HomeMy WebLinkAbout2019-11-12 Planning PACKET
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ASHLAND PLANNING COMMISSION
REGULAR MEETING
November 12, 2019
AGENDA
I. CALL TO ORDER:
7:00 PM, Civic Center Council Chambers, 1175 E. Main Street
II. ANNOUNCEMENTS
III. AD-HOC COMMITTEE UPDATES
IV.CONSENT AGENDA
A. Approval of Minutes
1. October 8, 2019 Regular Meeting
2. October 22, 2019 Study Session
V. PUBLIC FORUM
VI.TYPE III PUBLIC HEARINGS
A. PLANNING ACTION: PA-T3-2019-00001
SUBJECT PROPERTY: 1511 Highway 99 North
OWNER: Linda Zare/Casita Developments, LLC & Kendrick Enterprise, LLC (agents)
APPLICANT: Rogue Planning & Development Services, LLC
DESCRIPTION: A request for Annexation of a 16.87-acre parcel and Zone Change from County
RR-5 Rural Residential) to City R-2 (Low Density, Multi-Family Residential) for the properties
located at 1511 Highway 99 North. The application also requests an Exception to Street
Standards to deviate from city standard parkrow and sidewalk improvements to respond to
constraints of right-of-way width and existing encroachments. (
The application includes
conceptual details for the future phased development of 196 apartments (1- and 2-Bedrooms,
ranging from 480-701 square feet) in 14 two-story buildings. Outline Plan subdivision and Site
Design Review approvals are not requested here, and would be applied for subsequent to
.) COMPREHENSIVE PLAN DESIGNATION: Multi-Family Residential; ZONING:
annexation
Existing County RR-5, Proposed City R-
& 1702.
VII.LEGISLATIVE AMENDMENT
A. PLANNING ACTION: PA-L-2019-00006
APPLICANT: City of Ashland
DESCRIPTION: A request for Planning Commission Review and Recommendation relating to a
proposed resolution adopting an amendment to the Ashland Comprehensive Plan updating the
Buildable Land Inventory as a technical supporting document of the urbanization element.
VIII.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).
ASHLAND PLANNING COMMISSION
REGULAR MEETING
MINUTES - Draft
October 8, 2019
I. CALL TO ORDER:
Vice Chair Haywood Norton called the meeting to order at 7:02 p.m. in the Civic Center Council Chambers, 1175 East
Main Street.
Commissioners Present: Staff Present:
Troy Brown, Jr. Derek Severson, Senior Planner
Michael Dawkins Dana Smith, Executive Assistant
Melanie Mindlin
Haywood Norton
Lynn Thompson
Absent Members: Council Liaison:
Alan Harper Stefani Seffinger, absent
Roger Pearce
Vice Chair Norton explained the public hearing for PA-T3-2019-00001 was postponed to the meeting on November 12,
2019 at 7:00 p.m. The applicant had requested a continuance.
II.ANNOUNCEMENTS
Senior Planner Derek Severson announced the deadline to appeal PA-T2-2019-00008 Snowberry Brook Phase II to
LUBA had passed. Mr. Severson was working with Community Development Director Bill Molnar and Commissioner
Harper to create a video that would replace the public hearing statement.
III.AD-HOC COMMITTEE UPDATES
Commissioner Dawkins attended the first meeting of the Ad Hoc Committee regarding the Downtown Redevelopment
Plan. The Committee consisted of one Transportation Commissioner, Derek Severson, a staff member from the Police
Department, the Parks Superintendent and an advocate for the disabled
after the ad hoc committee.
IV.CONSENT AGENDA
A.Approval of Minutes
1.September 10, 2019 Regular Meeting
2.September 24, 2019 Study Session
Commissioner Mindlin made the following correction to the minutes of the meeting on September 24, 2019:
Page 1, DISCUSSION ITEMS (A) change the second bullet from On street parking for accessory
residential units (ARU) to Additional parking for accessory residential units (ARU).
Commissioner Thompson/Dawkins m/s to approve both sets of minutes as amended. Voice Vote: all AYES.
Motion passed.
V. PUBLIC FORUM - None
VI.UNFINISHED BUSINESS
A. Approval of Findings for PA-T2-2019-00011, 657 Oak Street
Ashland Planning Commission
October 8, 2019
Page 1of 2
The Commission had no ex parte contact regarding the matter.
Commissioner Thompson/Brown m/s to approve the Findings for PA-T2-2019-00011. Voice Vote: all
AYES. Motion passed.
Commissioner Mindlin commented on the two pictures on page 6 in regards to 4(f) on page 5.
B. Approval of Findings for PA-T2-2019-00013, Otis Street (39 1E Map 05AD Tax Lot #200)
Commissioner Thompson/Dawkins m/s to approve the Findings for PA-T2-2019-00013.
Voice Vote: all AYES. Motion passed.
VII.TYPE III PUBLIC HEARINGS
A.PLANNING ACTION: PA-T3-2019-00001
SUBJECT PROPERTY: 1511 Highway 99 North
OWNER: Linda Zare/Casita Developments, LLC & Kendrick Enterprise, LLC (agents)
APPLICANT: Rogue Planning & Development Services, LLC
DESCRIPTION: A request for Annexation of a 16.87-acre parcel and Zone Change from
County RR-5 Rural Residential) to City R-2 (Low Density, Multi-Family Residential) for the
properties located at 1511 Highway 99 North. The application also requests an Exception to
Street Standards to deviate from city standard parkrow and sidewalk improvements to
respond to constraints of right-of-way width and existing encroachments. (The application
includes conceptual details for the future phased development of 196 apartments (1- and 2-
Bedrooms, ranging from 480-701 square feet) in 14 two-story buildings. Outline Plan
subdivision and Site Design Review approvals are not requested here, and would be applied
for subsequent to annexation.) COMPREHENSIVE PLAN DESIGNATION: Multi-Family
Residential; ZONING: Existing County RR-5, Proposed City R-
Item postponed to the Planning Commission meeting on November 12, 2019, at 7:00 p.m.
VIII.ADJOURNMENT
Meeting adjourned at 7:12 p.m.
Submitted by,
Dana Smith, Executive Assistant
Ashland Planning Commission
October 8, 2019
Page 2of 2
ASHLAND PLANNING COMMISSION
STUDY SESSION
MINUTES
October 22, 2019
I. CALL TO ORDER:
Chair Roger Pearce called the meeting to order at 7:02 p.m. in the Civic Center Council Chambers.
Commissioners Present: Staff Present:
Troy Brown, Jr. Bill Molnar, Director
Michael Dawkins Maria Harris, Planning Manager
Alan Harper Dana Smith, Executive Assistant
Melanie Mindlin
Haywood Norton
Roger Pearce
Lynn Thompson
Absent Members: Council Liaison:
Stefani Seffinger, absent
II.ANNOUNCEMENTS
Community Director Bill Molnar explained the annual commission update to the City Council was December 3, 2019.
Recently, Council had voted in favor of having the Commission move forward on possible amendments to the Plaza Space
Standards in the downtown. The Commission would have a study session on the matter before the end of the year.
III.PUBLIC FORUM
Huelz Gutcheon/Ashland/Supported EV wiring being required for new construction and provided a recent example with
a cottage housing project.
IV.DISCUSSION ITEMS
A.Draft Amendments to Open Space Standards
Discuss Draft Amendments
1.
Monika Neri/Jacksonville, OR/Questioned private space in (3)(b) Ground-Floor Dwelling Units being 12-feet from the
recycling and refuse areas. It should not matter if the refuse area was enclosed. She wanted the Commission to strike
(3)(c) Upper-Floor Dwelling Units. There needed to be flexibility for odd shaped areas. The difference between 5-feet
and 6-feet could adversely affect density. She also wanted (2)(c) Location stricken. The parameter and setback would
get incorporated into common open space. For (3)(a)(ii) Walkways and Storage Space, she wanted ingress and
egress included in the minimum area required for private open space.
Planning Manager Maria Harris noted highlights and clarified revisions. The Commission made the following changes:
(2)(f) Fences and Walls. The Commission agreed not to prohibit 6.5-foot fencing between a neighboring
development and open space.
(2)(g) Play Areas. Deleted.
(2)(h) Credit for Proximity to a Park. Deleted.
(3)(c) Major Recreational Facilities. Deleted.
Ashland Planning Commission
October 22, 2019
Page 1of 2
The Commission references in the code. Chair Pearce, Commissioner Norton and Ms. Harris
would form a subcommittee to review each instance and make changes if needed.
Commissioner Norton requested a one-page summary that captured the changes in addition to the draft amendments
document.
2. Initiate Application for Legislative Amendment to Revise Open Space Standards
Commissioner Thompson/Brown m/s to initiate application for Legislative Amendment to revise Open Space
Standards. Voice Vote: ALL AYES. Motion passed.
V. ADJOURNMENT
Meeting adjourned at 7:56 p.m.
Submitted by,
Dana Smith, Executive Assistant
Ashland Planning Commission
October 22, 2019
Page 2 of 2
ASHLAND PLANNING DEPARTMENT
STAFF REPORT
November 12, 2019
PLANNING ACTION:PA-L-2019-00006
APPLICANT:
City of Ashland
ORDINANCE REFERENCE:
Proposed Resolution2019-034
Ordinance 3055 –2011 BLI
Comprehensive Plan AppendixAentitled “Technical Reports and
Supporting Documents”
REQUEST:
Recommendation to the City Council regarding approval of Resolution2019-034to
updatetheBuildable Lands Inventory (BLI)technicalreport as referenced in Appendix A of the
Comprehensive Plan.
I.Relevant Facts
A.Background
In 2011, the City of Ashland adopteda Buildable Lands Inventory which provided a
complete inventory of vacant and redevelopable residential lands in the City’s existing
UGB. The ordinance(ORD#3055)presentedand approvedatthat time amended
AppendixAof the ComprehensivePlan to include the BLI by reference as a support
document of the Ashland Comprehensive Plan’s chapter on Urbanization (Chapter XII).
Additionally, Ordinance number 3055 directed that future updates of the BLI are tobe
approved by Resolution of the Councilto account for consumption of land by
development, and redevelopment, as reflected in the issuance of Building Permits by the
City.
The updated2019BLI document, andassociated Geographic Information System (GIS)
database, provides a detailed inventory of the supply of residential, commercial and
employment lands. The BLI consistsof a GIS database that quantifies buildableareas for
all tax lots within the City’s Urban Growth Boundary(UGB).
Thetechnical report attached to thisStaff Report, and associated BLIGIS Database
describes:
the aggregate buildable area of parcels within each comprehensive plan
designation;
allowable base densities by zoneor comprehensive plan designation;
projected population growth and household size;
the size and locational characteristics of each parcelwithin the City’s UGB;
the capacity of each parcel to accommodate future dwellings;and
the cumulative buildable acreage by zoning and comprehensive plan designation.
Thisupdate the BLI to reflects all development activity reflected through issuance of
Planning Action PA-L-2019-00006 (BLI)Ashland Planning Department –2019 BLI Staff Report
Applicant: City of AshlandPage 1of 2
building permits that had occurred betweenJanuary 1, 2011(the date of the prior BLI’s
dataset) and June 30, 2019.
Conclusions and Recommendations
Theprioradopted Buildable Lands Inventory(adopted in 1999, 2005, and 2011)doesnot
reflect development that has occurred subsequent to its adoption date. The BLI currently
presented reflects recent development and landconsumption andprovides an adequate
factual basis to evaluate land availability within Ashland’s Urban Growth Boundary.
The Housing and Human Services Commission reviewed the BLI at their regular meeting on
th
October 24, 2019 andhave forwarded a recommendation to the Planning Commission and
City Council to approve the resolution updating the BLI.
Staff recommends the Planning Commission forward a recommendation of approval to the
City Council forthe resolution updating the BLI technical document.
Potential Motion
Move to recommend approval to the City Council Resolution 2019-034updating the
Buildable Lands Inventory (2019) technical reportreferenced in the Comprehensive
Plan Appendix entitled “Technical Reports and Supporting Documents”.
Attached
:
DRAFT_BLI_Resolution_20191203.doc
Exhibit A -BLI Document Exhibit B -TechnicalSupport Document Appendix A
o
Exhibit B-Comprehensive Plan Appendix entitled “Technical Reports and
o
Supporting Documents”
Draft BLI Map (11x17 printed)
Planning Action PA-L-2019-00006 (BLI)Ashland Planning Department –2019 BLI Staff Report
Applicant: City of AshlandPage 2of 2
RESOLUTIONNO.2019-34
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A RESOLUTION ADOPTING AN AMENDMENT TO THE ASHLAND COMPREHENSIVE
3PLAN UPDATING THE BUILDABLE LAND INVENTORY AS A TECHNICAL
SUPPORTING DOCUMENT OF THE URBANIZATIONELEMENT
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RECITALS:
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A. The City of Ashland (City) is required to update its buildable lands inventory in accordance
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with the ORS 197.296(2) to demonstrate sufficiency of buildable lands within the urban growth;
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B.The Cityhas prepared the Buildable Land Inventory update in compliance with ORS
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197.296(2) and consistent with definitions and safe harbors provided by Oregon Administrative
Regulations as relates to the calculation of buildable land; and
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C. The City, in accordance with Section18.5.9of the City of Ashland Municipal Code, initiated
a Type III Legislative amendmentto the City’s Comprehensive Plan to update the City’s
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Buildable Land Inventoryand the official Buildable Lands Inventory Map; and
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D. The Buildable Land Inventory updatedoes not amend any policies of the Ashland
ComprehensivePlan, but only serves to provide a factual accounting of the City’s buildable land
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inventory; and
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E. The Ashland Planning Commission conducted a duly noticed public hearing on _____ at
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which time it reviewed the City staff report and heard testimony andcomments on the Buildable
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Land Inventory; and
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F. The City Council approved Ordinance No. 3055 on November 15, 2011, directing that updates
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of the Buildable Lands Inventory, a Technical Report in in support of Chapter XII \[Urbanization\]
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of the Ashland Comprehensive Plan, maybe approved by Resolution of the Councilto account
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for consumption of land by development, and redevelopment, as reflected in the issuance of
Building Permits by the City.
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NOW, THEREFORE, THE CITY COUNCIL OFTHE CITY OF ASHLAND, OREGON,
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RESOLVES AS FOLLOWS:
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SECTION 1.The City of Ashland City Councildoes hereby accept, the 2019 update of the
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Buildable Land Inventory as set forth in attached Exhibit “A” for final consideration and
adoption.
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SECTION 2.The City of Ashland City Councildoes hereby acceptthe amendments to the
Comprehensive Plan Appendix entitled Technical Reportsand Supporting Documents as set
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forth in attached Exhibit “B”for final consideration and adoption.
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RESOLUTIONNO. 2019-34Page of
1SECTION 3.This resolution is effective upon adoption.
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ADOPTED by the City Council this day of ,2019.
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ATTEST:
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_____________________________
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Melissa Huhtala, City Recorder
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SIGNED and APPROVED this ______ day of _______________, 2019.
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_____________________________
John Stromberg, Mayor
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14Reviewed as to form:
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___________________________
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David H. Lohman, City Attorney
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RESOLUTIONNO. 2019-34Page of
Exhibit A
Buildable Lands Inventory
DRAFT - 2019
Prepared by:
Department of Community Development
Table of Contents
Introduction.....................................................................................................................................1
Section 1: Buildable Land Inventory..............................................................................................2
Land Use Classifications.............................................................................................................2
Definitions and common terms...................................................................................................3
Land Inventory............................................................................................................................5
Quantifying Land Availability & Methodology.........................................................................5
Buildable Land............................................................................................................................7
Dwelling Unit Assessment........................................................................................................12
City Property-Public Use.........................................................................................................14
Section 2: Demographics..............................................................................................................16
Population Characteristics........................................................................................................16
Population Growth....................................................................................................................17
Persons Per Household.............................................................................................................19
Single Family Home Sizes........................................................................................................20
Student Population and Housing...............................................................................................21
Section 3: Housing Needs Analysis..............................................................................................23
Appendix A –Vacant Properties–In process of development........................................................i
Appendix B –2019 Buildable Lands Inventory Map.....................................................................ii
Appendix C –Oregon Administrative Rules.................................................................................iii
Tables
Table 1: Residential Density...........................................................................................................3
Table 2 -Total Net Buildable acreage (V&PV) City Limits..........................................................7
Table 3 -Total Net Buildable acreage (V&PV)UGB alone..........................................................7
Table 4 -Total Net Buildable acreage (V&PV) Urban Area (UGB & City Limits)......................8
Table 5 -Total Net Buildable acreage By Comprehensive Plan (V&PV) City Limits..................8
Table 6 -Total Net Buildable acreage By Comprehensive Plan (V&PV) UGB alone..................9
Table 7 -Total Net Buildable acreage By Comprehensive Plan (V&PV) Urban Area................10
Table 8 -Total Net Buildable acreage By City Zone (V&PV) City Limits.................................11
Table 9 -Potential Dwelling Units by Zoning Designation, City Limits.....................................12
Table 10 -Potential Dwelling Units by Comprehensive Plan Designation, Urban Area.............13
Table 11 -Population Growth Projections....................................................................................18
Acronyms used in thisDocument
BLIBuildable Lands Inventory
DLCDDepartment of Land Conservation & Development
EOAEconomic Opportunity Analysis
FEMAFederal Emergency Management Agency
GISGeographic Information System
HDRHigh Density Residential
HNAHousing Needs Analysis
LDRLow Density Residential
MFRMulti-Family Residential
OAROregon Administrative Rule
ORSOregon Revised Statute
PPHPersons per Household
SFRSingle Family Residential
SRSuburban Residential
UGBUrban Growth Boundary
2019 Buildable Lands Inventory
Introduction
The purpose of conducting an update of the “Buildable Lands Inventory” (BLI) is to quantify the
amount vacant and partially-vacantland available within the political boundaries of the City of
Ashland (City Limits andUrban Growth Boundary). In combination with a Housing Needs
Analysis,and an Economic Opportunities Analysis, 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 is prepared in accordance with OAR 660-24-0050(1) requiring that cities maintain a
buildable lands inventory within the urban growth boundary (UGB) sufficient to accommodate
the residential, employment and other urban uses such as public facilities, streets, parks and open
space needed for a 20-year planning period.The BLI is a effectively an analysis of development
capacity. The use of the City’s geographic information systems (GIS) enables the City to
evaluate development potential using 4 basic steps:
1.Identify developed property throughout the City and Urban Growth Boundary
2.Calculate development potential in terms of number of future single-family residential
lots,multifamily housing units, and available commercial lands.
3.Identify development parcels that significantly underutilize their allowed (or proposed)
development capacity;
4.Quantify physical constraints to development (steep slopes, floodplains, etc) to refine
estimated development capacity on a parcel by parcel basis.
If it is determined that future population growth,or economic development,will require more
buildable land than is available, the community’s governing bodies can make informed
decisions, and implement appropriate measures to provide for the unmet housing and
commercial landneeds.As a companion document to the BLI the Housing Needs Analysis
(HNA)provides data necessary to determine the mix of housing types will be neededto
accommodate population growth and demographic changes. The City completeda Housing
Needs Analysis in 2012. In combination with this BLI,the 2012 HNA, and any future updates,
will allow the City to assess whether the supply of available residential land is sufficient to
accommodate each needed housing types through the 20-year planning period.
DRAFT
2019 BLI pg. 1
Section 1: Buildable Land Inventory
Land Use Classifications
The BLI maintains an accounting of all landswithin Ashland’s Urban Growth Boundary (UGB)
by Comprehensive Plan designation andby zoning designation within the city limits. Each City
zone relates to a specific Comprehensive Plan designation as shown below. The BLI provides an
assessment of buildable land for both the Comprehensive Plan and Zoning designations.
Comprehensive Plan Zoning
Suburban ResidentialResidential -Suburban (R-1-3.5)
Single Family ResidentialResidential -Single-family (R-1-10, R-1-7.5, R-1-5)
Low Density ResidentialResidential Low Density (R-1-10)
Residential -Woodland (WR)
Residential -Rural (RR)
Multi-Family ResidentialResidential -Low Density Multiple Family (R-2)
High Density ResidentialResidential -High Density Multiple Family (R-3)
CommercialCommercial (C-1)
DowntownCommercial -Downtown (C-1-D)
EmploymentEmployment (E-1)
IndustrialIndustrial (M-1)
Health CareHealth Care ServicesZone(HC)
Croman Mill Croman Mill DistrictZone(CM)includes various district zones
(CM-NC, CM-MU, CM-OE, CM-CI, CM-OS)
Normal NeighborhoodNormal Neighborhood District (NN)includes various district zones
(NN-1-3.5, NN-1-3.5 C, NN-1-5, NN-2)
North Mountain NeighborhoodNorth Mountain Neighborhood (NM)includes various district
zones (NM-R-1-7.5, NM-R-1-5, NM-MF, NM-C, NM-Civic)
Southern Oregon UniversitySouthern Oregon University (SOU)
City ParksVarious zones
Conservation AreasVarious zones
The residential densities used to determine the number of dwelling units expected per acre of
landfor all zones and ComprehensivePlan designationsis provided in Table 1.
DRAFT
2019 BLI pg. 2
Table 1: Residential Density
ZoneAssumed DensityType
Suburban Residential (SR), Townhouses,
R-1-3.57.2 units per acre
Manufactured Home
R-1-5 & R-1-5-P4.5 units per acreSingle-Family Residential (SFR)
R-1-7.5 & R-1-7.5-P3.6 units per acreSingle-Family Residential (SFR)
R-1-10 & R-1-10-P2.4 units per acreSingle-Family Residential (SFR)
R-213.5 units per acreMulti-Family Residential (MFR)
R-320 units per acreHigh Density Residential (HDR)
RR-.5 & RR-.5-P1.2 units per acreRural Residential, Low-Density (LDR)
HC13.5 (as R-2)Health Care
WRSlope contingentWoodland Residential
RR-10.6 units per acreRural Residential, Low-Density (LDR)
Definitions and common terms
The following definitions were used in evaluating land availability:
Buildable Land
Residentiallyand commerciallydesignated vacant, partially vacant, and, at the option of
the local jurisdiction,redevelopableland within the urban growth boundary that is not
severely constrained by natural hazards,(Statewide Planning Goal 7) or subject to natural
resource protection measures (Statewide Planning Goals 5 and 15).
Publicly owned land is generally not consideredavailable forresidential use. Land with
slopes of 35-percent or greater and land within the 100-year flood plain wasnot
considered buildable in conducting this BLI.For the purposes ofupdating the Buildable
Lands Inventory,“redevelopable lands” as defined below were not included as
“Buildable Land”.This is consistent with the methodology used in the 1999, 2005,and
2011Buildable Lands Inventory’s methodologiesfor identifying properties with
additional development potential.Properties considered “Redevelopable”that otherwise
had further development potential,were included instead in the “Partially Vacant”
categoryin order to capture that net buildable land area.
Residential Density
The number of units per acre (density) for residentialproperties withdevelopment
potential was determined by referencing the base densities established in the City’s
zoning ordinance. The density allowance coefficient (ie. 13.5 dwelling unit per acre in the
DRAFT
2019 BLI pg. 3
R-2zone) was initially established to include accommodations for needed public
facilities land, thus a “gross buildable acres”-to-“net buildable acres” reduction,
specifically to accommodate future public facilities, has been omitted.
Vacant:
Vacant lots were those parcels that were freeof improvements (structures) and were
available for future residential or commercial development. Alternative designations were
assigned to those parcels that, although physically vacant, were not considered suitable
for residential or commercial development.
Vacant/Undevelopable = Unbuildable acres due to physical constraints including:
1) with slopes in excess of 35%
2) within the floodway
3) within the 100-year flood plain
4) in resource protection areas
Vacant/Airport = Land reserved for Ashland Municipal Airport uses.
Vacant/Open Space=land reserved as private open space
Vacant/Parks = land reserved as public parks and open space
Vacant/Parking = paved parking lots
Partially Vacant:
Partially vacant lots were determined to have buildable acreage if the lot size was equal
to, or greater than, the minimum lot size requirements set for residential density \[in each
zone\]. In Commercially zoned lands, those parcels with additional undeveloped land area
yet containing a building on a portion of the property were likewise considered partially
vacant. Collectively, these partially vacant parcels account for a considerable amount of
Ashland’s future land supply.
For example, a five-acre parcel occupied by only one home is considered partially
vacant, however the percentage of land that is available may be 80% due to the
location of the existing home. Thus,in this hypothetical example, the partially
vacant property would yield four acres of net buildable land.
Redevelopable:
Redevelopable property is traditionally defined as one in which the property’s
improvements (structures on the property) are worth less than 30% of the combined value
of the improvements and the land.
For example, were a building valued at $100,000 located on a property with a
land value of $300,000 this property would be mathematically defined as re-
developable:$100,000/($100,000+$300,000) = 25%
Within Ashland,the high land cost relative to building valuations makes theabove
standard calculation method a poorindicator of future supply of land for housing and
commercial land needsin our community.However,in mapping all such “redevelopable”
DRAFT
2019 BLI pg. 4
properties utilizing the Jackson County Assessors Department’s Real Market Values
(RMV) for Land Value (LV) and Improvement Value (IV) the City was better able to
identify many properties that were underdeveloped and more appropriately defined as
“Partially Vacant”.
Land Inventory
The City of Ashland contains a grand total of 4,250acreswithin the City Limits. The Urban
Growth Boundary (UGB)contains a total of 4,732 acres. In the southwest corner of the city,the
city limits are actuallyoutside of the UGBrepresenting an area of 226 acres. For this reason, the
combinedtotal area of Ashland political boundaries is 4,958 acres.Whendedicatedpublic right-
1
of-waysare removed, there remains 4,161 (84%) net acres within the City’s urban area.
Public rights-of-way, parks/open space and civic uses accounted for 27.8% of the City’s total
gross acreage.The remaining land is classified as Residential (60.1%), commercial (11.4%), and
industrial (0.4%).
QuantifyingLand Availability& Methodology
The primary data sources used in order to determine the amount of land available within
Ashland’s UGB included:
2010Buildable Lands Inventory data and map
Jackson County assessor parcel data (as of June 28, 2019)
Citywide Aerial photos (taken inAprilof2018)
City of Ashland GIS database (for building footprints, slope, flood, and impervious areas)
Ashland Building Permit data(April 1, 2011 –June 30, 2019)
Each of these data sources were used to closely examine properties designated as available and
toidentify physical or other constraints to future development.Propertieswere analyzed for their
available buildable land,and to ascertain whether the property was suitable for further
development.
BuildingPermit data, current as of June 30, 2019, was mapped to showall residential
development that had occurred since April 1,2011, the date of the last Buildable Lands
Inventory’s dataset.Mapping the City’sbuilding permit data further ensuredan accurate
accounting of lands represented as “vacant” in theJackson CountyAssessor’s records, but for
which building permits had alreadybeen issued.Properties that received building permits for for
1‘Within the City’s Urban Area’ includes both land within the City Limits and Urban Growth Boundary combined.
If reference is being made to the UGB area exclusive of land within City Limits, we will refer to ‘UGB alone’.
DRAFT
2019 BLI pg. 5
new dwellings or commercial developments after June 30,2019, but before the publication of this
inventory, are included as an appendix to this document.
In the 2019 BLI’s GIS project, each parcel within the City and UGB has beencategorized asone
of the following:
Developed=D
Vacant= V
Partially-Vacant= PV
Undevelopable= UnDev
In addition to the primary categories above there are several sub-types of vacant lands
that were classified to indicate they arenot available for future development such as
Airport, Parks, Open space, parking lots, and other public or quasi-public land.
In general, a vacant parcel from the 2010 BLI wasclassified as developed if there was an
existing building, or arecentbuilding permit issued,unless the propertywas large enough to be
further subdivided orableto support additional dwelling units due to multi-family zoning. If a
property had previously been categorized as ‘partially vacant’ in the 2011 BLI, it was evaluated
to determine the number of additional dwelling units (or sub-dividable lots)that currently could
be provided. Properties that havereceived Planning approval for developmentwithin the last 18
months, buthave yet to obtain building permit approvalby June 30, 2019,are counted as
buildable in this BLI.However, as they are likely to develop in the near term they have been
categorized as ‘Vacant-in process’in the 2019 BLI GIS project, and are listedin Appendix A.
Using the spatial analysis tools in the GIS,the area of each individual parcelthat was constrained
by steep slopes(over 35%), flood zones(FEMA 100yr. floodplain), and impervious surface was
calculatedto betterassess the likely level of future development on the property. The resultant
figure was called ‘Net Buildable Acres’and informed an adjustment in the number of dwelling
units (Adjusted DU)the tables provided in this inventory that present future dwelling potential.
To verify the accuracy of the draft BLI map, staff conducted site visits to numerous areas
throughout the City that had experienced significant developmentsince 2011. The ‘ground
truthing’, and examination of an aerial photograph taken in April of 2018, allowed for refinement
of the BLI to appropriately represent the consumption of property within the City.
DRAFT
2019 BLI pg. 6
Buildable Land
Due to the careful reassessment of each individual parcel within the Urban Growth Boundary
and City Limits, andtheuse of improvedGIS spatial analysis tools,severe constraint areas not
suitable for developmentwere more readily identified and thereforethis BLI provides a more
accurate assessment of developableproperty thandidthe 2011 BLI. The difference between
Gross Acreage, and Net Buildable Acres in the tables below represents reductions in available
land area due to severe physical constraints, developed portions of properties, and other
constraints to development.
In total,there are approximately 663net buildable acres of land within the UGB that are
developable (across all Comprehensive Plan designations). When considering properties within
the city limitsalonethere are 313 net buildable acres that areclassified as developable acrossall
zones.
Table 2-Total Net Buildableacreage (V&PV) City Limits
BLI_STATUS# of ParcelsGross AcreageNet Buildable Acres
Vacant330275.6164.4
Partially Vacant327249.1149.1
Vacant/Airport994.254.5
Vacant/UnDevelopable95237.80.00 (not buildable)
Vacant /Open Space or
371570.20.00 (not buildable)
Park
Vacant /Parking7319.70.00 (not buildable)
Table 3-Total Net Buildable acreage (V&PV) UGB alone
BLI_STATUS# of ParcelsGross AcreageNet Buildable Acres
Vacant56170.6118.5
Partially Vacant112351.4230.7
Vacant/Airport121Per Airport Plan
Vacant/UnDevelopable86.90.00 (not buildable)
Vacant /Open Space or
28.30.00 (not buildable)
Park
Vacant /Parking44.50.00 (not buildable)
DRAFT
2019 BLI pg. 7
Table 4-Total Net Buildable acreage (V&PV) Urban Area(UGB & City Limits)
BLI_STATUS# of ParcelsGross AcreageNet Buildable Acres
Vacant386446.2282.9
Partially Vacant439600.5379.9
Vacant/Airport101152Per Airport Plan
Vacant/UnDevelopable103244.80.00 (not buildable)
Vacant /Open Space or
373568.50.00 (not buildable)
Park
Vacant /Parking7724.10.00 (not buildable)
The following tablesshow thenumberof net-buildable acres by Comprehensive Plan
Designationsfor City Limits, UGB alone, and total Ashland Urban area(UGB + City Limits),
and net-buildable acres by Zoning designation forproperties within the City Limits.
Table 5-Total Net Buildable acreage By Comprehensive Plan (V&PV) City Limits
Comprehensive Plan# of ParcelsNet Buildable Acres
Commercial2312.3
Croman Mill1343.8
Downtown80.4
Employment6050.7
HC31.2
HDR5811.7
Industrial35.4
LDR5718.8
MFR11422.1
NM1316.3
SFR289119.9
SFRR32.5
SOU31.8
Suburban R10.1
Woodland96.6
Totals666368.0
DRAFT
2019 BLI pg. 8
Table 6-Total Net Buildable acreage By Comprehensive Plan (V&PV) UGB alone
Comprehensive Plan# of ParcelsNet Buildable Acres
Airport1Per Airport Master Plan
Commercial64.4
Croman Mill 917.3
Employment2841.7
Industrial39.2
MFR520.1
Normal NBHD2969.7
NM10.1
SFR3785.2
SFRR4594.1
Suburban R57.5
Totals169365.1
DRAFT
2019 BLI pg. 9
Table 7-Total Net Buildable acreage By Comprehensive Plan (V&PV) Urban Area
Comprehensive Plan# of ParcelsNet Buildable AcresGross Acres
Airport10Per Airport Master Plan115.2
Commercial2916.726.8
Croman Mill 2261.185.7
Downtown80.42.9
Employment8892.4141.6
HC31.21.8
HDR5811.714.7
Industrial614.616.3
LDR5718.863.5
MFR11942.264.8
Normal Neighborhood2969.787.9
NM1416.431.7
SFR326205.1322.4
SFRR4896.7154.2
SOU31.82.3
Suburban R67.58.0
Woodland96.622.3
Totals835733.11,161.9
DRAFT
2019 BLI pg. 10
Table 8-Total Net Buildable acreage By City Zone (V&PV) City Limits
ZONE# of ParcelsNet Buildable Acres
C-1
2412.5
C-1-D
80.4
CM1243
E-1
5750.4
HC
31.2
M-1
46.3
NM1216
R-1-10
6020.0
R-1-3.5
10.1
R-1-5
8960.5
R-1-7.5
13540.2
R-2
11522.5
R-3
5811.7
RR-.5
5315.1
RR-1
32.5
SO
70.1
WR
52.0
Totals313.5
DRAFT
2019 BLI pg. 11
Dwelling Unit Assessment
The number of potential dwelling units as shown in Table 9 indicates that an approximatetotal of
1,563 new dwelling units could be accommodated upon lands within the existing City Limits
using currentzoning and density assumptions. This accounts for a 275dwelling unit capacity
reduction from what was estimated in the 2011 BLI. The number of potential dwelling units that
can be accommodated in the entireUGB is 2,847 (see Table 10).
Table 9-Potential Dwelling Units by Zoning Designation, City Limits
Calculated Dwelling
Permitted DensityAdjusted
Units
Zone
units per acreDwelling Units
(Gross acres x Density)
C-130
597199
C-1-D60
17248
CMMaster Plan
23783
E-115
977248
HC13.5
2416
M-1na
0
NMMaster Plan
17373
R-1-102.4
8969
R-1-3.57.2
11
R-1-54.5
390268
R-1-7.53.6
251164
R-213.5
437180
R-320
294132
RR-.51.2
5454
RR-11
33
SOMaster PlannaMaster Plan
WRSlope contingentna10
Total1563
DRAFT
2019 BLI pg. 12
The estimated number of dwelling units assumes that upon remaining buildable lands within the
2
City’s commercially zoned properties, with mixed-use potential, that such commercial
properties will provide only 50% of the residential units that are otherwise permitted at the base
densities.This 50% reduction was done at the Calculated Dwelling Unit stageof the analysis,
and then further adjusted based on site constraints and existing developmentto estimate the
number of Adjusted Dwelling Units.
Ashland has experienced a history of mixed use development on commercial lands given the
strong market for housing. However, to provide conservative estimates of future housing on
commercial lands the 50% reduction from permitted densities is intended to recognize that a
number of commercial developments may not elect to incorporate housing into their
developmentsas housing is notarequirement within the zones. Efforts taken by the City to
promote inclusion of mixed-use developmentswithin commercially zoned lands along transit
routes can function to accommodate more housing on such lands than is presently projected in
this BLI.
Table 10-Potential Dwelling Units by Comprehensive Plan Designation, Urban Area
Comprehensive PlanCalculated Dwelling
Adjusted Dwelling Units
Units
Airport00
Commercial803245
Croman Mill237243
Downtown17248
Employment2127256
HC2416
HDR
294132
Industrial00
LDR6465
MFR874352
NM17773
Normal NBHD
607474
SFR
1308744
SFRR363145
SOU20
Suburban R5744
Woodland710
Total2847
2 E-1 with a residential overlay, C-1, and C-1-D
DRAFT
2019 BLI pg. 13
Figure 1. Dwelling Unit Capacityby Comprehensive Plan Designation (number of potential
units)
Modification to base zoning densities, density bonuses, zoning or overlay changes, area master
plans, or comprehensive plan changes intended to concentrate development within the UGB,
could further extend the supply of buildable lands by effectively accommodating more dwelling
units upon less land area. To more accurately project the number and type of needed housing the
City’s Housing Needs Analysis (HNA)should be referenced. By carefully examining income,
age demographics, household sizes, and local housing costs, theHNAhelpsquantify the
expected proportions of rental to ownership, household sizes and needed housing types.
City Property-Public Use
Properties under public ownership areregarded as unlikely to be developed for additional
residentialusesbecause they arededicatedfor public purposes such as public rights-of-way,
parks, power substations, public works yards, or other public facilities. These city owned lands
are therefore excluded from the inventoryof vacant and partially vacant lands.In the event the
City determined a property was not needed for public uses, the City could proceed with
disposition of the property through procedures set forth in Oregon Revised Statutes (ORS
270.100-140). At such time the property wasno longer restricted for public use, it would then be
added to the inventory of buildable lands provided it had further development potential.
DRAFT
2019 BLI pg. 14
Municipalities in Oregon are currently authorized to provide transitional housing on public lands
in the form of campgrounds within their urban growth boundaries for persons who lack
permanent housing but for whom there is no available low-income alternative, or for persons
who lack safe accommodations.House Bill 2916enacted in 2019 expands the allowance for
transitional housing campgrounds with the expressed intent that such housing is temporary and
may include yurts, huts, tents, andother similar structures. Such temporary housing units on
public propertywouldnot be considered permanent dwellings, and as such the potential for such
campgrounds does not increase dwelling unit capacity of inventoried buildable lands.
DRAFT
2019 BLI pg. 15
Section 2: Demographics
Population Characteristics
The City of Ashland is being affected by population and demographic trends that will have
significant impacts on the housing needs of the future. Of most significanceisthe slowdown in
population growth and changesin the age distribution of residents, including fewer children and
higher numbers of seniors.
The age distribution of a city is an important
factor in determining current and future
housing needs. An aging population generally
signals the need for more senior housing, while
growing numbers of children and young
families would point to the need for more large
family housing. According to the 2017US
-
CensusAmerican Community Survey 5year
estimate,lessthan one-fifth (18.6%) of the City
of Ashland’spopulation were children, aged 19
years old or less. Young adults (aged 20 to 35),
generally the age when peopleform
independent households, made up
approximately another fifthof the population
(21.9%). Thirty-sevenpercent of the City’s
population is aged 35 to 64 years old. This
leaves about 22% of the population that is
.
currently aged 65 years and olderBased on
2013-2017American Community Survey 5-
year estimates 20.2% of Jackson County
residents were aged 65 and over, whereas in
Figure 2. Ashland Population Pyramid
Oregon only15.9% of the population is within
this age cohort.
This trend toward an aging population, is likely to continue into the foreseeable future.
According to the State of Oregon’s Office of Economic Analysis, rapid growth in elderly age
cohorts is expected statewide. Specifically, within the Rogue Valley the large cohort of baby-
boomers are increasingly moving into the traditional 65 and older retirement age group. In-
migration from older age groups also bolstered the local population of the 65 and older crowd. In
2000, there were 29,140 residents age 65+ in Jackson County. By 2017, this group reached
47,347, or an increase of 62.5 percent. Ashland has experienced a significant aging of our
population over the last two decades in comparing the age cohots as illustrated in Figure 5. A
large senior and student population within Ashland understandably increases the number of small
one and two person households given these populations typically do not have children present in
DRAFT
2019 BLI pg. 16
their homes.
As illustrated in Figure below, Ashland’s collective population has been growing older since
2010, a trend that was evident between 2000 and 2010 as well. The shifting age cohort line
shows a significant increase in Ashland’s residents that are 65 years or older as a percentage of
the total population. The other age cohort that shows an increase as a percentage of the
population is people between 25 and 34 years old.
Figure 3. Ashland Age Cohorts 2010-2017
Population Growth
The primary indicator of future residential land needs is the projected population growth. In
combination with changes in the number of people per household, and the assumed vacancy rates
for housing units, these factors can predict the number of total housing units needed. The
population of the City of Ashland historically has been measured using census population counts
and the percentage of Ashland’s population in proportion to the County’s population. The
Population Element of the Comprehensive plan, using those measures, as well as birth rates,
death rates and migration rates, projected that Ashland’s population will grow at rate of 0.75%
annually. In 2015, per the direction of the Oregon Legislature, allcities began utilizing
population counts and estimates based on the Portland State University (PSU) Population
Research Center’s Coordinated Population Forecast. These forecasts estimate that the Cityof
Ashland’spopulation will grow at rate lower than that of the prior estimate within the
Comprehensive Plan. The PSU report notes an annual average growth rate of .4% from 2018-
DRAFT
2019 BLI pg. 17
2043, and a rate of just 0.1% from 2043-2068.
Table 11-Population Growth Projections
Total AAGR 2010-AAGR 2018-AAGR
Region
2018 2043 2068change 2018 2043 2043-2068
219,270 272,226 320,852 101,582 0.9%0.9% 0.3%
Jackson County
21,501 23,62524,177 23,1960.5%0.4% 0.1%
Ashland
Sources: PSU Coordinated Population Forecast 2018 through 2068.
According the PSU projections Ashland’s population within the UGB will increase from 21,501
in 2018 to 23,160 in 2030, after which the rate of increase will decline as shone in the chart
below.
Figure 4. Ashland Historic and Projected Population 1940-1960
Sources: US Decennial Census and PSU Coordinated Population Forecast 2018 through 2068
In accordance with House Bill 2254(approved by the Oregon Legislature in 2019) which
streamlined the UGB process based on long-term housing and employment needs, a 14-year
population forecast (2018-2032) was provided in the PSU Coordinated Population Forecast
which projects an Annual Average Growth Rate of 0.6% for the City of Ashland between 2018
and 2032.
DRAFT
2019 BLI pg. 18
Persons Per Household
The average household size in Ashland has declined steadily over the last five decades, dropping
from 2.84 persons per household in 1970, to 2.36 in 1980, and to 2.03 persons per household by
2010 according to the US Census. PSU’s Coordinated Population Forecast (2018-2068) expects
persons per household (PPH) to decline further in Ashland to 2.0 PPH as “smaller household size
is associated with an aging population in Jackson County and its sub-areas”.
Figure 4. Ashland People per Household 1960-2018.
Jackson County has a PPH of
2.4, which in comparison to
Ashland’s PPH of 2.0, illustrates
that Ashland has smaller
household sizes than the region
as a whole. One and two person
households represent the largest
segmentsof Ashland’s housing
market. Combined, these small
householdscomprise nearly79%
of owner households and 74% of
renter households in Ashland.As
such less than a quarter of all
households within Ashland have
3 or more occupants.
Figure 5. Ashland Household sizes
Sources: Census Bureau, 2013-2017 American Community Survey 5-Year Estimates
DRAFT
2019 BLI pg. 19
Single Family Home Sizes
As the number of “persons per household” has decreased over time, the average square footage
of floor area had increased. The traditional single family detached housing development is
mismatched with the increasing number ofsmaller households, resulting in an increase in the
consumption of total acreage relative to the number of people housed. A wider menu of housing
designs options, and layouts including cottage housing units, duplexes, and multifamily rental
housing, enable people to find housing bettersuited to their household needs, and would result in
accommodating more people per acre, hereby assisting in providing an offset the decrease in
individual household sizes.
Further the depletion of available land,increasing land prices,and more squarefeet of housing
per occupant collectively function to increaseoverallhousing costs.According to the National
Association of Home Builders the average size of new single-family homes increased post-
recession. Although average house sizes fall prior to and during a recession as home buyers
tighten budgets, the square footage increases as higher end home buyers return to the market
after the recession ends. This pattern is evident in Ashland in Figure 6below which shows a
declining house sizes from 2008-2011, with an increasing average sizefollowing the low of
1,788sq.ft. in 2011.
However, in evaluating the median home sizeby calendar yearit is evident the variation in
average home size is impactedby a few large homes relative to the total number ofhomes built
eachyear. In the calendar year 2018,the average home size was 2,163 sq feet, whereas half the
homes built were less than 1,738 sq.ft. in size. 2018hasthe lowest recorded median home size
during the 2001-2018 period. The increasing development of smaller homes accounts for this
shift
Figure 6
–Ashland Home Sizes by year
DRAFT
2019 BLI pg. 20
This same pattern of increasing house sizes is occurring nationally according to first quarter 2019
data from the National Association of Home Builders which shows that median single-family
square floor area ticked up from 208 levels to 2,355 square feet. Average (mean) square footage
for new single-family homes increased to 2,584 square feet.
Figure 7-
Average Home Size (National)
Sources: National Association of Home Builders ((http://eyeonhousing.org/2019/05/new-single-family-home-size-
first-quarter-2019-data/)
The current decline in home size can be attributed to various factors including the desire to keep
energy costs down, reductions in equity in existing homes available to be rolled over into new
ones, tighter credit standards, less interest in buying a home as an investment and a growing
presence of first-time buyers seeking smaller units. The chairman of the National Association of
Home Builders expects this downward trend to continue, "A new housing market is emerging,
and even with the recession in the rear view mirror we expect the popularity of smaller homes to
persist," said Bob Jones, "Builders are responding to a new mindset among home buyers that has
been shaped not just by a weak economy, and it is transforming the product they deliver."
Student Population and Housing
The Master Plan for Southern Oregon University for the period 2010-2020 was predicated on
projections of enrollment growth to approximately 6,000 students. The Winter 2019 enrollment
report from SOU indicates a total studentcount of 5970. Of these students 29.6% were non-
residents and 70.4 %. Students that were classified as residents (1770 students) include both
those housed on-campus and those living elsewhere in Ashland. The University’s master plan
indicates will utilize its available land to provide new housing and anticipates approximately
25% of all students can be housed on campus.
DRAFT
2019 BLI pg. 21
According to the 2010-2020 SOU Master Plan:
The University will pursue construction of new housing to current standards to serve three goals:
replace older housing structures that are near the end of their useful life;
expand the percentage of students housed on campus in order to increasethe number of
upper division students who live in campus housing and to help improve student retention;
maintain a compact campus with housing within a 5-minute walk of the campus core.
New student housing will be constructed on the north campus, but within a walkable distance from
the heart of campus. The intent is to create a cluster of housing that will support a more
pronounced student life zone on campus, and still contribute to a walkable scale.
SOU completed the development of the704 bed McLoughlin Hall dormitory complex in 2013.
The older 692 bed Cascade Complex was removed from residential use at that timealthough a
portion of this building is currently utilized on an intermittent basis to house some Reserve
Officer Training Corps (ROTC) students.As such there has been aminimal gain in the number
of students that could be housedon SOU campussince the completion of the last Buildable
Lands Inventory and Housing Needs Analysis.
As of 2019SOU Housing maintains1094residence hall (dormitory) beds, 165 apartment units
(two of which arepresentlyreserved for faculty) and 9 detachedhousing units. As of Spring of
2019 SOU was housing 763 students in residence halls and had 146 Student Apartments and
Family Housing units occupied by families.In consideration of current occupancy SOU has a
remaining capacity to accommodate approximately 331studentsin dormitories, and 28
households in SOU apartments and family housing.Lastly, the SOU Plan identifies alternative
locations for the future creation of a Faculty Villageto provide housing opportunities (12-48
potential units) for professors and staff.
DRAFT
2019 BLI pg. 22
Section 3: Housing Needs Analysis
The City completed a Housing Needs Analysis in 2012. A Housing Needs Analysis allows a
community to define the supply and demand characteristics for various types of housing,
including sales housing, rental needs housing and special needs housing. With the completion of
this 2019 Buildable Lands Inventory the City will be able to undertake an update of the Housing
Needs Analysis (HNA) to compareprojected housing demand to the existing land availability.
In this way an updated HNAprovidesthe necessary information to inform decisions, as well as
to identify whererefinements to land use designations may be necessary to accommodate needed
housingtypes. Ideally, Ashland will have a mix of housing thatsupports current and future
residents as their housing needs and conditions change. Further, having a balance of housing that
is affordable and suitable for various income levelsplays a supportive role in economic
development.
In completing the 2019BLI, the City reviewed building permit data to summarize land
consumption rates by year as shown for residential lands in Table __below.
Table 11-Historic Land Consumption
Residential Land Consumption, Acres by Zone
2011-2018 Annual
Zone 2011 2012 2013 2014 2015201620172018Total Avg.
NM 1.0 3.5 0.70.8 0.9 0.4 0.2 0.3 7.5 0.9
R-1-101.0 0.2 1.62.4 1.9 2.5 0.4 2.4 12.3 1.5
R-1-
3.5 0.4 0.1 0.1 0.8 0.6 2.0 0.2
R-1-5 1.2 1.6 4.03.4 1.6 1.3 1.5 3.3 17.9 2.2
R-1-
7.5 1.4 1.6 2.30.5 2.4 1.7 3.0 1.2 14.1 1.8
R-2 0.5 0.8 0.30.7 0.5 1.5 0.3 0.4 5.0 0.6
R-3 0.6 0.1 0.6 0.3 0.1 0.2 1.4 3.4 0.4
RR-.51.6 2.41.2 3.4 1.1 0.5 3.8 14.0 1.8
RR-5 0.5 0.6 1.1 0.1
WR4.60.5 2.3 2.2 9.6 1.2
Total 5.6 10.215.8 9.7 11.5 12.4 6.8 14.9 86.9 10.9
A housing needs projection exclusively based on projecting past development trends would
function to perpetuate any unmet housing needs into the future. For this reason, and in the face
of a changing housing market, determining the yearly consumption average and simply
multiplying that by 20 to determine a twenty-year demand for various housing types would not
adequately estimate future housing need. Further changes in the community demographics,
including number of “people per household” will have a substantial impact upon the needed land
area independent of past consumption rates.The relationship between lot size and square feet of
living space is also key in determining how efficiently land will be consumed by future
DRAFT
2019 BLI pg. 23
development.In combination an up to date Buildable Lands Inventory and a Housing Needs
Assessment can be useful tools in evaluating the appropriate distribution of units by housing type
while factoring in income and age information. With this information policy decision necessary
to adequately plan for the housing needs of current and future populations are possible.
The State of Oregon City passed legislation in 2019 (HB 2003) which directs the Department of
Land Conservation and Development(DLCD) is to adopt a statewide schedule for to develop
specific guidance on how cities should perform aHousing Needs Analysis and in developing a
Housing Production Strategy. In the coming year DLCD will develop a methodology and model
for to assist communities inquantify the projected housing needs in consideration of changing
market conditions and the demographic profile of eachCity. Once the state implements the
provisions of HB2003, Ashland will be required to complete an HNA every 8 years. It is the
City’s expectation that a new HNA for Ashland will be developed soon after the State approved
methodologies are established. The data contained within this 2019 BLI will be valuable in
quantifying available land supply and existing housing capacity tocomplete that projection of
future housing needs.
DRAFT
2019 BLI pg. 24
Appendix A–Vacant Properties–In process of development
Lands Categorized as “Vacant/In-process”. These properties had received Planning Action
approval but had not yet received buildingpermits at as of July1, 2019. As such these projects
are expected to be developed in the near future and will further reduce available lands.
Map & Tax Zone AddressAcresUnits Status
Lot Planning Approval = PA
Building Permit = BP
04CB 8800 R-1-5Mountain View / .75 12 BP issued after 7/1/2019
Laurel (12 cottages)
04BC 143 R-1-5702 N Laurel0.14 1 BP issued after 7/1/2019
10BB 600 R-1-5520 Fordyce St. 0.14 1 BP issued after 7/1/2019
05AD 200R-1-5Otis Street 5.92 27 lots PA approval only – no building
permits
04CA 1900 R-1-5657 Oak Street0.39 3 PA approval only – no building
permits
23BA 319 R-1-7.5 2326 Blue Sky Ln 0.42 1 BP issued after 7/1/2019
23BA 323 R-1-7.5 2321 Blue Sky Ln 0.59 1 BP issued after 7/1/2019
09BC 7805 R-1-7.5 126 Fork St. 0.31 1 BP issued after 7/1/2019
11C R-2 380 Clay Street 3.35 60 PA approval only – no building
2504/2505 (HAJC) permits
10CB R-3 Garfield St. 2.1 70 PA approval only – no building
2100/2102 permits
09SF 2000R-3 1010/1014/990 0.19 3 BP issued after 7/1/2019
Eureka St
10DC 9201 C-11675 Ashland St.1.09 30 PA approval only – no building
(Columbia Care)permits
09BA C-1Lithia Way 0.33 34 BP issued after 7/1/2019
10102/10103 (First Place -OSF)
04CD 1803 E-1 121 Clear Creek 0.56 8 BP issued after 7/1/2019 for one
building;
PA approval for 4 additional
buildings
DRAFT
2019 BLI pg. i
Appendix B –2019 Buildable Lands Inventory Map
www.ashland.or.us/BLI
To be publishedonlineat once approved.
DRAFT
2019 BLI pg. ii
Appendix C–Oregon Administrative Rules
(Source: Oregon Administrative Rules, 1998 Compilation,LCDC)
(1) A "Net Buildable Acre" consists of 43,560 square feet of residentially designated buildable land, after excluding
present and future rights-of-way, restricted hazard areas, public open spaces and restricted resource protection areas.
(2) "Attached Single Family Housing" means common-wall dwellings or rowhouses where each dwelling unit
occupies a separate lot.
(3) "Buildable Land" means residentially designated vacant and, at the option of the local jurisdiction, redevelopable
land within the urban growth boundary that is not severely constrained by natural hazards (Statewide Planning Goal
7) or subject to natural resource protection measures (Statewide Planning Goals 5 and 15). Publicly ownedland is
generally not considered available for residential use. Land with slopes of 25 percent or greater unless otherwise
provided for at the time of acknowledgment, and land within the 100-year flood plain is generally
considered unbuildable for purposes of density calculations.
(4) "Detached Single Family Housing" means a housing unit that is free standing and separate from other housing
units.
(5) "Government Assisted Housing" means housing that is financed in whole or part by either a federal or state
housing agency or a local housing authority as defined in ORS 456.005 to 456.720, or housing that is occupied by a
tenant or tenants who benefit from rent supplements or housing vouchers provided by either a federal or state
housing agency or a local housing authority.
(6) "Housing Needs Projection" refers to a local determination, justified in the plan, as to the housing types and
densities that will be:
(a) Commensurate with the financial capabilities of present and future area residents of all income levels
during the planning period;
(b) Consistent with OAR 660-007-0010 through 660-007-0037 and any other adopted regional housing
standards; and
(c) Consistent with Goal 14 requirements for the efficient provision of public facilities and services, and
efficiency of land use.
(7) "Manufactured Dwelling" means:
(a) Residential trailer, a structure constructed for movement on the public highways that has sleeping,
cooking and plumbing facilities, that is intended for human occupancy, that is being used for residential
purposes and that was constructed before January 1, 1962;
(b) Mobile home, a structure constructed for movement on the public highways that has sleeping, cooking
and plumbing facilities, that is intended for human occupancy, that is being used for residential purposes
and that was constructed between January 1, 1962, and June 15, 1976, and met the construction
requirements of Oregon mobile home law in effect at the time of construction;
(c) Manufactured home, a structure constructed for movement on the public highways that has sleeping,
cooking and plumbing facilities, that is intended for human occupancy, that is being used for residential
purposes and that was constructed in accordance with federal manufactured housing construction and safety
standards regulations in effect at the time of construction;
(d) Does not mean any building or structure subject to the structural specialty code adopted pursuant to
ORS 455.100 to 455.450 or any unit identified as a recreational vehicle by the manufacturer.
(8) "Manufactured Dwelling Park" means any place where four or more manufactured dwellings as defined in ORS
446.003 are located within 500 feet of one another on a lot, tract or parcel of land under the same ownership, the
primary purpose of which is to rent space or keep space for rent to any person for a charge or fee paid or to be paid
for the rental or use of facilities or to offer space free in connection with securing the trade or patronage of such
person. "Manufactured dwelling park" does not include a lot or lots located within a subdivision being rented or
leased for occupancy by no more than one manufactured dwelling per lot if the subdivision was approved by the
local government unit having jurisdiction under an ordinance adopted pursuant to ORS 92.010 to 92.190.
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(9) "Manufactured Homes" means structures with a Department of Housing and Urban Development (HUD) label
certifying that the structure is constructed in accordance with National Manufactured Housing Construction and
Safety Standards Act of 1974 (42 U. S. C. Sections 5401 et seq.), as amended on August 22, 1981.
(10) "Mobile Home Park" means any place where four or more manufactured dwellings as defined in ORS 446.003
are located within 500 feet of one another on a lot, tract or parcel of land under the same ownership, the primary
purpose of which is to rent space or keep space for rent to any person for a charge or fee paid or to be paid for the
rental or use of facilities or to offer space free in connection with securing the trade or patronage of such person.
"Mobile home park" does not include a lot or lots located within a subdivision being rented or leased for occupancy
by no more than one manufactured dwelling per lot if the subdivision was approved by the local government unit
having jurisdiction under an ordinance adopted pursuant to ORS 92.010 to 92.190.
(11) "Multiple Family Housing" means attached housing where each dwelling unit is not located on a separate lot.
(12) "Needed Housing" defined. Until the beginning of the first periodic review of a local government's
acknowledged comprehensive plan, "needed housing" means housing types determined to meet the need shown for
housing within an urban growth boundary at particular price ranges and rent levels. On and after the beginning of
the first periodic review of a local government's acknowledged comprehensive plan, "needed housing" also means:
(a) Housing that includes, but is not limited to, attached and detached single-family housing and multiple
family housing for both owner and renter occupancy;
(b) Government assisted housing;
(c) Mobile home or manufactured dwelling parks as provided in ORS 197.475 to 197.490;
(d) Manufactured home on individual lots planned and zoned for single-family residential use that are in
addition to lotswithin designated manufactured dwelling subdivisions.
(13) "Redevelopable Land" means land zoned for residential use on which development has already occurred but on
which, due to present or expected market forces, there exists the likelihood that existing development will be
converted to more intensive residential uses during the planning period.
Oregon Administrative Rules;Excerpts Pertaining to Buildable Land Inventories
660-024-0050 Land Inventory and Response to Deficiency
660-008-0010 Allocation of Buildable Land
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Exhibit B
Appendix A: Technical Reports and Supporting Documents
City of Ashland, Oregon Comprehensive Plan
Periodically, the City may choose to conduct studies and prepare technical reports to adopt by reference within
the Comprehensive Plan to make available for review by the general public. These studies and reports shall not
serve the purpose of creating new city policy, but rather the information, data and findings contained within the
documents may constitute part of the basis on which new policies may be formulated or existing policy
amended. In addition, adopted studies and reports provide a source of information that may be used to assist
the community in the evaluation of local land use decisions.
Chapter II, Introduction and Definitions
The following reports are adopted by reference as a supporting document to the Ashland Comprehensive Plan,
Chapter II, Introduction and Definitions.
1. Croman Mill Site Redevelopment Plan (2008) by Ordinance 3030 on August 17, 2010
2. Normal Neighborhood Plan Framework (2015) by Ordinance 3117 on December 15, 2015.
Chapter IV, Environmental Resources
The following reports are adopted by reference as a support document to the Ashland Comprehensive Plan,
Chapter IV, Environmental Resources.
1. City of Ashland Local Wetland Inventory and Assessment and Riparian Corridor Inventory (2005/2007) by
Ordinance 2999 on December 15, 2009.
Chapter VI, Housing Element
The following reports are adopted by reference as a support document to the Ashland Comprehensive Plan,
Chapter VI, Housing Element.
1) City of Ashland: Housing Needs Analysis (2012) by Ordinance 3085 on September 3, 2013
Chapter VII, Economy
The following reports are adopted by reference as a support document to the Ashland Comprehensive Plan,
Chapter VII, The Economy.
1. City of Ashland: Economic Opportunities Analysis (April 2007) by Ordinance 3030 on August 17, 2010
Chapter XII, Urbanization
The following reports are adopted by reference as a support document to the Ashland Comprehensive Plan,
Chapter XII, Urbanization.
1. City of Ashland: Buildable Lands Inventory (2011) by Ordinance 3055 on November 16, 2011. Updates of
the Buildable Lands Inventory may be approved by Resolution of the City Council.
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0.2500.250.50.751
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