Astoria presentation finds limited developable land, infrastructure gaps and a 20‑year need for about 1,800 housing units

Astoria City Council and Planning Commission members heard a presentation Monday on the city’s buildable lands inventory and related housing needs that found about 300 acres classified as buildable under state rules but identified steep slopes, floodplain, utility capacity and access as major constraints to turning that “paper capacity” into housing.

The presentation by Steve Faust of 3 j Consulting, commissioned through a Clatsop County grant from the Oregon Department of Land Conservation and Development, also summarized the state’s 20‑year housing allocation for Astoria — about 1,800 units total, split across income tiers and concentrated at the lowest AMIs — and flagged a need for substantial capital funding and infrastructure work before much of the identified land could realistically accommodate new housing.

Why it matters: The inventory and infrastructure review are the factual building blocks the city must use for a state‑required housing capacity analysis in 2027 and a housing production strategy in 2028. Councilors and staff said the numbers show a pressing mismatch between where housing is needed (particularly rentals and subsidized units serving lower incomes) and where the city can actually build without expensive roads, sewer or water upgrades.

Key findings and context - Buildable land totals: Faust told the council the city has about 1,600 gross acres inside city limits before constraints are removed. After excluding wetlands, floodplain, right‑of‑way, small parcels and steep slopes, the inventory shows roughly 259 acres of vacant buildable land plus about 42 acres of partially vacant, for approximately 300 acres of buildable land “on paper.” Faust cautioned much of that is fragmented and inaccessible, a phenomenon he called “paper capacity.” - Major constraints: About 626 acres — nearly 40% of the city — are constrained primarily by steep slopes (25%+), along with floodplain, locally significant wetlands and other state‑recognized limits, Faust said. He said the state is updating rules to reduce overcounting of “islands” of technically developable land that lack access. - Infrastructure barriers: City staff and consultants identified water treatment capacity, sewer lines and road access as immediate obstacles. Faust said the city’s water treatment plant is expected to reach capacity in about five years and that wastewater improvements are needed to open certain areas. Jeff (Director of Public Works, not further identified in the transcript) explained that sewer capacity from Blue Ridge relies on an old line and a private developer’s planned but unbuilt connection to the treatment plant; until that is constructed the area cannot support significant new development. - Housing supply and affordability: The consultant’s draft analysis using Census and state data showed that Astoria’s rental and ownership markets leave the lowest‑income households undersupplied. Faust said “at the lowest incomes there’s a greater number of households than available units,” and that Astoria qualifies as severely rent‑burdened under state definitions (at least 25% of renter households spending more than 50% of income on housing). - State allocations and timeline: The Oregon housing needs analysis assigned Astoria a 20‑year target of roughly 1,800 units: 667 units at 0–30% AMI, 434 at 31–60% AMI, 165 at 61–80% AMI, 262 at 81–120% AMI and 307 at 120%+ AMI. Faust said those allocations will feed the city’s housing capacity analysis scheduled for 2027 and the housing production strategy slated for 2028.

Questions, data issues and next steps Councilors pressed consultants and staff for additional local detail. Several council members asked for a finer, parcel‑level review to separate “paper” capacity from realistically developable lots and for a clearer count of small lots excluded from the inventory (Faust said parcels under one‑quarter acre are generally removed from partially vacant categories; he later clarified that threshold is 3,000 square feet for purely vacant parcels and one‑quarter acre for partially vacant parcels). Faust acknowledged a chart error in one slide and said the consultants will correct figures in the final report.

On infrastructure, Faust and Public Works Director Jeff confirmed that key capital projects remain unfunded and that road access and sewer upgrades at Tongue Point and Blue Ridge are likely to require significant outside funding. Faust said, “key capital improvements are unfunded with the exception of a few grant or loan funded projects,” and that implementing those projects would reduce the financial burden on prospective development.

Public comment and council direction Local housing advocates and residents urged action. Andy Kipp, president of the Astoria Housing Alliance, told the council: “We face a deep and multifaceted housing affordability crisis that has been decades in the making.” Public commenters raised concerns about vacant seasonal homes, “ghost houses,” and the potential for collective ownership or community land trusts as options to increase affordability.

Council members signaled appetite for stronger, proactive measures: many urged pursuing infrastructure funding, reviewing zoning and parking requirements that may impede housing development, exploring vacancy or short‑term rental policies, and prioritizing projects that serve households below 60% AMI. Several councilors noted the potential fiscal and neighborhood impacts of concentrating growth in one part of the city and urged equitable distribution across wards.

Votes at a glance - Consent calendar adopted (motion by Councilor Davis; second by Councilor Lumb). Roll call recorded as: Councilor Davis — aye; Councilor Marzoriella — aye; Councilor Adams — aye; Councilor Lum — aye; Mayor Fitzpatrick — aye. Outcome: approved. - Meeting extension approved to 8:30 p.m. (motion by Councilor Davis; second not specified in the transcript). Vocal unanimous aye recorded. Outcome: approved.

What happens next Faust and county staff said they will update the three draft reports (buildable lands inventory, infrastructure needs, and housing supply/needs), incorporate council and staff feedback and produce a 5‑ to 10‑page executive summary. The city must complete a housing capacity analysis by 2027 and a housing production strategy by 2028; staff and council called for additional local grounding of maps and clearer cost estimates for the capital projects that would enable growth.

The report and council discussion underline that Astoria’s state‑assigned housing targets will require both policy changes and significant capital investments to convert identified buildable acreage into usable housing, especially for low‑income renters and households at or below 60% AMI.