HomeMy WebLinkAbout2025-04-22_Planning & City Council Joint Study Session
Planning CommissionMinutes
Note: Anyone wishing to speak at any PlanningCommission 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 Vernercalled thejointmeeting to order at 7:01p.m.at theCivic Center Council Chambers, 1175
E. Main Street.Commissioner Perkinsonattended 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, CommunityDevelopment 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 followingannouncements:
He reminded the Commission that it will havea Special Meeting on April 29, 2025 to review
the upcoming Climate Friendly Areas (CFA) zoningand code updates.
The Commission will review an application for the annexation of 1511 Highway 99 North
and its proposed 210-unit developmenton May 13, 2025.
Page 1of 4
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, pleaseemail
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.
Termsfor Planning Commissioners and Advisory Committee members now expire on
December 31, previously April 30.
Councilor Doug Knauer resignedfrom the Councilon April 15, 2025, leaving the Council
Liaison position on the Commission vacant. The Council will appoint a new liaison at a
future meeting.
rdth
May 3is Hazardous Waste Day for the City, with Green Debris Day on May 4, and Spring
th
Clean Day on May 14.
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 withStatewidePlanning 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
th
focus groups and a Public Hearingwith the Commissionon May 27and another with theCouncil on
rd
June 3.
Consultant Presentation
Elliot Weiss and Kourtney Cena of CAI described an EOA asatechnical study that compares
projected demand for land for industrial and other employment uses to the existing supply of such
land, while assisting communities in implementingtheir 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
hada total of 542 acres of employment land and 630 net buildable acres within theUrban 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,
weaknessesthe City has, such as a workforce that largely works outside the City, but that the City
hasaccess to regional attractions and outdoor recreation(see attachment #1).
Page 2of 4
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, pleaseemail
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 topicsrelated toCAI’s findings, including:
The data used to create this 20-year forecast.
Land that is partially developed andcould 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 areanypitfalls 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 seniorresidents 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 SOUand outlined the
difficulties the university has faced in recent years, includingdecreasesin enrollment, student
housing, andthe number ofstudents seeking parking permits. They spoke about facilitieswith
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 parcelsthat it has begun to sellnear campus which could be turned into
needed housingfor the City, andthat developing mixed-use buildings on campus could help retain
students.
Page 3of 4
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, pleaseemail
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 Commissionand Councildiscussed various aspects of the SOU Masterplan, including:
The potential for an increased building height of 70ft on campus and how this could
potentiallylead to greater student retention. It wassuggested that SOU should seek private
funding for such a project.
Encouraging and incentivizing alternative modes of transportation to campus, such as public
transitand cycling.
The proposed Cascade project oriented towards housing more seniorresidents,as well as
theimportance 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 potentialnew demandfor services.
The increase of proposed and aspirational solar facilities provided thatthereis adequate
utility capacity.
VI.ADJOURNMENT
Joint Meetingwith City Counciladjourned at 9:27 p.m.
Submitted by,
Michael Sullivan, Executive Assistant
Page 4of 4
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, pleaseemail
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
S
T
N
PROJECT BACKGROUND
PRELIMINARY FINDINGS:Economic Conditions in Ashland
PRELIMINARY FINDINGS DISCUSSIONNEXT STEPS
VISION AND GOALS DISCUSSION
E
T
1
2
5
3
4
N
O
C
INTRODUCTIONS
4
?
)
A
O
E
(
s
i
s
y
l
a
n
A
y
t
i
n
u
t
r
o
p
p
O
City of Ashland EOA
c
i
m
o
n
o
c
E
n
a
s
i
t
a
h
W
PROJECT BACKGROUND
April 2025
5
City of Ashland EOA
:
A
O
E
n
a
f
o
s
t
Review of national, state, regional, county and local trendsIdentification of required site types (sites to accommodate employment growth)Inventory of industrial and other employment
landsAssessment of community economic development potential
n
1.2.3.4.
e
m
e
l
E
PROJECT BACKGROUND
April 2025
6
National, State, & Regional
-
k
Assessment
-
r
City of Ashland EOA
o
W
f
o
e
p
o
c
S
t
c
Task 1. Project Kickoff & ManagementTask 2. Inclusive Outreach PlanTask 3. Medford/Ashland Joint Analysis Task 4. Ashland Community Visioning, Outreach, Goals & Strategies Task 5. Industrial
and Commercial Buildable Land Inventory (BLI)Task 6. Ashland Local EOA with Equity Considerations & Climate ImpactsTask 7. Economic Element Update, Goals, Policies, and ActionsTask
8. Final EOA Document Deliverable, Public Process and AdoptionTask 9. Equity and Inclusion Self
e
j
o
r
P
PROJECT BACKGROUND
April 2025
INVENTORY
BUILDABLE LANDS
PRELIMINARY FINDINGS:
9
2
”
4
5d
n
a
l
t
n
e
m
y
o
l
.
s
p
e
r
m
e
c
e
“
a
d
i
f
8
o
5
w
s
9
y
,
e
t
4
r
i
c
C
The 2024 BLI found a combined total area within Ashland’s political boundaries (City + UGB) of Of this, there was a total of a(including Industrial, Commercial, Employment, Downtown
Commercial, and Croman Mill Employment, Ind. & Mixed Use) were found within the City + UGB.
City of Ashland EOA
INTRODUCTION
April 2025
01 BLI
10
.
s
s
e
l
e
s
r
b
o
c
r
a
a
g
d
d
l
5
i
n
8
u
a
9
b
L
f
t
o
e
e
l
n
a
e
b
0
r
3
a
a
6
p
e
l
o
b
l
of land were found within
a
e
s
d
l
v e
i
r
e
u
c
A total of a the City + UGB that are developable across all Comprehensive Plan designations, out of a b
D
City of Ashland EOA
INTRODUCTION
April 2025
01 BLI
12
d
e
x
i
M
&
t
s
n
e
i
e
r
m
net buildable
o
y
g
o
l
e
p
t
a
m
)
l
E
C
,
a
l
i
n
a
c
i
r
a
r
l
e
t
s
P
Comp Plan land use categories:
m
u
”
e d
m
d
n
v o
I
i n
(
C
t
a
s
(
l
l
l
l
n
a
i
n
t
n
i
e
l
e
c
n
M
w
r
a
m
e
h i
o
ne
y
r
t
e
t
a
m
o
(vacant + partially developed) for these five
r m
n
l
s
y
)
m
p
u
p
o
w
m
e
l
o
d
o
s
ro
m
p
m
n
DCUCEI
o m
e
C
This analysis extracts and examines acreage “•••••
City of Ashland EOA
METHODOLOGY
April 2025
02
13
t
n
e
BLI
m
y
o
l
p
m
e
“
per the 2024
s
e
r
for all
c
y
l
a
p
1
8
p
is exclusive of constrained
1
u
y
sl
p
e
l
p
b
u
y
a
s
l
d
e
l
p
il
ub
p
a
b
u
d
t
l
S
i
e
categories was
l
u
n
”
a
b
t
d
t
n
o e
a
Total l analyzed for this work.N areas, such as steep slopes, wetlands, and special flood hazard areas. Gross buildable supply, including constrained areas, totaled 267 acres across
140 parcels.
T
City of Ashland EOA
EMPLOYMENT LAND SUPPLY
April 2025
03
14
.
FARs
Downtown Commercial parcels represented a small fraction of supply, were heavily constrained, had much higher
.
FARs
City of Ashland EOA
y
The least constrained parcels were Industrial and Croman Mill. Industrial and Employment had the lowest built
r
o
g
e
t
a
C
that
y
B
n
o
i
t
u
b
i
r
EMPLOYMENT LAND SUPPLY
2024 BLI found
t
s
i
April 2025
Themost land supply was in the Employment and Croman Mill Comp Plan categories.
D
03
15
City limits
that Ashland’s
n
o
i
t
Central Oregon &
a
c
o
L
5 and the railroad line from
-
y
l
by Net Buildable Ac).
p
2024 BLI found
p
South of the airport on East Main St.; Along ICroman Mill down to Crowson; North of the Railroad District in central Ashland, and;Around Jackson Rd. and Hwy 99
u
S
Thecore employment land supply was located mainly in the (69%, Most was located in SE Ashland, adjacent to the Pacific railroad ROWMajor nodes were located:••••
City of Ashland EOA
EMPLOYMENT LAND SUPPLY
April 2025
03
16
e
s
u
d
year
n
-
a
l
d
e
z
i
l
a
r
e
n
e
g
o
t
d
2043).
is modeled based on typical
e
-
p
d
p
n
a
a
l
m
t
n
e
m
y
o
l
p
m
City of Ashland EOA
e
r
o
f
d
n
for the Ashland UGB (2023
a
t
s
m
a
e
c
d
e
r
o
f
t
n
Total and industry sector growth is represented by a twentyThis employment growth is then Finally,
e
m
:
:
:
y
w
123
o
e
l
i
ppp
p
v
eee
r ttt
m
S e S typologies (commercial and industrial) corresponding to Ashland’s General Com Plan designations for employment land. S employment densities by land use derived from development
in other like Oregon cities.
e
v
O
In this section, future commercial and industrial employment growth is modeled and converted into an approximation of land demand to accommodate this growth.
EMPLOYMENT LAND DEMAND
April 2025
04
17
largest
-
* FIRE
Ashland’s largest sector in both existing employment and nominal forecast growth is Leisure & HospitalityRetail, while a major employer, is project to contract slightlyHealth Care, the
thirdcurrent employer, is projected to grow at the strongest compound annual growth rate (CAGR) except for FIRE*
•••
2043
–
1.0%1.2%1.0%0.8%0.2%0.7%2.0%0.5%0.5%
0.8%
-0.1%-1.3%
CAGR
-100.0%
1010
1863
(26)(42)(11)
566378172113149
1,400
Growth
20 Year
-
960813564493449147121115
3,0311,4451,732
9,870
2043
0
City of Ashland EOA
870755555460367167116110
2,7341,4581,531
9,122
2033
11
788700546430300189111105
2,4651,4711,354
8,470
2023
t
0
n
307636511418287158161124
2,5891,404
1,359
7,954
2013
e
m
y
o
l
p
m
E
t
s
a
c
e
r
o
IndustryLeisure & HospitalityRetailHealth CareConstruction, Resources & WTUProfesssional & Business ServicesManufacturingOther ServicesFIREInformationWholesaleEducationUnclassifiedTotal
EMPLOYMENT LAND DEMAND
F Covered Employment Forecast Total and by Sector, Ashland UGB, 2023
April 2025
04
18
e
Employment growth is mapped to generalized land use types corresponding broadly to Ashland’s “employment lands” Comprehensive Plan designations.
p
y
T
e
s
U
d
City of Ashland EOA
n
a
L
y
b
h
t
w
o
r
G
t
n
e
m
y
o
l
p
m
EMPLOYMENT LAND DEMAND
E
April 2025
04
f
19
o
as
s
y
,
e
t
r
i
s
c
a
n
ef
0
ROWs
o
d
6
k
rt
s
a
n
e
r
e
m
c
ha
m
c
y
0
no
(net of any
2
l
e
ps
b
e
m
r
c
e
a
r
o
0
f
8
land and
s
l
n
a
land.
i
o
l
i
c
t
a
r
i
p
e
r
t
s
m
m
u
u
m
s
d
s
o
n
*
For absorption of vacant land, this analysis converted forecast growth by land use to land demand using a documented in other Oregon cities of similar size or composition to Ashland*.
Total land demand based upon this method was additional required acreage for public facilities, etc.), including ci
••
City of Ashland EOA
d
n
a
m
e
D
d
n
a
EMPLOYMENT LAND DEMAND
L
April 2025
04
20
l
a
t
o
t
s
y
0
e
l
t
8
p
i
s
p
u
d
s
e
d
e
e
n
e
z
i
r
e
t
c
a
r
a
h
c
of “employment lands”, and only
s
e
r
c
a
1
8
1
f
City of Ashland EOA
o
y
l
p
more closely, and seeks to
p
u
y
r
s
within the City + UGB urbanized area.
o
e
s
l
g
e
b
e
r
t
a
c
a
d
a
l
c
i
0
projected for industrial and commercial uses, Ashland has a likely
uy
0
b
b
d
1
t
n
d
r
e
a
e
n
n
v
a
m
l
o
w
ae
m
f
t
d
e
e
o
o
i
f
d
t
s
v
based on potential target industries.
o
s
r
u
s
l
s
u
e
e
s
p
e
r
r
r
v
p
c
e
u
y
O
With a as But does Ashland have the right kind of sites? The following slides examine vt
RECONCILING SUPPLY & DEMAND
April 2025
05
21
o
i
r
a
n
e
c
S
y
r
o
g
e
t
a
City of Ashland EOA
C
y
b
y
l
p
p
u
S
s
u
, 14 of the 20 acres likely to be needed for the 20 year time horizon
s
d
r
n
e
a
l
V
l
a
d
i
r
n
t
s
a
u
m
d
n
e
i
RECONCILING SUPPLY & DEMAND
D
For could be accommodated on existing Industrial zoned land; another 6 acres could be accommodated on some combination of Employment and Croman Mill lands.
April 2025
05
22
o
i
r
zoned sites; however, the
a
-
n
e
c
S
y
r
o
g
e
t
a
City of Ashland EOA
C
y
b
y
l
p
p
u
S
s
, there may be a modest shortage or mismatch in demand and
d
u
n
s
r
a
l
e
l
a
V
i
c
r
d
e
n
m
a
m
m
o
e
c
RECONCILING SUPPLY & DEMAND
D
surplus supply of Employment and Croman Mill lands may be sufficient to absorb the excess demand if the right mix of site sizes and characteristics are present or provided for.
For supply of Downtown Commercial and base Commercial
April 2025
05
23
I
L
B
DICSUSSION
ASHLAND’S ECONOMY
PRELIMINARY FINDINGS:
30
Ashland Workers Home Origins, Rogue Valley, 2021
ASHLAND’S ECONOMY
l
a
l
r
d
i
t
a
o
n
t
,
o
e
e
d
F
r
C
R
,
d
o
f
n
n
d
a
o
i
e
t
, and &
n
t
Ma
.
o
s
t
i
n
c
t
t
n
r
e
u
l
a
e
d
A
a
d
E
m
T
o
,
,
n
s
i
m
x
and
i
a
e
t
.
m
nc
er
i
t
e
o
e
v
d
n
c
i
ot
r
a
c
hon
r
e
Conversely, as many as 62%
Estimates from 2022 suggest that 37% of Ashland’s workers come from Ashland itself.The other 63% largely come from other urban centers in the region like PP Industries which likely see
the most inflow are ASTE of Ashland’s working residents commute to work elsewhere.
••••April 2025
31
established arts and culture scene known throughout the region
-
A high quality of life, supported by access to quality healthcare, strong public schools, and public fiber networkStrategic location along Interstate 5Growing population and increasing
labor force participationA highly educated populationHome to higher education, including Southern Oregon University and Rogue Community CollegeHome to the Oregon Shakespeare Festival,
which attracts thousands of visitors annuallyNatural beauty, a popular park system, regional attractions and tourism related to outdoor recreationA niche manufacturing industry which
includes manufacturing medical equipment, agricultural products, and green technologyA well
STRENGTHS
•••••••••
32
pandemic
-
scale business or industrial expansion
-
COVID and has not returned to pre
-
the Education and Arts, Entertainment, and Recreation sectors
Housing affordability concerns in which expensive housing and living costs Workforce availabilityHeavy economic reliance on on seasonal tourismRelatively few job opportunities outside
services, tourism, healthcareAshland has little available land for largeSOU saw a drop in enrollment postnumbersDeclining employment in Challenges in retaining young talent
••••••••
WEAKNESSES
33
-
tourism, and sustainability initiatives
quality living in Ashland
-
-
based activities can help attract more visitors in the off
-
table movement present opportunities for agritourism and
-
to
-
round visitors and residents
-
Croman Mill, Railroad Site, University District, Downtown, housing development
–
Opportunity Sites Encouraging diversification of Ashland’s industries, including growing education, healthcare, small scale manufacturing, and creative entrepreneurshipInflux of professionals
who are leaving larger cities for affordable, highCapitalizing on the trend of more remote workers in AshlandThe surrounding Rogue Valley wine region and farmculinary growthAshland
can further position itself as a leader in renewable energy, ecoExpanding art galleries, music festivals, theater productions, and creative industries beyond the Oregon Shakespeare
Festival to draw yearSupporting growth in industries surrounding arts and culture, such as digital arts, film industry, visual arts, culinary artsInvestment in Mt. Ashland Ski Area,
hiking trails, and natureseasonLeaning further into outdoor recreation industries, activities, and eventsGrowth in healthcare and healthcare adjacent industries such as senior care,
functional medicine, and wellness
OPPORTUNITIES•••••••••••
35
T
O
data presented?
W
DICSUSSION
belong in this SWOT Analysis?
S
What is this SWOT Analysis missing?
Is there anything that feels like it doesn’t
What other reactions do you have to the
FUTURE
ASHLAND’S ECONOMIC
37
e
h
t
d
t
i
n
f
n
a
o
l
e
h
y
h
s
?
w
m
A
A
?
o
r
d
y
n
o
l
O
f
o
u
E
m
c
e
o
o
e
e
v
h
n
i
h
s
s
r
t
o
’
t
s
c
s
s
d
e
e
ip
n
d
t
a
o
i
e
?
l
l
n
r
n
e
h
a
e
u
l
r
u
s
v
t
t
h
u
re
Au
t
s
f
o
d
r
u
A
f
s
p
t
o
t
i
f
i
d
p
l
City of Ashland EOA
s
o
n
uo
a
t
o
co
i
r
i
s
h
s
e
i
s
e
m
v
d
i
o
s
m
l
r
s
n
o
a
u
n
o
c
o
o
o
c
y
g
c
e
t
s
t
i
a
a
t
h
h
a
h
W
W
W
DISCUSSION
April 2025