HomeMy WebLinkAbout2022-11-22 Planning PACKET
Note: Anyone wishing to speak at any Planning Commission meeting is encouraged to do so. If you wish to speak,
please fill out a Speaker Request Form and place it in the Speaker Request Box by staff. You will then be allowed to
speak. Please note that the public testimony may be limited by the Chair and normally is not allowed after the Public
Hearing is closed.
ASHLAND PLANNING COMMISSION
SPECIALMEETING
November 22, 2022
AGENDA
https://zoom.us/j/95237998667
I.CALL TO ORDER:
7:00 PM, Civic Center Council Chambers, 1175 E. Main Street
II.ANNOUNCEMENTS
III.PUBLIC FORUM
IV.LEGISLATIVE HEARING:
A.PLANNING ACTION:
#PA-L-202-00014
APPLICANT:
City of Ashland
ORDINANCE REFERENCES:AMC 18.5.1
General Review Procedures
AMC 18.5.3
Land Divisions and
Property Line Adjustments
AMC 18.5.9
Comprehensive Plan, Zoning and
Land Use Ordinance Amendments
REQUEST:
The proposal would amend the Ashland Land Use Ordinance to implement the
requirements of Oregon Senate Bill 458 by adding section 18.5.1.075 “Middle Housing Land
Divisions” and section 18.5.3.140 “Middle Housing Land Divisions.”
V. OPEN DISCUSSION
VI.ADJOURNMENT
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please
contact the Community Development office at 541-488-5305 (TTY phone is 1-800-735-2900). Notification 48 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).
LEGISLATIVE
PUBLIC HEARING
_________________________________
PA-L-2022-0004
MiddleHousingLot Division
&
ASHLANDPLANNINGDIVISION
STAFFREPORT
November22, 2022
PLANNINGACTION:
PA-L-2022-00014
APPLICANT:
City of Ashland
ORDINANCEREFERENCES:
AMC 18.5.1
GeneralReviewProcedures
AMC 18.5.3
Land Divisions and
PropertyLineAdjustments
AMC 18.5.9
Comprehensive Plan, Zoning and
LandUse Ordinance Amendments
REQUEST:
The proposal would amend the AshlandLandUse Ordinance toimplement the
requirements of Oregon SenateBill 458 by adding section 18.5.1.075 “Middle Housing Land
Divisions” andsection 18.5.3.140 “Middle Housing Land Divisions.”
I.OrdinanceAmendments
A.ProjectBackground
Oregon SenateBill 458 provides a processfor lot divisions toallow home ownership
opportunities formiddle housing units built under the middle housing allowances of House
Bill 2001.Forcitieswith populations between 10,000 and 25,000 suchas Ashland, the middle
housing requiredto be allowed under House Bill 2001 waslimitedto duplexes, and SenateBill
458intentionally does not apply toaccessoryresidential units.Assuch, the draft code
language proposed is limitedto duplexes.
House Bill 2001 took effect on August 8, 2019 andrequiredcitiesto allow duplexes on
residentially-zoned lots that allow development of detached single-family dwellings, and to
have approval processes and standards for duplexes that are no more restrictive than those
applied to detached single-family dwellings. With the code changes adopted in response to
House Bill 2001, duplexes are defined as two units on one lot in attached or detached structures.
Two off-street parking spaces are required, and the required parking cannot be addressed
through on-street parking credits. Duplexes satisfying these requirements are approved with a
building permit and do not require a separate land use action.
SenateBill 458 provides forthese Middle Housing Land Divisions to be processed through the
Expedited Land Divisions (ELD) procedure establishedin the Oregon RevisedStatutes.
Expedited Land Divisions are not considered to be land use actions andas suchcannot be
appealedto the Planning Commission.Instead,aninitialadministrative decision by the Staff
PlanningAction PA-L-2022-00014‘MiddleHousingLandDivisions’AshlandPlanningDivision – StaffReport
Applicant: CityofAshlandPage1 of 3
Advisorcouldbeappealedtoareferee/hearingsofficer,andwouldnotbesubjecttoappealto
theOregonLandUseBoardofAppeals(LUBA).
ThePlanningCommissionhaspreviouslydiscussedcodeamendmentstorespondtoSenate
Bill458attwopublicmeetingsonMay10,2022andJune14,2022.SenateBill458became
effectiveonJune30,2022,andcitiesarerequiredundertheSenateBilltoimplementdirectly
fromthebilluntillocalcodemodificationsareimplemented.
B.SummaryofProposedAmendments
TheproposalincludestheadditionoftwonewsectionstotheAshlandLandUseOrdinance
(ALUO)toimplementtherequirementsofSenateBill458,whichinclude:
HouseBill458applies to any lot that allows Middle Housing under House Bill 2001
(i.e. ORS 197.758).
A Middle Housing Land Division (MHLD) must result in exactly one dwelling per
lot, except that common areas may be located on a separate lot or a shared tract.
Separate utilities are required for each dwelling unit.
Easements are required to be provided for:
Pedestrian access
Common areas
Driveways and parking areas
,if shared
Utilities
An MHLDproposal must demonstrate that it meetsthe requirements of the Oregon
Residential Specialty Code. For example, if an attached duplex is being divided, there
must be firewall construction between the two units.
In a typical land division, the land divisionis approved, infrastructure installed and plat
signed prior to building permits being reviewed and issued for construction. A Middle
Housing Land Division may occur prior to submission of an application for building
permits, after a middle housing development is approved for development, or after it is
constructed.
Senate Bill 458 gives cities the option of allowing concurrent review of building
permits and the land division, but in any case, Middle Housing Land Division
applications must include a middle housing development (either proposed or already
built) that complies with the building code and the City’s middle housing development
code.
Under Senate Bill 458, cities may requirethe submittal of tentative & final plats for approval,
review for Oregon Residential Specialty Code compliance, and right-of-way dedications and
city-standard street frontage improvements. Cities may not apply anyapproval criteria other
than the approval criteria specified in Senate Bill 458to applications for an MHLD—i.e. the
allowable criteria include the City’s standards for middle housing development, separate
utilities, easements, one dwelling on each lot, and building code compliance.
Cities are required to process Middle Housing Land Divisions under the Expedited Land
Division (ELD) process from ORS 197.360 to 197.380 in order to streamline review. The ELD
process is outlined below:
•
Submittal requirements are to be consistent with typical land divisions.
•21 days
Completeness review must occur by the City within of application submittal.
PlanningActionPA-L-2022-00014‘MiddleHousingLandDivisions’AshlandPlanningDivision–StaffReport
Applicant:CityofAshlandPage2of3
•within 100 feet of the site
Notice is given to properties , to utility providers and to
applicable neighborhood association(s).
•
There is a 14-day comment period.
•63 days
A decision must be made by the city within after a complete application is
submitted, unless extended by the Council under limited circumstances. This is in
contrast to the 120 days typically allowed for land use actions.
•
An ELD is not considered to be a land use decision, and would never be heard by the
Planning Commission.
•
The Staff Advisor makes the initial administrative decision, and any appeals go to a
referee who cannot be a city employee or city official, but could be a hearings officer.
•
Only the applicant and any person or organization who files written comments in the
time period specified in the bill may appeal. An appeal must be filed within 14 days
of mailing the Notice of Decision. A $300 deposit to cover costs must be paid with
the appeal submittal, and the referee may levy additional fees to cover hearing costs
up to $500.
•
The city-appointed “referee” decides any appeal decision—often this is a city’s
42 days of the appeal being
Hearings Officer - who must issue a decision within
filed
. The decision of the referee is the final local decision on the MHLD application.
Any appeals of the referee’s decision go to the Oregon Court of Appeals rather than to
the Land Use Board of Appeals (LUBA).
II.Procedural
ApplicationsforTypeIII(i.e.Legislative)PlanAmendmentsandZoneChangesaredescribedin
theAshlandLandUseOrdinancesection18.5.9.020asfollows:
B.TypeIII.
Itmaybenecessaryfromtimetotimetomakelegislativeamendmentsinorderto
conformwiththeComprehensivePlanortomeetotherchangesincircumstancesor
conditions.TheTypeIIIprocedureappliestothe creation,revision,orlarge-scale
implementationofpublicpolicyrequiringCityCouncilapprovalandenactmentofan
ordinance;thisincludesadoptionofregulations,zonechangesforlargeareas,zonechanges
requiringcomprehensiveplanamendment, comprehensiveplanmaportextamendment,
annexations(seechapter18.5.8forannexationinformation),andurbangrowthboundary
amendments.ThefollowingplanningactionsshallbesubjecttotheTypeIIIprocedure.
1.ZonechangesoramendmentstotheZoningMaporotherofficialmaps,exceptwhere
minoramendmentsorcorrectionsmaybe processed throughtheTypeIIprocedure
pursuanttosubsection18.5.9.020.A,above.
2.ComprehensivePlanchanges,includingtextandmapchangesorchangestootherofficial
maps.
3.LandUseOrdinanceamendments.
4.UrbanGrowthBoundaryamendments.
III.ConclusionsandRecommendations
If the Planning Commissionrecommends approval of the attached ordinances, staffwillforward
the Commission’srecommendationto the City Council toproceedwith a public hearingbefore
the Council.
Attachments
SenateBill 458
Draft Ordinance
PlanningAction PA-L-2022-00014‘MiddleHousingLandDivisions’AshlandPlanningDivision – StaffReport
Applicant: CityofAshlandPage3 of 3
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ORDINANCE NO._______
1
2 ANORDINANCEAMENDINGTHEASHLANDLANDUSEORDIANCE
TOIMPLEMENTTHEREQUIREMENTSOFOREGONSENATEBILL
3
458BYADDINGSECTION18.5.1.075“MIDDLEHOUSINGLAND
4
DIVISIONS”ANDSECTIONS18.5.3.140“MIDDLEHOUSINGLAND
5
DIVISIONS.”
6
WHEREAS,
Article 2. Section 1 of the Ashland City Charter provides:
7
Powers of the CityThe City shall have all powers which the constitutions, statutes, and common
8
law of the United States and of this State expressly or impliedly grant or allow municipalities, as
9
fully as though this Charter specifically enumerated each of those powers, as well as all powers
10
not inconsistent with the foregoing; and, in addition thereto, shall possess all powers hereinafter
11
specifically granted. All the authority thereof shall have perpetual succession.
12
13
WHEREAS,
the above referenced grant of power has been interpreted as affording all
14
legislative powers home rule constitutional provisions reserved to Oregon Cities. City of
15
Beaverton v. International Ass’n of Firefighters, Local 1660, Beaverton Shop20 Or. App. 293;
16
531 P 2d 730, 734 (1975); and
17
18
WHEREAS,
Senate Bill (SB) 458“relating to land division for residential development;
19
creating new provisions; and amending ORS 93.277, 94.775, 94.776, 197.365, 197.370, 197.375
20
st
and 197.380” was passed at the 81Oregon Legislative Assembly, 2021Regular Session, and
21
became effective on June 30, 2022. SB 458requires cities toapprove a tentative plan for a
22
middle housing land division if the application includes a proposal for the development of
23
middle housing in compliance with the Oregon residential specialty code and with the land use
24
regulations applicable to the original lot or parcel allowed under ORS 197.758(5); separate
25
utilities for each dwelling unit; proposed easements necessary for each dwelling in the plan for
26
utilities, pedestrian access, common use areas or shared building elements, driveways or parking,
27
and dedicated common areas; exactly one dwelling unit per lot except for lots, parcels or tracts
28
used as common areas; and evidence demonstrating how buildings will comply with applicable
29
building code provisions relating to new property lines, and notwithstanding the creation of new
30
lots or parcels, how buildings on new lots will comply with the Oregon residential specialty
code.
110
ORDINANCE NO.____Page of
WHEREAS
1, the City of Ashland Planning Commission considered the above-referenced
2recommended amendments to the Ashland Land Use Ordinance at a duly advertised public
3hearings on November 22, 2022, and following deliberations, recommended approval of the
(#-#)
4amendments by a vote of ;and
5
6WHEREAS
, the City Council of the City of Ashland conducted a duly advertised public hearing
7on the above-referenced amendments on January 3, 2023; and
8
9WHEREAS
, the City Council of the City of Ashland, following the close of the public hearing
10and record, deliberated and conducted first and second readings approving adoption of the
11Ordinance in accordance with Article 10 of the Ashland City Charter; and
12
13WHEREAS
, the City Council of the City of Ashland has determined that in order to meet the
14
requirements of state law and protect and benefit the health, safety and welfare of existing and
15future residents of the City, it is necessary to amend the Ashland Land Use Ordinance in the
16manner proposed, that an adequate factual base exists for the amendments, the amendments are
17
consistent with the Ashland Comprehensive Plan and that such amendments are fully supported
18
by the record of this proceeding.
19
THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS:
20
21SECTION 1.Ashland Municipal Code Title 18 Land Use is hereby amended as follows.
22
SECTION 2.
23Section 18.5.1.0750 \[Middle Housing Land Divisions\] is hereby added to the
24Ashland Land Use Ordinance to read as follows:
25
Section 18.5.1.075 Middle Housing Land Divisions (MHLD)
26
Middle Housing Land Division decisions are made by the Staff Advisor using the Expedited
27
Land Division procedure detailed below. Middle Housing Land Divisions may be appealed to a
referee/hearings officer. Middle Housing Land Divisions are not a land use or limited land use
28
decision.
29
Procedural Handling.
A.Unless the applicant requests to use the land partition procedures in
30
ALUO 18.5.3.030, Middle Housing Land Divisions shall be processed under the Expedited
Land Divisions procedure from ORS 197.360to 197.380 as detailed below:
210
ORDINANCE NO.____Page of
Pre-Application Conference.
1 1.A pre-application conference is voluntary for a Middle
Housing Land Division.
2
Application Requirements
2.. Applications for development permits shall be submitted
upon forms established by the Staff Advisor. Applications will not be accepted in partial
3
submittals, and all of the following items must be submitted to initiate completeness
4
review:
5
a.Application Form and Fee.Applications for Middle Housing Land Divisions shall be
made on forms provided by the Staff Advisor. One or more property owners of the
6
property for which the planning action is requested, and their authorized agent, as
7
applicable, must sign the application. The application shall not be considered
complete unless the appropriate application fee accompanies it.
8
b.Submittal Information.The application shall include all of the following information.
9
i.The information requested on the application form.
10
ii.Drawings and supplementary materials for Preliminary Plat as required in ALUO
18.5.3.040.B.
11
iii.A narrative explanation of how the application satisfies each and all of the
relevant criteria and standards in ALUO 18.5.3.140.C.1.
12
iv.Additional materials necessary to demonstrate compliance with theOregon
13
residential specialty code.
v.Information demonstrating compliance with all prior approvals and conditions of
14
approval for the parent lot or parcel, as applicable.
15
Completeness review.
3.The Staff Advisor shall review the application submittal and
16
advise the applicant in writing whether the application is complete or incomplete within
twenty-one (21) calendar days after the city receives the application submittal.
17
18
a.Incompleteness shall be based solely on failure to pay required fees, failure of the
applicant’s narrative to address the relevant criteria or development standards, or
19
failure to supply the required submittal information and shall not be based on
differences of opinion as to the quality or accuracy of the information provided.
20
Determination that an application is complete indicates only that the application
21
contains the information necessary for a qualitative review of compliance with the
applicable criteria and standards.
22
b.If the application was complete when first submitted or the applicant submits the
additional informationwithin 180 days of the date the application was first submitted,
23
approval or denial of the application shall be based upon the applicable criteria and
24
standards that were in effect at the time the application was first submitted.
c.If an application is incomplete, the completeness notice shall list what information is
25
missing and allow the applicant to submit the missing information. The
26
completeness notice shall include a form, designed to be returned to the Staff
Advisor by the applicant, indicating whether or not the applicant intends to amend or
27
supplement the application. For purposes of computation of time under this section,
the application shall be deemed complete on the date the applicant submits the
28
requested information or refuses in writing tosubmit it.
29
Notification.
4.
30
310
ORDINANCE NO.____Page of
1 a.Mailing of Notice of Complete Application.The Staff Advisor shall provide written
notice of the receipt of the completed application for a Middle Housing Land division
2
to:
3
i.The applicant and/or authorized representative.
4
ii.The owner(s) of record of the subject property.
iii.Neighborhood group(s) or community organization(s) officially recognized by the
5
City whose boundaries include or are within one hundred (100) feet of the subject
property.
6
iv.Owners of record for properties located within one hundred (100) feet of the
7
perimeter of the subject property.
v.Affected city departments, governmental agencies or special districts responsible
8
for providing public facilities or services which is entitled to notice under an
intergovernmental agreement with the City which includes provision for such
9
notice or is otherwise entitled to such notice.
10
b.Content of Notice of Complete Application. The notice of the receipt of the
11
completed application shall include all of the following:
12
i.The street address or other easily understood geographical reference to the
13
subject property.
ii.A summary of the proposal.
14
iii.The time and place where copies of all evidence submitted by the applicant will
15
be available for review.
iv.The applicable criteria for the decision, listed by commonly used citation.
16
v.The name and telephone number of a local government contact person.
vi.A brief summary of the local decision-making process for the Middle Housing
17
Land Division.
18
vii.A statement that issues that may provide the basis for an appeal to the hearings
officer must be raised in writing prior to the expiration of the comment period;
19
viii.A statement that issues must be raised with sufficient specificity to enable the
local government to respond to the issue.
20
ix.The place, date and time that comments are due.
21
c.Certification of Notices.The City shall prepare an affidavit or other certification
22
stating the date(s) the notices were mailed and posted, which shall be made a part of
the file.
23
d.Comment Period.After notification according to the procedure set out above, the
24
Staff Advisor shall provide a 14-day period for submission of written comments prior
to the decision.
25
26
Decision:
5.The Staff Advisor shall make a decision to approve or deny the application
within 63 days of receiving a completed application, based on whether the application
27
satisfies the substantive requirements of ALUO 18.5.3.140.C.
28
a.Approval may include conditions to ensure that the application complies with the
29
applicable criteria and standards for Middle Housing Land Divisions.
b.For Middle Housing Land Divisions, the Staff Advisor:
30
i.Shall not hold a hearing on the application; and
410
ORDINANCE NO.____Page of
1 ii.Shall issue a written determination of compliance or noncompliance with
applicable criteria and standards for Middle Housing Land Divisions that
2
includes a summary statement explaining the determination.
3
c.The decision shall include a statement of the facts the Staff Advisor relied upon to
4
determine whether the application satisfied or failed to satisfy each applicable
approval criteria.
5
d.Notice of the decision shall be provided to the applicant and to those who received
notice under subsection (4) of this section within sixty-three (63) days of the date of a
6
completed application. The notice of decision shall include:
7
i.The summary statement described in (5)(b) of this subsection; and
8
ii.An explanation of appeal rights under ORS 197.375 (‘Appeal of decision
on application for expedited land division’).
9
10
Appeals:
6.An appeal of the Staff Advisor’s decision made under this section shall be
made as follows:
11
a.An appeal must be filed within fourteen (14) days of mailing of the notice of the
12
decision and be accompanied by a $300 deposit toward the cost of an appeal
13
hearing. This deposit shall be refunded if the appellant materially improves his or her
position from the Staff Advisor’s decision. The referee shall assess the cost of the
14
appeal in excess of the deposit for costs, up to a maximum of $500, against an
15
appellant who does not materially improve his or her position from the decision of the
Staff Advisor.
16
b.A decision may be appealed by:
17
i.The applicant.
18
ii.Any person or organization who filed written comments within the 14-day
comment period.
19
c.An appeal shall be based solely on allegations:
20
21
i.Of violation of the substantive provisions of the applicable criteria and standards;
ii.Of the unconstitutionality of the decision;
22
iii.That the application is not eligible for review as a Middle Housing Land Division
under ALUO 18.5.3.140 or as an Expedited Land Division under ORS 197.360 to
23
197.380and should instead be reviewed as a land use decision or limited land
24
use decision; or
iv.That the parties’ substantive rights have been substantially prejudiced by an error
25
in procedure.
26
d.The City of Ashland’s hearings officer is designated as the referee for appeals of a
27
decision made under this section and ORS 197.360 and 197.365.
e.Within seven days of receiving the appeal, the City, on behalf of the hearings officer,
28
shall notify the applicant, the appellant if other than the applicant, any person or
29
organization entitled to notice under ALUO 18.5.1.075.D.4.a that provided written
comments to the local government and all providers of public facilities and services
30
entitled to notice under ALUO 18.5.1.075.D.4.a and advise them of the manner in
which they may participate in the appeal. A person or organization that provided
written comments to the local government but did not file an appeal under subsection
510
ORDINANCE NO.____Page of
1(6) of this section may participate only with respect to the issues raised in the written
comments submitted by that person or organization. The hearings officer may use
2
any procedure for decision-making consistent with the interests of the parties to
ensure a fair opportunity to present information and argument. The hearings officer
3
shall provide the local government an opportunity to explain its decision but is not
4
limited to reviewing the local government decision and may consider information not
presented to the local government.
5
f.The hearings officer shall apply the substantive requirements of ALUO 18.5.3.140.C
and ORS 197.360. If the hearings officer determines that the application does not
6
qualify as an Expedited Land Division under ORS 197.360 or a Middle Housing Land
7
Division under ALUO 18.5.3.140, the hearings officer shall remand the application for
consideration as a land use decision or limited land use decision. In all other cases,
8
the hearings officer shall seek to identify means by which the application can satisfy
the applicable requirements.
9
g.The hearings officer shall not reduce the density of theland division application.
10
h.The hearings officer shall make a written decision approving or denying the
application or approving it with conditions designed to ensure that the application
11
satisfies the applicable criteria and standards, within 42 days of the filing of an
appeal. The hearings officer shall not remand the application to the local government
12
for any reason other than as set forth in this subsection.
13
i.Unless the City Council finds exigent circumstances, a hearings officer who fails to
issue a written decision within 42 days of the filing of an appeal shall receive no
14
compensation for service as hearings officer in the appeal.
15
j.Notwithstanding any other provision of law, the hearings officer shall order the local
government to refund the deposit for costs to an appellant who materially improves
16
his or her position from the decision of the local government. The hearings officer
shall assess the cost of the appeal, up to a maximum of $500, against an appellant
17
who does not materially improve his or her position from the decision of the local
18
government. The local government shall pay the portion of the costs of the appeal
not assessed against the appellant. The costs of the appeal include the
19
compensation paid the hearings officer and costs incurred by the local government,
but not the costs of other parties.
20
k.The Land Use Board of Appeals (LUBA) does not have jurisdiction to consider any
21
decisions, aspects of decisions or actions made for Middle Housing Land Divisions
under ALUO 18.5.3.140 or Expedited Land Divisions under ORS 197.360 to
22
197.380.
l.Any party to a proceeding before a hearings officer under this section may seek
23
judicial review of the hearings officer’s decision in the manner provided for review of
24
final orders of the Land UseBoard of Appeals (LUBA) under ORS 197.850 and
197.855. The Court of Appeals shall review decisions of the hearings officer in the
25
same manner as provided for review of final orders of the Land Use Board of
26
Appeals (LUBA) in those statutes. However, notwithstanding ORS 197.850(9) or any
other provision of law, the court shall reverse or remand the decision only if the court
27
finds:
28
i.That the decision does not concern Middle Housing Land Divisions under ALUO
29
18.5.3.140 or Expedited Land Divisions under ORS 197.360 and the appellant
raised this issue in proceedings before the hearings officer;
30
ii.That there is a basis to vacate the decision as described in ORS 36.705(1)(a) to
(d), or a basis for modification or correction of an award as described in ORS
36.710;or
610
ORDINANCE NO.____Page of
1 iii.That the decision is unconstitutional.
2
SECTION 3.
Section 18.5.3.140 \[Middle Housing Land Divisions\] is hereby added to the
3
Ashland Land Use Ordinance to read as follows:
4
5
Section 18.5.3.140 Middle Housing Land Divisions (MHLD)
Purpose.
A.The Middle Housing Land Divisions (MHLD) process seeks to provide home
6
ownership opportunities by allowing lots with middle housing to be divided so that each
7
middle housing dwelling unit is on its own lot. As used in this section, a “Middle Housing
Land Division” is the division of a lot or parcel on which the development of middle housing
8
has been is allowed under ORS 197.758(3). For cities with populations of between 10,000
and 25,000 such as Ashland, the middle housing types allowed under ORS 197.758(3) is
9
limited to duplexes. A Middle Housing Land Division includes both a preliminary plat
10
approval and a final plat and is not considered a land use decision or a limited land use
decision under ORS 197.015.
11
B.Applicability and General Requirements.
12
1.Lots in residential zones including R-1, R-1-3.5, RR, WR, R-2, R-3, NN, and NM zones
13
containing duplexes permitted on or after July 1, 2022 may be divided using the Middle
Housing Land Divisions process outlined in this section.
14
2.The Middle Housing Land Divisions process in ALUO 18.5.3.140 shall be used unless
15
the applicant requests to use the standard partition procedures in ALUO 18.5.3.030.
3.The Middle Housing Land Divisions process in ALUO 18.5.3.140 may not be used to
16
create separate lots for Accessory Residential Units.
17
C.Middle Housing Land Divisions Preliminary Plat Approval Process
18
Approval Criteria.
1.The Staff Advisor shall approve a Middle Housing Land Division
19
preliminary plat upon finding:
20
a.The parent parcel is developed with middle housing allowed under ORS 197.758(3)
21
or the application for a Middle Housing Land Division is being made concurrently with
a building permit application for construction of middle housing under ORS
22
197.758(3) on the parcel.
b.Each resulting middle housing lot or parcel shall contain no more than one middle
23
housing dwelling unit except for lots, parcels, or tracts proposed as common area.
24
c.Accessory Residential Units (ARU) are not permitted on middle housing lots or
parcels created under this section.
25
d.Each lot is served with its own separate utilities.
26
e.All easements necessary for each middle housing dwelling unit shall be identified on
the plat. Easements shall be provided to ensure:
27
i.Provision of and access for maintenance and replacement of all utilities;
28
ii.Pedestrian access from each dwelling unit to a public or private street;
29
iii.All dedicated driveways, parking, common use areas or shared building elements
and dedicated common areas can be accessed and used.
30
f.Evidence submitted by the applicant demonstrates how buildings or structures on the
resulting lots or parcels will comply with applicable building codes provisions relating
710
ORDINANCE NO.____Page of
1 to new property lines and, notwithstanding the creation of new lots or parcels, how
structures or buildings located on the newly created lots or parcels will comply with
2
the Oregon Residential Specialty Code.
3
2.The Staff Advisor shall apply additional conditions to the approval of a tentative plat for a
4
Middle Housing Land Division to:
5
a.Prohibit the further division of the resulting middle housing lots or parcels.
b.Require that a notation appear on the final plat indicating that approval was given
6
under ALUO 18.5.3.140 Middle Housing Land Divisions.
7
3.The type of middle housing developed on the original parent parcel is not altered by a
8
Middle Housing Land Division. Thenewly created middle housing lots are created within
a legal parent lot solely for the purpose of providing ownership opportunities, and these
9
new middle housing lots are not granted additional development rights and must be
10
maintained to meet the criteria applicable to the “parent lot” (height, lot coverage, open
space, etc.). A duplex divided into two middle housing lots is still considered part of the
11
original duplex and subject to all conditions of the original duplex approval.
4.Where the parent lot or parcel abuts a public street and dedication or frontage
12
improvements consistent with ALUO 18.4.6.040.F were not provided when the lot or
13
parcel was created, necessary right-of-way and street frontage improvements shall be
provided to meet the Street Design Standards.
14
5.The access and minimum street frontage standards in ALUO 18.2.4.010 shall not apply
15
to Middle Housing Land Divisions.
6.There shall be no minimum area or dimensional requirements for lots resulting from a
16
MHLD.
7.The Staff Advisor shall not require a final plat before building permits are issued.
17
18
D.Middle Housing Land Divisions Final Plat
19
20
1.The final plat shall comply with the Middle Housing Land Division preliminary plat
conditions of approval.
21
2.The following data requirements, if applicable, shall also be shown on the final plat.
22
a.All tracts of land intended to be deeded or dedicated for public use;
23
b.Street names as approved by the Public Works Director in accordance with the
‘Criteria for Naming or Renaming a Street’ in AMC 13.24.010.
24
c.Any non-access strips.
d.A notation indicating that approval was given under ALUO 18.5.3.140 Middle
25
Housing Land Divisions.
26
Approval Criteria.
3.The Staff Advisor shall approve or deny the final plat for the Middle
27
housing land division based upon the following criteria:
28
a.All conditions of the Middle Housing Land Division preliminary plat approval have
29
been satisfied and the final plat substantially conforms to the approved Middle
Housing Land Division preliminary plat approval.
30
b.Approved construction drawings for required public improvements have been
provided, including grading and drainage plans as applicable, and the applicant has
810
ORDINANCE NO.____Page of
1 provided verification by the City that electric, water and sanitary sewer services are
available to every lot depicted on the plat.
2
c.An approved security instrument is provided to guarantee completion of any required
public improvements that have not been completed and accepted by the City.
3
d.The plat contains a dedication to the public of all required public improvements,
4
including but not limited topublic streets and any public utility easements, and all
requiredstreets, accessways, easements, and other dedications or reservations are
5
shown on the plat.
e.The applicant has furnished acceptable copies of any applicable Covenants,
6
Conditions and Restrictions (CC&R’s), easements, maintenance agreements (e.g.,
7
landscaping, utilities, tree preservation, common areas, access, parking, etc.), and
other documents pertaining to common improvements recorded and referenced on
8
the plat.
f.The format of the plat shall conform to ORS 92, and shall incorporate the preliminary
9
plat information in ALUO 18.5.3.040.B.
10
g.The plat contains an affidavit by the surveyor who surveyed the land, represented on
the plat to the effect the land was correctly surveyed and marked with proper
11
monuments as provided by ORS 92, indicating the initial point of the survey, and
giving the dimensions and kind of such monument and its reference to some corner
12
approved by the Jackson County Surveyor for purposes of identifying its location.
13
h.A copy of any deed restrictions applicable to the partition or subdivision or the title
report.
14
15
E.Filing and Records
16
Recordation.
1.Following review and the Staff Advisor’s approval of a Middle Housing
Land Division Final Plat, the applicant shall take the following actions:
17
18
a.Obtain the approval signature on the Middle Housing Land Division final plat by the
Jackson County Surveyor certifying that the final plat complies with all applicable
19
survey laws. Before certifying, the County Surveyor may make any necessary field
investigations to verify that the plat survey is sufficiently accurate. If the County
20
Surveyor determines that the plat does not comply, the applicant shall make
21
corrections. When the County Surveyor determines that the plat conforms, the
County Surveyor shall sign and date the final plat.
22
b.A Notice of Middle Housing Land Division for each middle housing lot shall be
recorded with the County Recorder that states:
23
24
i.The middle housing lot may not be further divided.
ii.No more than one unit of middle housing may be developed on each
25
middle housing lot.
26
iii.The dwelling developed on the middle housing lot is a unit of middle
housing and is not a single attached or detached dwelling, or any other
27
housing type.
28
c.File a statement of water right and, if a water right is appurtenant, a copy of the
29
acknowledgment from the Water Resources Department.
d.Deliver the approved final plat and accompanying documents to the County
30
Recorder for recording.
e.Return a copy of the recorded final plat and Notices of Middle Housing Land Division
to the City for filing.
910
ORDINANCE NO.____Page of
1
Expiration and Extensions.
F.The final plat for a Middle Housing Land Division shall be
2
approved within three years of the approval of the preliminary plat, except when extension of
the preliminary plat approval is granted pursuant to ALUO 18.1.6.040
3
4
5
The foregoing ordinance was first read by title only in accordance with Article X, Section
6
2(C) of the City Charter on the _____day of ____________, 2022, and duly PASSED and
7
ADOPTED this____ day of _____________, 2022
.
8
9
ATTEST:
10
11
12
13
_______________________________
14
Melissa Huhtala, City Recorder
15
SIGNED and APPROVED this day of ____________,2022.
16
17
18
________________________
19
Julie Akins, Mayor
20
Reviewed as to form:
21
22
23
______________________________
24
Douglas M. McGeary, Acting City Attorney
25
26
27
28
29
30
1010
ORDINANCE NO.____Page of