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Planning CommissionMinutes
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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.
May 27, 2025
SPECIAL MEETING
Minutes
I.CALL TO ORDER:
Vice-Chair KenCairn called the meeting to order at 7:00 p.m. at the Civic Center Council Chambers,
1175 E. Main Street. Commissioner Perkinson attended the meeting via Zoom.
Commissioners Present: Staff Present:
Kerry KenCairn Brandon Goldman, Community Development Director
Eric Herron Derek Severson, Planning Manager
Gregory Perkinson Michael Sullivan, Executive Assistant
Russell Phillips
John Maher
Absent Members: Council Liaison:
Lisa Verner None
Susan MacCracken Jain
II.ANNOUNCEMENTS
1.Staff Announcements:
Community Development Director Brandon Goldman made the following announcement:
The Planning Commission’s approval of the project at 231 Granite Street, PA-T2-2025-
00053, was appealed and will go to the City Council for review at its June 17, 2025
meeting.
2.Advisory Committee Liaison Reports – None
III.PUBLIC FORUM – None
IV.DISCUSSION ITEMS
1. Walkable Design Standards
Consultant Presentation
Consultants Pauline Ruegg and Jamin Kimmell of Cascadia Partners detailed how their organization
had developed a Walkable Design Standards Guidebook in coordination with the Department of
Page 1 of 3
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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
Land Conservation and Development (DLCD,) which includes a model code for cities to achieve
compliance with the state’s Climate Friendly & Equitable Communities rules OAR 660-012-0330 and
OAR 660-012-0405. They stated that these design standards would only apply to land use
regulations and presented on the following recommended code changes:
Applying more design standards to single-family residences & duplexes.
Reducing the visual prominence of garages in the streetscape.
Limiting Driveway Widths.
Requiring more windows and weather protection for commercial uses.
Ms. Ruegg also outlined some code changes that the City could voluntarily implement, such as
increasing requirements for nonresidential uses in the Basic and/or Detailed Site Overlay to improve
pedestrian-orientation, or requiring frequent entries, transparency, and transitions from public to the
private realm (see attachment #1).
Discussion
The Commission was generally supportive of the required policy changes, but was hesitant to adopt
changes that were not required by state law that could inhibit or unnecessarily increase the cost of
development.
2.Transportation System Plan (TSP) Public Engagement Plan
In the interest of limited time remaining, the Commission determined to remove this item was the
agenda and instead discuss it at the June 10, 2025 Regular Meeting.
V.LEGISLATIVE PUBLIC HEARING
A.Economic Opportunity Analysis
Mr. Goldman stated that the Economic Opportunity Analysis (EOA) is a technical support document
to the City’s Comprehensive Plan, is required by Statewide Planning Goal 9, only creates a factual
basis for future land use decisions and does not create policy or regulations, and that its adoption
would replace the previous EOA from 2007.
Consultant Chris Mefford of Community Attributes Inc. (CAI) provided a brief overview of the EOA,
outlining the scope of the study, its methodology, saliant focal points such as population growth,
economic composition, interest rates, and the City’s economic development priorities (see
attachment #2). He then detailed the six Strategic Themes identified in the study below:
Theme 1: Strengthen Economic Resilience through Diversification
Page 2 of 3
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
Theme 2: Foster Inclusive, Forward-looking Community
Theme 3: Unlock the Potential of Local Talent and Institutions
Theme 4: Make Space for Business Growth
Theme 5: Build Regional Partnerships to Scale Impact
Theme 6: Activate Ashland’s Lifestyle Advantage
Mr. Mefford concluded with next steps, which culminate with the EOA’s adoption by June 30, 2025.
Vice-Chair KenCairn closed the Public Hearing and Public Record at 8:43 p.m.
Deliberation and Decision
The Commission discussed which shareholders were consulted with over the course of the study, the
potential for repurposing buildings or redevelopment, and potential changes in development over
the next 20 years.
Commissioners Herron/Perkinson m/s that the Commission recommend that the City Council
approves PA-L-2025-00017 adopting the 2025 Economic Opportunity Analysis. Roll Call Vote: All
AYES. Motion passed 5-0.
IV.OPEN DISCUSSION
The Commission discussed ex parte contact. Mr. Goldman stated that ex parte contact could
potentially occur before the Commission receives the meeting packet, but that ex parte contact
should merely be disclosed prior to the Public Hearing where that item is discussed.
V.ADJOURNMENT
Meeting adjourned at 8:56 p.m.
Submitted by,
Michael Sullivan, Executive Assistant
Page 3 of 3
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
Land Sufficiency
Employment
Considerations
Strategic
National, Regional,
and Local Trends
Community Economic
Development Priorities
Introduction
S
And Purpose
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INTRODUCTION
AND PURPOSE
4
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for employment
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City of Ashland EOA
to
that evaluates future land availability for
PROJECT INTRODUCTION
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adopted as a technical appendix
OAR 660
land (industrial, commercial, etc.) with the
foundation for updated economic policies.
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the comprehensive plan, to provide the
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employment uses.
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May 2025
Review of national, state, regional, county
Identification of required site types (sites
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to accommodate employment growth)
and local economic and market trends
Assessment of community economic
Inventory of industrial and other
:
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development potential
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employment lands
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City of Ashland EOA
PROJECT INTRODUCTION
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May 2025
NATIONAL, REGIONAL,
AND LOCAL TRENDS
7
44% are renters (33% county)
Ashland had 11,500 housing
family homes
partially vacant (6% county)
homeowners (61% county)
11% of units are vacant or
45% of households are
RECAP OF FINDINGS PRESENTED 4/22
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59% are single
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units in 2023
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T•••H••
City of Ashland EOA
Jackson County grew at a CAGR of
78% of households in Ashland have
0.6%, and Medford grew at 1.2% in
CAGR of 0.5% from 2010 to 2024
Compared to the region, Ashland’s
Ashland's population grew at a
one or two people (2023).
the same period.
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population is
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May 2025
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probability, 8
The remaining 4% is made up
Wildfire, Drought, Air quality,
vulnerability in Ashland per
the 2024 hazard mitigation plan
Health Care Services District.
Croman Mill District and the
Commercial zoned land is 4%
About 17% of Ashland’s land is
Extreme heat, Earthquakes
of special districts like the
zoned land
uses
-
zoned for employment
-
land is 1%
Hazards rated as high
RECAP OF FINDINGS PRESENTED 4/22
-
Employment
makes up 8%
Industrial
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City of Ashland EOA
37% of Ashland’s working residents work
Oregon); likely defined by a higher share
Declined from 0.78 (2013) to 0.74 (2023)
Accommodation & Food Services (+638)
in Ashland; others commute to Medford
31% of jobs in Ashland are filled by local
Lower than the regional average (0.85
residents; the remainder come in from
for the Rogue Valley and 1.08 for
Educational Services (+596)
)
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elsewhere in the region
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Retail Trade (+354)
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and other areas
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J••R••T•••
May 2025
C
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Private employment growth of 516 jobs
Fastest growth in Construction (+9.9%)
12
(Private employment excludes public sector jobs)
Private employment is projected to grow
–
Private Sector Growth Trends (2013
over this time (CAGR of 0.6%)
9,104 total jobs, with strengths in
+654 in Leisure & Hospitality
Total Employment (2022)
Leisure & Hospitality
+422 in Health Care
2045)
from 8,644 to 10,045.
–
+165 in FIRE
Forecast (2025
Health Care
Education
Retail
2023)
•••••••••
City of Ashland EOA
Household Dynamics (LEHD), 2022;
ECONOMY
Exhibit 4. Total Employment by Industry, Ashland,
2010 & 2022
-
Sources: U.S. Census Bureau Longitudinal Employer
ASHLAND’S
CAI, 2025.
May 2025
Occupancy rates have since recovered to
14
Lease rates fell to $10.47/sf, down from
28,000 sf in 2023), business disruption,
Vacancy reached 26.7% in 2024; likely
123
pandemic levels (62.0% in 2024)
affected by new supply (delivery of
-
covid (
and/or regional competition
-
Lost some inventory post
Hospitality Sector
Industrial Trends
$13.59 (2023)
rooms)
-
pre
City of Ashland EOA
•••
•
ASHLAND REAL ESTATE
2024
-
2024
Exhibit 6. Industrial Lease and Vacancy, Ashland, 2007
2023
2022
2021
2020
2019
2018
2017
2016
2015
2014
2013
Sources: Costar, 2024; CAI, 2025.
2012
2011
2010
2009
2008
May 2025
2007
EMPLOYMENT LANDS
SUFFICIENCY
needed by Ashland’s target
17
industries is characterized.
Site types that may be
category is modeled for
demand in total and by
S
employment forecast,
E
D employment land.
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Using a detailed
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employment (commercial
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the supply of buildable
CAI isolates and extract
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Supply of employment
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land is reconciled with
demand in aggregate
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and by category.
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18
Buildable Lands Inventory
surplus of more than 100
of
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acres within the city and
According to Ashland’s
n
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of net buildable
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(2024), Ashland has
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This is an estimated
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employment land,
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compared to
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SUMMARY FINDINGS
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City of Ashland EOA
EMPLOYMENT LAND
May 2025
19
1) lands, but
forecast employment growth
oriented retail) may continue to prefer
Despite the overall surplus, there may be a shortage of small, centrally located
-
zoned (E
-
SUMMARY FINDINGS
Some demand could be met through underutilized Employment
-
s
than
particularly in or near Downtown.
e
i
t
City of Ashland EOA
i
-
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Ashland has capacity to accommodate stronger
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businesses tied to foot traffic (e.g., OSF
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EMPLOYMENT LAND
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over the next 20 years.
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downtown locations.
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commercial sites
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May 2025
o
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A•••
20
this land is largely controlled by two
1 areas and
Croman Mill and the Railroad District offer the largest contiguous
such as outdoor recreation equipment manufacturing, craft food
Downtown through pedestrian connections, wayfinding signage,
aligned industries,
–
Publicly Owned Land Offers Additional Development Potential -
owned properties present valuable opportunities for
While not included in the formal buildable lands inventory, city
serving
-
-
Opportunity: Enhance visibility and access between E
strategic development, partnerships, and community
-
Opportunity to target development on value
SUMMARY FINDINGS
s
n
—
o
i
development opportunities
t
City of Ashland EOA
a
and beverage production
r
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and brand alignment.
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projects.
and SOU
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EMPLOYMENT LAND D
y
e
K•
•••
May 2025
DEVELOPMENT PRIORITIES
COMMUNITY ECONOMIC
22
79 own/manage a business
Of Residents and Businesses
across Jackson County
472 survey responses
y
125 work in Ashland
e
174 live in Ashland
v
r
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S
l
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in Ashland
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R
ENGAGEMENT ACTIVITIES
••••City of Ashland EOA
)
Businesses, Stakeholders, and
9
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Southern Oregon University
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Technical Experts
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May 2025
23
Tourism anchors exist and residents wish to
amenities exist, especially for younger and
and high cost of living locally for workers.
economically disadvantaged families and
finding qualified employees, labor costs,
Leverage assets like recreation and plan
individuals; cost of living is the primary
Businesses are challenged by inflation,
proactively for challenges like wildfire
diversify Ashland’s tourism economy.
Barriers to accessing Ashland’s many
smoke and rising cost of living.
COMMUNITY ECONOMIC DEVELOPMENT
City of Ashland EOA
barrier.
•••
PRIORITIES
May 2025
24
COMMUNITY ECONOMIC DEVELOPMENT
especially for those under 21 or without a car.
While there is support
City of Ashland EOA
perceived difficulty developing may act as a
investment in downtown and Bend, OR, was
for growth which honors Ashland’s identity,
most often described as a city Ashland can
wage jobs and limited career
integration into the community and want —
term retention.
more inclusive, affordable entertainment
There is support for further
Students seek more
-
opportunities deter long
.
s
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l
.
d
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PRIORITIES
t
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Lack of high
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emulate.
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barrier.
o
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May 2025
u
eo
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SDD
•••
STRATEGIC THEMES
26
Build Regional Partnerships to Scale Impact
Strengthen Economic Resilience through
Unlock the Potential of Local Talent and
Activate Ashland’s Lifestyle Advantage
looking
Make Space for Business Growth
-
Foster an Inclusive, Forward
Diversification
Community
Institutions
.
..
.
.
.
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STRENGTHEN ECONOMIC RESILIENCE THROUGH
29
Ashland’s economy is heavily reliant on tourism and service sectors, leaving it
vulnerable to seasonal fluctuations, wildfires, cost of living challenges, and
—
town
There is interest expanding Ashland’s tourism economy to attract more
manufacturing, tech, food production, wellness, and specialty industries
There is also interest to expand other sectors; This could include light
-
particularly those aligned with Ashland’s lifestyle values and small
City of Ashland EOA
visitors at different times of the year.
DIVERSIFICATION
broader economic disruptions.
THEME 1.
character.
May 2025
30
LOOKING
Ashland’s strong sense of place and cultural identity are major assets, but
Residents recognize the need to welcome new residents, businesses, and
there is a tension between preserving what exists and adapting to future
especially that which supports families,
is seen as essential to keeping
-
FOSTER AN INCLUSIVE, FORWARD
Ashland vibrant and relevant for future generations
ideas to avoid economic and social stagnation.
City of Ashland EOA
—
younger residents, and diverse voices
—
COMMUNITY
Embracing thoughtful growth
THEME 2.
needs.
May 2025
31
UNLOCK THE POTENTIAL OF LOCAL TALENT
develop networking programs, and support entrepreneurship, especially in
Strategies could include efforts to build career pipelines, host internships,
to economic
There is untapped opportunity to better connect local educational
—
particularly SOU and Ashland High School
City of Ashland EOA
partnership with regional organizations.
AND INSTITUTIONS
THEME 3.
development goals.
—
institutions
May 2025
32
Ashland’s built environment and development patterns could act as barriers
space, as well as reasonable permitting costs and consistent regulations, to
develop commercial and industrial
Sites such as the Croman Mill and the railroad properties are of strategic
MAKE SPACE FOR BUSINESS GROWTH
City of Ashland EOA
-
to
-
It is important to have flexible, ready
support economic growth.
THEME 4.
to expansion.
priority.
May 2025
33
BUILD REGIONAL PARTNERSHIPS TO SCALE
particularly to access larger
Stronger alignment is needed on land use planning, workforce development,
region, and stakeholders highlighted the need for deeper collaboration with
Ashland’s economic future is closely tied to the broader Southern Oregon
labor pools, grow entrepreneurship, and compete for state and federal
neighboring cities, SOREDI, the SBDC, and workforce partners.
—
business support, and infrastructure investment
City of Ashland EOA
THEME 5.
IMPACT
funding.
May 2025
34
ACTIVATE ASHLAND’S LIFESTYLE ADVANTAGE
its natural beauty, safety, walkability, cultural
driven entrepreneurs,
economic development efforts to attract the types of businesses, visitors,
are clear economic assets that
By strategically leveraging these assets, Ashland can better align its
term vision and values.
-
position the city to attract remote workers, lifestyle
City of Ashland EOA
-
—
residents, and workers that reflect its long
amenities, and robust fiber infrastructure
and talent seeking high quality of life.
—
Ashland’s greatest strengths
THEME 6.
May 2025