HomeMy WebLinkAbout2025 - Findings - #PA-T3-2024-00013 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 Street between Siskiyou
Boulevard and I-5 and along Siskiyou Boulevard between Ashland Street and 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 on April 8, 2025 for public hearings before the
Planning Commission and the Ashland City Council. A public hearing was held at the
Planning Commission on April 29, 2025 and 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 approximately 57 acres in the center of the
city, just a few blocks north of downtown. (see Figure 1 on page 2). The site is
zoned Employment (E-1) with the Residential (R) Overlay for the majority of the
Findings of Fact and Conclusions of Law Page 1
site.The site has been planned for a pedestrian-focused mixed-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 approximately 117 acres along 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.
r
a z
\FrSTF- YS H ES v _
a
.44
CL
16 CLEAR CREEK DR
B all
Figure 1: Railroad Property CFA
Findings of Fact and Conclusions of Law Page 2
C
ASHL N ST
U
py C
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
.030 supersedes base zone requirements, to be designated on the
Zoning Map.
AMC 18.3.14.040 Revise 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 Law Page 3
AMC 18.3.14.040.0 • Add special use standards for attached single-family
dwellings that link access and lot frontage standards,
promoting the use of alleys to serve any townhouse lots
and steering developments away from arterials. Intended
to create walkability and limit curb cuts.
• Add special use standards for multifamily dwellings to
retain mixed-use requirement(minimum 35 percent
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 18.3.14.050 Supersede 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.A Apply maximum block length standard of 350 feet for new
developments larger than 5.5 acres,to implement state
rules. All development subject to City's block length
standard of 300 to 400 feet.
AMC 18.3.14.060.B Apply 10-foot step-back for portions of buildings over 25
feet tall abutting residential zones outside of the overlay.
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 Condusions of Law Page 4
• Increasing the allowed height from 40 to 50 feet outright, and from 55 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:
AMC Table 18.2.1.020 Add CF Overlay and remove TT Overlay from list of City
zones and overlays.
AMC 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.
AMC Table 18.2.2.030 Delete `Commercial Retail Sales and Services' category
that duplicates existing `Retail Sales and Services' category,
which is the preferred, defined term in 18.6.1.
AMC 18.2.3.130 Clarify option to develop residential uses within the C-1 and
E-1 zones within the CF Overlay, separate from special use
standards that otherwise apply in base zones.
AMC 18.2.3.130.B.2 Remove 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.4 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.
AMC 18.3.12.030 Expand 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 to additional design standards in
Findings of Fad and Conclusions of Law Page 5
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 18.3.12.060 Limit Pedestrian Places (PP)overlay to only apply outside
of CF Overlay,to avoid overlap.
• Delete TT Overlay reference in 18.3.12.060.B.4.
• Remove first two of three map figures in Figure
18.3.12.060, limiting extent of overlay to Main
St/Mountain Ave vicinity.
• Delete concept plan figures for the Tolman Creek
Rd/Ashland St and Walker Ave/Ashland St pedestrian
laces.
AMC 18.3.12.070.A In list of overlays, establish that CF overlay applies to
properties zoned CF on the Zoning Map.
AMC 18.3.13.010.0 Remove reference to Transit Triangle Overlay in
Residential Overlay requirements.
AMC Figure Exclude Railroad Property from the Residential(R)Overlay
18.3.13.010 by revising map figure; CF Overlay will replace and expand
upon the R Overlay.
AMC 18.3.13.C.2 Remove 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, 3,4 1 both CFAs by revising map fi�u es.
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 Condusions of Law Page 6
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. Tipe 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 Ill 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, gone changes for
large areas, gone 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) 18.5.9.020.13 permits legislative amendments to meet
changes in circumstances and conditions. The City Council finds it is necessary to amend
the Zoning Map and Land Use Ordinance to adopt 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.
R Consistency with the Ashland Comprehensive Plan and 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 ofAshland's population."
Policy 3 states,"Integrate housing with other compatible land uses through flexible coning
provisions." The proposed CF Overlay will provide expanded opportunities for
Findings of Fact and Condusions of Law Page 7
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 Housing Goal 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 and includes specific provisions to allow bonus
height for affordable housing developments. TTMRM71Fy,propo' men rnen s `
stoning distric—Mould inco to similar incentives, allowing additional building
height when at least 25% of the residential units meet Ashland's Affordable Housing
Standards outlined in AMC 18.2.5.050. These targeted incentives support the City s
brc,M�r strategy to encourage affordable oduction in centrally located,111glJ11W
am
The Ashland Comprehensive Plan Housing Goal 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 minimise number and length of
vehicle trips to meet daily needs.
The Ashland Comprehensive Plan Economic Development Goal 7.07.03, Policy 1 states,
"The City shall gone 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
Findings of Fad and Condusions of Law Page 8
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.)
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 coning 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 transitforms 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 pones 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.
Findings of Fact and Conclusions of Law Page 9
The Ashland Comprehensive Plan includes several transportation goals and policies in
Section 10.09.02 that apply to the project, including the following:
• "Provide coning 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 axisting and planned public
transit service which support use of public transportation."Both CFAs are served
by existing public transportation as 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.
The Transportation System Plan(7SP) includes two projects within the Railroad Property
development, the Clear Creek Drive extension (R24) and Railroad Property development
(R34). The TSP identifies four projects in the Transit Triangle related to improving
sidewalks, bus shelters and intersections enhancements for pedestrians including two
projects for Ashland Street Streetscape Enhancements (R38 for Siskiyou Boulevard to
Walker Avenue and R-39 for Walker Avenue to Normal Avenue),Ashland Street/Tolman
Creek Road (R41) and the Walker Avenue festival street (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
Findings of Fact and Condusions of Law Page 10
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.
The proposed CFAs also relate to policies included in the City's Climate and Energy
Action Plan (CEAP). Specifically, the plan includes strategies to address residential travel
and the emissions associated with passenger cars and trucks. Common strategies for
replacing residential travel trips in passenger cars and trucks include promoting land use
development patterns that utilize existing public infrastructure and making using transit
and alternate modes of transportation possible and even desirable. 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 Plan includes 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 Vallev Regional Plan in 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 Plan and other adopted long-
range plans.
C Consistence with Oregon Statewide Planning Goals
The Ashland Comprehensive Plan was 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 acknowledged plan including but not limited to: Chapter III Citizens
Participation and Involvement (2016), Chapter IV Environmental Resources (1991),
Chapter V Population Projection and Growth(1991),Chapter VI Housing Element(2019),
Chapter VII Economy (1991), Chapter VIII Parks, Open Space and Aesthetics (1991),
Chapter X Transportation (1996), Chapter XI Energy, Air, Water, Conservation (1991),
and Chapter XIC Regional Plan Element (2012). Technical reports and supporting
documents were also acknowledged and adopted as part of the Ashland Comprehensive
Plan and 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),
Findings of Fact and Conclusions of Law Page 11
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.
GOAL 1: CITIZEN VWOL VEMENT
To develop a citizen involvement program that ensures the opportunih,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 by the 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 amendments at two study sessions on October 22,2024, and February 25, 2025. The
Planning Commission held a public hearing on April 29, 2025, and recommended the
adoption of the Railroad Property Climate Friendly Area and the Transit Triangle Climate
Friendly Area and associated code amendments. The City Council reviewed the project 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 at bq://www.ashiandoregon.goy/climatefriendly with the project
background materials,meeting materials and proposed map and code amendments was
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 proposed zoning 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
Findings of Fact and Condusions of Law Page 12
zones are proposed. Thus, the zoning and overlays will remain consistent with the land
use framework and designations established in the Ashland Comprehensive Plan to
implement Goal 2.
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. This Goal is met.
GOAL 3:A GRICULA TURAL LANDS
To preserve arid maintain agricultural lands.
Finding: Not applicable because the proposal does not propose any land use regulation
changes to agricultural lands outside of the Ashland UGB.
GOAL 4:FOREST LANDS
To conserve forest lands by maintaining the forest land base arid 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 _S: NATURAL RESOURCES, SCENIC AND HISTORIC AREAS, AND OPEN
SPACES
To protect natural resources and conserve scenic arid historic areas arid 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 qualih,of the air, water arid 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.
Findings of Fact and Conclusions of Law Page 13
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.
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 8 and 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 l0: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 Plan was 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 for needed 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 or 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:
Findings of Fact and Condusions of Law Page 14
• Eliminating maximum density in all areas zoned C-1 and E-1 citywide, where
residential uses are permitted as mixed-use.
• 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 20 du/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 current 50-foot height limit.
The City of Ashland has an acknowledged comprehensive plan that complies with this goal
and the proposed amendments do not modify the existing goals and policies related to Goal
10, nor do the amendments modify the Ashland Coniprehensive.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' orderh, and efficient arrangement of public facilities and
services to serve as a fraineivork for urban and rural development.
Finding: The City of Ashland has master plans in place for water, wastewater and
stormwater that 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.
Findings of Fact and Condusions of Law Page 15
GOAL 12: TRANSPORTATION
To provide and encourage a safe, convenient and economic transportation system.
Finding: The City has an acknowledged Transportation Svstem 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 analysis and standards of the governing jurisdiction of 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 emplovment 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.
Findings of Fact and Condusions of Law Page 16
Statewide Planning Goal 17:"Coastal Shorelands"There are no coastal shorelands within
the vicinity of Ashland,therefore, Goal 17 is not applicable.
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 Friendlr.4rea Rules (OAR 660-012-0310 to 660-
012-0330)
OAR 660-012-0310: Climate-Friendly Areas
(1) This rule, OAR 660-012-031 S, 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 gone 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, cli»uate 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,
stornnvater, and transportation. "Readily serviceable"means that urba»
infrastructure services are nearby and could be provided to allow
Findings of Fact and Conclusions of Law Page 17
construction on the site within one year of an application for a building
permit;
(C) The coning 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 anv
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 clnrtate friendly areas are constrained by adjacent
areas planned and coned to meet industrial land needs.
Finding: The City of Ashland is subject to the CFA requirements, per section (1). The
proposed CFAs are located 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 along all arterials and
collectors within the CFAs,including enhanced painted bike lanes and bike boxes installed
along Ashland Street through the CFA in 2024. These bicycle, 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 are Goal 7 identified hazard areas,
satisfying subsection(2)(d). (Comprehensive Plan Environmental Resources Element.)
The entirety of the proposed CFAs is within the City limits, satisfying subsection(2)(e).
The proposed Railroad Property CFA is an irregular rectangle,and averages approximately
850 feet north-south and 2,400 feet east-west that 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
Findings of Fad and Condusions of Law Page 18
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
along Ashland Street and 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 studving 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 coned 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 clineate friendly areas to
accommodate at least 30 percent of housing units.
(b)21e 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 capaciy,and needed housing consistent with ORS
197.296 at 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
are proposed to accommodate at 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 coned 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 coned
Findings of Fact and Condusions of Law Page 19
building capacity, cities and counties may assume the following number of floors
within multistory buildings, based on allowed building heights:
(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 coned 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 coned 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
coned building capacity, but may be counted towards minimum area and dimensional
requirements for climate friendly areas. Zoning and development standards for
public parks and open space areas are exempted from compliance with the land use
requirements in OAR 660-012-0320 if the existing coning standards do not allow
residential, commercial, or office uses.
(e)Local governments shall assume an average dwelling unit sire of 900 square feet.
Local governments shall use the average dwelling unit sire 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 has been shown to
have capacity to accommodate 2,226 housing units and the proposed Transit Triangle CFA
has been shown to have capacity to accommodate 5,349 housing units, using the
methodology in this section, for a total capacity of 7,575 housing units. (See Housing
Capacity Analysis Update in Exhibit E.)This OAR is met.
.1
(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, coning maps, or coning codes; indicated by land use designation,
Findings of Fad and Condusions of Law Page 20
overlay zone, or similar mechanisms. Adoption of land use requirements and f ndings for
the plan, code, or map amendment shall include the following:
(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 coned 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 friendly area. 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-
(7endly 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 Guidance for 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 B. Exhibit E includes
supplemental documentation of the CFAs' housing capacity showing that there is capacity
Findings of Fad and Conclusions of Law Page 21
for 7,575 housing units, well over the required 30 percent of total housing units or 3,469
units determined for Ashland.
Documentation of existing dwelling units by category is provided in Exhibit F,in response
to subsection(6)(b). The Railroad Property is estimated to have 45 existing dwelling units,
and the Transit Triangle is estimated to have 270 existing dwelling 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 included here with Exhibit G,
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) O,f ice-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:
Findings of Fact and Conclusions of Law Page 22
• Attached single-family dwellings.
• Multifamily dwellings (3+units),with mixed-use requirements to incorporate at
least 35 percent 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 care facility, schools(public and private), government offices and parks.
The above uses are permitted and subject to Site Plan Review,which requires Type I or H
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 coned 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, coned 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 660-012-031 S(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 coning 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
-1
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 prioritise locating government facilities that provide direct
service to the public within climate friendly areas and shall prioritise locating parks, open
space, playas, and similar public amenities in or near climate friendly areas that do not
contain sufficient parks, open space, playas, 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.
Findings of Fact and Conclusions of Law Page 23
There are no parks within the Railroad Property CFA, however, Railroad Park and the
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 District and libraries by Jackson County Library
Services. The Public Services element of 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 local streets within 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 sire, 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
300 to 400 feet for public streets. Block spacing may be modified based on site-specific
Findings of Fad and Conclusions of Law Page 24
factors.(AMC 18.4.6.040.E.9.) Specifically,within the proposed CFAs,a maximum block
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 area or maximum FAR standards are
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 2.5,000 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.
1.4
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
Findings of Fact and Condusions of Law Page 25
affordable housing developments. (Proposed AMC Table 18.3.14.050.)This OAR is met.
(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 coned 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 mist require either a minitnum residential
density of 15 dwelling units per net acre or a minimum floor area ratio of 1.0, as described
in section (8).
1.4
(10) A local government may provide an alternative methodology for coned residential
building capacity calculations that differs froth 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 coned 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 Law Page 26
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 H,which identifies bicycle,
pedestrian and transit opportunities existing and proposed within the CFAs. A highway
impacts summary has been prepared and is provided in Exhibit I, 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 sire, 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 Condutoons of Law Page 27
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
necessary to 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, alleys and 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 multimodal facilities 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, playa, or other pedestrian-oriented space must be provided
between primary 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 Condusions of Law Page 28
facilities to meet the requirements of this section.
69 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) 7hese 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 be open during all business hours.(AMC
18.4.2.090.B.1.c.)
• Addressing subsection 69: 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.(AMC 18.4.2.040.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
Findings of Fact and Conclusions of Law Page 29
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.
(S) 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 sire 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. (AMC Table 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 Fad and Conclusions of Law Page 30
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 Street east of
the intersection of Ashland Street and 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 grade for 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.
1...I
Finding: The City adopted land use regulations without parking mandates consistent with
OAR 660-012-0420 with Ordinance 3229 effective January 19, 2024. Per AMC Table
18.4.3.040, no minimum off-street parking standards apply to development citywide
including within the proposed CFAs.Therefore,this OAR specific to CFAs does not apply.
OAR 660-12-0630, Bicycle Parkin,-
(1) Cities and counties shall require and plan for adequate parking to meet time 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 arty 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 Law Page 31
parking provided must:
(a)Either allow ways to lock at least two points o»a bicycle, or be within a lockable
space only available to authorised 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 sheltered space
per unit, depending on unit size), commercial, office, industrial, institutional, public and
transit stations apply to new development. (AMC Table 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-inch dimensions, 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.)This OAR are met.
(S) 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 similar options within
the CFA as they are developed.
Q=s://ashlandoregon.gov/DocumentCenterNiew/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. (AMC Table 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
My met,based on the detailed findings set forth herein,the detailed findings and analysis
of the Planning Commission, and supporting documents together with all staff reports,
addenda and supporting materials in the whole record.
Findings of Fact and Condusions of Law Page 32
Specifically, the Council finds that the proposed zoning map and land use code
amendments are consistent with City of Ashland approval criteria for land use ordinance
and zoning map amendments as set forth in AMC 18.5.9.020.13 and are consistent with the
City of Ashland Comprehensive Plan and 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 Map as reflected in the attached ordinance.
Ashland City Council Approval
Tonya GAham, Mayor Date
Signature authorized and approved by the full Council this' day of June,2025.
Attest:
A-0/A' in f A ItA A
Alissa Kolodzinski, City Recorder Date
Approved m.
Pie il it,Alorney Date
Findings of Fact and Conclusions of Law Page 33
EXHIBITS
A. Ordinance#3249 amending the Ashland Land Use Ordinance to repeal Chapter 18.3.14
Transit Triangle Overlay and replacing it with a new Chapter 18.3.14 Climate Friendly
Overlay (new Chapter 18.3.14 attached as Ordinance Exhibit A).
B. Ordinance #3250 amending the adopted Zoning Map to add the Climate Friendly(CF)
Overlay (new Zoning Map attached as Ordinance Exhibit A).
C. Ordinance#3251 amending the adopted Site Design Zones Map to align the extent of the
Detailed Site Design Review Overlay Zone to include the full extent of two newly
proposed Climate Friendly Area Overlay Zones (new Site Design Zones Map attached as
Ordinance Exhibit A) .
D. Ordinance#3263 amending Chapters 18.2.1, 18.2.2, 18.2.3.130, 18.2.6, 18.3.12, 18.3.13
& 18.4.2.040.0 of the Ashland Land Use Ordinance to align with the new Climate
Friendly Area regulations and ensure implementation of applicable development
standards.
E. Housing Capacity Analysis of the CFAs
F. Estimates of Existing Dwellings within the CFAs
G. Housing Production Strategies to promote affordable housing and prevent
displacement within the CFAs, ongoing and newly adopted
H. Multimodal Transportation Gap Summaries
Findings of Fact and Conclusions of Law Page 34