HomeMy WebLinkAbout2022-10-03 Study SessionCITY OF
-ASHLAND
CITY COUNCIL STUDY SESSION
Monday, October 3, 2022
HELD HYBRID - Council and some City Staff will be live in the Council Chambers, 1175
E. Main Street. Citizens and presenters will be joining via zoom
View on Channel 9 or Channels 180 and 181 (for Charter Communications customers)
or live stream via rvtv.sou.edu select RVTV Prime.
Written and oral testimony will be accepted for public input. For written testimony, email
public-testimony(&ashland.or.us using the subject line: Ashland City Council Public Testimony.
For oral testimony, fill out a Speaker Request Form at ashland.or.us/sneakerreguest and return
to the City Recorder. The deadline for submitting written testimony or speaker request forms
will be at 10 a.m. on the day of the Study Session meeting and must comply with Council Rules
to be accepted.
5:30 PM Study Session
1. Public Input (15 minutes, maximum)
2. EcoNorthwest Economic Diversity Study
3. Croman Mill Redevelopment Overview
4. Look Ahead
5. Adjournment
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this
meeting, please contact the City Administrator's office at (541) 488-6002 (TTY phone number 1-800-735-
2900). Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to
ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title I).
COUNCIL MEETINGS ARE BROADCAST LIVE ONLINE RVTV.SOU.EDU (SELECT
CHANNEL RVTV PRIME), ON LOCAL CHANNEL 9, OR ON CHARTER CABLE CHANNEL 180
OR 181. VISIT THE CITY OF ASHLAND'S WEB SITE AT WWW.ASHLAND.OR.US.
Council Study Session
Date: October 3, 2022
Agenda Item Economic Diversification Study
From Joe Lessard City Manager
Contact Joe.lessard@ashland.or.us
Item Type Requested by Council ❑ Update ❑ Request for Direction ❑ Presentation
SUMMARY
The Chamber has conducted the most extensive research of the Ashland economy in many decades to understand the
structural changes and develop plans to tackle inherent problems and seize opportunities. This effort will involve
multiple community partners, including the City of Ashland, working alongside businesses to create long term,
sustainable plans to grow our economy. The Ashland Chamber of Commerce and ECONorthwest are here to discuss
the study and the findings and next steps.
BACKGROUND AND ADDITIONAL INFORMATION
On February 28', 2022 ECONorthwest met with City Council to solicit input for the Economic Diversification
Strategy. This study builds upon previous work, including the 2007 Economic Opportunities Analysis, 2010
Economic Development Strategy, the Business Retention and Expansion survey completed by the Chamber of
Commerce, and the Travel Ashland visitor analysis.
Page 1 of 1
CITY OF
-ASH LAN D
Council Study Session
October 03, 2022
Agenda Item Croman Mill District Redevelopment
From Brandon Goldman Interim Community Development Director
Contact Brandon.goldman@ashland.or.us
Item Type Requested by Council N Update ® Request for Direction ❑ Presentation ❑
SUMMARY
Townmakers LLC is in the process of developing a conceptual plan for the redevelopment of the 61
acre former Croman Mill site. This evening's study session is an opportunity for Townmakers LLC
to present and discus the vision with the City Council as part of the design process before a formal
proposal to amend the Croman Mill District is prepared and presented to the City for consideration.
POLICIES, PLANS & GOALS SUPPORTED
The Croman Mill District currently includes five zones, Compatible Industrial (CM -CI), Mixed Use (CM -
MU), Neighborhood Center (CM -NC), Office Employment (CM -OE), and Open
Space/Conservation (CM -OS) and is regulated as a special district within Ashland's Land Use
Ordinance (chapter 18.3.2).
The Ashland Comprehensive Plan includes a goal in the Housing Element to "ensure a range of
different dwelling types that provide living opportunities for the total cross section of Ashland's
population (6.10.01)." Included with this goal are the following applicable policies:
Policy 1: Provide for a mix of housing types that are attractive and affordable to a
diversity of ages, incomes, household sizes, and household types.
Policy 3: Integrate housing with other compatible land uses through flexible zoning
provisions.
The Ashland Comprehensive Plan includes a goal in the Economy Element "to ensure that the local
economy increases in its health, and diversifies in the number, type, and size of businesses consistent
with the local social needs, public service capabilities, and the retention of a high quality environment
(7.07.03)." Included with this goal is the following applicable policy:
Policy 1: The City shall zone and designate within the Plan Map sufficient quantity of
lands for commercial and industrial uses to provide for the employment needs of its
residents and a portion of rural residents consistent with the population projection for
the urban area.
The 2021-2041 Housing Capacity Analysis (HCA) is a technical study required by state law and was
adopted by the City Council on August 17, 2021 as a technical report and supporting document to the
Ashland Comprehensive Plan. The HCA provides a number of recommended policy changes to
Page 1 of 4
C I T Y O F
ASH LAN D
address Ashland's unmet housing needs that relate to increasing opportunities for residential
development within employment zoned lands:
Strategy 1: Ensure an adequate supply of land is available and serviced
• Strategy 1.3: Identify opportunities to increase allowances for residential uses on the
ground floor of buildings within commercial and employment zones.
• Strategy1.4: Evaluate decreasing multifamily parking requirements.
Strategy 2: Provide opportunities for housing development to meet the City's identified housing
needs
• Strategy 2.2: Evaluate opportunities incentivize smaller units through amendments to
allowable densities.
• Strategy 2.4: Evaluate increasing allowances for residential dwellings in commercial
and employment zones, such as allowing an increased amount of residential uses in
ground floor commercial spaces.
Strategy 5: Align housing planning with the Climate and Energy Action Plan
Strategy 5.4: Evaluate opportunities to develop new housing closer to downtown and
commercial centers to reduce dependence on automobiles for transportation.
The Climate and Energy Action Plan (CEAP) includes an action to "Revise community development
plans to favor walkable neighborhoods and infll density. Ashland has a series of long-range planning
documents that guide development across Ashland districts, neighborhoods, and natural areas.
Revisiting these plans to ensure that they support climate -ready development needs, such as walking,
biking, transit, parking management, and climate adaptation features, will ensure that Ashland
development is consistent with the City's climate goals and commitments. It will be important to
ensure that these activities do not come at the expense of higher housing costs, which could
disadvantage low-income populations (CEAP ULT-4-2)."
BACKGROUND AND ADDITIONAL INFORMATION
In September of 2021, the owners of the former Croman Mill site, and the development team named
Townmakers LLC, began conceptualizing the future development of the property for a mixed -use
development incorporating commercial, employment, light industrial and residential uses.
The property is comprised of multiple parcels totaling 60.92 acres in size and is currently within the
Croman Mill District. All but 6 acres of the property are currently within the City Limits. The 6-acre
portion of the property outside the City Limits is located along Siskiyou Blvd., is within the Urban
Growth Boundary, and would be annexed as part of the development proposal.
The Croman Mill master planning effort began in December 2007 and the plan was adopted in
August 2010. Concurrent with the adoption of the Croman Mill Site Redevelopment Plan in 2010, the
City adopted the 2007 Economic Onnortuni , Analysis (EOA), added the Croman Mill Plan
designation to the Comprehensive Plan map, added the Croman Mill District including five zones to
the Zoning map and added Chapter 18.3.2 Croman Mill District to Title 18 Land Use of the Ashland
Municipal Code.
Page 2 of 4
CITY OF
-ASH LAND
The key elements of the adopted master plan are the preservation of industrial and office use lands,
buffering the neighborhood to the west, mitigating traffic impacts to Tolman Creek Road, the
preservation of natural features (creeks, pond, and wetlands), a central open space element, improving
access into the property, creating a street network incorporating truck, transit, pedestrian and bicycle
access, maintaining access to the railroad and creating a unique identity to improve visibility of area.
In 2018 The City Council approved directed staff to move forward with developing a memorandum
of understanding (MOU) and scope of work for further consideration at the March 5, 2018 meeting to
collaborate with the owners of the Croman Mill site, Croman Corporation to consider the revision of
the Croman Mill District to allow for the development of additional housing units. This project did
not move forward following approval of a Memorandum of Understanding. At the end of 2021 A
development group named Townmakers LLC approached the Croman Corporation regarding
acquisition of the property, and then began a visioning process for its future redevelopment as a
mixed employment and housing center.
Townmakers LLC. has created a draft conceptual plan for the site's future development and held a
public open house to present the concept to the public on January 12, 2022. Approximately 60
people attended the open house (in person and virtually via zoom), and were able to ask questions of,
and provide comments to, the development team. On January 250' the Planning Commission held a
study session to discuss the concept of amending the Croman Mill Master Plan to accommodate the
variety of uses envisioned by Townmakers LLC.
In staff s assessment development of the property in the manner initially envisioned by Townmakers
LLC will require changes to the Croman Mill District's underlying zoning designations, allowable
uses, road and multi -use path layout, site and building design standards, and residential allowances
and densities. To redistribute housing to portions of the district where it was not previously
envisioned, provide expanded opportunities for mixed -use development, and propose adjustments to
the street system plan, a comprehensive Land Use Ordinance Amendment to the Croman Mill District
would be the most appropriate procedure to accommodate the applicant's objectives. Land Use
Ordinance Amendments, and Large Zoning Map Changes, are legislative actions, with hearings
before both the Planning Commission and the City Council.
FISCAL IMPACTS
The fiscal impacts related to the project fall into two categories — City staff time and specialized
analysis requiring outside expertise. Review of a proposal to amend the Croman Mill District
implementing ordinances will require the dedication of Staff time from the Community Development,
Public Works, and Legal departments to review proposed amendments to the land use ordinances and
proposed infrastructure development plans. Approval of amendments to the Land Use Ordinance
amendments and Transportation System Plan (TSP) relating to a Croman Mill District
Redevelopment plan will be necessary and may require outside expertise to conduct a Traffic Impact
Analysis and economic assessment regarding the need for employment zoned lands. Consideration of
the formal proposal and would be a legislative decision with public hearings before the Planning
Commission and City Council.
DISCUSSION QUESTIONS
Page 3 of 4
CITY OF
-AS H LA N D
Townmakers LLC is presenting their concept at this Council study session to address questions the Council
may have and receive initial feedback prior to formalizing a development proposal to submit for
consideration.
REFERENCES & ATTACHMENTS
1. Croman Mill District Aerial Photo
2. Croman Mill District Existing Zoning Map
3. TownMakers LLC — Croman Mill webpage
httgs://www.townmakers.net/croman-mill
4. Croman Mill District Land Use Ordinance - chapter 18.3.2
Page 4 of 4
CITY OF
-AS H LA N D
Existing Land Use
Attachment 2
0
R-1-5
R-1-5
E-1
City Limits
Croman Mill District
E-1 landuse
office employment (CM -OE)
compatible industrial (CM -CI)
` neighborhood center (CM -NC)
__.
mixed use (CM -MU)
M-1
openspace/conservation (CM -OS)
central park
r
"114
04
a
0
E-11
Feet
0 160 320 640 960 1,280 1,600
Welcome to
Townmakers
Creating walkable
live -work -play neighborhoods
The Canals of Ellensburg
Thanks to everyone (6o total) who came to
our Croman Mill Open House on January
i2th! The video can he seen )v=, at the
bottom of the page, and comments are
posted d=• To stay in touch and get email
updates, or to email continents or questions,
please click here. T7rank you!
Croman Mill For Builders
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Townmakers is headed by Mike Weinstock, a town builder with over thirty years of experience on projects across the US. Mike grew up
on the East Coast but came to the West Coast as a young man, starting in the world of construction and urban development by selling
wood windows, and later graduating to larger projects.
Mike's interest is in walkable, healthy, mixed use neighborhoods with the livability of great old American towns, combined with cutting -
edge technology and resource -efficient design. Currently he is working on projects in Ashland, Oregon and Ellensburg, Washington, both
university towns offering exciting opportunities for locally appropriate economic and urban development to meet local needs and
challenges.
Lead urban designer Laurence Gamar, architect, has played a key role in creating some of the most popular and successful walkable
mixed -use neighborhoods and even entire new towns in the Northwest, including Seabrook, Washington. Laurence has worked in many
cities in Oregon and Washington. In Ashland, Oregon, he was a planner for North Mountain and Old Mill Districts in the early 2000s,
and in Kennewick, Washington, he played a key role in masterplanning the Vista Field project, a redevelopment of a former airfield. He
has also played a key role in designing popular and industry -leading communities across the USA. Laurence lives with his wife in Portland,
Oregon, where she teaches art at Reed College (the alma mater of Steve Jobs).
Lead planner Michael Mehaffy, Ph.D., has played key roles in industrydeading projects in the USA and internationally. He was project
manager of Orenco Station in Portland, Oregon, an acclaimed walkable mixed -use and transit -oriented neighborhood. Michael is also a
noted educator and author, having had seven university appointments in six countries. He is also the author or co-outhor of five books, and
many scientific and professional articles, and he is on the editorial boards of three international journals of urban design. He currently
teaches a popular university course in sustainable urban planning at Arizona State University, and he has developed several pilot curricula
in the field. While working in London for the Prince of Wales, he developed an education program in sustainable urban development that
has since become a Masters' and Ph.D. program at the University of Oxford. He received his own Ph.D. in architecture at Delft University
of Technology in The Netherlands, and did undergraduate work in liberal arts, music and design at The Evergreen State College in
Olympia and California Institute of the Arts in Los Angeles, and graduate work in philosophy at the University of Texas at Austin, and in
architecture at the University of California, Berkeley, studying and working closely with the pioneering architect Christopher Alexander.
Michael currently lives in the Columbia Gorge in Washington near two daughters and seven grandchildren, and he has also lived in
Oreqon for many years. One of his daughters qraduated in the 1990s from Southern Oreqon University in Ashland with a degree in
biology. Two other daughters graduated from Portland State University, with degrees in environmental science and neuroscience. V
Executive Team Coordinator Carlene Chin has owned and operated multiple wholesale and manufacturing businesses in the Pacific
Northwest since 1989. Her background in Sales, Marketing, Team leadership and B213 relationship building is extensive. Carlene thrives
on facilitating strong lasting partnerships with all of those around her.
Welcome to
Townmakers
Creating walkable
live -work -play neighborhoods
Home The Canals of Ellensburg
Croman Mill, Ashland, Oregon
Thanks to everyone (6o total) who came to
our Croman Mill Open House on Jauua y
i2th! The %ideo can be seen ]fir -a, at the
bottom of the page, and comments are
posted hm.'ro stay in touch and get email
updates, or to email comments or questions,
please click here. Thank you!
.. mow.. •�T'' r ..
r fir. _ W •...may- "
For Builders Contact
CROMAN MILL DISTRICT - ASHLAND . 0REGON - MIKE WEINSTOCK, TOWNMAKERS LLC.
TOWN rLANNERS AND DESIGNERS: CQAMAR & ASSOCIATES. AND STUCTURA NATURALIS - JANUARY 1, 2022
Cr—mg by 1--- Q--
Croman Mill is the site of a former timber mill that was closed in 1996. The site lies at the southern end of Ashland, and it offers the opportunity for
an urban extension of Ashland into a walkable mixed use, live -work -play development that responds to the City's current needs and challenges.
Goals of the project include:
1. Redevelop a brownfield site that is currently in need of cleanup, and is generating truck traffic and noise.
2. Provide a livable amenity for the City of Ashland, with parks, trails, neighborhood center, and compatible businesses, that is able to be used
by all the neighbors.
3. Provide a walkable, bikable, mixed -use, live -work -play neighborhood.
4. Provide familywage jobs, and support the development of new locally -appropriate businesses, products and services.
S. Provide needed housing, including affordable and mixed income housing.
6. Provide energyefficient, resource -efficient, low -carbon neighborhood and building systems.
7. Focus on health and wellness, including health -oriented business recruitment, healthy lifeslyles, and building technologies (e.g. Passivhaus et al.l
S. Develop innovative urban formats with new technologies where feasible, including electric and data systems, liveworks, satellite offices,
incubators, neighborhood markets, affordable housing types, "makerspaces," etc.
9. Support Ashland's economic development beyond tourism, including local products, knowledge economy, synergies with Southern Oregon
University, et al.
10. Create an "urban extension" of Ashland that builds on its best qualities, including its livability, and its natural and historic beauty.
About the team:
1. Mike Weinstock, the town builder, has a long history and personal connection with Ashland, and is committed to seeing its best qualities
preserved and enhanced.
2. Lead Urban Designer Laurence Qamar has a long history of working in Ashland. Laurence was a planner for North Mountain and Railroad
Districts in the early 2000s.
3. Lead Planner Michael Mehaffy also has a long history with Ashland. Michael's daughter graduated from Southern Oregon with a degree in
biology in the late 1990s, and he and his wife spent many days in Ashland.
4. Executive Team Coordinator, Carlene Chin has owned and operated multiple wholesale and manufacturing businesses in the Pacific
Northwest since 1989. Her background in Sales, Marketing, Team Leadership and B2B relationship building is extensive. Carlene thrives on
facilitating strong, lasting partnerships with all of those around her.
5. The team from Parametrix civil, infrastructure and transportation engineers has been working with Laurence and Michael for many years. Their
technical expertise in delivering walkable, mixed, ecologically sensitive communities is unsurpassed.
We hope you'll help us make the vision for Croman Mill a reality!
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Ashland City Council Look Ahead
Note'. This is a DRAFT schedule of future agenda item, ands subject to frequent changes.
17-0ct
City of Ashland Aspirstional Goals
Admin.
Joseph Lessard
Telecommunications Ordinance Updates for Small Wireless Facilities (5G)
Interim City Attorney
Doug MCGeary
31-Oct
Affordable Housing -Preserving Manufactured Home Properties/Locations
Community Development
Brandon Goldman
Economic Development & Business Roundtable Follow-up Community Development Questions & Updates
•'
14-Nov
City Facilities 8 Real Estate Hargadine Parking Structure RFP
Community Development
Brandon Goldman
Severe Weather Emergency Shelter Next Steps
^
Community Center Is Pioneer Hall - Preliminary Schematic Design
Public Works
Scoff Fleury
Facilities Optimization Master Plan
••
5-Dec
Police and Fire Partnering / Regionalization
Admin. / Police / Fire
Joseph Lessard I Chief O'Meara I Chief Sartain
19-Dac
Year End Informal Session -Coffee with City Management Team
Admin.
Joseph Lessard
Year End Informal Open House -City Commissions / Standing Advisory Committee Appreciation
••
'•
2-Jan
Meeting Cancelled National Holiday Observed -New Year's Day
1W2n
Ashland Housing Production Strategy Update
Community Development
Brandon Goldman
2023-2025 Biennium CIP Preview
Public Works
Scott Fleury
IINARY DATE
IS -Oct
REGULAR BUSINESS MEETINGS - AGENDA ITEMS
Standing Advisory Committee Appointments
DEPARTMENT
City Recorder
LEAD STAFF
Melissa Huhtala
Social Equity and Racial Justice Commission / Corresponding Advisory Committee Report
••
Travel Ashland Marketing Report
Admin.
Joseph Lessard
Resolution on City of Ashland Aspirational Goals
••
••
Transportation Advisory Committee Resolution
••
Ashland Fiber Network (AFN)-Business and Technology Planning RFQ/RFP
Technology & Innovation
Jason Wegner
First Reading-Telecommuncationa Ordinance U ales for Small Wireless Facilities 5G
Interim CAfforney
Doug McGear
Review/Revisit -Management Responsibilities Ashland Municipal Code (AMC) Management Assignment Provisions
Ad;;in. / Acting City Attorney
Joseph Lessard / Doug MCGeary
City Council -Park and Recreation Commission MOUs / Resolutions
^
Personnel Issues Executive Scss ion -Labor Negotiation Status (tentative scheduling)
Atlmin./ Human Resou roes
Joseph Lessard I Sabrina Colts
Labor AgreementA ovals tentative scheduling)
••
^
I -Nov
Climate Policy Commission / Corresponding Advisory Committee Annual Report
Atlmin. / Electric
Joseph Lessard / Thomas MCBartlett
Ad Hoc Development Code Review Committee
Community Development
Brandon Goldman
First Reading -SDC Committee Recommended Ordinance Updates for Multi -Family Developments
Public Works
Scott Fleury
Second Reading -Telecommunications Ordinance Updates for Small Wireless Facilities (5G)
Interim City Attorney
Doug MCGeary
Resolution Setting Telecommunications Installation Standards for Small Wireless Facilities
"
Quarterly Financial Re ort 8 Bud et Amendments
Finance
Sabrina Collis
Personnel Issues Executive Session - Labor Negotiation Status (tentative scheduling)
Atlmin. I Human Resources
Joseph Lessard I Sabrina Colts
Labor mentA vals (tentative sch edulin)"
15-Nov
Facilities Optimization Master Plan
Public Works
Scoff Fleury
Second Reading -SDC Committee Recommended Ordinance Updates for Multifamily Developments
••
^
First Reading -Housing in Employment Zones
Community Development
Brandon Goldman
First Reading -Expediated Land Divisions - Middle Housing
22-Nov
Housing B Human Services Commission / Advisory Committee Annual Report
Community Development
Brandon Goldman
6-Dec
Citizens Budget Committee Appointments
City Recorder
Melissa Huhtala
Planning Commission Annual Report
Community Development
Brandon Goldman
First Reading -Food Truck Amendments
Second Reading -Expediated Land Divisions - Middle Housing
••
^
20-D-
Second Reading - Housing in Employment Zones
Community Development
Brandon Goldman
3,len
City Council Orientation / Training
Admin.
Joseph Lessard
114an
Second Reading -Food Truck Amendments
Community Development
Brandon Goldman
RVTD Connector vs. Added Ashland Bus Line
Old nine. on Weeds and Noxious Vegetation
Executive Session -Lawsuit Updates
Updated 9/29/2022 L,
Ashland City Council Look Ahead
Note: T is a DRAFT s &Id of future ag-d, hems a,d is s,bjmt to Fa,u ,l charges.
&,Updated 9/29/2022 �r