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LAND USE Ashland's Normal Ave. neighbors get a primer on planning Mayor explains what can, and can't, be considered in the process Comment By John Darling for the Tidings DailyTidings.com By John Darling for the Tidings Posted Nov. 27, 2015 at 12:01 AM By John Darling for the Tidings Posted Nov. 27, 2015 at 12:01 AM » Social News A dozen neighbors of the proposed — and controversial — annexation of the Normal Avenue area got a tutorial Monday evening from Mayor John Stromberg on land-use planning rules the city must follow. After making it clear that the evening's study session was not intended to address the Normal Avenue proposal itself, Stromberg walked the residents through the annexation process — how it works and what is allowed and not allowed. That included explaining six pages of Ashland’s land-use ordinance, along with some state law and regional agreements that Ashland has entered into with the aim of providing housing in all ranges of affordability and density while aiming for an average of 6.6 units per acre. The study session — described by the city as annexation training — is viewable at www.ustream.tv/recorded/78360689 . Stromberg said the existing rules provide a basis for action, so that when interested parties come to council and Planning Commission meetings, they know what’s possible — and know that any opposition must be based on those rules. Attendees brought up the current drought, asking if a water shortage could affect approval or the density of proposed projects. Stromberg and city planners explained that the city may impose a water moratorium, but state law requires the city to “find where else water can be located” and get busy bringing the supply back to normal. “It’s the state law. You have to get a plan in place,” said Stromberg. “They hold your feet to the fire, so you can have more development. Unless a moratorium is in place, you’ve got to presume you have enough water.” Ashland has essentially done that ahead of any potential moratorium, hooking up to a Medford Water Commission line to be used for emergencies and future growth. One attendee countered, “Do we have to succumb to growth if we don’t want it?” Stromberg responded that the study session was intended to address specific topics and not to debate larger rhetorical questions. The annexation ordinance, he noted, doesn’t allow a property owner to apply for annexation unless the land is inside the urban growth boundary and contiguous to the city limit. About half of the Normal area doesn’t butt up against the city, so an applicant on that land would have to team up with a property owner whose property is adjacent to the city limit. Attendees and the mayor discussed the need for a master plan for all buildable land inside the urban growth boundary, so that the process doesn't have to start from scratch each time an area is proposed for inclusion in the city. The 94-acre Normal Avenue land is “very strategically located” in the area bounded by East Main, Walker and Ashland streets, said Stromberg, meaning the whole city would benefit from new infrastructure placed there, so the city will pay for a percentage of the infrastructure cost. Developers usually pay most of it. Asked why the future development had to be so dense, Stromberg noted that through a Regional Problem Solving process with other cities and the county, Ashland had agreed to set its density at an average of 6.6 units per acre. If a new development comes in at less than that, other developments would have to be even denser to offset it. In response to another question, Stromberg said changing that average density would require changing the city’s comprehensive plan. Reducing the amount of buildable land, he said, would reduce the supply of “market rate units,” violating principles of land use. The city can’t fall below a five-year supply of buildable single-family lots and, Stromberg said, “we’re getting close to that.” At the end of the meeting, Stromberg said, “You can see what a thoughtful and meticulous process this is, that has taken in everything that could go wrong and at the same time seeks to do social good.” Carol Voisin, the only council member present, said after the meeting that Normal Avenue neighbors still have many questions that haven’t been answered: primarily, “What’s this going to cost us as a community?" Voisin said the city has 1,884 parcels of buildable land inside the city limits, much of which would be infill, and said that raised the question for the Normal area, "why build this dense?” She also said infrastructure on the project would cost $7 million. "There’s no way the city can pay that,” Voisin said. John Darling is an Ashland freelance writer. Reach him at [email protected]. By John Darling for the Tidings DailyTidings.com By John Darling for the Tidings Posted Nov. 27, 2015 at 12:01 AM » Comment or view comments Reader Reaction » STAY INFORMED Email NewsLetter Sign Up Today Sign up for our newsletter and have the top headlines from your community delivered right to your inbox. Southern Oregon Directory Featured Businesses Loading... 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