HomeMy WebLinkAbout2022-01-25 Planning PACKET
ASHLAND PLANNING COMMISSION
STUDY SESSION
January 25, 2022
AGENDA
https://zoom.us/j/95710471211
I.CALL TO ORDER:
7:00 PM,viaZoom
II.ANNOUNCEMENTS
III.PUBLIC FORUM
IV.DISCUSSION ITEMS
A.Croman Mill District Plan Update -Townmakers LLC.
V.OTHER BUSINESS
VI.ADJOURNMENT
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please
contact the Community Development office at 541-488-5305 (TTY phone is 1-800-735-2900). Notification 48 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 1).
Memo
DATE: January 25, 2022
TO: Planning Commission
FROM: Brandon Goldman, Planning Manager
RE:Croman Mill District Update –Townmakers LLC.
InSeptember of 2021, the owners of the former Croman Millsite, 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.
T
he 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 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).
In staff’s assessment development of the property in the manner envisioned in the conceptplan
would require changes tothe Croman Mill District’s underlying zoning designations, allowable
uses, road and multi-use path layout, site and building design standards, and residential densities.
Toredistribute 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.
Townmakers LLC. has created a draft conceptual plan for the site’s future development and held
a public open house to present th 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. Tonight’s Planning Commission
study session is a continuation of this public outreach effort by the development team, and an
opportunity to present and discus the vision with the Planning Commission as part of the design
process before a formal proposal is prepared.
Department of Community Development Tel: 541-488-5305
51 Winburn WayFax: 541-552-2050
Ashland, Oregon 97520TTY: 800-735-2900
www.ashland.or.us
December 7, 2021 Planning Commission
Update to Council
Good evening, Honorable Mayor & Council. I’m Haywood Norton, chair of the Ashland Planning
Commission which also includes members Lynn Thompson, Kerry Kencairn, Roger Pearce,
Michael Dawkins, and Lisa Verner. Commissioner Alan Harper did not renew when his term
ended earlier this year, and the Commission thus has one vacancy. I encourage any interested
applicants to apply through the City Recorder’s webpage.
Since last year’s presentation, the Planning Commission has conducted land use hearings for a
diverse range of projects including:
One 11,220 square foot mixed use building
Two industrial buildings totaling 28,778 square feet
The rehabilitation of the old church at 599 East Main
A 24,550 square foot addition to Walker Elementary School
A four-unit subdivision on Oak Street
The Beach Creek Annexation which includes a 52-unit subdivision with eight-units
guaranteed as affordable.
In addition, the Planning Commission upheld staff’s approval of a new wireless communication
facility installation at Raider Stadium on the SOU campus.
Over the past year, the Planning Commission has also conducted hearings to:
Adopt the Housing Capacity Analysis & Buildable Lands Inventory;
Adopt a
Housing Production Strategy which identifies specific actions, such as revising
regulations or providing financial incentives, to promote the development of needed housing
within the community as mandated by state legislation;
Adopt new codes for duplexes and accessory residential units to implement state-
mandated “Middle Housing” rules;
Fine-tune the Annexation code;
Update the Employment Land Needs and Zoning Requirements in the Commercial and
Employment Zones, and review existing ground floor area requirements for commercial uses and
create greater flexibility for the development of housing in the commercial and employment
zones.
In addition to this land use hearing and code amendment activity, the Kestrel Park and West
Village Subdivisions, both with cottage housing components, are in the build-out phase, and
Helman School, Walker Elementary School, Ashland Middle School, John Muir Outdoor School
and the High School have bond-funded projects underway. Plaza North across from the Post
Office is under construction and will complete build-out of the First Place subdivision.
{*Haywood – We were thinking that you didn’t need to read this info in gray, it’s provided more
for your reference…. And rattling off the numbers might detract from the focus on the
Commission’s work.}
There has also been significant activity involving Community Development staff which did not
involvethe Planning Commission or the City Council. In summary, 2021 Community
Development staff activity saw the Current Planning Division process:
38 Ministerial Permits (Boundary Line Adjustment, Plat Reviews)
37 Tree Removal Permits (Street trees & trees on private property)
67 Fence Permits
46 Home Occupation Permits
55 Pre-Application Conferences
23 Sign Permits
29 Administrative Land Use Approvals(“Type I” decisions)
In addition, between December 2020 and November 2021 Building Division Staff processed
building permits for:
31 Single Family Residential Units
14 Accessory Residential Units
34 Building Additions
36 Remodels
36 Multiple Family Residential Units (totaling $7.1M)
3 Mixed Use Buildings (totaling $4M)
3 Commercial Buildings, and(totaling $11.7M)
24 Tenant Improvements (totaling $8.4M)
I
n the coming year, the Planning Commission looks forward to returning to in-person meetings
while finding ways to incorporate the benefits to broader public participation that Zoom enables,
and we also anticipate having an in-person annual retreat for the first time in two years. It also
appears likely that, based on a recent pre-application conference, there may be a significant re-
development proposal in the works for the old Croman mill site and both staff and the
Commission look forward to seeing this move ahead.
Thank you.
Council Study Session
October 18, 2021
Agenda Item
General Fund Financial Review – Community DevelopmentDepartment
From
Bill MolnarCommunity Development Director
Contact
bill.molnar@ashland.or.us; 541.552.2042
Item Type
Requested by Council Update Request for Direction Presentation
SUMMARY
As part of the Council’s General Fund financial review, asummary will be presented of the services
provided by the Community Development Department. Essential or core services provided by the department
include building plan review and inspections services, Comprehensive Plan maintenance and processing of
land use planning applications. The City has a statutory obligation to administer and enforce an approved
building inspection program, as well as to maintain the City’s Comprehensive Plan, enact land use
regulations that implement the Comprehensive Plan, and make land use decisions in compliance with the
Comprehensive Plan and land use regulations.
FY2020-21 saw a marked increase in development activity and total annual construction permit valuation.
New residential units increased over the previous biennium by 119%; permits totaling 183 residential units
were issued in FY2020-21compared to 83 residential units in FY2019-20. The total value of all new
building residential and commercial construction increased from $25.6 million in FY 2019-20 to $77.1
million in FY2020-21. As a result, it was necessary to shift staff resources from the Long-Range Planning
program to the Current Planning program to address the increase in development activity in order to maintain
required permit application timelines.
The department also has responsibility for administering the City Housing Program and handling municipal
Code Compliance actions. The Housing program focuses on affordable housing activities through public
education and outreach, zoning initiatives, grants and direct funding, and other financial incentives such as
permit fee waivers targeted for low to moderate housing projects. The Code Compliance services include one
on one mediation of municipal code infractions as well as direct enforcement actions through the municipal
court.
As part of the BN 2019-2021 General Fund Balancing proposal, Planning Division staffing was reduced by 1
FTE.The proposal also included the goal of improved cost recovery within the Building Division. An update
of City building fees was completed and became effective on January 1, 2020. This was first comprehensive
increase permit fees for the Building Division is over 20-years, resulting in a projected $150,000to $200,000
increase in permit revenue over an average year of construction activity.
POLICIES, PLANS & GOALS SUPPORTED
Council Goal 1 -Develop current and long-term budgetary resilience
Council Goal 2 - Analyze City departments/programs to gain efficiencies, reduce costs and improve services
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BACKGROUND AND ADDITIONAL INFORMATION
The Community Development Department’s two divisions include Planning and Building. The Planning
Division maintains and updates Ashland’s Comprehensive Plan and Ashland Municipal Code (AMC) Title
18 Land Use, reviews and conducts the public noticing and hearing process for development proposals,
evaluates building permits for compliance with land use standards and provides staff support for four
advisory commissions and the City’s Planning Commission. The Housing program is located within the
Planning Division and focuses on affordable housing activities through public education/outreach, zoning
initiatives, grants and direct funding and other financial incentives such as permit fee waivers targeted for
low to moderate housing projects. The Housing Program Manager administers and manages Community
Development Block Grants (CDBG), Social Service Grants and the Housing Trust Fund. The total annual
award for these three funding sources is approximately $400,000. Last, the City’s Code Compliance
Specialist responds to anaverage of 800 calls for service annually, addressing a range of issues with respect
to infractions of Ashland’s Municipal Code.
T
he Building Division implements Oregon’s Statewide Building Codes program by administering a
comprehensive building plan review and inspection program.Building permit applications are reviewed for
consistency with statewide building codes for all residential and commercial projects within the city.
Everything from a minor home remodel to large commercial developments undergo a thorough review
process to ensure construction plans meet building code requirements. Following permit issuance, projects
undergo a series of inspections during the construction stage to verify the work being done is consistent with
the approved plans and all fire and life safety measures are met. The Building Division also works closely
with the City’s Fire, Electric and Public Works departments to coordinate approval requirements to ensure
state and local requirements are met.
Department Goalsand Projects
Some of the Community Development Department’s key goals identified in the BN 2021-2023 Budget and
addressed over the current biennium and beyond include:
1.Adoption of Wildfire Hazard Mitigation Code
– These new requirements require the use of non-
combustible or fire-resistant materials for all new residential structures.Completed. Effective Date –
October 1, 2021
2.Adoption of Housing Capacity Analysis (HCA)
– Update the Housing Capacity Analysis and
implementation strategies to increase the supply of needed housing as required by HB 2003
(mandated by state legislation). Completed June 30, 2021
3.Housing in Employment Lands
– Review existing ground floor area requirements for commercial
uses and create greater flexibility for the development of housing in the commercial and employment
zones. Currently under review at Planning Commission.
4.Emergency Shelter
– Expand pallet shelter program through use of $300,000 ESG Grant to
establish an emergency shelter. Received County Approval. Estimated Opening Date - October 30,
2021
5.Adoption of Housing Production Strategy
– Prepare a Housing Production Strategy after the
completion of the Housing Capacity Analysis that identifies specific actions the City will take, such
as revising regulations or providing financial incentives, to promote the development of needed
housing within the community as required by HB 2003 (mandated by state legislation). Received
Approval of State Funding – October 5, 2021
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6.Update City Annexation Code --
Evaluate and draft code amendments to address issues raised on
appeal before the Oregon Land Use Board of Appeals (LUBA) with the goal of addressing
inconsistent and ambiguous language in the annexation chapter.This item was also identifiedas part
of the recently adopted Housing Capacity Analysis (HCA) as an action in the upcoming Housing
Production Strategy. Public Hearing before Council on Draft Code - November 2021.
7.Wireless Communication Facilities(WCF) –
Community Developmentwill assist and support the
Legal Department with their effort to update the Ashland Municipal Code to address design
standards for small cell wireless facilities on both public and private properties. A request for
proposals is being developed for assistance by an outside consultant.
Looking Ahead - Significant Issues
Considerable staff resources will continue to be allocated to the following issues:
1.Above Average ConstructionActivity
During the past twoyears, the department has experienced above average development activity
which has created anincreased demand for development services within the Building Safety and
Planning Divisions.
2.State Legislation Requiring Staff Resources
New legislation at the State and local government level will continue to impact the
Department’s workload and influence how staff resources are allocated. At the beginning of
the 2021 session of the Oregon Legislature, approximately 1800 draft bills were submitted,
with many of the bills addressing housing, wildfire protection and relief,land use and climate
change.
3.Addressing Ashland’s Housing Needs
Department of Land Conservation and Development (DLCD) just notified Ashland that it
will fund completion of a Housing Production Strategy as required by House Bill 2003. The
Housing Production Strategy is the partner to the Housing Capacity Analysis, another study
required under HB 2003, which was completed in June 2021 with funding assistance from
DLCD. The Housing Production Strategy is required to identify specific actions the City will
takeover an eight-year period, such as revising regulations or providing financial incentives,
to promote the development of needed housing within community.
Other Challengesand Opportunities
In addition to department goals and projects, as well as the other significant issues noted above,
looking ahead staff anticipates the future will bring additional challenges and opportunities. While
these items will compete for staff resources, they are important in furthering the public’s interest in
such key areas as citizen involvement, the local economy, infrastructure development and housing.
1.Advisory Commission Support
In addition to the City’s Planning Commission, Community Development provides technical
and administrative support for the Historic Commission, Tree Commission, Housing and
Human Services Commission and Public Arts Commission. These commissions carry out
important functions as described in their powers and duties under AMC Chapter 2. Each can
play an important role in advising Council and the Planning Commission on legislation,
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formulation of new City programs and land use/development applications. Staff support for
these commissions, however, placesdemand on staff resources particularly in times of
higher-than-normal development activity. Staff will continue to evaluate ways to harnessthe
expertise and diverse perspectives of City commissions while recognizing limitations of
existing staffing.
2.Croman Mill District Plan – Revisions
Staff has had several conversations with a prospective development group that is considering
acquisition of the old Croman Mill property. The property consists of 65-acresat the east part
of town and lies within the CM-Croman Mill zoning district. The potential purchasers have
done several mixed-use, residential, and small employment projects throughout the west,
specifically Washington and Oregon. If acquired, the development group likely will consider
amendments to the existing Croman Mill Master Plan, which would necessitate considerable
City staff involvement.
3.Union Pacific Railroad Property Clean-Up
Union Pacific Railroad, Oregon Department of Environmental Quality (ODEQ) and Jacobs
Engineering have developed a tentative site remediation plan for 15-acres of vacant land,
located north of A Street and the HistoricRailroad District and commonly referred to as the
“railroad property”.The land has deep areas of heavy petroleum contamination and to a
much lessor degree lead and arsenic, which are the result of past railroad operations. A public
meeting on the recommended remediation plan could occur within the upcoming months.
Completion of a site remediation plan is anticipated to take 12 to 15 months. Once complete,
the property would be suitable for a variety of land uses, including employment and certain
types of housing. Similar to the Croman Mill area, the process for clean-up,site planning and
landdevelopment will necessitate involvement, oversight, and guidance from a variety of
Citystaff.
FISCAL IMPACTS
This is an informational itemthat will include a presentation on the services provided by the Community
Development Department, including specific accomplishments in the last biennium as well as future
opportunities and challenges.
Fiscal impacts associated with Community Development Department services and programs are described
and illustrated in the adopted FY2021-2023 City of Ashland Budget document.
DISCUSSION QUESTIONS
Does Council have any questions about the services and programs administered by the Community
Development Department,or identified goals and projects identified for the remainder of the biennium and
beyond?
SUGGESTED NEXT STEPS
None
REFERENCES & ATTACHMENTS
Attachment 1 - Community Development Department Presentation - Draft
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