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TAC flags data, methodology and land‑availability questions in Jacksonville housing analysis
Summary
Committee members raised questions about data vintage and accuracy, the state methodology (including "underproduction") and constraints such as steep slopes and National Landmark District rules that limit where multiunit housing could be located.
Members of Jacksonville’s technical advisory committee pressed staff and agency representatives on data sources, methodology and land constraints in the draft housing needs report, saying some numbers in the draft need clarification before the city council sees the package.
A Committee member pointed to an apparent typo and mismatched figures in the draft: the report lists a median gross rent as “$11.47 per month,” and participants asked whether that figure excludes short‑term rentals and what year the data reflect. Staff member acknowledged the data are sometimes old for a small place like Jacksonville and said the team will refresh tables where possible and flag data vintage in the report.
The Agency official explained how the state methodology differs from earlier approaches: the Department of Administrative Services, in coordination with Oregon Housing and Community Services, now factors in underproduction (past shortfalls in housing construction) when setting allocations. “They’re really, couching this as being aspirational,” the Agency official said, and added that allocations for units under 60% AMI will require substantial subsidy from state, federal and local sources.
Committee members also discussed land availability and regulatory constraints. Staff member said many parcels that appear vacant are in hillside or border residential zones with environmental constraints, or lie inside the National Landmark District and are subject to historic design review, which reduces the feasibility of multifamily redevelopment. The TAC’s prior work identified many least‑suitable areas but did not complete a full prioritization of candidate lands, members said.
Members recommended the final draft explicitly note data limitations, cite the ACS vintages used, and, where feasible, add maps showing where potential candidate parcels were screened out for environmental or historic reasons. Committee members also suggested the consultant scope include a more robust housing production strategy toolbox, with clear links between AMI bands and likely housing types or subsidy needs.
Staff member said the TAC’s conclusions that the existing UGB cannot meet projected needs would be updated as consultant analysis and refreshed data become available.
