HomeMy WebLinkAbout2021-01-28 Planning PACKET
ASHLAND HOUSING & HUMAN SERVICES COMMISSION AND PLANNING COMMISSION
JOINT STUDY SESSION
January 28, 2021
AGENDA
I.CALL TO ORDER:4:30PM
II.DISCUSSION ITEMS
A.Housing CapacityAnalysis: Presentation and Discussion with EcoNorthwest Consultants
regarding the City of Ashland’s land supply, forecasted population growth, localhousing market,
socio-economic characteristics of Ashland’s residents, housing affordability factors, and a
forecast of housing demand.
1.Overview of the Residential Land Needs Analysis and Discussion of Key Assumptions
2.Introduction: Housing Policies and Actions
3.Next Steps
III.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
Page2 of 2
DEPT. OF COMMUNITY DEVELOPMENT Tel: 541-488-5305
20 E. Main Street Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.or.us
DATE: January 5, 2021
TO: City of Ashland Planning Commission and Housing and Human Services Commission
CC: Brandon Goldman, City of Ashland
FROM: Beth Goodman and Sadie DiNatale, ECONorthwest
SUBJECT: Summary of Ashland’s Buildable Lands Inventory
This memorandum summarizes key information related to the City of Ashland’s 2019 Buildable
Lands Inventory (BLI) and the results of an update to the BLI for use in Ashland’s 2021-2041
Housing Capacity Analysis.
1
Ashland’s Residential Buildable Lands Inventory(BLI)
A BLI estimates the number of unconstrained buildable acres a jurisdiction has within its urban
growth boundary (UGB). The methodology and detailed results of the Ashland BLI are
documented in the report City of Ashland Buildable Lands Inventory, 2019, which was adopted by
2
the City of Ashland in January 2020.
3
The inventory will be used in the Housing Capacity Analysis is to assess whether Ashland has
sufficient land within its UGB to accommodate future population growth and resulting need for
new housing. The legal requirements that govern the BLI for the City of Ashland are defined in
Statewide Planning Goal 10 and OAR 660-008.
Results of the 2019 Inventory
In 2019, the City of Ashland’s Department of Community Development prepared the city’s BLI.
The 2019 analysis determined it had approximately 648 net, unconstrained, buildable acres in
4
plan designations that allow housing outright with clear and objective standards. These 648
acres result in a capacity of 2,847 dwelling units. About 26% of Ashland’s housing capacity is
located in its Single-Family Residential plan designation.
Exhibit 1 presents the results from the 2019 analysis. Exhibit 2 shows the results of the 2019 BLI
in a map.
ECONorthwest prepared this memorandum for the City of Ashland, as part of the larger Housing Capacity
1
Analysis project. This project is funded by Oregon general fund dollars through the Department of Land
Conservation and Development (DLCD). The contents of this document do not necessarily reflect the views or
policies of the State of Oregon.
The report can be downloaded from the City’s website: https://www.ashland.or.us/Page.asp?NavID=11740
2
Resolution No. 2020-01
3
Land constraints taken into account: slopes greater than 35%, lands within the floodway or flood plain, and lands
4
within resource protection areas.
ECONorthwest | Portland | Seattle | Los Angeles | Eugene | Boise | econw.com 1
Exhibit 1. Net Buildable Acreage and Housing Capacity by Plan Designations, Ashland UGB, 2019
Source: City of Ashland Buildable Lands Inventory, 2019.
Exhibit 2. Buildable Land, Ashland UGB, 2019
Source: City of Ashland Buildable Lands Inventory (2019) and City of Ashland building permit data.
ECONorthwest Ashland 2020 BLI Summary 2
2020 BLI Update
ECONorthwest worked with City staff to update the 2019 BLI results based on development
that was permitted between July 1, 2019 through June 30, 2020, which accounted for housing
development that occurred after development of the 2019 BLI.
In the July 2019 – June 2020 period, the City permitted 83 dwelling units which consumed about
5.8 net acres of buildable land. ECONorthwest subtracted these acres of land and capacity for
new housing from the 2019 results, as shown in Exhibit 3. Thus, the 2020 BLI results determined
that Ashland’s UGB has 643 net buildable acres with a capacity for 2,764 dwelling units.
Exhibit 3. Net Buildable Acreage and Housing Capacity by Plan Designations, Ashland UGB, 2020
Source: City of Ashland Buildable Lands Inventory (2019) and City of Ashland building permit data.
ECONorthwest Ashland 2020 BLI Summary 3
DATE: January 5, 2021
TO: City of Ashland Planning Commission and Housing and Human Services Commission
CC: Brandon Goldman, City of Ashland
FROM: Beth Goodman and Sadie DiNatale, ECONorthwest
SUBJECT: Summary of Ashland’s Housing Needs
This memorandum summarizes Ashland’s housing needs. ECONorthwest identified these
which, among
needs using findings from Ashland’s 2021-2041 Housing Capacity Analysis
1
other topics, analyzed the local housing market, socio-economic characteristics of Ashland’s
residents, housing affordability factors, and a forecast of housing demand.
Ashland’s KeyHousing Needs
The purpose of Ashland’s Housing Capacity Analysis is to provide background on the kinds of
factors that influence housing choice and needs. Generalizations about housing choice are
difficult to make and prone to inaccuracies, however, it is a crucial step to informing the types
of housing that will be needed in the future. Ashland’s key housing needs are:
Housing for Seniors. Ashland, like the region, has a growing share of seniors. From
2000–2018, Ashland residents aged 60+ grew by nearly 3,000 people. Between 2020–2040,
the County’s population aged 60+ will grow by over 18,000 people.
Research shows that seniors prefer to live in a familiar environment as long as possible
(i.e., growing old in their own homes or in their current community). While many
seniors will stay in their homes as long as they are able, some will downsize into smaller
housing products before they move into to a dependent living facility or into a familial
home. As the population ages, the percent of single-person households in Ashland may
grow, increasing demand for a wider range of smaller housing types such as cottages,
townhomes, multifamily housing, as well as age-restricted housing communities, and
housing products that enable multigenerational living (larger units and accessory
dwelling units).
Housing for Families. About 53% of Ashland’s households are non-family households
and 75% of Ashland’s households are one- or two-person households. While these
figures suggest a need for smaller units, Ashland also has need for housing for families
with children. Ashland’s ability to attract and retain families will depend, in large part,
on whether the city has opportunities for housing that both appeals to and are
affordable to families, as well as jobs that allow younger people to live and work in
Ashland.
ECONorthwest prepared this memorandum for the City of Ashland, as part of the larger Housing Capacity
1
Analysis project. This project is funded by Oregon general fund dollars through the Department of Land
Conservation and Development (DLCD). The contents of this document do not necessarily reflect the views or
policies of the State of Oregon.
ECONorthwest | Portland | Seattle | Los Angeles | Eugene | Boise | econw.com 1
Housing that is Affordable for all Income Levels. Ashland has a median household
income that is about $8,800 less than Oregon’s median income. However, the city has
some of the highest housing costs in the region. The median sales price in Ashland is
$434,438, compared with Medford subarea median prices ranging from $229,500 to
$299,750. About 31% of homeowners and 63% of renters are cost burdened in Ashland.
One approach to increasing affordability of housing is building a wider range of
housing. Under current conditions, 3,395 of Ashland’s households have incomes of
$33,000 or less. These households cannot typically afford market-rate housing without
government subsidy. Another 3,103 households have incomes between $33,000 and
$78,000. As Ashland grows, demand for housing affordable to low-and moderate-
income households will also grow. These households will all need access to relatively
affordable housing, such as smaller single-family detached housing, townhouses,
duplexes, tri- and quad-plexes, and apartments/condominiums. To support
development of housing affordable to these households, Ashland will need to take
actions in addition to diversifying the housing types allowed in the city, as described in
the Housing Capacity Analysis.
The kinds of housing that Ashland needs, includes:
Broader range of single-family housing, including small-lot single-family, cottages,
ADUs, tiny homes, manufactured housing on lots, and other more “traditional” forms.
“Middle-housing” products, including townhomes, duplexes, triplexes, and quadplexes.
Larger multifamily housing for rent (apartments) and ownership (condominiums),
including mixed-use housing.
Small-lot Single-Family Accessory Dwelling Unit Manufactured Dwelling
Triplex
Duplex Townhomes
Cottage Cluster Multifamily Apartment Complex Mixed-Use Residential
(Photo by Ross Chapin)
ECONorthwest Summary of Ashland’s Housing Needs 2
DATE: January 22, 2021
TO: City of Ashland Planning Commission and Housing and Human Services Commission
CC: Brandon Goldman, City of Ashland
FROM: Beth Goodman and Sadie DiNatale, ECONorthwest
SUBJECT: Summary of Ashland’s Residential Land Needs Analysis
This memorandum summarizes Ashland’s residential land needs analysis. ECONorthwest
1
conducted this analysis using findings from Ashland’s buildable land inventory, which
included an estimate of housing capacity within Ashland’s UGB, as well as results of Ashland’s
20-year housing forecast. This analysis is preliminary and will change as the project develops.
Ashland’s Preliminary Residential Land NeedsAnalysis
Ashland’s residential land needs analysis answers the question: Does Ashland have enough
buildable land to accommodate its 20-year housing forecast for the 2021-2041 period?
Exhibit 1. Revised BLI and Capacity Estimate, Ashland UGB, 2020
To answer this question,
Source: City of Ashland Buildable Lands Inventory (2019) and City of Ashland
this analysis compares
building permit data.
Ashland’s capacity for
dwelling units within the
UGB to demand for
housing in the UGB over
the 20-year planning
period.
As Exhibit 1 shows
Ashland has a capacity
for 2,764 dwelling units
within its UGB.
About 25% of the 2,764
dwelling units are
located in the Single-
Family Residential Plan
Designation (706 units).
ECONorthwest prepared this memorandum for the City of Ashland, as part of the larger Housing Capacity
1
Analysis project. This project is funded by Oregon general fund dollars through the Department of Land
Conservation and Development (DLCD). The contents of this document do not necessarily reflect the views or
policies of the State of Oregon.
ECONorthwest | Portland | Seattle | Los Angeles | Eugene | Boise | econw.com 1
The official population Exhibit 2. Forecast of demand for new dwelling units, Ashland
UGB, 2021 to 2041
forecast for Ashland over
Source: Calculations by ECONorthwest.
the 20-year period is for
growth of about 1,961
people.
Based on the
assumptions shown in
Exhibit 2, Ashland will
have demand for 858
new dwelling units over
the 20-year period, with
an annual average of 43
dwelling units.
Exhibit 3. Housing Forecast by Housing Type, Scenario 1 and
This analysis forecasts
Scenario 2 Housing Mix, Ashland UGB, 2021 to 2041
future housing need by
Source:Summary by ECONorthwest.
Exhibit 3
housing type.
shows that this analysis
evaluates two housing mix
scenarios.
Scenario 1 reflects a larger
share of single-family
detached housing (40%)
than Scenario 2 (35%).
Scenario 2 reflects a larger
share of plex housing
(20%) compared to
Scenario 1 (15%).
Ashland’s previous HNA lumped single-family detached and attached together and all
multifamily/plex housing together. Both categories represented 50% of the forecast of new units.
Scenario 1 plans for a similar share of single-family housing as the previous HNA. Scenario 2
plans for a smaller share (45%).
ECONorthwest Summary of Ashland’s Residential Land Needs Analysis 2
Exhibit 4 and Exhibit 5 compare the capacity of existing buildable lands (see Exhibit 1) to
demand for housing-by-housing type (see Exhibit 3), by Comprehensive Plan Designation.
Exhibit 4. Residential Capacity by Plan Designation Using Scenario 1, Ashland UGB, 2020-2021
Source: Calculations by ECONorthwest.
Exhibit 5. Residential Capacity by Plan Designation Using Scenario 2, Ashland UGB, 2020-2021
Source: Calculations by ECONorthwest.
In both scenarios, Ashland has more than enough capacity to accommodate growth over the 20-
year period. However, Ashland has a limited surplus of capacity in its High-Density Residential
Plan Designation, as it starts with only 12 acres of unconstrained vacant and partially vacant
land in this Plan Designation. This, and other constraints on future development (such as
annexation and serviceability of vacant lands), will be discussed in the Housing Capacity
Analysis and the Housing Strategy.
ECONorthwest Summary of Ashland’s Residential Land Needs Analysis 3
DATE: January 5, 2021
TO: Ashland Housing Advisory Committee
CC: Brandon Goldman, City of Ashland
FROM: Beth Goodman and Sadie DiNatale, ECONorthwest
SUBJECT: EXAMPLE HOUSING STRATEGIES AND ACTIONS
ECONorthwest is working with the City of Ashland to develop a Housing Capacity Analysis.
The Housing Capacity Analysis will determine whether the City of Ashland has enough land to
accommodate 20-years of population and housing growth. The Housing Capacity Analysis will
provide the basis to develop an action plan to address Ashland’s unmet housing needs.
This memorandum provides range of strategies and actions that Ashland could consider to
address its housing needs. These strategies and actions have been used in other cities to address
their housing needs. We will use this list to begin to develop an action plan with specific
strategies to address Ashland’s housing needs.
This memorandum discusses housing affordability. It distinguishes between two types of
affordable housing: (1) housing affordable to very low-income and extremely low-income
households and (2) housing affordable to low-income and middle-income households. The
following describes these households, based on information from the Ashland Housing
Capacity Analysis.
Very low-income and extremely low-income households are those who have an
which is an
income of 50% or less of Jackson County Median Family Income (MFI)
1
annual household income of $32,600. About 34% of Ashland’s households fit into this
Development of
category. They can afford a monthly housing cost of $820 or less.
2
housing affordable to households at this income level is generally accomplished through
development of government-subsidized income-restricted housing.
Low-income and middle-income households are those who have income of 50% to
120% of Jackson County’s MFI or income between $32,600to $78,100. About 31% of
Ashland’s households fit into this category. They can afford a monthly housing cost of
$820 to $1,630. The private housing market may develop housing affordable to
households in this group, especially for the higher income households in the group.
Median Family Income is determined by the U.S. Department of Housing and Urban Development. In 2020, Jackson
1
County’s MFI was $65,100.
This assumes that households pay less than 30% of their gross income on housing costs, including rent or mortgage,
2
utilities, home insurance, and property taxes.
ECONorthwest | Portland | Seattle | Los Angeles | Eugene | Boise | econw.com 1
Housing Policies and Actions
This memorandum provides the City with information about potential policies that could be
implemented in Ashland to address the City’s housing needs. This memorandum provides a
range of housing policy options for the City of Ashland to consider as it addresses its housing
needs. These policy options are commonly used by cities in Oregon and other states. Policy
options are categorized as follows:
Land Use Regulations
Increase Housing Types
Financial Assistance to Homeowners and Renters
Lower Development or Operational Costs
Funding Sources to Support Residential Development
The intention of this memorandum is to provide a toolbox of potential policies and actions that
the City can use to address strategic issues. For many of the policy tools described below, we
give an approximate scale of impact. The purpose of the scale of impact is to provide some
context for whether the policy tool generally results in a little or a lot of change in the
housing market. The scale of impact depends on conditions in the City, such as other the City’s
other existing (or newly implemented) housing policies, the land supply, and housing market
conditions. We define the scale of impact as follows:
A small impact may not directly result in development of new housing or it may result
in development of a small amount of new housing, such as 1% to 3% of the needed
housing. In terms of housing affordability, a small impact may not improve housing
affordability in and of itself. A policy with a small impact may be necessary but not
sufficient to increase housing affordability.
A moderate impact is likely to directly result in development of new housing, such as
3% to 5% of needed housing. In terms of housing affordability, a moderate impact may
not improve housing affordability in and of itself. A policy with a moderate impact may
be necessary but not sufficient to increase housing affordability.
A large impact is likely to directly result in development of new housing, such as 5% to
10% (or more) of needed housing. In terms of housing affordability, a large impact may
improve housing affordability in and of itself. A policy with a large impact may still
need to work with other policies to increase housing affordability.
ECONorthwest Ashland Housing Strategy 2
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vacant low properties within the City Limits of multifamily zoned properties.
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e located in an RV
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ase SDC rate
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.
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Implemented in Ashland?
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DATE: January 11, 2021
TO: Department of Land Conservation and Development
FROM: Sadie DiNatale, ECONorthwest
SUBJECT: Ashland Housing Capacity Analysis Advisory Committee #2: Meeting Notes
Ashland Advisory Committee Meeting Notes
The City of Ashland’s Advisory Committee met virtually on January 11, 20201 (3:00 PM – 5:00
PM) for their second meeting regarding Ashland’s Housing Capacity Analysis. ECONorthwest
facilitated the meeting, using the City of Ashland’s Zoom account. The City of Ashland
recorded the meeting.
Meeting presenters and attendees included: Beth Goodman, Sadie DiNatale, Luna Ou, Brandon
Goldman, Bill Molnar, Kevin Young Ryan Haynes, Echo Fields, Gil Livni, Christopher Brown,
Jim Westrick, Lynn Thompson, Heidi Parker-Shames, Mark Knox, Robert Kendrick, and Linda
Reid.
Notes outlined below provide a high-level summary of the meeting, organized by agenda item.
Notes are focused on Committee member’s thoughts and feedback.
Welcome
Brandon Goldman kicked off the meeting at 3:02 PM. Goldman mentioned that Advisory
Committee members are welcome to attend the next project meeting (i.e., a joint meeting on the
Housing Capacity Analysis presented to the Planning Commission and Health and Human
Services Commission Meeting on January 28, 2021).
Beth Goodman introduced Kevin Young, with the Department of Land Conservation and
Development, to the Committee.
Overview of the Residential Land Needs Analysisand Discussion of
Key Assumptions
Beth Goodman provided a brief overview of Ashland’s 2020 buildable lands inventory results,
housing forecast, and a preliminary housing forecast by housing type (showcasing two
scenarios). As a recap, Goodman also summarized the factors affecting needed housing (as was
previously presented on at the first Advisory Committee meeting).
Comments and questions from the Advisory Committee included:
Staff asked for clarification about what the vacancy rate includes. Goodman noted that
the vacancy rate excludes units that are vacant for seasonal, recreational, or occasional
use. We know the vacancy rate is likely lower than the assumption used in the analysis
(8.2%), but the rate enables planning for slightly more housing development. It is a
ECONorthwest | Portland | Seattle | Los Angeles | Eugene | Boise | econw.com 1
longer-term vacancy rate that assumes the City will get back to a more typical/healthy
vacancy rate (between 5% to 7%).
Goodman presented draft residential land sufficiency results using Scenario 1 and Scenario 2.
Goodman explained that Ashland does not have much spare capacity in the High-Density
Residential Plan Designation, but otherwise, Ashland does have sufficient land to accommodate
its 20-year housing forecast.
Comments and questions from the Advisory Committee included:
Why does the analysis include lands that are outside City limits?There is already a
surplus of lands inside City Limits and developing lands outside City Limits would
require annexation. After annexation, lands outside City Limits are also more costly to
develop.
Brandon Goldman indicated that this study is intended to assess a 20-year land
supply, so there is an expectation that annexations would occur over this period.
Goldman indicated that the analysis could additionally look at capacity within City
Limits to provide additional information.
Beth Goodman indicated that state law requires an analysis of all vacant and
partially vacant land within the city’s UGB, which is why the study includes these
lands.
Beth Goodman also noted that regulatory or other infrastructural barriers could
explain why it is difficult and more costly to develop lands outside the UGB. The
Committee can recommend policy solutions to help remove these barriers.
What does infrastructure include? Infrastructure may include water, wastewater,
stormwater, sewer, transportation/roads (and improvements within the roadway such
as curbs, gutters, and sidewalks), railroad crossings, and dry utilities.
Can you clarify the land sufficiency table? Is the capacity less demand column showing
excess housing capacity? Yes, Ashland has enough land to accommodate its 20-year
housing forecast and then some. In Ashland, sufficient land is not the key issue (except
maybe land in the High-Density Residential Plan Designation – as there is limited
surplus over 20-years).
Introduction: Actions to Address Strategic Issues
Beth Goodman discussed organizing the housing strategy around four, broad strategic issues.
Thoughts from the Committee include:
We saw trends about people moving to Ashland (influx of older people, fewer families,
etc.). Is it a strategic goal to try and curb these trends to attract more families? Or is it
Ashland’s position to accept these trends?
Based on discussions at Housing and Human Service Commission meetings and
City Council meetings, there is a desire to attract younger people and families with
ECONorthwest Ashland AC #2 Meeting Notes 2
children. To do this, Ashland will need larger units (with three or four bedrooms per
unit). However, there is also a need for more smaller, accessible housing (with
accessibility features built into these units).
Beth Goodman noted there is only so much the City of Ashland can do to encourage
these kinds of units, unless the City wants to partner with developers to build
housing. Committee members noted that some people in community may not
understand this point.
Brandon Goldman provided a link to Ashland’s housing policies in the City’s
Goldman noted that strategic issues must be in
Comprehensive Plan Housing Element.
1
the context of these goals and policies, unless a policy was left out that needs to be
addressed.
After reviewing the strategic issues, committee members identified key issues that should be
added. They include:
Climate energy and action plan (CEAP) alignment.
Housing development informational resources. Smaller developers need resources to
better understand what kinds of support are available to build more affordable housing
(e.g., partnerships, funding opportunities, etc.). Ashland does not have on one-stop shop
for resources. The affordable housing realm is very complex and existing
developers/builders would benefit from support that helps to streamline the
development process for affordable housing.
The remainder of the meeting was spent discussing the strategic issues. The following
comments from the Committee are organized by strategic issue.
Ensure an Adequate Supply of Land that is Available and Serviced
Ashland needs more higher density land in Ashland (R-2 and R-3 zoned land). These
higher densities lands need to be annexed into the city as the annexation process is
challenging and burdensome on the applicant. The City does not offer much support in
the annexation process. Plus, serving the land with infrastructure is needed and costly.
A “cookbook” (e.g., how to manual) would be helpful to support applicants.
Ashland requires traffic analyses for developments that generate more than 50 trips.
These analyses are costly and encourages developers to consider less density. However,
less density can make the development difficult to pencil. Could the trip standard be
changed to 75 to alleviate this development barrier?
Why is Ashland so unaffordable? Why can Talent build housing so much more
affordably? Does Ashland have the land base for large scale development (e.g., 50–60-
Ashland Comprehensive Plan Housing Element:
1
http://www.ashland.or.us/SIB/files/Housing_Element_Adopted_06182019.pdf
ECONorthwest Ashland AC #2 Meeting Notes 3
acre developments? Ashland’s land base may only enable smaller scale housing
developments of a wider range of housing types.
Ashland will not let you build in the Ashland floodplain (note: this floodplain is
separate from the FEMA floodplain). This is a barrier to increased densities on lands
2
that would otherwise allow greater residential densities. In addition, the requirements
for various studies to develop housing increases the cost of housing. Many of these
studies must be prepared before you are OK’d to develop at all.
Ashland needs more housing diversity dispersed throughout the community, rather
than segregated to specific subareas of the city. The City is starting to apply a social and
racial justice lens to decisions – so when we look at where land is, we need to look at the
intended and unintended consequences of these areas.
Provide Opportunities for Housing Development to Meet the City’s Identified Housing
Needs
Ashland needs zoning districts that can accommodate a wider variety of housing as well
as employment zones that allow a wider variety of housing.
Development standards need to be more flexibility. For example, zones should allow
greater residential density and parking requirements should be reduced.
To address concerns around people experiencing homelessness, Ashland should allow
tiny house villages or more mobile home communities in neighborhood / mixed-income
neighborhood settings.
Does Ashland’s buildable lands inventory (BLI) include parking lots of churches? These
areas could present opportunities for affordable housing (e.g., dormitory style housing
for people experiencing homeless).
The BLI does not include these land, but the City does not prohibit this kind of
strategy. We can craft actions that would support this kind strategy.
Note: SB 1051 (2017) allows churches to develop affordable housing, if in residential
zone. See ORS 227.500.
Ashland’s Cottage Housing Ordinance is likely to be successful. The City could build on
this ordinance to allow dwelling units of 200-300 square feet to provide for greater
density. These units could also be allowed in more zones.
Parking is very expensive and often wasteful from a land use perspective and the solar
ordinance needs to be reevaluated as it does have a negative impact on development of
multifamily housing (i.e., it reducesdensity that may otherwise be provided).
Ashland has a surplus of employment that could be rezoned for residential uses
(particularly areas close to service areas). Otherwise, Ashland could look at strategic
rezoning of lands to R-3 as well as code amendment that would allow residential uses in
Note that Ashland’s did not consider these areas as buildable in the Ashland BLI.
2
ECONorthwest Ashland AC #2 Meeting Notes 4
ground floor commercial spaces. This could provide an opportunity to build semi-
emergency housing while retaining some commercial land supply.
Would the Committee support an action to increase heights in R-3 to three or four
stories? Solar codes would restrict this, but otherwise this action was considered a good
idea by committee members. Ashland needs to go vertical, particularly along transit
corridors.
Is it possible to go vertical in established neighborhoods without having to entirely
redevelop? This could be another strategy to increase rental units. This strategy would
likely be controversial in Ashland.
Provide Opportunities for Development of Housing Affordable to All Income Levels
The City of Ashland should continue to take on responsibility for affordable housing by
working as a partner to developers who wish to build affordable housing in the City.
Ashland’s existing SDC waiver for affordable housing is a huge help.
Private developers cannot build housing affordable to households earning 60-80% of
MFI without help. Bonding would be helpful to spread development costs out over 30
years (note: comment relates to a bond being paid back by the developer, not the
community). The City should use their resources to finance some of these costs. Ashland
needs tax exemptions, the infrastructure in place, and some control over the price of
land to make affordable housing development happen.
Ashland has been successful in acquiring lands for parks with food and beverage tax
revenues and Construction Excise Tax (CET) revenues. The City should have a budget to
acquire lands for housing, with the intent of writing-down the land for developers who
are willing to build housing affordable to households earning 60-80% of MFI.
The City collects a CET on behalf of the school district – could we do this on a larger
scale? Question about the Multiple-Unit Tax Exemption (MUPTE) – what is the
downside or unforeseen consequences? Foreseen: You forgo tax revenue for up to 10
years (non-trivial cost). Unforeseen: Programmatic issues – You could apply it in a way
that does not achieve the community’s goals. For example, the City of Eugene granted a
MUPTE for student housing, but the housing ended up not being affordable to students,
so the City had to restructure their program.
The City should buy land outside the UGB and then annex it into City Limits. The City
should not always be in the property buying business; however, this may be a longer-
term strategy (possibly tied to a land banking strategy to buy land cheaper today).
Can Ashland reduce obstacles that might exist to building with less conventional
construction materials (e.g., shipping containers, prefab construction materials, 3-D
printed materials, etc.). Ashland should remove policy impediments to encourage out of
the box construction technology.
ECONorthwest Ashland AC #2 Meeting Notes 5
Ashland has some requirements (e.g., skirting of foundations and slope
requirements) that could limit development of prefab housing). However, in many
cases, the barrier becomes the state building code – a more challenging issue to solve.
IdentifyFunding Sources to Support Development of Infrastructure and Housing
Affordability Programs
An increased CET rate, a mansion tax, or a second home tax might be worth evaluating
as an alternative to tax exemptions.
There is some interest in an Urban Renewal District? Ashland’s City Council discussed
urban renewal in 2013/14. At that time, there was in-depth research conducted by a
third-party consultant. The City looked at forming an Urban Renewal District
downtown and near Ashland Street to support economic development initiatives and
projects. However, City Council was not prepared to pursue this strategy at that time.
Next Steps
As a next step, ECONorthwest will refine Ashland’s Housing Capacity Analysis and Housing
Strategy. The Advisory Committee’s next meeting is scheduled for March 1, 2021 from 3:00 –
5:00 PM.
The meeting concluded at 5:06 PM.
ECONorthwest Ashland AC #2 Meeting Notes 6