HomeMy WebLinkAbout2024-03-26 Planning PACKET
Planning CommissionAgenda
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public testimony may be limited by the Chair.
March 26, 2024
Study Session
Agenda
I.CALL TO ORDER: 7:00 p.m., Community Development Building, 51 Winburn Way, not at theCivic
Center Council Chambers, 1175 E. Main Street
II.ANNOUNCEMENTS
III.PUBLIC FORUM
Note: If you wish to discuss an agenda item, please contact PC-public-
testimony@ashland.or.us by March 26, 2024, 10 a.m. to register to participate electronically. To
speak to an agenda item in person you must fill out a speaker request form at the meeting
and will then be recognized by the Chair to provide your public testimony. Written testimony
can be submitted in advance or in person at the meeting. If you are interested in watching
the meeting via Zoom, please utilize the following link: https://zoom.us/j/98485445960
IV.OTHER BUSINESS
A.Senate Bill 1537 Legislative Update
B.Ashland Climate Friendly Areas Adoption Grant (2024) - Update
V.OPEN DISCUSSION
VI.ADJOURNMENT
Next Meeting Date: April 9, 2024
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).
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Memo
DATE: March 26, 2024
TO: Planning Commission
FROM: Brandon Goldman, Community Development Director
DEPT: Community Development
RE: Senate Bill 1537 Legislative Update
Background
Senate Bill 1537 in Oregon, as requested by Governor Tina Kotek and approved during the
2024 Regular Session is intended to be a comprehensive approach to housing policy
reform, aimed at streamlining the development process, supporting affordable housing
projects, and enforcing housing laws more effectively. The legislation addresses these
objectives through the following:
Establishment of a new Housing Accountability and Production Office to oversee
these initiatives. This office is mandated to work in conjunction with the
Department of Land Conservation and Development and the Department of
Consumer and Business Services. Its key responsibilities include assisting local
governments and housing developers with housing laws and enforcing these
laws where necessary.
Enhances funding mechanisms for housing infrastructure and development. The
Housing Infrastructure Support Fund provides local governments with support for
developing infrastructure that facilitates residential development.
Expands eligibility for awarding of attorney fees to an applicant whose housing
development is appealed to the Land Use Board of Appeals after approval by the
local government, in the event the board affirms the decision. The Act clarifies
that “attorney fees” also include the cost of processing an application. Provisions
apply to decisions for which a notice of intent to appeal is filed on or after
January 1, 2025.
Allows a Land Use application to be reviewed under the standards and criteria in
place at the time the application was submitted \[current law\], or the applicant
can request the application be subject to the standards that are operative at the
time of the request.
Mandates more efficient local government processes for approving housing
projects when adjustments are requested by developers.
Provides a streamlined method of urban growth boundary expansions.
Community Development Department
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashland.or.usTTY: 800.735.2900
Total Page Number: 5
Memo
The bill also encourages the development of affordable and moderate-income housing
by authorizing cities and counties to offer grants to developers for such projects. A
revolving loan program is to be developed by the Housing and Community Services
Department, offering interest-free loans to cities and counties for funding these grants.
The bill was passed with bipartisan support in both the Senate and the House, indicating
a significant step towards addressing Oregon's housing shortage. Provisions for biennial
reporting on its progress and effectiveness is scheduled to become operative on July 1,
2025.
Land Use Regulations
Goal post rule. The "goal post rule" in Oregon land use planning refers to the principle
that an application for a permit, limited land use decision, or zone change should be
reviewed and decided based on the standards and criteria that were applicable at the
time the application was first submitted. This rule is outlined in ORS 227.178(3)(a), which
ensures that if an application was complete upon first submission, or if the requested
additional information was provided within 180 days of the first submission, then the
decision to approve or deny should be based on the regulations in effect at the time of
the initial submission
.
Under the amended language in SB1537 an applicant can request that their application
be subject to the standards that are operative at the time of the request. This change
relates to the Grandview Terrace annexation application recently processed in Ashland
which was appealed to the Land Use Board of Appeals (LUBA). In that case the appellant
argued that the City errored in exempting the project from on-street parking
requirements that were in place on the date the application was filed, despite their
having been eliminated by State Climate Friendly and Equitable Communities rules
which were signed into law after the date of submission and in effect at the time of final
decision. This assignment of error was remanded by LUBA to the City of Ashland for
further findings, however the applicant withdrew the application and thus it was never
adjudicated by the appeals court.
Due to this state law change, an applicant can now request any newly adopted
standards or criteria favorable to the applicant be applied in the review of their
application, and the city can not require the applicant to pay a new application fee to
submit a new identical application.
Community Development Department
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashland.or.usTTY: 800.735.2900
Total Page Number: 6
Memo
Urban Growth Boundary Expansions (Sections 48-60)
The approved bill allows cities to bring in either 100 acres for cities with a population
greater than 25,000 or no more than 50 acres for cities with fewer than 25,000 residents.
Ashland has a population of 21,457 according to Portland State University’s Population
Research Center and thus would be eligible for a one-time expansion of the Urban
Growth Boundary (UGB) of up to 50 acres. Despite this potential allowance, there are
questions about which cities might take advantage of this provision, given the stringent
qualifications and concerns about preserving Oregon's land-use laws, which have
historically protected the state’s natural resources and limited sprawl.
Under Senate Bill 1537, cities can expand their UGBs if the area meets specific criteria,
including the proximity to the existing UGB, designation of the land as an urban reserve
area, or to include non-resource lands. However, Ashland hasn't designated any urban
reserve areas. Further, many areas adjacent to Ashland’s existing UGB which appear to
be the most logical areas for expansion are designated as Exclusive Farm Use (EFU)and
are thus considered resource lands. For expansion under SB1537, Ashland would need to
undergo a regional planning process to identify suitable urban reserve areas and ensure
these lands aren't valuable for agriculture or forestry, aligning with the bill's criteria for
expansion.
Were Ashland to process a request for a UGB expansion, other applicable criteria
outlined in SB1537 in Section 50 for a one-time addition to the UGB would be met
including:
not having expanded its UGB in the last 20 years,
lacking a single ownership tract of land over 20 acres within its UGB,
having a higher percentage of extremely cost-burdened households compared
to the state average,
having greater than 25% of the rental households as severely rent burdened
Projects developed within such expanded UGB boundaries will be required to offer 30% of
residential units under affordability restrictions for at least 60 years. SB1537 further
establishes that a city could perform a land exchange in lieu of a UGB amendment, in
which case the residential site being added to the UGB replaces a residential site roughly
equivalent in size that is being removed from the UGB.
Housing Land Use Adjustments (Sections 37-43)
Senate Bill 1537 mandates that jurisdictions approve requested “adjustments”, or
deviations from existing land use regulations, aimed at facilitating the development of
housing projects. This legislative move is designed to ease regulatory barriers,
Community Development Department
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashland.or.usTTY: 800.735.2900
Total Page Number: 7
Memo
encouraging the growth of housing inventory to address affordability and availability
challenges in the state.
A development application can an apply for an adjustment under Senate Bill 1537 if the
development is for residential use, within urban growth boundaries and annexed into the
city, has a residential density of at least 6 units per acre (55(3)(a)(C)), creates new
housing units, aims to increase affordability or accessibility, and does not compromise
on safety or environmental standards. The application must demonstrate how the
adjustments will benefit a housing development that achieves at least one of the
following objectives:
To make the housing development possible by reducing costs or avoiding delays.
To lower the sale or rental cost of the housing units.
To increase the total number of housing units.
To ensure the housing units are affordable for moderate-income households for
at least 30 years.
To ensure at least 20% of units are affordable for low-income households for at
least 60 years.
To add accessibility features that would otherwise be too costly or delayed.
To support housing affordability through zero equity, limited equity, or shared
equity models for a period of 90 years.
These provisions allow for up to 10 distinct "adjustments" to housing development
standards under specified conditions, enhancing housing development flexibility.
Local governments are mandated by Senate Bill 1537 to allow specific adjustments in
housing development standards to encourage more flexible and efficient housing
development. These adjustments cover various areas, including:
Up to 10% reduction in minimum side or rear yard setbacks
Up to 10% reduction in maximum lot coverage.
Up to 25% reduction in required common areas, open spaces, or landscaping
areas.
Building height can be increased by either one additional story or up to a 20%
height increase, whichever is greater.
Adjustments to facade materials and window areas are not quantified by specific
percentages but are intended to offer flexibility within the design standards to
accommodate a variety of architectural styles and construction methods,
enhancing the feasibility and affordability of residential developments.
Modifications to parking requirements, minimum and maximum lot sizes to
promote additional dwelling units without compromising minimum density. This
Community Development Department
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashland.or.usTTY: 800.735.2900
Total Page Number: 8
Memo
adjustment is less applicable in Ashland as we have removed all parking
minimums from our land use code.
These “adjustments” do not permit an applicant to request uses which are otherwise
prohibited within a specific zoning designation, nor are deviations permitted that relate
to building and fire safety, air quality, stormwater requirements, and environmental
protections. The law specifies that decisions on adjustment applications are limited land
use decisions only the applicant may appeal. These provisions have an operational date
of January 1, 2025.
Limited Land Use Decisions (Sections 44 – 47) Includes approval or denial of
applications for replats, property line adjustments, and extension alterations or
expansions of a nonconforming use in the definition of “limited land use decision.”
Directs cities to only apply procedures specified in ORS 197.195 to limited land use
decisions. Places operative date on these provisions of January 1, 2025; repeals them
January 2, 2032.
Community Development Department
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashland.or.usTTY: 800.735.2900
Total Page Number: 9
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City of Ashland Climate Friendly Areas Code Update
Draft Scope of Work
December 21, 2023
Goals and Objectives:
Goal: To draft updated zoning and development code and zoning maps amendments related to the
designation of Climate Friendly Areas (CFAs) within Ashland, Oregon.
Objective 1: Review analysis and recommendations from Phase 1: The City of Ashland Climate
Friendly Area Study completed by the Rogue Valley Council of Governments (RVCOG), in compliance
with OAR 660-012-0315(4) and (5) and reviewed by the Oregon Department of Land Conservation
and Development (DLCD).
Objective 2: Use a market feasibility study to inform CFA code regulations and to evaluate impacts
that land use code modifications in accordance with the Climate Friendly & Equitable Communities
(CFEC) rules can be expected to have on market-viable development in CFAs.
Objective 3: Select one or more Climate-Friendly Areas
housing.
Objective 4: Prepare adoption-ready zoning and development standards implementing the CFA
requirements, including map updates and written findings.
Objective 5: Conduct public outreach through a variety of methods to engage internal and external
stakeholders, including those representing typically underserved communities.
Task 1: Project Management
The City and consultant will hold a kickoff meeting for the consultant to become familiar with local
conditions and planning documents, for City staff and the consultant to confirm the project
objectives and refine the project schedule, and for City staff to prepare for the project. The
consultant will contact City staff via conference or video call to establish project expectations and
familiarize themselves with city-specific concerns. The consultant will verify the action items
identified through this initial meeting with the City staff and will develop and share a proposed
schedule for the actions required for the completion of all tasks, building on the task timeline
included in this scope.
City staff and the consultant will participate in biweekly phone calls or virtual meetings to monitor
progress on key tasks throughout the course of the project.
Task 1 Consultant Deliverables:
1.1 Agenda and notes for kickoff meeting
1.2 Proposed Project schedule
1.3 Agenda and notes for project management team meetings
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Task 1 City Deliverables:
1.1 Copy of relevant comprehensive plan and code sections, and other relevant City data or
documents
Timeline: January to December 2024
Task 2: Communications and Public Outreach Support
2a Public Involvement Plan
The consultant will support City staff with communications and public outreach related to the
project. The consultant will draft a Public Involvement Plan that builds upon
Community Engagement Plan and the outreach already completed. The Public Involvement Plan will
be provided in English and Spanish.
2b Stakeholder Interviews
City staff will identify and provide introductions to five (5) development interest stakeholders. The
consultant will schedule interviews with identified parties, conduct the meetings, and prepare a
written summary. Findings will inform the draft audit findings (Task 3) and the market feasibility
study (Task 4). The summary will be provided in English and Spanish.
2c Advisory Committees
City staff will schedule and provide notice, agendas, and summaries for four (4) virtual and one (1)
in-person advisory committee meetings with the following groups to present the project scope,
goals, findings, and recommendations:
Climate and Environment Policy Advisory Committee (virtual)
Social Equity and Racial Justice Advisory Committee (virtual)
Transportation Advisory Committee (virtual)
Historic Preservation Advisory Committee (virtual)
Housing and Human Services Policy Advisory Committee (in-person)
The consultant will coordinate with City staff on meeting arrangements and facilitate the meetings,
including developing additional materials to present the public involvement plan, draft audit, and
market feasibility study. Meeting materials will be provided in English and Spanish.
2d Public Meeting and Survey
City staff will schedule one (1) public meeting to present the project scope, goals, findings, and
recommendations. Topics covered will include required CFA statutes and administrative rules, code
audit findings, market study findings, and code concepts. The consultant will coordinate with City
staff on meeting arrangements and facilitate the public meeting. Materials will be provided in both
English and Spanish and in-person translation services will be made available upon request.
The consultant will also prepare one (1) online survey to allow participation from people who are
unable to attend the meeting. The survey will be provided in both English and Spanish.
2e Briefings with City Council and Planning Commission
The consultant will coordinate with City staff on providing virtual briefings at one (1) Planning
Commission meeting and one (1) City Council meeting to present recommendations prior to starting
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Task 5.
2f Community Engagement Summary
The consultant will prepare a summary of community engagement activities and results.
Task 2 Consultant Deliverables:
2.1 Draft public involvement plan
2.2 Final public involvement plan
2.3 Written summary of stakeholder interviews
2.4 Presentation at virtual Climate and Environment Policy Committee meeting
2.5 Presentation at in-person Housing and Human Services Policy Advisory Committee meeting
2.6 Presentation at virtual Social Equity and Racial Justice Advisory Committee meeting
2.7 Presentation at virtual Transportation Advisory Committee meeting
2.8 Presentation at virtual Historic Preservation Advisory Committee meeting
2.9 Presentation materials and facilitation of Public Meeting #1
2.10 Online survey #1
2.11 Presentation materials and facilitation of Planning Commission briefing #1
2.12 Presentation materials and facilitation of City Council briefing #1
2.13 Community engagement summary
Task 2 City Deliverables:
2.1 Communications and public outreach coordination
2.2 Written review comments on draft public involvement plan
2.3 Identification and introduction to five key stakeholders
2.4 Advisory committee meetings notices, agendas, and summaries
2.5 Written review comments on public engagement materials
2.6 Public meeting notices and logistics
Timeline: January to September 2024
Task 3: Code Audit and Code Concepts
policies, Climate Friendly Area (CFA) Study, and other land development documents, regulations, and
maps to identify legal or policy issues related to CFAs. The consultant will prepare a memorandum
that:
Describes the current comprehensive plan and zoning code relative to:
Requirements for Climate Friendly Areas in Administrative Rules (OAR-660-012-0310,
o
-0315, and -0320)
o
Recommends preliminary code concepts or options to respond to findings from the
assessment.
The consultant will meet with City staff to review current code and gaps identified through the code
audit, building upon issues raised at the kickoff meeting. The City will use this memo to selectoneor
more Climate-Friendly Areas .
The consultant, in consultation with City staff, will develop a final code audit and code concepts
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memo based on the selected Climate-Friendly Areas.
Task 3 Consultant Deliverables:
3.1 Draft code audit and code concepts memo
3.2 Facilitation and summary of key items from one meeting with current planning staff
3.3 Final code audit findings and code concepts, integrating feedback stakeholder and community
engagement
Task 3 City Deliverables:
3.1 Participation in planning meeting
3.2 Written review comments on the draft code audit and code concepts memo
3.3 Select one or more Climate-
Timeline: February to April 2024
Task 4: Market Feasibility Study
The consultant, in consultation with City staff, will develop a market feasibility study that evaluates
impacts that land use code modifications in accordance with the Climate Friendly & Equitable
Communities (CFEC) rules can be expected to have on market-viable development in up to three
potential CFAs.
The market feasibility study will aim to provide a data-driven foundation for informed decision-
making, ensuring that land use code amendments in Ashland's CFAs align with market realities and
contribute to a sustainable and vibrant urban environment. The study will evaluate how policy
choices on height limits, minimum density, ground floor commercial requirements, and other
relevant requirements could impact the type and scale of development that is most likely to occur in
the CFAs, given current market conditions, development costs, and demand for residential vs.
commercial development. The study will consider how existing financial incentives (such as the
Vertical Housing Development Zone) impact development feasibility. As described in Task 2, the
consultant will conduct interviews with up to three local industry experts to inform the study. The
consultant will summarize findings from the evaluation and offer recommendations on how the
code could best support market-feasible development.
Task 4 Consultant Deliverables:
4.1 Draft market feasibility study
4.2 Final market feasibility study that addresses comments from City staff and stakeholder
engagement
Task 4 City Deliverables:
4.1 Written review comments on the draft market feasibility memo
Timeline: February to April 2024
Task 5: Draft Code Update
Based upon the final code audit and code concepts, the consultant will prepare draft updates to the
city zoning ordinance, map, and other development codes to address the issues identified in Task 3.
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Task 5 Consultant Deliverables:
5.1 Draft updates to the zoning ordinance, other development codes, zoning map, and comprehensive
plan
Task 5 City Deliverables:
5.1 Written review comments on the draft updates to the zoning ordinance, zoning map, other
development codes (as needed), and comprehensive plan
Timeline: April 2024 to July 2024
Task 6: Revised Code Update
Following City staff review, the consultant will prepare revised
preferences to support adoption: legislative formatting to indicate changes from existing code
language, in a locally preferred format, and clean text. The consultant will prepare draft findings for
the staff report. DLCD will provide City and Consultant with a Multimodal Transportation Gap
Summary and any required Highway Impacts Summary required in OAR 660-012-0325 to use in
completing this project.
Task 6 Consultant Deliverables:
6.1 Revised updates to the zoning ordinance, zoning map, other development codes (as needed),
comprehensive plan in up to two formats
Task 6 City Deliverables:
6.1 Written review comments on the revised updates to the zoning ordinance, zoning map, other
development codes (as needed), and comprehensive plan
Timeline: July to September 2024
Task 7: Final Code Update and Adoption
City staff will schedule and provide notice and an agenda for one Planning Commission study
session and one City Council study session to review ,
zoning map, other development codes (as needed) and comprehensive plan. The Consultant will
prepare presentations for and attend the two study sessions in person. The consultant will prepare
final code updates to incorporate comments from the Planning Commission and City Council.
City staff will schedule and provide notice and an agenda for one Planning Commission hearing and
one City Council hearing to adopt , zoning map, other
development codes (as needed) and comprehensive plan. The Consultant will participate in the two
hearings virtually.
Task 7 Consultant Deliverables:
7.1 Presentation at one in-person Planning Commission study session
7.2 Presentation at one in-person City Council study session
7.3 Final updates to the zoning ordinance, zoning map, other development codes (as needed),
comprehensive plan in up to two formats
7.4 Draft findings for the staff report.
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7.5 Presentation at one virtual Planning Commission hearing
7.6 Presentation at one virtual City Council hearing
Task 7 City Deliverables:
7.1 Written review comments on the final draft updates to the zoning ordinance, zoning map, other
development codes (as needed), and comprehensive plan
7.2 Measure 56 Notice list in advance of public hearings (mailing cost to be determined and
applicable to grant funding)
Timeline: October 2024 to December 2024
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