HomeMy WebLinkAbout2024-08-27 Planning PACKET
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Memo
DATE: August 27, 2024
TO: Planning Commissioners
FROM: Brandon Goldman, Community Development Director
RE: Manufactured Home Park Zone – Update
Introduction
This memo provides an overview of the City of Ashland’s efforts to develop a Manufactured Home
Park Zone (MHPZ) ordinance, which is a key component of the City’s Housing Production Strategy
(HPS). The project aims to preserve existing manufactured home parks (MHPs), thereby enhancing
affordability and retaining housing options in Ashland.
Background
As part of the Housing Production Strategy, the City of Ashland has identified manufactured home
parks as a vital source of naturally occurring affordable housing. The strategy emphasizes the need
to protect these parks from redevelopment pressures that could diminish their availability. To
support this goal, the City successfully applied for a technical assistance grant from the Oregon
Department of Land Conservation and Development (DLCD). This grant will facilitate the
development of a new zoning designation specifically for Manufactured Home Parks (MHPZ).
DLCD Technical Assistance and Consultant Engagement
The DLCD has awarded the City of Ashland a technical assistance grant to fund the development of
the MHPZ ordinance. To accomplish this, DLCD is contracting with 3J Consulting, a firm specializing in
land use planning and code development. 3J Consulting will conduct a thorough code audit, review
existing regulations, and draft new code language to establish the MHPZ. This work is essential to
ensuring that manufactured home parks remain a protected and viable source of affordable
housing in Ashland, aligning with the objectives set forth in the Housing Production Strategy.
roject Purpose and Work Program
P
The MHPZ ordinance development project aims to create a development code amendment that not
only complies with but exceeds housing-related statutes, facilitating the production or retention of
diverse housing options within Ashland. The new zoning designation is intended to preserve existing
manufactured home parks and potentially allow for higher-density development within these zones
to accommodate smaller manufactured homes.
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashland.or.usTTY: 800.735.2900
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A significant component of the project is the code audit, where 3J Consulting will review Ashland’s
existing zoning ordinances, planning documents, and recent development data. This audit will
identify any legal or policy issues related to manufactured home parks and provide the foundation
for drafting the new MHPZ ordinance. The existing Manufacture Hope Park Development Standards
(18.2.3.180) regulate parks located in Ashland’s R-2 (Multifamily Zone). This existing code section will
likely be a good basis for evaluating the provisions of a new stand-alone zoning designation. Below
is a summary of the existing standards within the Ashland Land Use Ordinance.
Manufactured Housing Developments (Summary of Section 18.2.3.180)
Purpose
The section aims to promote appropriate land use for manufactured housing developments,
ensure pleasing design standards, provide sufficient open space, adequate access, and
parking, and ensure utility services are up to city standards.
General Provisions
Location: Manufactured housing developments are permitted only in R-1-3.5 and R-2
zones, excluding Historic District Overlays.
Regulations: Developments must adhere to both city ordinances and Oregon state
regulations (ORS 446), with city requirements taking precedence if stricter.
Approval Procedure
Current Approval Process: The approval process for manufactured housing
developments follows the same procedure as the Performance Standards Option
(Outline Plan and Final Plan).
Design Standards
Minimum Court Size: Developments must occupy at least one acre.
Density: Maximum density is eight units per acre, with smaller units counting as 0.75 of
a unit.
Lot Size: Minimum site size is 2,000 square feet, with specific width and depth
requirements.
Setbacks: Exterior and interior setbacks are defined, including a minimum separation
between units.
Street Standards: Public and private streets have specified design requirements,
including width and turnaround provisions.
Parking: No longer required within the City of Ashland.
Utilities: Provisions for utilities must meet city and state standards, with all lines
placed underground.
Landscaping and Open Space: Developments must have substantial landscaping,
with a minimum of five percent of the total lot area designated as open space.
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashland.or.usTTY: 800.735.2900
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Play Areas: Developments with children must provide a designated play area.
Unit Standards
Size and Design: Units must be at least 650 square feet and 12 feet wide, placed on
permanent foundations, and comply with Oregon's building standards.
Utilities and Thermal Requirements: Units must be equipped with city utilities and
meet thermal envelope standards equivalent to those for single-family homes.
Additional Requirements: Each unit must have a deck or patio and comply with
parking and placement standards.
Nonconforming Situations
Regulations: Nonconforming developments and units may continue under specific
conditions but cannot be expanded without conforming to current standards.
Once the code audit is completed, 3J Consulting will draft the new code language for the MHPZ. This
draft language will be developed in consultation with City staff and informed by the audit findings
and stakeholder input.
The final phase of the project will involve revising the draft code based on feedback from the
project’s ad-hoc Management Advisory Committee (MHPZ-MAC), Housing and Human Services
Advisory Committee (HHSAC), Planning Commission, and City Council. This ensures that the final
ordinance is well-vetted and meets the community’s needs.
ublic Engagement
P
Public engagement is a crucial element of the MHPZ ordinance development project. The City of
Ashland is committed to ensuring that the community, especially those most affected by housing
affordability issues, has ample opportunity to participate in the process. Public involvement will
include:
Early Public Engagement Before the Planning Commission: The Planning Commission will be
involved early in the project to provide guidance and gather public input on the draft MHPZ
ordinance. This early engagement will be essential in shaping the code amendments to
reflect the needs and priorities of the community.
Manufactured Housing Park Zone Management Advisory Committee (MAC) Meetings:
These meetings will involve stakeholders from various sectors, including residents of
manufactured home parks, housing advocates, and community members. The MHPZ-MAC
will provide valuable input at key stages of the project.
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashland.or.usTTY: 800.735.2900
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Housing and Human Services Advisory Committee (HHSAC) Meetings: The HHSAC will
review and provide feedback on the draft and final code amendments, offering another
platform for public engagement.
Public Meetings and Online Open Houses: These events will allow residents to review and
comment on proposed changes. The online open house will be particularly valuable for those
who prefer to engage remotely.
Public Hearing Procedure for Ordinance Adoption
The formal adoption of the MHPZ ordinance will follow a structured public hearing procedure to
ensure comprehensive public involvement and transparency:
1.Formal Public Hearing Before the HHSAC: The draft ordinance will first be presented at a
public hearing before the Housing and Human Services Advisory Committee, providing an
opportunity for public and stakeholder feedback. The HHSAC will then make formal
recommendations.
2.Formal Public Hearing Before the Planning Commission: After the HHSAC hearing, the
Planning Commission will hold a public hearing to review the draft ordinance. The
Commission will consider public comments and recommend any necessary adjustments
before forwarding the draft to the City Council.
3.Formal Public Hearing Before the City Council: The final stage of the adoption process
involves a public hearing before the City Council. The Council will review recommendations
from the HHSAC and Planning Commission, consider additional public input, and make the
final decision on adopting the MHPZ ordinance.
Throughout this process, public notices will be issued, and meeting agendas will be widely
distributed to encourage maximum participation. The City will also maintain a project webpage with
regular updates and opportunities for public comment.
Study Session Topic: Discussion on Potential MHPZ Sites and Design Standards
The primary purpose of this study session is to familiarize the Planning Commission with the
Manufactured Home Park Zone (MHPZ) project, including an understanding of existing park
standards, identifying potential areas for the application of this new zoning designation, and
discussing the implications of future code changes such as density, housing site dimensions, unit
size, and design standards. This foundational knowledge will be essential as the consultants engage
with the Commission and the public in the upcoming phases of the project.
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
Potential MHPZ Sites: Potential sites for the MHPZ within the City Limits and the Urban Growth
Boundary (UGB) include existing manufactured home parks that could benefit from the new zoning
designation. Consideration will be given to the underlying zoning of Manufactured Home Parks
within the City, and the Comprehensive Plan designation for parks within the UGB that could be
annexed into the City, allowing the application of the MHPZ upon annexation.
Density and Design Standards: The Commission will consider issues related to park density
and design standards within the MHPZ. Topics for discussion include the appropriate density
levels that balance the need for housing options with the character of surrounding areas and
design standards that ensure high-quality living environments for residents. This includes
considerations for open space, setbacks, parking, and other essential elements.
Land Use Code Reference: The current regulations outlined in Ashland Municipal Code
Section 18.2.3.180 (Manufactured Housing Developments) will be referenced as a basis for
these discussions. This section provides existing guidelines on the location, density, and
design standards for manufactured housing developments and will serve as a foundation for
future discussions and the upcoming code audit by 3J Consulting.
Next Steps
The DLCD and 3J Consulting are in the final stages of executing a contract to commence work on the
MHPZ ordinance development project. Once the contract is finalized, a kickoff meeting will be
scheduled between 3J Consulting, DLCD, and City Staff to review the final scope of work. This meeting
is expected to occur within the next 30 days and will set the stage for the project’s detailed work
program, including timelines, deliverables, and coordination efforts.
Conclusion
The development of the Manufactured Home Park Zone (MHPZ) ordinance is a significant step
forward in preserving affordable housing in Ashland. With the support of the DLCD and the expertise
of 3J Consulting, the City is well-positioned to create a zoning framework that safeguards these
essential housing resources.
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashland.or.usTTY: 800.735.2900
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City of Ashland Manufactured Dwelling Park Zone – Code Development
Scope of Work
Project Purpose: The purpose of this Project is to prepare hearings-ready development code
amendments to comply with and exceed housing-related statutes and facilitate housing
Manu
consultant’s virtual attendance and presentation at those Task 3 meetin
the committee, commission, and council’s to understand the code revisions proposed, and also for
Task 1: Project Management:
-
monthly phone calls or virtual meetings to monitor
Summary of major tasks and action items for the Project
Proposed Project schedule
Project Management Team meetings agendas and notes (via email)
Copy of relevant comprehensive plan and code sections, or other relevant City data or
documents
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2
–
Planning Commission)
Timeline: June 2024 –
land development documents and regulations, recent residential development permit data, and
lated to Manufactured Home
Parksdraft code a
the meeting #1
meeting #1, the consultant team will attend run the meetings (Virtual Meetings) The consultant will
s:
mapping oning analysis
Case Studies Manufactured Home Park Zones
3 Draft
4
5
6
recommendations to the advisory committee
7 meeting summary
8 #1 summary
appointments
2 meeting notice
Timeline: July 2024 –
Total Page Number: 15
Task 3: Draft Code
designation for Manufactured Home Parks for inclusion in the
development codes to address what was 2
(Virtual Meeting)
, the consultant team will attend run the meeting (Virtual Meeting)
will coordinate the Planning Commission and City Council meetings (PC Meeting #1, CC Meeting
#1),
comprehensive plan (if required)
32 Draft revisions to Zoning Map and Comprehensive Plan Map
3 Presentation materials to explain draft updates to the
4 meeting #2 summary
3 meeting notice and agenda
3 meeting notice and agenda
3 meeting summary
4 Planning Commission – Study Session (PC Meeting #1)
5 City Council – Study Session (CC Meeting # 1)
Timeline: 2024 – 2025
Task 4: inal code amendments:
, Planning Commission, and City Council comments and
(v The consultant team will City
run the Planning Commission and City Council meetings (PC Meeting #2, CC Meeting
s:
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41 adoption ready
comprehensive plan (if required)
42 adoption ready Zoning Map and Comprehensive Plan Map
meeting #3 summary
5
meeting notice and agenda
meeting notice and agenda
3 meeting summary Meeting #2)
4 Planning Commission – Study Session (PC Meeting #2)
5 City Council – Study Session (CC Meeting #2)
Timeline: January 2025 – March 2025
doption Process:
prepare presentation materials for the formal
adoption of the Manufactured Home Park
meeting #3
, the
consultant team will participate in the hearings virtually (PC Meeting #3, CC Meetings #3 and #4
(HHSC#3; PC #3, CC#3 and #4)
Hearings notices, agendas, and minutes (HHSC#3; PC #3, CC#3)
2 Noticing; Direct Mailing to residents; 45-day notice to DLCD
3 summary
4
5 -
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6 -
7
Timeline: March 2025 – May 2025
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