will require land use ordinances and map amendments addressing zoning and required street improvements for the master plan area. The land use and street frameworks will be the basis for the land use ordinance and map amendments. Staff believes the land use and street frameworks need to be fine tuned to address grade, physical constraint and rail access issues. Staff has transferred the plan maps to the city’s mapping system which includes more extensive information on site constraints such as topography, building locations and other physical features. The adjustments made to the land use and street frameworks are discussed below. Attached are two versions of the land use and street framework with the first being the original framework that is included in the draft plan and the second being the revised framework. Street Framework The street framework was revised in four areas – the block length sizes, in the ODOT property area, in the north area of the mill site and in the south area of the mill site. The blocks included in the original framework are approximately 250 to 300 feet in length, and were increased to 400 feet in the revised framework. (Block length is the measurement of one side of a block, including the distance from corner to corner.) The Ashland Street Standards allow a maximum block length of 400 feet. Block lengths are important for pedestrian and bike trips, and for setting form of the buildings. Large blocks can create excessive travel lengths for people on foot and bike, and tend to be associated with a suburban development pattern. Staff believes the revision in block size meets the intent of the original framework by providing a walkable and bikeable circulation plan, as well as establishing a block pattern to encourage a more urban, pedestrian-oriented building type. The combination of the street network with the Central Ashland Bike Path and Hamilton Creek Multi-Use Path provides pedestrians and bicyclists a series of opportunities to make connections in all directions at reasonably spaced intervals. -2- The original framework includes a street south of the ODOT property providing a secondary connection from Tolman Creek Road to the central boulevard through the neighborhood commercial zone. In the revised framework, this street was moved to the north so it is directly adjacent to the ODOT property, and was revised to be a multi-use path and/or limited access connection. This street as shown in the original framework runs through an existing building. The original framework includes a street running along the northwest boundary of the mill site, adjacent to the mini-storage facility, a street adjacent to the railroad tracks and a midblock connection in the northern corner of the mill site property. In the revised framework, these streets were revised to be a multi-use path and/or limited access connection. There are multiple street connections that serve this same area, and Staff believes a pedestrian and bicycle access and/or limited vehicle access such as an alley may be more functional in these locations. Additionally, the circulation will likely not be able to connect to the mini-storage property to the north because of significant changes in grade. The southern end of the mill site including the residential property adjacent to Siskiyou Boulevard has varied topography, as well as an existing pond and natural stream course. There is a significant cut on the industrial part of the property adjacent to Mistletoe Road. The original framework shows two streets running east-west and connecting to Mistletoe in the location of the cut. Staff believes building the two local street connections to Mistletoe Road isn’t feasible given the cut, and the streets were eliminated in the revised framework. Additionally, the original framework delineated a street going over the creek and connecting to the extension of the Central Ashland Bike Path. This connection would not only cross fairly significant slopes, but also would disturb a wide area comprised of two stream crossings. As a result, the street was eliminated and replaced with a multi-use path connection, with potentially limited vehicle access, which more appropriately follows the existing contours of the land as well as reduces the amount of disturbance associated with a future stream crossing. Land Use Framework The land use framework was revised in three areas – the office employment and compatible industrial zoning split, the area between Mistletoe Road and Hamilton Creek, and the area immediately adjacent to Siskiyou Boulevard. The original framework locates the compatible industrial district to the west of the central boulevard and the office employment district to the east of the central boulevard. Additionally, a freight rail spur is delineated toward the southern end of the site and traveling to the west across the central boulevard to access the Compatible Industrial district. In Staff’s discussion with the Oregon Department of Transportation (ODOT) rail safety and rail planning divisions, it appears the freight spur crossing multiple streets is a difficult option, which raises significant issues of public safety and cost. As a result, the revised framework shifts the division of the two zoning districts in a north-south orientation so that the office employment district is located on the northern portion of the site and the compatible industrial district is on the southern portion of the site. This allows a potential rail spur and loading/unloading area to be located in the compatible industrial district. The area between Mistletoe Road and Hamilton Creek is shown in the compatible industrial zone in the original framework. Because the area on the opposite side of Hamilton Creek is a largely developed single-family residential neighborhood, Staff believes the land uses and building types should provide a DEPT. OF COMMUNITY DEVELOPMENT Tel: 541-488-5305 20 E. Main Street Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 www.ashland.or.us -3- transition from the adjacent neighborhood to the interior of the redeveloped mill site. For this reason, the area is designated as mixed-use in the revised framework which would provide an opportunity for mixing residential units with office or light industrial uses. Additionally, the mixed-use zone can be designed to address building design guidelines intended to take in the area context, as well as incorporate the creek as a critical element in the site planning. The area at the southern end of the property adjacent to Siskiyou Boulevard including the residence and the trailer park is shown as office employment in the original framework. The area has fairly significant slopes from east to west as well as a pond and two small stream courses. Finally, the area across Siskiyou Boulevard to the south is not located in Ashland’s urban growth boundary and has a rural development pattern. The revised framework delineates the southern end of the site as a mixed-use zone to provide an opportunity for mixing residential units with office or light industrial uses and to provide some flexibility to address the physical constraints and building types for the gateway area. Attached are two versions of the development summary with the first listing the acreages included by use designations in the original framework and the second listing the acreages by use designations included in the revised framework. Draft Land Uses Attached is an outline of the land uses that would be permitted in the office and employment, compatible industrial and neighborhood commercial zones. Staff envisions a fairly concise list of uses for each zoning district that could be augmented by a set of performance standards addressing items such as water and energy use, levels of pollutants, noise and odor. Attachments: Land Use and Street Framework – original Land Use and Street Framework – revised Land Use and Street Framework with Topography - revised Development Summary Table – original & revised Land Use Outline DEPT. OF COMMUNITY DEVELOPMENT Tel: 541-488-5305 20 E. Main Street Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 www.ashland.or.us LandUseand StreetFramework Original\[CAPlan\] 12-2008 centralpark existingemployment compatibleindustrial neighborhoodcenter office openspace 02004008001,2001,6002,0002,400 Feet ° LandUseand StreetFramework Revised5-26-09 centralpark existingemployment existingindustrial compatibleindustrial mixed neighborhoodcenter officeemployment openspace P ² 02004008001,2001,6002,0002,4002,8003,200 Feet LandUseand StreetFramework WithTopography Revised5-26-09 centralpark existingemployment existingindustrial compatibleindustrial mixed neighborhoodcenter officeemployment openspace P ² 02004008001,2001,6002,0002,4002,8003,200 Feet COuntourInterval=2' Development Summary Table – original & revised Original Plan Acreage Revised Plan Acreage Land Use Type (Crandall Arambula) Office 30.021.8 Compatible Industrial 31.524.8 Neighborhood Center 4.94.9 Openspace 6.88.9 Central Park 1.82.1 Mixed 0.012.7 Existing Employment 7.42.2 Existing Industrial 0.05.1 Includes 25% reduction in acreage for Public Facilities Land Use Outline Croman Mill Site Redevelopment Plan Office Employment Purpose:The Office Employment district is designed to accommodate a compact, well- designed built environment that strives to provide family wage employment opportunities, while incorporating open space amenities, multiple modes of transportation and efficient use of water, energy and the community’s natural resources. Permitted Uses professional, financial, business and medical offices administrative or research and development establishments public service or community buildings quasi-public utility and service buildings and structures, but excluding yards with outside storage and electric substations wireless communication facilities permitted pursuant to Section 18.72.180 Special Permitted Uses:The following uses are permitted as accessory uses in conjunction with a permitted use. light manufacturing in conjunction with a permitted office employment use warehouse and similar storage facilities in conjunction with a permitted office employment use stores, restaurants, shops and offices supplying commodities or performing services including personal service establishments limited to no greater than ____ sq. ft. of gross leasable floor space child or day care centers fitness, recreational sports, gym or athletic club short-term employee housing Conditional Uses private school , college, trade school, technical school or similar school kennels and veterinary clinics, with all animals housed within structures public and quasi-public utility yards with outside storage electrical substations temporary uses Compatible Industrial Purpose:The Compatible Industrial district is designed to accommodate industries with an emphasis on creativity, craft and innovation that include both industrial and office functions, do not emit unacceptable levels of pollutants and use water and energy efficiently. 7/6/2009 Page 1 Permitted Uses light manufacturing, assembly, fabricating or packaging of products from previously prepared materials such as cloth, plastic, wood (not including saw, planning or lumber mills or molding plants), paper, cotton, precious or semi-precious metals or stone manufacture of food products, but not including the rendering of fats or oils administrative or research and development establishments offices in conjunction with a permitted industrial use public service or community buildings quasi-public utility and service buildings and structures, but excluding yards with outside storage and electric substations wireless communication facilities permitted pursuant to Section 18.72.180 rail freight loading dock, structures and buildings rail passenger structures and buildings Special Permitted Uses:The following uses are permitted as accessory uses in conjunction with a permitted use. warehouse and similar storage facilities in conjunction with a permitted industrial use stores, restaurants, shops and offices supplying commodities or performing services including personal service establishments limited to no greater than ____ sq. ft. of gross leasable floor space child or day care centers fitness, recreational sports, gym or athletic club short-term employee housing Conditional Uses private school , college, trade school, technical school or similar school kennels and veterinary clinics, with all animals housed within structures public and quasi-public utility yards with outside storage electrical substations temporary uses Neighborhood Center Purpose:The Neighborhood Center is designed to provide pedestrian-scaled uses that serve the adjacent neighborhood, nearby employees and future transit commuters such as small- scale, street-oriented commercial spaces and multi-family housing. Permitted Uses stores, restaurants, shops and offices supplying commodities or performing services including personal service establishments limited to no greater than 10,000 sq. ft. of gross leasable floor space per lot manufacture or assembly of items sold in a permitted use, provided such manufacturing or assembly occupies 600 square feet or less, and is contiguous to the permitted retail outlet 7/6/2009 Page 2 child or day care centers fitness, recreational sports, gym or athletic club short-term employee housing public service or community buildings quasi-public utility and service buildings and structures, but excluding yards with outside storage and electric substations rail passenger structures and buildings Special Permitted Uses Residential Uses o at least 65% of total gross floor area of ground floor, or at least 50% of the total lot area if there are multiple buildings shall be designated for permitted or special permitted uses, excluding residential o residential densities shall not exceed 60 dwelling units per acre – units less than 500 square feet shall count as .75 of unit o if the number of residential units exceeds 10, then at least 10% of the residential units shall be affordable for moderate income persons Conditional Uses private school , college, trade school, technical school or similar school kennels and veterinary clinics, with all animals housed within structures wireless communication facilities permitted pursuant to Section 18.72.180 temporary uses 7/6/2009 Page 3