HomeMy WebLinkAbout2022-08-09 Planning MIN
ASHLAND PLANNING COMMISSION
STUDY SESSION
Minutes
August 9, 2022
I.CALL TO ORDER:7:00 PM,viaZoom
Chair Haywood Norton called the meeting to order at 7:00p.m.
Commissioners Present:Staff Present:
Michael DawkinsBill Molnar, Community Development Director
Haywood NortonBrandon Goldman, Planning Manager
Lynn ThompsonDerek Severson, Senior Planner
Lisa VernerMichael Sullivan, Administrative Assistant
Doug Knauer
Eric Herron
Absent Members:Council Liaison:
Kerry KenCairnPaula Hyatt
II.ANNOUNCEMENTS
Community Development Director Bill Molnar made the following announcement:
The City Councilwas unable to discuss the restructuring of the City’s Commissions at itsAugust 2, 2022
meeting due to time constraints,andwill be taken up at itsnext meeting. This delay will provide Mr. Molnar and
Associate Planner Aaron Anderson time to collect input from members of the Tree Commission and forward it to
the Council before the Council reconvenesto discuss this item.
Also on the Council’s agenda was a first reading of anordinancemodificationofChapter 13 of theAshland
Municipal Code(AMC)whichdealswith public facilities. This is due towireless cellular communication facilities
often needing to utilize the public Right-of-Way, whilelarger cellular buildings which would fall under AMC
Chapter 18. This item was likewise not discussed due to time-constraints and will be addressedat the Council’s
next meeting.
TheCouncil had requested that staff update themregarding the Croman Mill Site development.Theproperty
owner has submitted an application for the voluntary cleanup of the site tothe Department of Environmental
Quality (DEQ), which will review the proposal and provide feedback. Townmakers LLC is still committed to
developing the site.
A discussion of thepotentialannexation of 1511 Highway 99 N. is scheduled to come before the Commission at
its September 13meeting.
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Chair Norton informed the Commission that he has submitted an email to City Manager Joe Lessard requesting that the Tree
Commission be retained as a full commission. The Tree Commission is still slated to be relegated to ad hoc status.
III.CONSENT AGENDA
1.Approval of Minutes
1. June 14, 2022 Regular Meeting
2.June 28, 2022 Study Session
3.July 26, 2022 Study Session
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August 9, 2022
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Commissioners Dawkins/Knauer m/s to approve the Consent Agenda.Voice Vote: all AYES. Motion passed. 6-0.
IV.PUBLIC FORUM-None
V.DISCUSSION ITEMS
A. Climate Friendly & Equitable Communities (CFEC) Rulemaking Implementation Timeline
Presentation
Senior Planner Derek Severson provided an update to the Commission regarding thestaterulemaking timeline for Climate
Friendly & Equitable Communities (CFEC). He detailed how the Oregon Legislature had adopted the goal of reducing Oregon’s
greenhouse emissions by 75% by 2050, and that the state is currently set to miss this goal by a significant margin. In seeking to
avoid more severe weather events and wildfires suffered by Oregonin recent years, Governor Kate Brown has directed state
agenciesto createClimate Friendly Areas (CFAs) to reduce greenhouse emissions byencouraging residents to rely more heavily
on public transit, cycling,andvehicles that utilizerenewableenergy.
Mr. Severson detailed how these CFAs would be required to accommodate 30% of the City’s housing needs. The City would be
permitted to accomplish this using one of two strategies: the Prescriptive Option would require futureCFAs tohold 15 dwelling
units per acreand buildings up of to 50ft;andthe Outcomes Option where the City would need to develop a plan that would
create 20 homes and jobs per acre. Cities will be required to conduct a study to identify potential CFAs, which will then be sent to
the Department of Land Conservation and Development (DLCD)for reviewby December 31, 2023.Mr. Severson noted that not
every site identified in the study wouldnecessarilybecome a CFA.Once the CFAs are identified, cities will need to update their
Comprehensive Plans and make any necessary changes to Land Use Codesby December 31, 2024.
Mr. Severson informed the Commission that, per the CFECguidelines,40% of allnew multifamily and multi-use developments
parkingmust includean electricalconduit for electric vehicles.This change will be implemented through the building code, so it
will not come before the Commission. Mr. Severson noted that the City has seen more charging stations for electric vehicles in
recent years, but that the state was encouraging further development. Additional parking changes will be implemented by
December 31, 2022, and again by June 30, 2023(see attachment #1).
Questions of Staff
Commission Thompson requested clarification regardingthe requirement ofCFAs to accommodate an additional 30% of the
City’s current population forfuture housing needs. Mr. Severson responded that the CFECguidelines appear to reference the
total housing need of the community, andthat the City’s housing capacity is currently at 90%.Therefore the implementation of
these new guidelines will require further discussion between theDLCDand staff.He added that a 30% expansion would be
feasible when considering the housing needs analysis.
Commission Verner questioned the state’s intention of implementing charges forlargecitiesthatmandate parking requirements
for future developments. Mr. Severson voiced the opinion that this was an attempt by the state to encourage the removal of
parking mandates.He added that cities like Eugene have implemented some of these programs, but that it is a complicated
process. Commissioner Knauerremarkedthat the state was making it difficult for cities to keep existing parking codes,and that
such a policy was based more in punishment than in reward. Mr. Severson agreed, pointing out that the state was strongly
encouraging residents to use bikes, public transportation, or to switch to electric vehicles.
Chair Nortonstatedthat it would be beneficialfor the Commission to be supplied withexamples ofthe state-mandatedhigh-
density housing, as this would better illustrate what the City would need to achieve. He pointed out that CommissionersDawkins
and Thompsonhad been involved in a parking study in the past, and that the findings would be useful in determiningfuture
parkingcodechanges. Chair Norton concluded that residential parking programs are expensive to operate correctly.
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B. Climate Friendly & Equitable Communities (CFEC) Rulemaking Upcoming Parking Rule Changes
Staff Presentation
Mr. Severson provided a presentation on the state’s reformation of parking mandates in cities. Beginning on December 31, 2022,
cities will no longer be able to enforce minimum parking mandates within ½ mile of frequent transit lanes. This will affect a wide
area of Ashland, as the Cityhas a long and narrow configuration along transit routes.Cities could also no longer create parking
mandates for shelters, small units, affordable or public housing, childcare, or facilities for people with disabilities.This would lead
to fewer parking lots being developed and increase the available land for housing. Mr. Severson added that Corvallis found that
nearly 20% ofitsdevelopable landwas taken up by parking lots, driveways, and on-street parking, which made areas less
walkable and increased the need for car ownership. By June 30, 2023cities will be required to choose one of three potential
approaches to improve parking management:
1.Repeal parking mandates
2.Adopt at least three fair parking policies (e.g. unbundling/flexible commute benefit)
3.Remove mandates for more development types and near CFAs
The state also recommendedthat cities adopt further parking provisions,whichincludedshared parking, incentives for car shares,
and electric vehicle charging.Mr. Severson noted that future developments could still include parking, but that the City would no
longer involved in that process.In June of 2023 the City will be required to remove all off-street parking requirements in and
around identified CFAs,but that the Commission and City Council will ultimately need to determine whether to completely remove
parking mandates in the rest of the City.Staff recommended that the City continue to hold any parking included in future
developments to current installation and design standards, as well as existing parking maximumsspecifiedin the AMC(see
attachment #2).
Questions of Staff
Commissioner Verner voiced concern that the private market would not provide the level of parking necessaryforthe Cityto
remain an accessible tourist area. Mr. Severson statedthat the downtown areais the greatest tourist destination in the City, which
currently does not have any parking mandates,and is instead an area with a high degree of foot-traffic.
Commissioner Herron requested clarification over the parking requirements for residencesand lodging in the downtown area. Mr.
Severson responded that it is only required for lodging, such as hotels, and is only recommended for residences.Commissioner
Herron asked if there would be any incentives for developments to provide parking, to which Mr. Severson replied that it would be
up to the market.He added that most developers will likely provide parking in order to attract renters and businesses.
Commissioner Knauer inquired if the CFECguidelineswould affect the City’s ability to designate public parking, such as the lot on
Lithia Way, as this could adversely impact tourism. Mr. Severson respondedthat the CFECguidelines do not include any
provisions precludingthe developmentof parking in the public realm. Commissioner Herron remarked that the City had seen a
significant drop in the number of tourists using cars in the downtown area, and thatmany appear to be utilizing ride-share
companiesfrom Medford, which could makeparking less necessary in the main tourism areas. Commissioner Knauer expressed
apprehension at the prospect of private developers having sole discretion when determining whether to provide parkingfor future
developments.
Commissioner Thompson commentedthat the City could now becomemore responsible for the associatedcosts of on-street
parking if off-street parking mandates are removed from developmentapprovalcriteria. It is unclear what the private market will
produce when the CFECguidelines go into effect. She also expressed concern for how the removal of parking mandatesmight
affect elderlyand disabled residents, andthatthe City wouldneed to become more involved in managing residential parking close
to downtown.
Chair Norton suggested that the Commission consider Option 3, which would allow the City to set lower parking maximums in
order to encourage developers to provide some parking areas. He remarked that, even before the CFECguidelines take effect,
limited parking is an issue in the City.There was general discussion regarding parking and evacuation routes in the City.
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Mr. Molnar pointed out that the Plaza did require parkingin the past,and also pointed to the structure as a good example ofa
high-density mixed-use buildingunder 50ft. He remarked that the CFEC guidelinescould place a greater demand on on-street
parking, but that he had notreceivedany indication from developers that they intended on providing less than one-space per unit
on future projects.
IV.ADJOURNMENT
Meeting adjourned at 8:03p.m.
Submitted by,
Michael Sullivan, Administrative Assistant
Ashland Planning Commission
August 9, 2022
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DLCD uses a photo of downtown Ashland here to illustrate a Climate
Note:
Friendly Area…
By 6/30/23