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HomeMy WebLinkAbout2017 Amends Comprehensive Plan ORDINANCE NO. 2017 AN ORDINANCE AMENDING THE ASHLAND COMPREHENSIVE PLAN (Hunter & Mad- eline Hill, Applicants) THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS: SECTION 1. The Ashland Comprehensive Plan is hereby amended to designate the land depicted in Exhibit "AI' attached hereto as Rural Residential. Said land is more particularly described as Tax Lots 500, 401, 600, 400, 403, 700, 701, 801, 802, 800, assessor's map SCD; tax lot 100, assessor's map 8BD; tax lots 100, 200, 500, 602, 601, 600, 700, assessor's map 8AC, tax lots 2400, 2500, 2601, 2602, 3000, 2700, 2600, 2800, 2900, assessor's map SDC; tax lots 200, 201, 300, 600, 700, 800, 100, assessor's map 8BA; tax lots 200 & 400, assessor's map 8AB . SECTION 2. The Comprehensive Plan change contained in Section 1 hereof is based upon the Findings adopted by the City Council at its meeting on March 20, 1979, and more parti- cularly set forth in Exhibit "B" attached hereto. The foregoing ordinance was first read on the~~ day of April, 1979, and duly PASSED and ADOPTED this /~ day of April, 1979. '7i_~ ~ ZAd~~-~ ~ Franklin City RE~corder SIGNED and APPROVED this ~~~ay 0 1/' . j' ~ ),2 13 14 15 16 Ii .18 19 (J 20 N V) t-.. 0- ~ 21 0 -u 5t1') 22 - t<; .1:.0- "''''' ~ <: N < . U) 23 ~ .; <o:r :CCJ)o;;) >- .G ~ ... "'....... 24 ~ ~ i/ OLLiC ~ oJ < 0 c. 25 ~-~ ~~ '4 26 t., I< 0 eQ 6 ~ The foregoing Findings of Fact were adopted by the City Council ~ the ~cJ - day of lC#!~ 1 area · 2 3 of the City of Ashland at its regular meet 4 Harch, 1979. 5 6 7 B 9 10 11 FINDINGS OF FACT-2 'J iio,~. : '" '-.. -1 EXHIBIT "B" (12 pages) ~ 1 BEFORE THJ~ CITY COUNCIL OF THE CITY OF ASHLAND, OREGON 2 In the Matter of the Application of ) ) 3 HUNTER HI]~L .and MADELINE HILL ) FINDINGS OF FACT ) 4 For an A.rnendmen t to the ) Comprehensive Plan of the ) 5 City of Ashland, Oregon ) 6 I ~he City Council adopts as its findings of fact all statements 7 ,,,~0nt.aJ.ped in the Applicants' Applica.tion for Amendment of the Conpre- 8 hensive Plan under the captions "Findings of Fact"- and "Evidence", 9 a copy of \\1hich is attached her~to, and also the following: '1...0 . . 1. There was an error in the Comprehensive Plan's map deslgnatlon 11 of the affected area in that it was originally intended to designate 12 this area as Rural Residential and the interested parties believed 13 Ithat this area was designated as Rural Residential, but, due to a 14 Imistake, it was improperly designated as Suburban Res idential. 15 2. A.t the time of adoption of the Comprehensive Plan, there \\i~as 16 an error in designating the affected area as Suburban Residential in 17 t.hat the City Council a) did not have sufficient information to J8 lappreciate the adver~e impact that development in the affected area 19 would have on existing neighborhoods below the affected area; and ~ 20 b) did not have adequate traffic data to foresee that development of t... 0'. ~ 21 the affected area as suburban residential would generate more vehicula;. -u ~~ 22 ..c.o-. ...~ ~ < /1 ~ I. ~ 23 !<V)~ r .E ~ Z :z --:. 24 t(. .c. tJ o . c: t- &JJ 0 !< g.~ <") .~: 25 . . tI or- ~ 26 ). p.~ d ~ traffic than the streets providing access to the affected area can accomrnoda te. 3. Amending the Comprehensive Plan to designate the affected area as Rural Residel1tial will reduce traffic problcDs and will avoid tbe disruption of the older, exis,ting neighborhoods below the affected rINDINGS OF FACT-l t ,I ----------.-. !.j l:1 ' '1- ~ @ o ;0 Oi OJ 0 ! ~ -~-_._--_.__. o --: 0: o o ....: ~ t--- ___ _. .__.. l__ __ __I ~ ~ > >- z z If) \ _..l \ , L-__'___'_~_4 -- ~._--- i .-~---- ORCHARD ST. o-----r-- ~- o o o J \~ .. IUI -----.-.-.-..------. -- o o o ~ .. '" &.; o :t '--'--',.- -_...-- -- -... -..--.. ~ --._. ----- --- -..-------.---. - - ___0._- o ( l ... o .-. ---.------..----- \ 'r --- - -----, I i I 1ltr ----L ~~T~. b' 0 ., EXHIBIT "A" J; J r--::::. -' )f ~ / It r I f~~~~~~~6r~~ o 0 0 0 o o o o o :I o ! :I ~ ! 01 I - ~----- -~ ' ;- o~ I I ! ,1 -- t ' [ ~- "'0 1 ; : ~. 0: - cf: Ii r--- o :; - T- '. -- --...-w o i:C I ----: , .0 0:. ~ _-...J L w ~~tl ~-,.. --.---- _...__. - oiJ .- , ~ f :@2_111 --..-...JI :. ... i I ------ -- __ L.._~i;. i. i! ! ~C ----- \_, o '-- I' / // /' ~/itl (I I -.1.- / ,,/ A change in the des~g~ation of the area from suburban residential to rural r-esidential is in .conformity vlith the state-wide goals adopted by , the land Conservation and Development Co~ission. The goals that are appl~cable ; n part; cu1 ar to the proposed change are Goa 15 10, 11 t 12, a~d. 13.'. Fi ndi ngs of Fact and Evidence follow a statement of each applicable goal. " . GOAL 10. HOUSING To provide for the housing ~eeds of citizens of the state. ou-.ldab1e lands for re~.identi'31 use sh,::,,11 be inventoried and plans shall encourage the availability of adequate numbers of housing un-jts at price ranges and rent levels \'Jhich are commensurate with the financial capabilities of Oregon households and allow for fl~xibility of housing location, type and density. Findinqs of Fact The proposed change in designation from suburban residential to rural residential would provide for the housing needs of the citizens of the state of Oregon. Evidence --,- The housing that would be made available ir this area would be far too expensive for most Oregonians. By reducing the number of expensive homes b~ilt in the area, the housing needs of the citizens of the state would be served in that a fewer number of expensive homes would be built in order to meet the need of that small portio" of Oregonian households that can afford expensive housing. The area is at a high elevation, reffioved from adjoining deyelopment by steep slopes, and accessable only by a narrow, winding road. Development will be expensive due to the need for the installation of water pumping stations to provide water; the need for improvement of long stretches of .( _L " '// ,<I .' / -/). .. I. ...~ ,/'" /' tr t unimproved road to make fire and ~olice protec~ion and adequate access availablE~; the need to install great lengths of additional storm sewer drainage facilities to handle wat~r runoff t~at cannot be handled by . existing facilities; and the ;nc~eased cost of construction in a remote area. Housing in this area will be substantially more expensive than housing that can be made available in lower elevations with less steep slopes. better access, connected to better roads, with more adequate storm sewer. drainage facilities; and closer to existing develo~ment.. H~lsing in this, area will not meet the housing needs of lower and middle income households. The housing in this area will only meet the needs of upper income households. Ashland already has a substantial supply of housing for upper income households. There is a far greater need for housing for lower and middle income households. The intense development of the area will provide more expensive homes than are needed. A lesser intense development will provide a sufficient number of expensive homes to meet the need for such homes. Less expensive homes could be provided by more intense develo~ment of other areas that would have lower construction costs. GOAL 11. PUBLIC FACILITIES AND SERVICES. To plan and develop a timely, orderly and efficient arrang~ment of public facilities and services to serve as a framework for urban and rural development. . Urban and rural development shall be guided and supported by types and levels of urban and rural public facilities and se.rvic~s appropriate fOf. but limited to, the needs and requirements of the urban, urbanizable and rural areas to be served. A provision for key fJcilities shall be included in each plan. To meet current and long-range needs, a provision for solid waste disposal sites, including sites for inert waste. 'shall be included in each plan. ---...........~-. ....~.- _.. -.....--..,-.. ."- //' ../ /' /' /' ~~.t./' r . , -'J-1 -,3 - t" Findings of Fact The proposed change in designation from suburban residential to rural residential \'Jill permit development that: a) Can be adequatelY' served by the public facilities and services .. available to the area; and b) Does not require an untimely, disorderly or inefficient extension of public facilities and services to the area. Evidence --- The area is separated from the netwo}'k of city streets leading to the urban center and main thoroughfare of Ashland by Grandview Drive, which is a long, n(~rrow, windy, unpaved and in some places steep street. The only other roads to the area are dirt tracks which are impassable to nor~al vehicular traffic when wet. It \~ould be currently impossible to service the area if it is intensely developed~ with adequate fire and police protection during inclement weather. To provide adequate year-round fire and police protection to the area would require the improvement of Grandview from Scenic to Sunnyview and the improvement of all streets within the area in question. This would be very costly and not benefit the properties along Grandview because the land on either side of Grandview from Scenic Drive to the area ;s extremely steep, and development would be extremely difficult, if not impossible. Grandview would merely be a corridor to an outlying area. 'The area would require high level Pvmping stations to obtain city water services. This will also be costly and similarly not benefit other properties. " I . -~- l Since the area is at a high altitude, intense development in the area would result in an over-burdening of existing storm drainage facilities, below the area which are not capable of supporting additional intense development at a higher level. A new storm sewer drainage system would , have to be constructed at great expense to avoid overburdening existing facilities. This also would not benefit the properties adjacent to Grandvi e\~. . Inte~se development to the area would be untimely because the expense of extending fire, police, water and ~torm sewer services and facilities to . the area cannot be justified at a time when other land in the city can be developed without these problems and inordinate expenses. Intense development of the area would not be orderly growth because the area is separate~ from developed neighborhoods by a long, narro\v, winding road along which dev~lopment is impossible. Intense development of the area would be inefficient because the expense of development would be great while the benefit to areas adjoining the area would be non-existent. Modest development of the area would not overburden existing storm Se\1er drainage facilities. The likelihood of the need for fire vehicle access to the area \~ould be less with less intense development. The incidence of the need for emergency police vehicle access to the area would also be less with less intense development. . GOAL 12. TRANSPORTATIO:: To provide and encourage a safe, convenient and economic transportation system. A transportation plan shall (1) consider all modes of transportation including mass transit, air, water, pipeline, rail I highway) bicycle and pedestrian; (2) be based upon an inventory of local" regional and state transportation needs; (3) consider the differences in social ,.'"' ~ .../ . /."".. . ~~ I ->- t. . consequences that would result from utilizing differing combinations of t~ansportat;on modes;- (4) avoid principal reliance upon anyone mode of transportation: (5) minimize: i:::dverse social. f~conornic and environmental imfJdcts and cost~; (6') conser've (~nergy; (7) meet the needs of the transportation disadvantaged by inlproving transportation services; (8) facilitate the flow of goods and services so as to strengthen the local and regional economy; and (9) conform \v;th local and regional comprehensive land use plans. Each plan shall include a provision for transportation as a key facility. Findinas of Fact v \. The proposed change from suburban residential to rural residential will (a) avoid the creation of an unsafet inconvenient and un-economic transportation system and (b) minimize adverse social, economic and environmental impacts and costs. [vi dence - Access between the area and the main thoroughfare in Ashland d~pends upon the use of several narrowt steep streets that pass through older, densely populated neighborhoods.' These streets are unsafe and at times impassable when icy. Visibility is severely limited and traffic hazards exist at the top of these streets. They are primarily used only by the people who live in the older neighborhoods adjoinirlg these streets. A substantial increase in the traffic flow along these streets will greatly increase the danger and traffic hazards in these neighborhoods. Use of these streets as access to new, intense development above the existing, older neighborhood would also create an inconvenient traffic pattern from the new development to the main thoroughfare. Vehicular traffic would pass through these narrow, steep streets with a high level of oedestrian t~affict including many children and older people both from the older neighborhoods and front the Briscoe School area. Access would be slow, . hazardous to the driver, and create a danger to the children and residents of the older neighborhoods. ,...._...... - .0- _____ ~. _ _ _ ."r ~.... /' ~. ~~" -,- The transportation system created to serve as access to the area would be uneconomic. Because of the steepness of the streets and unpaved portion of the street servi"ng ,as access, any form of bus or mass transit would be impossib1e to the area. All residents of the area would have to . . rely on automobiles for transportation to and from the area. Since the area is separated from downtown Ashland and the main thoroughfare by a long, winding, unpaved road passing through a lorge undeveloped and undevelopable area, each trip to and from the area will take longer, be slower and consume more gasoline and cause more air pol1ut"!on Lhdn trips to other areas of the city that dre not so far from downtown or a main thoroug~tare and are not served by such a steep, winding, unpaved road, and that could have bus service made available to it. Modest, less intense development of the area would result in fewer i cars usi~g ~xfsting s~r2~:S as access to the area. ~ftn iess aadftfonaI I traffic burdening these streets there will be a iesser increase in traffic hazards and lesser adverse impact on the neighborhoods crossed by the additional traffic. GOAL 13. ENERGY CONSERVATION To conserve energy. land and uses developed on the land shall be managed and controlled so as to maximize the conservation of all forms of energy, based upon sound economic principles. . Findings of Fact The proposed change from suburban residential to rural residential wi 1 1 penni t deve 1 opment tha t vr;"' '} be 1 es s Via s teful of energy. ,~. -7- ~~''''~' ~."""';"'- Evidence Since access to and from the area would be by automobile over steep, winding and, in parts, unimproved roads (see Goal 12, supra), gasoline " consumpticn per capita will be substantially greater to provide access to the area than in other areas that can be served by mass transit or that have better access) or are less removed from the urban center and main thorough- . fares. If less development is permitted ~n this area and more development permitted in more accessible areas, less energy wil'l be wasted in providing access to and fro~ residences. A change in the designation of the area from suburban residential to rural resi.dential is in conformity with the goals and policies contained in the City_of Ashland's Comprehensive Plan, adopt~d April 18) 1978. Several sections of Ashland's Comprehensive Plan are applicable to, and document reasons for, the change in designation of the area from suburban residential to rural residential. This definiti.on of "Rural Residential" appears on page five of Ashland's Comprehensive Plan: T11ese areas are meant to be of fairly low density, up to 2 units per acre, with a predominance of single-family homes on large lots. The lower density designation is found desirable for several reasons, among which are: a need for an area with larger lot's. Eoblems \vith ~~~, terrain problems such as slope, and. so forth. Severe access problems arc described in the Evidence sections relative to goa1s 11 and 12 as adopted by the State Land Conservation and Development Commission.. ~., ,"~,..,' ...1 ~, .....~ -8.... " .' f" The cost of providing servi.ces to an area is mentioned in Ashland's Comprehensive Plan in the GROWTH section and in the WATER SUPPLY AND SERVICE seetion. Specifically, the Plan states: COAL: LPCATE NEW GRO\.lTH FOR THE BE~EFIT OF THE COMHUNITY AND FOR THE LEAST COST It' PROVIDING SERV!CES (Page 28, emphasis added) POLICY C: Encourage the location of growth in the most convenient and cost-efficient areas, separate urban development from rural land uses (page 28, emphasis added) .' POl.ICY C: "Discourage residential developme'Clt above the gravrty~flow systems, with the resid2nts paying for pumping and storage facility costs (page 61) J Th(~ subj ect of providing services in a cost-efficient manner to new developments is thoroughly discussed un~er goal 11 on pages 2,3, and 4 of this application. Both state-wide goals and Ashland's local g6als support a change in designation for this area from suburban residential to rural resident:ial. Maintenance of existing neighborhoods is mentioned in Ashland's Comprehensive Plan in the NEIGHBORHOODS section and in the STREETS section: Specifically, the Plan states: , The existing residential neighborhoods represent a special quality to residents in those areas as weilas to the community at large. This is especially true of older established areas with their large street trees and homes of distinct historical styles. (page 39) GOAL: BAKE EVERY EFFORT TO HAINTAIN fu~D I~1PROVE EXISTING NEIGHBORHOODS BY ENSURING THE COHPATIBILITi Of NEH DEVELOPHENTS, ~\1) E;-~COURAGE THE }1AIKTENA.'JCE AND RESTORATION OF EXSITING STRUCTURES (page 40) POLICY A: Encourage existing neighborhoods to retain their own character and protect them from substandard and incompatible development. (page 40, emphasis added) . Hi11side streets create continual maint~nance problems not only for the City but for neighborhood residents. (page 70) , . POLICY B: Discourage tl1rough automobile traffic in,.residential neighborhoods. (page 71) i . ./ ./,. ,..II'- ,:Y ----,------- - . "L ,~ ._--~ " /' -9- v ~ The Appendix of Ashland's Comprehens'ive Plan contains some "Proposals , for Future Action" (pages 88 & 89) which also apply to the issue of neighborhoods and streets. the ~ppcndix states: HaVE~ the Planning Commission consider the adoption of a street plan , for Ashland. In considering the plan, the Com.'uission should perform the following tasks: b) Route" all new arterials around neighborhoods so as not to divide the neighborhoods. c) Establish a street capacity for each road based on the anticipated uses set forth in the land-use plan. d) If a street's designatiob (local, collector, arterial) is proposed to be chap.ged: the r.lffecred neighborhoods should be consulted as part of the planning process. The subject of maintenance of neighborhoods and discouraging of through automobile traffice in the residential neighborhoods affected by this request is discussed under goal 12 on pages 5 & 6 of this application. Both state-wide goals and Ashland's local goals support a change in designati,on for this area from suburban residential to rural residential. '0. <It. . , . --_._------------_.:'---.-.--.~- --'---"-""- Addendum re: A(;CE~O 0", '~" ': ~. '. -, "'/,..,,, -10- The area is separated from the network of city streets leading to the urban center and n~in thoroughfare~f~Shland by Grandview Drive, which is a long, narrow, windy, unpaved and in Some places steep street with dangerous ditches and sharp drop-offs along the roadside. Theohly~ther roads to the area are dirt tracks which are impassa-ble to- normal vehicular traffic when wet. It should be noted that Wimer Street is a narrow, and in places extremely steep, recently paved street some distance to the north of the'area. It is impassable to normal vehicular traffic many weeks of the year when wet or icy. Almost perpendicular road-cuts into dirt from recent house building, very steep angled driveways, no room for sidewalks, lack ~f adequate drainage, and sharp drop-offs along the roadside will undoubtedly cause problems in the future. .,... ". ....-., d '. r h., The",,,, CG:lGl tlons Wl-L-L De angercus ann 2xpens 3- VC :l:O:C vet 1C ..es, pedestrians, and city maintenance. Wimer Screet is currently no~ the access road of choice for residents of the area because of its greater distrance from the area, and its steepness. Current residents continue to choose Grandview Drive, a long, narrow, win~, uhpaved Bt~et ~ithdangerous side ditches and sharp drop-offs along the roadside to reach the urban center and mai.n thoroughfare of Ashland.