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Council Communication

Title:	First Reading of an Ordinance Modifying the Street Dedication Map of the Ashland Comprehensive Plan for the Area Known as the Railroad Property between Clear Creek Drive, Williamson Way, Mountain Avenue, and "A" Street.
Dept:	Department of Community Development Planning Division
Date:	July 16, 2002
Submitted By:	John McLaughlin, Director of Community Development
Reviewed By: ........................	Greg Scoles, City Administrator

Synopsis:	On May 14, 2002, the Planning Commission held a public hearing on the adoption of the proposed street dedication map modification. The Commission unanimously approved the map modification. On June 11, 2002 the Commission unanimously adopted the findings supporting their decision. The Land Use Ordinance provides that the Planning Commission is the final decision making body regarding map amendments, unless the decision is appealed to the City Council. No appeal has been filed, and the appeal period has expired. To finalize the process, however, the City Council must approve the ordinance adopting the modification of the official Street Dedication Map. No public hearing at the Council level is required.
Recommendation:	Staff recommends that the Council approve first reading of the attached ordinance.
Fiscal Impact:	None
Background:	The findings, minutes, and staff report outlining the proposed map modifications are attached.

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ORDINANCE NO. _______

AN ORDINANCE MODIFYING THE STREET DEDICATION MAP OF THE ASHLAND COMPREHENSIVE PLAN FOR THE AREA KNOWN AS THE RAILROAD PROPERTY BETWEEN CLEAR CREEK DRIVE, WILLIAMSON WAY, MOUNTAIN AVENUE, AND "A" STREET.

THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS:

The Street Dedication Map of the Ashland Comprehensive Plan is modified for the area known as the Railroad Property between Clear Creek Drive, Williamson Way, Mountain Avenue, and "A" Street, as indicated on attached Exhibit "A".

The foregoing ordinance was first read on the 2nd day of July, 2002,
and duly PASSED and ADOPTED this ___ day of July, 2002.
Barbara M. Christensen, City Recorder

SIGNED and APPROVED this ___day of July, 2002.
Alan W. DeBoer, Mayor

Reviewed as to form:
Paul Nolte, City Attorney

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ASHLAND PLANNING DEPARTMENT STAFF REPORT

May 14, 2002

PLANNING ACTION: 2002-058

APPLICANT: City of Ashland

LOCATION: Area situated north of A Street and south of Hersey, between Oak Street and North Mountain Avenue

ZONE DESIGNATION: E-1; R-1-5; R-1-3.5; R-2

COMPREHENSIVE PLAN DESIGNATION: Employment; Single-Family Residential: Suburban Residential District; Low-Density Multiple-Family Residential District

ORDINANCE REFERENCE: 18.108.060 - Type III Procedure - Map Amendment

REQUEST: Amendment to the City of Ashland Transportation Plan Map regarding the location of future street dedications between Clear Creek Drive and North Mountain Avenue, and Rogue Place, Williamson Way, Starflower Lane and A Street.

I. Relevant Facts

Background - History of Application:
In 2000, the City of Ashland Planning Department received a grant to develop a transportation and land use plan for the area north of A Street and south of Hersey Street, between Oak Street and North Mountain Avenue, commonly referred to as the railroad property. Subsequently, Lennertz Coyle and Associates were hired by the City to develop the draft plan. In December 2000 and March 2001, a series of "charrettes" were held involving residents, property owners, local elected and appointed officials, and state and local government agencies. The result of this public process is the draft Ashland Railroad Property Miaster Plan, June 2001. The draft plan includes conceptual drawings for various segments of the area, zoning recommendations and a street network plan. The street network plan was based on meeting with owners of property with development potential, concerns of residents, the City of Ashland's Street Connectivity Approval Standards, the existing Transportation Plan Map and the goals and policies of the Transportation Element of the Ashland Comprehensive Plan.

In 1995, the existing Transportation Plan Map was revised to include a bikeway system. In 1994, the map was revised to include future street dedications between Fordyce Street and Evan Lane, Mill Pond Road and Romeo Drive, and the extension of Orchid Street north to the Munson Street extension. In 1992, the map was amended to delete a section of the street dedication of Forest Street west to Weller Lane, and was replaced with a street dedication from Forest Street running south and the west to the southern end of Weller Lane. In 1985, the Transportation Plan Map was revised to include future street dedications. In 1980, the Transportation Plan Map was developed in conjunction with the Ashland Comprehensive Plan.

II. Project Impact

In December 1996, the City Council adopted the updated Transportation Element of the Comprehensive Plan. The following policies from the Transportation Element require interconnected streets and planning for future streets in undeveloped areas.

Street System Policy 6

"Encourage a connected street network pattern, as topography allows, to promote pedestrian and bicycle travel. Off-street pathways should be connected to the street network. Block perimeters should be 1,200 to 1,600 feet and the distance between streets should be a maximum of 300 to 400 feet."

Street System Policy 32

"Interconnections between residential neighborhoods shall be encouraged for automobile, pedestrians and bicycle traffic, but non-local traffic shall be discouraged through street design, except for boulevards, avenues, and neighborhood collectors. Cul-de-sac or dead-end street designs shall be discouraged whenever an interconnection alternative exists. Development of a modified grid street pattern shall be encouraged for connecting new and existing neighborhoods during subdivisions, partitions, and through the use of the Street Dedication Map."

Street System Policy 34

"Street dedications shall be required as a condition of land development. A future street dedication map shall be adopted and implemented as part of the Land Use Ordinance."

The first two policies are the basis for the Street Connectivity Approval Standards included in the adopted Ashland Street Standards, which were adopted by the City Council in March 1999. The Street Connectivity Approval Standards have guided Staff's review of planning actions in regard to the proposed street patterns. However, Staff believes that to provide a consistent review of future actions in the area, the street dedications on the Transportation Plan Map should be modified as required in Street System Policy 34.

When work began on the draft Railroad Property Master Plan, it became clear that designing an interconnected street system and meeting concerns of property owners, neighbors and concerned citizens would be a challenge. The E-1 portion of the area contains one third of the City's supply of vacant/partially vacant Employment land that will accommodate future commercial/light industrial uses. At the same time, the area is somewhat constrained because the periphery is largely developed, while the interior area, approximately 24 acres in size, is vacant. Additionally, while most of the area is zoned E-1, the north corner at Hersey Street and North Mountain Avenue and the edge east of the drainage along North Mountain are residentially zoned areas. The parcels fronting on North Mountain Avenue between the railroad tracks and the subdivision at the corner of Hersey and Mountain are long, narrow lots with residences near the front and developable property at the rear.

Careful study was undertaken to understand the transportation implications of new development in the area on the immediate area, surrounding neighborhoods and community. The goals of the proposed street network are 1) to connect the new commercial area to the surrounding neighborhoods, 2) to provide a connection between Oak Street and North Mountain Boulevard, 3) to provide block sizes that are small enough to allow convenient pedestrian circulation and 4) to provide block sizes that area large enough to accommodate commercial and light industrial land uses.

The proposed street network provides access to the commercial area from Oak Street, Hersey Street, North Mountain Avenue and A Street. The northern portion of the new east/west street connecting Clear Creek Drive to North Mountain Avenue will function as a new parallel route to Hersey and A Streets. This street has also been designed to provide truck access to the area. The Fourth Street crossing of the railroad tracks will provide a connection with the Railroad District. The street shown surrounding the drainage on the eastern side of the area have been located to be consistent with the "Preserving Natural Features" Street Connectivity Approval Standard.

III. Procedural - Required Burden of Proof

The criteria for approval of a Type III amendment are as follows:

Zone changes, zoning map amendments and comprehensive plan map changes subject to the Type III procedure and may be approved if in compliance with the comprehensive plan and if one of the following conditions exist:

a. A public need, supported by the Comprehensive Plan.

b. The need to correct mistakes.

c. The need to adjust to new conditions.

d. Where circumstances relating to the general public welfare require such an action.

In Staff's opinion, the proposed map amendment is supported by a public need, supported by the Comprehensive Plan. Specifically, Street System Policies 6 and 32 of the Transportation Element encourage street networks to be laid out in a grid network, providing interconnected streets and multiple travel route options. Streets laid out in this manner meet the public need as stated in the Street System Goal of the Transportation Element - "To provide all citizens with safe and convenient transportation while reinforcing the recognition of public rights-of-way as critical public spaces." The interconnected street network required by Street System Policies 6 and 32 is implemented through the Street Connectivity Approval Standards and as required in Street System Policy 34, by the street dedications shown on the Transportation Plan Map.

IV. Conclusions and Recommendations

Staff believes the modification to the Street Dedication Map (Transportation Plan Map) will result ultimately in an interconnected street network that is essential to adequate transportation in the neighborhood and viability of the commercial area. Staff recommends adoption of the proposed amendment to the Transportation Plan Map.

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BEFORE THE PLANNING COMMISSION
June 11, 2002

IN THE MATTER OF PLANNING ACTION #2002-058, REQUEST FOR ) AMENDMENTS TO THE CITY OF ASHLAND TRANSPORTATION PLAN ) FINDINGS, MAP. THE AMENDMENT INCLUDES THE LOCATION OF FUTURE ) CONCLUSIONS STREET DEDICATIONS BETWEEN CLEAR CREEEK DRIVE AND NORTH ) AND ORDERS MOUNTAIN AVENUE, AND BETWEEN ROGUE PLACE, WILLIAMSON WAY,) STARFLOWER LANE AND A STREET. APPLICANT: City of Ashland --------------------------------------------------------------------------

) ) ) ) ) ) ) ) )

FINDINGS, CONCLUSIONS AND ORDERS

RECITALS:

1) The property involved is situated between the railroad tracks and Hersey Street, between Oak Street and North Mountain Avenue. Tax lot 3507 of 391E 04DC is located at 401 Williamson Way and is zoned E-1; Employment; and tax lots 1100, 1200, 1300, 1400, and 1500 of 391E 09AA are located at 271 North Mountain Avenue, 263 North Mountain Avenue, 243 North Mountain Avenue, 219 North Mountain Avenue and 203 North Mountain Avenue respectively and are zoned R-1; Single-Family Residential; and tax lots 6400, 6401 and 6700 of 391E 09AB are located south of Rogue Place and are zoned E-1; Employment.

2) The applicant is requesting an amendment to the Transportation Plan Map of the Ashland Comprehensive Plan, modifying the future street dedications between Clear Creek Drive and North Mountain Avenue, and between Rogue Place, Wiliamson Way, Starflower Lane and A Street. Site improvements are outlined on the plans on file at the Department of Community Development.

3) The criteria for a Type III amendment are described in chapter 18.108 as follows:

Zone changes, zoning map amendments and comprehensive plan map changes subject to the Type III procedure and may be approved if in compliance with the comprehensive plan and if one of the following conditions exist:

a. A public need, supported by the Comprehensive Plan.

b. The need to correct mistakes.

c. The need to adjust to new conditions.

d. Where circumstances relating to the general public welfare require such an action.

4) The Planning Commission, following proper public notice, held a Public Hearing on May 14, 2002, at which time testimony was received and exhibits were presented. The Planning Commission approved the application as presented.

Now, therefore, The Planning Commission of the City of Ashland finds, concludes and recommends as follows:

SECTION 1. EXHIBITS

For the purposes of reference to these Findings, the attached index of exhibits, data, and testimony will be used.

Staff Exhibits lettered with an "S"

Proponent's Exhibits, lettered with a "P"

Opponent's Exhibits, lettered with an "O"

Hearing Minutes, Notices, Miscellaneous Exhibits lettered with an "M"

SECTION 2. CONCLUSORY FINDINGS

2.1 The Planning Commission finds that it has received all information necessary to make a decision based on the Staff Report, public hearing testimony and the exhibits received.

2.2 The Planning Commission finds that the proposal to amend the Transportation Plan Map of the Ashland Comprehensive Plan is necessary due to a public need supported by the Comprehensive plan as outlined under 18.108.060.B.

2.3 The Planning Commission finds that the Transportation Plan Map needs to be updated in accordance with Street System Policy 34 to implement Street System Policy 6 and 32 of the Transportation Element of the Comprehensive Plan and the Street Connectivity Approval Standards of the Ashland Street Standards.

Street System Policy 34

Street dedications shall be required as a condition of land development. A future street dedication map shall be adopted and implemented as part of the Land Use Ordinance.

Street System Policy 6

Encourage a connected street network pattern, as topography allows, to promote pedestrian and bicycle travel. Off-street pathways should be connected to the street network. Block perimeters should be 1,200 to 1,600 feet and the distance between streets should be a maximum of 300 to 400 feet.

Street System Policy 32

Interconnections between residential neighborhoods shall be encouraged for automobile, pedestrians and bicycle traffic, but non-local traffic shall be discouraged through street design, except for boulevards, avenues, and neighborhood collectors. Cul-de-sac or dead-end street designs shall be discouraged whenever an interconnection alternative exists. Development of a modified grid street pattern shall be encouraged for connecting new and existing neighborhoods during subdivisions, partitions, and through the use of the Street Dedication Map.

2.4 The Planning Commission finds that street connections between Clear Creek Drive and North Mountain Avenue, and between Rouge Place, Williamson Way, Starflower Lane and A Street are necessary to form the basis for grid street. The Planning Commission finds that the modified-grid street pattern provides for a more efficient, convenient transportation network by facilitating pedestrian, bicycle and public transit trips and provides needed alternatives for emergency service vehicles.

SECTION 3. DECISION

3.1 Based on the record of the Public Hearing on this matter, the Planning Commission concludes that the proposed amendment to the Street Dedication map of the Ashland Comprehensive Plan, modifying the future street dedications between Clear Creek Drive and North Mountain Avenue, and between Rogue Place, Wiliamson Way, Starflower Lane and A Street is supported by evidence in the record and necessary to address a public need supported by the Comprehensive Plan.

Therefore, based on our overall conclusions, and upon the proposal being subject to each of the following conditions, we approve Planning Action #2002-058.

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