HomeMy WebLinkAbout2025-04-22_Planning & Council Joiunt Study Session MIN
Planning CommissionMinutes
Note: Anyone wishing to speak at any Planning Commission meeting is encouraged to do so. If you wish to speak, please rise and, after you
have been recognized by the Chair, give your name and complete address for the record. You will then be allowed to speak. Please note the
public testimony may be limited by the Chair.
April 22, 2025
Planning Commission & City Council Joint Study Session
Minutes
I.CALL TO ORDER:
Chair Verner called the joint meeting to order at 7:01 p.m. at the Civic Center Council Chambers, 1175
E. Main Street. Commissioner Perkinson attended the meeting via Zoom.
Commissioners Present: Councilors Present:
Lisa Verner Tonya Graham
Eric Herron Eric Hansen
Gregory Perkinson Gina DuQuenne
Russell Phillips Bob Kaplan
Susan MacCracken Jain Jeff Dahle
Kerry KenCairn
John Maher
Absent Commissioners: Absent Councilors:
None Dylan Bloom
Council Liaison:
None
Staff Present:
Brandon Goldman, Community Development Director
Sabrina Cotta, City Manager
Derek Severson, Planning Manager
Veronica Allen, Associate Planner
Michael Sullivan, Executive Assistant
II.ANNOUNCEMENTS
1.Staff Announcements:
Community Development Director Brandon Goldman made the following announcements:
He reminded the Commission that it will have a Special Meeting on April 29, 2025 to review
the upcoming Climate Friendly Areas (CFA) zoning and code updates.
The Commission will review an application for the annexation of 1511 Highway 99 North
and its proposed 210-unit development on May 13, 2025.
Page 1 of 4
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please email
planning@ashland.or.us. Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to
ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title 1).
Planning CommissionMinutes
The City has begun developing a Transportation System Plan (TSP) update.
Terms for Planning Commissioners and Advisory Committee members now expire on
December 31, previously April 30.
Councilor Doug Knauer resigned from the Council on April 15, 2025, leaving the Council
Liaison position on the Commission vacant. The Council will appoint a new liaison at a
future meeting.
May 3 is Hazardous Waste Day for the City, with Green Debris Day on May 4, and Spring
rdth
Clean Day on May 14.
th
2.Advisory Committee Liaison Reports – None
IV.PUBLIC FORUM – None
V.DISCUSSION ITEMS
1.Economic Opportunity Analysis – CAI Consultant Presentation
Mr. Goldman stated that the EOA was being initiated in compliance with Statewide Planning Goal 9
and forecasts future employment and economic growth for the City and would help inform decisions
going forward. It is a result of regional and local collaboration with the consultant group Community
Attributes Inc (CAI) conducting an analysis with Medford to align data to predict the next 20 years of
growth. The EOA’s next steps will include City staff input and public outreach, including meetings with
focus groups and a Public Hearing with the Commission on May 27 and another with the Council on
th
June 3.
rd
Consultant Presentation
Elliot Weiss and Kourtney Cena of CAI described an EOA as a technical study that compares
projected demand for land for industrial and other employment uses to the existing supply of such
land, while assisting communities in implementing their local economic development objectives and
forms the basis for industrial and other employment development policies in the Comprehensive
Plan.
Mr. Weiss detailed how CAI reviewed the City’s Buildable Land Inventory (BLI), and found that the City
had a total of 542 acres of employment land and 630 net buildable acres within the Urban growth
Boundary (UGB). The consultant team described the City’s population as growing at a .6% annual
rate, with the demographics tending towards older, more educated, and less diverse than that of the
region’s average. Mr. Weiss concluded by describing the various opportunities, threats, strengths,
weaknesses the City has, such as a workforce that largely works outside the City, but that the City
has access to regional attractions and outdoor recreation (see attachment #1).
Page 2 of 4
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please email
planning@ashland.or.us. Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to
ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title 1).
Planning CommissionMinutes
Discussion
The Commission and Council discussed a number of topics related to CAI’s findings, including:
The data used to create this 20-year forecast.
Land that is partially developed and could accommodate new developments or
redevelopment.
The decline of IT jobs within the City as it relates to the rest of the region.
Which sectors the City can focus on to improve growth, such as childhood development.
Whether there are any pitfalls of conducting a joint study with Medford versus other cities of a
comparable size to Ashland.
The number of residents who commute to jobs outside the City or are retired from the
workforce.
How the City’s relative homogeny and large population of senior residents effects things like
homeownership.
The need to encourage more opportunity for people to live and work in the City.
The large number of renters who are cost-burdened.
The perceived difficulty of developing in the City and the high cost of building materials.
2.Southern Oregon University Masterplan “Light Update”
Planning Manager Derek Severson explained that state law requires the City to work with universities
to develop their Masterplans and outlined the timeline of this project going forward.
Alan Harper and Robert Patridge introduced themselves as representatives of SOU and outlined the
difficulties the university has faced in recent years, including decreases in enrollment, student
housing, and the number of students seeking parking permits. They spoke about facilities with
inadequate living standards, such as the Greensprings Housing complex which has unusable piping
and is not ADA compliant, and also the recently demolished Cascade building. Mr. Harper related
how SOU is requesting that the City allow for buildings of up to 70ft within the SOU district.
They emphasized the importance of connectivity between the various SOU facilities, stating that
many residents are unaware that the Pavilion and the Farm by Science-Works are part of SOU. Mr.
Harper stated that connectivity and open-space will help build culture and character for SOU, and
that there is also a strong emphasis on sustainability in the new Masterplan. He stated that SOU
owns various unused parcels that it has begun to sell near campus which could be turned into
needed housing for the City, and that developing mixed-use buildings on campus could help retain
students.
Page 3 of 4
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please email
planning@ashland.or.us. Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to
ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title 1).
Planning CommissionMinutes
Discussion
The Commission and Council discussed various aspects of the SOU Masterplan, including:
The potential for an increased building height of 70ft on campus and how this could
potentially lead to greater student retention. It was suggested that SOU should seek private
funding for such a project.
Encouraging and incentivizing alternative modes of transportation to campus, such as public
transit and cycling.
The proposed Cascade project oriented towards housing more senior residents, as well as
the importance of seeking and retaining a more youthful student body too. Mr. Patridge
emphasized that senior students would be fully integrated into the SOU community as full-
time students and that there will be a series of public hearings as SOU selects a partner to
develop this plan.
The concern about the strain that future developments could put on City facilities, such as
Parks and the Fire and Police Departments, particularly since SOU does not pay property tax
to offset the potential new demand for services.
The increase of proposed and aspirational solar facilities provided that there is adequate
utility capacity.
VI.ADJOURNMENT
Joint Meeting with City Council adjourned at 9:27 p.m.
Submitted by,
Michael Sullivan, Executive Assistant
How best to submit orders? Is there an email, can I send it in the Excel sheet?
We have multiple embroidery options we want to use, will that cost more? Will we get a proof
before printing begins?
What is the timeline for delivery from Sanmar and printing at Cascade before they can be
picked up? NEED TO BE DONE BY JUNE 30
Page 4 of 4
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please email
planning@ashland.or.us. Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to
ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title 1).
2
Buildable Lands and
PRELIMINARY FINDINGS DISCUSSION
VISION AND GOALS DISCUSSION
Economic Conditions in Ashland
PRELIMINARY FINDINGS:
PROJECT BACKGROUND
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Review of national, state, regional, county and local
Assessment of community economic development
Inventory of industrial and other employment lands
Identification of required site types (sites to
accommodate employment growth)
City of Ashland EOA
PROJECT BACKGROUND
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National, State, & RegionalTask 4. Ashland Community Visioning, Outreach, Goals & Strategies
Task 6. Ashland Local EOA with Equity Considerations & Climate Impacts
Task 8. Final EOA Document Deliverable, Public Process and Adoption
Task 5. Industrial and Commercial Buildable Land Inventory (BLI)
Task 7. Economic Element Update, Goals, Policies, and Actions
City of Ashland EOA
PROJECT BACKGROUND
Assessment
-
Task 3. Medford/Ashland Joint Analysis
Task 1. Project Kickoff & Management
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Task 2. Inclusive Outreach Plan
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PRELIMINARY FINDINGS:
BUILDABLE LANDS
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INTRODUCTION
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INTRODUCTION
01 BLI
April 2025
Comp Plan land use categories:
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METHODOLOGY
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areas, such as steep slopes, wetlands, and special
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supply, were heavily constrained,
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represented a small fraction of
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were Industrial and Croman Mill.
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City of Ashland EOA
EMPLOYMENT LAND SUPPLY
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City of Ashland EOA
EMPLOYMENT LAND SUPPLY
April 2025
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In this section, future commercial and industrial employment growth is modeled and
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converted into an approximation of land demand to accommodate this growth.
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EMPLOYMENT LAND DEMAND
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current employer, is projected
and nominal forecast growth largest
rate (CAGR) except for FIRE*
both existing employment
compound annual growth
Ashland’s largest sector in
to grow at the strongest
employer, is project to
-
is Leisure & Hospitality
Retail, while a major Health Care, the third
contract slightly
* FIRE
•••
2043
CAGR1.0%-0.1%1.2%1.0%0.8%0.2%0.7%2.0%-1.3%0.5%0.5%-100.0%0.8%
–
Covered Employment Forecast Total and by Sector, Ashland UGB, 2023
City of Ashland EOA
EMPLOYMENT LAND DEMAND
(26)(42)(11)
56637817211314910101,400
1863
20 Year Growth
3,0311,4451,7329608135644934491471211159,870
2043
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87075555546036716711611009,122
2,7341,4581,531
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April 2025
FIRE
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18
generalized land use types corresponding
broadly to Ashland’s “employment lands”
Comprehensive Plan designations.
Employment growth is mapped to
City of Ashland EOA
EMPLOYMENT LAND DEMAND
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converted forecast growth by land use to
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April 2025
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RECONCILING SUPPLY & DEMAND
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more closely, and seeks to
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, 14 of the 20 acres likely to be needed for the 20 year time horizon
could be accommodated on existing Industrial zoned land; another 6 acres could be
accommodated on some combination of Employment and Croman Mill lands.
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RECONCILING SUPPLY & DEMAND
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22
excess demand if the right mix of site sizes and characteristics are present or provided
surplus supply of Employment and Croman Mill lands may be sufficient to absorb the
, there may be a modest shortage or mismatch in demand and
zoned sites; however, the
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RECONCILING SUPPLY & DEMAND
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supply of Downtown Commercial and base Commercial
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DICSUSSION
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PRELIMINARY FINDINGS:
ASHLAND’S ECONOMY
30
ASHLAND’S ECONOMY
Ashland Workers Home Origins, Rogue Valley, 2021
of Ashland’s working residents
that 37% of Ashland’s workers
Industries which likely see the
Estimates from 2022 suggest
Conversely, as many as 62%
commute to work elsewhere.
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The other 63% largely come
from other urban centers in
a
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come from Ashland itself.
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the region like
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April 2025
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PPASTE
••••
31
Home to higher education, including Southern Oregon University and Rogue Community
Home to the Oregon Shakespeare Festival, which attracts thousands of visitors annually
A high quality of life, supported by access to quality healthcare, strong public schools,
A niche manufacturing industry which includes manufacturing medical equipment,
Natural beauty, a popular park system, regional attractions and tourism related to
established arts and culture scene known throughout the region
Growing population and increasing labor force participation
agricultural products, and green technology
Strategic location along Interstate 5
A highly educated population
and public fiber network
STRENGTHS
outdoor recreation
College
-
A well
•••••••••
32
the Education and Arts, Entertainment, and Recreation sectors
pandemic
scale business or industrial expansion
Housing affordability concerns in which expensive housing and living costs
-
COVID and has not returned to pre
Relatively few job opportunities outside services, tourism, healthcare
Heavy economic reliance on on seasonal tourism
-
Ashland has little available land for large
Challenges in retaining young talent
-
SOU saw a drop in enrollment post
Declining employment in
WEAKNESSES
Workforce availability
numbers
••••••••
Encouraging diversification of Ashland’s industries, including growing education, healthcare, small scale manufacturing,
Supporting growth in industries surrounding arts and culture, such as digital arts, film industry, visual arts, culinary arts
Expanding art galleries, music festivals, theater productions, and creative industries beyond the Oregon Shakespeare
33
-
based activities can help attract more visitors in the off
table movement present opportunities for agritourism and
Growth in healthcare and healthcare adjacent industries such as senior care, functional medicine, and wellness
tourism, and sustainability initiatives
Croman Mill, Railroad Site, University District, Downtown, housing development
quality living in Ashland
Leaning further into outdoor recreation industries, activities, and events
-
-
Ashland can further position itself as a leader in renewable energy, eco
Influx of professionals who are leaving larger cities for affordable, high
Capitalizing on the trend of more remote workers in Ashland
-
Investment in Mt. Ashland Ski Area, hiking trails, and nature
-
to
-
The surrounding Rogue Valley wine region and farm
round visitors and residents
OPPORTUNITIES
and creative entrepreneurship
-
Festival to draw year
–
Opportunity Sites
culinary growth
season
•••••••••••
35
What other reactions do you have to the
Is there anything that feels like it doesn’t
What is this SWOT Analysis missing?
belong in this SWOT Analysis?
T
DICSUSSION
data presented?
O
W
S
ASHLAND’S ECONOMIC
FUTURE
37
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ie
City of Ashland EOA
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l
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n
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n
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DISCUSSION
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a
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W
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W
April 2025