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Home My WebLink About2025-03-17 Study SessionnCouncil Study Session Meeting Agendl ASHLAND CITY COUNCIL STUDY SESSION AGENDA Mondlay, March 17, 2025 Council Chambers, 1175 E, Main Street Live stream via rvtv.,sou.,edu select RVTV Prime. HELD HYBRID (in -Person or Zoom Meeting Access) Public testimony will be accepted for both general public forum items andl agenda items. If you would like to submit written testimony or if you wish to speak electronically during the meeting, please complete the online Public Testimony Form no later than 10 a.m. the day of the meetingi. 5:30 p.m. Study Session PUBLIC FORUM 15 minutes — Public input or comment on City business not included on the agenda II. TILT Funds & Grants update and Recommendations for BN 25-27 a TLT Funds & Grants Update and Recommendations for BN25-2'7 Ill. Climate Friendly Areas Draft Ordinance a Climate Friendly Areas Draft Code Amendment Discussion IV., Manufactured Home Park Zone Update a. Manufactured Home Park Zone Update V. ADJOURNMENT if you need special assistance to participate in this meeting, please contact Alissa Kolodzinski at r-ecorrdet ashlandoreegon. av or541.488.5307 (TTYphone number 1.800.735.2900). Notification atleast three business days before the meeting will enable the City to make reasonable arrangements to ensure accessibility to the meeting in compliance with the Americans with Disabilities Act. ***Agendas and minutes for City of Ashland Council, Commission and Committee meetings may be found at the City website, ashlandoregoin.gov, Page 1 of I Page 1 of 105 rnal,11111111111ilial, C of, ui ii C11 S t P",I), d Y, S C S S1 f!") 11 )al,,:e� Manzh17,2D25 SUMMARY An overview of how Trans�ent Lodging Tax funds were used to support tourism in BN23-25, and a look ahead to how staff are proposMg to use Transient Lodging Tax Fuinds to support tourism in BN25-27. POLICIES, PLAN�S & GOALS SUPPORTED Council Priority tosupport Econom�cDevelopment. BACKGROUND AND ADDITIONAL INFORMATION Transient Lodgi�m0Tax The Cfty imposes a 10% Transient Lodg�ng Tax (TLT) on temporary or short-term lodging within Ashland's city Hmfts. Roughly 70% of that tax revenue goes into the City's General Fund to support services, and rouighly 30% is reinvested into aupporUngand growing tourism. Investment into Tourism: Transient Lodgiing TmxBN23-25 Attached toftareport is a tablle summarizing the �023-2025 TLT revenue and expenciftures for supporting and growing tourism. The funded programs include: wTravel Ash1land. Travel Ashland iethe local Destination Marketing [)rgan�zaton.Travel Ashland's major activities include monitoring tourism data, marketing to v�sftors over 50 miles away, ma�ntaining the Travel AehUandwebeite.organizing the October Mystery Fee'and supporting other tourism -related activities and events year-nound. BN23-25 $1/}34.DODwas distributed toTravel Ashland. wBeautification Grant Program. The City cfAeh1landiaBeautification Grant Program was areimbursement- match prognsmmfor|oca|bueineeeeemmoking improvements totheir business fronts. Funded projects inc1lude awning rep1lacements, painting, landscaping, outdoor seating, sidewallk rep1lacement, and BN23'25: $335.548was distributed across 48uniquiebusinesses. w The City ofAshland's Event PartnenaNpGrant Program provided sponsorship grants ofupto$,1D,ODQfor local events that drew invisitors. The type ofevents inoUude performances, festivals, retreats, workshops, parades, and outdoor sporting events. BN23'25: $gg'U50was distributed across 22events. wDowntown Beautification. The City invested in tourism -related infrastructure downtown incllu6nQ new awnings for cfty owned bufl6ngs, an art -focused crosswallk, solar -compacting trashcans, improvements to the planter beds, and the installation of historic medalllions. BN23'25: $125,888was spent mmdowntown beaubfioaflmnprojects. Investment into Tourism: TrmmeientLodgiing Tax BN25-27 PnmpmamN For BN25-27, staff propose alliocating TLT funds by major activity, rather than to specific organ�ations. This approach wfll hellp the City better track where we are investing our TLT revenues, which will hellp uis strategically evalluate how to better distribute TLT funds in the future. The identified major activities are: Page sof2 rnal,11111111111ilial, C of, ui ii CII S t 0",1), (1 Y, S C S S1 (1") 11 w purchase and analyze tourism -related data, including occupancy rates, visitor profiles, and daflyspending. w Destination Markefing:markebngaotixitieenelatedtodravvngtouhetahommmmomethan5QmNeeavvay. including paid marketing' earned markefinQ, the V�sftor's Guide, trmve|websites. social media' and 000mdinafing collective marketing efforts across various organizations. w : supporting events and attractions within the City that draw people to visit. This could include event prospecting, sponsoring events, beaufification programs, and accessibility programs. w IndrastrucUtuIe: inveefing in infrastructure that supports tourists vieifingAshland. This could include wayfindiing siignage, new trails, parking upgrades, Bandshell improvements, sidewalk improvements, public art, etc. Staff proposq O!qcjing TTfunds across activities based on the diistributions below: cfiviity Recommended % Est. Dollar Amount Destination Marketing 45% $450,000 FISCAL IMPACTS SUGGESTED ACT'ION�S, MOTIONS, AND/OR OPT'ION�S Staff wW|use the Study Session's discussion to inform how we recommend usiing TLT funds in the proposed BN25-27 Budget. 1. Atbauhemnt_TLTSummary Chart Page 2cf2 ��ti, "t Cou�C c i�� S u d y S e s s 0 ��' 11 Transient Lodlging Tax Summary of Revenue and Expenditures, Biennium, 2023-2025 FY24 Actuals FY25 Actual s* Biennium Total* , (as of Feb 11 51h) (as of Feb 1511) Revenue $902,094 $641,710 $1,543,804 TLT Revenue $853,267 $612,948 $1,466,215 Interest $48,827 $28,762 $77,589 Expenditures $912,059 $841,041 $1,753,100 Travel Ashland $517,000 $517,000 $1,034,000 Beautification $237,678 $97,906 $335,584 Grant Program Employees $78,730 $56,986 $1135,716 Downtown $78,651 $47,217 $125,868 Beautification Event Partnership - $99,050 $99,050 Grant Program Advertising $22,882 $22,882 Paige I of 1 Page 4 of 105 rnal,11111111111ilial, C of, ui ii C11 S t P",I), d Y, S C S S1 f!") 11 )al,us� Manzh17,2D25 SUMMARY Aerequired under the state'eClimate Friencl�y&EquitaNeCommunities (CFEC) rules which seek to reduce greenhouse gas emissions, the Climate FrienclUy Area (CFA) adoption project aims to designate pedestrian - friendly, mixed�-use areas within the City of Ashland suifficient to accommodate 30 percent of the future population. Staff have been working with selected consultants from 3J Consulting, JET Planning, and EooNorthweet. Tonight, Elizabeth Decker from JET Planning vviU|present recommended code amendments to reguUate proposed CFAs in keeping with the CFECrules. POLICIES, PLAN�S & GOALS SUPPORTED Environmental resi|i�ence, inoNudingmddmesei�m0 climate change: This project suipports the City's Climate and Energy Action Ran (CEAP) by aligning urban pUanning with emission reduction goals through strategies focused on urban form, land use, and transportation. |talso aligns with the State'e Climate Friendly & EquitabUe Communities (CFEC) initiative' meeting state mandates to reduce greenhouse gas emissions by fostering high -density, mixed -use development in designated areas. BACKGROUND AND ADDITIONAL INFORMATION The CHmate Friendly & Equitable Communities (CFEC) rWernaking from the State of Oregon mandates that cities identify and establish Climate Friendly Areas (CFAs) as a strategy to reduce greenhouse gas emissions through sustainable urban development. CFAs are designated ped�estrian-oriented, mixed�-use areas intended to support higher density and encourage sustainable transportation options like walking, cycling, and public transit. By concentrating 30 percent of future popWation growth within CFAs, cities aim to create neighborhoods that wiH minimize reliance on vehicles, heUping toreduce emissions and promote livable, equitable communities. Based on previous meetings, the project is moving ahead to designate the Railroad Property and surroundings and the Transit Triangle, less, the residential portion along Siskiyou, in new Climate FriendUy overlay zones. While previousUy studied, the Council had concurred with staff and consultants that it was better not todesignate the former Croman Mill site as a CFA, leaving it to develop through a master planning effort that may ultimately lead toCF4designation. The other area studied aeapotential CFAwas the downtown, however itieanational register -listed historic district and is largely developed and CFAdeaignation could promote demolitions and conflict with local historic and downtown design standards. Key components of the Climate Friendly designation incUuding increased height allowances and removing maximum density limits could be applied to the downtown to balance desired urban growth with historic preservation. The City Council and Planning Commission have previously held a number of Study Sessions to discuss the CFA work in progress: Council Study SeaeionJlWy 15, 2024 Planning Commission Study Seaeion Council Study Session: Planning Commission Study Session: Febiruai[y 25,_2025 Discussion Items The code amendments provided for review focus on use, density & height standards to com�y with the requirements ofthe Climate FhemdUy& Equitable Community ruUee.The proposed approach retains the existing base zones for these areas, which incWe areas zoned Commercial (C-1), Employment (E-1) and Low Density K&uUipUe Family Residential (R-2�), and applies new Climate FriendUy (CF) Overlay which would replace the Page suf4 rnal,11111111111ilial, C of, ui ii C11 S t P",I), d Y, S C S S1 f!") 11 existing Residential (R)Oveday in the RaiUmad Property and the Transit Triangle (TT) Overlay. The ROveday appUiea elsewhere in the city and would be retained. whereas the TT Dverlaywmui|d be deleted as it is superseded by the CIF Overlay in the commercial and employment areas and the residential areas retain their existing base zones with no overlay. There are anumber ofother points toconsider infinalizing the CF4reQui|atione: &Lmrge Scale Uses with CFAs: In addition to the uses that must be added as permitted uses in the CFOverlay, the project team has reviewed auto -oriented or large-scale uses otherwise permitted in the C-1 and E-1 zones that may not align with the intent of the vibrant, walkablIe, mixed use development pattern in the CFAs. The project team recommends a judicious approach to limiting any uses because together the two CFAs encompass a significant portion of the City's commercial and emplIoyment lands and thus, further use limitations coulId interfere with existing uses and with citywide economic development goals. Several uses toconsider within the CFAs: Further limitations on "Drive -Up Uses' are not proposed for the CIF Overlay because drive -up uses are effectivelIy limited through existing standards prohibiting creation of any new drive -ups and limiting them to Ashland Street east of the intersection with Siskiyou Boulevard. Further consideration of drive -up design standards shoulId be considered to ensure any new drive -ups incorporate walkablIe design features like vvaUk-upwindows to better integrate them within the CIF Overlay. Further limitations on auto -oriented uses are not proposed because of existing limitations and conditional use requirements in the C-1 and E'1 zones; they are not permitted in R-2. "Automotive and Truck Repair, or Service,' including fueling station, car wash, tire sales and repair/replacement, painting, and other repair are subject to special use standards and require conditional use permits for gas stations, where permitted. 'Automotive Sales and RentmU^'vvhichincludes motorcycles, boats, RVe.and trucks, requires a conditional use permit. There are several existing auto service uses on Ashland Street that wiIII be within the CFAthat uoui|d be impacted; Planning Commission direction was to maintain existing limitations rather than create nonconforming uses. No changes are proposed to industrial and employment uses permitted in the E-1 zone, such as cabinetry, food product mmmnufmcturingi^or giemmmm|manufacturing. The intent ofthe E-1areas ieto provide emplIoyment opportunities and changing use standards may affect existing manufacturing within the Railroad Property and future industrial develIopment potential and, as noted by the Planning Commission, city economic development strategies promote specialIty food manufacturing. Off -site impacts associated with these uses can be addressed through existing special use standards, including potential impacts to future residential uses developed within the CF Overlay. Large-auaUestorage uses often generate few jobs and limited activity, which could detract from the intended vibrancy ofthe CFAs, such aa^SeNf43emxi�ce Storage, Commercial' and "VVhoNmmmUe Storage and Distribution,' inducling Marijuana Wholesale. There are some additional E-1 zoned properties located on both sides of the freeway outside of the CIF Overlay as alIternative locations. Does the Council support prohibiting self -storage and requiring a conditional use permit for wholesale storage in E-Ymn/y, which ko/n line with the Planning Commission's recommendation? Townhouses: There has been discussion about whether attached singlIe-family dweHings (townhouses) as required byCFECrules are agood fit for Ashland's CFAs. There are several existing and proposed standards that will apply to townhouses that will enhance their compatibility with the CFA and Ashland goals for these areas. Aminimum density of 25 units per acre ieproposed for areas zoned C-1(indudingmuch ofthe Transit Triangle near Ashland Street/Siskiyou Boulevard), which will either push feasibility of multifarnHy over townhouses, or push smalIler townhouses on lots averaging less than 1,750 square feet. Existing access management standards that establish required distances between curb cubs will direct townhouse develIopment towards aHey access, limiting curb cuits directly onto streets and presence of driveways and garages inthe pedestrian realm. Access management standards wiU|generally preclude Page 2uf4 FAA Cof, i iC11 P",Id YS C S S1 f") 11uiSt direct access onto higher order streets (boulevards and avenues), dlirecting townhouses to local or collector streets within the CFA interior. • Proposed CFA standards would allow minimum lot frontages of 20 feet (generally compatible with proposed minimum densities, compared) to 40-foot citywide standard) if alley access is provided, to further emphasize alley -oriented townhouses. • Additionally, parallel efforts in the walkable, designaLandards project have highlighted opportunities to enhance design standards for townhouses, particularly the transition between private and public realm. Solar Access: Ashland's Solar Access standards (AMC 18.4.8) are intended to maintain access to sunlight and enhance feasibility of solar energy systems, however, they can result in significant setbacks that could) limit the feasibility of taller buildings to be permitted within the CFAs. Several existing zones and overlays address this potential conflict by limiting applicability of the solar access standards to the perimeter of a given area or within a certain distance of residential zones, including within the Croman Mill District, downtown (C-1-D), and the C-1 zone generally. We recommend prioritizing CFA development capacity by limiting the applicability of solar setbacks to sites within 100 feet of a residential zone outside of the overlay, which would primarily impact sites along the northern edge of the proposed Railroad Property CFA and the rear yards of commercial sites along the north side of Ashland Street. Buildling Stepbacks: Step -backs are one tool to soften the edges of taller buildings if there are concerns about compatibility with adjacent, lower scale development. The existing step -back standards in the Transit Triangle (TT) Overlay, though never used, were used as a model for the proposed CF Overlay standard requiring a step - back of tent feet for any portion of the building over 25 feet tall within 25 feet of a residential zone outside of the overlay. Requiring step -backs can discourage taller development and may require additional analysis under CFEC rules to account for decreased building capacity on upper stories. Design Standards: The proposed changes includle expanding the Detail Site Review zone to include the full extent of both CFAs; the existing basic site design and detail site design standards will be applied) to future CFA development. (The City is collaborating on a separate project to review and revise design standards to enhance walkable design, consistent with related CFEC provisions in OAR 660-012-0330, that will address design within CFAs and beyond, such as noted for townhouses.) Changes to C-1/E-1 Maximum Density: Separate from required CFA changes, there has been some discussion about removing maximum densities in all C-1 and E-1 zoned areas within the city, beyond the CFAs. Residential uses are only permitted as mixed -use developments in C-1 and limited to select portions of E-1 within the Residential (R) overlay; current maximum densities are 30 units per acre in C-1 and 15 units per acre in E- 1. Removing maximum dlensities could support more mixed) -use development in these areas, subject to existing 40-foot maximum height rather than specific density allowances. Is there interest to remove the maximum density at this time, or to wait to review emerging development patterns in the proposed CFAs to gauge effects of changing density standards prior to considering changes to the base zones, as recommended by Planning Commission? Changes to Downtown Zoniing (C-1 -D): There was previously discussion about revising the downtown (C-1 -D) standards to allow CFA-scale development, without formal CFA-dlesignation, including: • Permitting multifamily dwellings outright without a ground -floor commercial or office requirement, subject to a minimum density of 30 dwelling units per acre. • Increasing allowed height from 40 feet to 50 feet outright, with option to increase height to 60 feet (rather than current 55 feet) through a conditional use permit. • Eliminating maximum density for all residential and mixed) -use projects. The Planning Commission expressed interest in exploring these changes, and also continues to have interest in further study of designating the downtown separately. Is there City Council interest to make these changes at this time? Page 3 of iralml;1i", Page 7 of 105 rnal,11111111111ilial, C of, ui ii C11 S t 0",1), d Y, S C S S1 f!") 11 FISCAL IMPACTS DLCOhafunding the consultant work and managing the grants for this project, Ashland's contribution ieinthe form of staff time to support the consultant work and subsequent code adopfion efforts. SUGGESTED ACTIONS, MOTIONS, AND/OR OPTION�S Based on Council input tonight, the consultants will work wiith staff to finalize recommended code amendments and come back tothe Council with anordinance package, including the final boundaries ofthe proposed CHma&e Friendly Area overlay zones and the associiated code amendments to regulate them in a manner consistent wiith the CFECrules, for apublic hearing and first neadiingmn May8"". REFERENCES & ATTACHMENTS 1. CFACodeUpdabeMemo_JET_CCVVorkSeeeion25O317 2. CCVVorkSeea�onAah|and_JE7[_Povverpoint-250317 3. CFA—Draft Code Audit Page 4uf4 ]JET PLAINN IN III IN G MEMO DATE: March 3, 2025 TO: Mayor Tonya Graham, and City Council, City of Ashland CC: Brandon Goldman and Derek Severson, City of Ashland FROM: Elizabeth Decker, JET Planning SUBJECT: Climate -Friendly Area Code Updates Review Draft ATTACHED:: A. Map of Proposed Climate Friendly Areas B. Review Draft of Ashland Municipal Code Updates BACKGROUND The City of Ashland is working to designate Climate -Friendly Areas (CFAs) as part of the state's Climate Friendly and Equitable Communities (CFTC} program that aims to reduce climate pollution, provide more transportation and housing choices, and promote more equitable land use planning outcomes. The City is proposing to designate the Railroad Property and portions of the Transit Triangle as CFAs based on engagement with Planning Commission, City Council, stakeholders and the public in earlier phases of this project. The City must take action to amend the development code, zoning maps and Comprehensive Plan to adopt one or more CFAs that meet applicable rules by June 30, 2025. IM110111,394MIJAIA1.3 Proposed code updates to the City's zoning code standards were developed to meet or exceed the state standards for CFAs within Ashland's proposed CFAs for the Railroad Property and the commercial/employment areas bounded by Ashland Street and Siskiyou Boulevard known as the Transit Triangle. The core CFA land use requirements to be implemented through existing and proposed code standards include: 2712 SE 2011, Ave / Portland, OR 97202 edecker@bjetpLanning.net / 503.705.3806 Climate Friendly Area Code Updlates Review Draft March 3, 2025 Page 2 of 8 • Use standards that permit multi -family housing (5+ units), attached townhomes, office uses, non -auto dependent commercial uses, child care, schools and other public/civic uses, either as single -use or mixed -use development. • Density standards that require a minimum density of at least 15 units per net acre (du/ac) with no maximum density, maximum FAR or minimum lot sizes that would function as a maximum density. 9 Height standards that allow a maximum height of at least 50 feet. The proposed approach retains the existing base zones for these areas, which include areas zoned Commercial (C-1), Employment (E-1) and Low Density Multiple Family Residential (R- 2)', and applying a new Climate Friendly (CF') Overlay which would replace the existing Residential (R) Overlay in the Railroad Property and the Transit Triangle (TT) Overlay. The R Overlay applies elsewhere in the City and would be retained, whereas the TT Overlay would be deleted as it is superseded by the CF Overlay in the commercial and employment areas and the residential areas retain their existing base zones with no overlay. The following table summarizes the proposed code updates, and notes areas for further discussion as detailed in Section 11 below. item Code Section Intent 1 Table 18.2.1.020 Add CF'Overlay and remove TT Overlay from list of City zones and overlays. 2 Table 18.2.2.030 Remove special use standards referencing the TT Overlay for Multifamily Dwellings. Note that references to use exceptions within the new CF Overlay are not proposed within the table to limit the number of exceptions; instead, the overarching statement in AMC 18.2.2.030(E,) establishes that the base zone --------------- ------------------------------------------------------ standards may be amended by specific overlay standards. ------------------------------------------------------------------------------------------------------------------------------ 3 Table 18.2.2.030 Delete 'Commercial Retail Sales and Services' category that duplicates existing 'Retail Sales and Services' category, which is the preferred, defined term in 18.6. 1. 4 Table 18.2.2.030 No change: Maintain allowed locations forrDrive-up Uses,' limited to area east of Ashland Street at intersection with Siskiyou Boulevard. While this is within the proposed CF'A, I The proposed CFA boundary includes several properties along the south side of Ashland Street between Normal Avenue and Park Street zoned R-2, including Fire and Rescue Station #2 and the former Ross Johnston site. The properties are developed or redevelo,pable with mixed use, commercial or civic uses, and their inclusion within the CFA provides continuity along Ashland Street. All other residentially zoned portions of the TT Overlay are proposed to revert to their base zones rather than be included within the CF Overlay. Climate Friendly Area Code Updlates Review Draft Page 3 of 8 March 3, 2025 item Code Section Intent the additional limitation preventing new drive -up uses and design standards for drive -up facilities are intended to manage potential impacts to walkability and urban design within the CFA. 5 18.2.3.130 Clarify option to develop residential uses within the C-1 and E-1 zones within the CF' Overlay, separate from special ------------------------------------------------------------------------------------------------------------------------ use standards that otherwise apply in base zones. -------------------------------------------------- 6 18.2.6 No change: No revisions proposed to the base zone dimensional standards; the overlay standards apply instead. Proposed AMC 18.3.14.050 states that CF standards apply in lieu of this table. 7 18.3.12.030 Expand the extent of the Detail Site Review Overlay on the Site Design Zones map to include the entirety of both CFAs; the majority but not all of those areas are currently included. Applying the Detail Site Review Overlay will make the CFAs subject to additional design standards in 18.4.2.040 that align with the CFEC walkable urban design standards, and will require Type 11 review for ----------------------------------------------------------------------- developments over 10,000 SF. ----------------------------------------------------------------------------- 8 18.3.12.060 Limit Pedestrian Places (PP) overlay to only apply outside of CF Overlay, to avoid overlap. • Delete TT Overlay reference in 18.3.12.060.B.4. • Remove first two of three map figures in Figure 18.3.12.060, limiting extent of overlay to Main St/Mountain Ave vicinity. • Delete concept plan figures for the Tolman Creek Rd/Ashland St and Walker Ave/Ashland St pedestrian places- -------------------------------------------------------------------------------------------------- 9 18.3.12.070.A Establish that CF' overlay applies to properties zoned CF on ----------------------- ---------- ---------------------------------------------------------------- ----------------- the Zoning Map. ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 10 18.3.13.010.0 Remove reference to Transit Triangle Overlay in Residential Overlay requirements. 11 Figure 18.3.13.010 Exclude Railroad Property from the Residential Overlay by revising map figure (to be developed separately). 12 18.3.14 (existing) Delete TT Overlay standards. --------------- 13 ------------------------------------------------------ 18.3.14 (new) ------------------------------------------------------------------------------------------------------------------------------ Establish new CF Overlay that applies in addition to and supersedes base zone requirements, to be designated on the Zoning Map. 14 18.3.14.040 - --- ---------------- Revise use standards in underlying zones: -------------- ------- -------------------- ---- -------- - - Page 11 of 105 Climate Friendly Area Code Updlates Review Draft Flage 4 of 8 March 3, 2025 item Code Section Intent • Add attached single-family dwellings, multifamily dwellings, retail uses, restaurants, schools and parks as permitted uses for C-1 and E-1 zoned areas within the overlay. • Prohibit self-service storage and require conditional use permit for wholesale storage and distribution in E-1 zoned areas. • Add child care centers, governmental offices, offices, retail sales and services as permitted uses for R-2 zoned areas. ------------- ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 15 18.3.14.040.0 • Add special use standards for attached single-family dwellings that link access and lot frontage standards, promoting the use of alleys to serve any townhouse lots and steering developments away from arterials. Intended to create walkability and limit curb cuts. • Add special use standards for multifamily dwellings to retain mixed -use requirement (minimum 35% nonresidential use on ground floor, both vertical and horizontal options). Add exemptions for: • Affordable housing projects, as required by state law. • Buildings developed with 'commercial -ready' ground floor space. 16 18.3.14.050 Supersede dimensional standards in base zones to include: • New minimum density. Must be at least 15 du/ac in CF'As, as proposed in E-1 and R-2, with higher 25 du/ac proposed in C-1 for more robust development tilted towards multifamily rather than townhouses. • Exceptions to minimum density proposed, consistent with state rules, for mixed use buildings that have a 17AR of 2.0+ or renovations of existing structures. • Minimum 17AR of 0.5 proposed, similar to existing TT overlay, to encourage robust development; not required by state rules. • Stepback proposed for upper stories abutting residential zones outside of the overlay. • Solar setbacks limited to buildings within 100 feet of a residential zone. • Increase maximum height to 50 feet, with bonus up to 60 feet allowed for affordable housing (or bonus permitted by state rules, whichever is greater. Page 12 of 105 Climate Friendly Area Code Updlates Review Draft Page 5 of 8 March 3, 2025 item Code Section Intent 17 18.3.14.060.A Apply maximum block length standard of 350 feet for new developments larger than 5.5 acres, to implement state rules. All development subject to City's block length standard of 300 to 400 feet. 18 18.3.14.060.B Apply 10-foot step -back for portions of buildings over 25 feet tall abutting residential zones outside of the overlay. 19 Figures 18.4.2.040.C.2, Expand Detail Site Review Overlay to include full extent of 3, 4 both CFAs by revising map figures (to be developed -------------- ------------------------------------------------------ separately). ----------------------------------------------------------------------------------------------------------------------------- Several proposed aspects of the CFA code are discussed in more detail below, inclusive of initial Planning Commission feedback. In addition to looking for general support for the proposed direction, specific questions for Council discussion are noted for discussion at the upcoming work session. A. Auto-Orienited & Large-S,caLe U�ses Within, CFAs In addition to the uses that must be added as permitted uses in the CF Overlay, we reviewed auto -oriented or large-scale uses otherwise permitted in the C-1 and E-1 zones that may not align with the intent of the vibrant, walkable, mixed use development pattern in the CFAs. We recommend a judicious approach to limiting any uses because together the two CFAs encompass a significant portion of the City's commercial and employment lands and thus, further use limitations could interfere with existing uses and with citywide economic development goals. Several uses to consider within the CFAs: • Further limitations on 'Drive -Up Uses' are not proposed for the CF Overlay because drive -up uses are effectively limited through existing standards prohibiting creation of any new drive -ups and limiting them to Ashland Street east of the intersection with Siskiyou Boulevard. Further consideration of drive -up design standards should be considered to ensure any new drive -ups incorporate walkable design features like walk- up windows to better integrate them within the CF Overlay. • Further limitations on auto -oriented uses are not proposed because of existing limitations and conditional use requirements in the C-1 and E-1 zones; they are not permitted in R-2.'Automotive and Truck Repair, or Service,' including fueling station, car wash, tire sales and repair/replacement, painting, and other repair are subject to special use standards and require conditional use permits for gas stations, where Page 13 of 105 Climate Friendly Area Code Updlates Review Draft March 3, 2025 Page 6 of 8 permitted. 'Automotive Sales and Rental,' which includes motorcycles, boats, RVs, and trucks, requires a conditional use permit. There are several existing auto service uses on Ashland Street that will be within the CF'A that could be impacted; Planning Commission direction was to maintain existing limitations rather than create nonconforming uses. • No changes proposed to industrial and employment uses permitted in the E-I zone, such as cabinetry, food product manufacturing, or general manufacturing. The intent of the E-1 areas is to provide employment opportunities and changing use standards may affect existing manufacturing within the Railroad Property and future industrial development potential and, as noted by the Planning Commission, city economic development strategies promote, specialty food manufacturing. Off -site impacts associated with these uses can be addressed through existing special use standards, including potential impacts to future residential uses developed within the CF Overlay. •Large-scale storage uses often generate few jobs and limited activity, which could detract from the intended vibrancy of the CFAs, such as `Self -Service Storage, Commercial' and 'Wholesale Storage and Distribution,' including Marijuana Wholesale. There are some additional E-1 zoned properties located on both sides of the freeway outside of the CF Overlay as alternative locations. Doyolt supportprohibiting self storage and requiring a conditional use permit forts wholesale storage in E-1 only, in line with Planning Coininission direction? FaErSTAMR07=0 There has been discussion about whether attached single-family dwellings (townhouses) as required by CFTC rules are a good fit for Ashland's CFAs. There are several existing and proposed standards that will apply to townhouses that will enhance their compatibility with the CFA and Ashland goals for these areas. • A minimum density of 25 units per acre is proposed for areas zoned C-1 (including much of the Transit Triangle near Ashland Street/Siskiyou Boulevard), which will either push feasibility of multifamily over townhouses, or push smaller townhouses on lots averaging less than 1,750 square feet. • Existing access management standards that establish required distances between curb cuts will direct townhouse development towards alley access, limiting curb cuts directly onto streets and presence of driveways and garages in the pedestrian realm. Access management standards will generally preclude direct access onto higher order streets (boulevards and avenues), directing townhouses to local or collector streets within the CFA interior. Page 14 of 105 Climate Friendly Area Codle Updlates Review Draft March 3, 2025 Page 7 of 8 • Proposed CFA standards would allow minimum lot frontages of 20 feet (generally compatible with proposed minimum densities, compared to 40-foot citywide standard) if alley access is provided, to further emphasize alley -oriented townhouses. • Additionally, parallel efforts in the walka,ble design standards project have highlighted opportunities to enhance design standards for townhouses, particularly the transition between private and public realm. The City's Solar Access standards (AMC 18.4.8) are intended to maintain access to sunlight to enhance feasibility of solar energy systems, however, they can result in significant setbacks that could limit feasibility of taller buildings to be permitted within the CFAs. Several existing zones and overlays address this potential conflict by limiting applicability of the solar access standards to the perimeter of a given area or within a certain distance of residential zones, including within the Croman Mill District, downtown (C-1-D�), and the C-1 zone generally. We recommend prioritizing CFA development capacity by limiting applicability of solar setbacks to sites within 100 feet of a residential zone outside of the overlay, which would primarily impact sites along the northern edge of the proposed Railroad Property CIA and the rear yards of commercial sites along the north side of Ashland Street. Step -backs are one tool to soften the edges of taller buildings if there are concerns about compatibility with adjacent, lower scale development. The existing step -back standards for the TT Overlay, though never used, were used a model for the proposed CF Overlay standard requiring a step -back of 10 feet for any portion of the building over 25 feet tall within 25 feet of a residential zone outside of the overlay. Requiring step -backs can discourage taller development, and may require additional analysis under CFTC rules to account for decreased building capacity on upper stories. The proposed changes include expanding the Detail Site Review zone to include the full extent of both CFAs, the existing basic site design and detail site design standards will be applied to future CIA development. The City is collaborating on a separate project to review and revise design standards to enhance walkable design, consistent with related CFTC provisions in OAR 660-012-0330, that will address design within CFAs and beyond, such as noted for townhouses. Separate from required CFA changes, there was discussion about removing maximum densities in all C-1 and E-1 zoned areas within the city, beyond the CFAs. Residential uses are only permitted as mixed -use developments in C-1 and limited to select portions of E-1 within Page 15 of 105 Climate Friendly Area Code Updates Review Draft March 3, 2025 Flage 8 of 8 the Residential (R) overlay; current maximum densities are 30 units per acre in C-1 and 15 units per acre in E-1. Removing maximum densities could support more mixed -use development in these areas, subject to existing 40-foot maximum height rather than specific density allowances. Is there iiiterest to remove the maximum deiisity at this time, or to wait to review emerb,ing develops mt patters iri the proposed CFAs to byaitbe effects of charigirig density standards prior to coi7,siderffig! chaiiges to the base zones, as recommended by Plaiv7,ffig! Commission? Similar to but separate from the changes within the CFAs, there was earlier discussion about revising the downtown (C-1-D) standards to allow similar CF'A-scale development including: 9 Permitting multifamily dwellings outright without a ground -floor commercial or office requirement, subject to a minimum density of 30 units per acre. • Increasing allowed height from 40 feet to 50 feet outright, with option to increase height to 60 feet (rather than current 55 feet) through a conditional use permit. • Eliminating maximum density for all residential and mixed -use projects. Planning Commission expressed interest in exploring these changes, noting both interest to include some downtown changes at the same time as CF'A implementation and interest to study downtown separately. Is there City Coziricil interest to make these changes at this time? HENW1191=1 Planning Commission and City Council comments at their respective work sessions will inform the final draft code, which will be considered for adoption prior to June 2025. 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Fn C� a) 4-J 0 C < ?: LL 0 U "D 4-J :3 0 4-J 0 U) w a) C: cz 4-J E .0 c- c: 0 cz ---i CL CD E w 0-0 cz cn UU U 0 m 4-J Qj E cr (3) L- (3) U) =3 _0 (3) E 0 4-J bn 0 2- E E 4-J Qj 0- 9 O 0 4-J ai 0 co cv 0 4-J E C: x 0 m 4-J E CL 0 _I_- 0 4-J 0 u 4- 0 Lf) OJ u 0 4- -1 CL 0 c lzl- .0 o 4— o OJ 4-J U Ln E E Ln x Ln m E >, � OJ 4- >ai 0 aj E a) Ashland Climate Friendly Areas Draift Code Amendments Discussion Draft Code Audit prepared by Jet Planning & 3J Consulting: • Proposed Code Amiendlmients to AMC 18.2.1 • Proposed Code Amiendlmients to AMC 18.2.2 • Proposed Code Amiendlmients to AMC 18.2.3.130 • Proposed Code Amiendlmients to AMC 18.3.112 • Proposed Code Amiendlmients to AMC 18.3.113 • Proposed Code Amiendlmients to AMC 18.3.114 Page 34 of 105 Chapter 18.2.1 AMC, Zoning Regulations andl Gieniera I Provisions Page 1 of 5 Chapter 18.2.1 sl ON 10 rel'A :[41111 W."'I 9 [41 LIPTA ILI I 0XI 4 N 4,6A."I 4:2 "'ISITJ N rel 0 MIMS am 18.2.1.01:0 Purpose. 18.2.1.020 Zoning Map and Classification of Zones. 18.2.1.030 Determination of Zoning Boundaries. 18.2.1.040 Applicability of Zoning Regulations. F III 11111111 �' 11!, 11 11, 2= Chapter 18.2.1 establishes zoniinig dlistricts pursuiaint to the Comprehensive Plan,. Every paircel, lot, anid tract of land withiin the City is designated with, a, zoning district, or zone. The use of land is limited to the uses allowed by the applicable zone. 18.2,.1.020 Zoniinig Map and Classification of Zones For the purpose of fts ordinance, the City is divided into zones designated and depicted on the Zoniinig Map, puirsuaint to the Comprehensive Plan Map, aind summarized in, Table 18.2.1 020. Table 18.2.1.020. Base Zones Overlay Zones Residential - Woodland (WR) Airport Overlay Detail Site Review Overlay Residential - Rural (RR) Downtown Design Standards Overlay Review Draft I March 3, 2025 Page 35 of 105 Chapter 18.2.1 AMC, Zoning Regulations andl Gieniera I Provisions Page 2 of 5 Residential - Single-Family(R-1-10, R-1-7.5, and Freeway Sign Overlay R-11-5) Residential - Suburban (R-1-3.5) Historic District Overlay Residential - Low Density Multiple Family (R-2) Pedestrian, Place Overlay Residential - High Density Multiple Family (R-3) Performance Standards Opflons Overlay Commerciial (C-1) Physical and Environmental Constraints Overlay Commerciial - Downtown (C-1 -D) -Hillside Lands Employment (E-1) -Floodplaiin Corridor Lands -Severe Constraints Lands Industrial (M-1) -Waiter Resources -Wildfire Lands Specia! Districts Croman Mill District (CM) Residential Overlay TYansk-T-Aa,ngIc--Gw,rJ,ay Chmate Friend1y Overpay Health Care Services District (HC) Normal Neighborhood District (NN) North, Mountain Neighborhood District (NIM) Review Draft I March 3, 2025 Chapter 18.21AMC, Zoning Regulations and Gemiera|Provisions Page 3 of 5 Southern Oregon University District (SOU) Unless otherwise specified, zoning boundaries are lot lines, the cenibedUnesofstreets, and ra|Uroad righ or such lines extended. Where due to the scaIe, laick of scaile, lack of cletaill orillegibility oftheZon|ngK4ap'mrduetoanyotherreason'there|suincerta|ntKoontrad|ctUon orconflict astmthe intended location mfazoning boundary, the Staff Advisor or, upmnmeherraU' the Planning Commission or City Council, shaIl cletermine the boundary as foIlows: A. Boundaries that aipproxUnlateI«follow the cented|nesmfastreet, highway, a|Uey, bridge, railroad, orother r|ght-of-v«ayshaU| be construed tmfo|Uovvsuch cented|nes. Whenever any public r|ghit-of-way is lawfully vacated, the lands forrnedyvvUth|n the vacated right-of-way shall automatically be subject to the same zoning designation, thait is applicable to lands abutting the vaicated areas. in cases where the r|ght-of-vvayformerly served as a zmni|ng boundary, the vacated lands within the former right-of-way shall be aIlocated proportionately to the aibUiUDgZoOe5. B. Where azoni|nig boundary splits alot into two zones and the minimum width, or depth of a, divided airea is 20 feet or less, the entire lot shaU| be placed in the zone that aiccounitafor the greater area ofthe lot bvthe adjustment mfthe zoning boundary. Where a zoning boundary splits a,lot into two zones and the minimum width, and depth mfboth divided aireas|sgreater than, 28feet, the lot shall have spU|tzoning with lot area designated proportionately toeach zone. C. Boundaries indicated as approximately folIowinig a, City or County D. Natural features. Boundaries indicated as approximately foIlowing the centerlines of a, river or stream, a topographic contour, or similar feature not corresponding to any feature listed Ansection 1j8"2.1]030'above, shall beconstrued asfollowing such feature. Page 37 of 105 Chapter 18.2.1 AMC, Zoning Regulations andl Gieniera I Provisions Page 4 of 5 Part 18.2 applies to properfles with base zone, special district, and overlay zone designations, as follows: Tablle 18.2.1.040. Applicability of Standards to Zones, Plan Districts and Overlays Designation Applicability Base Zones Residential - Woodland (WR) Residential- Rural (RR) Chapter 18.2 Applies Directly Chapter 18.2 Applies Directly Residential - Single-farnfly (R-1 -110, R-1 -7.5, R-1 - 5) Residential - Suburban, (R-1 -3.5) Chapter 18.2 Applies Directly Chapter 18.2 Applies Directly Residential - Low Density Muiltiple Family (R-2) Chapter 18.2 Applies Directly Residential- High Density Multiple Family (R-3) Chapter 18.2 Applies Directly Commercial (C-1) Chapter 18.2 Applies Directly Commercial - Downtown (C-11-D) Chapter 18.2 Applies Directly Employment (E-1) Chapter 18.2 Applies Directly lnidustrial (M-1) Chapter 18.2 Applies Directly Special Districts romain Mill District Zone (CM) CM District Replaces chapter 18.2 Review Draft I March 3, 2025 Chapter 18.2.1 AMC, Zoning Regulations andl Gieniera I Provisions Page 5 of 5 Designation Applicability Health Care Services Zone (SIC) Normal Neighborhood District (NN) North Mountain Neighborhood (NM) NN District Replaces chapter 18.2 NM District Replaces chapter 18.2 Southern Oregon University (SOU) Overlay Zones Airport Detail Site Review Overlay Modifies chapter 18.2 Overlay Modifies chapter 18.2 Downtown Design Standards Overlay Modifies chapter 18.2 Freeway Sign, Overlay Modifies chapter 18.2 Historic Overlay Modifies chapter 18.2 Pedestrian Place Overlay Modifies chapter 18.2 Performance Standards Options Overlay Modifies chapter 18.2 Physical and Environmental Constraints Residential Overlay Modifies chapter 18.2 Overlay Modifies chapter 18.2 ,Trans;it Ir angle Climate IFriendly Overlay Modifies chapter 18.2 Review Draft I March 3, 2025 Chapter 18.2.2 AMC, Base Zones and Allowed Uses Pagel of22 Chapter 18.2,.2 '11 3-1 *010 1 *T."I k' I 101F."I 4 KOITITI 4 Q I IN Sections: 18.2.2.010 Purpose. 18.2.2.020 Applicability. 18.2.2.030 Allowed Uses. Chapter 18,2,2 regulates allowed land uses pursuant to the Comprehensive Plan and the purposes of this ordinaince, per chapter l 81.1 1 18.2,.2.020 Applicability All uses of land in the City afire subject to the regulations of chapter 18.2.2. Certain types of land uses are also subject to the Special Use regulations in chapter 18.2.3" and some properties are subject to the overlay zone regulations contained in part 18.3, as aipplicable. 18.2,.2.030 Allowed Uses A. Uses Allowed in Base Zones. Allowed uses include those that are permitted, permitted subject to special use staindairds, aind allowed subject to approval of a, conditional use permit. Where Table 18.2.2.030 does not list a, specific uise and part 18.6 does not define the use or include it as ain example of an Allowed uise, the City may find that use is allowed, or is not Allowed, following the procedures of section .1.8.1.5.0.40. B. Permitted Uses and Uses Permitted Subject to Speciail Use Standards. Uses listed as "Permitted (P)" are allowed. Uses listed as "Perm,itted Subject to Special Use Standards (S)" are Allowed, provided they conform to chapter .1.8,23., Special Use Standards. All uses are subject to Review Draft I March 3, 2025 Chapter 18.2.2 AMC, Base Zones and Allowed Uses Page 2 of 22 the development standards of the zone in which they afire located, ainy applicable overlay zone(s), and the review procedures of part 118.5. See section 1 83J.020. C. Conditional Uses. Uses listed as "Conditional Use Permit Required (CU)" are allowed subject to the requirements of chapter 1 83A. D. Prohibited Uses. Uses not listed in Table 18.2.2.030 and niotfounid to besimilar to ain allowed) use following the procedures of section, 18.1 .5.040 afire prohibited. Prohibited uses are subject to the violations, complaints, aind penalties sections in, 1&1.6.080, 18.1.6.090, and 118.11.6.1 O.Q. E. Uses Regulated by Overlay Zones. Notwithstanding the provisions of chapter .18.2.2, additional land use standards or use restrictions apply within overlay zones. An overlay zone may also provide for exceptions to some standards of the underlying zone. For uses allowed in, special districts CM, HC, NM, NN and SOU, and for reguilations applying to the City's overlay zones, refer to part 1183. F. Accessory Uses. Uses identified as "Permitted (P)" are permitted as primary uses and as aiccessory uses. For information on other uses that are customarily allowed as aiccessory, please refer to the description of the land use categories in, part 18,6, Definitions. G. Mixed -Use. Uses allowed in a zone individually are ailso allowed) in combination with one ainothier, in the same structure or on the same site, provided all aipplicable development standards aind building code requirements are met. H. Temporary Uses. Temporary uses require a conditional use permit under chapter 18.5.4 except as follows: 1. Short -Term Events. The Staff Advisor may approve through ministerial review short- term, temporary uses occurring once in a calendar year and lasting not more than 72 hours including set-uip and take -down. Activities such as races, parades, and festivals that occur on puiblic property (e.g., street rights -of -way, pairks, sidewalks, or other public grounds) require a special event permit pursuant to chapterl 31.0.3. 2. Shiort-Term Food Truck Event. The Staff Advisor may approve through ministerial review the short-term, temporary operation, of a food truck occurring not more than once per month and lasting not more than, 72 hours including set-up aind take -down. In addition to the short-term, food truck event permit, food truck vendors shall obtain a business license, Review Draft I March 3, 2025 Page 41 of 105 Chapter 18.2.2 AMC, Base Zones and Allowed Uses Page 3 of 22 register for aind pay aipplicable food and beverage tax, and receive any requisite inspections from the Building and Fire Departments and the Jackson, County Environmental Public Health Department. Short-term food truickevents are not to bepermitted |n residendaUzones. 3. Garage Sailes. Garage sales shall have a, cluratkonofnot more than two days aindshall not occur more than, twice vvkhi|n, ainy365-clayperiod. Such activity shall not be accompanied by any off -premises advertisement. For the purpose of this chapter, garage sales meeting the requirements of thiis subsection shall not be considered a, commercial 4. Temporary BuiLdfts. Temporary occupancy of a mainufactuired housing unit or similar structure may bepermitted for a, period not toexceed 9Dcalendar days upon the granting of a permit by the Building Official. Such occupancy may only be allowed in, conjuinction with construction, on the site. Said permit shall not be renewable within a, six-month period beginning at the first date of issuance, except with approval of the Staff Advisor. U. Disclaimer. Property owners are responsible for verifying whether aproposed use mr deve|mpnnenitmeets the app||ca,Nestanclardsofthis chapter. Tabha18.2.2.Q3Q. 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F— 0 cuu m CML Ln 0 0 N LO 0 0) CD co cu 4-d ro CU Ln 4- U') Ln < 4— 0 M aj m _0 4— 0 c .0 ai V) w 4- :3 0 :.714 Ln -- U'-1 0 Lr) 0 0 Cl) LO as 0) m (L E cu -0 0 4- Ln C 0 4- E E E u 0 0 u 2 cu 0 E F4 'E > -c) 0 cu C CL 0 b 0 m Ln 0 0 Lr LO 0 0) j j / j,...� i L , a ■ 0 M. s a CNN rr ¢J j fr I g -- I0 cu cu Ln 0 cr -0 0 CU CL > cu Ln 0 0 N CO 0- CU u -0 0 = CU Ln ai 0 V) 0 = ro 0 u1i o cr C) rq ai (0 CL o 2 -0 Ln M Ln V) 0 0 :Ll W V) cu c 0 N Ln 0 Ln r) Ln N ,e 0 0 Ln 4- xx m I mm m RON m CL cu u X W cu CU Ll > Ln cu -0 v) -0 c ro V) C M ro 4-d CU ri 0 0 0 Ln N CD FS =MIN V) 4-d _0 Ln 0 0 7:3 4- c ul 0 m (0 > 0 4-d F- E c 0 0 0 > x m Z LU U-1 4— 0 0 0 F- V) E E > CU V) o w 0 E E 0 w 0 Ln N CD or j; jCL j .� « s « s "" o A « « « 0 s u « �j bb Ln Ln Q CD N as ao t "i 6 411 Ln tLn ai o CU "i 6 i c N CD cu or Lr) N CD N cu or Chapter 18.2.2 AMC, Base Zones andl Allowed Uses Page 23 of 22 Review Draft I March 3, 2025 AMC 18.2.3.130, Dwelling in, Non -Residlential Zone Page 1 of 1 Chapter 18.2,.3 4:2 t4 IF.11 a I IN *11 ELI 0 1 07A "Ll 18.2,.3.130 Dwelling in, Non -Residential Zone Where dwellings are Allowed in non-residlentiail zones, they are suibject to all of the following requiiremients: A. Dwellings in the E-1 zone are limited to the R-Overlay and the CF Overlay zones. See chapter 18.3.13 Residential Overlay, aind 6hapteir 18.3.14, Chimate Friendly Oveir!ay. B. Dwellings in, the E-1 and C-1 zones shall meet all of the following standards, except that dwellings developed candor in the Tan sft-Tviangle-4-TT-4 Climate Friendly (CIF) Overlay option afire not suibject to this subsection. See section 18.3.14.040 for the Allowed uses in the -TT CIF overlay. 1. Mixedl-Use DevelopMQ01t5. If there is one building on a, site, ground floor residential uses shall occupy not more than 35 percent of the gross floor area of the ground floor. Where more than one building is located on a site, not more than 50 percent of the total lot area shall be designated for residential uses. At least 65 percent of the gross floor airea of the ground floor shall be designated for permitted uses and uses permitted with, speciail uise staindairds, not incluiding residential uses. 2. Residential densities shall not exceed 15 dwelling uinits per acre in the E-1 zone, 30 dwelling units per acre in, the C-1 zone, and 60 dwelling uinits per acre in the C-1 -D zone. For the purpose of density calculations, units of less than, 500 square feet of gross habitable floor area shall count as 0.75 of a unit. 3. Residential uses shall be subject to the same setbaick, landscaping, and design staindlairds as for permitted uses in the underlying zone. Review Draft I March 3, 2025 Chapter 18.3.12 AMC, Site Development and Design Overlays Pagel of2O Chapter 18.3.112 SITE DEVELOPMENT AND DESIGN OVERLAYS Sections: 18.3.12.010 Pu:rpose. 18.3.12.02,0 Applicability. 18.3.12.030 Detail Site Review Overlay. 18.3.12.040 Downtown Design Standards Overlay. 18.3.12.050 Historic District Overlay. 18.3.12.060 Pedestrian Place Overlay. 18.3.12.07'0 Transit Triangle Clli mate Firtendly..Overlay. 18.3.12,.010 Purpose The Site Development aind Design, overlays provide special regulations and staindairds that supplement the base zoning regulations which are implemented through Site Design Review. 18.3.12,.020 Applicability This chapter applies to the Detail Site Review, Downtown, Design Staindairdls, Historic District, Pedestrian Place, and T---ransk --- T-riangle Cli-mat e--IFriend-ly-overlaiys. Development located within these overlays is required to meet all other applicable sections of this ordliniance, except as modlified by this chapter. Where the provisions of this chapter conflict with comparable standards described in any other ordinance or regulation, the provisions of this chapter apply. 18.3.12,.030 Detail Site Review Overlay A. The Detail Site Review Overlay is that area defined in the Site Design Zones map. Review Draft I March 3, 2025 Chapter 18.3.12 AMC, Site Development and Design Overlays Page 2 of 20 B. Development in the Detail Site Review Overlay is subject to subsection 18.4.2.040.0 in aiddlition to All other applicable sections of this ordinance. C. Any development in the Detail Site Review Overlay which exceeds 10,000 square feet or is longer than 100 feet in, length, or width shall be reviewed according to the Type 111 procedure in, 18.3.12,.040 Downtown Design Standards Overlay A. The Downtown Design Standards Overlay is that area, defined in the Site Design Zones map. B. Development in the Downtown Design Staindlairds Overlay is subject to section .1 8.2.41.2.....0 6.01 ........................... Downtown, Design Standards in addlition to All other applicable sections of this ordliniance. C. Any development in the Downtown, Design Staindairds Overlay which exceeds 2,500 squiare feet shall be reviewed according to the Type lI procedure in, section 18.5.1.060. 18.3.12,.050 Historic District Overlay A. The Historic District Overlay, also referred to as the Historic Interest Area, is that area defined in the Historic Districts map. B. Development in the Historic District Overlay is suibject to section 18.4.2.050 Historic District Standards in addlition to all other applicable sections of this ordinance. 18.3.12,.060 Pedestrian, Place Overlay A. Purpose. The Pedestrian, Place overlay is intended to direct and encourage dlevelopment of small wailka,ble nodes that provide concentrations of gathering places, housing, businesses, aind pedlestrian amenities situated and designed in, a way to encourage walking, bicycling, and transit wise. B. Applicability. Review Draft I March 3, 2025 Chapter 18.3.12 AMC, Site Development and Design Overlays Page 3 of 20 ............... 1. This section, applies to properfles designated) as Pedlestriain Places overlay on the Site Design Zones miaip. 2. Review Procedure. The Pedestrian Place overlay requiiremients apply to proposed development located in the Pedestrian Place overlay that requires a plainning application approvail, and involves development of new struictures or aidditions other than single -gamily dlwellings, aiccessory residential units, duplexes, and other associated accessory structuires and uses. The provisions of the Pedlestriain Plaice overlay suipplement those of the applicable base zoniinig district and other applicable ordinance requirements. 3. Mixed) -Use Buildings in Residential Zones. Mixed-uise buildings located in, ain underlying residential zone require Site Design Review aipprovail in accorclanice with chapter .18.5.2, and are subject to the standards in subsection 18.4.2.040.B, Basic Site Review Standards, rather than section .l..8.4.2.03.0, Residential Development. Mixed -use buildings are subject to all other applicable provisions of pairt 18.4, Site Development and Design Standards. 4. The Ppdestirian: Places eveirilay and development staindar-ds do not apply to C. Pedestrian Place Concept Plains. The Pedestrian Place Concept plans (Le., site plain, development summary, and building illustrations) are for the purpose of providing an, example of development that conforms to the stanidardls, and do not constitute independent approval criteria. Concept plains are attached to the end of this chapter. D. Development Standards. The following staniclards shailil aipply to development in, the Pedestrian Places overlay in addlition to All aipplicable provisions of this chiaipter: Building Setbacks. The solar access setback in chapter 18.4.8, Solar Access, applies only to those lots a,buttinig a, residenflal zone to the north. 2. Plazas and Landscaping Raflo. Outdoor seating areas, plazas, and other uisea,ble paved surfaices may be applied towaird meeting the landscaping area requirements in chapter 18.4.4, Landscaping, Lighting, and Screening, bust shall not constitute more than 50 percent of the required area. Review Draft I March 3, 2025 Chapter 18.3.12 AMC, Site Development and Design Overlays Page 4 of 20 E. Development in Residentiall Zone. The following staindairdsapply tmdevelopment located in the Pedestrian, Places overlay and a residential zone' in, addition, to all app||ca,Ne provisions of thiis chapter: 1. Special Permitted Uses. Un addition, to the permitted uses in, theuind�erlying resid�entiai| zone, the following uses and their accessory uses are permitted subject to the requirements of thiis section: a. Professional, financiail, business and medical offices, and personiail service esta,bU|shrnents. b. Stores, shops, and offices supplying commodities orperforming services. c. Restaurants. 2. DevelopMg0t5lgodards and Limitations. a. The maximum gross floor area, occupied by a special perm,itted use shall be 2,50O square feet. b. Special permitted uses ShaiU be allowed in a b0|UdUng0K|n a group of buildings including a,mm|x1mreofbmsUnessesandhmus|ng.At|eastSDpencentofthetota|gross floor area, ofa building, orofwhere there |smore than one building on, a,site, SD percent ofthe total lot area |ndud�|nig accessory uses such asparking, landscaping and public space, shall bedesignated for res|d�entUai|uses. c. The development shall meet the m,in,imum housing density requiiremients of the d. Mixed -use buildings shallI beset back not more than five feet from a public sidewalk uniless the area, is used for pedestrian aictivities such as plazas or outside eating areas, mr for arequi|medpublic utility easement. e. Mixed-uise developments shall have a, mm|n,|rnmnn floor area ratio (FAR) of8.SO. P1aizas and pedestrian areas sha|Ucmuintasfloor area for the purposes ofmeeting the rn|n|rnunn FAR. Projects including existing buiildings or vacant parcels of one-half acre or greater |nsize sha|Uaich|evethe required mm|n,|rnmrnFAR orprovide a, shadow plan (see graphic) that demonstrates how development may be intensified over time to meet the required mm|n,|rnmrn FAR. Chapter 18.3.12 AMC, Site Development and Design Overlays Page 5 of 20 Review Draft I March 3, 2025 Chapter 18.3.12 AMC, Site Development and Design Overlays Page 6 of 20 Review Draft I March 3, 2025 Chapter 18.3.12 AMC, Site Development and Design Overlays Page 7 of 20 Figure 18.3.12.060. Pedlestrian Plaices Overlay Review Draft I March 3, 2025 Chapter 18.3.12 AMC, Site Development and Design Overlays Page 8 of 20 X, "A 0 7 'YON, Pulenliat for Zrmlk m o w-mmeburhaad cerAer ndh and GrIs, uses plus GjT�Drdable 4r�O kovjsirg- Ci:ty of T S P1 A s hi! I a n d U pi a I e N. Mountain Avenue and E. Main Street Pedestrian Place im March 2011 Revlred Octialoe ',i,201 I Review Draft I March 3, 2025 Page 71 of 105 Chapter 18.3.12 AMC, Site Development and Design Overlays Page 9 of 20 Concept Flan. Devetopme nt Summary (A 01dong k 2-5srAy ArmmprA � WWWg Buildfing: 9, 2 Snary MImd use Buddtlng PANIONng 2-Svwy MkM-wsm RsAdIng PAMng slarswel, A,W-W.D—ity Ai% Education a n,d Affordabifity Transportation and Swerscape miprmempnt� Review Draft I March 3, 2025 Page 72 of 105 Chapter 18.3.12 AMC, Site Development and Design Overlays Page 10 of 20 Steetscape and FudIc Ait BMW 1 &ORA Rm H.Vointainkinue Fumin mgminent Satan A - Lookfg hot nUkj PI IBWFXI� Du Lm App=W� W E, Vain Mg Uum Imprommt SKtunB-Lookjrg&I ruNIF Ar. Pec�irlr, Ric?' SheYopeFeArm Review Draft I March 3, 2025 Page 73 of 105 Chapter 18.3.12 AMC, Site Development and Design Overlays Page 11 of 20 urnIiq, PArm nd5bm kveak MurTmmment �-'one 6' 7' RibkRealm Feit.iiieg P_mr m?. rzope ehmc"Ielrmd, ueth Gmea lttdnip rib k,7-2mxjsbramaieiplmwi udbil" uthutL5 rib piad lommudo fume fim mmtNm: it ztummm a pindu6i'"k iu;Ala 4 ,bme. U! mh mi vxkx mmug mm hm a nnAmd Am Audw.. 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Review Draft I March 3, 2025 Page 74 of 105 Chapter 18.3.12 AMC, Site Development and Design Overlays Page 12 of 20 C ma&ff Q, a 94agm It. 9 R o'd 0 bgIume madcq6Q, md mrinmi'af II m. of Ashilland k "P Upidate t r e e t L c e March 201 11 Awlmd Dr. tober Z�l I Review Draft I March 3, 2025 Page 75 of 105 Chapter 18.3.12 AMC, Site Development and Design Overlays Page 13 of 20 hildliq A Concept Plan n 'I'll =*FtHA &Jup=t p1m P2- j&m 2 "tom tud fflffif& MR WNW FV XMIM&M bVW A PWPQRr '001&d &VP4 tbimiRb rmpkme=wg the Fe&srr TUm hi" bWks went Summary f.M" 0. 0� Ai 2-Stwy Apanment Building P. 10—In SN-ldrial Bulding R ZW.ry M!mW-uw, WIdnq • Rmbl@ Parldngi Stardards Ad!iWMAP Donsiq fl5 - W d-mg .ss ' / — FAR-OVI to C.—I P,upny LJ— Mancing Remdenfial and CommeTrW U5es TrarmpixtatIon and StreAscape bpravemep% Review Draft I March 3, 2025 Chapter 18.3.12 AMC, Site Development and Design Overlays Page 14 of 20 Nan 5VW; and inteudlor Nign �Ams Rim Dmlp b)me?: CYNI 9 Tdds I Nl� - .. ... . . . . - TEtFuthlippa I)dEN'4" (weEr" I., L 1- Review Draft I March 3, 2025 Page 77 of 105 Chapter 18.3.12 AMC, Site Development and Design Overlays p—d U'ad'-- -d toq' � a'A[I,Aod* 9,4vmww Zonq 7 Page 15 of 20 ............... NskjnItig thin Publi(RPAm Review Draft I March 3, 2025 Chapter 18.3.12 AMC, Site Development and Design Overlays Page 16 of 20 March, 2011 RvdisLxi Dcrabiy..2011 Review Draft I March 3, 2025 Chapter 18.3.12 AMC, Site Development and Design Overlays Page 17 of 20 long T�i'mCowo Plan Dev&miert Summaq guddirgfl 35r019%d-LN. " shopI X zPatowl idldirg B, I i'my Relai I t-21hr, Wldirg C I S�Iuy Rend t-2 :Ior, gildirg D. 2 :.aiy Ns dQnlidil 16 zpmaamm iuddirgE: 1�my Wed.m Ruddirgi I !f Buddirg G, 2 Svy Films Club Cm, a U*emity Hub Mtj'nFfV1&He hmmg rhmm Rod kctm mot m=13 am able NIT xta gmmT Im.1 mmliaaeat ?Umti tD ml'tl ?In ymmqj ,ctmr b? F".17k Traiispovationand Strinem� Imprcimerrs Edmmi n6r& Ind M,22 w6nm Ealmud cemecutit, Ed em-mr, Trim Review Draft I March 3, 2025 Chapter 18.3.12 AMC, Site Development and Design Overlays Page 18 of 20 NearTemi Conupt Kan 00.d.ubm fW U. ftlmyN." Cgeatfnq a Unlive PsIty Hub NnsporUflonand Rremcape limp rovKn, EmLawcH —d— EW—d was "t". --5, P.p—d N&A,4. Ne—rndM P.�Wl W5114 From"Wo —\ WVORrn Iffll 41 Nr,+twaadtm%5a",d76lwdlJ4vuy repel ff"J"I Wndon, (Am a RVAlt F"WAPA W"Joa 31—d 5P.- W T.& 'Vk&. AW.. F9W 5Creret "dol Hl Rpkm) put"Wthl r�'Zll EAVIng WW'q VA11" .b &IT.7 'd d'a"ref —mr' To.* .d q,— h — WA. Su— M. Z S— .— mtd".p— = & 9 F�g t. F— � Review Draft I March 3, 2025 Chapter 18.3.12 AMC, Site Development and Design Overlays Page 19 of 20 p12 mom Alm �Utflq ornmW3 S=A-k*hM Allmd StIeFt NMI@ hproom@flls S@d% E - LW'.inq Weq FeIaMeet and htersectlon DesIgn natures hd2sMNG5T@mqg Feirc 18.3.12,.070 Trainsk T.riia.n.,glle Climate Friendly Overlay if A. The Transit-T-riangle-IT-T) Climate Friendly (CF) overlay is-t-,hat-ar-ea-defined-in--the-Site---- Design Zones Review Draft I March 3, 2025 Chapter 18.3.12 AMC, Site Development and Design Overlays Page 20 of 20 ............... B. Development in the Tr-ansit Triangle Climate Friendly overlay is subject to chapter Transit Tr;k ClimateFrip "dl Overlay, in aiddlition to all othieraipplicable sections of the ordliniaince codified in this section. Review Draft I March 3, 2025 Chapter 18.3.13 AMC, Residential Overlay Page 1 of 2 Chapter 18.3.113 RESIDENTIAL OVERLAY Sections: 18.3.13.010 Residential Overlay Regulations. 18.3.13.010 Residential Overlay Regulations A. Purpose. The Residential overlay is intended to encourage a concentraflon and mix of businesses aind housing that provide a variety of housing types, suipport resource and energy conservation, aind promote walking, bicycling, and transit use. B. Applicability. The Residential overlay aipplies to ail I property whereResidentiail Overlay' (R) is indicated on the Zoning maip. C. Requirements. The Residential overlay requirements areas follows.-ex-cept-that--dwelling&--, 1. Mixed -Use Developments. If there is one buflding on a, site, ground floor residential uses shaill occupy not more than 35 percent of the gross floor area of the ground floor. Where more than one building is located on a site, not more than 50 percent of the total lot area shaill be designated for residential uses. At least 65 percent of the gross floor area of the ground floor shaill be designated for permitted) uses and uses permitted with, speciail use staindairds, not incluiding residential uses. 2. Residential densities shaill not exceed 15 dwelling units per acre. For the purpose of density calculations, units of less than, 500 square feet of gross hiabiitable floor area shaill count as 0.75 of a unit. 3. Residential uses shall be subject to the same setbaick, landscaping, and design stainclairds as for permiitted uses in the E-1 District. Review Draft I March 3, 2025 Chapter 18.3.13 AMC, Residential Overlay Page 2 of 2 Figure 18.3.13.010. Residential Overlay Review Draft I March 3, 2025 Chapter 18.3.14 AMC, Climate Friendly Overlay Page 1 of 9 Chapter 18.3.114 CLIMATE FRIENDLY OVERLAY (NEW) 6100rorms 18.3.14,.010 Purpose. 18.3.14,.02,0 Applicability. 18.3.14,.030 General:: Requirements. 18.3.14,.040 Allowed Uses. 18.3.14,.050 Dimensional:: Standards. 18.3.14,.060 Site Development and Design Standards. 11; :' L1 I1 D 6 . The Climate Friendly (CF) overlay is intended to promote the development of a mix of housing, commercial aind employment opportunities within, a, well -designed and coninected pedestrian, environment. Areas within the CIF overlay are intended to be served by high-quaility pedestrian, bicycle, and transit infrastructure and services. 18.3.14.020 Applicability A. Climate Friendly (CF)i Olver,laiy Designation. This chapter applies to properties designated as Climate Friendly (CF) overlay on the Zoning Map. B. Governing Standards. Notwithstanding the provision of chapter 18.2.2, Base Zones, additional use restrictions aind land) use staindairds apply within the CF overlay. Where the provisions of this chaipter conflict with, comparable standards described in any other ordinance, resolution or regulation, the provisions of the CIF overlay shall govern. C. Exceptions and Variances. Requests to depart from the requiirements of thiis chapter are subject to chapter 18.5.5, Variainces, except that deviations from the staindards in section, 18.3.14.060 afire suibject to subsection 18.5.2.050.E, Exception to the Site Development and Design Standards. Review Draft I March 3, 2025 Chapter 18.3.14 AMC, Climate Friendly Overlay Page 2 of 9 Figure 18.3.14.020. Climate Friendlly (CF) Over,laiy 18.3.14.030 General Requirements A. Site Development and Design Standards. New development is subject to Site Design Review under chapter 18.5.2, and must comply with the applicable site development and design a-10MEMITIN 1". 1 6 =,- W= A. Uses Allowed in CF Overlay. Allowed uses are determined by the base zone aind in accordance with section, 18.2.2.030, except as provided for in this chapter. Notwithstanding the provisions of chiaipter 18.2.2, Base Zones and Allowed Uses, this section includes additional allowed uses, use restrictions and prohibited uses within the CF overlay. B. Mixed Use. Uses allowed in a zone individually are also allowed in combination with, one ainothier, in the same structure or on the same site, provided All aipplicable development standards aind building code requirements are met. Review Draft I March 3, 2025 Chapter 18.3.14 AMC, Climate Friendly Overlay Page 3 of 9 Tablle 18.3.14.040. Cllimate Friendly (CF) Overlay Uses Allowed by Base Zone' Base Zones R-2 C-1 E-1 Special Use Standards A. Residential Single-Faimily Dwelling S S S Sec. 18.3.14.040.C.1 Duplex N N N Multifamily Dwelling S S S Sec. 18.3.14.040.C.2 B. Puiblic and Institutional Uses Child Care Facility P P P Family Child Care Home exempt from, planning application procedure puirsuiaint to ORS .3_ZgA,_44Q, see part 18.6 for definition Subject to State licensing requirements Governmental Offices andl P P P Emergency Services (e.g., Police, Fire); excluding Outdoor Storage Park, Open Space, and P P P Recreational Facility, including playgrounds, trails, naituire Review Draft I March 3, 2025 Chapter 18.3.14 AMC, Climate Friendly Overlay Page 4 of 9 Base Zones R-2 C-1 E-1 Special Use Standards preserves, athletic fields, courts, swim pools, andl similar uses Recycling Depot N N N School, Private (Kindergarten P P P and up) School, Public (Kindergarten P P P and up) C. Commercial Office P P P Retail Sales and Services, P P P except Outdoor Sailes and Services Self -Service Storage, N N N Commercial (Mini -Warehouse) D. Industrial and Employment Uses Wholesale Storage aind N CU N Distribution, includes Marijuana Wholesale 1 Key. P = Permitted Uses; S = Permitted with Special Use Standards; CU = ConditioniM Use Permit Reqluiredl; N Not Alllo,wed. Review Draft I March 3, 2025 Chapter 18.3.14 AMC, Climate Friendly Overlay Page 5 of 9 C. Special Use Standlardls. The uses listed as "Permitted with Special Use Standards (S)" in Table 18.3.14.040, above, afire allowed provided they conform to the requirements of this section, and the requirements of chapter 18.5.2, Site Design, Review. 1. Single -Family Dwelling Uses. Attached (common wall) single-family dwellings (e.g., townihomies, conidom,iniumis, rowhouses) provided) All of the following staindairds are met: a. Access. Access must conform to the requiiremients of subsection, 18.4.3.080.C. b. Min,imium Lot Frontage. Notwithstanding section 118.2.4.010, m,in,imum lot frontage shall be 20 feet provided dwellings have access by an alley. 2. Multifamily Dwelling U5g5, Multifamily dwelling uses provided all of the following staindlairds are met: a. One Building, When a plainniing application, is limited to one buildlinig, residential uses may occupy uip to 65 percent of the gross floor area, of the ground floor. At least 35 percent of the gross floor area, of the ground floor shall be designated for permitted uses aind uses permitted with special use standards, not incluiding residential uses. b. More Thain One B,uiilding. When a plainning application, incluides more than, one building, the equiivalenit of at least 35 percent of the gross floor airea of the grouind floor for All buildlinigs shiaill be designated for permitted uses and uses permitted with, special use staindlairds, not including residentiail uses Affordable Housing Exception. The limitations in this subsection on, grouindl-floor residential uses do not apply to multifamily dwellings meeting the standards for affordable housing in section 118.2.5L50. d. Commiercial-Ready Exception. The limitations in this subsection on grounid-floor residential uses do not apply to buildings developed with comimercial-readly space on the ground floor complying with, the following: i. The entire ground floor space must be constructed to accommodate nonresidlentiail uses. iL If residentiail uses are provided immediately above the ground floor level (ie., second floor residential), horizontal occupaincy separation must be provided to Review Draft I March 3, 2025 Chapter 18.3.14 AMC, Climate Friendly Overlay Page 6 of 9 accommodate future commercial occupancies as required by the Oregon Structure Specialty Code at the time of construiction. iii. The ground floor must have an interior height of not less than 12 feet measured from, the entry level finished floor to the bottom of the structuirail members of the floor above. 18.3.14.050 Dimensional Standards Notwithstanding the provisions of chapter 18.2.5, Standards for Residential Zones, aind chapter 18.2.6, Standards for Non -Residential Zones, Table 18.3.14.050 includes the dimensional standards within the CF overlay. The dimensions shiall conform to the standards in Table 18.3.14.050. Table 18.3.14.050. Cllimate Friendlly Overlay Dimensional Standards Base Zones R-2 C-1 E-1 Residential Density (dwelling units/acre) Minimuiml 15 du/ac 25 du/ac 15 dui/ac Maximum, None 'Mixed -use buildings are exempt from the minimum, density if it has a FAR of 2.0 or greater. Redevelopment within existing buildings that adds residential units, but does not addl new units outside the existing buiilding, is exempt from the minimum, dlensity. �Floor Area Ratio (FAR)2 Review Draft I March 3, 2025 Chapter 18.3.14 AMC, Climate Friendly Overlay Page 7 of 9 Base Zones R-2 C-1 E-1 Minimum .5 .5 .5 2 Plazas andl pedestrian areas shall count as floor area, for the purposes of meeting the minimum FAR. Plaizas and pedestrian areas may also be applied toward meeting the landscaping airea requiiremients but shall not constitute more thiain 50% of the required area. Lot Area, Width, Depth andl here is no minimum lot area, width or depth, or maximum lot Coverage coverage, provided the minimum landscape area is provided. Yards, Minimum (feet) 3 - Front There is no minimum front, side, or rear yard requiired, except where buildings on, the subject site abut a, residential zone - Side outside of the CIF overlay, in which, case a side or rear yard) of not less than 15 ft is required. - Rear 3 See building step -back requirement in, subsection 18.3.1 4.060.B. Building Separation, On, NA Same Site - Minimum �Building Height4,5 Maximum, Height - 50/4 50/4 50/4 feet/stories Maximum, Height with 60/5 60/5 60/5 Bonusl' Solar Setbaick Except for buildings within 100 feet of a residential zone outside of the CIF overlay, the solair setback standards of chapter 18.4.8 do not apply. Review Draft I March 3, 2025 Chapter 18.3.14 AMC, Climate Friendly Overlay Page 8 of 9 Base Zones R-2 C-1 E-1 4 See definition of "height of building" in section 18.6.1.030. 5 Parapets may be erected up to five feet above the maximum building height; see ailso, suibsection 18.4.4.030.G.4 for mechanical equipment screeniinig requirements, and section 18.5.2.020 for site design review for mechiainical equiipment review process. 6M ultifaimily dwellings meeting the standards for affordable housing in section 18.2.5.050 are eligible for bonus height. Applicants may alternatively pursue height bonuses per ORS 197A,445. Landscape Area, - Min,imuim 15% 15% 15% (% of developed lot area) Open Space - Minimum (% NA of site area) 18.3.14.060 Site Development and Design Standards Mew development is subject to site design, review under chapter 18.5.2, andl must comply with site development and design staindairds in part 18.4 and this section. A. Block Lengths. Block length, within the CF overlay shall comply with suibsection W; I Effs I 1 1 o M E a S of 5.5 aicres or more. Exceptions may be permitted subject to suibsection 18.4.6.040.E.9. B. B,uillding-mass. B,uiilding facades within 25 feet of a, residential zone outside of the CIF overlay shall Incorporate a, step -back of ten feet for that portion, of a building which is over 25 feet or two stories in, height, whichever is greater. The building step -back requiiremient does not apply to parapets. See Figure 18.3.14.060.8.1. This standard applies along the perimeter of the development and shall not apply between buildings or lots within a development. See Review Draft I March 3, 2025 Chapter 18.3.14 AMC, Climate Friendly Overlay rn|n|nnumm side or rear ya,rd requi|mernent for buildings a,butt ng a, residential zone in ta,bUe 18.3.14.050. Figure 18.3.14.060.113.1. rnal,11111111111ilial, C of, ui ii CII S t P",I), (I Y, S C S S1 f!") 11 )al,us� Manzh17,2D25 Agen,,da lfmrr Manufactured Home Park Zone Update Fr,c,�,M Brandon Goldman, Director of Community Development Contact J brandon.goldman@ashiand.or.us SUMMARY This communication prov�es an update on the Manufactured Home Park Zone (M�PZ) ordinance project, which iebeing developed through agrant awarded bythe Oregon Department ofLand Conservation and Development (DLCD). The project is a key implementation action of the City's Housing Producfion Strategy (HPS) and is intended to preserve manufactured home parks as a valuable source of affordable housing in Ashland. The City and 3J Consulting wfll conduct a zoning code audit and develop the new MHPZ ordinance to ensure long-term etabiNtyand viability ofthese housing communities. POLICIES, PLANS & GOALS SUPPORTED Housing Production Strategy Action : Maintain quality and support preservation cfexiefingmanufactured home parks BACKGROUND AND ADDITIONAL INFORMATION Manufactured home parks provide an essential housing opfion for Ashland residents, particularly for low -and moderate -income households. The Cdy's Housing Production Strategy recognizes the importance of protecting existing manufactured home parks from redevelopment pressures that could displace residents and dirnin�ahthe stock ofnaturally occurring affordable housing. Thecmesbon of an MHPZ is a proactive step in safeguarding these housing communities by estabNshing zoning protecflons and incentives for th& continued operation. To advance this effort, the Cdy successfully secured a DLCD technical ass�tance grant to fund the development of new zoning designation specifically for manufactured home parks. TNs project wfll ensure that zoning reguUabons align w�h state and local houis�ng goals while creating clear development standards for new and existing manufactured home communities. The C�ty has selected 3J Consuffing, a land use and planning firm, to conduct a code audit, re0ew exisfing land use poNc�es, and draft ordinance language for the MHPZ. Project Purpose and Work Program The MHPZ or6nance development project a�ms to create a development code amendment that not only complies with but exceeds housing -related etatutee, facNitafing the pmoducbon mrretenfion of diverse houia�nQ options within Ashland. The new zoning designation is intended to preserve ex�sting manufactured home parks and potentially allow for higher -density development within these zones to accommodate smaller manufactured homes. A significant component of the project is the code audit, where 3J Consulting will rev�ew Ashland's exisfing zoning ordinances, planning docuiments, and recent development data. This audit will identify any legal orpolicy issues related to manufactured home parks and provide the foundation for draffing the new M�PZ ordinance. The existing Manufacture Hope Park Development Standards (18.2�.3.180) megui|ote parks located in Ashland's R-2 (K&u|tifamNyZone). This existing code eecflon will Nke|y be a good basis for evaluating the provisions of new stand-alone zoning deeignaflon. Below ieasummary ofthe exiefingstandards vv�tNnthe Ashland Land Use Or6nonce. 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 cles�gn standards, pro0de sufficient open space, adequate access, and parking, and ensure utflity services are up toc�tystandards. General Provisions Page suf4 rnal,11111111111ilial, C of, ui ii CII S t P",I), (I Y, S C S S1 (1") 11 w Location: Manufactured hoae�ngdevelopments are permitted only inR-1-3.5and R'2 zones, excluding Historic District Overlays. w Regulations: Developments must adhere to both city ordinances and Oregon state regulations (ORS 446)' with city requirements taking precedence if stricter. Design Standards w Minimum Court Size: Developments must occupy mdleast one acre. w Density: Maximum density is eight un�s per acre, with smaller units counting as 0.75 of aunit. w Lot Size: Minimum site size is 2,000 square feet, with specific width and depth requirements. w Setbacks: Exterior and interior setbacks are defined, including a minimum aepansbon between unite. w Simamt Standards: Public and private streets have specified des�gn requirements, inclu6ng width and turnaround provisions. w Parking: Nmlonger required within the City ofAshland. w Utilities: Pmov�a�onefor utilities must meet c�ty and state etandorde, with all lines pUaoed undergrouind. w Landscaping and Open Space: DeveUopmenba must have eubetanfia| |ondecapMg, with mMimum of five percent ofthe total lot area designated aaopen space. w Play Ammme: DeveUopmmenbawith ohiUdmenmust provide adea�gnabedplay area. Unit Standards w Size and Design: Units must bemdleast 85Osquare feet and 12feet wide, placed onpermanent foundations, and comply w�thOregon's building standards. w Utilities and Thermal Requirements: Units must beequipped with city utiUifieeand meet thermal envelope standards equivalent tothose for eingUe-fami|yhomes. w Additional Requirements: Each un�t must have a deck or patio and compIly with parking and p1lacement standards. Nonconforming Skumdmme w 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 Consullting will draft the new code language for the MH�PZ.This draft language w�Ubedeveloped inconeulltaUmmwith City staff and informed by the audit findings andebakeholld*m The final phase mfthe project will involve neveingthe draft code based mmfeedback from the pnojeuteod-hoc Management Advisory Committee (MHPZ-MAC)'Housing and Human Services AdMaoryComm�ttee(HHSAC)' Planning Commiss�on, and C�y Council. TMs ensures that the final or6nance is well -vetted and meets the oommuinity'eneede. Public, Engagement Publ�c engagement is a cruic�al element of the M�PZ ordinance development project. The City of Ashland is comm�tted to ensuring that the community, especiallly those most affected by housing affordability issues, has ample opportuin�tytm participate in the process. Public involvement will incUuda: w Early Public Engagement Before the Planning Commission: The PIlanning Commission wiU|be involved early in the project to provide gWdance and gather publ�c input on the draft MHPZ or6nance. This early engagement wffl be essenfial in shap�ng the code amendments to refiect the needs and priorities ofthe community. Page 2uf4 C of, ui ii CII S t P",I), (I Y, S C S S1 f!") 11 w Manufactured Housing Park Zone Management Advisory Committee (MAC)Meetings: These meetings will involve stakehoNers from various sectors, Mcluding residents of manufactured home parks, housing advocates, and commun�y members. The MHPZ-MAC will provide valuaNe input at key stages ofthe project. w Housing and Human Services Advisory Committee (HHSAC) Meetings: The �HSAC will review and provide feedback on the draft code amendments, offering another platform for public engagement. w PubNic 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. Publ�ioHearing Procedure for Ordinance Adoption The formal adoption of the M�PZ ordinance wN follow a structured public hearing procedure to ensure comprehensive public involvement and transparency: w Formal Public Hearing Before the HHSAC: The draft ordinance will first bepresented adapubUio hearing before the Housing and Human Services Advisory Committee, providing anopportunity for public and stakeholder feedback. The HHSAC will then make formal recommendations. w 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 puNic comments and recommend any necessary adjustments before forwarding the draft to the City Council. w Formal Public Hearing Before the City CounciN: The final stage of the adoption process involves a puNic hearing before the City CounciL The Council will review recommendations from the HHSAC and Planning Commission, consider addiflonal public Mput, and make the final decision on adopting the MH�PZ ordinance.Throughout this process, public notices will be issued, and meeting agendas will be widely distributed to encourage maximum participation. The City will aUao maintain a pnojectvvebpage with neguUarupdates and opportunities for public comment. PotemdmUMHPZ Sites: Potential sites for the MHPZ within the City Limits and the Urban Growth Boundary (UIGB) incWe 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 UGBthat could be annexed into the City, allowing the application of the MHPZ upon annexation. Density and Design Standards: The Commission and City Council will consider issues reWed 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- quaRy|ivingenvironmmenteforreeidente.Thiainu|udeeumnaiderationeforopenapaoe'aetbacke.parking.and other essential elements. Land Use Code Reference: The current reguafioneouWinedinAshland Municipal Code Seotion18-2.3-1QO (Manufactured Housing Developments) will be referenced as a basis for these discussions. This section provides existing guidelines on the locaflon, density, and design standards for manufactured housing developments and wN serve as a foundation for future discussions and the upcoming code audit by 3J Consulting. FISCAL IMPACTS The consultant services provided by 3J Consuffing are fully funded by the DLCD technical assistance grant. The CUy'e P�anning Division staff will contribute to the project by reviewing draft materials, facilitating public engagement, and conducting the necessary noticing and public hearings. Staff time allocated tothis project will beabsorbed within the current Planning Division budget. SUGGESTED ACTIONS, MOTIONS, AND/OR OPT'ION�S This item isaninformational status update, nomotion omdirection from Council iarequested etthis time. The deve[opment of the Manufactured Home Park Zone (MHPZ) ordinance is a significant step forward in Page suf4 rl111111ln" of, i ii CII 0""1(1 YS C S S1 11a,auSt 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. REFERENCES & ATTACHMENTS 1. 2025-03-17—Ashland_ MHPZ Update —CC Presentation Page 4 of iralml;1i"', Page 98 of 105 C) cy') E o Q) p g a) () Q) a) +-j 0 c c- E (D (D 70 CL 0 0 0 0 .0.0 4-J C/) 4- 4- 4- C/) 0-0 a) 70 p 75; E a) -0 E E 0 E E C) 0 C) U) 0 C: C3 — C) C�� 0 0 0 0 c 0 0 cameo C) 4-J 4-J 0 C/) i C) rZj 0 U) LL . . c- qzT Se U) 0 Q < se U) c c -0 < 0 Ne U) 0 n U) 4-J CO 0- E a) 0 4 0 U) 4t C/) 4-J C: 0 (D , (D Q E (D . 4--) 4 o C) ) c 0 4-j Q) E U -2 co 4-1 C: � va) E C: C3 4Sao a�,�., E -0 0 cn 4-j E 4-J 0 0 -c 0 CD 0 (D '— -0 0 U 4-1 Q) 0) a) 0 U) ` 0 0 :3 4-� 0 - :2 o LO CL 0 0 E (D cn 0 0 (D -0 (n sz a_ a_ 0 4-1 0 r_ 0 M M 06 r_ .S2 cu E .0 r_ m 0- CL C 0 c c U) co E a_ E 0 E E 0 0) m 0 0 0 0 r- o _0 _0 c a) M CA cz (U M CA U) 0 - (L C) N 0- co :3 M M * 0 r wQ 0)-a 0-2 0) T- .0 2 2 < or-) < E o) r- o) c: c *. r- r- a) r- =- a) CL 0 0 iu a) '- a) 0- 0 , P '4-- 0050-0000-00-000"o-cu-M o N o 0 N a) Cc c c r U 4-f CU r r M CZ c 0 co m < E 2 FL w 2 FL E: 2 0 IL U. U. 4-J Q� CD CD a--+ E E O 0 (n m r �Ax m .C: ci.. Flo VJ 0 z; C/) 0 m SPEAKER REQUEST FORM Submit this form to the meeting Secretary prior to the discussion item. 1)You will be called forward when it is your turn to speak 2) State your name and speak clearly into the microphone 3) Limit your comments to the time allotted 4) Provide any written materials to the meeting Secretary 5) Speakers are solely responsible for the content of their statement Date: Vf 7 A Name: (P se Printree"', ) Ashland Resident: [- J � -S ❑ NO City: Agenda Topic/Item Number: A 6 � G_ (�_ Cj 4"- '"7 Public Forum Topic (Non -agenda Item): Please respect the order of proceedings and strictly follow the directions of the presiding officer. Behavior or actions which are loud or disruptive are disrespectful and offenders will be requested to leave. Disclaimer: By submitting this request to address the Public Body, I agree that I will refrain from the use of any obscene, vulgar, or profane language. I understand that if I do not follow procedure my speaking time may be terminated, and I may be requested to sit down or leave the building. SPEAKER REQUEST FORM Submit this form to the meeting Secretary prior to the discussion item. 1)You will be called forward when it is your turn to speak 2) State your name and speak clearly into the microphone 3) Limit your comments to the time allotted 4) Provide any written materials to the meeting Secretary 5) Speakers are solely responsible for the content of their statement Date: _ Name: (Pleas Print) Oe /0 1- -e- 5 AX S Ashland Resident: 01-l'YES NO City: Agenda Topic/Item Number: Ck d / -,V 0 A) Uw- - 626A yahlr-'; Public Forum Topic (Non-agen a Item): Please respect the order of proceedings and strictly follow the directions of the presiding officer. Behavior or actions which are loud or disruptive are disrespectful and offenders will be requested to leave. Disclaimer: By submitting this request to address the Public Body, I agree that I will refrain from the use of any obscene, vulgar, or profane language. I understand that if I do not follow procedure my speaking time may be terminated, and I may be requested to sit down or leave the building.