HomeMy WebLinkAbout2024-05-14 Planning PACKET
Planning CommissionAgenda
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May 14, 2024
REGULAR MEETING
AGENDA
I.
CALL TO ORDER: 7:00 p.m., Civic Center Council Chambers, 1175 E. Main Street
II.ANNOUNCEMENTS
III.CONSENT AGENDA
1.Approval of Minutes
a.April 9, 2024 Regular Meeting
b.April 23, 2024 Study Session
IV.PUBLIC FORUM
Note: To speak to an agenda item in person you must fill out a speaker request form at the meeting and will
then be recognized by the Chair to provide your public testimony. Written testimony can be submitted in
advance or in person at the meeting. If you wish to discuss an agenda item electronically, please contact
PC-publictestimony@ashland.or.us by May 14, 2024 to register to participate via Zoom. If you are interested
in watching the meeting via Zoom, please utilize the following link: https://zoom.us/j/93156865914
V.OTHER BUSINESS
A. 2024 Update to the Buildable Lands Inventory (BLI)
B. Election of Planning Commission Officers (Chair and Vice-Chair)
VI.OPEN DISCUSSION
VII.ADJOURNMENT
Next Scheduled Meeting Date: May 28, 2024 Study Session
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Planning CommissionMinutes
Note: Anyone wishing to speak at any Planning Commission meeting is encouraged to do so. If you wish to speak, please rise and, after you
have been recognized by the Chair, give your name and complete address for the record. You will then be allowed to speak. Please note the
public testimony may be limited by the Chair.
April 9, 2024
REGULAR MEETING
DRAFT Minutes
I.CALL TO ORDER:
Chair Verner called the meeting to order at 7:00 p.m. at the Civic Center Council Chambers, 1175 E.
Main Street. She noted that Commissioner Phillips was attending the meeting remotely via Zoom.
Commissioners Present: Staff Present:
Lisa Verner Brandon Goldman, Community Development Director
Doug Knauer Derek Severson, Planning Manager
Kerry KenCairn Aaron Anderson, Senior Planner
Eric Herron Michael Sullivan, Executive Assistant
Russell Phillips
Gregory Perkinson
Susan MacCracken Jain
Absent Members: Council Liaison:
Paula Hyatt
II.ANNOUNCEMENTS
Community Development Director Brandon Goldman made the following announcements:
The City Council chambers have been equipped with a new audio/visual apparatus.
The Council will be reviewing three items relating to Community Development at their April 16,
2024 meeting: the award of housing trust funds; community development block grants
(CDBG); and social service funds.
Neither the Transportation Advisory Committee nor the Public Works Director will be able to
attend the April 23, 2024 Study Session, and have requested to have the planned
Transportation Element and Comprehensive Plan discussion at the May 28, 2024 Study
Session.
III.CONSENT AGENDA
1.Approval of Minutes
a.February 27, 2024 Study Session
b.March 12, 2024 Regular Meeting
c.March 26, 2024 Study Session
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Commissioners Perkinson/Russell m/s to approve the consent agenda as presented. Voice Vote:
All AYES. Motion passed 7-0.
IV.PUBLIC FORUM Ϻ ˞˿˾˵
V.UNFINISHED BUSINESS
A. Approval of Findings for PA-T2-2024-00046
Commissioners KenCairn/Perkinson m/s to approve the Findings as presented. DISCUSSION:
Commissioner Perkinson pointed out that section 3, paragraph 3.1.2 of the Findings referred to a 6ft
buffer with a 6inch curb, stating that it should be a 6.5ft buffer and 6inch curb, totaling 7ft.
˓˿˽˽˹̃̃˹˿˾˵̂ ˝˱˳˓̂˱˳˻˵˾ ˚˱˹˾ ˱̃˻˵˴ ˱ ˳˼˱̂˹˶̉˹˾˷ ́̅˵̃̄˹˿˾ ̂˵˷˱̂˴˹˾˷ ̄˸˵ ˴˵˶˹˾˹̄˹˿˾ ˿˶ Ͽ̀˵˴˵̃̄̂˹˱˾ʽ
˶̂˹˵˾˴˼̉ ˱˳˳˵̃̃ʾЀ
Commissioners Perkinson/Knauer m/s to amend the motion to include the 6inches omitted from
the buffer in Condition #2 of the Findings. Roll Call Vote: All AYES. Motion passed 7-0.
Roll Call Vote on Motion as Amended: All AYES. Motion passed 7-0.
VI.TYPE II PUBLIC HEARING
A. PLANNING ACTION: PA-T2-2024-00047
SUBJECT PROPERTY: 452 Williamson Way
OWNER/APPLICANT: Rogue Planning & Development Services for DeBoer
DESCRIPTION: An application is for a four-lot subdivision to allow for the
construction of four residential dwelling units. There are four units proposed in two
attached wall groups. The proposed residences would be deed restricted affordable
housing units for ownership to families with incomes of less than 80% of the area
median income. This use of the Employment Zoned property as deed restricted
affordable housing is allowed without a zone change per Oregon Revised Statutes
(ORS) 197.308. COMPREHENSIVE PLAN DESIGNATION: Employment; ZONING: E-1; MAP: 39
1E 04 DC, TAX LOT: 3630
Ex Parte Contact
Commissioners Knauer, KenCairn, and Verner conducted site visits. Commissioner KenCairn stated
that she had considered developing the lot in the past but had not pursued it. No ex parte contact
was declared.
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Staff Presentation
Senior Planner Aaron Anderson briefly outlined the location and zoning of the lot near the north side
of the railroad, stating that all utilities had already been built out after the lot was subdivided in 1999.
He explained that a curb was installed along the subject property but that there is currently no
sidewalk in place. Mr. Anderson detailed how the core of the application was predicated on a
change in state law that requires affordable housing to be allowed in Employment zones, which
would typically require a residential overlay. The affordable housing units are proposed to be at 80%
Area Median Income (AMI). He noted that the application is subject to Preliminary Subdivision Plat
Criteria rather than Performance Standard Subdivision criteria, and would also require a Site Design
Review. Mr. Anderson stated that the application includes a deferred landscape plan, and that the
two proposed buildings would be accessed by a shared driveway.
Mr. Anderson informed the Commission that the staff findings had been revised from those
presented in the packet (see attachment #1).
Applicant Presentation
Applicant Amy Gunter stated that she also serves on the board for Habitat for Humanity, while her
associate Elijah Jordan of KSW Architects assisted with the development of the project.
Ms. Gunter began by outlining the proposed driveway from the existing curb, stating that a new
public pedestrian curb was also being proposed, which would include a pedestrian light and street
trees that would be in accordance with City codes.
Ms. Gunter stated that the Site Plan had also been adjusted to address some of the concerns raised
by neighbors (see attachment #2). Ms. Gunter explained that the proposed plan originally included
a closed-ground drainage swale in front of the property, but which was now relocated between the
two buildings. This allowed the buildings to be moved forward, reducing the front-yard setback and
lengthening the driveways in back. She related how the roof-pitch was adjusted to 4-and-12, and the
shared porches on each building were separated to provide more privacy for each tenant and to
have each dwelling more closely resemble a townhome. Aesthetic changes were also made to
further match the homes with the rest of the neighborhood, and the garage was widened from the
initial proposal.
Questions of the Applicant
The Commission asked the following questions of the applicant team:
Is there a pathway accessing the garage door at the rear of the property?
The door will be a covered back entry into the garage from the rear of the property.
Are there individual, private back yards for each unit?
There will not be functional backyards based on the lot layout, the main yard will be located
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at the front of the property.
Will there be fences along Williamson Way or Rogue Place?
No, neighborhood Covenants, Conditions and Restrictions (CC&Rs) do not allow fences.
The storm drain has been relocated between the buildings?
Yes, it was originally in the front of the property. There is no formal Homeowners Association
(HOA) to regulate maintenance, but a maintenance agreement will be reached for the storm
drain and all common elements of the development. Ms. Gunter elaborated that the deferred
landscaping plan will address the storm drain more fully.
What effect did moving the buildings forward 5ft due to the relocation of the swale have on
the driveways in the back of the lot?
The driveway was lengthened which provided greater access to the rear garage.
Can you park behind the garage?
Not indefinitely.
How will the inhabitants be prohibited from using the garage for storage instead of utilizing
it as parking space?
No. The Commission could place conditions of approval requiring this, or the neighborhood
could rely on CC&Rs to ensure it is enforced.
Public Comments
Brooke Clifford/Ms. Clifford thanked staff and Ms. Gunter for their assistance prior to the meeting,
and stated that all neighbors of the property support Habitat for Humanity and the need for
additional housing. She related how the applicant had been receptive to feedback and adjusted
aspects of the proposal, such as including slatted railings on the porches, based on neighborhood
input. Ms. Clifford stated that current CC&Rs prohibit residents from utilizing the garage as a
bedroom and require cars to be parked in the garage or assigned driveway. She remarked that this,
coupled with a prohibition on fences, resulted in the neighborhood being clean and quiet. Ms. Clifford
thanked the applicant for adjusting the roof-line of the development. She requested that a condition
of approval be added to require that the applicant ensure that cedar siding is used on the dwellings.
Cliff Williams/Mr. Williams spoke to the importance of porches in fostering a safe neighborhood, but
that frequent speeding can make the street unsafe for children.
Norman Hale/Mr. Hale explained that he resides in the property adjacent to the subject lot, and that
he purchased his property based on the information that the zone was mixed-use residential. He
stated that he would not have purchased his residence if he knew a four-dwelling development was
possible. Mr. Hale remarked that he did not receive notice of the planning action and requested
information regarding its development timeline.
John Fields/˝̂ʾ ˖˹˵˼˴̃ ̃̀˿˻˵ ˹˾ ̃̅̀̀˿̂̄ ˿˶ ̄˸˵ ˴˵̆˵˼˿̀˽˵˾̄ʼ ˳˹̄˹˾˷ ̄˸˵ ˓˹̄̉Ͻ̃ ˾˵˵˴ ˶˿̂ ˱˶˶˿̂˴˱˲˼˵
housing. He stated that his team worked with Habitat for Humanity on the Beach Creek Subdivision
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to provide affordable housing. Mr. Fields explained that the deed restriction included in the
development ensures that Habitat for Humanity retains the properties.
Jason Raehl/Mr. Raehl expressed appreciation to the applicant team for addressing the concerns of
the community. He spoke to the clean nature of the neighborhood and requested that the
development include pillars on their porches, similar to those found elsewhere in the neighborhood
and were included in an artist rendering of the proposed development that was disseminated by
Habitat for Humanity (see attachment #3). Mr. Raehl also requested that additional hardscaping be
˹˾˳˼̅˴˵˴ ˹˾ ̄˸˵ ˴˵̆˵˼˿̀˽˵˾̄ʼ ˳˹̄˹˾˷ ̄˸˵ ˓˹̄̉Ͻ̃ ˿̇˾ ˼˱̇˾ ̂˵̀˼˱˳˵˽˵˾̄ ̀̂˿˷̂˱˽ʾ
Mary Devlin/Ms. Devlin expressed support for the development and Habitat for Humanity, and
thanked the applicant for addressing concerns from the neighborhood. She drew attention to a
discrepancy in the plans, stating that the sidewalk is 5ft-wide while the plans show a 6ft-wide
sidewalk.
Staff Rebuttal
Mr. Goldman informed the Commission that the subject development would be reviewed by clear
and objective standards, and that any substantial changes after approval are prohibited. He
˳˿˾˶˹̂˽˵˴ ̄˸˱̄ ˱˼˼ ˿˶ ̄˸˵ ˱̀̀˼˹˳˱˾̄Ͻ̃ ̀̂˿̀˿̃˱˼̃ ˳˿˾̃̄˹̄̅̄˵ ˳˿˾˴˹̄˹˿˾̃ ˿˶ ˱̀̀̂˿̆˱˼ʼ ˲̅̄ ̄˸˱̄ ˵˼˵˽˵˾̄̃
of the proposal, such as color and siding, would not be subject to staff review.
Commissioner KenCairn asked if CC&Rs would effect this property. Mr. Anderson responded that
CC&Rs are relationship agreements that the City does not enforce, elaborating that the
neighborhood CC&Rs prohibit fences but that the City would be compelled to issue a fence permit if
one were applied for.
Applicant Rebuttal
The applicant proposed a 6ft sidewalk, while adjacent sidewalks in the neighborhood have sidewalks
that are 5.5ft.
Ms. Gunter stated that deed restrictions would require that any new residents qualify for affordable
housing considerations and undergo an income-qualification review.
Ms. Gunter explained that the flier presented by Mr. Raehl represented a preliminary design of the
dwellings that depicted columns that would not be present in the final design. She stated that all
materials and elements proposed are intended to be used.
Ms. Gunter requested that condition 7.b be amended to require a 3-4ft residential walkway rather
than the 5ft pathway originally required.
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Questions of the Applicant
Commissioner Knauer asked for clarification regarding the potential inclusion of pillars. Ms. Gunter
responded that they were considered but ultimately rejected due to cost.
Commissioner Herron noted that the sidewalk depicted on the revised site plan stops at the
˴̂˹̆˵̇˱̉ ˱˾˴ ˴˿˵̃ ˾˿̄ ˱˳˸˹˵̆˵ ˳˿˾˾˵˳̄˹̆˹̄̉ ̇˹̄˸ ˢ˿˷̅˵ ˠ˼˱˳˵ ˱˾˴ ˱̃˻˵˴ ˹˶ ̄˸˱̄ ̇˱̃ ̄˸˵ ˱̀̀˼˹˳˱˾̄Ͻ̃
intention. Ms. Gunter responded that the apron of the driveway and the adjoining sidewalk would
provide connectivity to the south end of the property.
Commissioner MacCracken Jain asked if the applicant would use columns in their development if
they were donated, Ms. Gunter responded that they would.
Chair Verner closed the Public Hearing and Record at 8:28pm.
Deliberation and Decision
Commissioner Perkinson expressed appreciation to Habitat for Humanity for developing a
commercial lot into affordable housing and taking the wishes of the neighborhood into
consideration.
Commissioner KenCairn asked if the lots adjacent to the Falcon Heights subdivision could be built as
a residential development. Mr. Goldman responded that those properties could be an affordable
residential development. He noted that this property could have been developed as a 25,000sqft
commercial building, and that all the properties around Falcon Heights and utilities installed for the
subdivision were in anticipation of a future commercial/mixed-use development.
Citing his history of working with the organization, Commissioner Knauer expressed appreciation to
Habitat for Humanity for continuing to develop in Ashland and providing affordable housing and
making an attempt to integrate the development with the neighborhood.
Commissioners KenCairn/Perkinson m/s to approve the application with the conditions of
approval and the amended findings provided by staff. DISCUSSION:
Commissioner Knauer asked if anything regarding the sidewalk needed to be incorporated into the
motion. Mr. Goldman responded that the sidewalk standard, per code, stipulates that a 5ft-wide
pedestrian connection to the street be provided. Regarding the sidewalk adjacent to Williamson
Way, Mr. Goldman stated that a 6ft standard is established by code and met by the applicant. Mr.
˗˿˼˴˽˱˾ ˾˿̄˵˴ ̄˸˱̄ ̄˸˵ ˱̀̀˼˹˳˱˾̄Ͻ̃ ˱̃̃˵̂̄˹˿˾ ̄˸˱̄ ˱ ̂˵̃˹˴˵˾̄˹˱˼ ˼˹˷˸̄˹˾˷ ̃̄˱˾˴˱̂˴ ̇˿̅˼˴ ˲˵
appropriate for the development would be relayed to the Public Works Department.
Roll Call Vote: All AYES. Motion passed 7-0.
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V.OPEN DISCUSSION
Commissioner Herron reminded the Commission to register with the Oregon Ethics Committee to
avoid incurring a fine.
Mr. Goldman stated that staff would develop alternative materials for discussion in absence of the
planned speakers for the April 23, 2024 Study session.
VI.ADJOURNMENT
Meeting adjourned at 8:38 p.m.
Submitted by,
Michael Sullivan, Executive Assistant
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PLANNING
PA-T2-2023-0047
COMMISSION
452 Williamson
APR 9, 2024
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Questions?
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Note: Anyone wishing to speak at any Planning Commission meeting is encouraged to do so. If you wish to speak, please rise and, after you
have been recognized by the Chair, give your name and complete address for the record. You will then be allowed to speak. Please note the
public testimony may be limited by the Chair.
April 23, 2024
STUDY SESSION
DRAFT Minutes
I.CALL TO ORDER:
Chair Verner called the meeting to order at 7:08 p.m. at the Civic Center Council Chambers, 1175 E.
Main Street. Commissioner KenCairn attempted to attend the meeting remotely via Zoom but was
prohibited from doing so due to technical difficulties.
Commissioners Present: Staff Present:
Lisa Verner Brandon Goldman, Community Development Director
Doug Knauer Derek Severson, Planning Manager
Susan MacCracken Jain
Russell Phillips
Gregory Perkinson
Eric Herron
Absent Members: Council Liaison:
Russell Phillips Paula Hyatt (absent)
Kerry KenCairn
II.ANNOUNCEMENTS
Community Development Director Brandon Goldman made the following announcement:
The City Council reviewed and awarded a Community Development Block Grant (CDBG),
Housing Trust Fund, and social service grants for Community Development projects. The
Housing Trust Fund was primarily directed towards the Sunstone Housing Collective, for the
purpose of purchasing the ball fields across from the Council Chambers and develop
affordable and family housing. $40,000 was also granted to a new Ashland Community Land
Trust organization to acquire property and develop affordable housing.
III.PUBLIC FORUM Ϻ ˞˿˾˵
IV.DISCUSSION ITEM
A.Discussion of changes proposed by the Development Process Management Advisory
Committee (DPMAC)
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˓˸˱˹̂ ˦˵̂˾˵̂ ˾˿̄˵˴ ̄˸˱̄ ˓˿˽˽˹̃̃˹˿˾˵̂ ˛˵˾˓˱˹̂˾ ˹̃ ̄˸˵ ˓˿˽˽˹̃̃˹˿˾Ͻ̃ ̂˵̀̂˵̃˵˾̄˱̄˹̆˵ ˿˾ ̄˸˵
˔˵̆˵˼˿̀˽˵˾̄ ˠ̂˿˳˵̃̃ ˝˱˾˱˷˵˽˵˾̄ ˑ˴̆˹̃˿̂̉ ˓˿˽˽˹̄̄˵˵ ʸ˔ˠ˝ˑ˓ʹ ˲̅̄ ˹̃ ̅˾˱˲˼˵ ̄˿ ˱̄̄˵˾˴ ̄˿˾˹˷˸̄Ͻ̃
meeting due to the aforementioned technical difficulties.
Staff Presentation
Mr. Goldman informed the Commission that the (DPMAC) was initiated by the previous City Manager
in response to a City-held roundtable with local developers. This group included architects,
designers, representatives of Southern Oregon University (SOU), local contractors, and
Commissioner KenCairn to determine if there are efficiencies that can be gained in departmental
processes, the issuance of building permits, or development code changes. Mr. Goldman explained
that this process began with a survey of applicants who had applied for a building permit or
planning action between 2018-2022. Staff received 71 responses, 93-97% of which were positive,
though some spoke to the difficulty of the development process.
Mr. Goldman described how questions arose from the survey about how to streamline the
application and permitting process. The City subsequently implemented its Citizen Self-Service
(CSS) portal, which allows customers to apply for permits and planning actions online, as well as
check the status of applications and request permit inspections. He noted that the CSS portal had
̃˵˵˾ ˈˀ ˾˵̇ ̂˵˷˹̃̄̂˱˾̄̃ ˹˾ ̄˸˵ ˼˱̃̄ ˽˿˾̄˸ʾ ˘˵ ˱˴˴˵˴ ̄˸˱̄ ̄˸˵ ˓˹̄̉Ͻ̃ ̀˵̂˽˹̄̄˹˾˷ ˱˾˴ ˱̀̀˼˹˳˱̄˹˿˾ ˶˵˵̃
are higher than some neighboring cities, but are lower than the state median.
Mr. Goldman outlined several proposed changes to Land Use applications, including: making tree
removals applications an administrative decision and removing the noticing requirement;
streamlining the Outline Plan/Final Plan review process with regards to the number of units proposed
for a development; reviewing the creation of private drives/requiring a street dedication depending
on the number of lots proposed; solar ordinance amendments to allow intra-parcel shading; greater
allowances for the conversion of buildings from commercial to residential use; and not requiring a
permit for the construction, repair, or replacement of fences provided that they meet City standards.
The Commission discussed the impacts these suggested changes could have on the City and
requested that staff provide a report on the DPMAC suggestions at the next Commission meeting. Mr.
Goldman remarked that formal report would be presented to the Council at its May 20, 2024
meeting. He added that the City is also reviewing other priorities, such as the development of CFAs,
an Economic Opportunity Analysis, and a Manufactured Park Zone Ordinance, which would then be
followed by the DPMAC suggestions.
˒ʾ˔˹̃˳̅̃̃˹˿˾ ˿˶ ̆˹˴˵˿ Ͽˣ˽˱̂̄ ˓˹̄˹˵̃ˊ ˤ˿̇˱̂˴ ˱ ˞˵̇ ˝˿˴˵˼ ˶˿̂ ˥̂˲˱˾ ˓˿˽˽̅˾˹̄˹˵̃Ѐ
(
)
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Chair Verner related how the speaker in the video regarded zoning as an under-recognized platform
cities could utilize, and discussed how cities could use incentives to achieve their desired outcomes.
The Commission discussed shared-equity ownership and solar co-op arrangements, where people
would invest a share and receive a proportional share of benefit. Commissioner MacCracken Jain
cautioned against relying on complicated optimization strategies, stating that zoning and taxes are
among the strongest levers the City can use to enact change, particularly in reducing CO2 emissions
and improving quality of life. The Commission discussed how zoning could be used to impact
˳˼˹˽˱̄˵ ˳˸˱˾˷˵ʾ ˝̂ʾ ˗˿˼˴˽˱˾ ˵̈̀̂˵̃̃˵˴ ˱̀̀̂˵˳˹˱̄˹˿˾ ˶˿̂ ̄˸˵ ̃̄˱̄˵Ͻ̃ ˷̅˹˴˵˼˹˾˵̃ ̂˵˷˱̂˴˹˾˷ ˓˼˹˽˱̄˵
Friendly Areas (CFAs) and its use of zoning changes to address systemic issues.
V.OPEN DISCUSSION
Commissioner MacCracken Jain commented that she had forwarded an article from the New York
Times to staff regarding the housing crisis in New Jersey. Mr. Goldman stated that the article would
be included in the May 14, 2024 Regular Meeting packet as an informational item.
VI.ADJOURNMENT
Meeting adjourned at 8:22 p.m.
Submitted by,
Michael Sullivan, Executive Assistant
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Memo
DATE: May 14, 2024
TO: Planning Commission
FROM: Aaron Anderson, Senior Planner
DEPT: Community Development
RE: 2024 Update to the Buildable Lands Inventory (BLI)
ˤ˸˵ ̀̅̂̀˿̃˵ ˿˶ ˳˿˾˴̅˳̄˹˾˷ ˱˾ ̅̀˴˱̄˵ ˿˶ ̄˸˵ Ͽ˒̅˹˼˴˱˲˼˵ ˜˱˾˴̃ ˙˾̆˵˾̄˿̂̉Ѐ ʸ˒˜˙ʹ ˹̃ ̄˿ ́̅˱˾̄˹˶̉
the amount vacant and partially-vacant land available within the City of Ashland (City Limits
and Urban Growth Boundary). In combination with the Housing Capacity Analysis (2021),
Housing Production Strategy (2023), a BLI allows a community to determine whether or not
there exists an adequate supply of buildable land to accommodate future housing and
business development.
The BLI was last updated in 2019.
Key Findings
Within the City limits there are 288 net buildable acres across all zones. There are 630
net buildable acres of land within the UGB out of a gross area of 985 acres.
Over the last 13 years the city has consumed 10.2 acres per year.
o
Within the City it is estimated that 1,407 dwellings can be accommodated. The area in
the UGB is projected to be able to support an additional 1,303 possible dwellings for a
total of 2,710 dwellings in the combined City Limits and UGB.
Over the last six fiscal years the city has produced 90 dwellings units per year.
o
The 2021 Housing Capacity Analysis determined that the needs 43 dwellings produced
per year to meet expected demand. (858 over the twenty-year planning period)
The BLI is scheduled to be presented to the Council on June 3rd to be approved by resolution.
Request: To review the attached document and forward the recommendation of the
Planning Commission to the City Council.
Attachment: 2024 BLI
Community Development Department
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashland.or.usTTY: 800.735.2900
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Buildable Lands Inventory
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Table 1-Residential Density
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vacant, partially vacant
redevelopable
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The tables on the following pages show Vacant and Partially Vacant land by comprehensive plan
or zoning designation. These data are shown in tables identical to the 2019 BLI for easy
comparison.
Table 2-Total Net Buildable acreage (V&PV) City Limits
BLI_STATUS# of ParcelsGross AcreageNet Buildable Acres
Vacant304224.8139.2
Partially Vacant
308243.8149.7
Vacant/Airport994.254.5
Vacant/UnDevelopable78236.70
Vacant /Open Space or
Park409610.80
Vacant /Parking
7720.70
Table 3-Total Net Buildable Acreage (V&PV) UGB alone
BLI_STATUS# of ParcelsGross AcreageNet Buildable Acres
59168.2110.7
Vacant
112348.6230.7
Partially Vacant
121per plan
Vacant/Airport
880
Vacant/UnDevelopable
Vacant /Open Space or 28.30
Park
31.80
Vacant /Parking
Table 4-Total Net Buildable acreage (V&PV) UGB & City Limits
BLI_STATUS# of ParcelsGross AcreageNet Buildable Acres
Vacant
363393250
Partially Vacant
420592.4380.4
Vacant/Airport
10115.2per plan
Vacant/UnDevelopable
86244.70
Vacant /Open Space or
Park411619.10
Vacant /Parking
8022.40
DRAFT
2024 City of Ashland BLIpg. 8
Table 5-Total Net Buildable Acreageby Comprehensive Plan (V&PV) City Limits
Total Page Number: 53
Table 6-Total Net Buildable AcreageBy Comprehensive Plan (V&PV) UGB alone
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Table 7-Total Net Buildable Acreage by Comprehensive Plan (V&PV) UGB & City Limits
Total Page Number: 55
Table 8-Total Net Buildable AcreageBy City Zone (V&PV) City Limits
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Figure 1–Potential Dwelling Unitsby Comprehensive Plan Designation
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Table 9-Potential Dwelling Units by Zoning Designation, City Limits
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Table 10-Potential Dwelling Units by Comprehensive Plan DesignationUGB & City Limits
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Table 11–Table 2 from PSU Jackson County Coordinated Population Forecast 2022-2072
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Figure 2-Ashland Historic and Projected Population 1940-1972
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Figure 3-Age Cohort over time.
Figure 4-Ashland Population Pyramid
Total Page Number: 63
Figure 5-Comparing Population Distribution by Age
Figure 6-Population by Age and Sex
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Figure 7-Population Distribution by Sex per Age Group
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Figure 8-Ashland Population by Race/Ethnicity
Figure 9–Comparing Ashland vs Jackson County Race/Ethnicity
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Table 12-Ashland Housing Tenure, Comparison 2013-2017 vs 2018-2022
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Figure 10–Comparing Household Size
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Figure 11-Home Size (National, by region; US Census CHARS)
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Table 13-HCA Forecast of demand of dwellings.
Table 14-Residential Production
Total Page Number: 70
Table 15-Land Consumption
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