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Home My WebLink About2024-08-27 Planning MIN Planning CommissionMinutes Note: Anyone wishing to speak at any Planning Commission meeting is encouraged to do so. If you wish to speak, please rise and, after you have been recognized by the Chair, give your name and complete address for the record. You will then be allowed to speak. Please note the public testimony may be limited by the Chair. August 27, 2024 STUDY SESSION DRAFT Minutes I.CALL TO ORDER: Chair Verner called the meeting to order at 7:00 p.m. at the Civic Center Council Chambers, 1175 E. Main Street. Commissioners Present: Staff Present: Lisa Verner Brandon Goldman, Community Development Director Doug Knauer Derek Severson, Planning Manager Gregory Perkinson Michael Sullivan, Executive Assistant Eric Herron Russell Phillips Absent Members: Council Liaison: Kerry KenCairn Paula Hyatt Susan MacCracken Jain II.ANNOUNCEMENTS 1. Staff Announcements Community Development Director Brandon Goldman made the following announcements: On August 20, 2024 the City Council approved the Homeless Services Assessment Report which was developed by the Housing and Human Services Advisory Committee and an ad hoc group over a six-month period. This is the first consolidation of a gaps analysis for homeless services and identifies 26 potential short- and long-term strategies to address homelessness. Also on August 20, 2024, the Council approved the acquisition of six affordable lots of the Beach Creek Subdivision. They will be deed-restricted to be affordable for a minimum of 30 years, though the City hopes to find an applicant who will extend this period beyond that timeframe. 2. Advisory Committee Liaison Reports – None Page 1 of 4 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). Planning CommissionMinutes III.PUBLIC FORUM – None IV.OTHER BUSINESS 1.Manufactured Home Park Zone - Update Staff Presentation Mr. Goldman noted that staff have provided the Commission with a memo regarding Resident- Owned Community (ROC) Models for use during their discussion (see attachment #1) Mr. Goldman briefly outlined the development of a Manufactured Home Park Zone (MHPZ), which was identified by the Housing Production Strategy (HPS) that was concluded in 2023. The City applied for and subsequently received a grant by the Department of Land Conservation and Development (DLCD) which was used to hire 3J Consultants to assist the City with developing a MHPZ ordinance (see attachment #2). Mr. Goldman described how the ordinance would set standards for density, lot size, setbacks, utilities, and more to preserve existing parks and possibly allow higher-density development and smaller unit sizes within these zones. He outlined the public engagement process, which will include public meetings, advisory committee input, and hearings before the Housing and Human Services Advisory Committee, Planning Commission, and City Council. He pointed to several existing manufactured home parks, including Wingspread, the Upper Pines, and the Siskiyou Village, and stated that manufactured home parks provide opportunities for affordable housing otherwise not found in the market. Mr. Goldman detailed the key steps in the development of a MHPZ ordinance, which would include a comprehensive code audit; the drafting of the new zoning ordinance; engagement with stakeholders and the public; and adoption of the ordinance. The outcome of such a process would be the creation of a new zoning designation that would preserve existing manufactured home parks. Mr. Goldman outlined the potential timeline of such a project, beginning in September, 2024 and concluding as late as June, 2025. Public Comments Rich Rohde/Mr. Rohde introduced himself as a member of the Housing and Human Services Advisory Committee and a retired community organizer. He recounted the history of manufactured park closures in Oregon, including Lower Pines, which was one of the first parks in the state. He detailed how the residents had no legal recourse to stop the closure and lost their homes and community without compensation, and we even forced to pay for the destruction of their own units. He emphasized the need to preserve such communities. Page 2 of 4 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). Planning CommissionMinutes Janet Bell/Ms. Bell informed the Commission that she is a new member of Wingspread and reiterated the need to protect these close-knit communities. She stated that these parks include many retired residents with fixed-incomes who have difficulty finding new homes if they are displaced, such as from park closures or natural events like the Almeda Fire. She implored the Commission to protect such communities from redevelopment in favor of higher-density housing. Questions of Staff Commissioner Knauer asked if manufactured home parks would preclude pre-built homes or mobile homes. Mr. Goldman responded that the City examined existing housing types in existing parks, allowing that the City permits RVs in RV parks even when recreational vehicles are not permitted. He remarked that these distinctions should be reviewed moving forward. Commissioner Perkinson noted that state certifications of the residences could apply, as well as the City’s Building Official ensuring that design standards are upheld. Commissioner Knauer noted that the goal of the project is that it not only “complies with but exceeds housing related statutes”, and remarked that it does not appear to have affordable housing as a goal. He suggested that affordability of housing be included in the goals of the ordinance, particularly when current guidelines refer to potentially superfluous standards, such as seemingly unenforced guidelines requiring 48in-wide sidewalks serving each unit. He emphasized that the affordability of the units should be included in the ordinance. Mr. Goldman responded that the City could review items that the Commission believes are important for livability, or are deemed superfluous, and review them with the consultants. He noted that there is limited guidance in creating MHPZs as few cities have adopted them. Chair Verner asked when the Commission would review this item again. Mr. Goldman responded that it would come back to the Commission at two future Study Sessions, where the second Study Session would review a draft form of the ordinance. He added that this item would also be reviewed by various advisory committees throughout this process, one of which would be a Management Advisory Committee that Commissioner KenCairn had shown interest in serving on. Commissioner Herron requested clarification regarding the designation of a dedicated area exclusively for manufactured homes. Mr. Goldman responded that it would be a zone where apartment buildings or single-family detached homes would not be permitted. Commissioner Herron asked if the creation of protected MHPZs would prohibit manufactured home parks from being developed outside those zones. Mr. Goldman responded that they would not be prohibited but those parks would not have the same protections as those within MHPZs. Commissioner Knauer asked if the City’s consultants knew why no new manufactured home parks were being built in the state. Mr. Goldman responded that it is likely a market issue or lack of opportunity in dedicating land to this particular use, but that staff would ask the consultants. He Page 3 of 4 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). Planning CommissionMinutes added that established parks with 100 or more units can be quite lucrative in terms of rent generated, but that the cost of developing the parks might be prohibitive. The Commission discussed introducing standards for minimum unit size. Commissioner Herron recommended that RVs be prohibited from the MHPZs due to their disruptive nature and their use for temporary occupancy. He also suggested that site improvements are also required, such as fire hydrants. Mr. Goldman noted that current building codes require fire hydrants within 150-200ft of homes, but that many manufactured homes were installed before this code was implemented and the infrastructure to retroactively require this does not exist. Commissioner Knauer asked about parking requirements in manufactured home parks. Mr. Goldman responded that the City does not require parking be provided. He elaborated that the City could cap the maximum number of parking spaces required but not require a minimum number of spaces. Regarding density and design standards, Commission Knauer emphasized the importance of including the aspect of Area Median Incomes and ensuring that these parks continue to be affordable. V.OPEN DISCUSSION Chair Verner asked if a date has been chosen for the Commission’s annual retreat. Mr. Goldman that it will likely take place in October. VI.ADJOURNMENT Meeting adjourned at 8:02 p.m. Submitted by, Michael Sullivan, Executive Assistant Page 4 of 4 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). Manufactured Home Park Zone Planning Commission Study Session 8/27/2024 Zone Designation Development Project Background: The MHPZ is a part of Ashland's Housing Production Strategy to protect manufactured home parks from redevelopment pressures. DLCD Grant: Ashland received a technical assistance grant from the Oregon Department of Land Conservation and Development (DLCD) to fund the creation of the MHPZ ordinance. Consultant Engagement: 3J Consulting has been contracted to conduct a code audit, review existing regulations, and draft the new MHPZ ordinance. Design Standards: The ordinance will set standards for density, lot size, setbacks, utilities, and more to preserve existing parks and possibly allow higher-density development and smaller unit sizes. Public Engagement: The process will involve public meetings, advisory committee input, and hearings before the Housing and Human Services Advisory Committee, Planning Commission, and City Council. Maintain quality and support preservation of existing manufactured home parks Rationale Preserve and support development of existing manufacturing housing parks because they play a significant role in providing naturally occurring affordable housing. Description Manufactured home parks provide opportunities for affordable housing for homeowners of a type that is not otherwise present in the housing market. Closure of manufactured ˸˿˽˵ ̀˱̂˻̃ ̇˱̃ ˳˿˽˽˿˾ ˹˾ ˟̂˵˷˿˾ ˴̅̂˹˾˷ ̄˸˵ ˽˹˴ʽ˂ˀˀˀϽ̃ ˱˾˴ ˾˵̇ ˽˱˾̅˶˱˳̄̅̂˵˴ home parks have not been developed in Oregon cities in the last decade or more. 321 Clay St 20.4 acres ~ 116 units Zoned: Zoned R-2 215 Tolman Creek Rd 38 Units 6.6 Acres Zoned: Zoned R-1-3.5 1565 Siskiyou Blvd 51 Units 2 commercial buildings on Ashland St. 1 small commercial building on Siskiyou Blvd. 2.6 Acres Zoned: C-1 2799 Siskiyou Blvd ~ 49 units 2020 Hwy 99 ~ 42+ units ˂˂˅˃ ˘̇̉ ˉˉ ̎ ˁˆ ϼ̀˵̂˽˱˾˵˾̄Ͻ ̅˾˹̄̃ Unit Size Requirements and Dimensions (18.2.3.180) Minimum Unit Size: Each unit must be at least 650 square feet. Minimum Unit Width: Each unit must be at least 12 feet wide. Foundation Requirements: Units must be placed on permanent foundations with wheels and hitches removed, and fully skirted or bermed. Deck or Patio: A deck or patio of at least 80 square feet with a minimum width of 8 feet is required adjacent to each unit. Thermal Envelope: Units must comply with the thermal envelope requirements for heat loss as per the building code for single-family detached homes. General Design Standards (18.2.3.180) Minimum Court Size: Must occupy at least one acre. Density: Maximum of eight units per acre. Units 14 feet wide or less, or under 800 square feet, count as 0.75 units. Site or Lot Size: Each site must be at least 2,000 square feet. Minimum dimensions: 35 feet wide by 40 feet deep. Lot Coverage: R-1-3.5 zone: Maximum 55% lot coverage. R-2 zone: Maximum 65% lot coverage. Setbacks: Exterior: Must meet parent zone requirements, with a minimum of five feet from the property boundary. Interior Front Yard: Minimum 10 feet. Interior Side and Rear Yards: Minimum 5 feet; 10 feet minimum separation between units. General Design Standards (18.2.3.180) Street Standards: Public streets must comply with chapter 18.4.6 standards. Private streets: Minimum 20 feet wide, with a maximum depth of 300 feet for dead-end streets. Sidewalk Standards: Permanent pedestrian walkways at least 48 inches wide must connect all units to streets, common spaces, parks, and facilities. Utilities: Must comply with City procedures for electric, water, and sanitary services, with underground placement for telephone and electric lines. Landscaping: R-1-3.5 zone: 45% of the site must be landscaped. R-2 zone: 35% of the site must be landscaped. Common Open Space: At least 5% of the total lot area must be designated as common open space. Play Area: If accommodating children under 14, a play area of at least 2,500 square feet or 100 square feet per unit is required. Ordinance Development Key steps in completing the work of creating a new Manufactured Home Park Zone (MHPZ): 1.Conduct a Comprehensive Code Audit: Review existing zoning ordinances, comprehensive plans, and development codes to identify any legal or policy issues related to Manufactured Home Parks. 2.Draft the New Zoning Ordinance: Develop the specific language for the MHPZ, including provisions for density, lot sizes, setbacks, and other relevant standards. 3.Engage Stakeholders and the Public: Hold meetings with the Management Advisory Committee (MAC), Housing and Human Services Advisory Committee (HHSAC), Planning Commission, and the general public to gather input and refine the draft ordinance. 4. Finalize and Adopt the Ordinance: Revise the draft based on feedback, prepare the final adoption-ready ordinance, and conduct formal public hearings for approval by the City Council. Outcomes Major expected outcomes of the Manufactured Home Park Zone (MHPZ) ordinance development project are: Creation of a New Zoning Designation: Establish a zoning designation specifically for Manufactured Home Parks, preserving existing parks and potentially allowing for higher-density development to increase affordable housing options. Adoption-Ready Ordinance: Deliver a fully developed, hearings-ready ordinance that aligns with state housing mandates and reflects community input, ready for formal adoption by the City Council. Land Use Ordinance, Zoning Map, Comprehensive Plan map amendments. Preservation of Manufactured Home Parks: Protect existing manufactured home parks from redevelopment pressures. Preservation of affordability may require formation of Resident Owned Communities. Timeline