Agendas and Minutes

City Council (View All)

Study Session

Monday, November 30, 2009


Monday, November 30, 2009

Siskiyou Room, 51 Winburn Way



Council Chair Jackson called the meeting to order at 5:34 p.m.


Councilor Navickas, Voisin, Chapman, Lemhouse and Council Chair Jackson were present.  Councilor Silbiger and Mayor Stromberg were absent.


1.     Look Ahead Review

City Administrator Martha Bennett reviewed the items on the Council Look Ahead.


2.     Discussion regarding advanced financing of public improvements.

Public Works Director Mike Faught gave a presentation that included:

·What is Advance Financing of Public Improvements

·Croman Mill District Land Use Overlays Map

·How Does an Advance Financing District Work

·How Does an Advance Financing District Compare to an LID

·Examples of Qualifying Projects

·Process includes development application, identify public improvements, public improvement process, public hearing, Council action (approval – resolution – construction or denial – no further action)


·Parcel Number, Acres, Allocation of Cost Table

·Is the City Council interested in pursuing an Advance Financing of Public Improvements Ordinance


Staff described how Systems Development Charge (SDC) worked in concert with Advance Planning.  The money would come from the Capital Improvement fund unless a developer funded it.  Developers would also pay appreciation on the cost.  Advance Financing generally has a 10-year life span but Council could set its own timeframe.  If development does not occur during that time, the developer will be unable to recoup any losses.  It is a tool to continue development in the rare case a developer walked from a project the Council decided was important to have.  It also gave the developer incentive to build the infrastructure and buffered Council from having to build.  Staff had not come across a case where Advance Financing did not work.


3.     Discussion regarding the update on the Croman Mill Site Redevelopment Plan.

Community Development Director Bill Molnar provided a presentation on the Croman Redevelopment Master plan that included:

·Guiding Principles – Circulation, Land Use, Regulations and Design Standards

·Circulation Framework Maps

·Land Uses Maps – Original and Revised Plans

·Land Uses Table

·Regulations & Design Standards Tools for Implementation – New Chapter 18.53 Croman Mill (CM) Land

·Regulations & Design Standards – District Standards

·Carry Over Existing Design Standards

·New Standards for Croman Mill

·Additional Sustainable Standards

·Sustainable Development Standards

·Planning Commission & CAC Efforts


Staff explained two possible mixed-use areas that would allow 100% employment use on the ground floor with residential above and clarified it did not include retail.


·Land Use Overlays – CM-CI, CM-OE, CM-NC, CM-OS, CM-MU

·Dramatic Grade Changes 

·Future Annexation

·Maintain Site Access to Rail - Freight and Transit Framework

·Land Uses

·Other Issues 

·Public Hearing Package

·Ambitious Plan



Pam Marsh the Chair of the Planning Commission expressed her appreciation of Councilor Navickas’ role as Council Liaison to the Planning Commission. Councilor Lemhouse agreed and further acknowledged Councilor Navickas’ participation.


Council and Staff discussed employee density targeted for the site.  Currently the average employee density citywide was 17 employees per acre and the downtown area 100 employees per acre.  For the Croman Mill site staff estimated 20-25 employees per acre for the industrial area and 50-60 employees per acre for office space.


Staff explained the initial idea of developing Croman Mill began when Plexis Healthcare Systems expressed interest in a 10-acre area for 100-125 employees.  The site would draw more businesses over the next 30 years.  Changes to the code that define zone changes would also help attract businesses. 


Council questioned moving part of the office area to the rail side when it made sense to have industrial there instead.  Staff explained the land use change accommodated a request from Plexis Healthcare Systems for that section of land, additionally a grade change in that area was not conducive for industrial businesses. 


Council expressed concern regarding Plexis Healthcare Systems’ commitment to the project.  Staff responded they were in communication with Plexis Healthcare System, who retains an option to purchase the 10-acre site.  Council and Staff further discussed how the project broadened the opportunities for a variety of businesses.


Council inquired about parking in the park and whether an Urban Renewal District will be established before approval.  Staff explained it is a work item in the Master Plan, there were elements requiring significant public infrastructure beyond traditional streets and the City had applied for a technical assistance grant. 


Council noted the possibility of having a design without parking, making the code more form based instead of prescriptive, parking should be part of the structure and increasing building height.  Additional comments were concerns the intersection at Ashland Street and Tolman Creek would fail and the need to have passenger and grade access on both sides of the tracks.


Meeting adjourned at 7:00 p.m.



Respectfully submitted,

Dana Smith

Assistant to the City Recorder




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