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HomeMy WebLinkAbout1985-037 Findings - BamforthBefore the Planning Commission ) City of Ashland, Oregon, In ) Regard to the ~amforth Compre- ) hensive Plan and Zone Change. ) Findings of Fact The following are findings of fact which can be utilized by the Planning Commission to recommend to the City Council, a Comprehensive Plan change from the existing multi-family desig- nation to Commercial designation and to further recommend that the zoning on the subject property be changed from the present R-3 zone to the C-1 zoning district. The property is identi- fied as Assessor's Map #39E-9BB, tax lot 800. The purpose of the request is to provide for the expansion of the existing Bard's Inn Motel. As the existing structures are fixed in place, a very limited geographic area is avail- able for expansion. The use of the proposed site of the Com- prehensive Plan and Zone Change for the motel expansion is not on~'y a logical extension of the commercial enterprise, but also represents the only real possible direction for the expansion of the existing facilities to meet the demand. CITIZEN INVOLVEMENT The Ashland Comprehensive Plan, Chapter III, addresses the processes to continue and maintain citizen involvement in the planning process. The Citizen Involvement Goal (page III 2) states: "To maintain a citizen involvement program that ensures the opportunity for citizens to be involved in all phases of the planning process." The policies attached to this particular goal provides the mechanism by which the above expressed goal is to be achieved. The implementation of the citizens involvement program, as prescribed in Chapter III of the Ashland Comprehensive Plan will assure compliance with LCDC Goal 1 (Citizen Involvement). The purpose and direction of LCDC Goal I is to provide a work- able program which includes citizen participation. The'Ashland Plan, which has been acknowledged by LCDC, meets these require- ments. -1- LAND USE PLANNING LCDC Goal 2 '~ovides the guide for local jurisdiction to carry out the planning process. The distribution of land for various land use functions is to be made on the basis of fac- tual information, needs of the community and inventories of land use and vacant lands. LCDC Goal 2 goes on to say: " ...... shall be reviewed and, as needed, revised on a periodic cycle to take into account changing public policies and circumstances ..... " In regard to the Bamforth request for a Comprehensive Plan amendment and zone change to commercial, the need is established by ~he expansion proposed by the applicants to meet the demand for facilities. Also, an inventory of vacant, available com- mercial land, especially in the center city area, is virtually non-existent. This fact was known at the time of the adoption of the Ashland Comprehensive Plan and the need to expand the commercial city center can generally only be achieved by a Plan Amendment. Appropriate goals from the Ashland Comprehensive Plan which apply here are from the Population ~rojections and Growth (Chap- ter V) and Economy (Chapter VII) sections. Chapter V, Population Projections and Growth Goal: "To provide for the needs of the expected population growth in Ashland over the next 20 years, consistent with other plan goals." While the goal emphasizes population expansion, the growth factor of the population must also relate to the economic expansion and the need to provide opportunities for economic growth with the population expansion. Policy V-2: "Direct growth toward areas where aesthetic and service ", costs impacts can be minimized." The proposed Comprehensive Plan and zone change request fulfills this particular policy statement. The expansion of -2- The motel will be done in an aesthetic manner, and, further, will not degradate any existing aesthetic place. Service impacts also will be minimal (refer to Site Review analysis). Chapter VII, Economy quotes the following goal: "To ensure that the local economy grows and diversifies in the number, type and size of businesses and industries, consistent with the local social needs, public service capabilities, and the retention of a high quality envir- onment.'' Policy VII-1 goes on to state: "The City shall zone and designate within the Plan Map, sufficient quantity of lands for commercial and industrial ? uses to provide for the employment needs of its residents and a portion of rural residents consistent with the pop,, ulation projection for the urban area." .--- /. The policy makes a rather definite shall statement regard- ing the quantity of land for commercial purposes. In the case before the City, the request is to make land available for com- mercial expansion of one of the primary economic sectors of the community; a motel to provide for the needs of tourism. A motel which will expand the economic base and employment oppor- tunities. EconomY chapter policy VII-6: "The City shall encourage and actively support economic development projects which can satisfy other policies cf this element, as well as ensure that the air quality in the immediate vicinity of the city is maintained .... " In the instance of this request, the proposed economic growth can satisfy other goals and policies of the Ashland Plan. The only conflict will be with the Housing element, which will be discussed later. Regarding air quality: The expansion of the Bard's Inn and the use of this site for tourist destination provides immediate and walking access to the attractions of Ashland such as: (1) Shakespeare Theater; (2) Restaurants; (3) downtown shops; (4) Lithia Park. The reduction of automo- bile traffic can be the single-most factor in reducing air con- taminents in the Ashland environment. Contrast the vehicle -3- trips and miles driven with the proposed motel expansion with a similar facility located at I-5 Freeway and Highway 66. To further emphasize the responsibility of the City to pro- vide land for a variety of uses, Chapter XII, Urbanization, of the Ashland Comprehensive Plan, policy XII-1 states: "The City shall strive to maintain at least a 5-year supply of land for any particular need in the City limits. The 5-year supply shall be determined by the rate of consump- tion necessitated in the projections made in this Compre- hensive Plan." The particular need in this application is for the expan- sion of Bard's Inn. The land available for this purpose can only be adjacent to the present buildings. The inventory anal- ysis on page XII-2 of the Comprehensive Plan combines commercial zone and E zones to accommodate the land quota for Ashland. In this particular instance, the inventory is in material as the location is fixed. From the above discussion, the City can find that the requested Comprehensive Plan and zoning amendment meet the requirements of LCDC Goal 2 (minor revision) and the Population Projections and Growth, the Economic Elements and Urbanization Elements of the Ashland Comprehensive Plan. LCDC Goal 3, Agricultural Land~ does not apply to this par- ticular application. The area in question is within the City of Ashland and, therefore, is considered urban land. LCDC Goal 4, Forest Lands, does not apply to this partic- ular application. The area is within the City of Ashland and, therefore, is considered urban land. The Environmental Resources Element of the Ashland Compre- hensive Plan (Chapter IV) and the Aesthetic Resources Element (Chapter VIII) meet or exceed the requirements of LCDC Goal 5, Open Space, Scenic and Historic Areas, and Natural Resources. In this section, the goals and policies of the Ashland Plan, Chapter VI and Chapter VIII will be addressed and upon showing -4- the proposed application for a Comprehensive Plan and zone change meets the requirements of Ashland, likewise LCDC Goal 5 shall be met. CHAPTER IV ENVIRONMENTAL RESOURCES Aggregate Resource Goal: The goal and policies do not apply, as the subject site has no resource potential. SOIL & SLOPES GOAL "Have sound soil conservation and erosion control practices in and around Ashland." The policy statements associated with this goal will be achieved during the CUP process and the construction phase of the project. WATER RESOURCES GOAL The project will not affect the Ashland watershed and the drainage and storm runoff will be accommodated by the Ashland Storm Sewer System. WATER RELATED RESOURCE AREAS GOAL The proposed change of land use will not affect nor alter the requirements of this goal and associated policies. STREAM FLOODING GOAL The subject property is not subject to flooding from adja- cent streams. FOREST LANDS GOAL The site is not an area identified as a forest area and, therefore, the goal and policies do not apply. FISH AND WILDLIFE GOAL The subject site is not an important fish and wildlife habitat. -5- WILDFIRE HAZARD GOAL The subject site is not within an area identified as a wildfire hazard area. AIR RESOURCES GOAL "Make continuing progress toward better air quality." Policy IV-45. The proposed expansion of the Bard's Inn Motel will provide traveler accommodations in close proximity to the major attractions of Ashland. Many people who use the Bard's Inn walk to their destinations rather than drive, thereby relieving the number of vehicle trips and air contamination. Policy IV-46. Street access to Bard's Inn is from High- way 66 and Helman Street. Both street access points are fully improved urban streets. NOISE GOAL "Make continuing reduction in noise levels in Ashland." Policy IV-57. Many users of the Bard's Inn are pedestri- ans utilizing an alternate mode of transportation. Policy IV-58. The use of the subject site will have no more noise impact as a C-1 zone than the existing R-3 zoning district. Vehicle trips may be less as many persons are pedes- trians, and motor vehicles would be the major source of noise. AESTHETIC RESOURCES CHAPTER VIII Parks and Open Space Goal The goal and associated policies do not apply to this application. Historic Preservation Goal Goal: "To preserve Historically significant structures and sites in Ashland." -6- The property presently is vacant and is not a known signi- ficant historical site. The previous structure on the site (razed by the applicants) was of the early turn of the century vintage. The property owners made a significant effort to have the structure moved and rehabilitated; failing this effort, a demolition permit was issued by the City and the structure was removed. Cultural Resources Does not apply to this particular application. Ope~ Space Does not apply. ? Connectinq Link and Trails Does not apply. Appearance and Scenic Areas Goal: "Maintain and improve the appearance of Ashland and ensure that vegetation remains an important part of the environ- ment.'' Policy VII-29: The site plan demonstrates compliance with this goal and policy. Policy VIII-32: Mature and original landscaping existing on the parcel will be retained where possible and appropriate. Policy VIII-33: Street trees will be placed in accordance with the policy requirements of the City of Ashland. In conclusion, the proposed Comprehensive Plan and Zone Change request meets the applicable standards of Chapters IV and VIII of the Ashland Comprehensive Plan. There are no -7- identified conflicts with the proposal and Chapters IV and VIII of the Ashland Plan. By meeting the requirements of Chapters IV and VIII of the Ashland Plan, the proposed Comprehensive Plan and Zone Change meets the requirements of LCDC Goal 5. LCDC Goal 6 has been previously considered in the discus- sion of Chapter IV, Environmental Resources Element of the Ashland Comprehensive Plan. From this discussion, it can be found that LCDC Goal 6 has been met. The subject site is not subject to any natural disasters and hazards and, therefore, meets the requirements of LCDC ? Goal 7. ChapterVIIL Aesthetic Resources Element of the Ashland Plan, deals with recreational needs. The proposed Comprehen- sive Plan and Zone Change request has been compared with the requirements of Chapter VIII and found to be in accord. As a result, LCDC Goal 8 is also met. The economy issues have been previously addressed, espe- cially the policy statement which requires the City to provide "sufficient quantity of lands for commercial and industrial uses to provide for the employment needs of its residents .... " Allowing the Comprehensive Plan Amendment and the Zoning Change from R-3 to C-1 will fulfill this particular section of the Ashland Plan. In so doing, LCDC Goal 9 will also be met. ~OUSING Goal: Ensure a variety of dwelling types and provide hous- ing opportunities for the total cross-section of Ashland's pop- ulation, consistent with preserving the character and appearance of the City. · Of all the goals and policies of the City of Ashland, the Housing goal will perhaps be in conflict with the proposed Comprehensive Plan and Zone Change. This conflict arises sim- ply from the existing designation of the property as Multiple -8- Family and being zoned R-3. In comparing the loss of housing potential (approximately 4 dwelling units) and ~he need to expand the commercial area in the central City, and considering the vacant land available for residential purposes (and specifically the R-3 or multiple family designation), the change in the Comprehensive Plan and Zoning on the subject site can be justified on the basis of the need for commercial expansion and the existence of adequate land in the City to accommodate the housing needs of the com- munity. The loss of approximately 4 dwelling units from the potential housing inventory will not be significant and the com- mercial needs of the Bard's Inn can be achieved consistent with th~ remaining applicable goals and policies of the City. LCDC Goal 11, Public Facilities and Services requires the provision of public services and facilities to meet the require- ments of urban. Chapter IX of the Ashland Plan provides a sim- ilar goal requirement. With regard to the proposed amendment to the Comprehensive Plan and Zone Change., all necessary public facilities are in place and sufficient to meet the needs of the proposed use (refer to the Site Review comments from the Ashland Public Works Dept.) The LCDC Goal and Chapter IX of the Ashland Plan are in concert with the proposed Comprehensive Plan and Zone Change. Ashland Comprehensive Plan Chapter X and LCDC Goal 12 are both titled, Transportation. Once again, using the Ashland Plan to demonstrate compliance with the LCDC goal, the follow- ing is offered: The transportation goal states: "Provide a transportation system which is safe, diversified, cost and environmentally efficient, emphasizes alternate modes of transport, meets the needs of the transportation disadvantaged, and enhances the local economy, scenery, and neighborhoods." -9- In response to this particular goal, the proposed Compre- hensive Plan and Zone change is located on a collector street (Helman) which is fully improved along the frontage of the property. Access to the site will be from the existing improved alley and not take access from the street. The use of the site for the expansion most assuredly will result in a greater ped- estrian mode of transportation and an alternative to the auto- mobile, thereby reducing traffic trips, congestion, and air contamination. The local economy will be enhanced in conform- ance with the goal which was discussed as a part of the Chapter VII review. ~, The following transportation goals are applicable: ~ X-3-j. The landscaping and street treatment will enhance the frontage aesthetics of the site in compliance with the policy. X-3-a. By taking access from the existing improved alley, no curb cut or additional access points are required along Helman Street, a collector street. X-3-j. Again, the landscaping will improve the street environment and the landscaping will take into account traffic and pedestrian safety. X-4-a-. Helman Street is a collector street intersecting with E. Main Street. Access will be limited as stated in X-3-a. X-6-a. Pedestrian traffic is and will continue to be an integral part of the transportation mode of the Bard's Inn users. Direct access to the destinations of these pedestrians is available by sidewalk and traffic signals. X-6-c. Sidewalks exist on Helman Street, at the present time, connecting to the sidewalk system to the City center. X-6-e. Direct pedestrian ways are available for the pre- sent users of the Bard's Inn and will continue to be used by the future expansion of the motel. -10- X-9-a. The proximity of the Bard's Inn to tourist desti- nations encourages its users to be pedestrians consistent with this policy. X-10-b. Adequate parking will be an integral part of the proposed Bard's Inn expansion (refer to the site plan). The transportation goal of the City of Ashland and LCDC would be met by granting the requested Comprehensive Plan and Zone Change. LCDC Goal 13, Energy Conservation, lists 5 guidelines for the distribution of land use which will result in energy con- servation. Because of the location of the proposed Comprehen- ? sire Plan and Zone change, the Energy Goal will be satisfied. Reasons for this statement are: 1. The site is located in the center City area. 2. Many users of the Bard's Inn are pedestrian users. 3. The site is adjacent to major transporation corridors. 4. The use of the vacant lot will recycle the land into a more intense and energy efficient use. 5. The solar setback of the City will be preserved. The d~velopment of the property will be subject to the ordinance requirements of the City of Ashland. In meeting these requirements, the Comprehensive Plan and Zone change request will meet the requirements of Ashland Comprehensive Plan, Chapter XI, Energy. Both LCDC Goal 13 and Chapter XI of the Ashland Compre- hensive Plan are consistent with the requested Comprehensive Plan and Zone change. LCDC Goal 14, Urbanization, and Chapter XII of the. Ashland Comprehensive Plan do not apply to this application. The property is located in the center City area, had been previously urbanized and now is subject to a land use change within the urban environment. -11- CONCLUSION It can be concluded from a review of the LCDC Goals and the goals and policies of the Ashland Comprehensive Plan that the Comprehensive Plan change from Multiple Family to Commercial and the Zone Change request from R-3 to a C-1 zoning district complies with these stated requirements with the exception of the Housing element. The loss of land designated for housing is an insignifi- cant factor given the estimated loss of 4 potential housing units and compared with the available vacant land which can meet the housing requirement of the plan. ? ~ On the other hand, the virtual non-existance of C-1 land in the center City, to meet the needs of the community more than Justify the change in the Comprehensive Plan from Multiple Family to Commercial and a Zone Change from R-3 to a C-1 zoning district. ADOPTED at a regular meeting of the City Council of the City of Ashland on the 6th day of August, 1985o Mayor ATTEST: Nan go Franklin City Recorder ~_ ~_~c~- -12-