HomeMy WebLinkAbout2024-11-04 Study SessionCouncil Session MeetingStudy, agenda
ISTUDY SESSIGN AGENDA
Monday, Novemiber 4, 2024
C o u n c i I C h irnbe rs, I 17 5 E,, Ma iiii n Street
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PUBLIC FORUM
15 minutes, — Plublic input or comment " business not included on the agenda
11., Climate Friendly Area Update
a. Climate Friendly, Area Update
111. ADJOURNMENT
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rneeting, please contact the City Manager's, office at 5,41.488.6002 JTY phione number, 1.800.735.2900).
Notification 72 hours, priorto the rneeting will enablethe City, to, make reasonable arranigements to, ensure
acIceissibility tiothe meeting (28 CFR 35.102-3115.104, ADATitle 1).
'Agendas and minutes f6r, City, of Ashlan,#� Council, Commission an* Committee rneetings may, be found at the
City webisite,, ashla, Idoregon.3gov,
I n
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Climate Friendly Area 'Update
�Br,ani,do,�n��,Giio�l��,dma,ni, IIIr of Community,
Development, Djerek, Severson, Planning Manager
brandon.,,gol�,dma,ni(§as�hiand.,ior.,,uis,,
del�rek.severs,onj@ash�l��,ani,d.,,or,.us
,SUMMARY
The Climate F�iendly Area, (CFAYadoption aimstio designate p,e,des,,tiria�n���-f'ri�end��ly,,, mixed-usezones within the City
of AsIhiland, helping to,accommodate 30% of thel fulturel population inareasaligned with, the Climate F�iendly &
Equitable Communities (CFEC) goals to reduce greenhouse gas emissions. The selected cionsultants,fro'm 3J
Consulting, JETRIanningi,, and EcioNorthwelst will present theliffindings, on the code audit and market analysis,
providingdata-driven insightsto guidethie GFA zioningand piolicy amendments.
POLICTIES1 PLANS & GOALS,SUPPORTED
Einvi�ron�mehntal resIffience, ibc1u&ngi ad&es,sibg cfi�mate changJ&: Thiis project supports the Citys, Climate an
Energy Action Plan� (CEAP) by'aligningi urban planning withernission reduction goals, through, strategies focu��s,e
on� urbanform,, land use, and transportation. It a,lso aligins withthel State's Climatel Friendly, & Equitable
Communities, (CFEC) ative,, meeting statel mandatelstio reducel greenhouse gas emissions by fostering hiigh-
density,, e,d,ev,e�l��opmeint in designated areas. i
The Climate F�iendly & Equitable Communities (CFEC) rulemakingi from the Statel of Gregon mandates that, Icities
identify and establish Climate Friendly Areas (CFAs) as, a, strategytio reduce greenhouse gas emissions through
sustainable urban development. GIFAs are des,ignated �p,ed��estrian-o,riel�nte,;d,, mixed-us,e areas, intended to, support,
higher density andencouragel sustainable transportation options like walking, cycling, and public 'transit. By,
cioncIentrati nig 30% of future �,,iq�iu lation grow, th, withiin CFAscities aim to, create neighborhoods thiat mi nimize
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As part, of t1his initiativel, Ashilandadoption process istocusIed on sellecting zones t1hat can acciommodat,cm
future growtb whiile aligining wit1h community goalsand maintaining compatibility with hiistoric and environment,
considerations. CFAs are desi gnated through, a'post-acknowledgment �plan amendment process,, requiringi
I
qtdated maps and zoning ordinances, to, me�et state standards for walkability and mixed -use development.
Ashiland relcIelived an extensiontio June 30,1 2025,, for, thel completion of the Climate FrJendly Area, (CFA) project,,
wbi&h was initially, sIcheduledfor December 31, 2024. Thiis additionaltime will allow staff to, incorporatel
comprebensive codd�m�,e�n��t's,,aii'me,;d at einhancing"WaDesign Standardsbotlh withiin� designated
CFAs and acriossthel dity. Funded �by the Departrneint, of Land Conservation and Developmelnt'Ashland's
Walkabile Des,ign� Standards project aligns, with the State's, Climate Friendly and Equitable Communities, initiativel,,
supporting the Ci'ty s effortstio promote p,e,des,,tirija�n��-f'ri�eni,d��lly', sustainable urbjan� desigin.
On July 15,,, 2024, the City Coundil reviewed initij6l areas proposed as CFAs,which include the Downtown Historic
District, tbe TransitTriangle a,long Asibland Street,, thel Railroad District, and the Cr�o District.
Plannin�g Comi�missibn (IRC) — October 211121, 2021114.
The Planning Commissio,n� received a, presentation fromthe consultant team (3J Consulting, JET Planningi,, and
EcioNorthwelst),, which detiailed the CFA process, �pubilic engagement outcomels,, initial community, survey
results, and the preliminary code audit, and market analysis.
After discussing thes,e piotentij6l GIFAs, the Planning Commissionforwarded s,everj6l recommendations for Council
consideration:
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These recornmendationsare intendedtio align Ashland's CFA designations with bot1h state requirements and
local goals, maximizing opportunities for slusltain,6151e,, walkable communities while respecting the uniquie
chiaracter of'Ashland's neighb,orhoods.,
lnaddition� to the Octob,er 22"Ild Planning Commission Study Session,, Staff and the consultant team have
presented the GFA project, ata puNic open hiouse and before advisiory committees, as, listed below.
Historic PrjesJervation Advisory Com�rnittee (HPAC), —,September 4, 2024
HPAC expressed suipport-for the CFEC rulesandthie GFA project but empbasized that CFA standards, shiouild not
ovierrideexisting HisItioric Districtand Downtown Design Standards. Concerns were noted regarding piotenti,61
impacts on hiistoric resources anda preference to limit, short-term rentals withiin� CIFAsto ensure hiousli"ng
availability.
Cfi�rnate a,nd�� Einvironmient Policy AdVislo�ry Co�rnmiftteeh (CEPAC) — SJepjtember 12, 2024
The conslultant team presented the CFA project as, aligned with the Climateland Energy Action Plan (CEAP)
goals. Due to afull agenda,, CEPAC had limited discussiontime �but generally showed alignment with the proje,
goals.
Pubiic Open AousJe —,Sehptje�rnbeh�r 17, 2024
Hosted by project, consultants, this open house provided an overview of piotenti,61 CFAs and gathiered community,
1.11 .1
feedback. Kely topics included concerns over downtown impacts, affordabile hiousli"ng requirements,, and height
allowances near the Railroad Proverty. An online suirvey was, also launchedto gather additional feedback,
1011 OL OTA MIN,
Tra ns, p o rtati o,n Adv,is o ry Co,mi�rn ittehe (TA C) —,Se pt&rn be �r 19, 21' 0241
TAC,"s,,discus,si�ons,f,ociu��se,d ontransportation needs,,, includinga muiltimod,61 gaeva,cuatio,n
considerations in high-denslity GFA areas.,, Staff noted that futiu��r,e'T'r,a�n��s�portat,ion System Plan (TSP) efforts, wilouild
specifically address, emergency,evacuation planning.
Housing a,nd�� Hurnan Services Adviiso,ry Committee (HKSAC) — Sep tiember 26, 2024
HHSAC raised quiestions onaffordable houising availability within GFAsandthe need for deed -restricted
affordabile hiousling. Concerns were also raisled regarding building height impacts on the Railroad District,, 'as well
as a perception that, development was often concentrated in south, Ashland.
Social Equity and Racial,Justice Mviso�ry Co�rnmiftteeh (SERJAC) — October 3,20214,
SERJAC's primary focus was on an�-,,s�plaGei�m�eint' measlures, particularly in protecting manufactured home p&ks,
near the Transit, Triangle. Staff explained that, ant�i��-,,di�spl,ac,e�m�ei�n��t, strategiesfrorn the Housling Produ cation Strategy,
had been incorporated and that a, Manufactured Home Park Zoning Ordinance is underway to, provide further
protections.
Onlinie Climate Frilendily Airea (CFA) surviey — Open th�rough� Novie�rnbeIr 1,81, 2024
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The online ClimatFriendly Area (CFA) sir iiiis, currently openand will remailnl live through November, 18thi,
2024. Community, members are enG101uraged to participate and shiare their input olnl ential CFA designations
i In lurelated planninig efforts. The survey can beaccessed by visiting the dedicated project webpage at
https�://a,shlI anre,gory .,qov/183`/Clilmate-,'rielndl`iquilil ll-Clolmmuilnit,ies,,or directly
at ://wwwi.suilrveymoInIr"0'7S. Tlhis feedback is,, critic,41 in shaping CFA policiesto reflectthe
community's prioritiesand ensuIre effective, climate-conscillous urban planning.
FISCAL IMPACTS
DLCDj is, fundingthe consultant work and managingthel girantsfor this, project,AsHand's contribution� is in the
,form of'staff''time to support the consultant work and slubsequent, code adoption efforts.
SUGGESTED ACTIONS% MOTIONSANDIOR ORTIONS
This is an� inflormational� update. No form,61 Council action is requestedat this, time.The questions below aim to
guidet1he City, Council in providing initi,61 guidanicel to Planning Staffandthel consultanittelam regarding key'
aspects ofthie Climate FrJendly Areas (CIFA) Code Update project.
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Staffan* the consultant -team looktorward to, the Councs, input on these items,,an,* other discusslion by
Council, which, will guide the drafting of ordinances, overlay boundaries, andasslociated amendments. Upcoming
study sessions, and public hearings will provide additional opportunities for input on the CFA adoption framework
as the �,,roiiect movesforward.
REFEREFICES & ATTACNMEAWS,
Dy Areas Overview
2. 02—AsIhIand GFA Market Analysis 10-16-24
I 0311—,C�FACo,d��,eA�n��,al�ysis�Memo — FnalDraft2'41010
4. 04—AttA—An a I y's i sTa bl� e—F i n a, I Di �raft24, 10 10
5.1 05—FINALStudy_Apprioved
6. 06—CFA Maps
As h 1 a, nd Su rvey �R eslu Its 10-9
8. Public Comment Gary Schaff GFA
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Page 4, of 142'
lei S 110111 9 n a ti o Iftl Oat" Areas OREG N))), ON'
.............
Departt'rient of
Land Cons(,,,Arvation
What's a cl�i�mialte-ifr�ie,nidi�y,a�re,a and who's required to desi"griate, thern?, Development
A cliniale-friendlyarea (CFA) is a, neighborhood where! peoplecan nieet mos , if their daily needs, wi . out
bein forced, todrive. Theyare u,rbian mixed-useareas thatcointain, or are laimed, tocontaln ix r I'f
,9 p a in, tu eo
housing, jobs, businesses, and services. These areas are served,, or, planned for service, by hi,gh. quality
pedestrian, blicycle, and transit infrastructure to, provide frequent andconvenient connections to key
1.
destinations within -the city and region. in most cases l�vide additional
,I climate rienidly areas will pro
opportunities for housing andemployment locations in
addition to currently zoineld residential and employment
areas.
Certaincities, in Oregon's seven largest nietropolitan areas,
outside of the Portland metropolitan area,, (Albiany, Bend
Corvallis,, Exi,gene-Springfieldiiill Grants, Pass, Meldford-
Ashlanid-Central Polintand Salem-Keizer') are required 'to
adopt zoning to, enabile this type of development. Cities
within the Portland metropoilitanarea will continueto
filiplement similarand previously-a-dopted. programs.
What"s 'the, purpose of the community engagement plans required for 'the,
designation of climialitel-friendlyareas?
To gather conuumni-ty inPut on CFA stu,diesand zoning, withan eniphasis on reaching out to,
underserveld popul.a.tions in order, to, identifyand prioritize equitable outcomes.
I* To nieet state and local public participation and equitabile engagement req uirements.
To help cities evaluate -the potential for displacement of underserveld populations prior to the
designation and zoning of climale-frienidly areas. Then, to help cities identify mitigation policies
I.,
concurrent with or, prior to, zoning climate -friendly areas, when necessary toavoid. displacement.
lllllllq� lilliq ilill
The desigiiation process for clmat e-ffieill y areas is divided into, two phases,
1. Phase 1., C`.FA studies will identify potential CFAs, and eve luatedeve lopnient standards that may
be applied within them.The studies, must be prepared and submitted for review andconinient no
later than December 3,1,1 2023. The,CFA study is not a land use! decision.
2'. Phase 21 C`.FA locations and development standai-ds must be adopted. This pha-se! begins with a.
decision. of which of the studied areawill be! climate-ffiendly areas., Cities are not limited to
cons,ide!rin,g only the potential CFAs identified in the study phase. Then cities will likely need to,
arneind zoning in the areas to, comply with app licable standards (""likely"' because! sonle cities
may currently havedeveloprilent standards that comply with CFA requirements). Additionally,
cities niust adopt a, clinlate-friendly element -to the!ir comprehensive plains. 'The secoind phase! must
be completed by Deceniber, 31, 2,02,4,, unlessa time- e xtens ion request isapproved.
Overview of'CFA Designation Updated �ember 6T 2022 Page 1
Page 5 of 142,
1. Develop a conuumnity engagement plan. to, be integrated throughout both phases.,
2'. Identify potential CFAs based on tocational ciltei-M.This, will involve,
a.) Evaluate downtown areas, planned orexis-ting urban centers,, neigbborhood centers,'trans it
corridor's,and similar, area -Is-,
b) Identify significant infi-astructure bottlenecks that would impact the ability to realize more!
intense development,"
C) Determine if high -quality transit, bic�ycle, and pede!s,trian services are present, or may be
provided:
d Look for significant natui-al hazards (floodplain, slopes, etcA that could prevent more
intense development'l-and
e!) Determine if po-tential. ,CFAs, would meet the minimurn size irequirements.
34 Evaluate existing development standardsand, the level of change neelded.
44 Evaluate whether displacement of tindePserved populations would be likely to, result froini
designation of each CFA and identify mitigation measures that could prevent displacenient.
('"',Displacement"' occurs whencurrent residents are priced out of theircurrent homes, olften
through redevelopment and higher, housing coists.)
5 Submit the studycontaining the information identifted,ablove, biyDecember3l,2023.
OtherConsiderg tions, for, Phase 1:,
Cities, with a population between 51000 to 10,000,01nly need todesign a-te! one c limate- friendly
area that is at least 25 acres.
Cities, with a population above 10,000 ipit designate cliniate-friendlyareas sufficient in s.,ze!
to acconmodate at least 30%, of identified current and future housing needs.
'The! size of C7FAs, fbir cities over 10,1000are based upon zoned residential building capacity.
Cities, may designate one or many C"Y'As.Cities, over 10,000 need todenionstrate that the
CFA,o1r,CFAs, cumulatively provide sufficient zoneld residential building capacity to
accommodalleat least 3,W% of the! current and projected future housing needs.,
Studies, are submitted -to the! Orin Department of Lan dConservationand Developrilent
i(DL,CD) for review and feedblack on the s,tudy.
CFA studies will be available for public review and comment courre!nt with the! DLCD's
review (within 90 days of report submittal).
'The! studies are not land use decisions and rilay not be appealed.
Overview of'CFA Designation Updated �Decembeir 6,, 2022 Page 2
Page 6 of 142,
CFA studies, will provide! information regarding each of the,CFA candidate areas to inforni the
"' coim.nunity' I
s, decision -making process, -to ignated ('see 'Table 2 be!low
f,bran exaln.ple of what that inight look like
1. Review and select CFA,s based on CFA study infb�rin.ation, and g-Liidance from the coim.nuni-ty.,
2'4 Perforni in-ulti-modal gap analysis on transit, bicycle!, and pedestrian ser,vice!s, and infra-sti-Lict-Lire.
34 Complete a. hig way impact summai-y i h , , ifapplicable.
44 Determine development standaxds for, each CFA.,
54 Adopt displacement mitigation policies, if need.
6. Prepare! development codesanda climat e-filiendly element to the comprehensive plan fbr
consideration and adop-tion through public hearings.
74 Conduct public hearings, and adopt CFA zoning and comprehensive planainnendinents.
Other, Considerations for Phase! 2:
Ea-c�h,city Will Use its, own local process, -to decide! whic�h areas will be CFAs. The typical Process
or processes will require changes to zoning, maps,, development,code requireinentsand
comprehensive plans.
Cities of 25,000 or more maydesigna-te sonle CFAs with less, intensive development standards, if
they wish to'.
CFA zoning includes,
Ut ig t=p,e .111itted residential, coinniercial, service, and employment uses. > A variety Of o' 1.1 h I I
> ude abuttin May inct g high -intensity residential. or, ernployinnent areas.
atin a ng fa,c 0 1 N t N es, and the location of parks, plazas, and > Prioritization for loc ' g public-selwil , 11 1
open spacer Where feasible,, street trees and o-ther, landscaping should be rovided
p
in,CFAs,.
Block length standards that facilitate! edes ian connectivit.y. lding height and o-ther, site
> Deveopment limitationran llo s ae bsed oawed ull bI ,
development re!q, u irements rather -than residential. density limits.,
> Reduced parking 1-equirements.
Corrumini-ty eng.agernent will center consider ation of equitable outcomes for underserved
populations,.
0
A lei ghway Impacts stimma - ternil"ne! po,tentialtraffic generation from CFAs
, ly may need -to de!
CFAs need to, be designated prior to, updating a. Transportation System Plan
Kevin Young, Senior t7rban Planner, DLCD — the! lang.,-vage of these! rules, deadlines, efc.
keyin.. (5'03'� 6,02-0238.
..............
Thisdocument isan overview of the new administrative rules thatapply to climate -friendly area,,
designation. The niles, arecontained in the! Oregon Adniinistrative Rules in OAR 660-0 1203 10 through
66005wellA60-012-0124, (c deadlin),andR-0-
-0122
0010and 660-008-0050 (housing rule components,). Nothing in this doicument sho-uld becons-truedas
Oregon Administrative Rules. Acurrent copy of the adopted Oregon Ad.ministrative Rules s,holuld be
acquireld froin thre' e! (),
..................... ........................ . and used to fulfill planning requirements.
Overview of'CFA Designation Updated �Decembeir 6,, 2022 Page 3
Page 7of 142,
Tabl[e lk:'Two, ions for LanUse Requirements iiibl limate Friendly Areas
OiPtIon 2
Outcome-Oflented
Standards
Cities and
Sizing of CFA
i nlM
IIMaximum Buflding
Target
Urbanized County
Areas
Residenttall
Height NO Less
Develliopment,
Areas (by
Densfty
'naitn
Levels
po`pulatioire )
Requirement
A
At least 25 a,cres
1 5,dw, di,,"[Fing uargil ts/ et
50 feet,
..................................................................................................................................
20 homies, and
aGr,,'e,
jobsIne, acre
10 9 000 24, 9,99
At I east 30 % of tota 1
1 5,dw, e,tIing unit et
50feet
20 homies, and
housIng need
aGr,,e,
jobsIne, acre
259000 4999,99
At least 30% of total
2,0,,dw, e,l'ling unit et
60 feet,4
3,0 homies, and
h uIn iineed
aGre,,
jobsIne, acre:
,509000 9999,99
least 30% of
A t total
2.5,dw, e,'�,,'Iling units/ t e
85, f6et4,
40 homies, and
housIng need
aGre,
jobsIne, acre
100,3,000 +1
At least 30% of total
30—dw, e,l'ling u6ilts/ et
85 feet4
50 homies, and
h uIn iineed
acre,
jobsIne, acre:
Overview of'CFA Designation Updated �Decembeir 6,, 2022
Page 8 of 142,
�ji WINMM=M lop
Miuld CFA designation be consistent with prio��r or, clu�rrent: pillanininig eff6rts,fbir thisarea?
the older portion containsa good mix of,emp]�oymentand residential uses, with, an
6bundance of on-sltreet parking,and few, parking lots. Withdowntowin transit center,,
con nectivitytiothe hospital� and other major emp]oyers is excellent.
Area (at: lleast 25 acires irefquiire�d� if p6mary, CFA)
---------- --------------------------- --- -------------------------------------------------------------------------------------------------------------------------------------------------------------------- ----
0 Yes,, the downtown meets, this standard with or without ablutting riverfront and other parkland.
Are theiref 16butting high iintensitjy resi&intiial oremployment: iuses that couild be iinclluided as part
,oIf' the CFA?
10, 0 01 WIWI - wow 04, 0) 161 limb lip
Jill 0 Al z
NOOP I iljii��
---------- ------- ------------------------------------------------------------Are -----------------------------------------------------------------------------------------------------------
p ove uibl] c-seirivii nfg g�rn ment fac i I s I located 'with n the C FA`?Mj I Are theiref pillains tol lboo catef su c h
facilities, in the CFA in the fuWre'll?
0'', dw
Cuiiirrefnt status iaind� f6asibillity: of needed� qpigrades tol pe&striain, bicylicleil iaind� trainsit: facillities
iaind� seirvices?
......... ...... ......... ..
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Portion of downtown is, located within 1 00-year floodplain., Development, code allows
development if base floor elevation is, one flaot above base floodelevation. Clould remove this,
area from CIFA and meelt area and dimensional� stiandardsi.,
If' oontiguioius, but oluts-J& city: limits iaind� within UGBj, can the a,rea, coirnp]y with OAR, 660-012-
03
N/A — a rea i Is wi th i n city, I i m its
T TT
Overview of'CFA Design�afioin Updated DecemberPage a
Yes,, the northwest portion of downtiown contains a greater than average proportion of low-
income residents.
If' yesto prior questioln w,,h, at,aire some potentiall giationi strategies "I avoid dis�placement:
thiat wo ui I d be f6asi b le fo r� PtNIA ,niwel I to m pAM lieme ni't
WWI
M" lie 0 M 161 lit it
loll A M" A
A 110AL-W-A III F R
--------------------------------------------------------------------------------------- ---------- -----------------------------------------------------------------------------------
Considering as primary CIFA - Building height allowances would needto bie raised 20 feet,,
addition of minimum residential� density �requi�i��r,e�m�ei�n��ts,,a�n��d changes to, on-lsite parking
requirements.,
W,'Ih,,at �is the pl�reftmiba,�ry: estim,ateolf' the numberof residbnt',ial dWellinfg units that coutd ��be
accoMmodated in'this a,rea?
If pri�rnary CFA standard were adopted (p,er OAR
If secondary GFA standards were adoptedfor one
660-012-093201(8)(a), (b), or (c); or (9(b),, or i(c))
of the lesser, standards, (optional)
Roughly 4,760 dwelling units (bluildings to 85feet)
Roughly 31,4310 dwelling units (bluildings to 50feet)
Overview of'CFA Designatioin Updated Decernber 6,, 2022 Page 6
AJ
ECOnorthwes 11 t
11�,14
DATIE:2,02 4
T 0 : City of' Ashland
EGOnorthwest, Becky Hewitt and Mackenzie Visser
S UT1 Ashland Climate Friendly Areas Market Analysis
'The City of' Ashland is in the, process of sele,cting its, Climate, Friendily Areas (.CFAs) and
adopting land! use cod,e changes to mee,tliim�at-Friiieind,ly,aindI Equitable Communities
(CFEC) rules. the City its, considle,ring three, CFAs: the, Railroad Property, Transit Triangle,,
and Croman I. At a minimum, zoning standard,s within the CFA must allow a minimurn
d! e, n s i ty of a t I e,a st 1,, 5 d! we I I i �n g u n i ts p e r a c re a n d a m a x i m u m i g h t of a t I e a st 5 0 feet., T o
support this proce,ss, the, City contracted with 3J Consulting (3J), ECOnorthwest (ECO), and!
JET Planning (SET) to d1raft inew zoning and, d,eve]opment stand,ards for its CFA.
1.
JET completed an audlit of the, City's existing code and identified! required, change,s and
f1exiblility within the rules whe,re the, City �has options for implementing the new CFA
standard,s. Based on the, find,ings from the code audit, ECO pre,pared, this market
asse,ssrnent to inform the City's policy diecisions for sele,ctingand! implementing its
'This analysis provides iinformation on the, re,lative market strength of diff'e,rent types of'
d1e,velopment, market considerations f'or the potential CFAs, and, possible rnarke,t
'This analysis has two components: assessing the relative marke,t strength of' various
dle,veloprne,nt types and! analyzing market considerations and! d1e,velopment potential f'or e,ach
potential CFA.
Trlarketl� Arladlyslis �bi •
Inf'ormed, by the code audit and, conve,rsations with City staff', ECO identified, 'various
clle,veloprne,nt types that CFA,zoning changes could impact"I., EC110, evaluate,d e,ach of these,
clle,veloprne,nt types" miarket strength base,d on d,eve,loper interviews, analysis of' the City's
existing build,ing stock and! clievelopme,nt trenclis, regional clievelopme,nt patterns, and
available, market d,ata.
�r o a d e ir R e a 11� IE�� s It a It e IIIII d s
1.
Broad,ly, clievelopment f'eas,ibility in the, region, state, and, country has been challengii'ng in
recent ye,ars. Currently, some, clievelopment barriers across, clievelopment types include:
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Page 11 of 142',
host of borrowings. Higher interest rateshave substantially increased d,eve lopers"
borrowing costs, affecting the cost of construction loans and! their ability to secure
long-term financing that makes projects feasibile.
Construction Costs,: Inflation has d,riven up the cost of construction materials and
labor. Supply chain disruptions have further exacerbated these iissues, making
materials more expensive and delivery timelines less predictable.,
Financing challengels for small markets: Banks are often hesitant to, provid,e
financing for certain types of projects perceived, as higher risk in a smal] market,i
iire cludling commercial, mixed,-us,e, and d,enser dievelopment. Interest from investors
can also, be limited! in small markets, which makes it difficult to isthe equity
�needed, to fund larger projects.
Developers working in Ashland and, Southern Oregion reported! these trends, as, barriers to
dievelopment in Ashland. However, some types of' dievelopmentare less impacted and, are
�more feasible overall than others., The following section discusses specific market
considerations for c1lifferent commercial and, residential development types,.,, The greater a
dievelopment type's miarket strength, the more likely it is to be developed, if permitted.
C o irn irn e r c ii�a �1� ID e v e 11� o ��p �m e, iri It
Ida rkelt strength: Depends oni� type and location
Ashlani's economy is, largely driven 4yaccommoiations, food services, retail, and!
healthcare.1 Ashland, has, a strong tiourismi market, and its, amenities, attract both resid,ents
and visitors, particularly its access to joutdloor recreation, a robust wine and food scene, and
a smiall-town feel. In 2022, Ashlandi's, Economic Diversification Strategy identified, smiall
band recommend,ed! inves,ting in the
c1lowntown area, enhancing recreational options and, amenities, and! supporting small
I y supporting businesses. Strategic dievelopment, in the CFAs can align with these strategies. b
mixed -use, pedlestrian-oriented community areas, with ne igh borhood -foc used commercial
'The strongest opportunities, for stand,aloire e commercial exist in areas that alreadly have a
strong concentration of activity and visibility. Areas near 1-5, offer strong,visiblility and! vehicle
access that supports businesses that dlepend, on �bass- by customers and those arriving to the
area 'via the higfiway., Larger national companies can often afford to spend more to, be in
localtions offering, the highest levels of access and, visibililtyand! tend, to, outbilid smaller
businesses for such locations. Areas near the downtown offer a concentration offoot traffic
that can support smaller busines,ses and experiential retail. Stakeholders interviewed for this
market analysis shared that rents, for the existing commercial inventory are often too high
for small blusinesses, partly because spaces, are often larger than necessary. Vacancy rates
QCEW' 2019 data, per Ashland's 20,22 Economic III iversificafilan Strategy
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Page 12 of 142,
for commercial (retail and office) space are also low in Ashland, hovering biietwee,n 1.50/0 and,
2.50/0, since 2017 (Exhibit 1), limiting opportunitie,s for new businesses to find, viable space.2
As illustrated, in Exhibit I, comme,rcial rents in Ashland have remained relatively flat iin
recentye,ars, even with a low vacancy rate,., Currently, comme,rcial rents average around $18
�pe,r square, foot, though national companies can often afford to pay higher rates. ° Despite
the need for smaller, more affordable space,s, developers highlighted the, difficulties iin
die,veloping new commercial properties, which tend to require relatively high rents compared
to, tii r ii n iii in irearket to provide a return on the, cost of ne,w construction.
Exhibit''L. Rent and Vacancy Trends for Commercial Development in AshIland.7 2,014-11202,114
Although Ashland and Medforhave distinct market situations, their markets are
interconnected to some, extent. Ashland"s comme,rcial marke,t is relatively limited, with
about 1.4 million square fe,e,t available, compared, to Medford's 9.6 million square feet.4
Developers ind,icate,d that the, commercial space availabilityand employment
conicentratlioire s, in Medford and, Phoenix offer comparative advant 'age,s over Ashland, imaking
additional commercial development in Ashland le,ss desirable.
�D eve 11� o �p inn e ini(IIlt
.11
Ashland"s housing market is very dliffere,nt for rental housing than for owne,rsh(p housing, as
illustrate,d blielow.,
2 Source: Co�Sit: &rll Retail and Office Space 1'Hn Ashla,nd, 2014 to, 2024
3Source: Co�St&rll Retail and Office Space 1'Hn Ashla,nd, 2024
4 Source: CoSt&rll Retail and Office Space 1'Hn Ashla,nd and! Mledlford, 20,24
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Th is s,p I it i in th e hou sJ ng ma rket has i m I i cat io ns, for housi ng d eve lopment a nd for th e type
and sciale-of housing that is most likely to bile feasible, to, build! blecause, there are strong
associations, between housing type,/form and, tenure (e,.gl., rental vs. ownership).
Single-id,welling c1letnimid,die housing that is, attlache,d sid,e-by-sid,e, (e.g.,
rowhouses), or c1letache,d (e.g., cottlage cluste,r), are more, likely to be built as
ownership housing rathe,r than rental hous,ing be,cause the, underlying land, can be
c1livided, and, sold, wilth the unit, providing a simple,r path to indlividlual ownership.
MUtiunit housing with vertically stlacke,d units is often more likely to be built as
rental housing than as cond,ominiums. Condlo construction iis inhibited! by the ris,k
and, costs associated, wilth Construction Defect Liablility laws, which allow
cond,ominium associations, to hold! deve,lopers, liable for issues, with the building (e.g.,
water intrusJon) for years after comple,tion, and! which have be,en the source, of' many
lawsuits., Many ld,e,velopers and home,builders avoid! condlominium deve,lopment as a
result. Howe've,r, some, c1levelope,rs, are more, comfortabile with condlo c1levelopment
than others, and! in AshlancIl's hous,ing imarket, cond,o construction is, more common
than in many othe,r areas due to, strong c1lemand for ownership hous,ing.
'The relative market streng,th of various residential development types, is discussed below.
Markelt strength: Very string
.11
Local developers stated! in interviews that single -detached! housing, is likely the strongest
.11
clle,velopme,nt type in the area. T'hey fe]t that �homebuyers in Ashland! are primarily interested,
in detached housing with private outc1loor space,., Over the past devade,, the average home
siales, price, increase,d roughly,670ZO,I-I in August 2024, the medlian sale, �price for d,etached
IF
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�home,s in Ashland, was approximate,ly $ 15 , ., s new homes are larger and more,
expensive, than the, average of le,xis ting home,s. Acknowledging high housing prices,
clle,velope,rs suggested there could be a market for smaller single c1le,tached home,s,i which
could potentially bile bluilt alt a density up to 15, or 20 dwelling units pe,racre ifzoning
standards allow. The,se homes would likely bile 1,300 to 1,400 square feet at this density,i
smaller than the current average single-de,tached, unit size, of roughly 1,800 square fe,et.
Because, ofthe size, differe,nce, these �home,s could bile sold at a lower cost. This unit size and
c1lensity are also similar to, what has been built undler middile, housing regulations in some
largle,r communities, sometimes re,ferred to as cottage housingl,.
Markelt strength: Strong
Like single -detached housing, local developers noted, a marke,t for certain type,s of' middle,
housing in the are,a, often sold at a lower price, than larger single -detached, units. In August
of'20,24, Ashland townhome,s were sold, at an averrice of'$391,000, compared to
$615,000 for single-family homes. This is partly due to their smaller size,.: the ave,rage
townhome sold! was approximately 1,400 squafeet,i roughly 400 square, feet smaller than
the average, single -detached home. In recent years, there, has, be,en some, townhome and
middle housing de,velopment iin the City, glen, rallyon the we,st side closer to, downtown.
lh�IMAIIIJAIMIIIIIW
Market strength: Moderate to Weak
Because, c1le,mand for rental housing is largely linked, to, local workers and some students, the
c1le,mand, for higher -rent units that can cover the cost of' inew construction is relatively limited.
Studlent-oriented housing has bleen most financially viable in recentye,ars,i because some
stuclle,ntsare able to spend, more on housing and, some, deve,lopments have designed units
that I I irenters to pool costs (ellgll,i units with multiple bed,rooms and a share,d kitchen),
keeping individual costs lower bilut overall rents higher.,
Minyareas in Ashland alre,ady allow taller,, denser developments, but deve,lopment has bleen
relatively liire ite,d. Currently, ino market -rate or affordable multiflaire ily bluildiire gs exce,ed three
stories; the only taller residel ential structures built re,ceire tly are the four-story Southern
Oregon University dorms. Certain areas, such as, inear Southern Oreglon iUniversity, could,
potentially support, dlense,r multifamily development,, bult, lower -density options are generally
more f , s ii l iin the City overall due to their lowe,r construction costs.
Three-story walk-up construction is, ireost like,ly to be cost-effective. Ablove three, stories,
building codel e, itequire,ments and! the need for ele,vators increase construction costs.
Deve,lopers typically cannot charge significantly highe,r rents for four-story apartments,
5 Per Redfin, August 2014 to August 20,24-
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c1lecreasing overall c1levelopment fleasibilIII ty. This was, ,IIn interviews, with local
c1levelopers, who emphasized that even lid the were In tsIIn building multifamily
apart ments,,i they would only build! up to three, stories.
Financing barriers,also typically increase with the s,cale of development; for example, an
apartment buildling would require a larger total investment than a smaller middile, housing
type, id,evelopment, even if' cos,ts, are more, efficient on a per-square-floot basis. Inoted!
previously, larger investments, are more, c1lifficult to finance in a small mark,et. Even if banks
or equity investors are willing to lend to or invest in thes,e types of projects, they are more
likely to, d,o so at higher interes,t rates, or with higher financial return expectations.
Developers, particularly s,mlaller firms, are less, likely to be able to raise, (and! pay back) the
capital Irequired to fund larger projects.
Markelt strength: Weak
In many markets, s,ingle-use multiflamill ly developments are more fug as,ible, than mixecll-us,e
rinultiflamily c1levelopments because the achievable, retail rents, are not high enough to, offset
the addled construction costs n ti
nIIretIIl into the, building., While horizontal
mixed -use development can be more, fIII nanciallY feas,ibile, than vertical (because the uses are
�not combii n iin a single build,ing), a horizontal mixed,-luse project is s,till more, complex than
a single -use development. T'here are a f Ireasons, for this trend:
MJxecll-III e development often IIn, higher construction cos,ts complared to,
stand,alone apartments, bloth in rinaterials and, overall complexity of the process.
As c1liscussed above, Iw commercial space often cos,ts, more to build (even on its
own), than market Iretail rents, can cover in Ashland!. Mill xed,-lus,e, c1levelopment also
works best in areas where, there iis alreadly a pedestrian -oriented environment that
supports, waIe ground, floor retiall s,pace, which are often in areas where land! is,
more, expens,ive (relative to areas, that are more vacant or less centrial).
,oll Lendlers may see mixed -use id,evelopmentiii iinvestments, than standlalone
residlential projects use they iinvolve id,ifferent types often ants (commercial and,
resill dlential) with varying revenue streams,.
MJxecll-luse bluild,ings, are more, complex to, manage, as they require different leasing
agreements,,ii, property management, and, maintenance for resid,ential and, commercial
spaces,.,, T'he, additional operational complexity can bile costlyand time-consuming,
making c1levelopers, more cautious, about pursuing the projects, than standlalone
resill dlential developments.,
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e r C II s ii d e ir a it ii� o is
js sharedthatfire riskisamaor c1leterim- ent to developing in Ashland,. Developers,
must account for fire-resistant build,ing materials and, locations, and! fire, itisk, affects, where
housing can bile safely built to allow for evacuation iroutes and, emergency access., Especially
for higher -density housing, developers must carefully consider the safety of the tenants and,
potential evaculation risks., Adid,itionally, developers shared that recent fires have significantly
implacted, fire, insurance availility and! costs as premiums rise. In some cases, insurance
companies have reds uced! coverage options or declined, to, offer policies, altogether, mak,ing it
c1lifficult for homeowners and! dlevelopers, to, secure the necessary insurance to proceed,,.,
Ashland currently offers density bonuses, in the T'rans,it T'riangle overlay and Croman Mill
District iin exchange for certain public benefits, including provid,ing affordable units within
their id,evelopment. 'The, elimination of maximum id,ens,ities removes c1lensity bonuses as a
potential incentive. Given the height limits, ineed,ed! to comply with CFA rules, height bonuses
are also unlik,ely to, be an effective incentive for ma rk,et- rate, id,evelopment. However, the City
could! offer ad,ditional height for affordable housing as, a way to provid,e further flexibility to,
affordable housing development. Afford,able hous,min g development, is financed! dlifferently than
rinarket-rate construction, and afford,able projects may beneflit from bleing able to,
accommodate more units on site to better qualify for certain fuimp dling sources and/or to
spread land, and other fixed costs across more units. Recent changes to state law may also
irequire the City to provide flexibility on certain key standards —including heightfor
affordable and/or mixed -income housing.66 Any updated! bonus,es, for afford,able housing
should be designed with those, state requirements in mind.
6 FudIlo r i I Ihousling dI mn lin arned! fo�r residential use MLIst be allowed density, and height
bonusles: 125%, to 200% densilty ivnc�rnd 12- to 36-foot height iincreases depencill'ing onthe starting density
maxIMLIM.. (ORS 197A-445(9))
In addition, cifies miusit: aHo,w adluistmients on rtain sta,ndards for o r , I Ihousling, miixed--vnc�ome housing,
andl other clualifying hOLISIng development- The adiLlstmients c�aninCkide stanctards Hike setbacks, Ilot
dimensions, pa,rkiing, open spa,c�e, buJIlding height, rniaxiMLIM density, sornie Hmiltations on� grOUndl-floor
r -dent-a 117 esi cleslign stin ctards, and other requJrernients- Theri r Ihmiltaflons onthe nuimber of ad'ustments that
�must be granted and on how much flexibilliit: y, the adluistment imust Iprovilde- AffordabIle and iMixed-income
ho uslilng deveropmenit: and ML,Jslirug devellopments where the adjusit: ment,will enable bUdIding rniore uinilts', Ilower-
prl �l units,1 or wHI I make devellopmen t more flNe are generaIlly eligible for these adjILIStmients- I(SB 1537'
(2024)7 Sec�tilons 38-41.)
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Using the, strength of' dif"fereire t dui evelopment types as a basis, ECO analyzed, each potential
CFA's strengths and limitations and assessed, each area"s development potential under
potential zoning changes., The City is considering three potential CF'As.:
+ 'The Railroad Property iis near downtown but separated by t h itailroad, tracks.
'The Transit Triangle along Sisk(you Blvd and Ashland, Street.
.�
,#11 'The Graman Mill area at the southern end of' Siskiyou Blvd! near 1-5.
'The potential for (re),dievelopment with a mix of' us,es and! a anof'den sities is summarized
below for each area.
ll��? a ii ll� ir o a d IP r o �p e ir It y
'The railroad property is
abouta f'ifteeire -minute
w I ireorth of downtown
and iis surrounded by
lower cl,ens,ity res,idlential
neighbilorhoods and,
smaller commercial
dui evelopments., While the
southeastern portion of'
the area is vacant, there, is
commercial and! light
indel ustrial cl,evelopment on
the northern half'. These,
buildings, gene,rally date,
�back to, the 1,990s and! early,2000s, with minimal recent construction. Existing road,s,
primarily serve, these commercial buildel ings, ut add,itional infrastructure would, be inecessary
to, access and serve, the vacant area., Proximity to the, itail line limits the area's, dui es,irabilility
for some uses., and lack of access and, visibilility to the, interior create challenges for
dui evelopment., A portion of the site, is subject to on -going enivironmeire tal remed,iatioire , but
7
those, eff'orts are estimated! to �be, complete by e,arly 2025.
I
MARKET CONSUDEIRATIONS
In iinterviews, developers felt the railroad property �had the most opportunity for
redevelopment as a CFA,., The railroad! property's strengths includel e, its proximity to,
del owntowire , which makes, it attractive, for cl,evelopmeire t types that benefit f'roire and,
complement the cl,owntow n area,, such as, ireultifamily housing and, commercial. Because of'
7
A s ii III a r I IF ,a ii I I(a C le Ia r L,i p III regire ICEepartment of Enviroire ire entall Quiah
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Page 18 of 142,
its lociation, dlevelopment in this area could obtain higher Irents, that could mak,e
dlevelopment viabile.
'The site's, strionglest dlevelopment areas are along the rinlain �roads (Hersey and Oak Street),
which are more visible and, acces,sibile. However, these, sites are largely developed,. To
redevelop one of these properties, a developer would need to acquire, the land (which would!
likely be, more expensive than vacant land) and tear dlown jor reriniodel the exis,ting building,
which addis to project costs. T'he main vacant area on the southwest corner is, tucked, back
along the railroad tracks and! is less accessibile frorini main roadis, making it less appealing
for commercial and, residential development.
If' designated! as a CFA,i the, primary zoning changes, that u I iimpact id,evelopment patterns
in the, Railroad Property are allowing townhomes and! removing the, current density
maximum of 15, dwelling units peracre., While apartments are cIII rrentlyallowed and, the
maximum height in the area iis 40 feet, iit is unlikely thatany florm of' multifla
Irma i ly housing
coII ld! bile effliciently constructed at less than 15, dwelling units, per acre, efflectively limiting
dlevelopment to single-family housing und,er the exis,tin g regulations.
Without these res,trictill ons,i the, area could, see increased hous,ing development,i particularly
on the east and west sid,es, ofthe area closer to duo wntown. On the, west side, particularly
along Oak Street, access to downtown and! existing commercial dlevelopment could, support
smaller multifamily or Iranixed-use dlevelopment on lower -value sites., T'he eastern side of the
area has ,,a more resid,entill al context, and could, be ld,esirable, flor towmho mes, midd,le hous,ing
types,,i or single detached housing (on small lots to meet minimum density requirements).,
Proximity to the railroad and! limited access make the southeastern corner Imore complex to
dlevelop,i but if a id,eveIent were able to overcome these, challenges, the site could
potentially laccommodate multifamily or denser townhouse id,evelopment in this area.,
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Page 19 of 142,
"I'll"Ir r a in s oiu� 11it I III lill" ir ii a g lle
'The Transit Triangle is a mixedl-luse area located about 1.5 miles fromi downtown Ashland,
with access to public transit along Siskiyou Boulevard and proximity to 1-5., It features a
f
ciombination odenser residential d eve lopments, includling multifamily housing, a liongs idle,
smialler commercial businesses, schools, and! churches aliong Siskiyou Boulevard!., Recent I
industrial
developments are
situated! closer to the
highway, with hotels
and larger lauto-
oriented! commercial
developments located!
nearbily along Ashland
Street., Southern
Oreglon University iis, to
the northwest,i near
larger commercial
development in the
northwest corner ofthe,
Triangle.
I AI FA 1101 I'M ;4111 S" Z Mw II Q ;4 'liLO
the Transit Triangle's size and variety of market contexts makes it a potential area to
supportaIran land! uses.:
'The northweistern portion of the site, �has the, stronglest market potential for
multifamily and! mixed -use development in the Trilanglle,,. The lama 's, visibility,
proximity to, Southern Oregon University (SOU), and upgraded streetscape, could
support potential for commercial, multifamily, m x- uIrIent on
underutilized sites., 'The, existing concentration of commercial space, creates an
attraction that could! bile explanded over time with adiditional commercial space.
the northeastern area closer 11-115, could, be appealing for auto -oriented stan dalonle
commercial, flex, or multiflamily housing catering to, commuters. 'The existing mix of
auto -oriented commercial businesses and industrial developments Inear 1-5 could
present challenges for crealting a more cohesive, pedlestrian-friendly enviromment
that supports, dlenser mixed -use development.,
the less busy southern stretch of Sliskiyou Boulevard could! have, potential for
multifamily and! middile housing infill simillar to some ofthe existing dlevelopment in
the area., Existing parcels are, relativelY small, which may limit the scale of potential
dlevelopments. 'The southern portion of Siskiyou Boulevard �is more lauto-loriented
than other stretches, but also has less activity that would support commercial
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OR
Page 20 of 142,
dlevelopment—these, flactors combine, to mak,e mixed -use id,evelopment challenging on
this, stretch.
If' designated! as a CFA,i the, imr zoning changes that would, impact development patterns
I1 n the, transit triangle are:
Establish a minimum density of' 15, dmelling units per it and! remove densityany
,d o t imxmums. In the T'ransit Triangle, base zone maximum densities range
from 13.5 to 30 dmelling units per acre; with the T'ransit Triangle Overlay, there are,
ino maximum dwelling units per acre, but density is regulated! by f1loor area ratio,
(FAR), which cannot exceed 1.25, to 1.5. T'his is a relatively low FAR limit, and,
eliminating this limitation coulI it multiflamily in more areas and! continue to
allow minie housing.
Expand commercial allowances in residential areas, especially along Siskiyou
Bo u I eva rd.
In the northwest corner, the main zone in this area (C-1) requires multiflamily biluildings to,
�have a portion of the, ground, floor dledicated to nonresidential uses and limits maximum
,density flor multifamily. T h s itestrictions limit potential lfor imultifamily id,evelopmeimp t. While,
this area is relatively striong lfor commercial, sites with less-than-idleal access or visiblility
imay be, imore feasible as stand-alone, imultifamily than as commercial or mixed use if this
option is allowed l.
'Th inorlthelastern arela closer 11-5 would! also get the option of stand-alone, multifamily
,developmentsand increased id,ensity allowances. Because mixed, -use development works,
best with pedestrian -oriented, ground,-lfloor commercial, even areas, with strong market
conditions for auto -oriented! commercial space, may not have, the surirouinn diiinig,aimeini�t�ies,,o,r
customer base to create dlemand flor ground-floor retail space in a mixedl-lusmimp t .
Some stand-alone multifamily may be possible on sites with less access and! visiblility than
the rest of' the area if this, becomes an option.
On the southern stretch of Siskiyou Boulevard, Impemovinn s ii t it m.aximums could allow
more flexibility for multifamily and midd,le housing development. While CFA rules wo u I d! a I s o
allow commercial in this, area, it iis, less likely to support substantive commercial
dievellopment or vertical mixedl-luse because there iis, not enou,gh other commercial
dievellopment to support iit. However, some smaller -scale development catering to these
neighbilorhoods may bile possibile in this, stretch over time.
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Page 21 of 142',
Croman Milll
Groman MJ11 is approximatelY three, imiles from
d1owntown Ashland, near Siskiyou Boulevard
and 1-5. The site, is primarily ni. iindustrial
and commercial land uses. Although the City
implemented zoning for a master plan in
2,008, the site has remained largedly
undleveloped. Environmental remediation on
this site iis undlerway. Townmakers LLC has
�proposed, a �new master -planned, mixed -use
dievelopment that includes singn imulti-
family residences, retail spaces, and, light
indlust"rial sites, although no formal
application has, been submitted as of this
memo., This plan would require modlifications
to, the approved master plan.
'The main limitation of'dievelopment in Croman
MJ11 is iits current lack, of' infrastructure and
1. 1.
the need for site, cleanup and! preparation, whiwouequi ch ld rre Smgrnif'icant investment.,
Because, ofthe site's large, siin imter-planning, there are, opportunities to incorporate
a broadler mix of' uses than the site"s less central location would otherwise support,
iii n I ui iii in imultifamilyand! neighborhood -serving commercial. As discussed below, imaster
planning can iincrease efficiency and help ensure that the mix of uses supports the lara
dievelopment., However, developinga large master -planned project is typically much more
complicated, than smaller or inifill development.
Master' -planned! cornirniunjtJes, (larger', Inte grated developments delivered by a master developer)
can often more effectJvely support an iniegrated mix of uses and housing ty-pes thzin piece -meal
developj�rnent by- d1iffe'rent pair,ties.
Developers may be more wJIFIng to, integrate parks and wailkable, locally serving col�rnmtrcial
uses biecause, of: the, amenity"value, they"create for, the, surrounding residential development?
eve n i f t h e c o m mi e r c j a I d eve I ol p rn e n trg a b
io There j s, a n j ncentive to offer, a rainge of price poli nts a nd hous, ii'ng optj ons to api pea I to a
b rola d e, r ra n g e of p o te n t i a I ��bi u ye r's c o, rn p a re d t o d e I jve r i ng u n i t s fo r a s j n g I e m a r ��k et s eg
Larger, developrnirojects, may be better able to absorb infra,str,uur,e costs and achieve
cost efficiencies, in develop,melira t.,
pr''Ao
0 Ashland Climate Friendly, Areas Market Analysis 1-2
6" 44
Page 22 of 142,
Duetiiis, size, vacant status,, and, strategic positioning near major transportation routes like,
1-5,, fro Mill of'f'e,rs the, potential for a large-scale,master-planned! development with a
mix of' uses., 'With focused infrastructure investments and, planning,, it could evolve into a
walkabI, Iranixed-use neighbilorhood consistent with the intention of CF'As., Because current
rules would, require, updates to master planning that would, go through a discretibnary review
process and would! likely include a development agreement, the City has theopportunity to
influence development to miii more consistent with CFA intentions or regulations.
However, this discretionary process, irmay also create, a barrier to, development and! make it
more difficult for the developer t imove forward. CFA-compliant regulations for this area
would allow for greater flexiblility ablout where d,iffereimp t uses are located and! an overall
minimum density that would! ensure efficient use of residlential portions of the, site without
the need! for a 6scire tiounary process. This could, f'acilitate development ofthe site bitt would,
reduce the City"s iinfluence, over the details of the development.,
PF''AO
0 Ash la in id C I i mate Frily, Area s Ma rket A inlysil s 13
6" 44
Page 23 of 142,
JET17 . ............ 11 ............
............ PLANNING
MEMO
Octobe,r,10, 2024
Brandon GoLdman and Dere,k, Severson, City of AshLand
�F RO M Eizabetb Decker, JET PLanning
SUBJECT: CLimate,-Frio ndLy Area Code, Analysis
ATTACHED: Comparative Review of State Rules and City Development Code
a i This analysis is devellopled, to inform the City of Ashland."s, actions to p planning
rules for Climate -Friendly Areas (CFAs) that are part of the state's Climate Friendly and,
Equitable Comm.unities(CFEC) program thataims, to reduce climate, pollution, provide more
transportation and housing choices, and, promote,, more equitable land use planning outcomes,
The City must take action toamend. the devellopment codeY zoning maps and Comprehensive
Plan to adopt one or more CFAs that meet applicable rules,
a
This code audit i's the first step to identify needed code., mapand plan updates and policy
options for City to consider how best to meet the state regulationswithin the preliminarily
Wentified Climate Friendly Areas (CFA) for the Croman, Mill District,, the Raflroad Property,
and the Transit Triangle Overlay buildlin, upon the C17A Shidy completed, in 2023. The code
Y 9
audit incorporates input ftom,a public open house and online survey,, City advisory
committees, City staff input,, and stakeholder interviews it local developers. A concurrently
developed market study on the existing market conditillonsand potential effects of code
changes, also informed the recommendations in this report. Input ftom, Planning Commission,
and Clay u"ouncifl, on preferred policy direction -will, inform. the draft code updates to be
developed for ad.optillonand compliance -with state,, CFA requirements by June, 2,02,51.
Th t �s partiailyfitndedb a, grantfror,,Tl, tlze.D partrnent of Land Conservat'lon and
is projec t, Y , q 11
DevelopIrri,ent (D.LCM)financed in part ky State, of Oregon ftinds., Vie contents of tIn's docitin,ent do, not
U necessar y reflect views or policies of the, State, of Oregon.
2712 SE 2V, Ave / Porttand,, OR. 9,72012
e d e c k e 0, 'et Ip � a n III Nii n g. n et / 5,013.7 0 5.38 0 6
Page 24, of 142,
Ctimate Friendly re ,Code Anatysis,
October'10,, 20,24
Climate -friendly areas (CFAs) are a key feature the new Climate -Friendly and Equitable
Clom,muntie s(CFEC) rules, that are planned, urban mix,ed-use areas with a mixture of hi igher-
density housing, jobs, businesses, civic instlitutionsy and servicesl served by robust multimodal
& h tortat ranspion options, t at reduce dependence on auto travel. The City completed, CFA Shidy
in 2023 identi in 1 11 1 1 1
fy, g potential cli'mate-friendlya,reas., hifial cons 'der�at'lon, of requ 'red land, use
rules within the CFAsy and the residential capacity of the CFAs, to help inform, selection of one
or more uFAs.
The final CFA(s) must meet the CFA housing capacity requirements to all zoned capacity for
30,0/o ofthe City's currentand, projected housing, needs which is a minimum, of 3,469 housing
units.' To g1 1 ether the three potent'al CFAs have a capac'ty of 14,892 units based on preliminaiy
calculations using the CFA methodology,, however, the City has noted, that llopment at the
minimum,alliowed densities —rather than the m,axl*,m,u,ms, au,m e d —would result ina lower
total cad acift ne�a,re�r to'3 469 units. Some of the policy choices to address CFA rules such as
y ''I
lower height limits may have diffc!:rent implications for housin g, ca.lac ity,and, -woulto be
revied further before fully implementing-
-1 &
The three identified CFAs are plannea, for a mix, of us,es,with enhanced, transportation, Options,,
which broadly overlaps with the CFA intent,, as follows-.
Croman Mill is, an, apprioximately 92,-a,cre mas,ter-planned site in the southeastern
corner the City.; the former sawmillsite is undergloingla DEQ-led environmental
cleanup for development. The District is intended to hosta mix, of employment,,
recreation and residential, opportunities supported by transportation, options, and, open
Railroad Property, is 517acres in the center ofthe clityl just north of downtown and the
h
istorlic Railroad District on the south side of the tracks., The cur -rent zonling, permits
CFA(s), must, have zoned capacity for 30% of the City's, total, housing, needs, as projected in the latest
Housing Needs Analysis (HNA). (,OAR 660-012-03,15,(1)) Both existing and fui,tu,re development within
CFA(s), is intended to, contribute, towards the, housing su,p- ply, such, that, an entirely developed area like
downtown or, an undeveloped. area like Croman Mill, withfuture developi. ent potential can fulIfill. the
CFA I , ritent. However, only the zoned capacity rather than the actual, development present iis calculated
for, purposes, of compliance with, CFA rules. 'There has been some, criticism of this methodological
approach, for overeshinating likely density of both, existing and ftiture development,,but it, is was
intended to be, more feasible, for cities tocalculate and implement.
I T ere areconcu,rrent efforts, bly a developer representing, the, District, To nrnakers LLG to submit, a h
refined master plan and impleinenting zoningcode ainendments that would Introduce two, new zones
and significantly more residential, uses to the area,., Those, amendnIents, are not yet availablefor review
I M
and may not be submitted in t1ine to align with this project's, efforts.
Page 25 of 142,
Ctimate Friendly re ,Code Anatysis,
October'10,, 20,24
limited comm,ercial and resiaential mixed -use development inaaui ion to employment
uses. DEQ and the Railroad have approved plans to remed,late the former brafield
prior to redevelopment.
Transk Trian long major transit
1 gle isa large,. 167- acre are east of downtowna
corridors on Siskiyou Boulevard, Ashland Street and Tolman Creek Road., There are
broad opportunities for a, mix of housingland commercial development.
,
The zoning standards for the zoning distrias and overlays waithin
the three potential, CFAs,, as
summarized in, Table 1 below. were reviewed in detail for this code analysis.,along with
relevan,t Comprehensive Plan policies and zoning maps,.
'Table 1: Zoning Districts and Overlays Applicable to CFAs
. ........................................................................................................................................................................................................
Mill ail
man, RroaPro
Crum I ty,
............................. ....................................................................................................................................... ................................. d r
Transit', Triangle0verlay,
• Crioman Mill District zones'. Employment (E-1) base
Base zones: Employment
Neighborhood, Center (MQ., zone
(E-1), Commercial
MixedUse (MU), Residential, (R) Overlay
Resiaenti I al Low Density
Office/Employment (041 applies to a, large
1 -2)
Multiple Famdy (R
Compahble Industrial (CI) portion of the site
Resiaenti I al Iligh, Densift Y
Open Space,(OS) Detail Site Review
Multiple Family (R -3)
• Two additional zones, to be Overlay alsoapplies to a,
Optional Transit Triangle
proposed by Di*,s,tri*,ct large portion of the site
(TT), Overlay with
property owner: Compatible
standards specific to each,
Industrial and Commercial—
ba,se zone
MixedUse, Residential
tall Site Review Overlay
MixedUse (notyW avaffable
applies to a large portion
review)
of the overlay
If not develloping under the
TT provisions, Pedestrian
Place Overlay and
Residential Overlay apply
to portions of the overlay
1 ad.ditional aspects of the CFEC rules, apply to both, the CFA Outside of thi's speclific CFA work)
and acrioss, the city relating to parking (OAR 6610-012-0400), bicycle parking (OAR 6601-012-0630),
and pedestrian-friendlyand, connected, neighbo rhoods (OAR 660-012-0330), as well as new rules,
for future Transportation System, Plans (TSP's). Ashland already adopted code amendments
elim,inating off-strparking requirement,s and establishing dpsi gnstandarils for parking lots
by the June 301, 2023, deadline to satisfy the requirement,s of OAR 6610-012-04001, as, well as,
Updated bicycle parking standards,.
Page 26 of 142,
Ctimate Friendly re ,Code Anatysis,
October'10,, 20,24
The key findings filom, the detailed CAA code analysis, prin Attachment A include'.
t
Zon"ing Disitrilcts, Usiesii,,, Densillity and Hedlgfit
The core CFA rules, for zoning districts generally require:
1* Use6' , standards that permit mu.1ti-family housing (5+ units), attached townhom.es, office
uses, non -auto dependent commercial, uses, child, care,, schools and other public/civic
uses, either as single -use or mixed -use developm,ent.
Density standards, that require a minimum density of at least 15 units per net acre
(dui FAR or minimum, lotsizes, thatwould
a,
function as a maximum density.
I* Height standards, that allow a, maximum height of at least 51feet.
As,summarized in Table 2 below and detailed in Attachment A, none of the three preliminary
CFAs wi currentl a "thall 1II, of the CFA zoning require in,ents. The intent of the Croman M& y lign
District,, the, Residential, Overlay for the Railroad Pr�operty, and the Transit Triangle Overlay
glen erallyah gns with, the mixed -use character for CF'As but thespecific mix, of uses an the
scale of devellopment are generally more restricted.
0,
Table 2: Summary of Core, CFA Requirements,, by Area
CFA Standard,
Croman Mill
Railroad, Property
a
'Transit, TrianIgIle
Overlay
Permit multifamily
Yes in NC,, MU
Yes
Yes in R-2,, R-3, C-1 and
dwellings, with or
TT overlay
without ground-
No in CI OE
1
No'n E
floor n onre side ntial,
Permit tiownhomes,
No
No
Yes in R-2,, R-3
No in E-I, CA and TT
overlay
................ ......................................................................................................................................
Permit officel
. Partially
............................................................................................................................................... .. .
Partially
. . . Partially.- most
commercial and
permitted in, C-I, some
civic uses
in, EA and TT'overlay,
and, fe, we st in, R-,2,, R-3
Allow at least 50-
Partially,, maximums
No, maximum
Yes in TT, overlay for, Ci-
foot building, height
35-40feet with bonus
height of 40f6et
1. E-1,,maxIMum height
heights up to 50-75
of 50feet
fe, e t
No in TT overlay for R-
112Y R-3 and all base
zones maximum
......................................................................................................................................................
....................................................................................................................................................................
heights of 35-42 feet
Page 27of 142,
Ctimate Friendly Area,Code Anatysis, Page 5, of 9
October'10,, 20,24
CFA Standard
Croman Mill Railroad Property
Transit Triangle
...................... ........................... . .
Overla",
. . ...................... ............... .............. ........................................................................................
Requireat least 1,51,
:,
NoY nominimum Nq, no minimum
NoY ono minimums for,
du/ac minimum,
density and andmaximum of
C-,15, E-1 with 15-30
density and no
max�imums, of 15-60 15 du/ac
du/ac maximums,
maximum density
du/ac
NoY minimums 101.8-16
for R-2,, R-3 with
max�imums, of 13.5-30
du/ac
Nearly in, T'Toverlay: no
maximums, and
minimums, 13.5-30
du/ac
Ot ner
District generally Standards noted,
TT overlay intent
considerations
appears consistent above for R overlay
generally aligns with
With CFA intent apply to majority
CFA in,tenty but
Representatives for but not entirety of'
specifics, of TT overlay
large portion ofthe proposed CF'A,;,
may not currently be an
district are Proposing boundaries would
incentive relative to
two new zones, fora need. to be adjusted
base zones
significant portion of
Multiple overlays
the district later this
present within district,,
year, further review
creating overlapping
and, coordination
and, distinct standards,,
required
Which, would, need to be
resolved to uniformly
implement CAA.
standards
Otheraspects of code identified, in the analysis that relate to CFA standar.inadditional,
state requirements for local, land use include:
WaIkable designstandards. Another key aspect the CFEC rules, are standards for
wad ka,ble urban, design, including bike, pedestrian and transitaccess to and, within sites
and neighborhood block, layouts,.; these standards apply it ide including within CFAs.
(OAR 6610-012-0133,0) The City has both, area, -specific design standards (such as for
Cr man Mill District) that address, many of these is,sues, and cityxiche dpsi gnstandards,
that apply to all new development except single-family homes, and, duplexes,; it is
difficult to compare these standards tosiome of the more general lan,guage in these
CFEC rules. LC has ellp Walkability Model Code to help citiesand, counties,
implement these riles .gin the City will be working with, a,separate consultant to review
Page 28 of 142
Ctimate Friendly re ,Code Anatysis, IP a,g e 6 0 f 9
October'10,, 20,24
and implement aspects of Model Cede as needed to refine the City's existing des,l*,gln
standards.,
Sits tReview requirements,,. Nearly all new developm,ent requiresa Type I or
Type 11 (quasi-judicial,) Site Design Review.; this, proj I ect could look for opportunities to
expand, Type I reviews for CFA development especially resiaenti I al projects. The site
desi h 1 1 1 1 ,gn standard,sapplied, throug SDR incl,u,d*ng th,eaddifional,standards apphed
within the Detail Site Re�vie�w Overlay,, should also be reviewed to ensure theyap ply only
'iclear and objective" standards and review procedures for reside ntial,an d mixed -use
a,
development,, consistent its ORS 197A.400(l).
'Tenancy restrictions. The TIT overlayand, CM District include resintial standards that
differentiate between rental or ownersh,ip multifamily units. The CFA rules require
both, types of multifamily uses, to be permitted outright.
Scale, of'uses. Many of the existing mixed -use provisions in the overlay and as zones
include limitations on thescale ofa different uses., as m,aximu,m square footage or
percentage of the building area. Permitting uses outright a,s either single -use or mixed -
III &
use developm,ents could, increa,se iiexii bilty to better implem,ent the intent of CFAs.
Bonus e1
0 0 .
t and die h'gh nsity. The TT overlay and, C. District offer bonus, h,eightand,
density for some projects that include affordable housing and/or t other local,
ff6 1 priorities,.- thlose bonuses would be significantly less e �ct"ve relative to the base C.
allowances for helight(at least 5,0 feet),and densit (no maximum)., Bonus height
b
a a eyond 50 feet could, be explioredl but may not be an effe:ctive incentive gi I ven that few
I
recent development,s in Ashland, have exceeded three stories.
Building,scale standards,. Several of the base zones and overlays employ step backs, for
upper, stories, and/lor setbacks scaled to building, height to modulate the eff& cts, of
height, which may limit ability toachieve building, heigh,ts of at least 50 f6et a,s required
by CFA rules, There iis, an option, within the CFA rules, to modulate height from the
p ibed 5,0-f6ot standar1 d with addit "onal analysis of resulting res' 1 1 capacity., if rescr 1 ident'a
there is interest to retainsiome or all ofthese standards.
Solar setbacks. The required setbacks along north,ern property lines, to guarantee solar
access could, exceed w feet —or even 1,00 feet—f6r,structures utilizing the 50-f6ot height
allowance -within the CFAs 1 ch, may limit f6a,sibility of taller buildings contrary to
the intent of the CFA rules.
Page 29 of 142,
Ctimate Friendly re ,Code Anatysis,
October'10,, 20,24
Thereareseveral aspects of CFA implementation, that call for City input on, a, range of policy
optionsy and direction from City decision makers will be important to identify the preferred,
policy direction, to be implrough. the code updates.
,A. S,?c o pe of C?oj d e C h a, ��n 9'e sii Ne e, de d
S' pia changes wou d be needed, for the zon i11 t reeareas to address , I ng in a h issues
summarized in, Table 2 abovel specifically:
"I
Permitting townhiomes, outright., Tiownhomes, are currently limitea, to only the R-2 and
R-3 base zones that are one optilonwith the Transit Triangle, but would otherwise bea
new use in all of the CFAs. The residential charatter and, scale of townhomes may or
a,
may not be compatible with, the intent for these three areas,, though applying minimum
densities of 15 d,u,/ac or higher could result in more urban forms or make other
development types, more competitive.
Requiring, minim uni diensities of at least 15 du/ac it no maximum densities.
Simplifying density standards, may or may not result in, proj I ectsat densities higher than,
currently permitted, maxi I muins,, depending on, market demand and, construction costs,,
b ibra,fing bonuses,for smallerunitsut lit would require retiring or recall 1 1 , affordable
housing, open space and/lor green, building.,
Permittlinga Full mix of'- intial c *at offlufte and civic ust reSialle ommerci %W !s, There is some
flexibility within the rules, to designate some portions ofthe CFA(s) for primarily
a,
r lidentlial useas lternat* Ive. Each, of the areas has various provisions, for mixed
es ana
use., most of -which, establish desired, ratios and/orselective uses,, the City may Wish to
retain this fine-grained approach or could,ad,opt the more n CFA approach that
could, remove barrirs, to development feasibility. he appear to be limited areas
wh,ere the alternative provision, for primarily residential uses would be a good, fit,
potentially including the R-2 and R-3, zoned portions the TranslitTriangle.
0,
Establishing a, minimum allowed.heiglit Of'50 f0et, increasing from the cur -rent 35-42-
foot standards in some areas. There i's some flexibility in the CFA rules to vary this if
the City can demonstrate that it would still retal*,n,,sufficient 'DU1&ldl*,n,g capacitV at lower
heights.
All three areas are intended tiosupplort mixed -use development in line with, the CFA intent, but
the City should consider whether, to pursue full CFA compliance in all three areas or to plick
one or twoareas to fully meet the CFA rules, while beling more selective with code changes in
Page 30 of 142,
Ctimate Friendly re ,Code Anatysis,
October'10,, 20,24
the remaini 1 n,g area,s to better support climate-fr"endly development with mire Ashland
characteristic's.
4, 0 0 a 0, 0,
'The Most significant choice fbrthie,City is which of the, prenininary CFAsto move forward
ith after considerin nges id 1 wi 1 1 1 1 1 g the scope of code cha ent'fied 'n th's aud"t that would, be
required, to comply -with the CFA rules, The City ha,s considerable flexibility to amend the
bound.ariesand/lor prioritize one or more, CFAs because the three preliminary CFAs, together
g1reatly exceed the required, housing capacity.; under the CFA methodology, Crioman Mill or the
Transit Triangle alone could meet the City's, CFA requi I rements. The City had indicated
preliminary interest to move forward with all, threeareas because the combined development
capacity at mtntmum, densities -would meet the housing capacity target., rather than relying on
the rrutch, hi�Ther as under the CFA rules. Additional considerations,specific to
each of the candidate area,s include-.
tCroeCumreioasmt ,faMonr Iitshime siRiAater . tHo oaw,speevcetrs, othf ae, CsepAaraaptpe,r, oanticipa,ted Master more
armes,
e1ndnmient
i*
qFawn
ons
permit a mix, of all
Y
uses, across the site., rather than, a, fine - g1raline d site planning approach,., The City may
wish to spend, more time reviewing the applicant's Master Plan amendments through a
I e * & w,*th potential g1slati ther than implementin 1 1 ve process, ra g CFA req,u,l*,rement,s d*rectly,,
for confusion, trying to align the two processes, Criom,an is also the farthest site from
downtown 1
I wh*ch could draw attention away filom the center oftown.
Railroad Property-: The Railroad Property is the closest area to downtown,and, is
surrounded by established, development. The site itself includesa mix, of existing
employment and mixed -use developmentas elf as significant undeveloped land with,
development capacity following planned, environmental remedia,tion. The existing
zoning ha,s been, unchanged, since 120100.,and the relatively low densities permitted there
could, be limiting development opportunities. CFA zoning could, unlock further
development potential,, particularly once the environmental remediatilon, i's completed.
We heard, some concerns about the possible impacts of hi 1 1 1 1 is igher bu*ld"ng, he*ght,s 'n th'
area on viewsheds to the north, which could, be addressed through modeling and height
refinements ifwarranted. The residential capacity here iis, less than, the full
requirement, so the Railroad. Property on its own would not fully meet the CFA target.
a,
'Transit The Transit 'Trig
rngle compromises both
1 Trian glevertay -O
coia,l,/em,p,loyment,ar�e�a,s, as, we I as, pry. 'marlily residential area,sl and the
tCFA
I so
requiremens would, generally allowa blur -ring-, between the twol at ea,s,t in term f
zoning regulations if not future development patterns. The CFA standards, are generally
Page 31 of 142',
Ctimate Friendly re ,Code Anatysis,
October'10,, 20,24
c i * h intent of the Transit Triangle overlay and, -would function as, a, onsistentwit the Y
timely refresh, to those, standards which, have become less eff6ctive iin their current
format following repeal, of'pa,rkl*,n,g, m,inimums, citywide. Because the area, contains
more than twice the needed CFA housing capacityl there 1*,s,,sl*,gn,l I ficant flexibility to
drawa t' in,g on the commercial/employment area and
ighter CFA boundary focus'
excluding, the primarily residential stretch, along Siskiyou I Boulevard that isalready
-1 1
largely committed to resiaenti I al development patterns.
0 .1niti In n ion 1 ilrioad, Priopertyasa CFA because
,ur al recio- me dat is to move forward w*th the Rai
of' its proximity to downtown, and, development potentlialy as well as with. the
le to update the zoning for the area
commercial/em,ployment core area of the Transit Triang
with.loutsignificantly impacti I ng existing aential areas. Croman Mill, has significant potential
to be develloped. with climate-fHendly development patternsl but may not benefit from CFA-
1* f & * 1 m spec, ic zoning at this point in, time given the s*multaneous, efforts, to a end the site's, Master
Plan that warrant separate review and refinement.
C.,, kmpLementation Structure
a a
The recommended implementation, apPrioachy for whichever areare selected 1, i's to develop a.
CFA,overta zone rah 't an chan 0, 1, y r h giiig bases zones. The CFA overlay w,*Il replace some of
the existing, overlays., such, as, the Transit Triangle overlayand, the Residential, overlay iin the
a
Railroad Property, for ,gin opportunity to reduce or at least not increase the number of'overlays
applying to the selected properties. An overlay would be more targeted and provides an
additional, t,00l that the City could expand in the future., as needed or desired,.
There could also be an option to make limited changes to base zones,, such as increasing, hel,gh,t
to 50 feet, with. no maximum density and a minimum density of 15 d,u,/ac,, across, the C-1 and E-1
a
'de. However this, pr�oj I ect does not includeanalys's ofthe full extent of those
zones citY 1
changes, nor are they required, for CFA compliance.
Plannin 1 1. 1 11 1 1 g Commission, and, Oty Council will rev`ew these' CFA code a,ud*t,and, market
a,
feasibility finding's in study sessions this, fall an provide direction on the preferred CFA
implementation approach. City direction will inform the approach to the code updates,., which,
41 * a,
w ill be drafted for Planning ommi,s,sion an, 1 C d Oty Council reviewin early 2025 prior to
refinements during th,eadoption phase by june 2025. We look forward to developing code
updates that implement climate -supportive development in each area consistent with. the Clity's
over.11, planning anmu.n t riorlities,
Page 32 of 142,
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Climate Friendly Area Project Staff
Brandon, Goldman, Director o�f Community Development, City of Ashland
Derek Severson, Planning Ida nagler, City of Ashland
James Schireman, Associate Land uIPlanner, VCOG
'Yazeed Allrashdi, Assiociate, Transportation Planner, RVCOG
Anais Mathez, Project Manager, 3,J Consulting
Scott Fregonesie, Senior Project', Manager, 3J Consulting
CFA STUDY City of Ashland
D RA FT 09--1 9 -2 02 3
Page 5,8 of 142
The following study analyzes CFA c�andllidatees paths forward and
potential sc�enarios s1holuld the city designate a Climate Friendly Area. �By no rneans, does, t1his, study alter
the zonin, cu�rrent, gr, land uses, or other development regglulations governed by the Clity of Ashland.
CFA STUDY City of Ashland
D RA FT" 09--1 9 -2 02 3
Page 5,9 of 142,
Contents,
Chapter 1: Climate Friendly Area Regulations and Methodology
Climate Friendly and Equitable Communities
ClimIFriendly Areas,
7
1 rn p I e rn e nita t i o n Ti m e I i n e.,.
7
G o a I s
Community
Locate and Size, Ca nd id ate
Evaluate
I d e n t i fy Zo n i ng C h a n gee
1 5
Calculate CF,A
15
Calculate Housing
Equity
Chapter 2: CandidateClimate,
Locate an d S i z e, C a n d i d a �F As,
1 9
City Guidance
Caikuiat,e Housilng Unilts,
Zoning, Code Review...........
22
CFACapacity Ca1c,lulation
City
Calculate Housing
Chapter I- Antall -Displacernent Mitigation
CFA Redevelopment
Anti.-Displacernent
Affordableand
EarlyGentrifica tifi , 44 & & 44 & & 44 & & 44 & & 44 & & 44 & & 44 & & 44 & & 44 & & 44 & & 44 & & 44 & & 44 & & 44 & & 44 & & i A & & i A & & i A & & i A & & i A & & i A & & i A & & i A & & i A & & i A & & i A & & i A & & i A & & i A &
40,
Latetrif . .... 44 & 44 & & 44 & & 44 & & 44 & & 44 & & 44 & & 44 & & 44 & & 44 & & 44 & & 44 & & 44 & & 44 & & 44 & & i A & & i A & & i A & & i A & & i A & & i A & & i A & & i A & & i A & & i A & & i A & & i A & & i A & & i A & & i A &
4 1
CFA STUDY City of Ashland
D RA F7" 09--1 9 -2 02 3
4
MI k�f
Page 60 of 142,
BecomingExclUsive...........'. 4,6 4,6 4,6 4,6 4,6 4,6 4,6 4,6 4,6 4,6 4,6 4,6 4,6 4,6 1 A i A i A i A i A i A i A i A i A i A i A i A i A i A 4 1
Neighborhood Types Present,,Within the,
Suggested
Ccr teg ary A - Zon in g, a n d'C6 de Ch a n, g, es, 4 3
Categary B.- Reduceregulatory
Categary C-1 FinancialinWow entives
Categary,D-1 Financial
Categary E.- R7,x Exemption and
Categary F.. Land,, AcquisItIon, Lease, and
Appendix A. -
Appendix
CFA STUDY City of As,hland
D RA FT 09--1 9 -2 02 3
,5
121 k�f
Page 61 of 142,
do% #
Uhapter 1: ChImate Friendly Area Regulations and Methodology
Background
11W
M, Z
Phase 1 of this project, is the CFA stludy w1hiCh identifcandidate CFAs and analyzes, what zones are
most, aligned to the CFEC rules, and what adjustments to theim woluld be required.
Phase 2 will encompass, the actlual deslignation of the Ctimate Friendly Areas under consideration, and
the adoption, of maps and ordinance,s necessary to implernent the CFEC initiative, Cities, may use CFA,
areas from ffie study or any other qualifying area.
CR[maite FrlieM]y sine Elquilt4bie, ComimunilUes, RulerinakIng
The Climalte-Friendly and EquitableCornmunities, rulernaking is, part of Orelgon"s longstanding effort 'to
reduce pollution frorn the transportation systern, especially greenhouse gases that are causing a change,
in clirnate and associated weather -related disr1uptions, inciuding drought,,, wildfires, and warming
It e m pe rat u re s, w It h, g re ate r va r i a t i o n ove ra I J.,
The r1ules enc�olurage climate-frilienidly developmen't in Clt,e,.-�Fril�enidl�y,A,reas, (CFAs)., Other provisions of
the rulemaking, ca]l for new buildings, to support the growling, electric vehicle transformation, reduce or
eliminate one -size -fits -all parking mandates, and increase loca] planning requireirneintis, to address critical
bk* I I I I ,gaps in our walking", i ing, and transit networks. The r1ules ask commiunities to identify transportation
projects needed to meet olur c1imate goals.,
CFA STUDY City of Ashland
D RA FT" 09--1 9 -2 02 3
Page 62 of 142,
L"Himaite FrieM]y Areas OverView
ACFA is an area where residents, workers, and v1slitors can, mee't most of their daily needs without
1h av i ng to d rive. Th ey a re, u r ba n m i xe d - u se a re a s t h a t, coi nI't a i n, o r a re, p I a �n n ed to co n ta i n, a g, re a te r m I x
and supply of housing, jobs, businesses, and servilices., These areas are servedor planned to be served,
by high, quality pedestrian,, bicycle, and transit infrastructureto provide frequent, comfortable, and
convenient connections to key destinations, within the, city and region,.CFAs typically do not re-qui I re
0 IN NJ MIN --- M1 I Mimi
The rules require es (and some, urbanized county areas) with a population over 5,0100, and that ar,
located within Ore gon's seven, rnetropolitan, areas outside of the Portland metropolitan area, to adop
regulations allowing, walkable rnixed-use, development In defined areas within, their urban growth
boundaries. Ass,ociated requirements w*Hl enslure hilgh quality pedestrilian, bicycle, and,transit
Infrastructure is available within these areasto provide convenient', transportation options, and cities
and countlies will prioritize thern for locatlion of government offlices, and parks, open space, and simila
R111"es.
IIlementatilon Timellne
The rules provide a two -phased process for locall gove rn, me nits to first, study potential CFAs, and then, in
a second phase, to adopt development standards for the area, or areas, that are most prornising.,
June 30, 20,23 — CFA Study Funding Expires
December 311, 2023 — CFA Studies Due,
I
December 311, 2024 — Adopt CFA land use standards and any rnap clhan,ges,*
* Local governments may reques't analternatIvedate for the adoption of landuse s,tandards, as, provided in OAR'660-012-
0012(4)(c).
CFA STUDY City of Ashland
D RA FT" 09--1 9 -2 02 3
Page 63 of 142,
'01
CFA STUDY City of As,hland
D RA FT 09--1 9 -2 02 3
Page 64, of 142,
LMEE=
The rnethodolo gy was developed by the Department of Land Conservation and Development (DLCD) and
was adapted to perform this CFA stludy. The Clirnate-Friendly Areas Methodology Guide goes over the
steps, to perform the, CFA, study. The study goes, through each of the eight, steps highlighted in the
methodology guide, including, locating and sizing, CFA areas, evaluating existing code, Identifying, zoning
changes, calculating CFA, Capacity and equity analysis, While the technical analysisteam was, responsible
for overseeing' the, steps reliant, on, GIS or analysis of the land use code,, Step 1: Publ�ic Engagernent Plan,
was drafted and prepared by 3J Consulting,
M
F
i////
'01
EVat t C rnpWe
E Is, nO
C'de StudY
The diagram above, shows a workflow for conductin,g a CFA stludy. This is, not, the, only order in, which the
Stqlts can, be, performed, but, it is a recommended sequence for the �Plu�kpos,e of clarity and effliciency.
To understandthe context of t-1he steps listed above,, a summary of the rules, a CFA"s purpose, and w1ha"
requirements s1holuld exist or be adopted in CFA, areas, is necessary. According to DLCD,, "a CFA, is, an are,
where, residents, workeand vlSitors, can meet, most, of their daily needs, without having' to drive., The
are, urban, mixed-luse, areas that, contain, or are planned to contain,, a greater mix and supply of 1holusing"
jobs, businesses, and Iservi I ces.1111
The following, is a sluirnmary of the, steps, rules, and regulations on the, specifications of siting a CFA, The
CFA designation process, first, requires a study of potential candidate areas, ultirnately ending in, an
area(s) being, designated as theCity's Climate Friendly Area. This process, slated to conclude by
Decernber 2023, is, known as phase 1. Phase 2: Adoption, requi I res, that cities, implement the, necessary
chan, I I ges to the, land use, cocle to make the, zones, with, n'the proposed CFA complian't with state
regulations, as provided in GAR 660-0112-01310 throlu,gh -0320.
CFA STUDY City of Ashland
D RA FT" 09--1 9 -2 02 3
19 a g el
Page 65 of 142,
L " OMmunifty Enga�gement Pla�n
This step is, planned, drafted, and prepared by 3J, Consulting, in coordination with, city staff and the
tec�lhnd'Cal analyslis, team,. WhIlile the Community Engagement deliverables are distinctly separate from the,
tec�lhndica],CFA Study, thdis, study does, take into account the community feedback from Public meetings
throughout the study phases.
Loca I governments, must, develop a communitty engagement plan for the designat ion, of CFAs, that
inciudes a proce,ss to study potential CFA areas and to later adopt associated amendments, to the,
comprehensive plan, and zoning, code following, the, provisions of OAR 660-012-0120 through -01130:1
& Engagement and deds,ion-making must be cons,istentwith statewide planning goals and loc,al
plans,
Cities and counties, must ce,nter the voices of underserved populations In all processes at, all
levels of decision -making, consider the effect on underserved populations, work to reduce
historic and current Inequities, and engage ln� additional outreach, activities with unclerserved
populations
o, Cities and counties, must identify federally recognized sovereign, tribes, whose ancestral lands
inciude the planning area and engage with, affected trilibes
The community engagement plan� must be consistent with the requirements, for eng, agement-focused
equity analysis in OAR 660-0112-01,35(3). Equity analysis is required for a variety of transportation
planning actions under Division 12, including study and designation of CFAs., The purpose, of an equity
analysis is to identify potentially 'Inequitable consequences or burdens of proposed projects and polide
o n i rn pard e r t o 1 m
III
[I ma- M=FA3M=WO?-M ;I I 011WITMONFIM
WWMIEQ�M 03
& Engage with members, of underserved populations �to develop key outcomes,, inciuding
reporting back information, learned from the analysis and unresolved issues,
& Gather qualitative and quantitative information from the community —including, lived
experience —on, potential benefits, and burdens, on underserved populations
I
& Recognize where, and how intersectional discrimination compounds dis,advantages,
&Anzlyze proposed c,lhan�ges for impacts on, and alignment with desired key community
outcomes and perfoirmanice measures, under OAR 660-012-090S
&Adopt strategies, to create greater equity and minimize negative consequences,
& Report back and share, the information, learned from the analysis and unresolved issues with
people, engalged
CFA STUDY City of Ashland
D RA FT" 09--1 9 -2 02 3
Page 66 of 142,
Locateand Size Caindildate CFAs.
Every potentiall CFA must follow the Climate I
Friendly and Equitable Comm unities (CFEC) rulemakin,,
(OAR 660-012-0310) requirements in order to be properly located and sized. The rules regarding
location for potentiall CFAs, are undVersall for all cities.
CFA locations must be able to supportcleve lopment consistentwith the land use requirements
of OAR, 660-012-0320.
CFAs must be located in, existing, or planned urban, centers (including downtowns, neighborhood
centers,, transit -served corridors, or similar districts),
CFAs must be served by (or planned to be served by), high quality pedestrian,, bicycle, and transit',
servkes,.,
CFAs may not be located in areas where, development is prohibited.
CFAs may be located outside, city Jimits but within a IUGB, following OAR, 660-012-0,310, (e).
CFAs must have a minimum width of 7SO, feet, including internal rights of way that may be
unzoned.
While, the allowed land uses, and denser environment wilill largely influence the choice of a CFA,
deve,lopment, feasibility is, another Important criterion to consider. The area chosen to be,CFA should no
1have infrastructure problems, or limitations that couid prevent the deve1opment of,Climate, Friendly
,A re a s. Th e, i nif ra st r u ct u re ca p a c Ity of a ca n d i d a te C FA w i I I be d i sc�u s s e d w it h, c Ity st a ff 'to d ete, r m I n e, if i t i
sufficiett c�ijtice *r toi uj*ve witi Rtiotier
City population Is the primarydeterminant, regarding CFA size requirements. There, are two categories
for sizin I I g a CFA: cities over S,0001 and cities over 1,01,0010 in population. Ashland's population falls under
the second option for cities with populations g, reater t1han 10,0001., Cities with a population greater than
10,000 must, designate a minrmum of one CFA,that accommodates 301% of their current, and projected
housing, the, overall area beling, at least 25 acres, in size., In addition, all CFAs, must, have, a minimum width,
of 7501 feet.
CFA STUDY City of Ashland
D RA FT" 09--1 9 -2 02 3
Page 67of 142,
In, d1lis,clussling, CFA requirements with city staff,, the technical analysis team opted to utillize the
prescriptive stan�dards as, written, by DLCD. The following table 1, shows the prescriptive stanidards
requiremen�tsthat, must be incorporated ln� the development code, ib accordanice with the Clity's
populationi.
Because the city of Ashland falls, within t1he5,0011 — 24,9919 category, phase 2, will require adoption, of
rules for a mibimum residential den�slity of 15 dwelling units/ne't acre an�d a maximum building helight of
no less, tlhan� SO ft, in, height.,
CFA STUDY City of Ashland
D RA FT 09--1 9 -2 02 3
1
31 2 1� [" a g el
Page 68 of 142,
Eva,Wa�tei Exjis'tibg Code
The land use requirements estabilis,hed in OAR 6601-012-0320, as shown below, are, pivotal in
determining how much a base zone already aligns w1ith, CFA requirements.
Land Use Requir'emient for G"As:
Dev,e,lopm�e,nt,,re,gul�a��tion�s for a CFA shall allow single -use and mixed -use development within,
indiv'J�dual uilngs, or on development sites, including, the followinn goutright permitted uses:
'0Multifamily Residential
o Attached Single. -Family Residential
'0Other Building Types that comply with minimum density requirements
'0Office-type uses
'0Non-aluto depenclentretail, services, and other commercial uses
'0Child Care, scho�ls, and other public uses,
q q iq!11111111 11i I I I
Maximum block length, standards, must apply depending on acreage, of site
Local government's, shall establish maximum block length standards as follows:
0 Development sites < S.Sj acres: maximum block length = 5010 feet or less
0 Development sites > S.Sj acres: maximum block length = 3,50 feet or less
• Local governments shall prioritize locating government faclilities that provide direct, seirvice, to
the pubilic within c1limate-friendly areas and shall prioritize locating pen space, plazas,
and similar public amenities, or near climate -friendly areas that, do not contalin sufficlient
parks, open space, plazas, or similar public amenities.
• Streelt'scape requirements in,CFAs shall include street trees, and other landscaping, where
feasible.
• Local governments shall adopt policies, and regulations in,CFAs that, implement the following:
jo Transportation revi I ew �Itrocess in OAR 660-012-0325
0 Land use requirements *tn OAR 6601-012-0330
0 Parkin 1 1 ,g requirements in OAR 660-0' 2-043S
0 Bicycle parking requirements in OAR 660-0112-01634,
Local governments may c1hoose to eitther adopt density minimurns and height maximums
(Option A — Prescriptive Standards) or, adopt alternatlive development, regulationsto meet
performa nce, sta nda rds, (Optlion B, — 0 utcom e-Ori e nted Sta nd a rd s)
The folling map 1 is the city-s, zoning map, and helps convey where, zones, are located t1hfro lughout the
city ofAsIhIand.
CFA STUDY City of Ashland
D RA FT" 09--1 9 -2 02 3
11 31 1� ["3a g el
Page 69 of 142,
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Zoning in CFA.s may need to change If the, existing zoning, does not meet the land use requirements in
OAR 6601-012-0320. During phase 1, of the, study, es doneed to adopt the land use, requirements,,,
IIut evaluatlion of necessary land use reforms may influence a base, zone's viabillity of being a potential
CFA candidate. Essentially, an existing zone that meets a large proportion, of the CFA criteria will likely
feature the chzracterlstics that define, climate friendly areas, while zones, t1hat require intense reform
may not Incentivize, development dlue, to lack of compatible land uses, or alternative, transit
i n f ra st ru ct: u re.
During the adoption phase, slated to occur In 2,024, local government s, will have, to make and GYP all
necessary zoning changes and will need to provide, DLCD with documentation that, all adopted and
applicable land use requirements for CFAs, are consistent with OAR 660-0112-0320.
Cailcuiate CFA Capaicilty
The proposed CFA(s) must meetthe residential housing capacity threshold expressed in OAR 6601-012-
0315(1), The target threshold to imeet is at, least 301% of current and projected housing needs citywide.
The total number of units, necessary to meet all current and projected housing needs, is derive'd from the
most', recent adopted and acknowledged housing capacitty analysis, (HCA- also known, as a housing needs
analysis or HNA) as follows:
UIMM, =-f
current number of existingunits
projected number of units to meetfuture needs
,After calculating the, Total Units Needed, the technical analysis tearri proceeded to calculate, the
potential housing, unit', capacity of the proposed CFA site., The following, page, goes overthe equation'that
will be used to calculate, the Housing UnitCapacity.
CFA STUDY City of Ashland
DR
31 15 [" a g el
Pa,ge'71 of 142,
aillcluiate Housilng Unilt Caipa�dty
The following, method was adapted from �D LC D'sC I I mate.- �F rie nd IyAreas, methodology guide., The
calculation follows the prescriptive path, requirements as des,crilibed in thie methodology guide., Total
Housing 'Unit Capacity in the CFA Is, estimated using the, followingariablesv i i
1. The Net Developable Area in sq. ft. (a)
2. The rnaximurn number of building, floors (f),
4., The averalge size of a housing unit In sq., ft. (S),
liq
Housin.g U'nit Capacity (U) Net Developable Area, * Maximuin. floors * Resident Use percentage
Avera,g,e Haitsing Unit
I I I I 1 1!1112! 111 1 1 �II�111111 I I
0 =*fi$TW1"tMV111 I A 1
The values to use, for Ass,urned Percent ag, e, of Residential 'Use (r) and Average Size of a Housing 'Unit (s)
are, given in the, rules,., Net Developable'Area and Maximurn Building Floor factors in the above
calculation require some, additionial sub-calculatlions. Each uniquely zoned area of t he CFA will have its
own, calculations of these factors and the above housing, unit, formula., Then they are summed for the
CFA to give the, totall Housing Unift Capacity.
CFA STUDY City of Ashland
D RA FT" 09-19 -2 02 3
Pa,ge'72 of 142,
Equity Anaiysis
Loc a I government's, mustcleterrnine if rezoning the, potential CFA would be likely to displace residents
who are members of state and federal protected classes and identify actions to mitigate, or avoid
potential displacement.
The CFA Study must include plans, for achieving fair and equitable housibg outcomes, within CFAs,
following the provisions in OAR 660-008-0050(4)(a)-ff). CFA studies must include, a des,criliptlion of how
citles wilill address each, of the following factors:
Location of Hbusing.- How the city is striving to meet statewide greenhouse gas, emission i
reduction goals by creating compact, mlixed-use neighborlhoods, avallable to mernbers of
state and federal protected classes,
Fair Housinow the it is affirmatively furthering fair housing for all state, and federal
protected classes,.
Housing Choice.- How the city is facilitating access, to housing choice for communitles, of
color, low-income communitpeople with, d1lis,abilitles, and other state, and federal
protected classes,.
Housing Options, for residents, Experiencing Homelessness: Hbw the city is advocattn,,
for and enablin, ,g the provision of housing options for residents, experiencing
homelessness and how the clity is partnering with, other organizations to promote
services, that are, neededto create permanent, supportlive housing and other housing
options for residents
Affordable Homeownership and affordable Rental Hbus,ing: How the city is supporting
and creating opportunitiesto encourage the production of affordable rental 1housing
and the, opportunity for wealth creation via homeownership, primartly for state and
federal protected classes that, have, been disproportionately impacted by past housing,
�Policies,.,
Gentrification, Dplacement,AND Housing Stablility: Howthe city is increasing housing
stability for residents and mitigating the Impacts of gentrilification, as wel�l as the
economic and physical dis,placernent of existing residents resulting from investment or
redevelopment.
Pl�ease note, the, equity analysis was performed wilith the guidance of DLCD`s Anti -Displacement and
Gfentrification TodkIdt., The Toolklit provides, an In-depth resource for local government to address racial
and ethnic equity In housing production, including a list, of strateglies to mitligate the irnpacts, of
gentrification and displacement. The toolkit, helps and guldes local governments to estabilis,hing a
framework for creating, housing production strateglies with a particular focus on, the unintended
consequences of those strategies.
CFA STUDY City of Ashland
D RA F7" 09--1 9 -2 02 3
11 7 1� ["3a g el
Pa,ge'73 of 142,
tA M 4� 14II
9 a Mul iiiiii
This section reviews the analysis, components—thatwere performed to derive the results of the study.
The technical analysis team began with, initial candidate, location suggestions from Clity Staff, then,
calculated the housing, capacity of the proposed CFAs, boundary, and readjusting the CFAs, size as, needed
't capacity,
'to accommodate the 1housing unt I
The zoning analysis, focuses on the land use, requirements in OAR 660-012-01320 and compares thern
with the city codes to find sultable, zones that are fully or partially compliant with the CFA land use
requirements. The zoning analysis informs the team of the land use cornpatiblility of the proposed,CFAs.
Zoning, analysis, and identifying zoning, changes go hand -in -hand. If" existing, development standards do
not meet CFA requirements, then� identify the, neces,sary changes to the specific zones, and hoiw to bring,
them Into compliance with the, land use requi rem ents, or OAR, 66,13-0112-01320.
The GISi analysis helps determine the, status of transportation infrastructurethat is within oraround the,
proposed CFA and whiether the, proposed area satisfIles, the transportation coinnectiVity aspect, of the
regulations. A, CFA, site, must be served by, or planned to be served by, hilgh, quality pedestrian,, bicycle,
and'itransit services according to OAR 660-012-01310,
Capacity analysis, determines whetherthe potential CFA,, or a combination of CFAs, can, accommodate
301% of citywide current, and projected housing need. If identlified CFA candlidate, area(sj, are, not
suff Icient, to accommodate at least 30% of holusi nIg need, resizi ng, the, proposed C FA a rea o r i d e ntifyi nIg
additional candidate CFA areas must be, performed.
Equility analysis must determine, If rezoning the potentialwould be, Ilikely to displace, residents w1ho
are members of state and federal protected classes, and identify actions to mitigate or avold potential
displacement. Chapter 2 of this study Includes plans, for achieving fair and equitable housing outcorries,
within CFA.s followingg, the, vlrovmronsi-i
Overall, the analysis steps are intertwined with ea6h other. Locatling, a,CFA candidate, calculating,
Housing Needs,, Zoning analysis,,, GIS analysis, Capacity anallysis are, the steps to designate the
appropriate CFA area within the, city.
CFA STUDY City of Ashland
D RA FT" 09,i-1 9 -2 02 3
Pa,ge'74,
Cifty G u i da in ce
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CFA STUDY City of Ashland
DRAFT 1 19 III a g el
Pa,ge'75 of 142,
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L " alculate Housilni ut IIIeeded
Illy
,As, outlined In the methodology guide, the proposed CFA(s) must, meet, the residential housing capac
thres,hold expressed in OAR 660-0112-01315(l). The t1hres,holdto rneet is t1hat the cumulative capacity of
the,CFA(s) is at least, 30% of clurrent, and projected housing needs citywide., And thdis, is derived by the
following formula:
Total numberof units needed city,wide
current number of existing units
projected number of units to meetfuture needs
The rnost recent Housing Caaclty,Analysis for theCilty of Ashland was published In May of 2021 and
projects holusing, needs and trends out to 2041. This analysis estirnates, there are, currently 10,705
dwellin, i I ,gs in the city,, with, a projected need of 858 units, more, by 2,041.
Based on these estimates, the city of Ashland will need to locate and s,iz,e CFA,('s)j that, encapsulate 301% of
11,563 dwellibgs, or 3,469, undits.
CFA STUDY City of Ashland
D RA FT" 09--1 9 -2 02 3
III -""I ".T" lr.)l
2 1 1� [" llc:f t k�f
Page'77'of 142,
ZonInig Code Review
Existing zlonibg codes, were, compared to the, CFA, requirements to identify those zones that, are most
closely aligned with, CFEC rules. Shown in Table, 2 below,, zones were, scored for each criterion with 2
points, for ful! compliance, 11, point, for conditional or mixed compiliance. Zones also earned 1, addlitlional
point', for having 40-foot building height maximums, while zones that have, 35-foot maximums earned no
additional points. Green cells are those in compliance.'Yellow cel�ls are those, that have partial or
conditional compl�iance, or are closer to the 50-foot buildling, height maximum, and overall are closer to
compliancethian, other options.
,Any zone can be adjusted to be r�nade CFEC-compliant, so CFAs, are possible anywhere In the city, but,
those, zones, t1hat would take more leglis,latilive changes and create more, dramatic changes to the built
environment relative to what is currently In the, area are, not prioritized.
The Croman, Mill site, was master planned In 2,008 and this docurnent Includes several sub,zones that are
analyzed in, Table 3. Much of the, area is, currently planned for non-res,idential usest but City staff have,
informed the WCOGItearn that the, property owner 'is presently working with, a developer, TownMakers
LLC, to re-envislion the area and propose major plan amendments which would newly incorporate,
residential development throughoutthe area. While, each subzIone was scored individually, for the
purpose of analyzing, prospective zoning, c1hanges, the entire site has, been attributed the, attributes, and
s c o iraw, j-0 t W e 141y,. &0 - I J s e s, 40 z (o -t e.
The Transit Triangle Overlay was, also, analyzed for its, impact on, relevant base, zones, and their CFA
suitability.
Overall, the, scoring matrix indicates, the sultabTlity of the zones regarding the land use requirements.
However, the scores, are only the first step, of the analysis and the, results they produce are only one,
factor among several that the study analyzes. Therefore, a high scoring zone alone does not determine, a
CFA, candidate area. The location of the zones and surrounding transportation Infrastructure must be
Ind
factored In the 2 step, of the study.,
CFA STUDY City of Ashland
D RA FT" 09--1 9 -2 02 3
Pa,ge'78 of 142,
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Grn maim IFalllitles
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Identlity- Zonln�,g Changes
Zones were evaluated in more, depth'to determine, the specic c�lhanges, that are, needed to bring them
into cornple with, CFEC rules. The purpose of the inditlial zonding, code, evaluation was to identify those,
zonesthat arethe most,CFA-ready,, as, a way to ensure that CFA-relatled changes occur where they will
fit well within the existing built environment and simplify the City s proc�ess of updating zonling, codes.
CFA STUDY City of Ashland
31
DRAFT 24 1� [" " 10&lge 80 of 142,
Rogue Valley Co,uncill of Govemments
I
1111111111��Ilp;p�l I I Ill I � 1, 1!11 1 i 114 1 1 111111244100'
Single Use,
Mixed Use
Multi-Farnfly
Single -Family Atta�ched�
Office
Non-Aulo Retall/Services/Commercial
Chilldcare
Schools
Other Public Uses,
Government Facilities
Parks, Open Space, and Othesir Similar
Maximium Block, Length
Density, Minimum ('15, Dwelling UnIts,/Acre)
Density, Maximums, Prohibited
M ax 1 m, u rn Bu Ild In height
(>= 50ft)
Maximum Building Height
mmmmma a
i
M lu 11 t Ill - F a m'll I y
Single -Familly'Attached
Offl c,le,
Nlan-A Rita 'IIv"Ies/Cammer"al
Childcare
Schools
Otheir Public Uses
Government Facitities
Pa rks', 0 pe, n S pace, a n d Oth e r S i m i la, r
Makimium, Block Le,ngth
Density Minimum (1,5lling Units,/Acre)
Density Maximum Prohibited
Maximom; um Building H61ght
Maximum Building Height
oil
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CFA STUDY City of As,hland
D RA FT 09--1 9 -2 02 3
31
26 1� [" " O&Ige 82 of 142,
Jim!, ffii'1111
IIIIIIN
The lower -density residential zonies, share a lot, in corriii-non with each ot'her. They allow single.- and
mi I xed-us,es anid parks. They all partially or conditionally allow single-farrilily attachled, chdildcare, and
schools., All except for R-2, do not clurrently allow office or non-aluto re,ta�ii'i/s,ervii�c�e,,/c�ommercl*�a�l� uses,. Wilith
the exceptlon of R-2, these lower -density residentlial zones, do not, have density minimums except, w1hen
brought Intothe City,throlulgh ann,exation or as a zone change. The R-2, zone, requires a minirnum density
of 80% the b,as,e density. These, reslidentiIII l zones have makimum blulilding heights of 35 ft.
Despite their low scores in our analys,is,,, like, all zoenes, thesee, can be made compliant wilith CFEC rule
as, with,
I certin c1han I I ges., All office,non-auto re�ta*l�/�se,r3v*c/�comm�r�cial�, childcare, schools, and civic uses, would
need to be, permitted outright making these areas similar to Ashland's commercial zones. To be,
designated as qualified CFAs density minimums of 15 dwell1ing, units, per acres, would need to be
established and enforced density maximiums, must be prohibited and building height maximums would
have to be raised to a minimum of 50 ft.
C-1, and M-1 zones, both score, very well in, olur analysis, but there are othier factors that, have left them as
lower priodities., C-1, scored essentially the, same, as Died need the same c1hanges, to
become CFA-ready. The C-1-D rece,ive,s preference becaluse, I't encompasses the part of the, city with the,
hJ I
Ighest density of jobs, and built hiolusling, potential, but the adjacent C-1 areas would make good
candidates to expand the CFA, geographically If needed.,C-11, also features prominently in the Transit
Triangle Overlay, w1hich, is, discussed In the next section.
111MIM
IF 4P J W "W 'W
..........
.......... 1101111111 Ellin
CFA STUDY City of Ashland
31
DR.AF'7" 3 of 14 2,
Single Use
MiXeid Use
MuIti-Farnily
Single -Farnily Attached
Office
Non -Auto Retaii/Serv,ices�/'Co,mmerci,alI
Childcare
Schools
Other Public Uses
Government Facilities
Parks., Open Space, and Other Simill ar
Maximurn Block Length
Density Minimum (15 Dwelling Unit:s/Acre)
Density Maximums Prohibited
Mlaxi'murn Building Height (>-,50ft)
Mlaxi'murn Building Height
Commercial Employment Low Density High Density
Residential Residential
W
rims
2 I's 1 1 IS 17M16
ansit
Transit
The Transit Triangle Overlay (TTO) Is Intended to diversify the mix oThousing and business types, along
major trans I it routes., Table 4 above shows that the, overlay enhances the C-1, and E-1 zones within, the
TTO and significantly improves their scores in, our analysis. However, for, the TTO, multi -family
residential uses are permitted on]y forrental and not forpurchase., The main improveirnents, to the-C-11,
and E-1 zones are, the inc�reased bulilding height maxi I mums, density minimums, and parks/open, space.
Within, the TTO, the C-I and E-1 zones have excellent, scores and are, some of the best, candiclate, areas
for,CFA locati'ons.
IVIap 3 on page 29 slhowc�ases the zones illustrates which best fit the-CFA requireirnenits. No'Zones ar
currently in cc�mpl*iance with CFEC rules, but, Tables 2 and 3 show that the Croman, Mill, Residential
High Density (111-11D), andComirnercial — Central Busliness District (CBD) zones stand out as being the
closest, Small changes to permitted uses and the buildling, height maximum would bring, most into
compliance. I
CFA STUDY City of Ashland
31
DR.AF'7" 28 1� [" " O&Ige 84, of 142,
w
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lklli ��Jjp
Candidate CFA locations, have been identified and prioritized,, and t his step evaluates each area-'s,
housing capacity., If the, proposed C FA-s, boundaries, do not encompass, 30% or more of current and
fluture dwellings, there, will be a nieed for boundaries "to be, adjusted or the creation one or more
additional CFAs. Additional CFA candidates, that have been, identiffed wilill be, considered first for CFA
expansion if need be and the evaluation process, will begin at Step 2, for thiese sites.
Cifty G ui11 a in ce
fie
"W M 0 06 A
06 06 06, Ah
0041
City staff have, highilighted several priority CFA candidates, shown in, Map 4 below. Staff s selections
were, made based not only on how well the designated zoning alignis with CFA requirernents but, also
consideringthie potential for deve,loprnent., Among these areas, the Croman �Mill and Railroad Property
sites stand out due to their underdeve,loped natlure, making them sluitable for rapid CFA-related
changes. Another noteworthy candidate area is the Transit Triangle Overlay,, which holds a prime,
position aimong, t1he,CFA options withdin the city. There Is potential to enhance, this area while
mjv&b`*&5--Ar�, �i maintaining Its existinge, uses,,, thereby making it more, co-8+e,--w-i1 �P
In, contrastl the historic �Dow�ntown area is, already extenslively developecposing ai c1hallenge for
potential redeve,loprnent., Despite t1his,,, Its clurrent built, environment closely resembles what is
envlSioned for,CFAs. With, some ai dj ustme nits,, it coluld be brought In line, with CFA gluidelines without,
significant difficultY.As sluch, it could serve as, a vaivable location for potential CFA expansion in the
CFA STUDY City of Ashland
D RA FT 09--1 9 -2 02 3
Page 86 of 142,
In
W I 70TWE "M V 0 H
TheCriornan Mill site is approximately 92 A,cres in the
southeastern corner of the city (Image 1). It is, served by
Siskiyou Blvd. at the south, end and Mistletoe Rd. In the
north. A, rnaster plan, for the site was adopted in 2,0018, but
development 1has yet to occur (Image, 2)., The plan calls for
off *1ce a nd i nd u stri a I uses for rnoist of t he, site. Also, t here is
residential center and rnixed-use zoinewer. s allowed within the
Crornan Mill site.
due to its, redevelopment potential, large size, and
proximity to quality transit servitce and b1cycle, and
pedestrian Infrastructure.
Ralilroad Proper
The Rallroad Property site Is 57 A,cres In the center of the,
city, just a few bl�oicks north of downtown, (Imalge 3)j,. Thie
site rests, between, the rail 111ne and E Hersey St. The
northern half of the site Is developed with commercial,
and employment uses, but the majority of the solutherin
portion of the, site is undeveloped.
The 2001, master plan for the site shows a pedestrian -
focused mixed -use, area intermingled wlith civic uses,
adjacent tothe existing northern commercial area
enhanced with new local streets coninecting to E Herisey
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CFA STUDY City of Ashland
D RA FT" 09--1 9 -2 02 3
121
3 2 k�f
Page 88 of 142,
Transit Triangle Overlay
The, Transit Triangle is, intended to facilitate a
mix of 1housing, types and businesses, along
rnaJor transit corridors on Siskiyou Blvd.,
And St., and Tolman, Creek Rd. The,goal is
to create an environment that Is friendly to
walking"', bikibg, and using, transit.
The, Transit Triangle, as written, is close to
meeting CFA requirements and as a result it is
considered one of the priority CFA options the
city can, consider. The Transit Triangle has an,
area of 167 acres and that area could
theoretically have a considerable additionall
housing, capacity.
The downtown, area closely resembles the
vi I sion of w1hat a CFA can look like, w1hen I't 1has
reached maturity and there would be few
adjustments needed to make, It CFA-
compliant. However, it, is almost completely
built out and there, have, been very few new
construction prckjects in the area over the last
20 yea rs,.,
However,the community has expressed
interest In implementling, CFA strateglies
significantly beyond what, is rninimally
requited, and the dow�ntown area stands out
as an obvlbus place to Include, in any
expansion efforts.,
CFA STUDY City of Ashland
D RA FT" 09--1 9 -2 02 3
L , aillcuiate Housiling Unilt Caipa�dty
This method was adapted from thie DLCD,Cl�ll'�mat,e-Frienidl�y,Are,as Methods Gilulide. The calculation, follows
the prescripti've path described in, the methods g1luide. Total Housing UnitCapacity in,CFA Is estimated
using, the following, vari I ables:
I* The Net Developable Area
I* The rnzximum number of building floors (f),
I* The asslumed percentage of residential use, (r)
The average size of a housing unit In sq., ft. (S),
liq
( Net Developa,bl.e Area, -,,t Maximuin. floors -,,t Residellt Use percentage
Housing U'nit Capacity , F
(U) A t? e'r,a,g e tit 0, Its i I't g U I'l i t
V'Mom M=#
Net DevelopableArea and MaXIMUM Building Floor factors, in the above calculation, requi I res, some
additional slub-calculations. The values to use forAsslumed Percentage of Residentiall Use (r) and Average
Siize of a Housi I nIg 'Unit (s) are given in the r1ules.
Each uniquel�y zoned area of the CFA will have its, own calculations of these factors, and the above
housing unit formula. Then they are summed for the,GFA area to givethe totall Housing UnitCapacity.
CFA STUDY City of Ashland
DR.AF7` 34 MI
04ge 90 of 142,
low M, NJ W, Im M 0 M
1we 1we CIF
W W1 lip
06,
M IN IMI
These caicuIations, are based on, the block leve] anid do not, count for initerfor lot, setbacks.A11 sites are,
within, 0.5 miles of a frequent transit corridor according to OAR 660-0112-0440, anid parking minimuims,
caniniot be, manidated within this area. Values shown, below may differ slightly from actual values due ti
rounding.
IN
REMMMIM
Block Length
Block Perimeter
Gross Block Area
Right -of -Way Set -Aside
---------------
400, ft x 400 ft
(DLCD rule of thumb)
4001 Ift,
1,1600 ft
3.67 Acres: 1,601000 sq. ft
Percent Residenti'al Use, 30%
........................................................ ............ ..............................................................
AHousinUii ve ra 900''
Ige ig 'nt, Sze ft
CFA STUDY City of Ashland
D RA F7` 09--1 9 -2 02 3
31
35 1� [" a O&Ige 91 of 142,
Calculations
Si area
Green Space 10.1,Acres
..............................................................
Street Network Approximately 20 Acres
Net Developable 6SAcres.- 2182, 10,10 sq. ft
,Area
Housing Units,
Capacity
Percentage from Needed Housing (Housing Unit Capacity/Needed Housing). 148%
...............
I
W1
5,142, units is, more t1han the Needed Housing Units, the city will needto meetthe CFA req�uirernent of
30% of projected needed housing undits, which is 31,469. The Croman Mill site has the pot,ential'to 1host
28% more than the required 30% of prckjected needed housing, units,., Pl�ease note that thIls, calculation
accounts for the indivIldual Housing, Unit capacity of all the different, planned land use zones, mainly
because different zones allow for different building hIejghts, within the Crornan Mill site .
11 all
A A*
q q
1 11111, 1114 inli
CFA STUDY City of Ashland
31
DR.AF'7" 36 1� [" " O&Ige 92 of 142'
Si" area
.89, Acires
Green Space Approximate.51,Acres
.................
R.O.W (DLCD Standard) 20%
...............
Net Developable 148Acres 6,447,"752 sq. ft.,Area
...............
Housing Units,
Capacity
...............
Percentage from
(Housing,Unit Needed HousingCapacity/Needed Housing) 217196
Units Per Acre 52
..............................................
Transit Triangle Overlay Results
The Transit Trian, Igle overlay is, capable of hosting, around 7 524 units within, It if developed In its, entirety
atthe maArnurn allowable residential density afforded wilithdin a,CFA,. Thils site alone can meet, and
exceed the Projected Needed Housing, for the city. Please note that this calculation, accounts, for the
individual Housing Unit capacity of all the different, planned land use zonies, rnainly because different
zones allow for different, buildin gI I I gg I g 1heilhtS, within the Transit Trianle Overlay and
:�j
11 111 oill 11 719IMMIR
development, capacity, However, the Southern Oregon University zone (SO) portion, within, the Transit
Triangle Overlay is, not, accounted for in, the calculations of the housing unit capacity. That zone is, being,
goveirined by the Southern Oregon Universlity Masterplan. To avolid further complicating overlapping
zones and overlays, the SO zone is excluded frorn the-CFA.Clty Staff have further determlined a revised
residential density for the Transit Triangle Area, exclusive, of the SO zone, based on the scenario where
the area is, developed at, the CFAI rninimurn residential density of 115 dwelling units per acre. This
calculation results ib an estimatedtotal of 2,220 dweliling, unitS.,
CFA STUDY City of Ashland
31
DR.AF7` 3 7 [" a 10 &Ig e 9 3 of 14 2,
Si area
57.27 Acres
Approximate,Acres
. . . .............
Railroad Property Results
The calculat� ,226 housing units of the R,ailroaProperty are not independently enough to meet the
CFI, requirement of 30% project� nee&,d housing units. The site is short of 1,243 units, from being
compliance with the CFA requirements were it the, sole,CFA within the city. Therefore, an expansion of
some kind must be consi&red.
One option for the city is to contemplate were, the rall-Iroad site to be the primary CFA woffld� be
enlar ging the boundaries, of the R,ailroad� site to encompass,the developed residential and commercial
regions nelarby, w1hich could� bridgethe existing gap were thdis, site to be the exclusive CFA w'ithin
,As,hland.,CFAs. Aiternatlively, the city 1hasthe option to label the R,ailroad� site as a second�ary,CFA site,
with the primary CFA sitles being, the, Croman Mill District andjor Transit Triangle Overlay area.
Collectively, these slites, would� fulfill the CFA requirernen'tto accommodate 30% of Ashland� s housing
nee&.
CFA STUDY City of Ashland
DR.AF'7" 38I IIIMI
06ge 94, of 142,
The Croman, Mill and Transit Triangle sites, both can provide ample, roorn for,CFA development to fulfill
the requirement of the CFEC rules for 30% of projected needed housing units. The, specific boundaries,
that have, been analyzed could chonge in, a variety of minor ways, wilithout bringingthe unit count, below
the necessary threshold.
The Railroad property falls short in covering 1301% of the Projected Needed Housing for the city. In any
case, resizing the boundary could help increase the, housing capacity of the site and bring, it', closer to
compliance with the 301% requirernent of the CFEC, or best -case, scenarto it', will bring the railroad
property,to a full compliance, with the, 3iO% requirement of the,CFEC.
The downtown area has been included in, this discussion because it remains, relevant to the CFA
'transformation and may end up included in a broad CFA overlay that encompasses, the rnaJor
employment commercial, and IhIgher-denslity residential areas of the citly, even if Ut is, not, needed to
meet the housing requirement,
I'M 0
A A Al A,
ON,
A, A A
CFA STUDY City of Ashland
31
DR.AF7` 319 [" a O&Ige 95 of 142,
S
M,
I. . . . . . . . . . . .
Anti-Displaclement, Map Anallysis,
Recognizingthis potlentlialthreat, DLCD lhas prepared an antli-displacement guide., This guide classifies,
areas by neighborhood type which are characterized by their income proffle, vulnerable class,es,, amount
of precari I ous housing, housing market activity, and overall nelighborhood demographic chanilge. Each
11 t area Is identified through the DLCD anti-dis,placement, map, w1hich can be found lhere:
AflbruOble and K&7eyw ble
The tract is Identified as, a low-income tract which ln�dlcates a nelghborh�ood has lower median,
lhous,ehold income and whose residents are predominantly low.-incorne compared tothe city average.
The neighborhood also includes precariously housed populations with vulnerability to gentrification, an
d1lis,placernent., However, lholusing, mairklet in! the nelghiborhood is still stable with no substantlial activitie,
yet,.At this stage, the demographic change IS not, under consideration.
Eai* GOWnftV tioni,
This type of nieighborhood representsthe early phase in the gentrification. The neighborhood
" " e
as a low-income tract having vulnerable people and precari I ous lholusing'. The tract has, a hot
housing market,, yet no considerable changles are found in demographics related to gentrification.
a[ Ah A
No Ah A Ah A a[ M. M Wold 01 M
OWE
CFA STUDY City of Ashland
D RA FT" 09--1 9 -2 02 3
Page 916 of 142,
Late 6617M&WA2n
This type of nieighborhood does niot have, predominanfly low-incoirne households, but, st,ill have
vulnerable populat,ion, to gentrification. Their housing, market exhibits IhIligh housing prices wit,h high
appreciations as they have relatively low share of precarious housing. The neighborhood 1has
experienced significant changes in demographics related to ge ntrifi cat ton.
B &r*z*e
The neighborhoods are categorized as, high-incorne tractS., Their population Is, no longer vulberable to
gentrification., Precarious housing Is, not, found In the neighborhoods. However, the neighborlhoods, are
still experiencling, demographic change related to gentrification wit,h hot, housing market activities.,
The neighborhoods are Identified as high-incorne tractS., They have no vulnerable populations, and no
precarious 1housing'. Their housing market has higher horne vallue, and rent cornpared to the citly average,
while ICYIIppreciation, is, relatively slower t,han t,he city average. No coderable dernographdiC change
is, found In the neighborhoods.
Unassigned
The unassigned tracts have not experience,cl any remarkable c,lhanges, in demographics, or 1housing,
markets. The neighborhood has n, stable with unn�oticeable c,lhange, yet this does, not,necessarfly
mean that there is no need for extra care compared to ot,her neighborhoods wit,h assigned types.
Planners nith the communities to make sure the neighborhood is stable while aligning
with community In and desires.
Neighborhood Types, Present, Within the Proposed CFA
,As, proposed, the candidate-CFA for Ashland currently lies, within a census trac't IS ofhckson� County,
which Is identified by the neigghborhood ty�-,te: Late Genitd'ficlatiioni, see, the following rnap.,
CFA STUDY City of Ashland
D RA FT" 09--1 9 -2 02 3
Page 97of 142,
(LI
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cv,
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.......... 1111128 1 AMP I Elm WQ 0,1101 it a 01, a 8
Referring to DLGD's housing productions stratelgies, which can be found her'p RVCOG has Identified the
following strategies to ens,lure, that, a climate friendly areas, acts as an, equitable community. In, selecting
strategies, RVCOG prilioritized strategles, color coded as, green, for the, Late Gentd'ficatiibn neig',hborhood
type for their Ilikelinessto generate Ilittle to no adverse impact, factoring in, locall context and feasibility
as well.
11 111�piiiiii Pill 1111
A,03: Densilty or helight bonuses for affor'dable housiing.
Cities coluld consider introducing a height and density bonlus for developments w1hich in r uc iunits
between 30%.- 120% of the, average rned i a n i ncome (AIVI 1). IRVCOG slugggists u sing the CFA th resholds as
a potential rnodel for such bonuses, in the, case of Ashland potentially alll ng an increased 10 feet of
maximium height and additional 5, dwellings, per acre. City Staff notes that Ashland presently allan
affordable housing density on of up to two, market rate, units for every qualifying affordable 1holusill
ng,
unit provided, accommodating up to a 35% increase in, residential density.
A,07: Single Room Occupancy
Si n Igle roorn units,,, such as junior accessory dwelling, units, present a new 1holusing, typologly not,
CoMmonly considered among res,identialzones. Enabling this use as a permitted accessory component
of a miu1li-ilmend provide developers, with, the opportunity to, provide unique housing
arrangements and a variety of units at different price points,., (New State, Idaw)
A14: - m'Un IMandlated� Ground Floor Use
ON,
A
31
CFA STUDY City of Ashland 4 31 1� [" a g el
Page 99 of 142,
W E a 0 g
0,
F�
Eo
B10:, Pubfic Faiclilllifty� Pianninig
Factoring that some of the proposed CFA sites are largely vacant, assisting in, providing public facilities
coUld make these sites more, attractive, for development. Furthermore, assisting in providing public
facilities may enable the, city to prioritize key connections, or better plan for expansion In the, future.
B107: Flexilble Regula�tory Con�cesson�s, for, Affordable Housing,
Considering that cities, within the 10 000124,,99119 population ran ge are in one of the lower ranges for
prescriptive,CFA standards, enabling affordable hous,ing, to move, Into some of the u pperthres,ho Ids
coUld present a unique advantage further attract affordable housing. Furthermore,, this, strategy enables
a CFA to evolve directly in, res,ponseto its City's, population growth, possibly resulting in, a CFA pre-
emptively meeting the next,thres,hold's, requirements.
uE 4, � I
A A
AW Ah
C01: Reduce, or exempt System Development C6,a�rges (SDICs), for nee&cf ousIng.
SDIC s are often, seen, as necessary yet prohibitive cost associated with new development. Granting
exemptions, for needed dense and affordable housing helps, clear the, way for development, while
commercial developers, seeking 'to capitalize on, attractive areas, by constructing recreational or tourism
orienIte d, or general luxury developments, can bear a larger part, of the burden when it comes to needed
i n f ra st ru ct u ra I growth. City Staff notes, that Ashland presently waives all SiMs for qualified affordable
housing.,
00, ,Jj, th A, A 41
A A
®R Loilip to 1 rp, RM,
Page 100 of 14 1
individual residentially zoned lots within the City with the, exception of designated National l Register
Historic Districts.,
all
D02: Low Incomie, Hbus'inig'Ta�x C�redlk (L,IHTC),.
Federal tax credlits represent an external opportunity for an affordable housing development to feasibly
occur within a city. Disclaiming thiese, opportunities to developers cornes at little, cost, to the, city, and can
facilitate mlixed income housing that, contributes to a more, diverse set of dernographics within a
A demolition tax can ensure that new development wilithdin a CFA introduces, a greater density than the
existing structure or be forced to be pay a tax to fund a housing, trust funid. Demolition taxes help
mitigate, the effects, of higher denisity, aging housing being replaced by lower density, newer, market. -
rate homes, which could occur if the CFA is slited in, a more historic area of a community, or the
introduction of the CFA regulation Induces more affluent populations, seeking proximity to mixed uses,.
D09: Construct'lon, Exdse,'Ta�x
Seein ,g as the CFAs are, located on vacant land, a construction excisetax (CET) seems to be an apt
solution to ensure development of a,CFA accrues funids for affordable housing projects both within the
CFA and elsew1here. City Staff notes theCity"s adopted Housing Production Strategy includes, a strategiC
action'to evaluate establishin T I I I Ity. I I g a CE to su�,t�,tort affordable housinge, develqltrnent within the commun
I I II;zI;;pI I I
49 qP
A
qP 0
A, Ah lip
all '01
E04 & E05: Mult]'ple UnJtTa�x Exemptons (Property d� milteld ta�xesj
Sirnilar to the Vertical Housin I I g Tax Abatement,, the multiple unittax exemptions could serve, as a
symblotic strategy,tothe type of development intended to occur within a CFA., Whether this strategy
seeks to aid in overall feasibility by being a long-term exemption, or aid Ln the, initial
E110: Deiayed� tax� Exemiptiibns
Delayed tax exemptions can be seen as a viable strategy to allow new development recoup construction
costs and establish a profitable base before falling below 80% AML This, strategy could benefit Initial
31
CFA STUDY City of Ashland 45 1� [" a g el
Page 101 of 14 1
developments, in, CFAI'sl and later assist thern inm rvinomic, bracketwhen the area becomes,
more developed.
R
ol'
F17: Des'lignia�teid AffordaWei Hbusibg SItes,
Desi II I gniatinig CFA's partly or entirely as affordable houshg sites can en�sure the best use of the l�and in, the
A
future., While priCe control measures may ward off developers, initially, highlighting tax exemptionis anid
streamlln�ed plan�nd�ng process, coupled with, the relative newness of the,CFA regulations, may highlight
these areas, as, feasible location� for affordable housing.
F19: Afford4biei Hbusibg Preseirvaii ory
ldentlifyln�,g an�d inventorying areas c�lurrently hostln�,g affordable housibg enables staff to exami I rte What
contextual factors have, led them to appear ln� their community, anid informs areas "to Proceed with
caution� when� expanding the CFA.,
City staff are enicoluraged to, review anid evaluate the list of strategies whenit comes time, for phase 2
zoning reform.
Ah M
AW A
jpj
1p,
Page 102 of 14 1
IIIIIII� I I 1 1111
� 11111i,1131111 Ito rl!� I I I 1 03111,1111111111 11,11
DLCD =
Department of Land Conservation & Development
OAR = Oregon Administrative Rules,
CFA = Climate Friendly Area
• CFEiimIFriendly & Equitable Community
•HNA := Housing Needs,Assessment
HCA, = Hous,ing,CapacityAnIalysts
HPS =
Housing Production Strategy
NDA = Net Develdo ���
HUC = Holusing 'Units Captured
MT = Multifamily Housing
• SF = Sig I rn i IHousing
121
47 lid k�f
Pagel 103 of 14 1
CFA Anti -Di`,, p[aceiment Aiiglvsis by DLCD.
H o roduction Str' by D LC D.
The cover picture used in the study document is, by Fred Stockwell
Pagel 104, of 14 1
EMU
�', , uuuuuuul4vulllil i
aprrryi��
.. ................. ..
IN
Fill ,,,,,,,
�r
is 0 0 0 ml is 0 0 1
m
EIMMISSER, "ll I
Ql Do, you support the following changes needed to, impleme,nt the CFA
zaning in this area?
rd ai n t a
apartment us
II
townhiouse LIS4.
Expaiii
con,imercial
office, and.
Increas
maxh71ILll'I'l IIPE;igh
fr&m 40 tio a.
Intrimod
uic
W
� 1, e f, f�nlv 2y 1l1'
A ��� li S �u?v,,, I �i ie d
1/12 Page 111 of 142,
Ashilland Climate-FriendIlly Areas
censity
of 15 dLlc
Rernove GUrrent
n,iaxirnurn density
of 15 dLlc
0% % 210% %
410% 510%
60% 70%
810% 9,0,%
"100%,
-'Y"es Nelltra[
10
Ncl
�D cl
n, 11' t K n,
YES
NEUTRAL
NO
DON"T" K NOW
TOTAL
Maintain apartiiienl Uses
75. 56%
16. 167 %
15.56"Yo
2. 2 2 "Yo
34
31
7
1
45
kntrodUce townhOdUse uses
16,16. 167 %
15. 56%
15.56"Yo
2. 2 2 "Yo
30
7
7
1
45
Expand comm&rciaIII ,l office and &[Vic Uses
16,16. 167 %
17". 78%
13.33"Yo
2. 2 2 "Yo
301
81
6
1
45
Mcrease maxiiiium height firom 40 to at least 50 feet
0/
48. 8, 9, 0
180-1.81,91%
4 0j. OGIYO
2. 2 2 "Yo
22
4.
is
1
45
kntrod Uce tiihniiiium cleiisity of 15 CILI/ac
9,0/
4801. 8, , 0
22.22%
216.67"Yo
2. 2 2 "Yo
22
101
12
1
45
Remove CUrrent iiuiiaXiMlllair density of 15, CILI/ac
5, 1. 11 %
17". 78%
28.89"Yo
2. 2 2 "Yo
23
81
13
1
45
2 / 12 Page 112 of 142,
EIMMISSER, "ll I
Q2 Overall, do� you auppart making the, code changes and designating the
Railroad Property a,s a CFA?
A III li s �u vie ,ill 1 45 S k �i ie d
AN SWE R, C HIO 11 CE S,
Do 1110t SLIIP,IMP OII
NeLltral
S,Olair ewhat SLII)I)Oft
STI'Migly SLJIP,Oft
D,Onll know
TOTAL
RESPONSES
17. 7", SE, "111 /0 8
S 1�014 9 �" 01 4
24.441,1401 11
46.16,711"40 21
2. 2 20,140 1
45
3/12 Page 113 of 142,
EIMMISSER, 11 1
Q3 Any questions or comments, about these changes ?11
All ii s we ir S �j II[, wi e d' 3 Ill!?
# RESPONSES DATE
I
Concei,ned abo,Llt iMpact on &Lfrre,met businesses and re,side,nts iii the general area,,
10/9/20,24 1Z:04 PM
2
If town!iouse is the maIn goal, is t lhIII. Ip Ili an t: liinclUde, accessibIe units? T hIpII pose,cl
10/5/20,24 &:54 AM
changes WOUld allow �me W, Use my electric Wheelthaii, to easi!y access IMy 110LISing and
conaiunity atiienill ties,, W01fid the, area alI haVe, sliclewa!ks?
3,
1 support alIli but the height chaniges in the RR propeIII ly. There are, goi,geOLJS view's there.
10/2120,24 11:32 AM
4
10, k f o r t h Ili s are,a.
10/2120,24 11:23 AM
5,
1 think if the City reafly wants something to happeii in this CFA, it"s goiiig t u In to evaluate,
9,/3,0/20,24 Z:01 IPM
the des ii'abi IIity ofhits niininiSLUM first floor conmerciaI stanclard foi, ftixeicl use bLlildiiigs,, As
someoiiho III..eproll seiits a propei-ty ownei, in d1is are,a, II can saywith conf'iiclence that this
recjUirei,iieiit cornill icat: developaieiit and redUces the amOlfnt of' housill iig that COUld be,
de,velope,d. The 65,1111/0, standard liis a blunt instIII, unient that maly ble, easy to appIII y,, IbUt li tS too
CI-Lide to abhieve what II aSSLIme, the City's igoal to be: to provide ade,qLjate neighborhood-
seiving goods and service,s and employnieiit 0Ip,IP,01'Wnities to the re,side,met s. Great (old) mixed
U IlnelighboIII' hoiods cIli dn"t be, come great niIiixeiic�l use neighbortioods be,caLlse of regulations,, The
CL]ri,ent deiisity niaxlimum absOILItely MLISt igo as we,11, e,specially if there, wiIii contillUe to Ibe a
milliMLIM fil-St floor conmercia.III i-eicILIii-eiiient for Ilaiiixed Use buiIII clings (Whicht present is the
onlywaly to do any residential),,
16,
The RR pro peIrty lis Iby far t h IIaio,st Iliclea! IIhocatibn far a CFA,, It's ceiitra] IIhocathan and close,
9,/29/20,24 1G:09 AM
pro xIli mIli ty to ill iifrastIII' UCtLIre ,, PlIbIll ic and private services and ", flat"' t Ipog r .�p I IImake,s Ili the aiost
impartant CFA area to consider.
7
Ens;Lfre any p1ans for iii&rease,d deiisity of housing includes planning forwildfire evaCUation. 1
9,/29/20,24 1® AM
SUppart ill exibilIli ty on density Ireqphrenients anicl aiii opposed t o illncIII, easing
niaxiiMLIIII II IhIliight III iimIII ts to 50 PILIS feet. T Imany taIl Ibilildiiigs WU II IIaiake, As!Iland fe,el Imore,
like a city rathei, than a smalIll town.
IU,
Cost of' lhazarid bleaIILI�P? III Ilnecessary,,
9/283120,24 &: IPI 'I"
"
hen YOU ra]se, IbLIII ldings to 3+ storlies, YOLI III IIIIbit solar capacity on those of' us Who III IIi IIII 1-2
9/283120,24 5�:36, IPM
stoi,y homes,,
It is niyopiic and insane to increase any cleve!opment Ilin a town with so few main aIrte,rial
9/283120,24 &:5,1 AM
streets. Who W11 hale , able tc L, t IIn any disaste,r? The elderly, mothei,swith smaIl childre,n
can"t bike or walk to the groce,iy store. Soiiietinies good ide,as oii pape,i,-,, evei-i if they come
fir the state, Ir Inot applicable to ceila]n tOW11S., YOU ShOUl. l' IrevIII sIII t the road ctiel anid the
planting of way t. IIaiany ti,ees as you consIicler catastrophic,will dfire. You shOdUld stand U�PAO
the state anid say No"!
11
The raElroacl prope,�rty �is a fantastic location foi'CFA
9/27/20,24
12
The It. stiould consider IIrevisiiig solar setback and bui!clinto IbIk stanclards to al!owfiar
9,/27/20,24 4:06, PM
the CFto Imeet RS W11 131otentiaL,
13
While there are chal!enges with this neighboi-hood (RR, access, e1c.) the proxiiiiity to
9,/27/20,24 4:03 PM
downtown Its a positive and the cJeve!opment Of fl-IiS Llndelllseicl I indUstiIAll fie ]WOUICI Ibe
welcomed
4/12 Page 114, of 142,
EIMMISSER, "ll I
iQ4 Do, you support the following changes needed to, impleme,nt the CFA
zaning in this area?
Expaiicl
apartinnent usles
in ernpiloyrnen....
IntrodUce
townhiouse Uses
iin l
con,imercial,
o ffl ce a n d...,,
lhncrease
n,iaxirnurn lh�leights
tio 510 ft fro...
lhncrease
5/12 Page 115 of 142,
Ashilland Climate-FriendIlly Areas
1, "I'l n iiiliiii in111 U 1- "I'l
densities to...
rn ax i M U M
d e n s i t i
10 �N e� U, t r a I Ncl
Expand apailaiemet U � lin employalent areas
III trodUce townhOdUse uses (beyond CLUrre,rit residential areas)
Expand commIlan iaIII ,l office and &[Vic Uses, especially in Iresicleiitill all
areas
Increase Imailliiium Iheights to 50 ft from 35-5,0 ft CLErrentIli
y
RemoUrren Ila iaXiMllm densities 1(15-3,0+ idL]/ac)
YES
NEUTRAL
NO
DON'T
TOTAL
KNOW
72,.73,11,140
9.09%
15,.91/cll
2,./cll
3,2
4
7
1
44
33,
5 2,.2 70,140,
15.
/cll
4.5,M,/cll
23,
'7
12
2
44
® 0091,40,
1 188, a 18 %
29,.5,M,/cll
2,./cll
22
8
13,
1
44
® 0091,40,
1 188, a 18 %
29,.5,M,/cll
2,./cll
22
8
13,
1
44
5,0,. 0011,116
20.45%
2 T.2 7 �,/cll
2,.2 7�,/cll
22
9
12
1
44
Page 116 of 14 1
EIMMISSER, "ll I
Q5 Overall, do� you auppart making the, code changes and designating the
Transit Triangle a,s a CFA in?
AN SWE R, C HIO 11 CE S,
DO ii110t SLIIP,IMP OII
NeLltral
S,Olair ewhat SLII)I)Oft
STI'Migly SLJ�P,�P,Oft
D,Onll know
TOTAL
RESPONSES
'7
'7
70,140 12
38.16,411140 17
2. 2 70,140 1
44,
7/12 Page 11 7of 142,
EAMMOVER, 11 1
Q6 Any questions or comments, about these changes
D �D e c J I( A
# RESPONSES DATE
I Concei,ned abo,Llt iMpact on &Lfrre,nt businesses and re,sideilts; 10/9/20,24 1Z:07RM
2 AgaIn, wiIII III there Ibe acce,ssible Units; and sidevva]ks? 10/5/20,24 83-:57AM
3, ��I want to be care,ftfll Illiot to incre,ase gentiIiflicatioii iii this I® I vvant to be SLUire not to eliminate 10/4/20,24 6A4 PM
nob� ile, hoiiie patks far exanip!e
4 SOIllyILICh of the SOUtIII ern eiiicl of the Siskiyou BOUlevair III i IbLlilt OUL, that I donll tIII nk thei-el's 9/3,0/20,24 Z11 lRli
niLlbh potentia! to accommoclate fLItUre, P,OIMP III atill n growth,, If t hi ICity wants this to ble, a
nieaitingfuIII CF:A, it"s g6ing to Ihalve to get sei]&IS ab,OL]t supporting ill llIII l IIOLISiing deve,lopment;�
$100,K/year Ilin the, IhOLISiing trLISt fLE11d iS not goiiig to cut it, and CDB1G can only ble, Used for
poi gUlated affordable, Iho ll&"Mg. Also, I skeptical the llcorriiclor" portioii ofthis 1CFAWOUld meet
the 750' IMIIIIlIiMLIM 111"wicith"'. On the othei, hancl, t1 tr tchN f 66 firom the, Irai!road ove,r,III ,ossing
to 1-5, is iiiteresfliig. ��If the City cflicl some, area planninig, tiiaybe, establis!ied an Urban Renewal
distrlict t:o Ip III, ovide some e,coIre omlic re,sOLUrces fiar infilIII developme,nt anidIre developme,met , that
might actLiafly go somevVhei,e,, :urR -o Ill.iii Ilnt Iland Uses WOdUld Ibe a lit:tll IUit of ctial1le,nge, bUt
thei,e are some r . li Ippo Irk. Unities there,.
5, See previous coiiime,nts. For this area iii paitiUfllaIr, the,re is a significant population of' 9,/29/20,24 1:21 AM
honie!ess ill iic[ividLja1s and a generaI decliiie of bLlSiiiesses Which Ilneeds to be ackiressed in any
fLtur IpIIIanning. IHovv would fLtur IpIIIans illblLlcle illlllii Ills III L]rces and SLIIP,IP,011S to meet the
nieIlls taIII he,alth Ilneeds of' the, IIIoiiie,less pop,�UlaIli on as- vvell a� liins;LIre the safety and SUccess of'
new and existing bLIS1inesses andIll' esidentiaIII areas? The goal be,inig a heathy and vibrant
conii,iiunity for evei,yone,.
16, The e,lonigated walkiiig area,is Un frie,ndly to piede,sti]An fb,&Used goal 9/283120,24 &:5,2 PM
7 H Iln n Illeairned .I IlleIllss firoiii ovei, developmei-it Irrlllll inig tovvn after beaUtiftfll tOWn? Can't 9/283120,24 &® AM
even ciIlls e.jeweI, Illske, As!Iland be saved? Can"t OL11- pos-sible water shoIrtage, eveii be consIll idered?
Can'l OLUr proAble, fii,e clisastei, IPLIt. t the top of prliorlifles? The fact that nost of'Ashlanid Its
bUilt on hi!ls cloe&n't bother YOU All this IU11 ing and walking?
IU, The It. stiould consider IIrevisiiig solar setback and bui!clint Iback stanclards- to al!owfiar 9,/27/20,24 4:07 PM
the CFto Imeet RS W11 131otentiaL,
8/12 Page 118 of 142,
EIMMISSER, "ll I
Q7 Do, you support the following changes needed to, impleme,nt the CFA
zaning in this area?
Exp&ncl
apartinnent usles
in ernpiloyrnen....
IntrodUce
townhiouse Uses
cl i's t r i'ct w, i'd e
IE iin cl
con,imercial,
o ffl ce, a n d...,,
lhncrease
n,iaxirnurn lhlights
tio 510 ft...
I n't r o cl ul ic e
.1 .
?� 1, �nlv f, f2y �1'
A ��� li S �u ve ,,1, 1 213 S k �i ie
9/12 Page 119 of 142,
Ashilland Climate-FriendIlly Areas
M, l�l 11111 Ull 1111
densities of...,
rn ax i M U M
d e n s i -t i es....
Al.ign with
pending land
Use applicat...
0% "'1 1013Mb 21&9/b 3013Mb 41&3/b 51013MO 6 0, G/G 7 0 G/G 81013MO 9, 0, G/G "'10 0 0/6,
YES,
Expand apailtiieilt U IIn empit oytiient areas
6 5. 1ll
28,
kntrodUce townhOdUse uses c'II stiict wide,
6 5. ll
28,
Expand commeIII, cia.ill ,l office and &[Vic Uses
60. 4 cll
216,
Increase maxiiiium heights to 50 ft l(CUrrently 35-40, remove bonLIS heiglit
51. 11M,/cll
s t lru C t Ll re)
22
kntrodUce IItiiiknill iiium cleiisitill es of' at least 15 CILI/ac
41. ll
18,
Remove CUrrent tiiaXiMllm densities (15-60 C�ILI/ac)
45. 24�,/cll
19,
Nlign with pendkng land Lise applicatibn fiar distilict
39 ". 53 �4011
17'
a �D cl n, t �k r-I 101 w
NEUTRAL
NO
DON'T
TOTAL
KNOW
11.631%
20.1913%
2,33�,/cll
5
91
1
43
11.631%
20.1913%
2,3cll
5
91
1
43
11.631%
2 3. 216%
4,.1&M,/cll
5
101
2
43
2.331%
44. 1 0 0
2,33�,/cll
1
19,
1
43
23.261%
32. 56%
2,33�,/cll
10
14
1
43
14.291%
3,1801, 10j%
2,3ll
6
116,
1
42
20j. 931%
13. 5 0 0
25,.58�,/cll
9
16,
11
43
Page 120 of 14 1
EIMMISSER, "ll I
Q8, Overall, do you support making the code, changes and designating
Croman Mill as a CFA?.Il
AI J, S k e
AN SWE R, C HIO 11 CE S,
DO ii110t SLIIP,IMP OII
NeLltral
SOlair ewhat SLII)I)Oft
STI'Migly SLJ�P,�P,Oft
D,Onll know
TOTAL
RESPONSES
25.58-1,0111/0,
11
11. 16,31,14b,
5
16.2188,9140,
'7
4.165,9140,
2
43
11 / 12 Page 121 of 142,
EIMMISSER, 11 1
Q9 Any questions or comments, about these changes ?11
A III ii s we Illf i,, id 11 10 �E; k PIPT ;UII
#
RESPONSES
DATE
I
IIR I LIfficIII ent infbi,mation regarc[ing III iiipacts of changes,,
10/9/20,24 1Z:0,8, PM
2
WHI there Ibe accessible Units; and sidevvaIII ?
10/5/20,24 5,9, AM
3,
1 do not support expanding thr IUIGB.Z
10/2120,24 11:34 AM
4
This is kind of' a blank s1ate, kind of,, and it DD,Lflid really be a good tfting for Ashland,, ovei,all.
9/3,0/20,24 Z:14 RM
['i,ii interested to know ab,C)LIt the, 111"majoi,ity Iproperty owner's plans-,,111"
5,
The Croiiian IWIll airea ha IIRIrIItIple challeiiges Which ai° IIt th IIleast acceptab!e CF:A for
9/29/20,24 1G:25, AM
considerati6n. This area is h a IIimiteicl cIII III. cuIII ation now and IIittle, improved III Ire UlatIII n
oppo,Irtunities and would be, a hazarcIOLIS trap dUl-ing any catastrophe. T11is area has extremely
lIII III ,iilint ed inIII' a:stIlIcture ano U II IPLIt IbUriden oii the Undersized infIII, a:strLICtLfl-e that exists on the,
SOL]thei,n side of As!Ilancl (§evver, transpoilatiOn, specifically). A TIA III s necessary before any
fLUrther consideration, bUt itS reSUItS WHI Ilikefy II f'IIILIStrate mLfltiple, intersection fai!Lfres anicl
contlicts; (Mistletoe Road and Tolman ro 11 IR , Toliiian Greek Road tLUrniiig moveaients
nearAshlanid Street - IB III- MaJrt,, Stiop n IKart),, The irl&IL]SiOn� Of the Croman area as a CFAwill
lessen the demand of' grovkh in the other, Maiost lo' Ica!, identified CFA areas anI o UIC IInot be
considered at this time.
16,
See previous coIll iiments for transit area
9,/29/20,24 1:23 AM
7
MakiI nIInod"' Of centra!izes dIInIIIt. IIaiIII!es froiii down town is risky blecaUse the
9/283120,24 &' `` IPM
development W11 make 2nd Clown town. BLIt is fIll at anid wa[kab]le.
IU,
Too far from ntown
83120,24 9�:24 AM
9
Who atiiong YOLI WOUld vvant to IIive Ilnext to indL]Stria! Uses? Who atiiong YOU want evei
83120,24 9�:03 AM
bllilcfling II II YOL11- view? The people, in YOLIr residentiaI areas wiIii Ihave to go to work
somewhere, mo t IIIkIII IIin IR foIII. II„ Y0,11 can't keep theiii all iday IIin their Ilit.tllle III.esidential areas.
The It. stiould consider IIrevisiiig solar setback and bui!clinto Iback stanclards- to al1lowfor
9,/27/20,24 4:07 PM
the CAA to Imeet it W11 1),lotentiaL,
12 / 12 Page 122 of 142,
oJ
"PIUID lic, UJ M,M,Cnt
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'TO: City of Ashland ehlected and appojintedofficials,
FROM: Glary Shlaff
IRE: Climate Friendly Areas - designat
Dion /zonling
ATE: Octoibehr 1, 202,14
I attended the September 17th community climate frJendly areas,,(CFA) meeting., I voiced, at that
timeh," my conce�rn that the downtown was, being placled atan economic disadvantage by not, being
d ehs, i g n ated a s, a C FA wh i I le ot h e r a rea s of t h e ci t (Ra i I ro a d P �ro pe Transit Triangle and Croman
Y rty,
Mill) are be[ng actively promoted for CFA designation.
'The C,FA designation offers zoninig flehxibility - allow, ing a mixof residential, commercial, serviceh,', and
COT171munity uses to occur on adjacent loits, oron the same lot. Basically,, a C,FA designation is a super
III IllIM ,IN
'The down'town Ashland is, our community's, econlomic engine. As was noted in the city's Climate
Friendly Areas Study ('as submifted to �DLC,D, onl 9/19/213),,, the downtown's "curren't built environment
ILL
is similar to what, is expected in C17M."'The same rehport,goes on to say according to IDLOD, a CFA
is an area where res,idehnits,, workers,and visitors, can meet mostof their daily needs without, havinig
to drive.They are urban mixed -use areas that, contain,,, or areh planned to contain,,, a greater mix and
SuPiply of hous,inig,,, jobs,, business, and services." The report is, correct; Ashland" s downtown is, almost
there, it only lacks, a mix and adequateh supplyof housing.
Withlou't more people living in and around downtown,F thle downtown cant, function as a CFA. And
withoult more people living nearby,, the downtown wi[! �nevehr have 'the diversilty ofJobs, businesses,
and ow res,idehnit,s,, workers and visitors to meet most, of their daily needs, without,
driving. Increasing the number of people livinig within ehasy w, alking distance of the downtown wi[I
increhase customehr patronageh and ensure that the downtown reaches its potential as, a vita[,
economically diverse business district,.
I fear -for the ecoinomievitalit, of the downtown.Thlere are alrehady tooi many'vacant storefronts."Theh
Y
city shojuld,,, in myopi[nion,, beguiding developiment there, especially high density res,idenitial
development
'The recent constructionlof high -end condominiums, onl Lithia Way demonstrates that downtown isa
viable market for high -density res,idehnfial construction. Unfortunately,11 as noted in the mehehfing, the
high -end condos doin't do much to meet the city's housing needs. Yehtthe building itselfboth vis,uall
a n d a rch ite ct u ra I ly, fits with i n t h eh downtown. T hl le 6ity` s, s, iteh d ev le lo p m eh nit, co,d e p ro vi s i o n s w, o rk e d as
they should.Thle condominliums serveh asan excellent example of hlow residences can beh addled to
the downtown without detracting CNNorical character. I
Ashland, as, I understand, is the only cit inl the state that did nlot designate its downtown asa CFA.
Y
tat,(
Ashland is not unique in having a historic downtown. It is, my suppojsition thatother cities in the stat,
recognized the absolute necessit of bojosfing the econlomic viability,of their downtowns, and
Y P
thehrefore,, designated the area,(anld surrounding area sufficient to meet the stateh requirements) as,
CFA. I
Page 124, of 14 1
During the Septe mber 1 7thl meeting, it was noted by the consultants that the size and shape of the
city's, GFA:s were subject to changerind invited the audience to, offer their ideas. iiiidea, is, to
designate the downtown and nearby residential and commercialarehas asa CFA. That way, the
downtown (and surrojunding area) can be competifive withl,,and offier identical in,vestment
opportunities,,F as other CFXs in Ashland and throughojut southern Oregon.
Clear1y, the downtown (and surrounding area) offiers enoirrinous opportunity for devehloprinen't and
rehdievelopment. There are public and private parking loits,', s,ingleh story buildings lackingany historical
significanceh,F structures nlot behing used to thleir highestand best, use, and those reachinig the end of
their fumctioinal lifeh., Allof which could be dehvehloped�� oir redeveloped. [seeh
ri
It is important to note that the state rUes, governing CFA's doin't require metropolitan cities toi
demonstrate developlability of lands within a GF& only that, cifies provide flexibility for developrinent
within CFAs. Providing that flexibility in and around� the downtown, through designation ofa CFA,
woulIN simply allow the downtown to realize i�ts development potential. Why put, the downtownlat an
ecoinorinic disadvantage?
a A
04 W V V VV V
1P
V V oil
'The Ashland t1owntown CFA (seheattached proposed area) cojmbinled� with the Transit, Triangle will
�more than rinelet the required� 3," 469 housing unit capacity requirehrinent ('30% of ful�tureh piopulation). In
fact my roug h calculations of their com bi ned capacity, using the rininlimum density requ i reme nt of 15
dwelling units per acre, is in the neighbojrhloiod of 4,1650 dwellings,,F
I support the cit 's des,iignation of the TransitTriangle as, a CFA.,, It has excellent transportation
Y
coinnectJvity to the restof Ashland and hasgreat potential for, development,and redevelopment.
I dont, think the "railroad propertybetweehn the railroad tracks and Hersey Street, isa particularly
ojpportuneh CFA.,, Most, importantlyll It is is,olated, rehlafivehly speaking, from the balance of the city. The
railroad tracks serve as, a barrJer to travel and road� coin nectivity from the fig railroad property"'to �N.
Mountain is ted., Securing access across, the railroad tracks,,Feven if limitedto pedestrian and
bicycle travel,, wi[! beh challenlgin,g and securJng anothervehicle cross,ing wi[! beh almost imposs,ible
withojut closing anoithervehicle crossing inl town.
I als,oi recommend that the city foillow the adviceof �Becky Hewitt (ecoinorinist, from Ec6Noirthwest, and
coins,ultant for the CFA st�udy) whoj,,, at, the Septehrinber, 17th public open house,, recommendehid nlot
des,ignating the Croman Mill site as a CFA., To do sojshe suggested,, would undermine anly leverage
Page 125 of 14 1
theh city might �haveh throuSIN h the annexation and development review proices,s,,(or words to that effect).
I agree. The Counc[l should simplyallow Townmakers LLC to formulate its, development projposal,,
and once an application is submitted, process their, application consistent with the city's, current code
standards. That will help to ehnsure the commercial development in theh area is, s,calehd to theh
surrounding residential neighborhood and a city approved phasing plan can ensure that the rateh of
cojmmercial� developIN with that of residenti4l dehvehlopme�nt
CFA"s provide almost infinitezoining flexibility., CFA designation,F therefore, should be focusedon
areas whereh the city wants to promote development �- the'Transit'Triangle and the Downtown. Theh
.1
other candidates (railroad property and Crornan Mill) will take careh of themselves without theh zoning
flexibility providehd by a CFA.
a =AL I mama
Gary Shaff
Ashland
Pagel 126 of 14 1
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Wh, dom�'Icolo Jo"*Uy matqters
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LaMorei "Extanild the life."
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Benefitting the community
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