HomeMy WebLinkAbout1993-0119 HOSPITAL FINDINGSBEFORE THE ASHLAND CITY COUNCIL
IN THE MATTER OF PLANNING ACTION #92-048, A REQUEST FOR )
ADOPTION OF THE ASHLAND HOSPITAL MASTER FACILITIES PLAN )
AS A SUB AREA PLAN OF THE ASHLAND COMPREHENSIVE PLAN. )
APPLICANT: CITY OF ASHLAND )
FINDINGS,
CONCLUSIONS
AND ORDERS
RECITALS:
1) Tax lot 2100 of 391E 05DB is located at Maple Street/Catalina
Drive/Chestnut Street and is zoned R-2, Multi-Family Residential. The
lot has a Comprehensive Plan Map designation of Public Facilities. The
entire tax lot is comprised of the Ashland Community Hospital Campus.
2) The applicant is requesting adoption of the Ashland Hospital Master
Facilities Plan as a sub-area plan of the Ashland Comprehensive Plan.
3) Adoption of a sub-area plan as part of the Comprehensive Plan is a
Type III amendment, as defined in the Ashland Land Use Ordinance. Such
Type III amendments are subject to the following criteria:
Type III amendments may be approved when one of the following
conditions exist:
a) A public need, supported by the Comprehensive Plan.
b) The need to correct mistakes.
c) The need to adjust to new conditions.
d)
Where compelling circumstances relating to the general
public welfare require such an action.
4) The Planning Commission, following proper public notice, held a
Public Hearing on May 13, 1992, at which time testimony was received and
exhibits were presented. The Planning Commission approved the
application as presented subject to conditions pertaining to the
appropriate development of the site.
5) The Ashland City Council, following proper public notice, held a
Public Hearing on December 15, 1992, at which time testimony was
received and exhibits were presented. The City Council approved the
application as presented.
Now, therefore, The City Council of the City of Ashland finds, concludes
and orders as follows:
SECTION 1. EXHIBITS
For the purposes of reference to these Findings, the attached index
of exhibits, data, and testimony will be used.
SECTION 1. EXHIBITS
For the purposes of reference to these Findings, the attached index
of exhibits, data, and testimony will be used.
Staff Exhibits lettered with an "S"
Proponent's Exhibits, lettered with a "P"
Opponent's Exhibits, lettered with an "O"
Hearing Minutes, Notices, Miscellaneous Exhibits lettered with an
'Ml! .
All items introduced during the hearings process and included in
the record for this action are hereby incorporated into this
decision and made a part of this record.
SECTION 2. CONCLUSORY FINDINGS
2.1 The City Council finds that it has received all
information necessary to make a decision based on the Staff
Report, public hearing testimony and the exhibits received.
2.2 The City Council finds that the proposal for a zoning
ordinance text change to allow recreational vehicle parks as a
conditional use in the E-1 Zone does not meet the criteria of
approval for a Type III amendment outlined in Chapter 18,108.060 B.
2.3 The City Council does not find evidence in the record which
clearly demonstrates that there exists a public need, supported by
the Comprehensive Plan, for recreational vehicle parks in the City
Limits. The Council believes that a recreational vehicle park is
more similar to many rural uses, due to the large land area
required for the use, the lack of permanent structures, and the
relatively low number of employees generated per acre.
2.4 While recreational vehicle parks are not an allowed use within
the City of Ashland, the Jackson County zoning code allows for the
location of recreational vehicle parks as a conditional use within
the Open Space Reserve (OSR) and Interchange Commercial (IC) zoning
districts. Both such zones are within close proximity to the City
of Ashland.
2.5 The Council finds that the proposal is inconsistent with Plan
policy and methodology for projecting commercial land needs of the
City. The project site, consisting of 7.5 acres, would generate far
less than 10 employees per acre as recommended in the Comprehensive
Plan. Testimony by owner/manager's of Holiday and KOA recreational
parks estimate a total employment of four full-time employees per
park. Consequently, the Council finds that encouraging uses which
require an extensive amount of land, while generating little
employment, will eventually put pressure on the City's compact
urban growth boundary.
2.6 The Council finds that by allowing a recreational park at this
site, a significant amount of land with unique locational
characteristics, due to its close proximity to Interstate 5, would
be eliminated from the City's commercial lands inventory. The
Council believes this property would be particularly suitable for
businesses relying on frequent truck freight service, which require
a location next to the freeway to avoid cross town travel.
Therefore, the Council finds that maintaining the availability of
the property for such uses would be consistent with the goals and
policies of the Economy Element of the Comprehensive Plan.
SECTION 3. DECISION
3.1 Based on the record of the Public Hearing on this matter, the City
Council concludes that the request for a zoning ordinance text change to
allow recreational vehicle parks as a conditional use in the E-1 Zone is
not supported by evidence contained in the whole record. Therefore, the
subsequent requests of the applicant to adopt a new ordinance regarding
recreational vehicle park development standards, and a specific request
for a conditional use permit to develop a recreational vehicle park at
the south end of Clover Lane are also denied, due to the failure of the
applicant to meet the burden of proof establishing recreational vehicle
parks as an allowable use within the E-1 zone of the City of Ashland.
The Ashland City Council hereby denies Planning Action 92-094 in its
entirety.
Nan E. I~ranklin
City Recorder
SIGNED and APPROVED this
/ day of
, 1993.
Catherine M. Golden
Mayor