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LAND USE Normal Avenue plan draws Ashland neighbors' opposition Normal Avenue area could provide much of city's future housing space Comment By Alex Dickinson for the Mail Tribune MailTribune.com By Alex Dickinson for the Mail Tribune Posted Aug. 31, 2015 at 12:01 AM By Alex Dickinson for the Mail Tribune Posted Aug. 31, 2015 at 12:01 AM » Social News ASHLAND — The nearly 94 acres of developable land at the northern end of Normal Avenue could provide a large chunk of the land available for future homesites in this city. A citizens group says approving a plan allowing that would be a mistake, while city officials say a plan is needed to guide whatever future development occurs there. Land in the Normal Avenue neighborhood that would be governed by the plan is privately owned and is currently outside the city limits, but could be annexed by the city at the request of property owners who wish to develop it. “Someone could come in today and begin the annexation process and they would be subject to the ordinances we have on the books now," said Ashland Community Development Director Bill Molnar. "Once the Normal Plan is adopted, that would be the guiding document for development. So we don’t have any active application for development.” There is organized opposition, however, to bringing into the city the land bordered by Clay Street on the east, Ashland Middle School on the west, East Main Street to the north, and the railroad tracks to the south. A group known as the Normal Neighborhood Plan Citizen Action Group plans to oppose the development plan. In a letter to the Ashland Daily Tidings, the group took issue with the possibility of annexation. The letter reads in part, “Ashland has traditionally adopted a development strategy of infill of existing city land over sprawl into surrounding county land through annexation, a policy the (Normal Neighborhood) plan (NNP) completely ignores. NNP, as part of the Urban Growth Boundary, would have to be annexed.” While there are no immediate applications for annexation, Molnar said setting guidelines for development is a good planning practice. “I think it’s kind of the heart of planning is trying to be ahead of the game," Molnar said. "Once you get a request for annexation, you get put in a reactionary mode. You apply the standards you have at that time. The purpose of this exercise for the last three years is to identify the key issues of neighborhood character, how best to plan for transportation and pathways." Molnar said the property brings its own set of challenges for development. "The area is riddled with a bunch of natural features such as creek corridors and wetlands. The more we can do ahead of time to identify them and put them on official maps, we can say to future developers, 'Hey, this is what you’re going to be expected to take into account when you decide to consider annexation.' ” The plan calls for land use and zoning designations that are more consistent with the zoning of adjacent land already within the city. The plan would also allow the possibility of neighborhood businesses near the northeast corner of the area on East Main. Higher density zoning would be located closer to existing city parks and infrastructure near the railroad tracks, with lower density designations to the north. The city says the lower density and a maximum building height of 2½ stories should help protect views in the area, as well as maintain a gradual transition between rural and urban areas. Creek corridors and wetlands have been left as green spaces in the proposed plan; however, the NNP Citizen Action Group says that does not go far enough to protect natural areas governed by the proposed zoning changes. The group asserts that the three wetlands designated within the area proposed for annexation would be under threat if the plan were adopted. In response to concerns raised about development costs, Ashland City Administrator Dave Kanner said the majority of the financial burden would be borne by developers and proceeds from system development charges. He also stressed that there was no plan for immediate development in the area. “The fact that the master plan is adopted doesn’t mean there is going to be any development there," Kanner said. "And I think to the extent that there is development there, it’s going to happen slowly over the next 30 to 50 years.” The Normal Neighborhood Plan is slated for its first of two readings at the council meeting beginning at 7 p.m. Tuesday, Sept. 1, in the council chambers at ​1175 E. Main St. The second reading is due at the council’s regular meeting on Sept. 15. Ordinances in the plan would become effective 30 days after approval. Alec Dickinson an Ashland freelance writer. Reach him at [email protected]. By Alex Dickinson for the Mail Tribune MailTribune.com By Alex Dickinson for the Mail Tribune Posted Aug. 31, 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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