HomeMy WebLinkAbout2025-04-29 Planning PACKET
Planning Commission Meeting Agenda
ASHLAND PLANNING COMMISSION
Tuesday, April 29, 2025
Note: Anyone wishing to speak at any Planning Commission meeting is encouraged to do so. If you
wish to speak, please rise and, after you have been recognized by the Chair, give your name and
complete address for the record. You will then be allowed to speak. Please note the public testimony
may be limited by the Chair.
I. CALL TO ORDER
7:00 p.m., Civic Center Council Chambers, 1175 E. Main Street
II.ANNOUNCEMENTS
1.Staff Announcements
2.Advisory Committee Liaison Reports
III.PUBLIC FORUM
Note: To speak to an agenda item in person you must fill out a speaker request form at the meeting
and will then be recognized by the Chair to provide your public testimony. Written testimony can be
submitted in advance or in person at the meeting. If you wish to discuss an agenda item
electronically, please contact PC-public-testimony@ashland.or.us by April 29, 2025 to register to
participate via Zoom. If you are interested in watching the meeting via Zoom, please utilize the
following link: https://zoom.us/j/95237419941
IV.TYPE III PUBLIC HEARINGS
PLANNING ACTION: PA-T3-2024-00013
APPLICANT: City of Ashland
DESCRIPTION: Ashland’s Planning Commission and City Council will conduct public hearings to
consider legislation updating the city’s zoning map and associated land use regulations to designate
Climate Friendly Area (CFA) overlay zones as required under the state’s Climate Friendly &
Equitable Community (CFEC) rules. In areas designated as CFAs, cities must allow multifamily
residential (with ground-floor mixed use) and townhome development as well as commercial, office
and civic uses with maximum building heights of at least 50 feet. A minimum density of at least 15
dwelling units per acre (du/ac) is required for single-use residential developments, and there can be
no maximum density cap. In addition, companion changes to the Downtown (C-1-D) zoning district
will be considered to permit multi-family dwellings outright, without a mixeduse requirement, at a
minimum density of 30 du/ac; to increase the maximum allowed building height from 40 feet to 50
feet, with the option to increase to 60 feet as a Conditional Use; and to remove maximum density
limits, without formally designating the Downtown (C-1-D) district as a CFA.
V. OPEN DISCUSSION
VI.ADJOURNMENT
Nex Meeting Date: May 13, 2025
f you need special assistance to participate in this meeting, please contact Derek Severson at
planning@ashlandoregon.gov or 541.488.5305 (TTY phone number Notification at least
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.
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PUBLIC HEARING
_________________________________
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Memo
DATE: April 29, 2025
TO: Planning Commissioners
FROM: Derek Severson, Planning Manager
RE: Climate Friendly Areas Adoption Hearing
Background
The Climate Friendly & Equitable Communities (CFEC) rules adopted by the state in 2022 require cities
to identify and re-zone Climate Friendly Areas (CFAs) sized to accommodate 30 percent of future
population in mixed-use, pedestrian-friendly areas. The rules seek to reduce greenhouse gas
emissions from automobiles in Oregon’s eight metropolitan areas by focusing future development in
pedestrian-friendly, mixed-use areas similar to traditional downtowns to encourage walking, biking
and transit and reduce the need to drive, while also supporting greater usage of electric vehicles.
Ashland has studied potential CFAs at the old Croman Mill site, the Railroad Property, the Transit
Triangle formed by Ashland Street, Tolman Creek Road and Siskiyou Boulevard, and the downtown.
To comply with the CFEC rules, Ashland has so far:
Eliminated minimum off-street parking requirements city-wide.
Created a study of potential Climate Friendly Areas (CFAs) to accommodate at least 30 percent
of Ashland’s future population. The Department of Land Conservation & Development (DLCD) has
reviewed and provided comments on this study.
Begun implementing state building codes requiring that multi-family developments of five units
or more provide conduit to support electrical vehicle charging for 40 percent of voluntarily
provided parking spaces.
Received a grant to support mapping, code work and public engagement to identify, formally
adopt and re-zone CFAs and complete associated gaps analyses, highway impact studies,
walkable design standards and written findings.
Conducted meetings before Ashland’s various advisory committees, Planning Commission and
Council, including:
March 17, 2025 City Council Study Session
February 25, 2025 Planning Commission Study Session
November 4, 2024 City Council Study Session
October 22, 2024 Planning Commission Study Session
October 3, 2024 Social Equity & Racial Justice Advisory Committee
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashland.or.usTTY: 800.735.2900
Total Page Number: 5
August 13, 2024 Planning Commission Study Session
July 15, 2024 City Council Study Session
Held a community open house in September of 2024
Completed an on-line community survey for those unable to attend the open house.
The final phase of the state-mandated Climate Friendly Area adoption process is to formally select,
re-zone and adopt regulations for Climate Friendly Areas sufficient to accommodate at least 30
percent of Ashland’s future population. The Planning Commission & City Council are looking at
adopting two CFAs: the Railroad CFA and the Transit Triangle CFA (see map below). In addition,
new regulations for the C-1-D downtown zone are being considered that would allow it to function
like a CFA without formal designation to preserve local design review authority. The former Croman
Mill site is not being designated as a CFA at this time to allow a developer-initiated masterplan to
move forward, but it could readily be designated as a CFA in the near future.
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashland.or.usTTY: 800.735.2900
Total Page Number: 6
Under Ashland Land Use Code Chapter 18.5, the adoption of the proposed code and map
amendments to implement Climate Friendly Areas constitutes a Legislative Decision. Legislative
decisions involve the adoption or amendment of land use regulations and are subject to a public
review process that includes public hearings before both the Planning Commission and the City
Council. Pursuant to AMC 18.5.1.070 and 18.5.9.020, these hearings ensure an opportunity for public
input and provide the legislative bodies with a forum to evaluate consistency with applicable state
rules, the Ashland Comprehensive Plan, and community objectives before formal adoption. The
Council makes final decisions on legislative proposals through enactment of an ordinance.
Tonight’s meeting is the first public hearing to review the project team’s (3J Consulting, JET Planning)
latest version of the code updates, based on Planning Commission and Council input to date, in order
to generate the Planning Commission’s final recommendation to Council on the adoption of Climate
Friendly Areas.
Following tonight’s meeting, there will be a public hearing and first reading of the ordinance at Council
thrd
on May 6, and a second reading and findings adoption on June 3. Under the Climate Friendly &
th
Equitable Community rules, the city must adopt Climate Friendly Areas no later than June 30.
Recommendations
Staff recommends approval of the ordinance amendments and associated map changes as
presented. The proposed amendments reflect the direction provided by the City Council and Planning
Commission throughout the public engagement process, including study sessions, stakeholder input,
and a community open house. These actions are in compliance with the Climate Friendly and
Equitable Communities (CFEC) requirements and position the City of Ashland to further its objectives
of supporting compact, walkable, and climate-resilient development in designated Climate Friendly
Areas. The code and map amendments establish consistent development standards that implement
state-mandated CFA criteria while accommodating local land use goals and design priorities.
Recommended Motion
I move that the Planning Commission recommend the City Council adopt the ordinance
amendments as proposed \[or as amended\], including the following actions to implement Climate
Friendly Areas within the City of Ashland:
Amend the Land Use Ordinance to establish a new Climate Friendly Overlay (CFA) chapter
and repeal the existing Transit Triangle Overlay (AMC 18.3.14, new and repealed);
Adopt additional code amendments for consistency and clarity within AMC Title 18, including
updates to chapters 18.2.118.2.2, 18.2.3 and 18.2.6, to align with CFA regulations and ensure
implementation of applicable development standards.
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashland.or.usTTY: 800.735.2900
Total Page Number: 7
Amend the Site Design Zones Map to align the Detailed Site Design Review boundary with the
Climate Friendly Area boundaries (AMC 18.4.2);
Amend the Zoning Map to apply the Climate Friendly Overlay and amend the Residential
Overlay
REFERENCES & ATTACHMENTS
Attachment #1: Adoption Memo from JET Planning
Attachment #2: Draft Findings prepared by JET Planning
Attachment #3: Code Amendments to AMC 18.21
Attachment #4: Code Amendments to AMC 18.2.2
Attachment #5: Code Amendments to AMC 18.2.3.130
Attachment #6: Code Amendments to AMC 18.2.6
Attachment #7: Code Amendments to AMC 18.3.12
Attachment #8: Code Amendments to AMC 18.3.13
Attachment #9: Code Amendments to AMC 18.3.14
Attachment #10: Amended Zoning Map for Adoption
Attachment #11: Amended Site Design Zones Map for Adoption
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland, Oregon 97520 Fax: 541.552.2050
ashland.or.usTTY: 800.735.2900
Total Page Number: 8
MEMO
April 29, 2025
DATE:
Planning Commission, City of Ashland
TO:
Brandon Goldman and Derek Severson, City of Ashland
CC:
Elizabeth Decker, JET Planning
FROM:
Climate-Friendly Area Code Updates Proposed Draft
SUBJECT:
BACKGROUND
The City of Ashland is working to designate Climate-Friendly Areas (CFAs) as
Climate Friendly and Equitable Communities (CFEC) 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 zoning code and zoning maps to adopt the proposed CFAs that meet applicable rules
including allowed uses, dimensional standards, and density standards, by June 30, 2025.
I. CODE CHANGES SUMMARY
The following table summarizes the proposed CFA code updatesto fully implement state
requirements and incorporate City direction on key concepts, including feedback provided by
Planning Commission and City Council at their February and March work sessions, respectively.
Changes relative to the earlier review draft (dated February 17, 2025) are noted in italics 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.
th
2712 SE 20 Ave / Portland, OR 97202 edecker@jetplanning.net / 503.705.3806
Total Page Number: 9
Climate Friendly Area Code Updates Proposed Draft Page 2 of 5
April 7, 2025
Item Code Section Intent
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
which is the preferred, defined term in 18.6.1.
4 Table 18.2.2.030 No change: Maintain allowed locations for rive-up Uses,
limited to
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 18.2.3.130Clarify 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 Remove maximum density standards for residential uses within
the C-1 and E-1 zones (citywide), consistent with change to base
zone standards.
7 Add option for multifamily uses outright in C-1-D, exempt
from mixed-use standards. Such developments must meet
commercial-ready ground-floor requirements and achieve a
minimum density of 30 du/ac.
8 18.2.6 Remove maximum density for C-1 and E-1 zones, allow
dimensional standards to control scale of development.
9 18.2.6 Revise C-1-D (downtown) dimensional standards for parity
with CFAs:
Remove maximum density.
Increase maximum height to 50 ft outright and up to 60 ft
conditionally.
10 18.3.12.030
figures to include the entirety of both
CFAs; the majority but not all of those areas are currently
make the CFAs subject to additional design standards in
18.4.2.040 that align with the CFEC walkable urban design
Total Page Number: 10
Climate Friendly Area Code Updates Proposed Draft Page 3 of 5
April 7, 2025
Item Code Section Intent
standards, and will require Type II review for
11 18.3.12.060Limit Pedestrian Places (PP) overlay to only apply outside
of CF Overlay, to avoid overlap.
Remove first two of three map figures in Figure
18.3.12.060, limiting extent of overlay to Main
Delete concept plan figures for the Tolman Creek
places.
10 18.3.12.070.A Establish that CF overlay applies to properties zoned CF on
.
11 18.3.13.010.C Remove reference to Transit Triangle Overlay in
Residential Overlay requirements.
12 Figure 18.3.13.010Exclude Railroad Property from the Residential (R) Overlay
by revising map figure; CF Overlay will replace and expand
upon the R Overlay.
13 18.3.13.C.2Remove maximum density standards within the R Overlay,
consistent with change to base zone standards.
14 18.3.14 (existing) Delete TT Overlaystandards.
15 18.3.14 (new) Establish new CF Overlay that applies in addition to and
supersedes base zone requirements, to be designated on
16 18.3.14.040Revise use standards in underlying zones:
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 in E-1 which are otherwise
permitted conditionally; maintain existing prohibition in C-
1 zones.
Require conditional use permit for wholesale storage and
distribution in E-1 zoned areas which are otherwise
permitted as special uses.
Continue to permit automotive repair or service and
automotive sales as conditional or special uses in C-1 and E-
1 zoned areas, recognizing the presence of existing uses
within the proposed CFAs.
Total Page Number: 11
Climate Friendly Area Code Updates Proposed Draft Page 4 of 5
April 7, 2025
Item Code Section Intent
Continue to permit drive-up uses as special uses within C-1
zoned areas, which are already capped and subject to design
standards.
Add child care centers, governmental offices, offices,
retail sales and services as permitted uses for R-2 zoned
areas.
17 18.3.14.040.C
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.
-
ground floor space.
18 18.3.14.050
New minimum density to meet or exceed minimum 15 du/ac
CFA requirement. 15 du/ac proposed in R-2, 20 du/ac
proposed in E-1, and 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 FAR
of 2.0+ or renovations of existing structures.
Minimum FAR of 0.5 proposed, similar to existing TT
overlay, to encourage robust development; not required
by state rules.
only required for development abutting
residential zones outside of the overlay.
olar 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).
19 18.3.14.060.A Apply maximum block length standard of 350 feet for new
developments larger than 5.5 acres, to implement state
standard of 300 to 400 feet.
Total Page Number: 12
Climate Friendly Area Code Updates Proposed Draft Page 5 of 5
April 7, 2025
Item Code Section Intent
20 Apply 10-foot step-back for portions of buildings over 25
feet tall abutting residential zones outside of the overlay.
21 Figures 18.4.2.040.C.2,
3, 4both CFAs by revising map figures.
Total Page Number: 13
BEFORE THE CITY COUNCIL
CITY OF ASHLAND, JACKSON COUNTY, OREGON
June 3, 2025
In the matter of Planning Action PA-T3-2024-00013 )
which includes amendments to the Ashland Municipal )
Code (AMC) Title 18 Land Use concerning the addition ) FINDINGS OF FACT AND
of Chapter 18.3.14 Climate Friendly Overlay and ) CONCLUSIONS OF LAW
associated amendments, the repeal of existing Chapter )
18.3.14 Transit Triangle Overlay, and to the Zoning and )
Land Use Controls Map and to the Site Design Zones Map.)
PURPOSE:
The proposal includes a series of map and zoning code amendments intended to implement
a new Climate Friendly (CF) Overlay for two proposed Climate Friendly Areas (CFAs)
consistent with state Climate Friendly and Equitable Communities (CFEC) rules to
promote vibrant, mixed-use walkable neighborhoods. The Railroad Property CFA is
proposed for the area north of downtown bounded by Oak Street, Hersey Street,
Williamson Way/Russell Street, and the railroad tracks. The Transit Triangle CFA is
proposed for the area in southeast Ashland along Ashland Streetbetween Siskiyou
Boulevard and I-5 and along Siskiyou Boulevard between Ashland Streetand Beswick
Way.
Implementation is achieved by four distinct ordinances. The first ordinance amends the
land use ordinance to include a new chapter 18.3.14 Climate Friendly Overlay as
implementing regulations for the land use designation, and to repeal the existing chapter
18.3.14 Transit Triangle Overlay. The second ordinance amends the Zoning and Land Use
Controls Map to add the CF Overlay. The third ordinance amends the Site Design Zones
Map to align the Detailed Site Design Review extent with the proposed CFA boundaries.
The fourth ordinance includes a series of amendment to AMC Title 18 Land Use for clarity
and consistency.
PUBLIC HEARINGS:
Notice was published in The Ashland News onApril 8, 2025for public hearings before the
Planning Commission and the Ashland City Council. A public hearing was held at the
Planning Commission on April 29, 2025and at the City Council on May 6, 2025.Notice
was also sent to the Department of Land Conservation and Development on March 4, 2025.
SUMMARY OF AMENDMENTS
The CF Overlay is proposed for two CFAs:
The Railroad Property CFA includes 57acresin the center of the city, just a few
blocks north of downtown. (see Figure 1on page 2). Thesite is zoned Employment
(E-1) with the Residential (R) Overlay for the majority of the site. The site has
Findings of Fact and Conclusions of LawPage 1
Total Page Number: 14
been planned for a pedestrian-focused missed-use area dating back to the 2001
master plan for the site, and the CF Overlay provides an opportunity to update and
expand the mixed-use development opportunities for the full site.
The Transit Triangle CFA includes 120.35acresalong the major transit corridors
on Siskiyou Boulevard and Ashland Street(see Figure 2 on page 3). The site is
zoned a mix of Commercial (C-1), Employment (E-1) and a small amount of
Residential Low Density Multiple Family (R-2) with the Transit Triangle (TT)
Overlay applying to the entire site, offering optional mixed-use provisions beyond
the base zone standards to facilitate a mix of housing types and businesses in an
environment that is friendly to walking, biking, and using transit.
The purpose of the new Climate Friendly (CF) Overlay is to encourage development and
redevelopment within vibrant, walkable mixed-use centers supported by a variety of
transportation options. Proposed residential uses include multifamily in mixed-use and
standalone configurations, and townhouses, and nonresidential uses include retail sales and
services, restaurants, offices, and public uses. Greater concentrations of housing and
businesses are mutually supporting, expanding housing opportunities and providing a
better environment for local business development and expansion to help residents meet
their daily needs within a walkable setting.
Figure 1: Railroad Property CFA
Findings of Fact and Conclusions of LawPage 2
Total Page Number: 15
Figure 2:Transit Triangle CFA
Proposed Code Amendments
New CF Overlay implementing regulations proposed in Chapter 18.3.14 Climate Friendly
Overlay include:
AMC 18.3.14.010, .020, Establish new CF Overlay that applies in addition to and
.030supersedes base zone requirements, to be designated on the
Zoning Map.
AMC 18.3.14.040Revise use standards in underlying zones:
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 in E-1 which are otherwise
permitted conditionally; maintain existing prohibition in
C-1 zones.
Require conditional use permit for wholesale storage and
distribution in E-1 zoned areas which are otherwise
permitted as special uses.
Continue to permit automotive repair or service and
automotive sales as conditional or special uses in C-1 and
E-1 zoned areas, recognizing the presence of existing
uses within the proposed CFAs.
Continue to permit drive-up uses as special uses within
C-1 zoned areas, which are already capped and subject to
design standards.
Add child care centers, governmental offices, offices,
retail sales and services as permitted uses for R-2 zoned
areas.
Findings of Fact and Conclusions of LawPage 3
Total Page Number: 16
AMC 18.3.14.040.C
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 35percent
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.
AMC 18.3.14.050Supersede dimensional standards in base zones to include:
New minimum density to meet or exceed minimum 15
du/ac CFA requirement. 15 du/ac proposed in R-2, 20
du/ac proposed in E-1, and 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 FAR
of 2.0+ or renovations of existing structures.
Minimum FAR of 0.5 proposed, similar to existing TT
overlay, to encourage robust development; not required
by state rules.
Setbacks only required for development 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).
AMC 18.3.14.060.AApply 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.
AMC 18.3.14.060.BApply 10-foot step-back for portions of buildings over 25
feet tall abutting residential zones outside of the overlay.
The proposed amendments would repeal the existing Transit Triangle (TT) provisions in
AMC 18.3.14 in their entirety.
Additional changes to the C-1-D standards that apply to downtown are proposed for parity
with the proposed CFAs, including:
Findings of Fact and Conclusions of LawPage 4
Total Page Number: 17
Increasing the allowed height from 40 to 50 feet outright, and from55 to 60 feet
permitted conditionally.
Removing the maximum density of 60 dwelling units/acre (du/ac).
Permitting multifamily residential outright, without a ground-floor commercial
component, when the ground floor is built to ‘commercial-ready’ standards and
meets a minimum density of 30 du/ac. (Proposed AMC Table 18.2.6.030.)
Similarly, changes are proposed to remove the maximum density standards in C-1
(currently 30 du/ac) and in E-1 (currently 15 du/ac, limited to the Residential Overlay) to
better support residential development citywide. (Proposed AMC Table 18.2.6.030.)
Mixed-use development requirements and existing dimensional standards, including a
maximum height of 40 feet, would continue to apply.
Additional edits and clarifications to the Land Use Ordinance that align with the
proposed CF Overlay include:
Commented \[ED1\]: City, same comment as above, could
be reformatted as bulleted list or cross reference the code
summary memo.
AMC Table 18.2.1.020Add CF Overlay and remove TT Overlay from list of City
zones and overlays.
AMC Table 18.2.2.030Remove 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.
AMC Table 18.2.2.030Delete ‘Commercial Retail Sales and Services’ category
that duplicates existing ‘Retail Sales and Services’ category,
which is the preferred, defined term in 18.6.1.
AMC 18.2.3.130Clarify 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.
AMC 18.2.3.130.B.2Remove maximum density standards for residential uses
within the C-1 and E-1 zones (citywide), consistent with
change to base zone standards.
AMC 18.2.3.130.B.4Add option for multifamily uses outright in C-1-D, exempt
from mixed-use standards. Such developments must meet
commercial-ready ground-floor requirements and achieve a
minimum density of 30 du/ac.
AMC 18.3.12.030Expand the extent of the Detail Site Review Overlay on the
Site Design Zones figures 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 toadditional design standards in
Findings of Fact and Conclusions of LawPage 5
Total Page Number: 18
18.4.2.040 that align with the CFEC walkable urban design
standards, and will require Type II review for developments
over 10,000 SF.
AMC 18.3.12.060Limit 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.
AMC 18.3.12.070.AIn list of overlays, establish that CF overlay applies to
properties zoned CF on the Zoning Map.
AMC 18.3.13.010.CRemove reference to Transit Triangle Overlay in
Residential Overlay requirements.
AMC Figure Exclude Railroad Property from the Residential (R) Overlay
18.3.13.010by revising map figure; CF Overlay will replace and expand
upon the R Overlay.
AMC 18.3.13.C.2Remove maximum density standards within the R Overlay,
consistent with change to base zone standards.
AMC Figures Expand Detail Site Review Overlay to include full extent of
18.4.2.040.C.2, 3, 4both CFAs by revising map figures.
Proposed Map Amendments
Proposed map changes to implement the CF Overlay and related changes include:
On the Zoning Map, adding the CF Overlay for the two proposed CFAs.
On the Zoning Map, removing the Residential (R) Overlay from the Railroad
Property.
On the Zoning Map, removing the Pedestrian Places (P) Overlay from portions of
both CFAs.
On the Site Design Zones Map, expanding the extent of the Detail Site Review
Zone to fully align with the CFA boundaries.
The Transit Triangle (TT) Overlay is also proposed to be removed, but is mapped in
existing AMC 18.3.14, rather than on the Zoning Map.
REVIEW CRITERIA
The decision of the City Council together with the recommendation by the Planning
Commission was based on consideration and findings of consistency with the following
factors.
A.Consistency with City of Ashland approval criteria for legislative amendments,
AMC 18.5.9.020.B.
Findings of Fact and Conclusions of LawPage 6
Total Page Number: 19
B.Consistency with City of Ashland Comprehensive Plan and Other City Policies.
C.Consistency with Oregon Statewide Planning Goals.
D.Consistency with OAR Chapter 660 Division 12, Sections 0310 through 0330
related to Climate Friendly Areas
EVALUATION AND COUNCIL FINDINGS:
A.Consistency with City of Ashland approval criteria for legislative amendments and
zoning map amendments, AMC 18.5.9.020.B
18.5.9.020 Applicability and Review Procedure
Applications for Plan Amendments and Zone Changes are as follows:
B.Type III.It may be necessary from time to time to make legislative amendments in
order to conform with the Comprehensive Plan or to meet other changes in
circumstances or conditions. The Type III procedure applies to the creation, revision,
or large-scale implementation of public policy requiring City Council approval and
enactment of an ordinance; this includes adoption of regulations, zone changes for
large areas, zone changes requiring comprehensive plan amendment, comprehensive
plan map or text amendment, annexations (see chapter 18.5.8 for annexation
information), and urban growth boundary amendments. The following planning
actions shall be subject to the Type III procedure.
1.Zone changes or amendments to the Zoning Map or other official maps, except
where minor amendments or corrections may be processed through the Type II
procedure pursuant to subsection 18.5.9.020.A, above.
2.Comprehensive Plan changes, including text and map changes or changes to other
official maps.
3. Land Use Ordinance amendments.
4. Urban Growth Boundary amendments.
Ashland Municipal Code (AMC) 18.5.9.020.B permits legislative amendments to meet
changes in circumstances and conditions. The City Council findsit is necessary to amend
the Zoning Map and Land Use Ordinance toadopt two Climate Friendly Areas (CFAs)
consistent with statewide requirements including development regulations for those areas
that support mixed-use, walkable development consistent with statewide CFA
requirements that align with the City’s own long-range planning goals adopted in the
Comprehensive Plan, as detailed in Section B.
The Council finds the land use ordinance and map amendments are consistent with Ashland
Municipal Code (AMC) 18.5.9.020.B.
B. Consistency with the AshlandComprehensive Planand other City Policies
The Ashland Comprehensive Plan Goal 6.10.1 states, “Ensure a range of different dwelling
types that provide living opportunities for the total cross section of Ashland’s population.”
Policy 3 states, “Integrate housing with other compatible land uses through flexible zoning
provisions.” The proposed CF Overlay will provide expanded opportunities for
Findings of Fact and Conclusions of LawPage 7
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multifamily and townhouse development, which can support future development that
expands the range of dwelling types available in Ashland. Because both of the proposed
CFAs are located in areas with commercial or employment zoning where residential
development opportunities are currently limited, the CF Overlay provisions specifically
address Policy 3 to integrate more housing opportunities with compatible retail, office,
employment and civic land uses in those areas.
The Ashland Comprehensive Plan HousingGoal 6.10.2 states, “Support the creation and
preservation of housing that is affordable to low and moderate income households
and that is commensurate with the incomes of Ashland’s workforce.” The proposed CF
Overlay expands opportunities to develop higher density housing that has potential to be
affordable to lower income households andincludes specific provisions to allow bonus
height for affordable housing developments.
The Ashland Comprehensive Plan HousingGoal 6.10.3 states, “Encourage the
development of housing in ways that protect the natural environment and encourage
development patterns that reduce the effects of climate change.” Related policies reference
“infill and compact development patterns” and “housing efficiency policies, programs and
standards” in line with the Ashland Climate and Energy Action Plan. The proposed CFAs
and implementing CF Overlay support residential infill patterns in areas that are already
developed and served by existing infrastructure. The development standards support
compact development through increased heights, minimum densities, and no maximum
densities. Development in areas with existing infrastructure and smaller housing units at
higher densities creates more efficient development patterns, while the smaller and
attached housing types permitted in the CFAs will have lower energy needs per unit
compared to single-family detached units. Developing housing opportunities in mixed-use
settings also creates more opportunities for residents to minimize number and length of
vehicle trips to meet daily needs.
The Ashland Comprehensive PlanEconomic Development Goal 7.07.03, Policy 1states,
“The City shall zone and designate within the Plan Map sufficient quantity of lands for
commercial and industrial uses to provide for the employment needs of its residents and a
portion of rural residents consistent with the population projection for the urban area.”
There are no changes proposed to the extent of the current Commercial (C-1) and
Employment (E-1) base zones. Proposed changes to remove the maximum density for
mixed-use developments within those zones citywide will not decrease land for
commercial and industrial uses because mixed-use development standards will continue to
require a percentage of the site to be devoted to nonresidential uses. (AMC 18.2.3.130.)
The proposed changes to the C-1-D zone downtown to remove density, increase height,
and allow limited residential-only multifamily development are intended to enhance the
residential population downtown to increase demand for commercial uses, better
supporting a vibrant mix of uses across downtown. (Proposed AMC Table 18.2.6.030,
18.2.3.130.B.4.)
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The proposed CFAs will allow a range of commercial, office, employment and civic uses,
providing for employment. The addition of the CF Overlay to areas zoned C-1 and E-1 will
not convert any commercial or employment land into residential, but will enhance mixed-
use development opportunities on both individual sites and across the CFAs, with limited
opportunities for ground-floor residential to limit competition with commercial and
employment ground-floor uses.
Policy 2 of the aforementioned Economic Development Goal states that the City will
design the Land Use Ordinance to provide for:
“Land division and development within employment and manufacturing districts,
and continue the employment zoning district which will provide for service, retail,
and light industrial uses consistent with specific performance standards relative to
heavy truck traffic, noise, dust, vibration, and single-passenger vehicle trips.”
Service, retail and light industrial uses will continue to be permitted within the
CFAs subject to adopted performance standards. (AMC Table 18.2.2.030 and
18.2.3.) Proposed changes are limited to prohibiting self-service storage and
requiring a conditional use permit for wholesale storage and distribution within the
CFAs.
“Development along Siskiyou Boulevard and Ashland Street will not primarily be
automobile-oriented, but will also include attractive landscaping and designs that
encourage pedestrian, bicycle, and mass transit forms of travel.” Existing standards
require attractive streetscape design along Siskiyou Boulevard and Ashland Street,
including Ashland Street streetscape standards that require landscaped medians,
streets trees, wider sidewalks, and pedestrian amenities. (AMC 18.4.6.040.)
Development standards align with the proposed right-of-way standards, to
eliminate front yard setbacks and require buildings to be located along the front
property line to engage the pedestrian realm. (AMC 18.4.2.040.)The Transit
Triangle CFA was selected in part because of the alignment between CFA goals
and the City’s existing standards for vibrant streetscapes along these streets.
“Commercial or employment zones where business and residential uses are mixed.
This is especially appropriate as buffers between residential. and employment or
commercial areas, and in the Downtown.”Proposed CFA changes focus on mixing
commercial and residential uses, and proposed C-1-D changes further enhance
residential development opportunities mixed with existing commercial uses, in line
with this policy.
The Ashland Comprehensive Planincludes several transportation goals and policies in
Section 10.09.02 that apply to the project, including the following:
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“Provide zoning that allows for a mix of land uses and traditional neighborhood
development, which promotes walking and bicycling.”The proposed CF Overlay
creates zoning for mixed-use development, with a focus on pedestrian and bicycle
connectivity, in line with this policy.
“Design the Land Use Ordinance to ensure Ashland Street is developed as a multi-
modal corridor including attractive landscaping, sidewalks, bike lanes and
controlled access. Development along Ashland Street shall be compatible with and
support a multi-modal orientation.” Ashland Street streetscape standards have been
adopted that require bicycle lanes, landscaped medians, streets trees, wider
sidewalks, and pedestrian amenities. (AMC 18.4.6.040.K.) No changes to these
standards are proposed with these amendments, rather, the Transit Triangle CFA
location is proposed in part to take advantage of these existing standards.
“Design the Land Use Ordinance to ensure that Siskiyou Boulevard is developed
as a multi-modal corridor with sidewalk and bike lane facilities appropriate to the
volume and speed of motor vehicle traffic.” Boulevard streetscape standards, which
apply to Siskiyou Boulevard, have been adopted that require bicycle lanes,
landscaped medians, streets trees, wider sidewalks, and pedestrian amenities.
(AMC 18.4.6.040.G.1.) No changes to these standards are proposed with these
amendments, rather, the Transit Triangle CFA location is proposed in part to take
advantage of these existing standards.
Public transportation goals in Section 10.19.02 include the policy that, “Zoning
shall allow for residential densities and a mix of commercial businesses with
walking distance (One-quarter to one-half mile) of existing and planned public
transit service which support use of public transportation.” Both CFAs are served
by existing public transportationas discussed in response to Statewide Goal 12
below, and the proposed CF Overlay zoning standards expand allowed residential
densities and commercial business opportunities within walking distance of the
transit facilities, in line with this policy.
TheTransportation SystemPlan(TSP)includes two projects within the Railroad Property
development, the Clear Creek Drive extension (R24) and Railroad Property development
(R34). The TSP identifiesfour projectsin the Transit Triangle relatedtoimproving
sidewalks, bus sheltersandintersectionsenhancementsforpedestrians including two
projectsfor Ashland StreetStreetscape Enhancements (R38for Siskiyou Boulevard to
WalkerAvenue and R-39 forWalkerAvenue toNormalAvenue), Ashland Street/Tolman
CreekRoad (R41) and the WalkerAvenue festivalstreet(R40).Proposed development
will be consistent with planned projects, and will benefit from proposed enhancements.
Additionally, the City is preparing to update the City’s TSP to reflect additional changes
within the broader Climate Friendly and Equitable Communities (CFEC) rules that include
new state rules for TSP updates to promote multimodal connectivity; the updated TSP will
further enhance transportation options within the CFAs.
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Theproposed CFAsalsorelatetopolicies included in the City's Climateand Energy
ActionPlan(CEAP).Specifically, the planincludesstrategiestoaddressresidentialtravel
and the emissionsassociatedwithpassengercarsand trucks. Common strategiesfor
replacingresidentialtraveltripsinpassengercarsand trucks include promoting land use
development patternsthatutilizeexisting public infrastructureand making using transit
andalternate modes of transportation possible and evendesirable.CFAs are predicated
on this very idea of mixing land uses in areas served by existing public infrastructure in
order to reduce vehicle trips, miles traveled, and associated emissions, consistent with the
CEAP.
The Ashland Comprehensive Planincludes a regional plan element with performance
indicators including a committed residential density for the city limits of 6.6 dwelling units
per acre and targets for mixed-use/pedestrian-friendly areas. The City of Ashland
participated in the regional planning process that resulted in the adoption of the Greater
Bear Creek Valley Regional Planin 2012. Cities throughout the region identified urban
reserve areas (URAs) to accommodate housing for future population growth. The City of
Ashland decided to accommodate housing for future population with the Ashland's current
boundaries rather than identify future growth areas on the perimeter of the city. Changes
to the zoning and land use ordinance that encourage development of residential units within
the CF Overlay can provide needed multifamily residential units to contribute toward
accommodating future housing needs. Proposed minimum densities with the CF Overlay
of 15 to 25 units per acre will ensure that the City meets the adopted performance indicators
for residential density.
The City Council finds and determines that the proposed land use ordinance and map
amendments are consistent with the Ashland Comprehensive Planand other adopted long-
range plans.
C. Consistency with Oregon Statewide Planning Goals
The Ashland Comprehensive Planwas originally adopted by the City Council on
November 2, 1982 and acknowledged by the Land Conservation and Development
Commission on Oct 7, 1983.Numerous updates were completed and acknowledged since
the originally acknowledgedplan including but not limited to: Chapter III Citizens
Participation and Involvement (2016), Chapter IV Environmental Resources (1991),
Chapter V Population Projectionand Growth (1991), ChapterVI Housing Element (2019),
Chapter VII Economy (1991), ChapterVIII Parks, Open Space and Aesthetics (1991),
Chapter X Transportation (1996), Chapter XI Energy, Air, Water, Conservation (1991),
and ChapterXIC Regional Plan Element (2012). Technical reports and supporting
documents were also acknowledged and adoptedas part of the Ashland Comprehensive
Planand include but are not limited to the following:Croman Mill Site Redevelopment
Plan (2008), Normal Neighborhood Plan Framework (2015), Local Wetland Inventory and
Assessment and Riparian Corridor Inventory (2009), Housing Capacity Analysis, (2021),
Buildable Lands Inventory (2019), and Transportation System Plan Update (2013). The
City follows the post-acknowledgement plan amendment (PAPA) process to update the
Plan with new state and regional regulations as necessary and relies in part upon these prior
state review processes to demonstrate compliance with all necessary requirements.
Findings of Fact and Conclusions of LawPage 11
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GOAL 1: CITIZEN INVOLVEMENT
To develop a citizen involvement program that ensures the opportunity for cities to be
involved in all phases of the planning process.
Finding:The City of Ashland meets this requirement by having the Planning Commission
serve as the Committee on Citizen Involvement, as well as having various citizen
commissions with opportunities for the public to testify on general or specific matters.
The proposed Climate Friendly Areas (CFAs) were reviewed by the Historic Preservation
Advisory Committee on September 4, 2024; by the Climate and Environment Policy
Advisory Committee on September 12, 2024; by the Transportation Advisory Committee
on September 19, 2024; by the Housing and Human Services Advisory Committee on
September 26, 2024; and bythe Social Equity and Racial Justice Advisory Committee on
October 3, 2024. An open house was held on September 17, 2024, advertised to the public
and attracting nearly 30 participants. Additional feedback was received through an online
survey, open from September 17 to November 19, 2024, that generated 70 responses.
The Planning Commission reviewed the proposed CFAs and the implementing maps and
code amendmentsat twostudy sessions on October 22, 2024, and February 25, 2025. \[The
Planning Commission held an electronic public hearing onApril 29, 2025, and
recommended __________________\]. The City Council reviewed theproject at the
November 4, 2024, and March 17, 2025, study sessions.
Opportunities to provide written and oral testimony were available at all of the commission
meetings.All of the aforementioned meetings were conducted as hybrid meetings to allow
multiple ways to engage in person or virtually.
A project web page athttp://www.ashlandoregon.gov/climatefriendlywith the project
background materials, meeting materials and proposed map and code amendmentswas
available throughout the duration of the project and was included in all meeting notices
and announcements. This Goal is met.
GOAL 2: LAND USE PLANNING
To establish a land use planning process and policy framework as a basis for all decisions
and actions related to use of land and to assure an adequate factual bases for such
decisions and actions.
Finding:The proposedzoning map amendments revise the extent of existing overlays,
remove the Transit Triangle Overlay, and introduce a new CF Overlay centered around the
Railroad Property and a significant portion of the Transit Triangle. No changes to base
zones are proposed. Thus, the zoning and overlays will remain consistent with the land
use framework and designations established in the Ashland Comprehensive Planto
implement Goal 2.
Findings of Fact and Conclusions of LawPage 12
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Similarly, the proposed land use code amendments seek to refine the existing zoning
district and overlay district standards. The repeal of the Transit Triangle overly and
introduction of the CF overlay for the majority of that area, along with the shift away from
the Residential Overlay in the Railroad Property CFA towards the CF Overlay, will
continue to support mixed-use, walkable development patterns serving commercial,
employment, residential and civic uses consistent with the adopted Comprehensive Plan
goals and policies, as demonstrated in Section B above. ThisGoal is met.
GOAL 3: AGRICULATURAL LANDS
To preserve and maintain agricultural lands.
Finding:Not applicable becausethe proposal does not propose any land use regulation
changes to agricultural lands outside of the AshlandUGB.
GOAL 4: FOREST LANDS
To conserve forest lands by maintaining the forest land base and to protect the state’s
forest economy by making possible economically efficient forest practices that assure the
continuous growing and harvesting of forest tree species as the leading use on forest land
consistent with sound management of soil, air, water, and fish and wildlife resources and
to provide for recreational opportunities and agriculture.
Finding:Not applicable because the proposal does not propose any land use regulation
changes to forest lands outside of the Ashland UGB.
GOAL 5: NATURAL RESOURCES, SCENIC AND HISTORIC AREAS, AND OPEN
SPACES
To protect natural resources and conserve scenic and historic areas and open spaces.
Finding:The City of Ashland has an acknowledged comprehensive plan that complies
with this goal and the proposal does not modify the existing goals and policies related to
Goal 5. This Goal is met.
GOAL 6: AIR, WATER AND LAND RESOURCES QUALITY
To maintain and improve the quality of the air, water and land resources of the state.
Finding: The City of Ashland has an acknowledged comprehensive plan that complies
with this goal and the proposal does not modify the existing goals and policies related to
Goal 6. This Goal is met.
GOAL 7: AREAS SUBJECT TO NATURAL HAZARDS
To protect people and property from natural hazards.
Finding: The City of Ashland has an acknowledged comprehensive plan that complies
with this goal and the proposal does not modify the existing goals and policies related to
Goal 7. This Goal is met.
Findings of Fact and Conclusions of LawPage 13
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GOAL 8: RECREATIONAL NEEDS
To satisfy the recreational needs of the citizens of the state and visitors and, where
appropriate, to provide for the siting of necessary recreational facilities including
destination resorts.
Finding: The City of Ashland has an acknowledged comprehensive plan that complies
with this goal and the proposal does not modify the existing goals and policies related to
Goal 8and recreational needs.This Goal is met.
GOAL 9: ECONOMIC DEVELOPMENT
To provide adequate opportunities throughout the state for a variety of economic activities
vital to health, welfare, and prosperity of Oregon’s citizens.
Finding:The proposed zoning map amendments maintain the existing C-1 and E-1 zoning
within both CFAs, and expand existing opportunities for mixed uses within both CFAs
through introduction of the CF Overlay in place of the R Overlay and TT Overlay.The
proposed land use code amendments continue to permit a wide variety of commercial and
employment land uses to support economic development, consistent with the adopted
Ashland Comprehensive Plan.The expansion of allowed residential uses within areas
zoned C-1 and E-1 continues to require a mix of uses rather than outright residential
development, with the exception of townhouse development required by state CFA rules,
affordable housing required by state rules, and residential uses with commercial-ready
ground floor spaces which can serve as either/both commercial and residential spaces over
the building’s lifespan. This Goal is met.
GOAL 10: HOUSING
To provide for the housing needs of citizens of the state.
Finding:The Statewide Planning Program requires each city to inventory its buildable
residential lands, project future housing needs, and provide the appropriate types and
amounts of land within the UGB necessary to meet those needs. The Housing Element of
the Ashland Comprehensive Planwas amended and acknowledged in 2019. The City of
Ashland has an acknowledged Housing Capacity Analysis (2021) and Buildable Lands
Inventory (2024) which provide a factual basis forneeded housing types and available land
supply. The City has acknowledged zoning standards relating to residential development
including provisions for housing density, setbacks, parking requirements, lot coverage,
types, and development in environmentally of physically constrained areas.
The map and code amendments do not change the zoning standards for residential areas,
but rather, expand opportunities for additional residential uses within compact, mixed-use
neighborhoods with existing commercial and employment zoning. Specific changes
include:
Eliminating maximum density in all areas zoned C-1 and E-1 citywide, where
residential uses are permitted as mixed-use.
Findings of Fact and Conclusions of LawPage 14
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In downtown area zoned C-1-D, eliminating maximum density, increasing allowed
height from 40 feet to 50 feet outright and from 55 feet to 60 feet conditionally,
and allowing multifamily residential outright without a commercial component if
ground floor is built to commercial ready standards and project meets minimum
density of 30 du/ac.
In the Railroad Property CFA, expanding the extent of areas where residential is
permitted through introduction of the CF Overlay to replace the R Overlay,
allowing townhouses as a residential type in addition to multifamily residential,
introducing a new minimum density of 20du/ac, eliminating the current maximum
density of 15 du/ac, and increasing the allowed height to 50 feet.
In the Transit Triangle CFA, maintaining the area where residential is permitted as
part of a broader mix of uses within the CF Overlay to replace the TT Overlay,
allowing townhouses as a residential type in addition to multifamily residential,
increasing minimum densities while retaining no maximum density, and
maintaining the current50-foot height limit.
The City of Ashland has an acknowledged comprehensive plan that complies with this goal
and the proposed amendments donot modify the existing goals and policies related to Goal
10, nor do the amendments modify the Ashland Comprehensive Plan designations for area
within the Ashland UGB. The proposed map and code amendments expand housing
opportunities in ways consistent with comprehensive plan goals and policies as discussed
in Section B, above. This Goal is met.
GOAL 11: PUBLIC FACILITIES AND SERVICES
To plan and develop a timely, orderly and efficient arrangement of public facilities and
services to serve as a framework for urban and rural development.
Finding:The City of Ashland has master plans in place for water, wastewater and
stormwaterthat address project population growth in the Ashland city limits and UGB. The
Water Master Plan was completed in 2020 and projects and plans for an adequate water
supply for a 20-year planning period. The Wastewater Master Plan was completed in 2012
and projects and plans for an adequate water supply for a 20-year planning period. The
Stormwater and Drainage Master Plan was completed in 2020 and projects and plans for
an adequate water supply for a 20-year planning period.
The proposed map and code amendments refine existing provisions for a mix of uses in
affected areas, to be served by planned infrastructure. Individual development projects
will be required to demonstrate that existing infrastructure can serve the development or to
develop needed infrastructure identified in master plans, at the time of development. This
Goal is met.
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GOAL 12: TRANSPORTATION
To provide and encourage a safe, convenient and economic transportation system.
Finding: The City has an acknowledged Transportation System Plan (2013).The
transportation system is planned to accommodate the population growth of the community
for the 20-year planning period.The proposed amendments to the approval standards
clarify the improvements required for the transportation system bordering and within an
annexed area, as well as safe and accessible bicycle and pedestrian facilities according to
the safety analysisand standards of the governing jurisdictionof the facility or facilities.
The proposed map and code amendments affect areas with existing and planned
transportation facilities designed to support an intensity of mixed-use development
comparable to that proposed.
The City is beginning the process to update the TSP to comply with additional CFEC-
related transportation planning requirements, which will explore further enhancements to
multimodal transportation options planned for the proposed CFAs and broader community.
This Goal is met.
GOAL 13: ENERGY CONSERVATION
To conserve energy.
Finding:The City of Ashland has an acknowledged comprehensive plan that complies
with this goal and the proposal does not modify the existing goals and policies related to
Goal 5. This Goal is met.
GOAL 14: URBANIZATION
To provide for an orderly and efficient transition from rural to urban land use, to
accommodate urban population and urban employment inside urban growth boundaries,
to ensure efficient use of land, and to provide for livable communities.
Finding: The proposed amendments are within the acknowledged UGB and do not propose
to add additional land to the UGB or affect rural areas outside of the UGB. The proposed
map and code amendments enhance opportunities for mixed-use development within the
existing city limits and UGB to ensure efficient use of land. This Goal is met.
Statewide Planning Goal 15: “Willamette River Greenway” The affected areas are not
located within or adjacent to the Willamette River Greenway. Therefore, Goal 15 is not
applicable.
Statewide Planning Goal 16:‘Estuarine Resources’ The affected areas are not located
within the or adjacent to a designated estuarine resource. Therefore, Goal 16 is not
applicable.
Statewide Planning Goal 17:“Coastal Shorelands” There are no coastal shorelands within
the vicinity of Ashland, therefore, Goal 17 is not applicable.
Findings of Fact and Conclusions of LawPage 16
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Statewide Planning Goal 18: “Beaches & Dunes” There are no designated beaches or
dunes within the vicinity of Ashland, therefore, Goal 18 is not applicable.
Statewide Planning Goal 19: “Ocean Resources” There are no designated ocean resources
within the vicinity of Ashland, therefore, Goal 19 is not applicable.
D. Consistency with State Climate Friendly Area Rules (OAR 660-012-0310 to 660-
012-0330)
OAR 660-012-0310: Climate-Friendly Areas
(1) This rule, OAR 660-012-0315, and OAR 660-012-0320 apply to cities and counties
that:
(a) Are within a metropolitan area other than the Portland Metropolitan Area;
(b) Are inside incorporated cities or areas within an urban growth boundary as
provided in section (3); and
(c) Have a population of more than 5,000 within an urban growth boundary.
(2) Cities and counties shall study and zone climate-friendly areas for locations that meet
the following requirements.
(a) Locations able to support development consistent with the land use
requirements of OAR 660-012-0320.
(b) The locations shall be in existing or planned urban centers, including
downtowns, neighborhood centers, transit-served corridors, or similar districts. To
the extent practicable, climate-friendly areas should be located within, or in close
proximity to, areas planned for, or provided with, high-density residential uses and
a high concentration of employment opportunities.
(c) The locations shall be in areas that are served, or planned for service, by high
quality pedestrian, bicycle, and transit services.
(d) The locations shall not be in areas where development is limited or disallowed
by provisions adopted pursuant to Statewide Planning Goal 7. Climate-friendly
areas may be designated in such areas if the local government has adopted
requirements for development that will mitigate potential hazards to life and
property, in compliance with Statewide Planning Goal 7.
(e) Cities may designate climate-friendly areas within the urban growth boundary,
but outside the city limits boundary, if the following requirements are met:
(A) The area is contiguous with the city limits boundary;
(B) The provision of urban services is contingent upon annexation into the city
limits and the area is readily serviceable with urban water, sewer,
stormwater, and transportation. “Readily serviceable” means that urban
infrastructure services are nearby and could be provided to allow
construction on the site within one year of an application for a building
permit;
Findings of Fact and Conclusions of LawPage 17
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(C) The zoning that will be applied upon annexation, based on the city’s
comprehensive plan designation for the area, is consistent with climate-
friendly area requirements;
(D) The county in which the subject area is located has adopted a consistent
comprehensive plan designation for the area; and
(E) The city can demonstrate that at least 70 percent of complete annexation
applications within the last five years have been approved within one year of
the date of complete annexation application.
(f) Climate-friendly areas shall have a minimum width of 750 feet, including any
internal rights of way that may be unzoned. Contiguous climate-friendly areas with
distinct land use requirements may be considered cumulatively to demonstrate
compliance with the minimum width requirement. Exceptions to these minimum
dimensional requirements are allowed due to natural barriers, such as rivers; or
due to long-term barriers in the built environment, such as freeways. Exceptions
are also allowed if potential climate-friendly areas are constrained by adjacent
areas planned and zoned to meet industrial land needs.
Finding: The City of Ashland is subject to the CFA requirements, per section (1). The
proposed CFAs arelocated within planned urban centers: the Railroad Property CFA is
within a neighborhood center and the Transit Triangle CFA combines a neighborhood
center and transit-served corridor along Ashland Street.Both areas have already been
planned for a mix of uses including residential, commercial and employment opportunities,
with additional proposed code amendments to fully align with the CFA land use
requirements in OAR 660-012-0320, satisfying subsections (2)(a) and (b). (Proposed AMC
18.3.14.)
Both CFAs are served by existing transit: The Rogue Valley Transportation District
(RVTD) operates Line 17 serving Hersey Street, on the north edge of the Railroad Property
CFA, and Lines 17, 10 and 1X all serve the Transit Triangle CFA along Ashland Street
and/or Siskiyou Boulevard.Bicycle lanes and sidewalks are present alongall arterials and
collectors within the CFAs, including enhanced painted bike lanes and bike boxes installed
along Ashland Streetthrough the CFA in 2024.Thesebicycle, pedestrian and transit
facilities provide high-quality service to the proposed CFAs, satisfying subsection (2)(c),
There are no areas within the proposed CFAs that areGoal 7identified hazard areas,
satisfying subsection (2)(d). (Comprehensive Plan Environmental ResourcesElement.)
The entirety of the proposed CFAs iswithin the City limits, satisfying subsection (2)(e).
The proposed Railroad Property CFA is an irregular rectangle, and averages approximately
850feet north-south and 2,400 feet east-westthat easily accommodates a 750-foot-
diameter circle within the majority of the area.The proposed Transit Triangle CFA is an
irregular shape, with a central node originating at the Ashland Street/Siskiyou Boulevard
intersection that is roughly triangular, with sides ranging from 1,700 to 2,000 ft and that
can easily accommodate a 750-ft diameter circle. There are additional areas that extend
Findings of Fact and Conclusions of LawPage 18
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along Ashland Streetand Siskiyou Boulevard to take advantage of transit corridors and
existing land use patterns that are as narrow as 250 feet included within this CFA,
consistent with state guidance. (Climate-Friendly Areas Methods Guide, page 14.)
Subsection (2)(f) is satisfied for both proposed CFAs. This OAR is met.
OAR 660-012-0315, Designation of Climate Friendly Areas
(1)The designation of climate-friendly areas refers to the process of studying potential
climate-friendly areas and adopting land use requirements and climate-friendly elements
into comprehensive plans, as provided in this rule. Cities and counties subject to the
requirements of OAR 660-012-0310 with a population greater than 10,000 shall designate
climate-friendly areas sufficient to accommodate at least 30 percent of the total identified
number of housing units necessary to meet all current and future housing needs by
calculating zoned building capacity as provided in section (2), or using an alternative
methodology as provided in OAR 660-012-0320(10).
(a) A local government may designate one or more climate-friendly areas to
accommodate at least 30 percent of housing units.
(b) The total number of housing units necessary to meet all current and future housing
needs shall be determined from the local government’s most recently adopted and
acknowledged analysis of housing capacity and needed housing consistent with ORS
197.296at the time it was adopted, by adding the total number of existing dwelling
units identified in the buildable land inventory to the anticipated number of future
needed housing units over the planning period of the housing capacity analysis.
Finding: The City’s population exceeds 10,000 and is subject to this section. Two CFAs
areproposed to accommodateat least 30 percent of housing units, determined to be 3,469
units. (See calculation of housing need in CFA Study, page 21.) This OAR is met.
(2)Cities and counties subject to section (1) shall calculate the housing unit capacity
within climate-friendly areas, as follows:
(a) Regardless of existing development in a climate-friendly area, determine the
potential square footage of zoned building capacity for each net developable area
based on proposed development standards for the climate-friendly area, including
applicable setbacks, allowed building heights, open space requirements, on-site
parking requirements, and all other applicable regulations that would impact the
developable site area. Within developed areas with no blocks greater than 5.5 acres,
analysis of net developable areas may be conducted for each city block, without
regard to property boundaries within the block. Within areas of 5.5 acres or more
bounded by streets, the local government shall assume the same ratio of gross land
area to net land area as that which exists in the most fully developed urban center
within the city or county.
(b) Where the local government has not established a maximum building height,
assumed building height shall be 85 feet. For the purpose of calculating zoned
building capacity, cities and counties may assume the following number of floors
within multistory buildings, based on allowed building heights:
Findings of Fact and Conclusions of LawPage 19
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(A) Thirty feet allows two floors.
(B) Forty feet allows three floors.
(C) Fifty feet allows for four floors.
(D) Sixty feet allows for five floors.
(E) Seventy-five feet allows for six floors.
(F) Eighty-five feet allows for seven floors.
(c) If a local government allows height bonuses above the maximum building heights
used for calculations in subsection (b), the local government may include 25 percent
of that additional zoned building capacity when the bonuses:
(A) Allow building heights above the minimums established in OAR 660-012-
0320(8); and,
(B) Allow height bonuses for publicly-subsidized housing serving households
with an income of 80 percent or less of the area median household income, or
height bonuses for the construction of accessible dwelling units, as defined in
OAR 660-008-0050(4)(a), in excess of minimum requirements.
(d) Local governments shall assume that residential dwellings will occupy 30 percent
of the zoned building capacity calculated in subsections (a), (b), and (c) within
climate-friendly areas. Public parks and open space areas within climate-friendly
areas that are precluded from development shall not be included in calculations of
zoned building capacity, but may be counted towards minimum area and dimensional
requirements for climate-friendly areas. Zoning and development standards for
public parks and openspace areas are exempted from compliance with the land use
requirements in OAR 660-012-0320 if the existing zoning standards do not allow
residential, commercial, or office uses.
(e) Local governments shall assume an average dwelling unit size of 900 square feet.
Local governments shall use the average dwelling unit size to convert the square
footage of zoned residential building capacity calculated in subsection (d) into an
estimate of the number of dwelling units that may be accommodated in the climate-
friendly area.
Finding, OAR 660-012-0315(2): The proposed Railroad Property CFA hasbeen shown to
have capacity to accommodate 2,226housing unitsand the proposed Transit Triangle CFA
has been shown to have capacity to accommodate 5,964housing units,using the
methodology in this section, for a total capacity of 8,190housing units. (See Housing
Capacity Analysis Update in Exhibit xx.) This OAR is met.
\[…\]
(6) Cities and counties must adopt land use requirements as provided in OAR 660-012-
0320, and clearly identify the climate-friendly areas in their comprehensive plan maps,
comprehensive plans, zoning maps, or zoning codes; indicated by land use designation,
overlay zone, or similar mechanisms. Adoption of land use requirements and findings for
the plan, code, or map amendment shall include the following:
Findings of Fact and Conclusions of LawPage 20
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(a) Cities and counties subject to section (1) shall provide maps showing the location
of all adopted climate-friendly areas, and supplemental materials to demonstrate that
climate-friendly areas contain sufficient zoned residential building capacity to
accommodate 30 percent of total housing units as provided in section (2), or using
an alternative methodology as provided in OAR 660-012-0320(10), and based on
adopted land use requirements in these areas as provided in OAR 660-012-0320.
Cities and counties subject to section (3) shall provide maps showing the location of
the adopted climate-friendlyarea. Local governments subject to (1) or (3) shall
include findings containing the information and analysis required in section (4) for
any climate-friendly areas that were not included in the initial study specified in
section (4).
(b) Documentation of the number of total existing dwelling units, accessible dwelling
units, and income-restricted dwelling units within all climate-friendly areas. Where
precise data is not available, local governments may provide estimates based on best
available information.
(c) Documentation that all adopted and applicable land use requirements for climate-
friendly areas are consistent with the provisions of OAR 660-012-0320.
(d) Adopted findings shall demonstrate compliance with the provisions of OAR 660-
012-0310 through 660-012-0325, and shall include:
(A) Identification of all ongoing and newly-added housing production
strategies the local government shall use to promote the development of
affordable housing in climate-friendly areas. The local government may use the
Housing Production Strategy Guidancefor Cities to review and identify
potential strategies, as provided in OAR 660-008-0050(3). These strategies
shall be incorporated into future housing production strategy reports, as
provided in OAR chapter 660, division 8.
(B) Identification of all ongoing and newly-added housing production
strategies the local government shall use to prevent the displacement of
members of state and federal protected classes in climate-friendly areas.
Findings shall include a description of how the strategies will be implemented
based on consideration of identified neighborhood typologies and the most
effective measures to prevent displacement based on typology. The local
government may use the Housing Production Strategy Guidance for Cities,
along with the department’s “Anti-Displacement and Gentrification Toolkit”
to identify the most effective measures to prevent displacement based on
neighborhood typologies. These strategies shall be incorporated into future
housing production strategy reports, as provided in OAR chapter 660, division
8.
Finding: Proposed zoning map amendments include a proposed Climate Friendly (CF)
Overlay to clearly identify the CFAs, as shown in Exhibit xx. Exhibit xx includes
supplemental documentation of the CFAs’housing capacity showing that there is capacity
for 8,190housing units, well over the required 30percent of total housing units or 3,469
units determined for Ashland.
Findings of Fact and Conclusions of LawPage 21
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Documentation of existing dwelling units by category is provided in Exhibit xx,in response
to subsection (6)(b). The Railroad Property is estimated to have xxxexisting dwelling units,
and the Transit Triangle is estimated to have xxxexisting units.
These findings include documentation that the existing and proposed land use requirements
for the proposed CFAs meet the CFA rules in -0310 to -0325, satisfying subsections (6)(c)
and (d). Relevant housing production strategies that promote affordable housing and
prevent displacement are detailed in the Climate Friendly Area studies prepared by the
Rogue Valley Council of Governments (RVCOG) and attached hereto as Exhibit xx,
satisfying subsection (6)(d). This OAR is met.
OAR 660-012-0320, Land Use Requirements in Climate Friendly Areas
(1) Cities and counties subject to the provisions of OAR 660-012-0310 shall incorporate
the requirements in sections (2) through (7) of this rule into policies and development
regulations that apply in all climate-friendly areas. Cities and counties shall either
incorporate the provisions in section (8) into development regulations for climate-friendly
areas, or shall demonstrate with adopted findings and analysis that alternative
development regulations for climate-friendly areas will comply with the requirements in
section (9). If adopting more than one climate-friendly area, a city or county may
demonstrate compliance with either section (8) or section (9) for each climate-friendly
area, provided that all requirements for each respective climate-friendly area are met.
(2) Except as noted in subsection (a) and section (3), development regulations for a
climate-friendly area shall allow single-use and mixed-use development within individual
buildings and development sites, including the following outright permitted uses:
(a) Multi-unit housing and attached single-unit housing. Other residential building
types may be allowed, subject to compliance with applicable minimum density
requirements in section (8) of this rule, or alternative land use requirements as
provided in section (9). Notwithstanding this section, local governments may require
ground floor commercial and office uses within otherwise single-use multi-unit
buildings, unless a multi-unit building will contain units subject to a recorded
agreement that runs with the land and requires affordability for an established
income level for a defined period of time.
(b) Office-type uses.
(c) Non-auto dependent retail, services, and other commercial uses.
(d) Child care, schools, and other public uses, including public-serving government
facilities.
Finding: Single uses and mix of uses are permitted with no restrictions on mixing within
buildings or sites within the CF Overlay. (Proposed AMC 18.3.14.040.B.) The following
uses are permitted or proposed to be permitted for all base zones within the overlay (R-2,
C-1 and E-1), through a combination of proposed use standards in proposed AMC Table
18.3.14.040 and existing use standards in AMC Table 18.2.2.030:
Attached single-family dwellings.
Findings of Fact and Conclusions of LawPage 22
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Multifamily dwellings (3+ units), withmixed-use requirements to incorporate at
least 35percent of the ground floor as commercial or office uses, with exceptions
for affordable housing projects and residential uses built to commercial-ready
standards. (Proposed AMC 18.3.14.040.C.2.)
Office.
Retail sales and service and restaurants.
Child carefacility, schools (public and private), government offices and parks.
The above uses are permitted and subject to Site Plan Review, which requires Type I or II
review for all new development within the CF Overlay and citywide. (AMC 18.5.2.030.)
This OAR is met.
(3) Portions of abutting residential or employment-oriented zoned areas within a half-mile
walking distance of a mixed-use area zoned as provided in section (1) may count towards
climate-friendly area requirements, if in compliance with subsections (a) or (b).
Notwithstanding existing development, zoned residential building capacity shall be
calculated for the abutting areas based on allowed building heights and existing
development standards in these areas, as provided in OAR 660-012-0315(2) or using an
alternative methodology as provided in OAR 660-012-0320(10). Residential densities for
abutting areas shall correspond to the climate-friendly area type, provided in subsections
(8)(a), (b), or (c) or (9)(a), (b), or (c). Employment densities for abutting areas shall comply
with the thresholds in subsection (b). If subsections (a) or (b) are met, no changes to
existing zoning or development standards are required for these areas.
(a) Residential areas with minimum residential densities or existing residential
development equal to or greater than the densities provided in section (8); or
\[…\]
Finding:No abutting residential or employment-oriented zoned areas are proposed to be
included within the CFAs under these provisions.This OAR is not applicable.
(4) Local governments shall prioritize locating government facilities that provide direct
service to the public within climate-friendly areas and shall prioritize locating parks, open
space, plazas, and similar public amenities in or near climate-friendly areas that do not
contain sufficient parks, open space, plazas, or similar public amenities. Local
governments shall amend comprehensive plans to reflect these policies, where necessary.
Streetscape requirements in climate-friendly areas shall include street trees and other
landscaping, where feasible.
Finding:There are no existing governmental facilities within the Railroad Property CFA;
Ashland Fire and Rescue Station No. 2 is located within the Transit Triangle CFA along
Ashland St. The Transit Triangle CFA also borders the Southern Oregon University
campus.
There are no parks within the Railroad Property CFA, however, Railroad Park and the
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Central Ashland Bike Path abut the CFA’s southern perimeter,and North Mountain Park
and Ashland Creek Park are both within one-quarter mile of the CFA. One additional site
along the eastern edge of the CFA is proposed for future park and trail development, the
Willows site. (Parks & Open Space Map 2024.) There is one small park, Sherwood Park,
within the Transit Triangle CFA, with several additional facilities within one-quarter mile
including Garden Way Park, Clay Street Park, Mountain View Cemetery, and Hunter Park.
The City operates and sites general facilities, Fire & Rescue, and recreational facilities.
Additional government facilities are sited by special districts independent of the City:
Schools are sited by the Ashland School Districtandlibraries by Jackson County Library
Services. The Public Services elementof the Comprehensive Plan includes the general
goal, “To provide public utilities, services and facilities in an orderly, efficient and
environmentally sensitive way and in sufficient quantity to meet city needs now and in the
future.” (Goal 9.01.03.) The goal will ensure services exist citywide to serve CFAs and
drive location of additional services and facilities within the CFAs if needed to support
future development.
Street trees are required for all new developments fronting public and private streets, and
this requirement will be applied within the CFA. (AMC 18.4.4.030.E.) Existing street trees
are present along portions of Hersey Street, Clear Creek Drive and localstreetswithin the
Railroad Property CFA, and along Ashland Street, Siskiyou Boulevard, and local streets
within the Transit Triangle CFA; future development within these areas will help to fill in
existing gaps in street trees and private landscaping within front yard setbacks. This OAR
is met.
(5) Local governments shall establish maximum block length standards as provided below.
For the purpose of this rule, a development site consists of the total site area proposed for
development, absent previously dedicated rights-of-way, but including areas where
additional right-of-way dedication may be required.
(a) For development sites less than 5.5 acres in size, a maximum block length of 500
feet or less. Where block length exceeds 350 feet, a public pedestrian through-block
easement shall be provided to facilitate safe and convenient pedestrian connectivity
in climate-friendly areas. Substantial redevelopment of sites of two acres or more
within an existing block that does not meet the standard shall provide a public
pedestrian accessway allowing direct passage through the development site such that
no pedestrian route will exceed 350 feet along any block face. Local governments
may grant exceptions to street and accessway requirements as provided in OAR 660-
012-0330(2).
(b) For development sites of 5.5 acres or more, a maximum block length of 350 feet
or less. Local governments may grant exemptions to street requirements as provided
in OAR 660-012-0330(2).
Finding:Block length standards for all development within the City are a maximum of
300to 400 feet for public streets. Block spacing may be modified based on site-specific
factors. (AMC 18.4.6.040.E.9.) Specifically,within the proposed CFAs, a maximum block
Findings of Fact and Conclusions of LawPage 24
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length of 350 feet will apply to development sites of 5.5 acres or more. (proposed AMC
18.3.14.060.A.) This OAR is met.
(6) Development regulations may not include a maximum density limitation.
Finding: No maximum density limits are proposed within the CF Overlay. (proposed AMC
Table 18.3.14.050.) Additionally, no minimum lot areaor maximum FAR standardsare
proposed within the CF Overlay in order to avoid creating de facto maximum densities.
(Proposed AMC Table 18.3.14.050.) This OAR is met.
(7) Local governments shall adopt policies and development regulations in climate-
friendly areas that implement the following:
(a) The transportation review process in OAR 660-012-0325;
(b) The land use requirements as provided in OAR 660-012-0330;
(c) The applicable parking requirements as provided in OAR 660-012-0435; and
(d) The applicable bicycle parking requirements as provided in OAR 660-012-0630.
Finding: See findings below for each applicable OAR. This OAR is met.
(8) Local governments shall adopt either the following provisions into development
regulations for climate-friendly areas, or the requirements in section (9). Local
governments are not required to enforce the minimum residential densities below for
mixed-use buildings (buildings that contain residential units, as well as office, commercial,
or other non-residential uses) if the mixed-use buildings meet a minimum floor area ratio
of 2.0. A floor area ratio is the ratio of the gross floor area of all buildings on a
development site, excluding areas within buildings that are dedicated to vehicular parking
and circulation, in proportion to the net area of the development site on which the buildings
are located. A floor area ratio of 2.0 would indicate that the gross floor area of the building
was twice the net area of the site. Local governments are not required to enforce the
minimum residential densities below for redevelopment that renovates and adds residential
units within existing buildings, but that does not add residential units outside the existing
exterior of the building.
(a) Local governments with a population greater than 5,000 up to 25,000 shall adopt
the following development regulations for climate-friendly areas:
(A) A minimum residential density requirement of 15 dwelling units per net
acre; and
(B) Maximum building height no less than 50 feet.
\[…\]
Finding: Minimum densities are proposed within the CFAs as follows:15 units per acre
in areas zoned R-2, 20 units per acre in areas zoned E-1 and 25 units per acre in areas zoned
C-1. (Proposed AMC Table 18.3.14.050.) A maximum height of 50 feet is proposed for all
zones within the CF Overlay, with up to 60 feet permitted with bonus height available for
affordable housing developments. (Proposed AMC Table 18.3.14.050.) This OAR is met.
Findings of Fact and Conclusions of LawPage 25
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(9) As an alternative to adopting the development regulations in section (8), local
governments may demonstrate with adopted findings and analysis that their adopted
development regulations for climate-friendly areas will provide for equal or higher levels
of development in climate-friendly areas than those allowed per the standards in section
(8). Additional zoned building capacity of 25 percent may be included for development
regulations that allow height bonuses for additional zoned building capacity above
established maximums that are consistent with OAR 660-012-0315(2)(c)(B). Specifically,
the local government must demonstrate that the alternative development regulations will
consistently and expeditiously allow for the levels of development described in subsections
(a)-(c). Alternative development regulations must require either a minimum residential
density of 15 dwelling units per net acre or a minimum floor area ratio of 1.0, as described
in section (8).
\[…\]
(10) A local government may provide an alternative methodology for zoned residential
building capacity calculations that differs from OAR 660-012-0315(2). The methodology
must clearly describe all assumptions and calculation steps, and must demonstrate that the
methodology provides an equal or better system for determining the zoned residential
building capacity sufficient to accommodate at least 30 percent of the total identified
number of housing units necessary to meet all current and future housing needs within
climate-friendly areas. The alternative methodology shall be supported by studies of
development activity in the region, market studies, or similar research and analysis.
Finding: The City does not propose alternative development regulations or alternative
methodology for zoned building capacity. These OARs are not applicable.
OAR 660-12-0325, Transportation Review in Climate Friendly Areas
(1) Cities or counties shall use the provisions of this rule to review amendments to
comprehensive plans or land use regulations in lieu of the provisions of OAR 660-012-
0060 when the amendment is:
(a) To adopt a climate-friendly area as provided in OAR 660-012-0310 through OAR
660-012-0320, or a Metro Region 2040 center; or
(b) Within an adopted climate-friendly area or Metro Region 2040 center.
(2) Cities and counties considering amendments to comprehensive plans or land use
regulations to adopt or expand a climate-friendly area as provided in OAR 660-012-0310
through OAR 660-012-0320, or a Metro Region 2040 center, must make findings,
including:
(a) A multimodal transportation gap summary as provided in section (4); and
(b) The multimodal transportation gap summary must include a highway impacts
summary as provided in section (5) if the designated climate-friendly area as
provided in OAR 660-012-0315 or Region 2040 center contains a ramp terminal
intersection, state highway, interstate highway, or adopted ODOT Facility Plan.
Findings of Fact and Conclusions of LawPage 26
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Finding: The proposed action is to adopt CFAs including amendments to the zoning code
for consistency with OARs pertaining to CFAs. A multimodal transportation gap
summary has been prepared and is provided in Exhibit xxx, which identifies bicycle,
pedestrian and transit opportunities existing and proposed within the CFAs. The study
identifies that...(summary) A highway impacts summary has been prepared and is
provided in Exhibit xx, owing to the presence of OR 66 and OR 99E state highways
within the Transit Triangle CFA and the I-5 ramp terminals at the eastern edge of the
Transit Triangle CFA. This OAR is met.
OAR 660-12-0330, Land Use Requirements
(1) Cities and counties shall implement plans and land use regulations to support compact,
pedestrian-friendly, mixed-use land use development patterns in urban areas. Land use
development patterns must support access by people using pedestrian, bicycle, and public
transportation networks.
Finding: This rule applies to the entire city of Ashland and must be met at the time the
City adopts its next Transportation System Plan (TSP) update. The rule applies specifically
to the proposed CFAs per OAR 660-012-0320(7)(b) and the findings below are specific to
the proposed CFAs. The City is separately developing code updates to support walkable
urban design that comply with this rule that will be adopted prior to the next TSP update.
This OAR is met.
(2) Cities and counties may allow exemptions to provisions in this rule when conditions on
a site or class of sites would make those provisions prohibitively costly or impossible to
implement. Cities or counties may adopt land use regulations that provide for exemptions
as provided in this section. Any allowed exemption shall advance the purposes of this rule
to the extent practical. Conditions that may provide for an exemption include, but are not
limited to:
(a) Topography or natural features;
(b) Railroads, highways, or other permanent barriers;
(c) Lot or parcel size, orientation, or shape;
(d) Available access;
(e) Existing or nonconforming development;
(f) To provide for accessibility for people with disabilities; or
(g) Other site constraints.
Finding:Block length standards for all development within the City may be modified
based on site-specific factors such as topography, permanent barriers, existing buildings,
or natural resources. (AMC 18.4.6.040.E.9.) This OAR is met.
(3) Cities and counties shall have land use regulations that provide for pedestrian-friendly
and connected neighborhoods. Land use regulations must meet the following requirements
for neighborhood design and access:
(a) Neighborhoods shall be designed with connected networks of streets, paths,
Findings of Fact and Conclusions of LawPage 27
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accessways, and other facilities to provide circulation within the neighborhood and
pedestrian and bicycle system connectivity to adjacent districts. A connected street
network is desirable for motor vehicle traffic but may be discontinuous where
necessaryto limit excessive through-travel, or to protect a safe environment for
walking, using mobility devices, and bicycling in the neighborhood.
(b) Neighborhoods shall be designed with direct pedestrian access to key destinations
identified in OAR 660-012-0360 via pedestrian facilities.
(c) Cities and counties shall set block length and block perimeter standards at
distances that will provide for pedestrian network connectivity. Cities and counties
may allow alleys or public pedestrian facilities through a block to be used to meet a
block length or perimeter standard.
(d) Cities and counties shall set standards to reduce out-of-direction travel for people
using the pedestrian or bicycle networks.
Finding:All development in Ashland, including within CFAs, is required to contribute to
a connected network of streets, alleysand multi-use pathways. (AMC 18.4.6.040.E.)
Connectivity within and with adjacent streets is prioritized. Block lengths shall be a
maximum of 300 to 400 feet and block perimeters shall be a maximum of 1,200 to 1,600
feet. (AMC 18.4.6.040.E.9.a.) Streets, alleys and pathways are required to meet design
standards integrating multimodalfacilities for pedestrians and bicyclists to ensure that
direct pedestrian access is provided, and out-of-direction travel is reduced. (AMC
18.4.6.040.G.) This OAR is met.
(4) Cities and counties shall have land use regulations in commercial and mixed-use
districts that provide for a compact development pattern, easy ability to walk or use
mobility devices, and allow direct access on the pedestrian, bicycle, and public
transportation networks. Commercial or mixed-use site design land use regulations must
meet the following requirements:
(a) Primary pedestrian entrances to buildings must be oriented to a public pedestrian
facility and be accessible to people with mobility disabilities. An uninterrupted
accessway, courtyard, plaza, or other pedestrian-oriented space must be provided
betweenprimary pedestrian entrances and the public pedestrian facility, except
where the entrance opens directly to the pedestrian facility. All pedestrian entrances
must be designed to be barrier-free.
(b) Motor vehicle parking, circulation, access, and loading may be located on site
beside or behind buildings. Motor vehicle parking, circulation, access, and loading
must not be located on site between buildings and public pedestrian facilities on or
along the primary facing street. Bicycle parking may be permitted.
(c) On-site accessways must be provided to directly connect key pedestrian entrances
to public pedestrian facilities, to any on-site parking, and to adjacent properties, as
applicable.
(d) Any pedestrian entrances facing an on-site parking lot must be secondary to
primary pedestrian entrances as required in this section. Primary pedestrian
entrances for uses open to the public must be open during business hours.
(e) Large sites must be designed with a connected network of public pedestrian
Findings of Fact and Conclusions of LawPage 28
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facilities to meet the requirements of this section.
(f) Development on sites adjacent to a transit stop or station on a priority transit
corridor must be oriented to the transit stop or station. The site design must provide
a high level of pedestrian connectivity and amenities adjacent to the stop or station.
If there is inadequate space in the existing right of way for transit infrastructure, then
the infrastructure must be accommodated on site.
(g) Development standards must be consistent with bicycle parking requirements in
OAR 660-012-0630.
(h) These site design land use regulations need not apply to districts with a
predominantly industrial or agricultural character.
Finding:Existing site development and design standards apply to new development and
redevelopment in Ashland, including within the CFAs. The CFAs are proposed to be
subject to the Detail Site Review overlay, which has a lower threshold for design review
and enhanced standards: new structures or additions greater than 10,000 SF in gross floor
area, or longer than 100 feet are subject to Type II review, and most smaller development
and redevelopment is subject to a Type I review unless exempt. (AMC 18.5.2.020.)
Commercial, mixed-use and residential development are all subject to review. Existing
design standards address the land use requirements for commercial and mixed-use
development as follows:
Addressing subsection (a): Building entrances must be oriented towards the street,
accessed from a public sidewalk, and located within 30 feet of the public right-of-
way. (AMC 18.4.2.040.B.1.)
Addressing subsection (b): Off-street parking and vehicle circulation areas are
prohibited between the building and the street, and must be located behind or to the
side of the building. (AMC 18.4.2.040.B.1.a). Parking areas adjacent to the
sidewalk or residential zones are required to screen parking with landscaping (AMC
18.4.3.080.E.6.)
Addressing subsections (c)and (e):Development in all zones must provide a
connected, continuous system of walkways linking building entrances, on-site
parking, common and public open spaces, and commons area, and connecting off-
site adjacent uses to the site. (AMC 18.4.3.090.)
Addressing subsection (d):There are no specific standards for secondary entrances,
but main entrances must be oriented toward the street and located within 20 feet of
the public right-of-way, rather than oriented towards parking areas. (AMC
18.4.2.090.B.1.) Building entrances must beopen during allbusiness hours. (AMC
18.4.2.090.B.1.c.)
Addressing subsection (f): Large scale non-residential projects, applying to
projects greater than 10,000 square feet in gross floor area, more than 100 feet of
building frontage, or projects in the Ashland Street Corridor, are required to provide
transit amenities as part of site design review. (AMC18.4.2.040.D.) Amenities may
include bus shelters, pullouts, and designated bus lanes in accordance with the
Ashland Transportation System Plan and guidelines established by the Rogue
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Valley Transportation Districts. Ashland’s Street Design Standards. (AMC
18.4.6.040.D.21.)
Addressing subsection (g): See response to bike parking requirements below.
Addressing subsection (h):There are not areas of predominately industrial or
agricultural character within the proposed CFAs; this provision is not applicable.
This OAR is met.
(5) Cities and counties shall have land use regulations in residential neighborhoods that
provide for slow neighborhood streets comfortable for families, efficient and sociable
development patterns, and provide for connectivity within the neighborhood and to
adjacent districts. Cities and counties must adopt land use regulations to meet these
objectives, including but not limited to those related to setbacks, lot size and coverage,
building orientation, and access.
Finding:Existing development and permitted future development within the proposed
CFAs include employment, commercial, and mixed-use development; there are currently
not exclusive residential neighborhoods present or permitted within these areas. This OAR
is not applicable.
(6) Cities and counties shall have land use regulations that ensure auto-oriented land uses
are compatible with a community where it is easy to walk or use a mobility device. Auto-
oriented land uses include uses related to the operation, sale, maintenance, or fueling of
motor vehicles, and uses where the use of a motor vehicle is accessory to the primary use,
including drive-through uses. Land use regulations must meet the following requirements:
(a) Auto-oriented land uses must provide safe and convenient access opportunities
for people walking, using a mobility device, or riding a bicycle. Ease of access to
goods and services must be equivalent to or better than access for people driving a
motor vehicle.
(b) Outside of climate-friendly areas, cities and counties may provide for exemptions
to this rule in cases where an auto-oriented land use cannot reasonably meet the
standards of this rule. Standards developed in cases of an exemption must protect
pedestrian facilities.
Finding:There are several auto-oriented uses that will continue to be permitted within the
proposed CFAs, based on the existing base zoning and unmodified by the proposed CF
Overlay, including: automotive and truck repair or service, fuel sales subject to conditional
use review in most locations, and automotive sales and rental subject to conditional use
review. (AMCTable 18.2.2.030.) There was robust discussion about whether to continue
permitting these uses within the proposed CFAs by the Planning Commission and City
Council, but the preferred direction was to continue permitting them because there were
several such uses already in operation within the proposed CFAs, where their location in
proximity to other uses like shopping and recreation center allowed for multiple activities
in a single trip, and the conditional use review gave the opportunity to ensure the site design
was consistent with the CFAs. All of these uses will be required to meet the site design
Findings of Fact and Conclusions of LawPage 30
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standards in AMC 18.4 that address pedestrian access and circulation, discussed above.
Drive-up uses are already strictly regulated within Ashland, including capping the total
number of drive-ups and restricting their location to the stretch of Ashland Streeteast of
the intersection of Ashland Streetand Siskiyou Boulevard. (AMC Table 18.2.2.030.)
Drive-ups are subject to additional special use standards: limitations on average waiting
time in line for vehicles; waiting areas to accommodate customers requiring excessive
waiting time; a way for customers to leave the waiting line; flat gradefor stacking areas;
design to allow natural ventilation; sufficient stacking area to not obstruct public-right-of-
way; and limitations on the sound level of the communications system. (AMC 18.2.3.100.)
This OAR is met.
OAR 660-12-0435, Parking Reform in Climate-Friendly Areas
(1) This rule applies to cities and counties that:
(a) Are within a metropolitan area; and
(b) Have not adopted land use regulations without parking mandates as provided in
OAR 660-012-0420.
\[…\]
Finding: The City adopted land use regulations without parking mandates consistent with
OAR 660-012-0420 with Ordinance 3229 effective January 19, 2024. Per AMCTable
18.4.3.040, no minimum off-street parking standards apply to development citywide
including within the proposed CFAs. Therefore, this OARspecific to CFAs does not apply.
OAR 660-12-0630, Bicycle Parking
(1) Cities and counties shall require and plan for adequate parking to meet the increasing
need for travel by bicycle and other small-scale mobility devices.
(2) Cities and counties shall require bicycle parking for the following uses:
(a) All new multi-unit development or mixed-use development of five residential units
or more as provided in section (3);
(b) All new retail development;
(c) All new office and institutional developments;
(d) All major transit stops, and any park-and-ride lots that require land use approval;
and
(e) Any land use where off-street motor vehicle parking is mandated.
(3) Cities and counties shall require a minimum of one-half of a covered bicycle parking
space per unit for multi-unit and mixed-use residential uses. Cities and counties may:
(a) Allow for reductions or exemptions to the minimum parking requirement based
on development-specific considerations; and
(b) Exempt or reduce the minimum parking requirement for certain types of
residential uses that are likely to have less future demand for bicycle parking.
(4) Cities and counties shall adopt development regulations requiring all required bicycle
Findings of Fact and Conclusions of LawPage 31
Total Page Number: 44
parking provided must:
(a) Either allow ways to lock at least two points on a bicycle, or be within a lockable
space only available to authorized users;
(b) Be installed in a manner to allow space for the bicycle to be maneuvered to a
position where it may be secured without conflicts from stairs, other parked bicycles,
walls, or other obstructions;
(c) Be in a location that is convenient and well-lit; and
(d) Include bicycle parking spaces to accommodate large bicycles, including family
and cargo bicycles.
Finding: Minimum bicycle parking ratios for multifamily residential (1-2 shelteredspace
per unit, depending on unit size), commercial, office, industrial, institutional, publicand
transit stations apply to new development. (AMCTable 18.4.3.040.) Design standards
require that bike parking be located near regularly used entrances with access from the
right-of-way.Spaces must meet minimum 72-inch by 30-inchdimensions, with
maneuvering aisles,thorough illumination, and hard surfacing.Larger spaces for family
and cargo bicycles are required with additional length. Secure bicycle racks such as staple
racks are required. (AMC 18.4.3.070.) ThisOAR are met.
(5) Cities and counties shall provide for public bicycle parking and allow and provide for
parking and ancillary facilities for shared bicycles or other small-scale mobility devices in
climate-friendly areas, Metro Region 2040 centers, and near key destinations identified as
provided in OAR 660-012-0360.
Finding: It is premature to provide public bicycle parking within the CFA because there
has not been significant mixed-use development as of yet. The City has developed a series
of bike corrals to provide for public bicycle parking within Downtown, where current
demand is highest, and will explore expanding that program or other similaroptions within
the CFA as they are developed.
(https://ashlandoregon.gov/DocumentCenter/View/1909/City-of-Ashland-Downtown-
Parking-Map-PDF?bidId=)
Any public uses that are proposed will be required to provide bicycle parking meeting the
City’s adopted minimums. (AMCTable 18.4.3.040.) The City has no prohibitions on
facilities for shared bicycles or other small-scale mobility devices and would work with
any operator proposing to locate such a service within the CFAs and/or elsewhere in the
City.This OAR is met.
OVERALL COUNCIL CONCLUSIONS
The City Council finds and determines the approval criteria for this decision have been
fully met, based on the detailed findings set forth herein, the detailed findings and analysis
of the Planning Commission, andsupporting documents together with all staff reports,
addenda and supporting materials in the whole record.
Findings of Fact and Conclusions of LawPage 32
Total Page Number: 45
Specifically,the Council finds that the proposedzoning map andland use code
amendments are consistent with City of Ashland approval criteria for land use ordinance
and zoning map amendments asset forth in AMC 18.5.9.020.B and are consistent with the
City of Ashland Comprehensive Planand other City policies. The Council finds and
determines that the proposed amendments are consistent the Oregon Statewide Planning
Goals and OAR 660-012-0310 through -0330.
Accordingly, based on the above Findings of Fact and Conclusions of Law, and based upon
the evidence in the whole record, the City Council hereby APPROVES the ADOPTION
of the following amendments to AMC Title 18 Land Use, to the Zoning and Land Use
Controls Map, and to the Site Design Zones Mapas reflected in the attached ordinance.
Ashland City Council Approval
_______________________________ ________________
Tonya Graham, Mayor Date
Signature authorized and approved by the full Council this xxstday of June, 2025.
Attest:
___________________________ ________________
Alissa Kolodzinski, City Recorder Date
Approved as to form:
____________________________ _________________
Johan Pietila, City Attorney Date
Findings of Fact and Conclusions of LawPage 33
Total Page Number: 46
EXHIBITS
A.Proposed AMC Title 18 Land Use
B.Proposed Zoning and Land Use Controls Map
C.Proposed Site Design Zones Map
D.Housing Capacity Analysis of the CFAs
E.Estimates of Existing Dwellings within the CFAs
F.Housing Production Strategies to promote affordable housing and prevent
displacement within the CFAs, ongoing and newly adopted
G.Multimodal Transportation Gap Summary
H.Highway Impacts Summary
Findings of Fact and Conclusions of LawPage 34
Total Page Number: 47
Chapter 18.2.1 AMC, Zoning Regulations and General Provisions Page 1 of 5
Chapter 18.2.1
ZONING REGULATIONS AND GENERAL PROVISIONS
Sections:
18.2.1.010 Purpose.
18.2.1.020
18.2.1.030
18.2.1.040
18.2.1.010 Purpose
Chapter 18.2.1 establishes zoning districts pursuant to the Comprehensive Plan. Every parcel,
lot, and tract of land within 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
For the purpose of this ordinance, the City is divided into zones designated and depicted on the
Zoning Map, pursuant to the Comprehensive Plan Map, and summarized in Table 18.2.1.020.
Residential - Woodland (WR) Airport Overlay
Detail Site Review Overlay
Residential - Rural (RR) Downtown Design Standards Overlay
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Chapter 18.2.1 AMC, Zoning Regulations and General Provisions Page 2 of 5
Residential - Single-Family (R-1-10, R-1-7.5, and Freeway Sign Overlay
R-1-5)
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 Options
Overlay
Commercial (C-1) Physical and Environmental
Constraints Overlay
Commercial - Downtown (C-1-D) -Hillside Lands
Employment (E-1)-Floodplain Corridor Lands
-Severe Constraints Lands
Industrial (M-1) -Water Resources
-
Croman Mill District (CM) Residential Overlay
Transit Triangle
Health Care Services District (HC)
Normal Neighborhood District (NN)
North Mountain Neighborhood District (NM)
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Chapter 18.2.1 AMC, Zoning Regulations and General Provisions Page 3 of 5
Southern Oregon University District (SOU)
18.2.1.030
railroad right-of-way, or such lines extended. Where due to the scale, lack of scale, lack of detail
or illegibility of the Zoning Map, or due to any other reason, there is uncertainty, contradiction
the Planning Commission or City Council, shall determine the boundary as follows:
A. Rights-- Boundaries that approximately follow the centerlines of a street, highway,
alley, bridge, railroad, or other right-of-way shall be construed to follow such centerlines.
Whenever any public right-of-way is lawfully vacated, the lands formerly within the vacated
right-of-way shall automatically be subject to the same zoning designation that is applicable to
lands abutting the vacated areas. In cases where the right-of-way formerly served as a zoning
boundary, the vacated lands within the former right-of-way shall be allocated proportionately
to the abutting zones.
Where a zoning boundary splits a lot into two zones and the minimum
width or depth of a divided area is 20 feet or less, the entire lot shall be placed in the zone that
accounts for the greater area of the lot by the adjustment of the zoning boundary. Where a
zoning boundary splits a lot into two zones and the minimum width and depth of both divided
areas is greater than 20 feet, the lot shall have split zoning with lot area designated
proportionately to each zone.
C. Boundaries indicated as approximately following a City or County
boundary, or the Urban Growth Boundary, shall be construed as following said boundary.
D. Boundaries indicated as approximately following the centerlines of a
river or stream, a topographic contour, or similar feature not corresponding to any feature
listed in section 18.2.1.030, above, shall be construed as following such feature.
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Chapter 18.2.1 AMC, Zoning Regulations and General Provisions Page 4 of 5
18.2.1.040
Part 18.2 applies to properties with base zone, special district, and overlay zone designations,
as follows:
Designation
Zones
Residential - Woodland (WR) Chapter 18.2 Applies Directly
Residential - Rural (RR) Chapter 18.2 Applies Directly
Residential - Single-family (R-1-10, R-1-7.5, R-1-Chapter 18.2 Applies Directly
5)
Residential - Suburban (R-1-3.5) Chapter 18.2 Applies Directly
Residential - Low Density Multiple 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-1-D)Chapter 18.2 Applies Directly
Employment (E-1) Chapter 18.2 Applies Directly
Industrial (M-1)Chapter 18.2 Applies Directly
Croman Mill District Zone (CM) CM District Replaces chapter 18.2
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Chapter 18.2.1 AMC, Zoning Regulations and General Provisions Page 5 of 5
Designation
Health Care Services Zone (HC)
Normal Neighborhood District (NN) NN District Replaces chapter 18.2
North Mountain Neighborhood (NM) NM District Replaces chapter 18.2
Southern Oregon University (SOU)
Airport
Detail Site Review
Downtown Design Standards
Freeway Sign
Historic
Pedestrian Place
Performance Standards Options
Physical and Environmental Constraints
Residential
Transit Triangle
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Total Page Number: 52
Chapter 18.2.2 AMC, Base Zones and Allowed Uses Page 1 of 22
Chapter 18.2.2
BASE ZONES AND ALLOWED USES
Sections:
18.2.2.010 Purpose.
18.2.2.020 Applicability.
18.2.2.030 Allowed Uses.
18.2.2.010 Purpose
Chapter 18.2.2 regulates allowed land uses pursuant to the Comprehensive Plan and the
purposes of this ordinance, per chapter 18.1.2.
18.2.2.020 Applicability
All uses of land in the City are 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 applicable.
18.2.2.030 Allowed Uses
A. Uses Allowed in Base Zones. Allowed uses include those that are permitted, permitted
subject to special use standards, and allowed subject to approval of a conditional use permit.
Where Table 18.2.2.030 18.6
allowed, following the procedures of section 18.1.5.040.
B. Permitted Uses and Uses Permitted Subject to Special Use Standards. Uses listed as
“Permitted (P)” are allowed. Uses listed as “Permitted Subject to Special Use Standards (S)” are
allowed, provided they conform to chapter 18.2.3, Special Use Standards. All uses are subject to
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Chapter 18.2.2 AMC, Base Zones and Allowed Uses Page 2 of 22
the development standards of the zone in which they are located, any applicable overlay
zone(s), and the review procedures of part 18.5. See section 18.5.1.020.
C. Conditional Uses. Uses listed as “Conditional Use Permit Required (CU)” are allowed
subject to the requirements of chapter 18.5.4.
D. Prohibited Uses. Uses not listed in Table 18.2.2.030 and not found to be similar to an
allowed use following the procedures of section 18.1.5.040 are prohibited. Prohibited uses are
subject to the violations, complaints, and penalties sections in 18.1.6.080, 18.1.6.090, and
18.1.6.100.
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 regulations applying to the City’s overlay
zones, refer to part 18.3.
F. Accessory Uses.
accessory uses. For information on other uses that are customarily allowed as accessory, please
refer to the description of the land use categories in part 18.6
G. Mixed-Use. Uses allowed in a zone individually are also allowed in combination with one
another, in the same structure or on the same site, provided all applicable development
standards and 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. -
term temporary uses occurring once in a calendar year and lasting not more than 72 hours
including set-up and take-down. Activities such as races, parades, and festivals that occur
on public property (e.g., street rights-of-way, parks, sidewalks, or other public grounds)
require a special event permit pursuant to chapter 13.03.
2. Short-Term Food Truck Event.
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 and take-down. In addition to
the short-term food truck event permit, food truck vendors shall obtain a business license,
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Chapter 18.2.2 AMC, Base Zones and Allowed Uses Page 3 of 22
register for and pay applicable 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 truck events are not to be permitted in
residential zones.
3. Garage Sales. Garage sales shall have a duration of not more than two days and shall
not occur more than twice within any 365-day period. Such activity shall not be
-premises advertisement. For the purpose of this chapter, garage
sales meeting the requirements of this subsection shall not be considered a commercial
activity.
4. Temporary Buildings. Temporary occupancy of a manufactured housing unit or similar
structure may be permitted for a period not to exceed 90 calendar days upon the granting
with construction on the site. Said permit shall not be renewable within a six-month period
I. Disclaimer. Property owners are responsible for verifying whether a proposed use or
development meets the applicable standards of this chapter.
Table 18.2.2.030. Uses Allowed by Zone
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Chapter 18.2.2 AMC, Base Zones and Allowed Uses Page 4 of 22
C-1 &
R-1 R-1-3.5 R-2 R-3 RR WR E-1 M-1 Special Use Standards
C-1-D
1
A. Agricultural Uses
Agriculture, except Keeping of Bees, P P P P P P N N N Animal sales, feed yards,
Livestock and Micro-Livestock, keeping of swine,
Homegrown Marijuana Cultivation, commercial compost, or
and Marijuana Production similar uses not allowed
Keeping of Bees S S S S S S N N N Sec. 18.2.3.160
Keeping of Livestock S N N N S S N N N
Keeping of Micro-Livestock S S S S S S N N N
Marijuana Cultivation, Homegrown S S S S S S S S S Sec. 18.2.3.190
See General Industrial,
Marijuana Production
B. Residential Uses
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Chapter 18.2.2 AMC, Base Zones and Allowed Uses Page 5 of 22
C-1 &
R-1 R-1-3.5 R-2 R-3 RR WR E-1 M-1 Special Use Standards
C-1-D
Single-Family Dwelling P P P P P P S S N See Single-Family
standards in Sec.
18.2.5.090
Sec. 18.2.3.130 for
dwellings in C-1 zone and
E-1 zone
Dwellings and additions in
Historic District Overlay,
see Sec. 18.2.3.120 and
18.2.5.070
Accessory Residential Unit S S S S S S N N N Sec. 18.2.3.040 and
18.5.2.020.C.2
Dwellings and additions in
Historic District Overlay,
see Sec. 18.2.3.120 and
18.2.5.070
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Chapter 18.2.2 AMC, Base Zones and Allowed Uses Page 6 of 22
C-1 &
R-1 R-1-3.5 R-2 R-3 RR WR E-1 M-1 Special Use Standards
C-1-D
Cottage Housing S N N N N N N N N Sec. 18.2.3.090, Cottage
Housing
Duplex S S S S S S S S N Sec. 18.2.3.110, Duplex,
and 18.5.2.020.C.2
Sec. 18.2.3.130 for
dwellings in C-1 zone and
E-1 zone
Dwellings and additions in
Historic District Overlay,
see Sec. 18.2.3.120 and
18.2.5.070
Manufactured Home on Individual S S S S N N N N N Sec. 18.2.3.170 and not
Lot allowed in Historic District
Overlay
Manufactured Housing N S CU+S N N N N N N Sec. 18.2.3.180
Development
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Chapter 18.2.2 AMC, Base Zones and Allowed Uses Page 7 of 22
C-1 &
R-1 R-1-3.5 R-2 R-3 RR WR E-1 M-1 Special Use Standards
C-1-D
Multifamily Dwelling N P P P N N S S N Sec. 18.2.3.130 for C-1
zone and E-1 zone
Dwellings in Transit
Triangle (TT) Overlay,
see chapter 18.3.14
Dwellings and additions in
Historic District Overlay,
see Sec. 18.2.3.120 and
18.2.5.070
Rental Dwelling Unit Conversion to N N S S N N N N N Sec. 18.2.3.200
For-Purchase Housing
Home Occupation S S S S S S S S N Sec. 18.2.3.150
C. Group Living
Nursing Homes, Convalescent CU CU CU CU CU CU N N N See chapter 18.3.3, Health
Homes Care Services District
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Chapter 18.2.2 AMC, Base Zones and Allowed Uses Page 8 of 22
C-1 &
R-1 R-1-3.5 R-2 R-3 RR WR E-1 M-1 Special Use Standards
C-1-D
Residential Care Home P P P P P P N N N Subject to State licensing
requirements
Residential Care Facility CU P P P CU CU N N N Subject to State licensing
requirements
Room and Boarding Facility N P P P N N N N N
D. Public and Institutional Uses
Airport See chapter 18.3.7,
Airport Overlay
Cemetery, Mausoleum, N N N N CU N N N N
Columbarium
Child Care Facility CU CU CU CU CU CU P P P Family Child Care Home
exempt from planning
application procedure
pursuant to ORS
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Chapter 18.2.2 AMC, Base Zones and Allowed Uses Page 9 of 22
C-1 &
R-1 R-1-3.5 R-2 R-3 RR WR E-1 M-1 Special Use Standards
C-1-D
329A.440, see part 18.6
Subject to State licensing
requirements
Club Lodge, Fraternal Organization CU CU CU CU CU CU P CU CU
Electrical Substation N N N N N N CU CU P
Hospitals CU CU CU CU CU N N N N See chapter 18.3.3, Health
Care Services District
CU CU N N CU CU P P P
Emergency Services (e.g., Police,
Fire); excluding Outdoor Storage
Mortuary, Crematorium N N N N CU N P P P
Park, Open Space, and Recreational P P P P P P N N N
Facility, including playgrounds,
trails, nature preserves, athletic
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Chapter 18.2.2 AMC, Base Zones and Allowed Uses Page 10 of 22
C-1 &
R-1 R-1-3.5 R-2 R-3 RR WR E-1 M-1 Special Use Standards
C-1-D
similar uses
Public Parking Facility P P P P P P P P P
Recycling Depot N N N N N N N P P Not allowed within 200
feet of a residential zone
Religious Institution, Houses of CU CU CU CU CU CU CU CU CU
Worship
School, Private (Kindergarten and CU CU CU CU CU CU N N N
up)
School, Public (Kindergarten and up) P P P P P CU N N N
School, Private N N N N N N N CU P
College/Trade/Technical School
Utility and Service Building, Yard CU CU N N CU CU P P P Includes public service
and Structure, Public and Quasi-building, yard, and
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Chapter 18.2.2 AMC, Base Zones and Allowed Uses Page 11 of 22
C-1 &
R-1 R-1-3.5 R-2 R-3 RR WR E-1 M-1 Special Use Standards
C-1-D
Public, excluding electrical structures such as public
substations works yards
Yards not allowed in the
RR, WR, and C-1 zones
Wireless Communication Facility CU CU CU CU CU CU P or CU P or P or Chapter 18.4.10
CU CU
E. Commercial Uses
Amusement/Entertainment, N N N N N N P CU P
includes theater, concert hall,
bowling alley, miniature golf,
arcade; excluding drive-up uses
Automotive and Truck Repair, or N N N N N N S or CU S or P Sec. 18.2.3.050
Service; includes fueling station, car CU
In C-1 zone, fuel sales and
wash, tire sales and
service is a permitted use
repair/replacement, painting, and
provided within the
other repair for automobiles,
Freeway Overlay, see
chapter 18.3.8;
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Chapter 18.2.2 AMC, Base Zones and Allowed Uses Page 12 of 22
C-1 &
R-1 R-1-3.5 R-2 R-3 RR WR E-1 M-1 Special Use Standards
C-1-D
motorcycles, aircraft, boats, RVs, conditional use in
trucks, etc. locations outside of
Freeway Overlay
In E-1 zone, auto and
truck repair is a permitted
use if 200 feet or more
from residential zones;
fuel sales and service
requires CU permit
Automotive Sales and Rental, N N N N N N CU CU P Not allowed within
includes motorcycles, boats, RVs, Historic District Overlay
and trucks
Accessory Travelers’ N N CU+S CU+S N N N N N Sec. 18.2.3.220
Accommodation (See also Travelers’
Accommodation)
N N N N N N P P P
Processing
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Chapter 18.2.2 AMC, Base Zones and Allowed Uses Page 13 of 22
C-1 &
R-1 R-1-3.5 R-2 R-3 RR WR E-1 M-1 Special Use Standards
C-1-D
Commercial Laundry, Cleaning, and N N N N N N S S P Sec. 18.2.3.080
Dyeing Establishment
Commercial Recreation, includes CU CU N N CU CU N N N
country club, golf course, swimming
club, and tennis club; excluding
intensive uses such as driving
range, race track, or amusement
park
Commercial Retail Sales and N N CU+S N N N P S S In R-2 zone, uses limited
Services, except Outdoor Sales to personal and
and Services professional services,
except see Sec.
18.2.3.210 for retail uses
allowed in Railroad
Historic District
In E-1 zone, Retail
limited to 20,000 square
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Chapter 18.2.2 AMC, Base Zones and Allowed Uses Page 14 of 22
C-1 &
R-1 R-1-3.5 R-2 R-3 RR WR E-1 M-1 Special Use Standards
C-1-D
feet of gross leasable
In M-1 zone, uses limited
to serving persons
working in zone
See Marijuana Retail
Sales
Drive-Up Use N N N N N N S N N Per Sec. 18.2.3.100, Drive-
Up uses are limited to
area east of Ashland St at
intersection of Ashland
St/Siskiyou Blvd
Food Trucks and Food Carts N N N N N N S S S Sec. 18.2.3.145
Hostel N N CU CU N N CU* N N *In C-1 zone, requires
annual Type I review for at
after which time the
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Chapter 18.2.2 AMC, Base Zones and Allowed Uses Page 15 of 22
C-1 &
R-1 R-1-3.5 R-2 R-3 RR WR E-1 M-1 Special Use Standards
C-1-D
Planning Commission may
approve a permanent
facility through the Type II
procedure
Hotel/Motel N N N N N N CU CU P
Kennel (See also Veterinary Clinic) N N N N N N S S CU No animals kept outside
within 200 feet of a
residential zone
Limited Retail Uses in Railroad N CU CU CU N N N N N Sec. 18.2.3.210 for Retail
Historic District Uses Allowed in Railroad
Historic District
Lumber Yard and Similar Sales and N N N N N N CU CU P
Rental of Building or Contracting
Supplies, or Heavy Equipment
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Chapter 18.2.2 AMC, Base Zones and Allowed Uses Page 16 of 22
C-1 &
R-1 R-1-3.5 R-2 R-3 RR WR E-1 M-1 Special Use Standards
C-1-D
Marijuana Retail Sales, includes sale N N N N N N S or CU S or N Per Sec. 18.2.3.190,
of medical and recreational CU marijuana retail sales are
marijuana limited to the C-1 and E-1
zones and located on a
boulevard or 200 feet or
more from any residential
zone, see Sec. 18.2.3.190
Nightclub, Bar N N N N N N S CU P Not allowed within the
Historic District Overlay
unless located in C-1-D
N N CU CU N N P P P
Outdoor Storage of Commodities or N N N N N N CU CU P
Equipment associated with an
allowed use
Plant Nursery, Wholesale, except N N CU CU N N N N N
Marijuana Production
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Chapter 18.2.2 AMC, Base Zones and Allowed Uses Page 17 of 22
C-1 &
R-1 R-1-3.5 R-2 R-3 RR WR E-1 M-1 Special Use Standards
C-1-D
Restaurants N N N N N N P P P
Retail Sales and Services, except N N CU+S N N N P S S In R-2 zone, uses limited
Outdoor Sales and Services to personal and
professional services,
except see Sec. 18.2.3.210
for retail uses allowed in
Railroad Historic District
In E-1 zone, Retail limited
to 20,000 square feet of
per lot
In M-1 zone, uses limited
to serving persons
working in zone
See Marijuana Retail Sales
Self-Service Storage, Commercial N N N N N N N CU P
(Mini-Warehouse)
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Chapter 18.2.2 AMC, Base Zones and Allowed Uses Page 18 of 22
C-1 &
R-1 R-1-3.5 R-2 R-3 RR WR E-1 M-1 Special Use Standards
C-1-D
Travelers’ Accommodation (See also N N CU+S CU+S N N N N N Sec. 18.2.3.220
Accessory Travelers’
Accommodation)
Veterinary Clinic N N N N N N P P P
F. Industrial and Employment Uses
Cabinet, Carpentry, and Machine N N N N N N N S or P In the E-1 zone, uses
Shop, and related Sales, Services, CU within 200 feet of a
and Repairs residential zone require
CU permit
Commercial Excavation and N N N N CU+S N N N N Sec. 18.2.3.070
Removal of Sand, Gravel, Stone,
Loam, Dirt or Other Earth Products
Concrete or Asphalt Batch Plant N N N N N N N N CU
Dwelling for a caretaker or N N N N N N N CU CU
watchman
Revised Draft | April 7, 2025
Total Page Number: 70
Chapter 18.2.2 AMC, Base Zones and Allowed Uses Page 19 of 22
C-1 &
R-1 R-1-3.5 R-2 R-3 RR WR E-1 M-1 Special Use Standards
C-1-D
Food Products N N N N N N S S P In the C-1 zone,
Manufacture/Processing/Preserving, manufacture or assembly
including canning, bottling, freezing, of items sold is a
drying, and similar processing and permitted use, provided
preserving such manufacturing or
assembly occupies 600
square feet or less, and is
contiguous to the
permitted retail outlet
In the E-1 zone, see Sec.
18.2.3.140
Manufacture, General, includes N N N N N N N P or P or In E-1 and M-1 zones,
Marijuana Laboratory, Processing, S S marijuana laboratory,
and Production processing, and
production are subject to
the special use standards
18.2.3.190
in Sec.
See Marijuana Cultivation,
Homegrown
Revised Draft | April 7, 2025
Total Page Number: 71
Chapter 18.2.2 AMC, Base Zones and Allowed Uses Page 20 of 22
C-1 &
R-1 R-1-3.5 R-2 R-3 RR WR E-1 M-1 Special Use Standards
C-1-D
Manufacture, Light; excluding saw, N N N N N N S P P Requires assembly,
planing or lumber mills, or molding fabricating, or packaging
plants of products from
previously prepared
materials such as cloth,
plastic, paper, cotton, or
wood
In the C-1 zone,
manufacture or assembly
of items sold in a
permitted use, provided
such manufacturing or
assembly occupies 600
square feet or less, and is
contiguous to the
permitted retail outlet
Outdoor Storage of Commodities or N N N N N N CU CU P
Equipment associated with an
allowed use
Revised Draft | April 7, 2025
Total Page Number: 72
Chapter 18.2.2 AMC, Base Zones and Allowed Uses Page 21 of 22
C-1 &
R-1 R-1-3.5 R-2 R-3 RR WR E-1 M-1 Special Use Standards
C-1-D
Television and Radio Broadcasting N N N N N N N P P
Studio
Wholesale Storage and Distribution, N N N N N N N S S Deliveries and shipments
includes Marijuana Wholesale limited to 7 a.m. - 9 p.m.
within 200 feet of a
residential zone
In E-1 and M-1 zones,
marijuana wholesale is
subject to the special use
standards in Sec.
18.2.3.190
Wrecking, Demolition, and Junk N N N N N N N N CU
Yards
G. Other Uses
Temporary Tree Sales N N N N N N P N N Allowed from November 1
to January 1
Revised Draft | April 7, 2025
Total Page Number: 73
Chapter 18.2.2 AMC, Base Zones and Allowed Uses Page 22 of 22
C-1 &
R-1 R-1-3.5 R-2 R-3 RR WR E-1 M-1 Special Use Standards
C-1-D
Temporary Use CU, except uses lasting less than 72 hours are subject to ministerial review, per Sec.
18.2.2.030.H
1 KEY: P = Permitted Use; S = Permitted with Special Use Standards; CU = Conditional Use Permit Required; N = Not Allowed.
Revised Draft | April 7, 2025
Total Page Number: 74
Chapter 18.2.2 AMC, Base Zones and Allowed Uses Page 23 of 22
Revised Draft | April 7, 2025
Total Page Number: 75
AMC 18.2.3.130, Dwelling in Non-Residential ZonePage 1 of 2
Chapter 18.2.3
SPECIAL USE STANDARDS
18.2.3.130 Dwelling in Non-Residential Zone
Where dwellings are allowed in non-residential zones, they are subject to all of the following
requirements:
A. Dwellings in the E-1 zone are limited to the R-Overlay and the CF Overlay zone s. See
chapter 18.3.13 Residential Overlay, and chapter 18.3.14, Climate Friendly Overlay.
B. Dwellings in the E-1 and C-1 zones shall meet all of the following standards, except that
dwellings developed under in the Transit Triangle (TT) Climate Friendly (CF) Overlay option
are not subject to this subsection. See section 18.3.14.040 for the allowed uses in the TT CF
overlay.
1. Mixed-Use Developments.
Where more than one building is located on a site, not more than 50 percent of the total lot
area shall be
use standards, not including residential uses.
2. Residential densities shall not exceed 15 dwelling units per acre in the E-1 zone, 30
dwelling units per acre in the C-1 zone, and 60 dwelling units per acre in the C-1-D
zone. For the purpose of density calculations, units of less than 500 square feet of
No maximum residential
densities shall apply.
3. Residential uses shall be subject to the same setback, landscaping, and design
standards as for permitted uses in the underlying zone.
Revised Draft | April 7, 2025
Total Page Number: 76
AMC 18.2.3.130, Dwelling in Non-Residential ZonePage 2 of 2
4. Commercial-Ready Exceptionin C-1-D zone. The limitations in this subsection on
ground-not apply to buildings in the C-1-D zone developed
with commercial-
a.
nonresidential uses.
b.
accommodate future commercial occupancies as required by the Oregon
Structure Specialty Code at the time of construction.
c.
d. Residential densities shall achieve a minimum of 30 dwelling units per acre.
Revised Draft | April 7, 2025
Total Page Number: 77
Chapter 18.2.6 AMC, Standards for Non-Residential Zones Page 1 of 4
Chapter 18.2.6
STANDARDS FOR NON-RESIDENTIAL ZONES
Sections:
18.2.6.010 Purpose.
18.2.6.020 Applicability.
18.2.6.030 -
18.2.6.010 Purpose
18.2.6 sets forth lot and development standards, including minimum dimensions, area, density,
coverage, structure height, and other provisions that control the intensity, scale, and location of
development, for Ashland’s base employment zones, pursuant to the Comprehensive Plan and
the purposes of this ordinance.
18.2.6.020 Applicability
The standards contained in this chapter apply to all uses and development in the city’s
employment zones. Property owners are responsible for verifying whether a proposed use or
development meets the applicable standards of this ordinance, and for obtaining Zoning
Permits.
18.2.6.030 -
Table 18.2.6.030. -
18.5.5 Variances.)
Revised Draft | April 7, 2025
Total Page Number: 78
Chapter 18.2.6 AMC, Standards for Non-Residential Zones Page 2 of 4
C-1 C-1-D E-1 M-1
Maximum Residential 3 15 NA
1
Density (dwelling units/acre) None None None
1
where allowed per section 18.2.3.130; within E-1 zone, per R-Overlay (see chapter 18.3.13
Residential Overlay).
Lot Area, Width, DepthThere is no minimum lot area, width or depth, or maximum lot
coverage; or minimum front, side or rear yard, except as
Lot Coverage
required to comply with the special district and overlay zone
provisions of part 18.3 or the site development and design
standards of part 18.4.
There is no minimum front, side, or rear yard There is no
required, except where buildings on the subject minimum
site abut a residential zone, in which case a side front, side, or
of not less than 10 ft and a rear yard of not less rear yard,
than 10 ft per story is required. except 20 ft
where
The solar setback standards of chapter 18.4.8
adjoining a
do not apply to structures in the C-1-D zone.
residential
Setback Yards (feet)
zone.
Except for buildings within 100 feet of a
residential zone, the solar setback standards of
18.4.8 do not apply to structures in the
chapter
C-1 zone.
See also section18.2.4.030 Arterial Street
Setback.
40 ft, except: 40 ft
Revised Draft | April 7, 2025
Total Page Number: 79
Chapter 18.2.6 AMC, Standards for Non-Residential Zones Page 3 of 4
C-1 C-1-D E-1 M-1
-Where located - Buildings
more than 100 greater than 40
50 ft and less
feet from a
than 55 60 ft
residential
zone, buildings are permitted
greater than in C-1-D zone
2&3
Building Height –
40 ft and less with approval
Maximum (feet)
than 55 ft are of a Conditional
permitted in C-Use Permit.
1 zone with
approval of a
Conditional
Use Permit.
2
18.6.1.030.
3
18.4.4.030.G.4 for mechanical equipment screening requirements, and 18.5.2.020 for Site
Design Review for mechanical equipment review process.
Landscape Area – Minimum None, except
(% of developed lot area)parking areas
and service
stations shall
meet the
15% 15% 10%
standards of
chapters
18.4.3 Parking,
Access, and
Circulation,
and 18.4.4
Revised Draft | April 7, 2025
Total Page Number: 80
Chapter 18.2.6 AMC, Standards for Non-Residential Zones Page 4 of 4
C-1 C-1-D E-1 M-1
Landscaping,
Lighting, and
Screening.
Revised Draft | April 7, 2025
Total Page Number: 81
Chapter 18.3.12 AMC, Site Development and Design Overlays Page 1 of 20
Chapter 18.3.12
SITE DEVELOPMENT AND DESIGN OVERLAYS
Sections:
18.3.12.010 Purpose.
18.3.12.020 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.
18.3.12.070 Transit Triangle Climate Friendly Overlay.
18.3.12.010 Purpose
The Site Development and Design overlays provide special regulations and standards 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 Standards, Historic District,
Pedestrian Place, and Transit Triangle Climate Friendly overlays. Development located within
these overlays is required to meet all other applicable sections of this ordinance, except as
modified 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.
Revised Draft | April 7, 2025
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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.Cin
addition 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 II procedure in
section 18.5.1.060.
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 Standards Overlay is subject to section 18.4.2.060
Downtown Design Standards in addition to all other applicable sections of this ordinance.
C. Any development in the Downtown Design Standards Overlay which exceeds 2,500 square
feet shall be reviewed according to the Type II 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 subject to section 18.4.2.050 Historic District
Standards in addition 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 development of
small walkable nodes that provide concentrations of gathering places, housing, businesses, and
pedestrian amenities situated and designed in a way to encourage walking, bicycling, and
transit use.
B. Applicability.
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Total Page Number: 83
Chapter 18.3.12 AMC, Site Development and Design Overlays Page 3 of 20
1.This section applies to properties designated as Pedestrian Places overlay on the Site
Design Zones map.
2. Review Procedure. The Pedestrian Place overlay requirements apply to proposed
development located in the Pedestrian Place overlay that requires a planning application
approval, and involves development of new structures or additions other than single-family
dwellings, accessory residential units, duplexes, and other associated accessory structures
and uses. The provisions of the Pedestrian Place overlay supplement those of the
applicable base zoning district and other applicable ordinance requirements.
3. Mixed-Use Buildings in Residential Zones. Mixed-use buildings located in an underlying
residential zone require Site Design Review approval in accordance 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 18.4.2.030, Residential Development. Mixed-use buildings are subject to
all other applicable provisions of part 18.4, Site Development and Design Standards.
4. The Pedestrian Places overlay and development standards do not apply to
properties electing to develop under the Transit Triangle (TT) overlay option. See
chapter 18.3.14, Transit Triangle Overlay.
C. Pedestrian Place Concept Plans. The Pedestrian Place Concept plans (i.e., site plan,
development summary, and building illustrations) are for the purpose of providing an example
of development that conforms to the standards, and do not constitute independent approval
criteria. Concept plans are attached to the end of this chapter.
D. Development Standards. The following standards shall apply to development in the
Pedestrian Places overlay in addition to all applicable provisions of this chapter:
1. Building Setbacks. The solar access setback in chapter 18.4.8, Solar Access, applies only
to those lots abutting a residential zone to the north.
2. Plazas and Landscaping Ratio. Outdoor seating areas, plazas, and other useable paved
surfaces may be applied toward meeting the landscaping area requirements in chapter
18.4.4, Landscaping, Lighting, and Screening, but shall not constitute more than 50 percent
of the required area.
Revised Draft | April 7, 2025
Total Page Number: 84
Chapter 18.3.12 AMC, Site Development and Design Overlays Page 4 of 20
E.Development in Residential Zone.The following standards apply to development located
in the Pedestrian Places overlay and a residential zone, in addition to all applicable provisions of
this chapter:
1. Special Permitted Uses. In addition to the permitted uses in the underlying residential
zone, the following uses and their accessory uses are permitted subject to the
requirements of this section:
a. Professional, financial, business and medical offices, and personal service
establishments.
b. Stores, shops, and offices supplying commodities or performing services.
c. Restaurants.
2. Development Standards and Limitations.
a. The maximum gross floor area occupied by a special permitted use shall be 2,500
square feet.
b. Special permitted uses shall be allowed in a building or in a group of buildings
including a mixture of businesses and housing. At least 50 percent of the total gross
floor area of a building, or of where there is more than one building on a site, 50
percent of the total lot area including accessory uses such as parking, landscaping and
public space, shall be designated for residential uses.
c. The development shall meet the minimum housing density requirements of the
underlying zone.
d. Mixed-use buildings shall be set back not more than five feet from a public
sidewalk unless the area is used for pedestrian activities such as plazas or outside
eating areas, or for a required public utility easement.
e. Mixed-use developments shall have a minimum floor area ratio (FAR) of 0.50. Plazas
and pedestrian areas shall count as floor area for the purposes of meeting the
minimum FAR. Projects including existing buildings or vacant parcels of one-half acre
or greater in size shall achieve the required minimum FAR or provide a shadow plan
(see graphic) that demonstrates how development may be intensified over time to
meet the required minimum FAR.
Revised Draft | April 7, 2025
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Revised Draft | April 7, 2025
Total Page Number: 86
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Revised Draft | April 7, 2025
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Chapter 18.3.12 AMC, Site Development and Design Overlays Page 7 of 20
Figure 18.3.12.060. Pedestrian Places Overlay
Revised Draft | April 7, 2025
Total Page Number: 88
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Revised Draft | April 7, 2025
Total Page Number: 89
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Revised Draft | April 7, 2025
Total Page Number: 90
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Total Page Number: 92
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Total Page Number: 93
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Total Page Number: 97
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Total Page Number: 99
Chapter 18.3.12 AMC, Site Development and Design Overlays Page 19 of 20
18.3.12.070 Transit Triangle Climate Friendly Overlay
A. The Transit Triangle (TT) Climate Friendly (CF) overlay is that area defined in the Site
Design Zones map applies to properties designated CF on the Zoning Map.
Revised Draft | April 7, 2025
Total Page Number: 100
Chapter 18.3.12 AMC, Site Development and Design Overlays Page 20 of 20
B.Development in the Transit TriangleClimate Friendly overlay is subject to chapter
18.3.14, Transit Triangle Climate Friendly Overlay, in addition to all other applicable sections
of the ordinance codified in this section.
Revised Draft | April 7, 2025
Total Page Number: 101
Chapter 18.3.13 AMC, Residential Overlay Page 1 of 2
Chapter 18.3.13
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 concentration and mix of
businesses and housing that provide a variety of housing types, support resource and energy
conservation, and promote walking, bicycling, and transit use.
B. Applicability. The Residential overlay applies to all property where ‘Residential Overlay’ (R)
is indicated on the Zoning map.
C. Requirements. The Residential overlay requirements are as follows, except that dwellings
developed under the Transit Triangle (TT) overlay option are not subject to this
subsection. See section 18.3.14.040 for the allowed uses in the TT overlay.
1. Mixed-Use Developments.
Where more than one building is located on a site, not more than 50 percent of the total lot
area shall be
use standards, not including residential uses.
2. Residential densities shall not exceed 15 dwelling units per acre. For the purpose
area shall count as 0.75 of a unit. No maximum residential densities shall apply.
3. Residential uses shall be subject to the same setback, landscaping, and design
standards as for permitted uses in the E-1 District.
RevisedDraft | April 7, 2025
Total Page Number: 102
Chapter 18.3.13 AMC, Residential Overlay Page 2 of 2
Figure 18.3.13.010. Residential Overlay
RevisedDraft | April 7, 2025
Total Page Number: 103
Chapter 18.3.14 AMC, Climate FriendlyOverlay Page 1 of 10
Chapter 18.3.14
CLIMATE FRIENDLY OVERLAY (NEW)
Sections:
18.3.14.010 Purpose.
18.3.14.020 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.
18.3.14.010 Purpose
The Climate Friendly (CF) overlay is intended to promote the development of a mix of housing,
commercial and employment opportunities within a well-designed and connected pedestrian
environment. Areas within the CF overlay are intended to be served by high-quality pedestrian,
bicycle, and transit infrastructure and services.
18.3.14.020 Applicability
A. Climate Friendly (CF) Overlay 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 and land use standards apply within the CF overlay. Where the
provisions of this chapter conflict with comparable standards described in any other ordinance,
resolution or regulation, the provisions of the CF overlay shall govern.
C. Exceptions and Variances. Requests to depart from the requirements of this chapter are
subject to chapter 18.5.5, Variances, except that deviations from the standards in section
18.3.14.060 are subject to subsection 18.5.2.050.E, Exception to the Site Development and
Design Standards.
Revised Draft | April 22, 2025
Total Page Number: 104
Chapter 18.3.14 AMC, Climate FriendlyOverlay Page 2 of 10
Exhibit 18.3.14.020.A.1 Railroad Area Climate Friendly Area (CFA)
Exhibit 18.3.14.020.A.2 Transit Triangle Climate Friendly Area (CFA)
Revised Draft | April 22, 2025
Total Page Number: 105
Chapter 18.3.14 AMC, Climate FriendlyOverlay Page 3 of 10
Figure 18.3.14.020.Climate Friendly (CF) Overlay
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
standards.
18.3.14.040 Allowed Uses
A. Uses Allowed in CF Overlay. Allowed uses are determined by the base zone and in
accordance with section 18.2.2.030, except as provided for in this chapter. Notwithstanding the
provisions of chapter 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
another, in the same structure or on the same site, provided all applicable development
standards and building code requirements are met.
1
Table 18.3.14.040. Climate Friendly (CF) Overlay Uses Allowed by Base Zone
Base Zones
R-2 C-1 E-1 Special Use
Standards
A. Residential
Single-Family Dwelling S S S Sec. 18.3.14.040.C.1
DuplexNN N
Revised Draft | April 22, 2025
Total Page Number: 106
Chapter 18.3.14 AMC, Climate FriendlyOverlay Page 4 of 10
Base Zones
R-2 C-1 E-1 Special Use
Standards
Sec. 18.3.14.040.C.2
Multifamily Dwelling S S S
B. Public and Institutional Uses
Child Care Facility P PP Family Child Care
Home exempt from
planning
application
procedure
pursuant to ORS
329A.440, see part
18.6 for definition
Subject to State
licensing
requirements
Governmental Offices and P PP
Emergency Services (e.g.,
Police, Fire); excluding Outdoor
Storage
Park, Open Space, and P PP
Recreational Facility, including
playgrounds, trails, nature
preserves, athletic fields,
courts, swim pools, and similar
uses
Recycling DepotNN N
Revised Draft | April 22, 2025
Total Page Number: 107
Chapter 18.3.14 AMC, Climate FriendlyOverlay Page 5 of 10
Base Zones
R-2 C-1 E-1 Special Use
Standards
School, Private (Kindergarten P P P
and up)
School, Public (Kindergarten P P P
and up)
C. Commercial
Office P P P
Restaurants P PP
Retail Sales and Services, P PP
except Outdoor Sales and
Services
Self-Service Storage, NN N
Commercial (Mini-Warehouse)
D. Industrial and Employment Uses
Wholesale Storage and NN CU
In E-1 zone,
marijuana
Distribution, includes Marijuana
wholesale is
Wholesale
subject to the
special use
standards in
Sec. 18.2.3.190
1 Key: P = Permitted Uses; S = Permitted with Special Use Standards; CU = Conditional Use Permit
Required; N = Not Allowed.
Revised Draft | April 22, 2025
Total Page Number: 108
Chapter 18.3.14 AMC, Climate FriendlyOverlay Page 6 of 10
C.Special Use Standards.The uses listed as “Permitted with Special Use Standards (S)” in
Table 18.3.14.040, above, are 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.,
townhomes, condominiums, rowhouses) provided all of the following standards are met:
a. Access. Access must conform to the requirements of subsection 18.4.3.080.C.
b. Minimum Lot Frontage. Notwithstanding section 18.2.4.010, minimum lot frontage
shall be 20 feet provided dwellings have access by an alley.
2. Multifamily Dwelling Uses. Multifamily dwelling uses provided all of the following
standards are met:
a. One Building. When a planning application is limited to one building, residential
uses may occupy up 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 and uses permitted with special use standards, not including residential uses.
b. More Than One Building. When a planning application includes more than one
building, the equivalent of at least 35 percent of the gross floor area of the ground
floor for all buildings shall be designated for permitted uses and uses permitted with
special use standards, not including residential uses.
c. Affordable Housing Exception. The limitations in this subsection on ground-floor
residential uses do not apply to multifamily dwellings meeting the standards for
affordable housing in section 18.2.5.050.
d. Commercial-Ready Exception. The limitations in this subsection on ground-floor
residential uses do not apply to buildings developed with commercial-ready space on
the ground floor complying with the following:
i. The entire ground floor space must be constructed to accommodate
nonresidential uses.
ii. If residential uses are provided immediately above the ground floor level (i.e.,
second floor residential), horizontal occupancy separation must be provided to
Revised Draft | April 22, 2025
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Chapter 18.3.14 AMC, Climate FriendlyOverlay Page 7 of 10
accommodate future commercial occupancies as required by the Oregon
Structure Specialty Code at the time of construction.
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 structural
members of the floor above.
18.3.14.050 Dimensional Standards
Notwithstanding the provisions of chapter 18.2.5, Standards for Residential Zones, and chapter
18.2.6, Standards for Non-Residential Zones, Table 18.3.14.050 includes the dimensional
standards within the CF overlay.
The dimensions shall conform to the standards in Table 18.3.14.050.
Table 18.3.14.050. Climate Friendly Overlay Dimensional Standards
Base Zones
R-2 C-1 E-1
Residential Density (dwelling
units/acre)
1
Minimum15 du/ac 25 du/ac 20du/ac
Maximum None
1
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 add new units
outside the existing building, is exempt from the minimum density.
2
Floor Area Ratio (FAR)
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Chapter 18.3.14 AMC, Climate FriendlyOverlay Page 8 of 10
Base Zones
R-2 C-1 E-1
Minimum .5.5 .5
2
Plazas and pedestrian areas shall count as floor area for the purposes of meeting the
minimum FAR. Plazas and pedestrian areas may also be applied toward meeting the
landscaping area requirements but shall not constitute more than 50% of the required area.
Lot Area, Width, Depth and There is no minimum lot area, width or depth, or maximum lot
Coverage coverage, provided the minimum landscape area is provided.
3
Yards, Minimum (feet)
– Front There is no minimum front, side, or rear yard required, except
where buildings on the subject site abut a residential zone
–Side
outside of the CF 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 18.3.14.060.B.
Building Separation, On NA
Same Site – Minimum
4,5
Building Height
Maximum Height– 50/4 50/4 50/4
feet/stories
Maximum Height with 60/5 60/5 60/5
6
Bonus
Solar SetbackExcept for buildings within 100 feet of a residential zoneoutside
of the CF overlay, the solar setback standards of
chapter 18.4.8 do not apply.
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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 also, subsection 18.4.4.030.G.4 for mechanical equipment
screening requirements, and section 18.5.2.020 for site design review
for mechanical equipment review process.
6
Multifamily 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 – Minimum 15% 15% 15%
(% of developed lot area)
Open Space –Minimum (% NA
of site area)
18.3.14.060 Site Development and Design Standards
New development is subject to site design review under chapter 18.5.2, and must comply with
site development and design standards in part 18.4 and this section.
A. Block Lengths. Block length within the CF overlay shall comply with subsection
18.4.6.040.E.9.a, however, a maximum block length of 350 feet shall apply to development sites
of 5.5 acres or more. Exceptions may be permitted subject to subsection 18.4.6.040.E.9.
B. Building Mass. Building facades within 25 feet of a residential zone outside of the CF
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 requirement does not
apply to parapets. See Figure 18.3.14.060.B.1. This standard applies along the perimeter of the
development and shall not apply between buildings or lots within a development. See
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minimum side or rear yard requirement for buildings abutting a residential zone in table
18.3.14.050.
Figure 18.3.14.060.B.1.
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