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Home My WebLink About2018-09-11 Planning PACKET Note: Anyone wishing to speak at any Planning Commission meeting is encouraged to do so. If you wish to speak, please rise and, after you have been recognized by the Chair, give your name and complete address for the record. You will then be allowed to speak. Please note that the public testimony may be limited by the Chair and normally is not allowed after the Public Hearing is closed. ASHLAND PLANNING COMMISSION September 11, 2018 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. August 14, 2018 Regular Meeting 2. August 28, 2018 Study Session V. PUBLIC FORUM VI.UNFINISHED BUSINESS A. Approval of Findings for PA-T2-2018-00001, 449-459 Russell Street. VII. TYPE II PUBLIC HEARINGS A. PLANNING ACTION: PA-T1-2018-00011 SUBJECT PROPERTY: 294 Skycrest Drive Brian Smith & Diane S. Steffey-Smith / Piper Von Chamier for APPLICANT/OWNER: KenCairn Landscape Architecture APPELLANT: Mary Jane Chilton The Planning Commission DESCRIPTION: for a Physical and Environmental Constraints Permit to construct a 2,760 square-foot residence in Hillside and Severe Constraints Land. This application includes Tree Removal for two trees (one Black Oak and one Madrone) in or near the building footprint, a Variance to surpass the allowed lot coverage because of the existing flag driveway that serves the property to the North, and a Minor Modification to build the garage partly outside of the originally approved building envelope to minimize the driveway length and disturbance. COMPREHENSIVE PLAN DESIGNATION: Low-Density Residential; ZONING: RR-.5 391E05DC; TAX LOT: 2802 OWNER/APPLICANT: Tudor Properties, LLC/Kistler Small + White, LLC DESCRIPTION: A request for Site Design Review approval to construct a 15-unit apartment complex consisting of six apartment buildings, a separate 221 square foot laundry facility and a 30-space parking lot for the property at 880 Park Street. The application includes requests for Exception to the Street Standards to retain the existing asphalt multi-use path along Siskiyou Boulevard and to construct a meandering sidewalk along the subject properties Park Street frontage rather than installing new city standard sidewalks and parkrow planting strips, and for a Tree Removal Permit 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). Note: Anyone wishing to speak at any Planning Commission meeting is encouraged to do so. If you wish to speak, please rise and, after you have been recognized by the Chair, give your name and complete address for the record. You will then be allowed to speak. Please note that the public testimony may be limited by the Chair and normally is not allowed after the Public Hearing is closed. to remove five trees greater than six-inches in diameter at breast height (d.b.h.)., including two Green Ash (), one Modesto Ash (), and two Redwoods Fraxinus pennsylvanicaFraxinus velutina () including a multi-trunked cluster with five trunks of diameters ranging from Sequoia sempervirens eight- to 14-inches d.b.h. Note: An existing approximately 895 square foot shop building on the southeastern portion of the property would be demolished as part of the proposal. COMPREHENSIVE PLAN DESIGNATION: High Density Multi-Family Residential; ZONING: R-3; 39 1E 15AD; TAX LOT: 3402. 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). B ASHLAND PLANNING COMMISSION MINUTES - Draft August 14, 2018 CALL TO ORDER Chair Roger Pearce called the meeting to order at 7:01 p.m. in the Civic Center Council Chambers, 1175 East Main Street. Commissioners Present: Staff Present: Michael Dawkins Bill Molnar, Community Development Director Haywood Norton Derek Severson, Senior Planner Roger Pearce Dana Smith, Executive Assistant Lynn Thompson Absent Members: Council Liaison: Troy Brown, Jr. Dennis Slattery, absent Melanie Mindlin ANNOUNCEMENTS Senior Planner Derek Severson announced that October was National Community Planning Month. Community Development Director Bill Molnar provided background on the new City Administrator Kelly Madding. The City Council had a Study Session on the Wildfire Mitigation Ordinance August 6, 2018. First reading of the ordinance would occur at their Regular meeting August 21, 2018 with second reading September 4, 2018. The Planning Commission would consider an appeal of a Type I planning action and possibly a public hearing on one of three large apartment developments in September. The System Development Charge (SDC) Review Committee concluded with outcomes going to Council late November or December. Recommendations included raising the 25% discount on Transportation SDCs for smaller units to 50%. The Committee suggested reducing the SDC charge for cottage style units 25% and a potential 20% reduction for developments along transit routes. was instrumental. AD-HOC COMMITTEE UPDATES - None CONSENT AGENDA A.Approval of Minutes 1. July 10, 2018 Regular Meeting 2. July 24, 2018 Special Meeting Commissioners Thompson/Dawkins m/s to approve the Consent Agenda. Voice Vote: all AYES. Motion passed 4-0. PUBLIC FORUM Louise Shawkat/Ashland/The City was not incorporating climate change or water conservation into new buildings. She wanted the City to support and require green construction. Huelz Gutcheon/Ashland/Spoke in favor of requiring solar panels and renewable energy for new construction. UNFINISHED BUSINESS - None Ashland Planning Commission August 14, 2018 Page 1 of 4 TYPE II PUBLIC HEARINGS PLANNING ACTION: PA-T2-2018-00001 SUBJECT PROPERTY: 449 Russell Street and 459 Russell Street APPLICANT/OWNER: KDA Homes, LLC/Laz Ayala DESCRIPTION: A request for Site Design Review approval to construct a 22,469 square foot mixed-use building on the properties located at 449 Russell Street and 459 Russell Street, Lots 1 and 2 of the Falcon Heights Subdivision. The application proposes to modify the original subdivision approval by consolidating the two lots into a single property. The proposed building will include a mix of office and light manufacturing space on the ground floor. The second floor is proposed to consist of ten two-bedroom residential condominiums ranging in size from 814 to 1,094 square feet. The application includes an Exception to the Site Development and Design Standards because the entrances along Russell Street are placed more than 20 feet back from the right-of-way. The space between the building entrances and the right-of-way is proposed to be an outdoor plaza space. COMPREHENSIVE PLAN DESIGNATION: Employment; ZONING: E-1, Detail Site Chair Pearce read aloud the public hearing procedures for land use hearings. Ex Parte Contact Commissioners Norton, Thompson, and Pearce declared no ex parte. Commissioner Dawkins declared no ex parte and one site visit. Staff Report Senior Planner Derek Severson provided a presentation (see attached) and background on the project. He described the project and the modification to consolidate the two lots. An Exception to the Site Development and Design Standards would allow some entrances to be more than 20-feet from the sidewalk to accommodate public plaza space. Staff supported the application and recommended approval with the conditions detailed in the draft Findings. Questions of Staff Commissioner Norton asked for clarification on trash placement. The application contradicted the location in two places. Mr. Severson area. Chair Pearce asked about the landscaping condition. Mr. Severson explained the landscaping had been in place since 2006 without the area being occupied. There were two ownership changes and the landscape languished. The applicant volunteered to upgrade and maintain that landscaping. This was added as a condition. A neighbor emailed requesting the landscape be maintained and suggested planting larger trees. The condition applied to Lot 1 and Lot 2 only. Mark Knox/KDA Homes/Ashland/ and Mark McKechnie/Oregon Architecture/Medford/Spoke to the application. Mr. Knox c onfirmed the trash enclosure would be on left side of the property. Inadvertently, the change was not forwarded to the landscape architect. Mr. McKechnie read a note on the landscape plan that the applicants would refurbish the landscape along the parameter. Mr. Knox addressed the email from the neighbor regarding landscaping and trees. The neighbor was approximately 240 feet away. There would be a similar building in between. The applicant was fine planting trees in strategic locations. They moved the plaza space to the street. It would allow others to use the area. It also broke up the monotony. The main entrance was on the corner, one foot from the sidewalk. Other spaces were more Ashland Planning Commission August 14, 2018 Page 2 of 4 than 20 feet from the sidewalk. All of it would provide a ground floor that could adapt to market conditions over time. Questions of the Applicant Commissioner Thompson asked where the tenant entrances were located. Mr. McKechnie explained the tenants would have front doors along the plaza with an employee door in the back. The apartments would have a lobby in the back that would serve as the entrance for the employees as well. He confirmed they were pedestrian entrances only, there were no loading docks. Mr. Molnar asked about the four-foot difference in finished floor levels between the ground floor and First Floor North and South. Mr. Knox clarified he was looking at a previous plan that had since changed. They initially planned on using the grade change to have an incubator manufacturing space with offices above. However, neighbors expressed concern about garage doors and noise. The applicant decided to consolidate the space into one level instead. Chair Pearce questioned the commercial and light industrial use. Both had different requirements. Mr. Knox explained it was the flexibility of the E-1 Zone. It permitted residential in most cases but allowed a full life cycle of buildings, retail and manufacturing. Mr. Severson further explained the applicant had proposed parking for office and light manufacturing. If it became a retail or medical office, staff would look at the parking based on the uses in place in total. If it intensified beyond what was proposed, it would have to come back. Mr. Knox added if it did change to office or light manufacturing, there was enough on street parking to allow that opportunity without major site disturbance. Public Testimony None Rebuttal by Applicant None Deliberations & Decision Commissioners Dawkins/Thompson m/s to approve PA-T2-2018-00001. DISCUSSION: Commissioner Dawkins addressed the landscaping. There had been one building responsible for everything. Ownership changes occurred and the landscape was changed twice to comply. He liked the mix of colors and the sky walk. The look would be consistent. Commissioner Thompson appreciated the applicant providing a complete packet. Chair Pearce liked how the new building related to Lot 3 and the plaza. The bump outs would break up the massing. Roll Call Vote: Commissioners Thompson, Pearce, Norton, and Dawkins, YES. Motion passed 4-0. OTHER BUSINESS A.Election of Officers The Commission discussed changing the chair every two years and having the outgoing chair become the vice chair. Chair Pearce agreed to be chair for another year. Commissioner Dawkins/Thompson m/s to keep the status quo. DISCUSSION: Commissioner Norton thought the chair could actually serve for three years. One year was not enough. He supported two year terms as chair. Voice Vote: All AYES. Motion passed 4-0. Ashland Planning Commission August 14, 2018 Page 3 of 4 Commissioner Dawkins meeting. Commissioner Thompson suggested the second Saturday in May. ADJOURNMENT Meeting adjourned at 7:53 p.m. Submitted by, Dana Smith, Executive Assistant Ashland Planning Commission August 14, 2018 Page 4 of 4 449-459 Russell Street 449-459 Russell Street Proposal Falcon Heights Lot 1 & 2 Planning Commission Hearing •SiteDesignReviewapprovaltoconstructa22,469square August 14, 2018 footmixed-usebuildingat449&459RussellStreet,Lots1 and2oftheFalconHeightssubdivision. •Applicationproposestomodifythesubdivisionby consolidatingthetwolotsintoone. •Groundfloorincludesamixofofficeandlightmanufacturing space. •Secondfloorconsistsof10two-bedroomresidential condominiumsrangingfrom814to1,094squarefeet. •ApplicationincludesanExceptiontotheSiteDevelopment andDesignStandardsforentrancesmorethan20feetback fromthesidewalk.Thespacebetweenthebuilding entrancesandsidewalkisproposedasoutdoorplaza space. 449-459 Russell Street449-459 Russell Street Vicinity MapFalcon Heights Subdivision X 1 & 2 3 4 5 6 1 449-459 Russell Street 449-459 Russell Street Lots 3 & 4 2006 Aerial (photo by Fred Stockwell) 469 Russell Street recently approved () 479 Russell Street first built & occupied () 449-459 Russell Street449-459 Russell Street Lot 5Lot 6 489 Russell Street approved but expired () 474-478 Russell Street recently built & occupied () 2 449-459 Russell Street449-459 Russell Street Proposed Site PlanProposed Utility & Drainage Plan 449-459 Russell Street 449-459 Russell Street Elevation Drawings 3D Renderings 3 449-459 Russell Street 449-459 Russell Street Solar Shadow StudyParking Calculation per 18.4.3.040 469 Russell Street –Mixed-Use =17.5 spaces 10 Two-bedroom residential units @ 1¾ spaces per unit =22.456 spaces 11,228 sq. ft. of general office @ 1 space per 500 sq. ft. Total Parking Required = 39.956 spaces Total Parking Required:40 spaces Surface Parking Provided (Off-Street):39 spaces On-Street Parking Credit Requested:1 spaces Mixed-/Joint-Use Parking Credits Requested:0 spaces Total Off-Street Parking Provided:40 spaces with 1 credit (A 2.39 % reduction) 469 Russell •received a 2-space on street credit and an 1.296-space mixed use credit. (A 15.48 % reduction.) 474 Russell •received a 4-space on street credit and a 4.7-space mixed use credit (A 23.71% reduction.) 479 Russell •received a 1-space on street credit and a 2-space mixed use credit. (A 16.5% reduction.) 449-459 Russell Street 449-459 Russell Street Staff Recommendations Proposed Landscape Plan Staff Recommendation Staff recommends that the application be approved with the conditions detailed in the draft attached findings. 3 2 1 6 5 4 4 B ASHLAND PLANNING COMMISSION STUDY SESSION MINUTES - Draft August 28, 2018 CALL TO ORDER Chair Roger Pearce called the meeting to order at 7:03 p.m. in the Civic Center Council Chambers, 1175 East Main Street. Commissioners Present: Staff Present: Michael Dawkins Bill Molnar, Community Development Director Melanie Mindlin Maria Harris, Planning Manager Haywood Norton Dana Smith, Executive Assistant Roger Pearce Lynn Thompson Absent Members: Council Liaison: Troy Brown, Jr. Dennis Slattery ANNOUNCEMENTS Community Development Director Bill Molnar announced the City Council passed First Reading of the Wildfire Mitigation Ordinance at their meeting August 21, 2018. Second Reading would occur September 4, 2018. The Planning Commission would hear an appeal on PA-T1-2018-00011 294 Skycrest Drive at their meeting September 11, 2018. They would also hear a proposal for an apartment complex off of Park Street. A Public Hearing on the Transit Triangle would happen at the City Council meeting September 18, 2018. AD-HOC COMMITTEE UPDATES - None PUBLIC FORUM Joseph Kauth/Ashland/Spoke on the effects the Urban Heat Island was having on the Rogue Valley and wildlife. He thought Senate HB-100 needed to be rewritten. DISCUSSION ITEMS A.Planning Commission Report on Infill Strategy Ordinance Amendments for the Transit Triangle (PA-L- 2018-00001) Planning Manager Maria Harris explained the main change to the ordinance was removing draft language about maximum unit size and minimal residential density. On page 4, Table 18.3.14.05 Transit Triangle Overlay Dimensional Standards under Residential Density (dwelling units/acre), staff added a minimum base for each of the zones in the Overlay. Staff also corrected typographical errors on page 3 under C. Special Use Standards that carried throughout the document. The Planning Commission Report summarized key issues the Commission reviewed and how the ordinance evolved over time. It included draft findings in terms of why the legislative amendment was needed to respond to changing conditions. It addressed some policy language and summarized recommendations. It would go before the City Council September 18, 2018. The Commission noted two non-substantial typographical errors on page 8 and page 10. Ashland Planning Commission August 28, 2018 Page 1 of 4 Commissioners Thompson/Mindlin m/s to accept the Planning Commission Report with corrections as the . Voice Vote: all AYES. Motion passed 5-0. B.Regional Plan: Ashland Housing Strategies Community Development Director Bill Molnar provided a presentation (see attached) that provided background on the Regional Housing Strategy. The objective was creating a regional plan for the Greater Bear Creek Valley area. It was intended to focus on key problem areas to address these problems. Ashland focused on three areas. North Mountain and Interstate 5, a southeast quadrant east of upper Tolman Creek Road, and Bear Creek Terrace north of East Main Street. In 2003, the City Council passed Resolution 2003-037 not to designate . In 2007, the City Council identified several issues that were ultimately addressed through the Regional Problem Solving (RPS) Plan. With housing costs rising, they wanted the regional plan to include a commitment that would address housing using a regional approach. ECONorthwest, a land use consultant, was hired to prepare the Regional Housing Strategy. They conducted audits of each participating city. ECONorthwest reviewed comprehensive plans and land use ordinances to customize a specific approach for each participant. The strategies fell under one of five broader policies that included potential land use reforms. It targeted achieving specific levels of affordable housing. ECONorthwest determined the following land use reforms and affordable housing strategies: 1.Improve the efficiency of residential land use by increasing the concentration of housing under certain circumstances 2.Increase opportunity for development of housing types that are comparatively affordable a.Missing middle housing types (duplexes, townhouses, cottage housing, or garden apartments); and 3.Increase land use efficiency and provide opportunities for development of comparatively affordable housing. The draft had five policies: Policy 1: Provide a variety of housing types in Ashland that are more affordable to middle-income households, as well as provide opportunities for development of housing affordable to moderate and low-income households. The City could identify areas appropriate for up-zoning to develop moderate and higher density housing. It could allow manufactured home parks in the R-1-3.5 and R-3 zones and provide areas for mobile homes. Policy 2: Encourage development of new multifamily in areas zoned for multifamily housing and commercial areas by increasing the amount and density of multifamily development. ECONorthwest suggested implementing the zoning overlay from the Ashland Transit Triangle project. The City could evaluate opportunities to up-zone land in R-2 and R-3 zones by increasing base density and not setting a maximum density. Policy 3: Monitor residential land development to ensure there is enough residential land to accommodate the long-term forecast for population growth. The City could achieve this by updating the Buildable Lands Inventory every 2-3 years. The City currently did this but not within the recommended timeframe. Policy 4: Develop policies to support affordable housing by lowering the costs of housing development for low-income affordable housing and/or middle-income affordable housing. The City could evaluate a tax abatement program like the multiple-unit limited tax exemption and the vertical housing tax credit programs. Another suggestion was developing a program to finance or defer payments of Transportation Ashland Planning Commission August 28, 2018 Page 2 of 4 System Development Charges (SDCs) and other fees to support selected housing types. The City needed to evaluate This applied to single owner multifamily structures with at least 20 units. Policy 5: Develop a Construction Excise Tax (CET) on new development to pay for developer incentives, such as fee and SDC waivers, tax abatements or finance-based incentives. Cities could adopt 1% of the permit valuation on residential, commercial, and industrial construction. Ashland could also look at urban renewal to contribute towards a portion of costs for housing and identify other sources of funding. Currently, the Housing Trust Fund received local tax from marijuana sales that supported affordable housing. Now that each city had a tailored regional plan and strategy, next was ensuring implementation. ECONorthwest suggested cities formally acknowledged their specific strategies and revised policies. The Housing Element did not get into detail of specific strategies. The state was pushing cities to adopt it as part of their Comprehensive Plan and not set a timeline. Next steps were taking the strategies through the public hearing process. Not all cities agreed on how the regional and local adoption process would occur. The Regional Plan took a long time to adopt and then five years transpired before developing the Regional Housing Strategy. The original commissions and councils had changed. Planning Manager Maria Harris explained the Regional Plan was currently a chapter in the Comprehensive Plan adopted by the Planning Commission a while back. The discussion was adding general language describing the strategy and process for the whole region. Staff suggested adding the Ashland Housing Strategy as a technical appendix to the Comprehensive Plan that would get updated over time. The general language added for the Comprehensive Plan chapter on the Regional Plan had not been developed yet. The City could handle it two ways. One by prioritizing and establishing timelines. Or it could be adopted with general language on how it would be prioritized in the future. It would require ordinance modifications by zone. The Commission had already worked on three items that addressed the Regional Housing Strategy. The Transit -1 zone and Cottage Housing. Mr. Molnar explained cottage housing was recommended but the City adopted that separately. The strategy involved land use code amendments and other programs not necessarily in the code. All code amendments had to be initiated by a majority vote of either the Commission then the Council. Commission comment suggested prioritizing the strategies and bringing it to the Council. Concern was voiced that it may imply the City was supposed to do all of the items. Ms. Harris explained each strategy was probably implemented and used in every participating community differently. Through the regional planning process some identified urban reserve areas and were actively bringing them into their city limits for development. The Regional Housing Strategy would have cities consider some of the items on their list first. Ashland was not looking to bring in more land. The state wanted to ensure that land was used efficiently. The Commission commented on the importance of character and livability in developments and provided examples. Other concerns were out of state buyers purchasing moderately affordable homes instead of locals due to wage disparity. Commission comment thought there needed to be a clear understanding of the goals. There was concern regarding manufactured home parks and the need to have a study. Mr. Molnar clarified a Housing Needs Study d need. The difficulty was the areas manufactured home parks would go was so valuable it would not achieve affordable housing. Another concern was the valuation of impact of these changes in the historic zones. The requirements on developers in Action 2.c were problematic. The Commission should evaluate how that worked in the Transit Triangle. Ashland Planning Commission August 28, 2018 Page 3 of 4 The Buildable Lands Inventory was in compliance although most of the land was not easy to develop. Affordable housing was not a justification for annexation. The Buildable Lands Survey indicated the City did not need single family housing. A suggestion would have annexation for a slate of small home strategies as a justification to annex land. Mr. Molnar explained there was $1.7 million in the Department of Land Conservation and Development (DLCD) for housing planning studies. The DLCD were giving They defined that as a community having 25% or more renter households paying 50% or more of their monthly income for rent. In Ashland, 35% of renter households exceeded that mark. The state would fund additional work in the following four categories: 1.Buildable Lands Inventory 2.Housing Needs Analysis 3.Code audit 4.Specific implementation actions regarding rental housing This was on a fast track and had to be completed by June 2019. The Housing Needs Analysis showed over the last 20 years that building permit data was heavily weighted towards issuing permits for single family ownership homes. It was lucrative building purchased homes and the market was not producing rental housing. Commission comment noted many single family homes were rented. Other comments supported applying for the funds to audit the code. One inquiry wanted to know the minimum required to meet state law and expressed concern regarding infrastructure. One suggestion was determining how much low income housing and middle income housing the City wanted to create then setting targets and developing strategies to meet that volume. Another suggestion would have a volume ordinance with a stipulation that once land was purchased it could not be increased more than 10%. The Commission was interested in discussing the matter in more detail. C.Set a standard Planning Commission Retreat date The Commission agreed to a standard retreat occurring the second Saturday of May. They tentatively scheduled May 11, 2019 for the next retreat. They would discuss it further when there was a full commission. ADJOURNMENT Meeting adjourned at 8:29 p.m. Submitted by, Dana Smith, Executive Assistant Ashland Planning Commission August 28, 2018 Page 4 of 4 Regional Problem Solving (RPS) Regional Problem Solving (RPS) Purpose & Intent Regional Housing Strategy Planning Commission Study Session Problems that the Regional Problem Solving (RPS) plan was meant to address through the identification of August 28, 2018 Urban Reserve Areas (URA’s): •The Region lacked a Mechanism for Coordinated Regional Growth Planning (). with a Doubling of Regional Population •Loss of Valuable Farm and Forest Land Caused by Urban Expansion. •Loss of Individual Community Identities. Regional Problem Solving Regional Problem Solving (RPS)(RPS) Participating CommunitiesUrban Reserve Area(URA) Candidates Participating Communities Eagle Point Central Point Medford Phoenix Talent Ashland 1 Regional Problem Solving Regional Problem Solving (RPS) URA CandidatesCouncil Decision In 2003, the City of Ashland decided it would not designate Urban Reserve Areas. •Planning Commission voted to not add Urban Reserve Areas (URA’s). •Housing Commission made no recommendation. Regional Problem Solving Regional Problem Solving Council DecisionRPS Issues Raised by the City of Ashland Efficient Land Use Resolution#2003-37 Transportation Planning & Withmoreefficientlandusestrategies,thelands •“ Implementation alreadywithinAshland’scitylimitsandurban growthboundarycouldaccommodatethecity’s Loss of High Value Agricultural Lands anticipatedgrowthduringtheplanperiodwithout expansion….Thecitywillcontinuetoidentifyand Coordinated Population Allocations pursueopportunitiesformoreefficientlanduse andtransportationplanning. ” Regional Approach to Housing & Economic Development 2 Regional Problem Solving Regional Problem Solving Regional Housing Strategy -AshlandRegional Housing Strategy -Ashland Land Use Reforms & Affordable Housing StrategiesLand Use Reforms & Affordable Housing Strategies (1)Improve the efficiency of residential land use by (3) Increase land use efficiency and provide increasing the concentration of housing under opportunities for development of comparatively certain circumstancesaffordable housing. (2)Increase opportunity for development of housing types that are comparatively affordable •missing middle housing types (such as duplexes, townhouses, cottage housing, or garden apartments); and Regional Problem Solving Regional Problem Solving Regional Housing Strategy -AshlandRegional Housing Strategy -Ashland Policy 2: Encourage development of new multifamily in Policy 1: Provide a variety of housing types in Ashland areas zoned for multifamily housing and commercial that are more affordable to middle-income households, areas by increasing the amount and density of as well as provide opportunities for development of multifamily development. housing affordable to moderate-and low-income households. 3 Regional Problem Solving Regional Problem Solving Regional Housing Strategy -AshlandRegional Housing Strategy -Ashland Policy 3: Monitor residential land development to Policy 4: Develop policies to support affordable housing ensure there is enough residential land to accommodate by lowering the costs of housing development for low- the long-term forecast for population growth income affordable housing and/or middle-income affordable housing. Regional Problem Solving Regional Problem Solving Regional Housing Strategy -AshlandRegional Housing Strategy -Process Policy 5:Develop a Construction Excise Tax (CET) on new Regional Approach development to pay for developer incentives, such as fee and SDC waivers, tax abatements, or finance-based incentives. •Each community completed a code audit focused on provision of need housing. •EcoNWproduced recommended policies/strategies •Cities to adopt Housing Strategy appendix to the RPS Comprehensive Plan Element 4 TYPE II PUBLIC HEARING APPEAL _________________________________ PA-T1-2018-00011 294 Skycrest Drive TYPE II PUBLIC HEARING _________________________________ PA-T2-2018-00002 880 Park Street