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HomeMy WebLinkAbout2650 Amends Comp Plan-Chap IVORDINANCE NO. 2650 AN ORDINANCE OF THE CITY OF ASHLAND AMENDING THE ASHLAND COMPREHENSIVE PLAN - CHAPTER IV - "ENVIRONMENTAL RESOURCES" THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS: SECTION 1. Chapter IV of the Ashland Comprehensive Plan shall be replaced in its entirety by the revised chapter "Environmental Resources" and attached as "Exhibit A." /.3~ day of L~ ~r../~-¢~-~ ~.-- , 1991 The foregoing ordinance was first read on the and duly PASSED AND ADOPTED this .~':~: day of /).>~ ~:.,..: .,,~,~ ~. ~.~ , 1991. Nan E. Franklin City Recorder SIGNED AND APPROVED this ~¥ day of Catherine M. Golden Mayor CHAPTER IV ENVIRONMENTAL RESOURCES GENERAL Ashland is situated at the southeast end of the Bear Creek Valley. The varied topographical setting is characterized by conifer-forested mountains and a valley floor comprised of opengrasslands and mixed woodlands. This setting adds signifi- cantly to the city's attractiveness and to the living environment's quality. Urbanization, however, has disturbed the setting and contributed air, water and noise pollution, as well as soil erosion and the loss of small creeks and wetlands. Despite these problems, significant areas of natural beauty remain within the city limits. GEOLOGICAL BACKGROUND Introduction Located in the Bear Creek Valley, part of the larger Rogue River Valley, the area surrounding Ashland is a natural geo- logic boundary, separating the older, metamorphic and granitic Klamath Mountains province to the southwest from the younger, volcanic Cascade Mountains to the northeast. Reconnaissance mapping of the Ashland area was carried out in summer, 1975, by the Southern Oregon State College Geology Department. They discovered that rock and contact exposures within the map area are sparse, and are estimated to be less than five percent of the total surface area. The mapping's nature and poor exposure has resulted in the approximate location of geologic contacts and faults. DESCRIPTION OF MAJOR ROCK GROUPS Applegate Group The oldest geologic unit within the map area is a varied suit of meta-sedimentary rocks belong to the Applegate Group. A tentative Triassic age (195-225 m.y.) has been assigned to the Group based on meager fossil evidence in the Grants Pass region. This rock unit barely enters the northwestern coruer of the Ashland area. The rocks are highly silicified mica schists and phyllites. Foliation generally trends northeast and dips at high angles. The rocks exposed along the Southern Pacific Railroad cut behind Jackson Hot Springs exhibit extreme de- formation, silicification, and other mineralization. These ef- fectsapparently are the result of contact with a major plutonic body of molten rock exposed further south in the same cut. Mt. Ashhind Intrusive Complex Much of Ashland, as well as the hills along the southeastern flank of the valley, are underlain by rocks belonging to a moderate-sized pluton named the Mt. Ashland Intrusive Complex. Igneous granitic rocks of the complex intruded and contacted metamorphosed rocks df the older Applegate Group in the Late Jurassic (142 m.y). The dominant rock type within the area is a medium crystalline grano-diorite, a granite-like rock. Quartz diorite and diorite also appear. The plutonic rocks are poorly exposed and, where seen inroad cuts, tend to be highly weath- ered. Granitic terrain can be easily identified from the surface by the light-colored, feldspar-rich soil and rilled or finely gullied topography developed on it. IV-1 Hornbrook Formation Marine sandstones and mudstones nonconformably overlying the granitic rocks are named the Hornbrook Formation. Abun- dant marine fossils indicate the presence of an ancient sea in this region --sometime in the Late Cretaceous (85-100 m.y.). The oldest rocks, in contact with the granitic rocks, are com- posed of thin beds of well-cemented, brown to olive-gray, fine- grained sandstone. The lateral thickness of the sandstone varies greatly, reflecting in Part the in-filling of ancient topog- raphy developed on the granitic terrain. A relatively thick (2000-4000 feet) sequence of dark gray mudstone overlies the sandstone. The mudstone weathers readily into small angular chips and exposures are rarely seen. The mudstone is rhythmically interbedded with thin siltstones near the top of the sequence and sheet-like beds of sandstone occur through the section. Payne Cliffs Formation Unconformably overlying the marine sedimentary rocks is a thick sequence of continental sandstones and conglomerates named the Payne Cliffs Formation for the exposures east of Phoenix, Oregon. The sandstone slightly resembles the Hornbrook but is more friable, tufaceous, and pebbly. The only fossils exhibited by the Payne Cliffs Formation are petrified wood, coals, and scattered carbonized vegetable matter. The Payne Cliffs' age is undetermined, dating either as Eocene (38- 54 m.y.) or Late Cretaceous (65-100 m.y.). Some small-scale coal mining occurred at Payne Cliffs Forma- tion about 1900, but it is unlikely that the Rogue Valley Coal IV-2 Fields will be active again. The coal is scarce and low grade with veins that dip moderately beneath the foothills of the Cascade Mountains. Roxy Formation Basaltic lavas and volcanlclastic beds unconformabiy overlie the Payne Cliffs Formation. This unit underlies the lower hills of the Cascade Mountaim, east of the subject area. An assumed Oligocene age (26-38 m.y.) for the Roxy Formation is based on fossilized leaves. Intrusive Rocks Dark, fine-grained igneous rocks intrude all of the geologic formations within the study area. Many of these minor bodies are localized within the soft, easily intruded mudstone of the Hornbrook Formation. Only one of the many bodies is indi- cated on the geologic map. STRUCTURAL GEOLOGY T'dt/ng The dominant structural feature in the study area is the moder- ate northeast tilt of the stratified formations. The tilt or dip ranges between five and. twenty-five degrees. The Hornbrook dips slightly more steeply than the younger Payne Cliffs and Roxy Formations. Strong vertical uplift along the eastern margin of the ancient Klamath Mountains, represented in the study area by the Applegate Group and Mt. Ashland pluton, has produced this northeast tilt. The amount of tilting or dip grows progressively less proceeding northeast from Ashland across the valley. The Bear Creek Valley is geologically classified as a strike valley. Fau/t/ng A number of faults are located within the area. Two subparallel faults trend northwest from Emigrant Creek Reservoir toward Walker Creek. The displacement and linear trace of these faults indicate they are a normal or gravity type with nearly vertical fault planes. The faults bound a rotated block contain- ing the Payne Cliffs Formation near Emigrant Creek Reservoir. Dips as great as 30 degrees northeast can be measured and differential erosion on resistant, thick sandstone beds has formed well-defined, hogback ridges in this vicinity. Pompadour Bluffs is an example. The faults extend southeast, joining the Mt. Ashland fault at the head of the valley. A minor normal fault occurs west of Tolman Creek where the Hornbrook sandstones are sharply displaced. Other small faults along the valley's southern edge may account both for the contact irregularities between the sandstone and granitic rocks and the marked topographic lineations. All of the faults in the region are believed the result of stresses generated by the uplift along the eastern margin of the Klamath Mountains. None of the faults are interpreted to be currently active, although further uplift in the geologic future can be predicted from the geologic history of the region. Geologic History The geologic story of the Ashland area began over 200 million years ago when this region was covered by an ancient sea. Sand, mud, and limestone-like sedimentation graded northward into submarine volcanic rocks. During the ensuing 60 million years, the sediments of this ancient sea were severely compressed into tight folds and the rocks were altered (metamorphosed) by heat and pressure on a regional scale forming the Applegate Group. This disturbance generated volcanic magma and intruded upward into the metamorphic terrain approximately 40 million years ago. The intruded metamorphic rocks became part of an ancient moun- tain system which was being deeply eroded. The sea returned to the Ashland area approximately 100 mil- lion years ago. Its edge lay close to Ashland where sand and mud were washed eastward from erosion of the ancient Kla- math Mountains. The ancient Klamath Mountains' regional uplift and the Hornbrook sea's retreat occurred during an interval 50 to 80 million years ago. Erosion cut deeper into the Klamath rocks and newly exposed marine sediments. The eroded debris flowed eastward and spread by rivers into a broad alluvial apron along the margin of the ancient Klamath Mountains. Vegeta- tion was plentiful and thin beds of volcanic ash settled and washed into numerous lakes and sloughs. The building of the Payne Cliffs alluvial apron was terminated again by uplift of the ancient Klamath Mountains. An erosional episode was followed by widespread vulcanism about 25 to 35 million years ago. The Cascade Mountains' earliest volcanoes produced lava flows, ash, and other volcanic sediments which spread west over the eroded margin of the Klamath Mountains. The strongest uplift of the Klamath Mountains occurred ap- proximately 15 to 20 million years ago. Formations overlying IV-3 the Klamaths tilted and erosion stripped the younger rocks back northeastward away from the rejuvenated mountain front. Faulting was focused at the southeastern end of the valley due to the strongest uplift located around the Siskiyou Pass area. Bear Creek Valley's erosional beginnings occurred at this time. Slight regional uplift still occurred, evidenced by a number of river terraces developed along modern Bear Creek. GEOLOGIC OBSERVATIONS FOR COMPREHENSIVE PLANNING Recent research has greatly improved the understanding of earthquake hazards in Oregon, and geologic and seismologic studies now show that most of western Oregon is probably subject to much greater earthquakes than any in our 150 year historic record. It is not currently possible to reliably predict the frequency, magnitude or location of damaging earthquakes, but such earthquakes may pose a threat to many existing or planned structures. Over the next few years, urban areas will be faced with difficult decisions about earthquake resistent design. The probability of the marine Hornbrook Formation becoming a petroleum or natural gas target is small. Mineralization and accompanying mining in the Applegate Group and Mt. Ashland pluton, as well as the non-marine Payne Cliffs, is a geologic fact. Future mining potential may exist within the area. Future development on steeper slopes and on granitic terrain should be planned with the contours of the terrain in mind, rather than following a rectangular grid. In many areas of the city, streets are impassable during icy conditions due to steep grades. Rain showers often tend to be short and intense, IV-4 favoring a high surface runoff. Deeplyweathered, easily eroded, plutonic terrain, commonly silts local storm drains, and diverts volumes of water down the north-trending streets, occasionally flooding streets and private property. These negative effects could be diminished by strict development controls on areas over 20 % slope. .. The Ashland planning area has a moderate to high landslide potential, especially where granitic terrains and steep slopes exist. "Mass Wasting in the Ashland Watershed," the study by Wilson and Hicks, indicated that landslide hazards may exist above 50% slope. The granitic rocks are easily weathered, mechanically and chemically, to remarkable depths. Many slopes are potentially unstable due to over-steepening by ero- sive undercutting and long gullies and streams produced by uplift's long geologic history. To prevent activating potential slides, deep cuts and excavations should be forbidden without extensive engineering and geologic study, surface runoff should be directed toward existing natural drainages, and rearing vegetation on especially steep slopes should be prohibited. Undercutting's results on a deeply weathered quasi-stable slope are evident four miles southeast of Ashland along Interstate 5. Groundwater Resources Groundwater conditions are highly variable in our planning area. Its potential in those areas underlain by dark gray mudstone is very poor. Mudstone typically has lowporosity and permeability and is generally unsuitable for septic percolation. Classic geologic conditions for the occurrence of artesian wells exist along the southwest margin of the valley and several are present. The Hornbrook Formation's basal sandstone beds form an aquifer with seepage that carries water along bedding planes and the porous weathered surface of the granitic rocks beneath the sandstones. A hydrostatic head develops as the sandstone dips northeast under the impermeable mudstone of the valley floor. This aquifer is only a drilling target along a narrow strip of land on the extreme southwest side of the valley. The northeast dip rapidly places it at a deep level farther out in the valley, a location that makes it financially impractical to recover. The volume of water carried is inadequate for munici- pal development. Moderately good domestic wells can be expected in thick alluvial deposits along the major creeks. The Paynes Cliff formation, due to its high content of volcanic material, has poor permeability and porosity. It should not be considered for municipal development. Crushed zones along faults often form excellent aquifers. Drill- ing into fault zones for municipal water supplies is not advisable in the Ashland region. Most of the major faults in the region have highly mineralized springs along them, and drilling could produce this unsuitable water. The surface contact between the Mt. Ashland intrusive complex and the Hornbrook formation is the site of several hot springs. Low-temperature geothermal water (80 degrees-115 degrees Fahrenheit) exist in this region. A detailed study of geothermal resources found few exploitable resources. Detailed data necessary to evaluate the location, quantity and quality of groundwater for areas within the City Limits is not available. The lack of a citywide groundwater/well index pre- vents evaluation of the resource and therefore for the purpose of Goal 5 compliance, it is listed ar a "lB" resource. AGGREGATE RESOURCES The mineral aggregate resource areas in the Ashland vicinity consist of plutonic, sedimentary and volcanic geologic forma- tions and floodplain gravel formations. The Klamath-Siskiyou Mountains west and south of Ashland are partly comprised of granitic rock, particularly on the east slope and decomposed granite is mined from this formation. Both private industry and public agencies operate granite quarries in the slopes south and west of Ashland. Mining on these steep slopes subjects the area to erosion problems, and successful restoration of a granite quarry has not been accomplished in the Ashland area. The sedimentary areas in the vicinity of Ashland lie along the east side of Bear Creek between the 1800 and 2800 foot elevationsand near the Siskiyou Summit and Colestine area. These rocks are not considered an important aggregate source. Volcanic rock underlies the entire Cascade Plateau from Howard Prairie south to the California border. Twenty-three registered quarries are located in this formation, mining from basalt and andesite deposits. The aggregate's use in forest and remote sectors of the volcanic formation has been exclusively for construction and maintenance of forest access roads and rec- reation sites. At two points in the Dead Indian and Butler Creek area, the volcanic deposits drop to near the 2400-foot elevation line. The floodplain gravel formations occur within the floodplain of Bear Creek. Lesser deposits are found in the point bars and channels of smaller streams. The Bear Creek gravels occur at three levels: underlying colluvial fans, terrace gravels, and riverwash deposits. The colluvial area lies east of Ashland near IV-5 the confluence of Nell and Emigrant Creeks. Gravel deposited in this area is cross-bedded under approximately three to six feet of silty loam soil. No removal of this gravel deposit has occurred. Low stream terrace gravel deposits are adjacent to Bear Creek. These are generally found as narrow strips ranging from 25 to 300 feet from the stream. Gravel has been removed from this formation in areas near the easterly city limits and adjacent to the stream in the Valley View area. Low stream terrace gravel deposits are generally covered with a thin soil overburden. Deposits are four to ten feet in depth to bedrock. Adjacent riverwash gravels occur only as substantial deposits on inside stream curves. Where these occur, a substantial deposit of low stream terrace gravels can be found away from the creek. Past gravel operations along Bear Creek near Ashland have nearly depleted the resource. The gravel that now goes into concrete products for Ashland urban uses comes predominately from sources along the Rogue River. Granite Quarries There are presently three granite quarries located with the city limits. Both of the major quarries are located on Granite Street, while one smaller quarry is located on Glenwood Drive. The two quarries in the south of the City are owned by the City of Ashland, while the other site, near the bandshell in Lithia Park, is in private ownership. Municipal need for these quarries will decrease when the city's granite streets are paved. All quarries in the city limits.should be phased out and revegetated. The size of these properties, in relation to the percentage of the property that is presently being mined, indicates that they should supply ample granite for the city's needs until the year IV-6 2000. Additional quarries should not be allowed within the city limits because they are incompatible with other urban uses. Additional demands for aggregate should be satisfied outside the city in locations not visible from populated areas or major thoroughfares. The City should ensure that its own granite pits adll be re- claimed and revegetated once the quarry is spent. Regulations regarding private quarries are currently enforced in Jackson County and similar regulations should be adopted for the private quarry in Ashland. In determining a policy for aggerate resources in the City, an analysis of the environmental, energy, social, and economic consequences of the policy must be made. Urbanization of the surrounding area and the use of Lithia park in close proximity to the existing quarry are conflicting uses. Economic, SociM, Environmental and Eneqff Consequerures 1)Economic a)Urbanization of surrounding neighborhood: An increase in the demand for residential property, accompanied by rises in property values may degrade the economic viability of existing quarrying uses within the city. b)Lithia Park: One of Ashland's three quarries is located in close proximity to Lithia Park. The residential areas surround- ing the park consist of the some of the most desireable parcels in town. The future operation of the Granite Street quarry may be in jeopardy due to residential development pressures. 2) Social Unlimited allowance of conflicting uses would result in the eventual loss of the quarries non-conforming status. Individuals relying on these sites for income or raw material supply would have to find alternative sites in the Rogue Valley. 3)Environmental Loss of the resource resulting from the allowance of conflicting uses would have no significant environmental consequences. 4)Energy: None noted. Jackson County has provided for an adequate supply of aggre- gate without the relatively minuscule contribution that granite- quarries located within the Ashland Urban Growth boundary would contribute. GOAL: TO GUARANTEE THAT THERE IS AN ADEQUATE SUPPLY OF GRANITE AVAILABLE FOR USE IN AND AROUND THE CITY OF ASHLAND, WHILE ENSURING THAT THE INCOMPATIBLE EFFECTS OF MINING ARE SUFFICIENTLY MITIGATED. POLICIES: 1) Restrict the three existing granite quarries to operations within the confines of their existing tax lots, subject to the non- conforming use section of the Land Use Ordinance. 2) Forbid the expansion of the quarries through the Condi- tional Use Permit procedure as spelled out in the City's imple- menting ordinances. 3) Prevent the establishment of any additional quarrying sites within the City due to the incompatibility of mining with other urban uses. 4)Ensure that all the existing private and public.quarries are reclaimed and revegetated after mining activities are com- pleted. SOILS AND SLOPES Erosion degrades Ashland's environment by removing topsoil, creating soil and water pollution, damaging drainage systems, and by creating safety hazards and unsightly conditions. Many times, erosion also causes trespass as soil and granite run from one property to the other. Eroded material on the public streets and sidewalks cause slippery surfaces and may increase hazards of driving or walking. These problems are caused by construc- tion, unpaved streets, alleys and driveways, exposed street banks, steep hillside cuts, fills that are not revegetated, and by generally poor erosion control. The problems are compounded by Ashland's steep slopes and unstable soils, and by draining water off-site as quickly and efficiently as possible. Solutions to these problems -- such as protecting and utilizing natural drainageways and vegetation, releasing water slowly, minimizing site changes -- are known and required of all developments over 40% slope, and most developments over 30% slope. The city building code now regulates safety factors in cuts and fills and governs the extent of cuts and soil protection practices. The Soil Conservation Service rates the majority of the soils in Ashland as severe for construction or installation of dwellings IV-7 without basements, roads and streets, and septic tank absorp- tion fields. A severe rating for an area means that the soil presentsserious problems that need to be recognized. Use can usually be made of these soils, but with the expenditure of time and money. Areas of steep slope on highly erosive granitic soils are very sensitive to development activities. The best control to erosion is to limit development in areas that are sensitive. The City's policy is: Areas over 50% slope -- Landslide danger, very severe erosion -- severe limits on development. Areas between 40% and 50% slope -- Slight landslide danger, moderate to severe erosion potential, difficult development problems -- Prevent creation of new lots in these areas, control land disturbances in any development that does occur. Areas that are between 30% and 40% slope -- Moderate erosion potential -- use low density (2 dwelling units per acre or 'less) zoning and lot coverage restrictions to reduce erosion damage. GOAL: HAVE SOUND SOIL CONSERVATION AND ERO- SION CONTROL PRACTICES IN AND AROUND ASHLAND. POLICIES: 5) Require that development be accommodated to natural topography, drainage, and soils and make maximum use of existing vegetation to minimize erosion. 6)Prevent development and land management practices which IV-8 result in rapid runoff and accelerated erosion. 7)Require site-preparation procedures and construction prac- tices which minimize erosion and sedimentation. 8)Protect essential hillside drainage areas for absorption of storm runoff, and other areas subject to severe soil erosion, unless control can be established. 9) Incorporate site drainage practices that reduce runoff veloc- ity and volume, by utilizing the natural properties of the soils and vegetation in conjunction with sound engineering prac- tices. 10) Insure that areas of general slope over 30% are zoned for two dwelling units per acre or less, and permit total lot coverage to be no more than 20%. 11)Restrict any new partitioning or subdivision of land on slopes greater than 40%. 12)Forbid any new development or cuts and fills on slopes greater than 50% unless absolutely necessary and scientific and geologic evidence is available showing that it may be done safety. 13)Use development performance standards based on the natural topography, drainage, soils, lot coverage, and densities in place of arbitrary subdivision standards to ensure that natural features are an integral part of the design phase of future developments. WATER RESOURCES The Ashland Creek watershed is located entirely within a granitic batholith, and the soils within the watershed are ex- tremely susceptible to slope erosion. Reeder Reservoir is lo- cated within the watershed at the confluence of the east and west forks of Ashland Creek and is Ashland's major water supply source. In 1929, the Forest Service and the City entered a "Cooperative Agreement for the Purpose of Conserving and Protecting the Water Supply of the City of Ashland, Oregon." Before the Forest Service adopting watershed multiple use management in 1955, only limited man-related activity oc- curred. Prior to 1955, sediment accumulation in Reeder Reservoir was minor and easily sluiced through the dam into Ashland Creek without significant cost or downstream impact. The annual average sediment yield in the watershed at that time was approximately 3500 cubic yards. Following multiple use management of the watershed in 1955, approximately 45 miles of additional roads were constructed, 1000 acres were logged, and the Mt. Ashland ski area was constructed. The total acreage disturbed was approximately 10% of the 14,400-acre watershed. The corresponding sedi- ment yields from erosion and mass slope failure are well documented. The road building and timber harvest occurred from 1956 to 1963. Since 1962, large amounts of sediment have been deposited in the reservoir, ranging from 20,000 to over 120,000 cubic yards per year. On two occasions (1966-67 and 1974) costly dredging operations have been needed to free the dam outlet of sedi- ment and debris. The impact on Ashland Creek's water quality downstream of the dam during sluicing or dredging has been significant. Turbidity 1000 times above normal has been measured and fisheries and other downstream uses have been negatively affected. During reservoir sluicing or flushing operations, suspended . solids, turbidity and bacteria levels can increase far beyond those normally experienced. Removing sediment deposits from Reeder Reservoir is essential to maintain the domestic water quality and storage capacity of Ashland's municipal water supply. Rapid removal and discharge of sediment into and through Ashland Creek during the high late winter and spring flow periods will minimize downstream environmental damage to fisheries and water quality. The only practical method for the rapid removal of sediment without draining the reservoir is hydraulic dredging. While this will substantially increase the short-term solids load carried by Ashland Creek, USFS data indicates that the material moves rapidly through the system, and that within several days after dredging is completed, sus- pended solids levels return to normal. However, solids deposi- tion will occur in some areas of the stream channel. The Oregon Department of Environmental Quality has issued a National Pollutant Discharge Elimination System (NPDES) Waste Discharge Permit to Ashland. This permit requires that the City discharge accumulated reservoir sediment only from November 15 to March 31. The City sluiced Reeder Reservoir in 1987 and, for the first time, diverted the sediment-laden water through a pond before the confluence of Ashland Creek with Bear Creek. This successfully trapped much of the sediment in the Ashland Creek drainage, and will be used in future sluicing operations. This essentially mitigated the adverse effect of sluicing. IV-9 ASSUMPTION Natural siltation will continue to mandate the periodic cleaning of Reeder Reservoir. GOAL: REDUCE THE IMPACT OF URBANIZATION AND OTHER LAND USES ON THE QUALITY OF WATER IN AND AROUND ASHLAND IN ORDER TO ENSURE THAT THE CITY WATER SUPPLY IS OF THE HIGHEST POS- SIBLE QUALITY AND IS DRAWN FROM DEPENDABLE SOURCES. POLICIES: 14)Encourage public awareness of problems of the Ashland watershed and their causes. 15)Prevent any development or activity, future or existing, which has an adverse effect on the watershed. 16) Maintain and improve the quality of both surface and ground water resources, and prohibit new practices and devel- opments which cannot meet water quality standards. 17)Cooperate with agencies, firms and citizens' groups in im- proving water quality and the condition of the watershed. WATER RELA~O RESOURCE AR~nS Water areas, such as streams and their surrounding vegetation, are extremely important to Ashland. Water areas provide wildliferefuges, erosion control and storm drainage, water quality improvement, recreation, and aesthetic and psychological benefits. Flood damage is directly related to the structures IV-10 existing in flood plains, and development can actually increase downstream damage. Ashland has utilized flood damage grants in the past and is obligated to comply with the Federal Flood Insurance Program. The Comprehensive Plan has noted all significant drainages, their associated flood plains and riparian areas as open-space districts. City ordinances restrict.develop- ment in streams, and encourage or require the preservation of stream areas in a natural or near natural state. Ashland has manyvaried water sources: irrigation canals, small ponds, Ashland and Bear Creek, and several small creeks. Our concern for water areas extends beyond the city limits as most streams originate outside Ashland. Water pollution and rubbish and normal urban development (signs, buildings, roads, and fills) threaten waterway's benefits when they are located too close. Public use of waterways may detract from the benefits to wildlife habitats and stream quality. Many of the smaller creeks in Ashland have been culverted and filled. This has removed both an important urban amenity that the creeks and their riparian vegetation provide, and also removed an important wildlife habitat in the City. The City has identified all the remaining creeks. These should be retained in as natural a state as possible, limiting the changes to those that make utilization of the property practical for urban purposes, or enhancing the riparian areas beauty or wildlife compatibility. In determining a policy for water related resource areas in the City, an analysis of the environmental, energy, social, and economic consequences of the policy must be made. Conflicting Uses 1)Road Construction and Maintenance 2)Residential and Commercial Development 3)Urban Storm Run-Off Economic, Socia~ Environmental and Energy Consequences 1) Economic All conflicting uses identified adversely impact the quality and quantity of the resource. Higher costs are normally associated with developments adjacent to identified water resources. This is a result of having to install culverts or bridges for access across streambeds and often involve the importation of large quanti- ties of fill. Design costs for engineering theseroad crossings are higher and in turn are passed on to the home buyer. 2) Social The conflicting uses identified can reduce the recreational opportunities found in these areas, such as bird watching, hiking and educational studies. These areas, when left in a natural state, function as narrow open space corridors, acting as a visual resource and providing a necessary ingredient to the urban form. All conflicting uses can serve to reduce the aesthetic and psychological benefits the public derives from these water areas. 3) Environmental All conflicting uses can negatively impact a stream's ecological balance, including water quality, temperature, riparian habitat, bank erosion and turbidity. The removal of vegetation from streambanks for urban development destroys wildlife habitat and causes erosion, impacting the fragile stream ecology. 4) Energy Disturbance of stream corridors caused by urban ~levelopment would result in the expenditure of energy to carry out reclama- tion activities. GOAL: PROTECT THE QUALITY OF RIPARIAN RESOURCE LANDS, AND PRESERVE THEIR WILDLIFE HABITATS. POLICIES: 18) Identify, protect and seek conservation easements through- out significant riparian areas (streams, stream banks, and flood plain areas), and wildlife habitat areas. 19)Encourage more public access to waterways, but define what public activities can take place. Ensure that such access does not result in water and visual pollution. 20)Where possible, utilize water-related areas for visual relief, pockets of wildlife habitat, landscaping amenities, natural site design elements, recreational uses, bike paths, and pedestrian and jogging trails. 21)Utilize local resources to form a technical advisory commit- tee to identify plants and animals which rely on riparian habitat for their continued existence. Retaining these areas in a natural state should be of high priority, and development should consider and accommodate the habitat utilized by these plants and animals. IV-11 WETLANDS Wetlands are among our most valuable natural resources, yet are often neglected and endangered. Wetlands include a wide variety of swamps, marshes, meadows, ponds, mudflats, and bogs that commonly occur throughout the country. In general, wetlands are lands where saturation with water is the dominant factor determining the nature of soil development and associ- ated plant and animal communities. The single feature that most wetlands share is soil or substrate that is saturated at some point in time during an average rainfall year. The water creates severe physiological problems for plant life not specifically adapted for soil conditions which are at least periodically deficient in oxygen. For the purposes of making jurisdictional determinations of wetlands regulated under Section 404 of the Federal Clean Water Act, wetlands should possess three essen- tial characteristics: (1) hydrophytic vegetation, (2) hydric soils, and (3) wetland hydrology. Wetlands have numerous valuable functions which justify their preservation economically, socially, and environmentally. They serve as habitat for many species of plants and animals which rely on them for feeding, breeding, shelter and protection. Studies show that wetlands harbor many of the world's rarest and most threatened species. Tangible benefits of wetlands include flood and storm damage protection, erosion control, and recreation and aesthetics. In foul weather, wetlands act as giant sponges within flood prone areas (i.e. floodplain), tempo- rarily storing flood waters and helping to protect downstream property owners from flood damage. This flood storage func- tion slows the velocity of flood waters, thereby reducing a stream's erosive capacity. IV-12 The wetlands located within Bear Creek's and Clay Creek's floodplains could help reduce the impacts of future floods. Intact wetland vegetation along stream banks reduces erosion by binding roots with the soil and increasing the durability of the bank. Wetlands also help maintain water quality and improve it by removing chemical and organic pollutan. ts. Some wetland plants have proved to be such efficient waste removers that they are being used in artificial waste treatment systems in metropolitan areas. Finally, many recreational activities take place in and around wetlands. Although most of the popular hunting and fishing areas associated with wetlands are located on county or National Forest lands, other recreational endeav- ors such as hiking, bird watching, and nature observation can be appreciated around preserved wetland areas within the city limits. Conflicting Uses 1)Residential and commercial development 2)Road construction 3)Urban storm and agricultural irrigation runoff 4)Livestock grazing 5)Failing septic systems Economic, Soc_'a!~ Enviornrnenta~ and Social Consequences 1)Economic a) Residential and commercial development: The construction of residential, commercial or industrial buildings near wetlands may entail higher construction costs, resulting from the instal- lation of drainage systems. These higher construction costs could then be passed on to the individual home-buyer and general public. ' 3) Environmental b) Road construction: Additional expense would be associated with the development of a road base and asphalt surface through wetland areas. Elaborate drainage systems would be required to stabilize the street. Road construction and mainte- nance adjacent to wetlands may require that runoff be diverted away from the water feature in order to protect the resource. c) Urban storm and agricultural runoff: Additional costs would be associated with capital improvements designed to hold and divert runoff. Manmade and natural wetland areas could be designed to treat runoff from city streets and agricultural lands. Public expenditures for natural treatment systems would be retrieved over a period of time. d) Livestock grazing:none noted. e) Failing septic systems: A number of residences throughout the City Limits and within the UGB rely upon septic systems for sewage treatment. Drain-fields associated with septic systems can if not monitored contaminate the hydrology of a nearby wetland. Additional costs would be associated with the exten- sion of sewer lines in order to hook these properties up to city sewer service. 2) Social The conflicting uses listed above could result in a financial burden to both the public and private sectors. Passive recrea- tion and aesthetic appreciation opportunities provided by wet- lands would be lostthrough the partial or total destruction of the resource. All the conflicting uses identified can negatively impact wet- lands through disruption of the natural hydrology and ecology. The eventual result would be the destruction of the wetland's inherent ability to improve water quality and prom'de valuable wildlife habitat. The utilization of these areas as an educational and scientific resource would also be lost. 4) Energy Reclamation measures (i.e., restoration of wetland vegetation) used to mitigate the results of disturbances to wetland areas would require energy. GOAL: TO PRESERVE AND PROTECT SIGNIFICANT WETLANDS, AND TO MITIGATE POTENTIAL IMPACTS ON THESE AREAS DUE TO DEVELOPMENT AND CON- FLICTING USES. POLICIES 22) Evaluate the quantity and quality of wetland resources inside the City Limits and within the Urban Growth Boundary through the compilation of an inventory of significant wet- lands. 23) Develop site review procedures and performance standards, using buffering techniques, setbacks, and mitigation measures, to reduce the impacts of development on significant wetland areas. IV-13 24)The City should actively pursue the use of Transfer of Devel- opment Rights, dedications, direct-lease arrangements, and purchase or other acquisition strategies as viable methods for preserving and insuring public access to significant wetland areas. 25)Examine the Physical and Environmental Constraints chap- ter of Ashland's Land Ordinance concerning wetland and ri- parian areas, and insure that existing zoning regulations maintain these valuable areas in a natural state. 26) Utilize local resources to form a technical advisory commit- tee to identify potential plants and animals which rely on wetland habitat for their continued existence. Retaining these areas a natural state should be of high priority, and develop- ment should consider and accomidatethe habitat utilized by these plants and animals. FLOODPLAINS AND STREAM FLOODING The floodplain is the geomorphologic feature that defines the areas subject to periodic inundation. In Ashland, floodplain is distinguished by low bluffs at its edge, and by alluvial deposi- tions between the bluffs. In an unmanaged stream, the natural channel eventually becomes clogged with debris and vegeta- tion, and during a flood a new channel is often established. In this way the stream meanders from bluff to bluff over time. While the flood plain is usually safe, cataclysmic changes can occur during floods. Substantial hazards exist for construction in an active geologic area. Before the federal government's entry in the regulation issue, Ashland did not directly regulate floodplain development and IV-14 builders generally shunned the obvious floodplains. In 1977, the Federal Emergency Management Agency (FEMA) asked if Ashland wished to participate in the national flood insurance program. Continuing drains on the Federal Treasury from flood disaster relief, prompted the government to. encour- age local bodies to limit or protect development in the nation's floodplains. They established a nationwide program adminis- trated by FEMA. The City of Ashland participates in the National Flood Insur- ance Act of 1968 and the Flood Disaster Protection Act of 1973. The hydrologic and hydraulic analyses for the City's Flood Insurance Study were performed by Stream Engineers, Inc., for the Federal Insurance Administration in July, 1978. All signifi- cant flooding sources affecting the city were included in this study. The U.S. Geological Survey, Oregon State Highway Department, Jackson County Department of Pubic Works, Jackson County Surveyor, the Jackson County Department of Planning, and the City of Ashland were contacted to provide information pertinent to the Flood Insurance Study. The main source of flooding in the city is Ashland Creek, with a drainage area of approximately 27.5 square miles. The creek was studied in detail, from upstream of Winburn Way in Lithia Park, downstream to Ashland corporate limits. Bear Creek and Clay Creek were also carefully studied. Hamilton Creek was studied by approximate methods because little development exists in the area, and because stream flows are relatively small. Ashland Creek originates in the Rogue River National Forest south of the city. The east and west forks of Ashland Creek flow into Reeder Reservoir approximately three miles south of Ashland. From the reservoir the creek flows south-north and cuts through the western part of Ashland before entering Bear Creek. According to the U.S. Soil Conservation Service, the soils considered to be on the flood plain in the area range from the Camas sandy loam type, with rapid permeability, slow runoff, and slight erosion hazard, to the Cove clay type, which exhibits very slow permeability, very slow runoff, and has slight erosion hazard. Other soil types on the flood plain include Newburg fine sandy loam, Evans loam, and Coher clay. Clay Creek rises in the hills to the southeast of Ashland, flows south-north at the eastern edge of the city, and enters Bear Creek to the north. Sheet flooding occurs along Clay Creek and Ashland Creek. The channels of these streams have very steep slopes that cause high velocities. Sheet flow exceeds the channel bank of Ashland Creek south of Hersey Street. The major floods in this area are usually caused by a heavy snowfall followed by a sudden warm rain. A freeze on top of the snow, just before the warm rains, can cause very rapid runoff. The most recent flood in Ashland occurred in 1974. This flood had a peak discharge of 1350 cubic feet per second (cfs) and a return period of approximately 30 years. Significant floods also occurred in 1964, 1955, 1948, 1927, 1890, and 1860. Flooding sources studied in detail in the community used standard hydrologic and hydraulic study methods to determine the flood hazard data. Flood events of a magnitude which are expected to be equalled or exceeded once on the average during any 10-, 50., 100-, or 500-year period (recurrence interval) were selected as having special significance for flood plain manage- ment and for flood insurance premium rates. These events, commonly termed the 10-, 50-, 100-, and 500.year floods, have a 10, 2, 1, and 0.2 percent chance, respectively, of being equalled or exceeded during any year. Although the recurrence interval represents the long-term average period between floods of a specific magnitude, rare floods could occur at short intervals or even within the same year. The risk of experiencing a rare flood increases when in periods greater than one year. F. or example, the risk of having a flood which equals or exceeds the 100-year flood (one percent chance of annual occurrence) in any 50-year period is approximately 40 percent (four in ten), and, for any 90- year period, the risk increases to approximately 60 percent (six in ten). The risk of a flood the size of the 1974 flood in the next twenty years is approximately 50-50. The analyses reflect flooding potentials based on conditions existing in the commu- nity at the time of the study's completion. Hydrologic analyses established the peak discharge-frequency relationships for floods of the selected recurrence intervals for each stream studied in detail in the community. The U.S. Geological Survey maintains a number of gauging stations in Jackson County. On special request, the U.S.G.S did a computerized analysis of flood flows at all gauging stations forwhich records of sufficient duration to permit meaningful analyses existed. Stations subject to extensive regulation were excluded from these analyses. In conjunction with these analy- ses, the U.S.G.S applied regional skew factors in accordance with the recommendations of the U.S. Water Resources Coun- cil. On the basis of the observed peak flows and these regional skew factors, the peak flows were derived. These flows were divided into two groups, large streams and small streams. The dividing line was areas with over or under 100 square miles. A series of drainage area versus peak flow regression equations were derived from the data. IV-15 The flows calculated for Ashland and Clay Creeks were based on small drainage area regression equations. The drainage area of Ashland Creek was estimated to be 27.5 square miles, of which approximately 20 square miles are above the dam on Reeder Reservoir and 7.5 square miles are downstream from the dam. Using the regression equation for small drainage areas and a curve-fitting equation to interpolate for a one in thirty year discharge, it was found that a 20 square mile drainage area gives a 30-year discharge of 1331 cubic feet per second (cfs). This value is very close to the 1974 measured discharge of 1350 cfs. The 100 year flood runoff is calculated to be 2300 cfs. The National Flood Insurance Program encourages State and local governments to adopt sound flood plain management programs and offers a flood boundary map to assist communi- ties in developing sound flood plain management measures. To provide a national standard without regional discrimination, the 100-year flood has been adopted by the Federal Insurance Administration as the base flood for purposes of flood plain management measures. The 500-year flood is employed to indicate additional areas of flood risk in the community. For each stream studied in detail, the boundaries of the 100- and 500-year floods have been delineated, using the flood eleva- tions determined at each cross-section. Between cross-sections, the boundaries were interpolated using topographic maps at a scale of 1 inch = 1000 feet, with a contour interval of five feet. Substantial evidence suggests, however, that the FEMA study identification of flood hazard areas was not accurate, that the study bypassed areas of significant risk, and that the basic FEMA regulations reducing or eliminating risk of flooding are inadequate, especially considering Ashland's flood history. The IV-16 existing evidence follows: The FEMA maps were drawn to identify the elevations above mean sea level of the 100 year flood. They relied on 1" = 400' and 1" = 1,000' maps of Ashland based on air photography. The elevations supplied, therefore, are often inaccurate b.y. a factor of 2 or more. A survey completed by Everett Swain shows that the 100 year flood is only 1.6 feet above the flowline of Ashland Creek, while the FEMA flood is supposed to be four feet above thecreek at this point. The FEMA data does not accurately establish the flooding level In addition, many 100 year floodplain levels on Clay Creek are at or below the surface of the ground when they are located on the site. The FEMA study relies on"best case" assumptions in modeling the flood situation. The FEMA study used a computer to model the flood levels, beginning with flow assumptions. Since only eighteen years of data existed when the study was done, FEMA extrapolated from this and other area data, including the Ap- plegate River, and Butte Creek. The oldest data was a 55 year record of Bear Creek at Medford. The only flood used to calibrate the Ashland Creek modelwas the 1974 flood-- a thirty year flood. The flow data, therefore, could vary considerably from the actual flood conditions. FEMA also assumed that the stream would remain confined to its natural channel during flooding, that there would be no culvert obstructions, and if a culvert could not accommodate the 100 year flood, that the excess water would flow over the top of the street and back in the channel. The study stated that "In the last few years many culverts have been replaced or enlarged, and a general channel cleanup has been undertaken to reduce debris and allow streams to flow properly". While two culverts were enlarged in the city, most are the same size as in 1974. The vegetation and debris in the channel would clog culverts if a severe flood occurs. Meandering occurs when a stream cuts a new channel after an old one is blocked. The 1974 flood showed that mechanism at work, both in areas where there were no culverts, and at the Hersey Street Culvert. Ashland Creek, during a 100 year flood, flows at a rate of about 2300 cubic feet per second (about 1,000,000 gallons per minute), and at speeds between ten and twenty miles per hour. The velocity and volume allow the creek to cut a new channel with surprising speed and force. The main assumptions of the FEMA study apparently do not represent a realistic flood situation. In every case of severe flooding in Ashland and Bear Creek, large amounts of debris in the flood waters blocked culverts. New channels were cut due both to natural debris dams and blocked culverts. The FEMA 100 year floodplain does not cover known areas of flooding as recent as 1974. Eye witness accounts placed the 1974 flood on Ashland Creek far outside the FEMA 100 year floodplain. The City investi- gated Ashland, Bear, and Clay Creek floodplains in 1988. The study was conducted by mapping the flood plain areas using 1"= 100' maps with a five foot contour interval, and by using photographs of past floods to map the approximate extent of flooding. The Planning Commission and the Citizen Planning Advisory Commission met to review data from July to November 1988. Thecity planning staff, assisted by Rogue Council of Govern- ment staff Eric Dittmer and Wes Reynolds, gathered available data and photographs of floods, conducted field work, and established base maps for the new flood maps. Historian Kay Atwood compiled all journalistic records of flooding in historic times. After the last meeting, final maps and ordinance propos- als were produced. The study resulted in the definition of a floodplain corridor larger than the FEMA 100 year floodplain on Ashland and Clay Creeks. The ordinance prohibits division of land and restricts new construction and fill in all defined floodplains in the city. Key provisions are: 1) It prohibits filling in the floodplain beyond a minimal amount. 2) It limits culverting and bridging of important creeks to a perpendicular crossing of minimal size. 3) It creates a new definition of buildable land. This land must be out of the floodplain and less than 40% slope. No new lots could be created unless they have a buildable area of sufficient size to accommodate building. This prohibits subdivisions from occurring in the floodplain. 4) It limits residential construction to land in the floodplain to one house per lot. Lands zoned multi-family mostly in the floodplain would be restricted for the number of dwelling units they could sustain. Cluster housing could not be developed on land out of the floodplain on land zoned single family. 5) Building habitable structures is not permitted in the floodplain unless 50% of the lot is in the floodplain. 6) No new habitable basements lower than two feet below the floodplain corridor elevations would be permitted for commer- cial structures, except in the Historic District. IV-17 7) Developers can transfer lost density from floodplain lands to land out of the floodplain, up to twice the base density. They still must meet all other requirements of the zone. This permits clusters of higher density in exchange for restricted develop- ment on the floodplain. The study did not amass any data to indicate that Bear Creek FEMA floodplain was inaccurate. Further study and mapping of the flood areas should be undertaken to insure that the floodplain corridors are as accurately defined as possible. Encroachment on flood plains, such as artificial fill, reduces the flood-carrying capacity and increases flood heights, thus in- creasing flood hazards in areas beyond the encroachment. Filllimitation is an essential ingredient of a successful flood plain management program. A copy of the FEMA Flood Insurance Study, the FEMA Floodzone Maps, and the City's Floodplain Corridor Maps are available at both the City Planning and Building Departments. The areas which are subject to the floodzone regulations are shown as open-space areas in the Comprehensive Plan Map. This indicates that they will not be urbanized, not that they are all to be acquired for publicly owned open space. GOAL: TO PROTECT LIFE AND PROPERTY FROM FLOOD- ING AND FLOOD HAZARDS, AND MANAGE THE AREAS SUBJECT TO FLOODING TO PROTECT THE PUBLIC'S INTEREST. POLICIES: 27)The City shall continue to participate in the National Flood IV-18 Insurance Program, complying with all applicable standards. 28)In flood prone areas, allow alternatives to urban develop- ment, such as agriculture, open space, parks, wildlife habitat, natural areas and recreational uses through the physical and environmental regulations in the City code. 29)Development in any flood prone area is not a guaranteed right, but depends upon whether the benefits to the public outweigh problems which would be caused by development, especially problems which may occur upstream or downstream during flooding. 30)New development (including fill) shall be allowed in floodways only upon the finding that obstruction of flood waters is mini- mized. Non-structural solutions to flooding are preferable to structural solutions. 31)Fill of flood fringe areas shall require a permit as specified in the physical and environmental constraints regulations and fill shall be engineered and compacted to City standards. Fills shall be kept to the minimum necessary to achieve project purposes. 32)Apply special physical and environmental restrictions to all areas of Ashland which. are identified as flood-prone, streams in the federal study, and. other significant drainage ways. 33)A11 existing natural drainage ways as identified on the physical and environmental constraints map shall be left in a natural state or modified only after City approval. 34)As proposed with active streambeds, an analysis of poten- tial runoff from upstream hard-surface areas shall be con- ducted, and streambed profiles shall be adapted to accommo- date the flow to prevent flooding of adjacent residences. The City shall acquire easements to maintain the carrying capacity of said streambeds. FOREST LANDS Forest lands in and around Ashland offer many community benefits. The forested hillsides within the southern fringes of the city provide wildlife habitat, scenic views, and recreational opportunities. Pressure exists to convert some of this property to residential uses: Any development creates problems of utility service, road development, slope and fire hazards. Forest lands south of Ashland's city limits are especially important because the city's water supply and other streams originating in that area flow through Ashland. These lands have high scenic, recrea- tional, and wildlife habitat values and contribute richly to the quality of Ashland's living environment. Most forest lands in Ashland are of marginal suitability for commercial logging. Southern Oregon Regional Services Insti- tute (SORSI) investigated the Ashland urban area to determine the forest site class of the soils. They measured the size of the trees and their age. In determining these factors, all of the lands on the mountains in the south of Ashland are site class 5, or the poorest site class available. The lands of the Bear Creek flood plain are site class 4, but contain no marketable timber. It is apparent that limited potential exists within the city limits for commercial logging. Nevertheless, there are some areas along drainages that have commercially valuable timber. As the timber resource becomes smaller and restrictions on harvesting the National Forest increase, pressure will come to bear on even the smallest tract. Ashland should regulate this timber harvest to insure that the practice of clearcutting is not employed in the land under City control, and that there are strong controls of the visual effect of the cutting system used. ASSUMPTION: The importance of forest areas in and around Ashland will increase, especially their recreational and scenic values. GOAL: PRESERVE FOREST AREAS WITHIN AND AROUND THE CITY FOR THEIR VISUAL, ENVIRONMENTAL, WILD- LIFE HABITAT, AND WATER QUALITY VALUES. POLICIES: 36)Require that commercial logging offorest lands within Ash- land's City limits be subject to a special permit. 37)Emphasize extent feasible urban uses. the preservation of forest vegetation to the as forested areas of the City are converted to 38)Use low-density zoning to ensure that development of the forested hillsides is kept at a level that maintains the forested integrity of the areas. AREAS O!Z STEEP SLOPES Southwest Ashland has areas of very steep slopes, part of the lower elevations of the Siskiyou Mountains. These areas, shown in Map IV-l, contain 192 acres over 40% slope, and 221 over 50% slope. The areas over 50% slope represent severe constraints to development and are unsuitable for urban IV-19 development. The areas between 40 % and 50 % slope are marginally suitable for very low density of development, how- ever the problems of building roads on this slope makes areas with this degree of slope a very low priority for development. Areas over 30% slope present moderate development prob- lems, and should be allowed to develop only at low densities of two dwelling units per acre or less. GOAL: DIRECT DEVELOPMENT TO AREAS THAT ARE LESS THAN 40% SLOPE. ALLOW ONLY LOW DENSITY DEVELOPMENT AT LESS THAN TWO DWELLING UNITS PER ACRE ON AREAS OF GREATER THAN 30% SLOPE. PERMIT ONLY LOW INTENSITY DEVELOPMENT OF STEEP LANDS, WITH STRICT EROSION CONTROL AND SLOPE STABILIZING MEASURES. 34)Develop erosion control standards to ensure that develop- ment of these forested areas will not cause erosion problems. 35) Restrict creation of new lots on land that is greater than 40% slope, unless a buildable area of less than 40% slope is available on each lot. 36) Zone all lands which have a slope generally greater than 30% for development that will have no more than 2 dwelling units per acre or 20% lot coverage by impervious surfaces. FISH AND WILDLIFE RESOUgCES There is very little data on fish and wildlife resources that specifically addresses the Ashland planning area, but general- ized county data contributes to our knowledge. The county's environment is very diverse and varied and a wide variety of animal and plant species exists. The Oregon Department of IV-20 Fish and Wildlife's report, Wildlife Resources in Jackson County by Gary Hostick, October, 1976, is used as a basis for this inventory material. Big Game Black-tailed deer are abundant in Jackson County. In 1970 their number was estimated at 81,000. These deer live in brushy and timbered areas, as well as in lowland valleys and suburban areas. Evidence of deer population exists throughout Ashland, especially in the timbered hills on the southern fringes of the city and in Bear Creek's floodplain. No critical deer winter ranges or habitats are located within the Ashland City limits or Urban Growth Boundary, however their continued presence is important to the city's rural environment. Black bear exist in substantial numbers in the county, with the 1970 population estimated at 2500. Bear are present in nearly all unpopulated, forested or brushy, mountainous terrain areas and bear sign is often seen in Ashland's forested areas. Mountain lion were estimated at 250 in the County in 1970. They prefer unpopulated, mountainous terrain, and a single lion requires 20-75 square miles of habitat. Mountain lions are timid and avoid human contact. Rare sightings of mountain lions have been reported in the city limits in the recent past. Upland Game and Waterfowl Ringed-neck pheasant are abundant in the County near the Medford and Ashland areas. Populations in 1970 were esti- mated at 23,500. Their habitat is agricultural grain crop areas, along with watering, nesting, and roosting areas. Habitat loss is occurring due to urbanization of agricultural land in the county resulting in a decline of total pheasant populations. Pheasant populations are known to occur both within the Ashland city limits and Urban Growth Boundary areas. Mourning dove are the most abundant upland game bird in the County, with 1970 populations of 1,625,500 birds. Doves re- quire small grain or grass seeds for feed, and utilize orchards and other trees for nesting. Most doves migrate south during the first rainy period of the fall season and return in the spring to nest, although there is a small winter resident population. Doves are common within the Ashland Urban Growth Bound- Valley quail numbered 27,500 in 1970. They utilize small grain, grass seeds, and insects for food, and they require heavy brush for roosting and escape cover. Quail also occur frequently within the Ashland Urban Growth Boundary. Blue grouse (15,300), ruffled grouse (1500), mountain quail (48,800), and band-tailed pigeon (100,000) are also present within the county and in the Ashland planning area. Waterfowl exist in substantial numbers in the county -- 5500 ducks and 100 geese. Coots and snipes are also present, but no estimates of populations are available. Ducks and coots utilize small irrigation ponds, streams, and rivers for habitat. Geese populations are limited to Howard Prairie and Hyatt Reservoir. Both are seen occasionally in the Ashland city limits, especially in Lithia Park, and in ponds and wetlands in the planning area. Furbearers and Nongame Itrddlife Beaver (2000), muskrat (3000), river otter (200), mink (1600), coyote (17,000), red fox (50), gray fox (1600), and bobcats (1600) are all present in the county. Significant amounts of any of these are not located in the Ashland Urban Growth Bound- ary, but muskrat, fox, beaver and coyote and bobcat are occa- sionally seen and residents of the forested areas of Ashland report frequent grey fox sightings. Two common wild animals in Ashland are raccoon and skunks. Both adapt well to urban development if brush and trees are near. While occasionally annoying, the presence of raccoons and skunks enhance Ashland's rural quality. We will lose our interaction with these wild animals if we do not maintaining these habitat areas throughout the city. Fish Jackson County's rivers and streams provide habitat for sum- mer and winter steelhead, spring and fall Chinook salmon, Coho salmon, sea-run cutthroat trout, and rainbow trout. The County's reservoirs and ponds provide habitat for largemouth bass, bluegill, green sunfish, brown bullhead, and other warm water game fish. Ashland Creek and Bear Creek are areas of fish habitat within the Ashland Urban Growth Boundary. Recently, Coho salmon have been observed spawning in Ash- land Creek adjacent to Calle Guanajuato. Bear Creek also contains spawning steelhead and salmon. Both Ashland and Bear Creek are healthy trout fisheries. GOAL: TO PRESERVE EXISTING WILDLIFE HABITATS AND NATURAL AREAS WITHIN THE CITY WHEREVER POSSIBLE. POLICIES: 39)Encourage educational programs documenting the value of IV-21 Ashland's environmental resources and current trends in their quality. 40)As a means to provide habitat, implement an open space programs that will 1) ensure open space, 2) protect scenic and natural resources for future generations and 3) promote a healthy and visually attractive environment in harmony with the natural landscape. 41)Continue to strengthen the site review process to assess ac- curately the environmental impact and ensure that changes in land use acknowledges limitations and opportunities of the site and have as little detrimental impact as possible. 42)Some areas in the City limits cannot be urbanized. Those areas, mostly flood-prone areas and steep hillsides in the southwest area of the City, should be protected by low-density and open-space zoning. This low-density zoning designation would also provide suitable buffers between urbanized land in the City and adjacent forest lands in the County. WILDFIRE HAZARD Wildfire hazard presents an unusually high threat to very important area environmental resources in Ashland, particu- larly the forested areas south of town. A wildfire in that area would adversely affect soils and slope stability and lead to increased erosion. If wildfire reached the Ashland watershed, resulting erosion would affect drinking water quality. Vegeta- tion loss during a wildfire would increase precipitation runoff, thereby increasing flood potential. It would reduce shade and increase stream temperatures -- a condition that would ad- versely affect fish resources. Air quality would suffer during the IV-22 wildfire burn, especially if the valley was experiencing an air inversion -- a frequent event during the local wildfire season. Catastrophic wildfire risk in Southern Oregon is potentially as severe as in Southern California where very similar weather conditions, vegetation characteristics and topography exist. The Southern Oregon summer is dry with hot temperatures and low relative humidities. These characteristics result in reduced fuel moisture and make lower elevation vegetation more sus- ceptible to wildfire. The chaparral brush evident south of town in the 1959 Ashland Burn area is similar to that in Southern California. Chaparral is fire-dependent and within ten to twenty years after burning, enough standing, dead and down fuel has accumulated to burn hot, fast fires. Arithmetic quickly shows that the 1959 Ashland Burn is susceptible to a new conflagration. Part of this area lies along Ashland Creek and leads up a steep canyon into Ashland's municipal watershed, thus threatening area residents and the entire city. Like South- ern California, the area has steep slopes and narrow canyons. Steep slopes intensify wildfire in two ways. They increase precipitation runoff, decrease soil moisture and create dry vegetation. Vegetation moisture stress was particularly evident in the summer of 1981 when Fall seemed to come early to the hills south of town. This leaf color change was not "fall color," but drying caused by a lack of moisture. Wildfire also burns more intensely and faster on a steep slope by pre-heating the vegetation ahead of the actual fire front. Narrow, steep canyons act very much like a chimney during a wildfire, funneling heat and fire upward. During the past decade many people have declared their inten- tion to "get back to nature." Many people are leaving metro- politan areas, building houses in forested natural settings, and leaving vegetation right up to the sides of their dwelling. Al- though no guarantee can protect a house in such a setting from wildfire, preventive measures can be taken to reduce the hazard. Recent land use policies have put added development pressure for on hillsides and valley lands are now being pre- served for agricultural purposes. The Ashland city limits abut National Forest land in these hillside areas which lead imme- diately into the Ashland Watershed. GOAL:PROTECT LIFE, PROPERTY AND ENVIRON- MENTAL RESOURCES IN ASHLAND'S URBAN/WILDIAND INTERFACE AREA FROM THE DEVASTATING EFFECTS OF WILDFIRE. LESSEN THE POSSIBILITY OF WILD- FIRE SPREADING TO THE ASHLAND WATERSHED FROM THE URBAN/WILDLAND INTERFACE AREA. POLICIES: 43)Require installation and maintenance of a 40-foot fuel break around each dwelling unit or structure. 44)Require multi-dwelling unit developments to install and maintain a perimeter fuel break to prevent fire from entering the development, or to prevent a fire spreading from the development and threatening the Ashland Watershed. (Width of break is dependent on topography, aspect, vegetation, types and steepness of slopes.) 45)Where vegetation needs to be maintained for slope stability in a fuel break area, require plantings of fire.resistant or slow- burning plants. The City shall make a list of such plants available to the public. (See "Wildfire Hazard Management in the Urban/Wildland Interface in Southern Oregon," by Claude Curran - May, 1978.) 46)Require more than one ingress/egress route or road widths wide enough to accommodate incoming fire apparatus and evacuating residents simultaneously in an emergency situ- ation. 47)Require roofs to be constructed of fire-resistant materials. Wood shake or shingle roofs would not be allowed. 48)Encourage road placement to function as fire breaks in urban/wildland interface developments. 49)Require chimneys of wood-burning devices to be equipped with spark attester caps and/or screens. 50)Install all new electrical distribution circuits in the urban/ wildland interface underground if technically feasible. 51)The City shall encourage and support education/informa- tion programs dealing with wildfire hazards in the urban/ wildland interface. Information shall be made available through the City Building and Planning Departments to developers and builders wishing to build in the urban/wildland interface. NOISE Exposure to noise has detrimental effects on people, and, like most communities, Ashland has a number of noise sources. Besides miscellaneous sources such as indMdual vehicles or noisy parties, there are a number of point or line sources, such as the Ashland airport, some industries, the railroad, and major traffic ways. Fixed sources can often be reduced to acceptable levels. Oth- IV-23 ers, such as the railroad and I-5 freeway, cannot realistically be reduced, and mitigation must take place with structural solu- tions that buffer sensitive uses adjacent to them. Structural solutions include sound attenuating fences and masonry walls, berms, and special structural modification in buildings placed close to the sound source, such as additional insulation, and limited window sizes. Airport associated noise could potentially cause problems as the size. of the Airport increases and areas around the Airport are developed. Two solutions exist. First, land within the area that would be most highly impacted by the Airport noise should be zoned for other than residential uses. Secondly, buyers of residential uses that develop close to the Airport should be aware that noise may increase, and should waive the right to file nuisance lawsuits against airport operations when it is within expected levels. The best method of enforcing noise standards is with a decibel standard. The State of Oregon has adopted a decibel standard for fixed point sources. The City of Ashland has also adopted a decibel noise standard that is 5 decibels more strict than the State standard. Noise from the railroad and freeway pose special problems. The best standard to use is, for residential structures, a standard of a noise level of no greater than 40 dB in the sleeping quarters of the home. This will permit uninterrupted sleep. Outdoor areas should also be considered. Occasional noise sources, such as the railroad, should produce a noise level of no more than 70dB in the outdoor spaces used for recreation, such as rear yards. Continuous noise sources, such as the freeway, should attain a level of noise that does not exceed 55dB for 50% of the time (L50) in outdoor spaces. IV-24 GOAL: MAKE A CONTINUING EFFORT TO REDUCE NOISE LEVELS, AND INSURE THAT NEW DEVELOP- MENT IS DEVELOPED IN A WAY TO MINIMIZE NOISE IMPACTS. 52) Establish a noise decibel standard both for enforcement of noise complaints from existing noise sources, and for evaluat- ing the potential for new noise pollution. 53) Insure that residential development is kept away from the maximum noise area around that Ashland Airport, and that new residential development near the Airport is aware of the potential for noise, and waives the right to file nuisance suits in the future. 54) Discourage new residential areas near the Railroad and I- 5 freeway, and where it occurs, insure that new development meets that following standards: 40dB in the sleeping quarters, 45dB in the rest of the home, 55 dB for no more than 50% of the time in the outdoor spaces, and a maximum of 70dB for Occasional noise sources such as the Railroad. 55) Use the Site Review process to insure that new development will meet the City's noise standards.