HomeMy WebLinkAbout1982-024 UGB Agrmt - Jackson CoASHLAND/JACKSON COUNTY URBAN GROWTH BOUNDARY AGREEMENT
BETWEEN
JACKSON COUNTY AND THE CITY OF ASHLAND
MAY 20j 1982
ASHLAND/JACKSON COUNTY URBAN GROW%"H BOLD~DARY AGREEMENT
Preamble
Statewide Planning Goal 14, Urbanization, requires the identification of
urban, urbanizable and rural land within Oregon counties and the establish-
ment of urban growth boundaries. This section sets forth the mutually
adopter urbanization program between the City and Jackson County. The
program establishes an urban growth boundary, an area of future
urbanization, areas of mutual planning concern, joint policies governing
the urbanization of lands, and revision and administrative procedures.
The Ashland Urbanization Program, contained in the following document, and
the maps, referred to as Exhibit A, shall be implemented by ordinances and
comprehensive plans adopted by both bodies upon signature of the following
agreement.
1. Definitions.
A) Ashland Urbanizable Area. The Ashland urbanizable area includes
lands currently within the City and encompasses selected lands
surrounding the City ~hat are co~-unitted to and/or are planned for
future City growth. They are more specifically shown in Exhibit A as
lands enclosed by the urban growth boundary line.
B) Area of Mutual Concern. This is an area within which Ashland and
Jackson County have mutual concern over land use planning decisions
that occur. These areas are significant in terms of their
agricultural, scenic and open space characteristics. The area also
provides an important buffer between Ashland and other urban areas.
ate ~=~eu: 4-19-82
!~e intent of thin area is not for further expansion of Ashland's Urban
Growth Boundary. The area of mutual planning concern is not subject to
annexation. This area shall be delineated on the County's official
plan and zoning map(s).
C) Area of Future Urbanization.
This is an area in which Ashland may
expand its urban growth boundary in future years. This is aD ar~ of
mutual planning concern, except that these areas may be thought of in
the long-term as for the potential of future development of part of the
This area is not subject to annexation until it is
City of Ashland.
brought into the
expans ions wi 11
urban growth boundary. Urban growth boundary
usually occur in the City's area of future
urbanization. ~owever, the area may be amended by mutual consent of
the parties to this agreement.
D) Contract Annexation. A process where the City, County, and other
involved parties enter into a contract that permits:
1) The parties to a~inister urban land use regulations on the
development of property while the property remains under County
jurisdiction, and
2) The City to annex property developed to City densities and
uses, with the improvement to appear on the County tax rolls prior
to the effective date of annexation.
3) If annexation does not appear imminently feasible, upon
agreement of all parties concerned, development ~ay proceed with
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the annexation data indefinite. In such case, the City shall have
the right to exercise annexation at its option.
E) Develop. To bring growth about or availability; to construct or
alter a structure; to conduct a mini~g operation; to make a physical
change in the use or appearance of land; to divide land into parcels;
or to create or terminate rights of acces=.
F) Development. The act, process or result of developing.
G) Development Proposal. Applications submitted to the county for
processing, including only land partitions and subdivisions,
conditional use permits, variances, zone changes and comprehensive plan
amendments.
H) Infill. To develop an urban use as allowed by Jackson County
Zoning Ordinance on vacant lands when such lands are generally
surrounded by and committed to urban use.
I) Provide. Prepare, plan for, and supply what is needed.
J) Rural Land. Residential areas generally comprised of parcels five
(5) acres or larger in area, or commercial or industrial areas serving
only the needs of rural populations in the County or the essential
needs of the traveling public, which are outside any urban growth
boundary, are limited in scale, and which have supporting rural
facilities and services.
K) Subdivide-Partition Lands.
Statutues 92.010.
Is as set forth in Oregon Revised
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L) Urban Area. A ~.~.cial]y designated area generally con~itted to
urban use where infi]] urban development may occur.
M) Urban/Public Facilities and Services. Basic facilities that are
primarily planned for by local government, but which also may be
provided by private enterprise, and are essential to the support of
develo_n~ent ~n accordance with the City's Comprehensive Plan. Urban/
public facilities and services include police protection, fire
protection, sanitary facilities, public water facilities, storm
drainage facilities, planning, zoning and subdivision control, health
services, recreation facilities and services, energy and communication
services, and community governmental services including schools and
transportation.
N) Urban Growth Boundary (UGB). An urban growth boundary is a site-
specific line imposed on the Official Plan and Zoning Map of Jackson
County and of the City of Ashland which identifies and encompasses
urban and urbanizable lands within Jackson County, according to the
following definitions:
1) Urban Land. Residential areas generally comprised of parcels
less than one (1) acre in size, or highly developed commercial and
industrial areas in the County which are contained within
incorporated cities or which contain concentrations of persons who
generally reside or work in the areas, including land adjacent to
and outside of incorporated cities, and which have supporting
urban/public facilities and services.
UGBA-7 -4-
2) Urbanizable Land. Areas within an officially adopted urban
growth boundary which are needed for expansion of an urban area,
and which have been determined to be necessary and suitable for
development as future urban land and which can be served with
supporting urban/public facilities and services.
2. Procedures for Annexation.
A) The urban growth boundary adopted herein for the area establishes
the limits of urban growth until the year 2000.
B) City annexations shall occur only within the officially adopted
urban growth boundary.
C) ~ne City shall provide for an opportunity for the County to respond
to any request for annexations.
3. Procedures for Contract Annexation.
A) Only lands within the urban growth boundary are eligible for
contract annexation.
B) Lands subject to contract annexation shall meet the same burden of
proof requirements as for City annexation procedures (see Chapter XII,
Ashland Comprehensive Plan).
C) If all the usual urban/public facilities and services cannot be
made available, but a need exists for the property to be developed to
urban densities prior to all City services being made available,
UGBA-7 -5-
contract annexation may be delayed indefinitely upon agreement by the
City, County and the party to which the annexation would occur. In
such a case, annexation shall occur at the City's option.
D) Infill in unincorporated 6rban areas as defined shall be exempt
from the burden of proof required in (B) above.
4. Policies Governing Urbanizable Areas.
A) A change in the use of urbanizable lands from land uses designated
on the Jackson County Comprehensive Plan to uses shown on the City's
Comprehensive Plan shall only occur upon annexation to the City or a
contracted annexation between the City, County and other involved
parties.
B) Development of land for uses designated on the City's Comprehensive
Plan will be encouraged to occur on undeveloped land encompassed by the
existing city limits prior to conversion of other lands within the
boundary.
C) The City, County and affected agencies shall coordinate the
planning, expansion and development of all urban/public facilities and
services within the urbanizable area. Existing or new urban/public
facilities and services must be adequate in condition and capacity to
accommodate the additional level of growth as designated by the City's
Comprehensive Plan prior to or concurrent with the land use changes.
D) Jackson County shall retain final jurisdiction over land use
decisions within the unincorporated urbanizable area, and such
decisions shall conform to these adopted policies.
UGBA-7 -6-
l)
boundary could
recommendations
Recognizing that unincorporated areas within the urban growth
ultimately become part of Ashland, the City's
will be given standing. The County shall
administer a mutually acknowledged City/County land use policy in
the urbanizable area until such time as the area is annexed.
2) The City shall be requested to respond to pending application~
for land use changes in the unincorporated urbanizable area and
within the area of mutual planning concern, and will be given
standing for its recommendations.
3) It is mutually agreed that the County Comprehensive Plan shall
only provide for rural lands as defined herein within the
urbanizable area. Exceptions shall be made for designated urban
areas as provided herein within the urbanizable area.
4) ~ne City shall request the County to respond to and will give
the County standing for pending applications for land use changes
within the incorporated area which could affect lands under County
jurisdiction.
5. Policy Regarding Area of Future Urbanization.
A) Use of land in the area of future urbanization as defined on
Exhibit B map, shall conform to the Jackson County Comprehensive Plan,
to all LCDC Goals and Guidelines, and specifically to the findings by
the Land Use Board of Appeals in LUBA 80-124: City of Ashland vs.
Jackson County.
UGBA-7 -7-
B) Jackson County comprehensive planning shall incorporate the fact
that this area may be used by Ashland for future urbanization. It
shall provide for rural land uses accordingly.
6. Policies Regarding Areas of Mutual Concern.
defined as areas of mutual concern:
The following areas are
A) The Ashland Airport approach area.
B) Grizzly Peak and the surrounding mountains which form the view for
Ashland (see Exhibit Map B).
C) The Ashland Creek Watershed. Lands within the area of mutual
concern shall remain in rural use. The County shall request a City
response to all pending development proposals within the area of mutual
concern~ The County shall consider the City's valid interest in the
land use matters before it in the areas of mutual concern.
7. ~olic~ Regarding Lands Zoned for Exclusive Farm Use. The City and
County acknowledge the importance of permanently protecting agricultural
lands zoned Exclusive Farm Use (~U) or lands containing predominantly
class I - IV soils, other than those within the urban growth boundary, and
that both jurisdictions maintain and will continue to maintain policies
regarding the buffering of said agricultural lands. Development will be
allowed to occur on land adjacent to lands zoned EFU or lands containing
perd~minantly class I - IV soils when the controlling jurisdiction
determines that such development has been mitigated and will be compatible
with adjacent farm uses. Buffering shall occur on the urbanizab!e land
UGBA-7 -8-
adjacent to the urban growth boundary, not on the agricultural land.
Buffering options may include:
A) Special setbacks for new urban construction adjacent to the urban
growth boundary.
B) Acquisition by public agency.
C) Locations of roads, golf courses, or other public spaces adjacent
to the agricultural land.
D) Use of vegetative screening, earth berms, and fences of sufficient
height and substance to help reduce trespass of people, animals and
vehicles.
In addition, a deed declaration recognizing common, customary, and
accepted farming practices shall be required for all development
occurring within 300 feet of agricultural lands. The controlling
jurisdiction will request and give standing to the non-controlling
jurisdiction for recommendations concerning buffering of urban
development proposals adjacent to agricultural lands.
8. Policy Regarding provision o~f Urba__n Facilities Services.
The main provider for urban facilities and services in the urban growth
boundary shall be the City of Ashland, except for those areas which are
within the ~ear Creek Valley Sanitary Authority (BCVSA). Within this
district the main provider of sever services shall be BCVSA unless the
property owners and the City agree to a withdrawal from the BCVSA
UGBA-7 -9-
service boundary, and agree to service by the City.
action shall follow the procedures for withdrawal
district as provided by state law.
Such withdrawal
from a special
9. Provisions for Public ServiQes Within the Urban Growth Boundary and the
Area of Future Urban Expansion.
A) Provisions of public services within the urban growth boundary and
the area of future urban expansion shall be according to policies
contained in the Public Facilities Element of the Jackson County
Comprehensive Plan in effect at the time such facilities are installed.
B) Ail County road construction and reconstruction in the urbanizable
area will be coordinated between the City and County Pdblic Works and
Planning Department. Such road construction and reconstruction shall
take into account future urbanization of the area.
C) Ail subdivision activity occurring solely through County
administrative processes within the unincorporated urbanizable areas
shall be platted and constructed to urban standards in compliance with
the Jackson County Land Division Ordinance.
10.
Policies Regardin~ Unincorporated Urban Lands
A) The areas to which these policies refer are identified on the map
noted as Exhibit A as Urban Areas.
B) Within an urban area, infill development shall occur only upon
annexation to the City or a contracted annexation between the city and
the County and other involved parties.
UGBA-7 -10-
C) Develot~ment in urban areas shall be to the City of Ashland's
requirements and according to the uses prescribed in the City's
Comprehensive Plan provided said urban development also conforms to the
Jackson County Comprehensive Plan and ordinances if said development
occurs prior to annexation.
D) Burden of Proof: For infill development within an urban area,
there is no burden of proof required for annexation or contract
annexation. The burden of proof required for a zone change to
accommodate an urban use shall be the same as that required in Chapter
277 of the Jackson County Zoning Ordinance.
E) County standards for urban/public facilities shall apply to
unincorporated urban areas development. However, the developers will
be required to sign in favor of a future City assessment district to
provide urban/public facilities. Additionally, within the jurisdiction
of the Bear Creek Sanitary Authority, their construction standards
shall apply for sewerage projects.
11. Amendment Procedures for the Urban Growth Boundaries and Urbanization
Policies.
A) Major Revisions
Major revisions in boundary or policies will be considered ~endments
to both the City and County Comprehensive Plans, and, as such, are
subject to a legislative review process.
A major revision shall include any boundary change that would
necessitate revisions to the intent of City or County Plan goals,
UGBA-7 -11-
policies, text and/or that has widespread and significant impact beyond
the immediate area, such as quantitative changes allowing for
substantial changes in population or significant increases in resource
or public facility impacts; qualitative changes in the land use itself,
such as conversion of residential to industrial use; or spatial changes
that affect large areas or many different ownerships. Any change in
urbanization policies is considered a major revision.
Major revisions will be considered by the City and County at five-year
intervals from the date of adoption of the urban growth boundary and
urbanization policies. If the City and County governing bodies find
that circumstances prevail which have a significant effect on the
public health, safety or general welfare of the community, a major
revision may be considered at intervals of less than five years.
A request for a major revision can be initiated by an individual or
group, citizen advisory committees, affected agencies, and governing
bodies. The party who seeks the revision shall be responsible for
filing adequate written documentation with the City and County
governing bodies. The final legislative action on major revision
requests shall be based on the following factors:
1) Demonstrated need for the change to accommodate unpredicted
population trends, to satisfy urban housing needs, or to assure
adequate employment opportunities.
2) ~ne orderly and economic provisions of key urban/public
facilities and services.
UGBA-7 -12-
3) Maximu~ efficiency of land uses within the current urbanizable
ar es.
4) Environmental, energy, economic and social consequences.
5) Cc~patibility of the proposed change with other elements of
the City and County Comprehensive Plans.
6) The other Statewide Planning Goals.
Major revision proposals shall be subject to a mutual City and County
review and an agreement process involving affected agencies, citizen
advisory co~mittees, and the general public. If the City and County
cannot agree on a major revision, and until an acceptable revision is
mutually reached and adopted, both jurisdictions will continue to
a~inister existing urban growth and area of mutual planning concern
boundaries and urbanization policies.
B) Minor B~andary Line Adjustments
Minor adjustments to an urban growth boundary line may be considered
subject to similar procedures used by the City and County in hearing
zoning requests. A minor amenclment is defined as focusing on specific
individual prope_rties and not having significant impact beyond the
im~mediate area of the change.
UGBA-7 -13-
Application for a minor boundary line amendment can only be made by
property owners, their authorized agents, or by a City or County
governing body. Written applications for amendments may be filed in
the office of the Jackson County Department of Planning and Development
on forms prescribed by the County. The standards for processing an
application are as follows:
1) Final action on minor boundary line ajustments shall be based
on the same six factors required for major revision requests as
listed in the preceding discussion titled "Major Revisions".
2) Applications will be reviewed by the affected City and County
Planning Advisory Committees annually.
3) The applications will be reviewed at a joint City and County
!
Planning Commission meeting held annually for the express purpose
of considering minor boundary line adjustments.
4) The Planning Commissions are required to forward a
recommendation and findings on each application to the City and
County governing bodies for final consideration.
5) Amendments cannot be made to the urban growth boundary line
unless mutually agreed to by each governing body. The County
governing body shall be responsible for the preparation of the
actual legal instrument which officially amends the boundary line.
UGBA-7 -14-
C) Determination of Major and Minor Amendments
The Planning Directors for the County and City are responsible for
determining whether an amendment is to be considered through a major or
a minor amendment process. In the event that the Planning Directors
cannot agree, the proposal will be forwarded to the City and County
Planning Commissions, and, if necessary, the governing bodies or other
appropriate body, until mutual agreement is reached.
The determination of the Planning Directors may be reversed by a mutual
action of both the City and County Planning Commissions or governing
bodies.
D) Correction of Errors
If the City Council or the County Board of Commissioners become aware
of an error in either the map or the text of the mutually adopted
urbanization program, both bodies may cause an immediate amendment to
occur to correct the error, after mutual agreement is reached. Such a
correction shall be in the form of a public hearing and an ordinance,
conducted separately or jointly by both bodies, which may take effect
on an emergency basis. Public hearings before the Planning Commissions
shall not be required where an amendment is intended specifically to
correct an error.
Generally, an error is a cartographic mistake or text misprint,
omission or duplication. Such errors are not derived from new data or
suggested errors nade in interpretations of the attitudes of the
UGBA-7 -15-
public, the governing bodies or data; the latter error types are
considered under the amendment provisions cited herein.
12. This Agreement shall be effective upon signature by the authorized
representatives of both the County and the City of Ashland. in addition,
the City and County commit t~hemselves by signature of this Agreement to
implementation of the above policies by adoption of Comprehensive Plans,
policies, and implementing ordinances. ~__~hibits A and B are ccnsidered to
be part of this agreement and shall be referenced and made part of adopting
ordinances.
AGR~'-~T accepted by ~e Ashland City Ccuncil this /~ day o~z~ ,
1982.
Mayor
AGRE~T accepted by the ~ard o~ County C~issi~n~his ~ ~ay of'
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ASM~.ND AR OF MUTUAL PLANNING
coNCERN
~D
:- EXHIigI~" B,._ .
I
MEMORANDUM. OF AGP~4A~NT
THIS MEMORANDUM sets forth the agreement between the City of Ashland,
"City" herein and Jackson County, "County" herein.
RECITALS:
1. City and County have each adopted an amendment to the Urban Growth
Bou..~ary Agreement which sets forth an expanded urban growth boundary north
of the limits of City in Jackson County, Oregon.
2. Within the expanded Ashland Urbanizable Area and the Area of the
Future Urbanization described in said agreement, Bear Creek Valley Sanitary
Authority (BCVSA) has proposed a sewer project designated as Project No.
79-3. The area encompassed within said Project 79-3 was fixed by BCVSA by
ordinance 980-14 dated December 23, 1980, and is hereafter referred to as
the project area.
3. The City and County have in the past objected to construction of
the sewage system proposed in Project 79-3, and issues raised by said
objections are now pending before the Oregon Court of Appeals.
4. The Jackson County ~ealth Officer has determined there are
conditions dangerous to public health, as defined in ORS 431.705(5), in
certain portions of the project area and in sc~e tracts outside the project
area. The Planning Commission has confirmed such determination, but the
County has not adopted a resolution described in'ORS 431.715 as part of the
process to alleviate conditions dangerous to public health.
5. The Jackson County Comprehensive Plan establishes a policy for
installation of a sewage system as part of a regional system inside
established urban growth boundaries or outside urban growth boundaries
where a health hazard is deemed to exist and connection to a regional
system is determined to be the only reasonable solution after all
alternatives have been evaluated for their economic, environmental and
social acceptability.
6. The portion of BCVSA project 79-3 outside the revised Ashland Urban
Growth Boundary contains areas with conditions deemed by the Health Officer
to be dangerous to public health, and such conditions may be alleviated by
construction of underground sewers. Such portions are so located that
provision of sewers within the project area as part of a larger sewer
project may be the ~ost econc~ical method of alleviating such conditions
with the least environmental adverse impact.
1-M~Fu~NDJM~. OF AGREemENT
File UGBA-7
Option 1
~nerefore, the parties agree:
1. Ail or any portion of BCVSA Project No. 79-3 as adopted by BCVSA
Ordinance No. 80-14 on December 23, 1980, or any other sewer project within
the same project boundaries, may be constructed without objections by City
or County, subject to the following:
a. Such sewer facilities as constructed will provide service to
those onsite system failures and problems noted in the County
staff report on limited health survey presented December 7, 1981.
b. Construction of such sewers will in no way affect, hinder or
alter the right and responsibility of County to rezone county
lands pursuant to statewide planning goals and the requirements
set forth in Ashland v. Jackson County, 2 Or LUBA 378 (1981).
c. Any new development within any BCVSA project boundaries shall
comply with the Jackson County Comprehensive Plan and the policies
contained in the Urban Growth Boundary Agreement between the City
of Ashland and Jackson County.
2. Either BCVSA Project No. 79-3 may be ~mended or any other project
may be proposed to include Tax Lots 3500, 3700 and 3800, Map No. 381E30, as
shown on Jackson County's Assessor's records, without objection by City or
County subject to the conditions set forth in Paragraph 1 above.
3. Nothing herein stated shall affect any legal issue now pending
before the Court of Appeals.
DATED this day of , 1982.
CITY OF AS~K~kND, By
JACKSON COUNTY, By
2-~F340RA3~DUM OF AGRE~.~
File UGBA-7
F I IN~ ID ! N (~ ~
FOR A MAJOR REVISION
TO THE ASHLAND URBAN GROW~rH BOUNDARY
NEED FOR A MAJOR REVISION
The Ashland/Jackson County Urban Growth Boundary Agreement states that major
revisions will be considered by the City and the County at five-year intervals.
The Ashland/Jackson County Urban Growth Boundary was adopted in 1778, making this
time a little bit less than five years. However, if the City and County governing
bodies find that circumstances prevail which have a significant effect on the
public heaIth, safety, or general welfare in the community, a major revision may be
considered at intervals of less than five years. The following circumstances
prevail which make a major revision necessary at this time:
I)
A hazard to public health has been found in the general vicinity of the North
Ashland Interchange.
2)
Several of the major problems occur in a pocket of urbanization at and near
the intersection of Valley View Road and Highway ??.
3)
The LCDC rejected Ashland's Comprehensive Plan, including the section of the
Plan dealing with the Urban Growth Boundary. Therefore, the Urban Growth
Boundary Agreement and the Urban Growth Boundary itself have to be revised at
this point.
4)
Revision of the Ashland Comprehensive Plan is now underway in response to the
LCDC rejection of the Plan, and an amendment to the Urban Growth Boundary is
considered necessary to comply with the newly revised Plan.
DESCRIPTION OF THE AREAS TO BE INCLUDED IN THE ASHLAND URBAN GR0~TH BOUNDARY
Two areas are to be included in the Ashland Urban Growth Boundary. One is
generally described as the North Ashland area. It is 133 acres in size, cons/sting
of 52.? acres of developed and urbanized land, 56.? acres of undeveloped land, and
approximately Z0.5 acres of State and County rights-of-way. Of the developed land,
approximately 25 acres are in residential uses, and the remainder are in
commercial/retail uses.
The area contains 24 mobile home units at Jackson Hot Springs, 25 mobile home units
at Nauvoo Mobile Home Park, and two other residential uses located on Jackson Road,
as well as one located on Highway ?? behind the Ashland Animal gedical Hospital.
It contains many commercial uses, with a total reported e~plo~ment of 167 full-time
and six part-tine or seasonal e~p~oyees. Eighty-sis of these employees are
reported as ;~siding in Ashland. The total estimated annu~I gross revenue is
~22,~00,000; the total estimated monthly payroll is
UGB Findings page 1
The area acts as a regional shopping center for furniture, cars and other durable
goods.
The following findings are required for a major revision to the Urban Growth
Boundary. }
1) Demonstrate a need for the change to accommodate unpredicted population trends
to satisfy urban housing needs or to ensure adequate e~ployment opportunities.
The current proposal will add 56.? acres of developab,e land to lshland's
inventory. Ashland's current Comprehensive Plan is proposing that, of these
56.? acres, 34.4 acres be placed in the Multi-Family category for development
as residential use, 5.1 acres be put in the Com~ercial-Retail category for
commercial-retail use, and 17.4 acres be placed in the Employment zone
category for general commercial and light industrial development. The current
Comprehensive Plan shows the need for an additional 54 acres of Multi-Family
Residential land by the year 2000, ?8 additional acres for Comaercial land
needs by the year 2000, and 104 additional acres for Industrial land needs by
the year 2000. Table I below shows the addition of the land in the Urban
Growth Boundary, a system providing for lshland's needed urban development,
and shows that a public need exists for the additional vacant land to be
available for Ashland for urban development within the year 2000.
TABLE 1
LI. ND TYPE MFR C & I
Land Needs 64 202
Buildable in city 13 85
Needed in UGB 51 117
In current UGB 42 97
Diffrence -? -22
Available w/ amndmt 34 22.5
Diffrence +25 +0.5
2)
3)
The orderly, economic provisions of key urban public facilities and services
(can be provided).
While Ashland has difficult? serving this area with sewer, this area can
best be served by BCVSA's system. However, Ashland can serve the area before
the year 2000 with water and is a logical provider of urban services, such as
police and fire protection. There is no other urban area nearby, and the
level of development requires that an urban level of service is eventually
provided.
efficiency of land uses within the current urbanizable area.
Ey urbanizing the remainder of the land in this Urban Growth Eoundary
extension, Ashland will be providing for infill for vacant lands which exist
between and surrounded b? other urban uses, thereby n~xi~izing the efficiency
of land uses within existing urbanized areas.
UGB Findings page 2
4) Environmental, energy, econo~ic, and social consequences.
This area is considered to be a part of the City of Ashland by most people.
Only by political boundaries is it excluded fron Ashland. However, functio-
nally it exists and operates as a part of Ashland. It could not exist
without the proximity of Ashland, and Ashland benefits from the employment
and economic transactions which take place in this area. Therefore, it
should be included in the Urban Growth Boundary and recognized as being
functionally part of the City of Ashland.
5)
Compatibility of the proposed change with other elements of the City and
County Comprehensive Plans.
The proposed change is compatible with both the City and County Comprehen-
sive Plans, as this is an existing urbanized area, and does not involve
urbanization of previously undeveloped land.
Co~patibility with other Statewide Planning Goals.
All of the Statewide Planning Goals which apply are compatible with this
inclusion, specifically :
Goal 1 Citizen Involvement. This goal is satisfied through the process
which included extensive interaction with the property o~mers and
residents of the area in drawing the boundaries and deciding the land
uses that would be applied.
Goal 2 - Land Use Planning. This goal is satisfied by the coordination
which is taking place with the Urban Growth Boundary document itself.
Goal 3 - Agricultural Lands. There are no existing agricultural uses
within the area to be incorporated. It is an urban area functionally and
is simply being defined as an urban area by this inclusion in the Urban
Growth Boundary.
o Goal 4 - Forest Lands. There are no forest lands in the area.
Goal 5 - Open Spaces, Scenic and Historic Areas, and Natural Resources.
Inclusion in the Urban Growth Boundary will preserve the ex/sting open
spaces, scenic and historic areas, considering the urban setting.of the
area. There is one historic structure in the area--the Jackson House
Restaurant--which is already in a conmercial use. This will probably be
enhanced by inclusion in the Urban Growth Boundary as the commercial uses
in the area nay now be expanded.
Goal t Air, Vater, and Land Resource Ooality. Inclusion in the Urban
Growth ~cundary will relieve the pressure on the enviornment by providing
for eventual urban-level facilities. This should inprove the air, water,
and land resources quality by providing for adequate sewer, water, and
road service in the area.
UGB Findings page 3
Goal 7 - Area Subject to Natural Disasters and Hazards. Some of the area
is within the flood plain of Bear Creek. However, both the City and
County provide for adequate protection of the flood plains in their
existing codes.
Goal 8 - Recreational Needs. Inclusion of this area will assist in the
implementation of the Bear Creek greenway. As the City of Ashland
requires dedications to the Bear Creek greenway when development occurs.
This will further the implementation of the greenway in this area.
Goal ? - Economy of the State. Inclusion in the Ashland Urban growth
Boundary will provide for additional land for economic development as
mentioned above under finding 1.
Goal 10 - Housing. This land will provide for additional moderate cost
housing in the Ashland Urban growth Boundary by the acreage designated as
Multi-Family.
Goal 11 - Public Facilities and Services. Public facilities and services
are already needed in this area. Inclusion in the Urban growth Boundary
will facilitate the extension of Ashland services where feasible and the
extension of the Bear Creek Valley Sanitary luthority's sewer service,
which is sorely needed in the area.
Goal 12 - Transportation. The existing transportation that works in this
area w/Il be improved upon development. This is required by the existing
Ashland City Code.
goal 13 Energy Conservation. This area is sitting on a very signifcant
geothermal resource. Inclusion in the Urban growth Boundary will provide
for the urban level of development necessary to use this geothermal
resource. Test wells are now being drilled to see how much of this
resource can be exploited. However, there has been a warm spring with
115° water flowing at Jackson Hot Springs for all of recorded history in
the area. This development will provide both for energy-efficient deve-
lopment in this area, and also provide an example which ~ay be useful for
the rest of 3tckson County for development of the resource
Goal 14 - Urbanization. The urbanization goal is ~et by the findings
required in the major boundary line adjustment procedure in the
Ashlandldackson County Urban growth Boundary Agreement.
The second area which is to be added is a relatively minor area around the north
side of the City limits. One parcel of land of 22.5 acres is owned by the City of
Ashland and is part of the Bear Creek greenway project. This land is desired to be
included in the Urban Growth Boundary so that it can be annexed and brought under
the protection of police and fire services. The second property is the Studebaker
property owned by a private individual which contains about 5.5 acres. It does,
however, contain a portion of Ashland Creek and, upon developnent, would dedicate
that portion of the Ashland Creek Floodway to the City of lshland's Greenway
project. This would be necessary to co=plete the Ashland Creek Greenway connection
with the Pear Creek Creen~ay. The 5.5 acres ~ould be designated for an urban level
of develop:ent, as the nu:ber of units ~hich could be placed on that property--
UGB Findings page 4
approzimately 15--is relatively insignificant. There are no service modifications
~equired.
The findings for this amendment are as follows:
1)
The demonstrated need to change the accommodated, unpzedicted population
trends to satisfy urban housing needs, or to ensure adequate employment
opportunity.
This demonstrated need basically only relates to the Bear Creek Creenway and
its implementation. There are no major considerations for urban housing,
population trends, or adeguat: emp!eyment opportunities.
2)
The orderly and economic provision of key urban public facilities and
services.
This would assist in the provision of the Ashland and Bear Creek Greenway
projects.
3) Maximum efficiency of land uses within the current urbanixable area.
This land will increase the efficiency of land use by providing for the Bear
Creek and Ashland Creek Greenways.
4) Environmental, energy, economic, and social consequences.
The environment of the area will be enhanced by the provision of the
Greenway.
5)
Compatibility of the proposed change with other elements of the City and
County Comprehensive Plans.
The Bear Creek Greenway and the Ashland Creek Creenway are supported by both
the City and County Comprehensive Plans.
6) Compatability with the other Statewide Planning Coals.
This project is compatible with all the Statewide Planning Goals. The only
goal which really applies is:
o Air and Water and Land Resource Ouality. This project will increase the
water, air and land quality by improving the Ashland and Bear Creek
Greenways and making them available to the public for recreation.
o Areas subject to natural disasters and hazards. This project will
further this goal by removing a flood plain area from potential develop-
ment by the private sector.
Recreational needs. The obvious recreational benefits of the Ashland and
Bear Creek 6reenways need hardly be mentioned.
The ~bove findings are therefore sufficient to justify the inclusion of the noted
e~tensions of the Ashland Urban Growth Boundary, noted as Ezhibit A, and is hereby
approved b~ the Jackson County Board of Commissioners and the Ashland City Council
pursuznt to the Ashland/Jackson County Urban Growth Boundary Agreement.
UGB Findings page