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HomeMy WebLinkAbout2026-01-27_Planning PACKET Planning Commission Meeting Agenda ASHLAND PLANNING COMMISSION STUDY SESSION MEETING AGENDA Tuesday, January 27, 2026 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 10:00 a.m. on January 27, 2026 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/96905546516 IV.DISCUSSION ITEMS Manufactured Home Park Zoning Code Concepts Review and discuss proposed development code concepts and recommendations for establishing a new Manufactured Home Park Zone (MHPZ) designation, intended to preserve existing parks and align Ashlan d’s code with state housing statutes and best practices. The study session will focus on key policy choices related to density, redevelopment flexibility, tenant protections, and design standards to inform direction prior to drafting hearings-ready code amendments. V.OPEN DISCUSSION VI.ADJOURNMENT Next Meeting Date: February 10, 2026 If you need special assistance to participate in this meeting, please contact Brandon Goldman 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. Page 1 of 1 Total Page Number: 1 Total Page Number: 2 _________________________________ Total Page Number: 3 Total Page Number: 4 Memo DATE:January 27, 2026 TO:City Council, Planning Commission, Housing and Human Services Advisory Committee FROM: Brandon Goldman, Community Development Director RE:Manufactured Home Park Zone – Update Thejointstudy session ofthePlanning Commission, HousingandHuman Services Advisory Committee, andtheCityCouncilprovidesanopportunitytoreviewand discuss proposed policyconceptsfor a newManufacturedHomeParkZone(MHPZ)andassociated developmentcode amendments. Thissession represents a transitionfrominitialcodeaudit andconcept development towardpolicydirectionthatwillinformthedraftingofhearings- readyordinance amendments. Thislegislativeprojectisfundedthrough a TechnicalAssistanceGrantfromtheOregon Department ofLand Conservation andDevelopment(DLCD).Through a jointselection process conductedbytheCityand DLCD, 3JConsultingwas retained toprovidetechnical andpolicysupportforthiseffort. Preservationofmanufacturedhomeparkswas identified as a strategicactioninAshland’s adoptedHousingProductionStrategy(HPS).TheHPSrecognizesmanufacturedhomeparks as a criticalsourceofnaturallyoccurringaffordablehousingandcallsforregulatorytools thatmaintainparkviability,reduce redevelopment pressure, andsupportlong-termhousing stabilityfor residents. Development of a stand-aloneMHPZisintendedtodirectlyimplement thisHPSstrategybyestablishing a zoningframeworkfocused on preservation, clarity,and compliancewithstatehousingstatutes. As partofthiswork,theCityandconsultantteamhavebeenevaluatingAshland’sexisting ManufacturedHousingDevelopmentregulationsinAshlandMunicipalCodeSection 18.2.3.180 (https://ashland.municipal.codes/LandUse/18.2.3.180) , whichcurrentlygoverns manufacturedhomeparkswithinresidential zones. This section hasprovidedanimportant baselineforunderstandingexistingrequirementsandidentifyingopportunitiesfor modernization,simplification,removalofregulatorybarriers,andalignmentwith statelaw. COMMUNITY DEVELOPMENTDEPARTMENT 51 Winburn WayTel: 541.488.5305 Ashland, Oregon 97520Fax: 541.552.2050 ashland.or.usTTY: 800.735.2900 Total Page Number: 5 Toinformpolicy development, theCityandconsultantteamhavebeenworkingwith a Management Advisory Committeecomposedofmanufacturedhomepark residents, real estate professionals, affordablehousing providers, and a representative fromtheHousing andHuman Services Advisory Committee andPlanning Commission. Thisgrouphasassisted in reviewing existingregulationsandidentifying issues affectingpark preservation and resident stability.Followingthejointstudy session, themanagementadvisorycommitteewill reconvene toincorporatepolicydirection received and assist inthe development ofdraft codelanguage. After thestudy session andpreparationofdraftordinance amendments, theproposed legislativechangeswillbe presented totheHousingandHuman Services Advisory Committee andPlanning Commission for review andrecommendation,followedbyCity Council considerationat a futurestudysession. Publichearingsforordinanceadoptionare tentatively anticipatedtooccur between JuneandJulyofthisyear. COMMUNITY DEVELOPMENTDEPARTMENT 51 Winburn WayTel: 541.488.5305 Ashland, Oregon 97520Fax: 541.552.2050 ashland.or.usTTY: 800.735.2900 Total Page Number: 6 Ashland MHPZ Code Concepts & Recommendations January 2026 Project Purpose The purpose of the Ashland Manufactured Dwelling Park Zone Code Development Project is to prepare hearings-ready development code amendments to comply with and exceed housing-related statutes and facilitate housing production, affordability, and choice. Amendments will include a new zoning designation for Manufactured Home Parks in accordance with one of the City’s Housing Production Strategy to: “Maintain quality and support preservation of existing manufactured home parks”. A new Manufactured Home Parks zone is intended to preserve existing parks and explore allowances for higher manufactured home densities within this designated zone. Code Concepts This memo includes an audit of the city’s current development code provisions and an analysis of standards relative to state residential statutes, including ORS 197.478 for manufactured home standards and related administrative rules. The audit also includes analysis of how the code compares to other example cities that have adopted a manufactured home park protective zone, providing best practices as the basis for review with further opportunity for local refinement. The “Recommendations” column identifies existing regulations that can be updated, modified, or removed. This section is complemented by the “State Requirements / Case Study Recommendations” column, which explains the reasoning behind the recommendations. The code audit evaluated the existing Ashland development regulations that relate to manufactured housing development for both compliance with state regulations, opportunities to enhance clarity and remove barriers to development, and opportunities to support manufactured home developments. Specific concepts identified in the analysis of the code and overall findings include: 1 Total Page Number: 7 Density and Lot Standards: Current code includes minimum and maximum density limits that may constrain redevelopment and park expansion. Removing these limits and relying on site design and infrastructure capacity is recommended. Reducing minimum lot size and width would increase flexibility. Allowing the option of two small units (<400 sq ft) per lot and increasing maximum lot coverage to 65% would be better aligned with modern manufactured housing formats. Setbacks and Dimensional Flexibility: Existing setback standards vary across parent zones, creating unnecessary complexity. Simplifying to a uniform 5 ft setback internally, or setbacks that are consistent with the fire code, would increase clarity. Allowing encroachments such as porches and decks into setback areas and removing references to parent zone standards are recommended to streamline and support compact design of manufactured home parks. Landscaping and Open Space: Landscaping and open space standards may act as development barriers. Simplifying requirements to 50% of unbuilt area landscaped and a minimum 5% of total site area as open space is recommended. Combining or cross-referencing landscaping and open space areas could provide additional flexibility. Redevelopment and Nonconforming Parks: Many older manufactured home parks face challenges modernizing due to nonconforming status or aging infrastructure. Establishing a clear redevelopment pathway, potentially through legislative or Council approval, is recommended. Allowing modernization or expansion of small nonconforming parks through conditional use review and offering compliance flexibility or incentives would encourage reinvestment without displacing residents. Use and Design Flexibility: Allowing limited nonresidential and community- serving uses (e.g., daycare, office, coffee shop, clubhouse) within manufactured housing parks would support livability and integration. A maximum cap (e.g., 20,000 sq ft or percentage of total lot area) is recommended to ensure scale compatibility. 2 Total Page Number: 8 Tenant and Affordability Protections: To balance redevelopment with resident stability, tenant protection measures should be considered. Expanding provisions similar to Ashland’s condominium tenant rights (AMC 10.115.010) could provide a model. Code Recommendations The following sections of the Ashland Municipal Code were reviewed for compliance with applicable state residential statutes and with case study examples in mind, with a focus on manufactured housing. The development code below has been organized by the order of the code, with recommendations along with state requirements and case study references stated below. 3 Total Page Number: 9 4 Total Page Number: 10 ingle Keep and . S . for a and permitted all together standards family home text eepemove it Overall Recommendations Align table with recommendations of zones where manufactured home parks and manufactured homes are KRfamily homes in the different zones do not have a minimum floor area, but rather are dictated by lot area, height, setbacks, minimum lot coverage. the same single-zone requirements in AMC 18.2.5.030. - State Requirements / Case Study Recommendations Per ORS 197.478 (as revised by HB 4064), jurisdictions cannot apply standards to prefabricated dwellings or manufactured homes that are not also applicable to sitebuilt homes (with limited exceptions). n - t Uses Allowed by Zone The manufactured home shall be multi Audit Matrix Floor Plan. Current Code Text Table 18.2.2.030*see current table at the end of the documen 18.2.3.170 Manufactured Home on Individual Lot Manufactured dwellings relocated into the City shall conform to City standards. Manufactured homes are permitted on individual lots, subject to all of the following design standards.A.sectional and have an enclosed floor area of not less tha1,000 square feet. Code 5 Total Page Number: 11 and E for Garage all text emove Overall Recommendations RKeep textAlign or reference AMC 18.4.2.030.D and Building Materials standards. of the same State Requirements / Case Study Recommendations The model code does note to avoid a minimum pitched roof standardConstruction material is not required for other housing types, but rather section AMC 18.4.2.030.E notes that Building materials and paint colors should be compatible with the surrounding area. n The manufactured home appearance siding is - If the manufactured home has a “superior” to metal siding and roofing). The manufactured home shall have a pitched roof Residential Building Materials. Garages and Carports. Roof. idth (14 degrees). Current Code Text B.with a slope not less than 3 feet in height for each 12 feet iw C.shall have exterior siding and roofing which in color,material, and appearance are similar or superior to theexterior siding and roof material used on nearby residences(e.g., horizontal wood or woodconsidered D.garage or carport, the garage or carport shall beconstructed of materials like those used on the house. 12 Number: 6 Page Total an exception for - Overall Recommendations Keeprequirements for manufactured homes - e- has an built singl Rise Residential - - State Requirements / Case Study Recommendations(4) A local government may not subject manufactured homes or prefabricated structures within an urban growth boundary, or the land upon which the homes or structures are sited, to any applicable standard that would not apply to a detached, sitefamily dwelling on the same land, except: (a) As necessary to comply with a protective measure adopted pursuant to a statewide land use planning goal; or (b) To require that the manufacturer certify that the manufactured home or prefabricated structureexterior thermal envelope meeting performance standards which reduce levels equivalent to the performance standards required of singlefamily dwellings constructed under the LowDwelling Code as defined in ORS 455.010. -family The manufactured home shall be d Cents” energy efficiency standards, or equivalent Thermal Envelope. Current Code Text E.certified by the manufacturer to meet the thermal envelope requirements equivalent to those for a singledwelling constructed under the building code. Evidence demonstrating that the manufactured home meets “Super Goostandard, is deemed to satisfy the exterior thermal envelope certification requirement. 7 Total Page Number: 13 the ay in meet the are olid materials up standards and AMC - also . S anufactured but also note that filled……. the height text - ” .10.080. M Overall Recommendations Update text. Remove “The manufactured home shall be placed on excavated and backabove grade”. Replace with “The manufactured home shall conform with building code requirements in chapter 18.4 and the minimum setof the adopted state Administrative Rules for Manufactured Dwellings, OAR 918.Keepmanufactured homes shall comply with and meet FEMA requirements15homes must same flood protection requirements as a “stick built” or typical housing.Keep Text, although mneed to remove vinyl siding as an optionsuch as masonry, concrete, or treated wood - and 3.4 5.2. Dwellings DLCD Model Flood . Section State Requirements / Case Study Recommendations The following standards are no longer authorized by statute unless they also apply to sitebuilt homes: minimum floor area, foundation standards, minimum roof slope, exterior siding and roof color and materials, and garage or carport requirements.Reference Hazard Management OrdinanceManufacturedAMC 15.10.080 Provisions for Flood Hazard Protection.Remove requirements for specific foundation design. (NOTE: manufactured dwellings may still be subject d adopte up standards of the - filled foundation and enclosed at - The foundation area of the Manufactured homes shall comply with The manufactured home shall be placed on Floodplain. Foundation Skirt. Placement. tate Administrative Rules for Manufactured Dwellings, OAR Current Code Text F.s918.G.chapter 18.3.10 Physical and Environmental Constraints.H.manufactured home shall be fully skirted with concrete,horizontal wood, or vinyl siding, or other materials, pursuantto applicable building codes. an excavated and backthe perimeter such that it complies with the applicablebuilding code requirements, including the height abovegrade, and the minimum set 14 Number: 8 Page Total ing as d from this . s section. term units also required for wo design ily are text. Ttext Overall Recommendations HUD requirementAlso include metal sia viable option for fire safety promotion. Keepfeatures single famKeepRemove “pleasing appearances” statement. built dwellings (except as - State Requirements / Case Study Recommendations to HUD foundation and skirting requirements). Remove any requirements for siteallowed within historic districts or adjacent to designated historic landmarks). The section “to encourage design standards which will create pleasing appearances” does not align with clear and objective standards” in ORS 197A.400. family design features - The manufactured home shall The manufactured home shall not be located The purpose of this section is to encourage the Purpose. Prohibited. Design Features. Current Code Text I.incorporate at least two of the singlein section 18.2.5.090.J.18.2.3.180 Manufactured Housing Developments A.most appropriate use of land for manufactured housing development purposes, to encourage design standards which will create pleasing appearances, to provide sufficient open space for light, air, and recreation, to provide adequate access to manufactured housing sites, and to refer minimum utility service facilities to appropriate City codes. in a designated historic district. 15 Number: 9 Page Total , f . I , is wanted -3 require a unless – 1 or R to more zones may - ? This could be a text text Overall Recommendations 1. Keepexpandingperhaps R(especially if allowed density is increased in parks)2. Remove. 3. Keep4. Keep5. KeepKeepgood place to speak about redevelopment potential and process for MHPspursued, itlegislative change or a Council approval. notes become a case study would then ortland if a protective zone was State Requirements / Case Study Recommendations Portland offers a 50% density bonus to manufactured dwelling parks that dedicate at least 50% of their units as affordable to households earning no more than 60% of area median income (AMI). The Pthat applied and the owner is proposing a change in use, that it Type III land use approval to change the use. 2 zones. - The procedure for approving a 3.5 and R -1- Procedure for Approval. General Provisions. Manufactured housing developments shall be subject to In addition to the requirements of this chapter, all No manufactured housing developments may be located No manufactured housing developments may be located, Manufactured housing development may be located or Current Code Text B.1.relocated only in R2.relocated, or increased in size or number of units within any other zone.3.within the Historic District Overlay.4.regulations of this chapter and shall be located only on sites approved for use under the provisions of such chapter. No person shall establish, operate, manage, maintain, alter, or enlarge any manufactured housing development contrary to the provisions of this ordinance.5.manufactured housing developments shall conform to the regulations of ORS 446, together with such administrative rules as may be adopted from time to time, except where such regulations are exceeded by the requirements of this chapter, in which case the more stringent requirements shall apply.C.manufactured home development is the same as for the Performance Standards Option (Outline Plan and Final Plan), pursuant to chapter 18.3.9. 10 r ot to t Total Page Number: 16 the . . of lots ng porches o no removing r (width & tandardizing l dimensional s create or the fire code onside - be built over – requirement setbacks to 5 ft on y. . to requirements and c onsider changi %. Consider C Refer to “Manufactured quirements Keep text. . Overall Recommendations 1.2.Dwelling Park” for a definitionof minimum units andproximitDensity for a manufacturedhome park will need to bechanged min/max of density and leotherdetermine the size and units on that lot3.Consider reducing size oflotsor reducing redepth)4.coverage across all zones 655internal all sides setbackConsider allowing decks setback area, although they – w may approach is his could allo densities are a : No density limits : Density between 6 t : 29 units per acre or 1 although they Study onsider density transfer State Requirements / Case Study Recommendations We will need full confirmation about proposed densities. Caserange:Portland space per 1,500 sqft.Bellingham limited by height, setbacks, open space, etc. Fort Collins and 12 units per acre.Coptions, not be viable for the city. *if the ‘no density’consideredAshland to provide anincentive to property ownerswithout opening up a 'takings'issue. n n d 3.5 zone. In addition, the -1- which is 14 feet wide or less, or t or site shall be 65 percent in the housing, manufactured home lot or space of at least ten feet. Manufactured Housing Development Design Standards. Exterior Setbacks. Manufactured housing sites along theInterior Front Yard Setbacks. There shall be a front yard o Street Standards. Public streets shall comply with the Lot Coverage. Maximum lot coverage of any individual Manufactured Housing Sites or Lots. All manufactureInterior Side and Rear Yard Setbacks. There shall be side Density. The maximum density permitted shall be eight 2 zone and 55 percent in the R Minimum Court Size. A manufactured housing Current Code Text D.1.development shall occupy a site of not less than one acre isize.2.manufactured housing units per acre of developed court area. Manufactured which is less than 800 square feet in size will count as 0.75 units for this calculation.3.housing sites or lots must be at least 2,000 square feet in size, at least 35 feet wide, and at least 40 feet deep.4.manufactured housing loR-general lot coverage requirements of the parent zone shallalso be complied with for the entire project site.5.Setbacks.a.exterior boundary of the court shall have the same setbacksas required in the parent zone, and no less than a minimumof five feet from a property boundary line.b.eachc.or rear yards of at least five feet. There shall be a minimumseparation of ten feet between manufactured housing units.6. 11 Total Page Number: 17 a a keep an n - y Ever three lots are the , although add that within public rights of onsider changing interior onsider changing interior C Exterior SetbacksC Keep Change to “ Currently Overall Recommendations must comply with fire code specifications. a.b.setbacks to comply withbuilding code / fire codestandards.c.setbacks to comply withbuilding code / fire codestandards.6.private streets servingmanufactured home parksdo not count towardsrequired ‘lots’ served.(maximum amount that private street can serve.)7.manufactured housingdevelopment shall have permanent pedestriwalkway at least 48 incheswide way. Private streets must beADA compliant wheconnecting all State Requirements / Case Study Recommendations -1- d n d g around shall be anufacture - 2 zone shall have 35 percent - be placed underground. end street no more than 300 feet in depth - Fencing. Fencing shall comply with all fencin All areas of the development not occupied by paveManufactured housing developments located in an R Utilities. Provisions for electric, water, and sanitary serviceLandscaping. Sidewalk Standards. Every manufactured housing Current Code Text design standards contained in chapter 18.4.6. Private streets shall be a minimum of 20 feet in width, and constructed to the same standards as specified for an alley. A private street may be a deadfrom a higher order road. Adequate turnprovided according to standards established by the Planning Commission.7.development shall have a permanent pedestrian walkwayat least 48 inches wide connecting all mhousing units to public or private streets, common openspaces, parks, and commonly owned buildings and facilities.8.shall be made in accordance with established Cityprocedures and law, including number, size, quality, andlocation of fixtures, connections, and facilities. Telephoneand electric lines shall9.a.roadways, pathways, parking areas, or not occupied byother facilities shall be landscaped. Areas that contaisignificant natural vegetation may be left in a natural state,if approved on the final landscaping plans.b.3.5 zone shall have 45 percent of the entire site landscaped.Developments located in the Rof the entire site landscaped.10. 18 Number: Page 12 Total 50% - ” and keep landscaping with 11 make sure that - /revise Combine with 12 Overall Recommendations manufactured housing units to public or private streets, common open spaces, parks, and commonly owned buildings and facilities8. Keep9. Reviewstandards this is not an additional requirement for a MHP of the unbuilt area can be landscaped10. Keep11. 12. Combine at 5% of the total area for open space. State Requirements / Case Study Recommendations Play Area. If the manufactured housing development Common Open Space. All developments are required to Current Code Text requirements as per section 18.4.4.060.11.provide a minimum of five percent of the total lot area in common open space.12.accommodates children less than 14 years of age, a separate general play area a minimum of 2,500 square feet in size, or 100 square feet of play area per unit, whichever is greater, shall be provided. 19 Number: Page 13 Total 10 no ing to consider having – hang or and letting setback ing this requirement. Consider reducing or Consider c Overall Recommendations 1. eliminating the minimum square footage requirement for manufactured housing units from 650 square feet to 400 square feet or less, with the option to allow up to two units per lot when both units are 400 square feet or smaller to support greater density and flexibility.2. feet in width standardrequirements determine size. 3. Keep4. Keep5. Keep6. Keep7. Many new manufactured homes do not need a large patio or deckremov8. Keep State Requirements / Case Study Recommendations Review Portland's unit standards to review sq ft, width, etc. . All manufactured housing unit, based family detached homes. - anufactured housing units shall be provided with City determined that the manufactured housing unit has a Manufactured housing units shall comply with the Manufactured Housing Unit Standards Manufactured housing units shall be placed on M Manufactured housing units shall have the Oregon Manufactured housing units shall be at least 12 feet wide. Manufactured housing units shall have a deck or patio Manufactured housing units shall be a minimum of 650 Current Code Text E.housing units located in approved manufactured housing developments shall comply with all of the following requirements.1.square feet in size.2.7. 3.Department of Commerce “Insignia of Compliance.” The Building Official shall inspect the manufactured housing unit and occupancy shall be approved only if the Building Official hasvalid insignia of compliance and has not deteriorated beyond an acceptable level of compliance.4.permanent foundations, with wheels and hitches removed, be fully skirted or bermed, and shall have no uncovered openings except for vents of sufficient strength to support the loads imposed by the manufactured on accepted engineering design standards, as approved by the Building Official.5.water, sewer, electricity, telephone, and storm drainage, with easements dedicated where necessary.6.thermal envelope requirements for heat loss required by the building code for single 20 Number: Page 14 Total Overall Recommendations State Requirements / Case Study Recommendations icial. Notwithstanding the above, any manufactured home Current Code Text area adjacent to the home. The deck or patio shall be constructed of a permanent material and shall be at least 80 square feet in size, with a minimum width of eight feet in its least dimension.8.legally located within the Ashland Urban Growth Boundary prior to July 1, 1990, may be relocated to an approved manufactured home development, subject to a fire and life safety inspection by the Building Off 21 Number: Page 15 Total e Either in this text. text Overall Recommendations Keep1. Keepsection or in a new section, the owners could demonstrate financial burden or hardship during the review of a conditional use permit. The goal is to bring the park into compliance without requiring them to address every issue in the park. Thconditional use process should consider the positive impacts on the health and safety of park residents onsider nonconforming State Requirements / Case Study Recommendations From stakeholder interviews: Cmobile home parks and ways to bring them into conformance without triggering all upgrades at once. in not conform H.3. e yard requirements for accessory buildings enlarged, remodeled, or modernized except charge permit from the Staff Advisor is required for ual manufactured housing units. - Nonconforming Manufactured Housing Developments. Storage and Temporary Occupancy of Manufactured For temporary occupancy of a manufactured housing No manufactured housing unit shall be stored on a public No nonconforming manufactured housing development A no Routine maintenance and repairs may be performed Current Code Text F.Homes.1.the storage of any manufactured housing unit on the home premises of the owner for any length of time when not used for living purposes; provided, however, that all units so stored shall abide by thin this chapter.2.street except for temporary maneuvering purposes.3.unit, see subsection 18.2.2.030.G.Notwithstanding the provisions of chapter 18.1.4, Nonconforming Situations, manufactured housing development and an individual manufactured housing unit utilized for living purposes on the effective date of this ordinance or of amendments thereto, which doto the regulations of this chapter, shall be deemed to be nonconforming and may be continued, subject to the following regulations:1.within the manufactured housing development or upon individ2.shall be conformance with all requirements of this chapter, except that an area of less than two acres for a development to be 22 Number: Page 16 Total text texttext text Overall Recommendations without mandating full compliance. 2. Keep3. Keep4. KeepKeep State Requirements / Case Study Recommendations s. (Ord. 3229 n the Ashland Urban Growth by the Board of Health, State obscuring shrubbery, walls, or - For the mitigation of adverse Special Conditions. If a nonconforming manufactured housing development No manufactured housing unit shall be located on the site Current Code Text enlarged, remodeled, or modernized may be approved through the conditional use permit procedure contained in this ordinance.3.of, or substituted for, a nonconforming manufactured housing unit, the use of which has been discontinued, except within a manufactured housing development holding a certificate of sanitation issuedof Oregon, issued prior to the effective date of this chapter. Relocation of existing units withiBoundary is exempted as provided in subsection 18.2.3.180.E.8. 4.holding a certificate of sanitation issued by the Board of Health, State of Oregon, ceases operation for a period of six months or more, said development shall be considered abandoned and shall be reinstituted only in conformance with the requirements of this chapter.H.impacts, the City may impose conditions, including, but not limited to, requiring viewfences, and requiring retention of specified trees, rocks, water ponds or courses, or other natural feature§ 3, amended, 12/19/2023; Ord. 3191 § 4, amended, 11/17/2020) 23 Number: Page 17 - Total example, those not in a xists at the “If the MHP Expand on the Rights for Condos parks, even Overall Recommendations Consider adding a tenant protection policy, similar to Bellingham. Tenants’code section (AMC 10.115.010) to MHs. This could apply to all MHPZ (i.e. Lower Pines which is in a CFA). Oregon’s first right of refusal is 14 days, if we use Bellingham as an we could add a longer time needed for purchase. (BMC 20.10.033(B) owner accepts the organization’s proposal, the organization shall have 120 days in addition to the 60day notice period in which to obtain any necessary financing or guarantees and to close on the purchase. If no qualified tenant organization etime the MHP owner gives its notice of sale, the : - case study Bellingham State Requirements / Case Study Recommendations From Tenant protections (BMC 20.10.033) Partner with CASA Oregon and ROC USA to support residentowned manufactured home communities. Current Code Text NEW 24 Number: Page 18 Total - similar to , storage, - ft based on etc.) to be ) .” use dev. childcare shop? range or sq Overall Recommendations homeowners may form one for the purpose of considering whether to exercise the purchase opportunity Consider adding nonresidential community serving buildings (manager office, common kitchen, club house, coffee permitted with review in the MHP Zone. Consider an allowance for a percentage of the overall lot to be used for commercial or mixed-landscaping (up to 20,000 sqft- lot size : lins case study l serving buildings State Requirements / Case Study Recommendations From Fort Cocommunity- Current Code Text NEW 25 Number: Page 19 Total or to - , and other 18.2 velopments subject to this Developments exercising Overall Recommendations Change text to: “the Performance Standards option, including developments that are required to apply the option pursuant to this ordinance, shall meet the provisions of this chapter and all other applicable sections of this ordinance; except that dechapter are not required to meet the minimum lot size, lot width, lot depth, and setback standards of partstandards as specifically provided by this chapter. The Performance Standards option may be used to divide residential and nonresidential zoned land,approve cottage housing and reference – State Requirements / Case Study Recommendations Consistency manufactured housing cottage housing , and other 18.2 velopments subject to this chapter residential zoned land. - Current Code Text 18.3.9.020 Applicability Developments exercising the Performance Standards option, including developments that are required to apply the option pursuant to this ordinance, shall meet the provisions of this chapter and all other applicable sections of this ordinance; except that deare not required to meet the minimum lot size, lot width, lot depth, and setback standards of partstandards as specifically provided by this chapter. The Performance Standards option may be used to divide residential and non 26 Number: Page 20 Total .” A proposed , citing 18.2.3.180 The property is proposed Overall Recommendations developments and manufactured housing developments.”Include additional conditionsmanufactured home developments: “5. for development as a manufactured housing development consistent with the standards in sectionUpdate text to: “outline plan shall accompany applications for subdivision approval under this chapter. Fordevelopments of fewer than ten lots, or for manufactured State Requirements / Case Study Recommendations Consistency reference for manufactured homes in this section Reference manufactured homes and cottages for consistency If a parcel is not in a Overlay. - . For developments of ten or more Overlay A proposed outline plan shall accompany - . 18.3.9.040.B.4 Outline Plan 3.9.040 Review Procedures and Criteria Development Outside PSO Current Code Text 18.3.9.030 PSO D. PSO overlay, then development under this chapter may only be approved if one or more of the following conditions exist.18.A.applications for subdivision approval under this chapter. For developments of fewer than ten lots, the outline plan may be filed concurrently with the final plan, as that term is defined in subsectionlots, prior outline plan approval is mandatory. 27 Number: Page 21 Total ” nufactured housing Overall Recommendations housing developments or cottage housing developments regardless of the number of lots, the outline plan may be filed concurrently with the final plan, as that term is defined in subsection 18.3.9.040.B.4. For developments of ten or more lots, other than madevelopments or cottage housing developments, prior outline plan approval is mandatory.Keep, it is the same as DLCD definition. definition State Requirements / Case Study Recommendations DLCD Model code recommendations tured A structure constructed for movement Current Code Text 18.6.1.030 Definitions Manufactured Home:on the public highways that has sleeping, cooking, and plumbing facilities, that is intended for human occupancy, that is being used for residential purposes, and that was constructed in accordance with federal manufachousing construction and safety standards and regulations in effect at the time of construction. 28 Number: Page 22 Total A A - -- prefabricated , Overall Recommendations Keep, it is the same as DLCD definition. Use DLCD DefinitionManufactured dwelling.residential trailer, mobile home, or manufactured home.Use DLCD DefinitionPrefabricated dwelling.prefabricated structure, as defined in ORS 455.010, that is designed for residential occupancy in accordance with Ashland’s building regulations.Use DLCD DefinitionManufactured dwelling park.Any place where four or more manufactured dwellings definition State Requirements / Case Study Recommendations DLCD Model coderecommendationsUse DLCD recommended code definition for “Manufactured Dwelling” Use DLCD recommended code definition for “Prefabricated Dwelling” Update definition to match DLCD definition. 5, 1976, and A subdivision or park A structure constructed for movement on the Current Code Text Mobile Home:public highways that has sleeping, cooking, and plumbing facilities, that is intended for human occupancy, that is being used for residential purposes, and that was constructed between January 1, 1962, and June 1met the construction requirements of Oregon mobile home law in effect at the time of construction.NEW NEW M. Manufactured Housing Development:comprised of manufactured homes occupied for dwelling purposes, regardless of whether a charge is made for such accommodation. 29 Number: Page 23 Total tal or lease or recreational n being rented or , or are located within Overall Recommendations dwellingsvehicles 500 feet of one another on a lot, tract, or parcel of land under the same ownership, the primary purpose of which is to rent or lease space or keep space for rent or lease to any person for a charge or fee paid or to be paid for the renuse of facilities or to offer space free in connection with securing the trade or patronage of such person. A manufactured dwelling park does not include a lot or lots located within an approved subdivisioleased for occupancy by one manufactured dwelling per lot. State Requirements / Case Study Recommendations Current Code Text 24 Total Page Number: 30 A not allowed and type camping unit - 18.2.3.17018.2.3.180 nother vehicle. Overall Recommendations Recreational Vehicle.vehicularcertified by the manufacturer as complying with ANSI A1 19.2 or A1 19.5, Oregon Revised Statutes, and primarily designed to provide travel and destination RVing that either has its own motive power or is mounted on or towed by a Special Use Standards Sec.in Historic District OverlaySec. M-1 N N use – E-1 N N & C-1 C-1-D N N WR NN State Requirements / Case Study Recommendations Update definitions for recreational vehicle Sutherlin’s definition RR NN R-3 S N -2 R SCU+S 3.5 R-1-S S R-1 S N NEW MPHZ S S Uses Allowed by Zone - P = Permitted Use; S = Permitted with Special Use Standards; CU = Conditional Use Permit Required; N = Not Allowed. KEY: Current Code Text NEW Manufactured Home on Individual LotManufactured Housing Development Table 18.2.2.030 1 ˝˱˾̅˶˱˳̄̅̂˵˴ ˘˿̅̃˹˾˷ ˓˱̃˵ ˣ̄̅˴̉ ˝˵˽˿ July 2025 Introduction This memo provides an overview of case studies that assist the City of efforts to develop a Manufactured Home Park Zone (MHPZ) ordinance, which is a key component of the Housing Production Strategy (HPS). Amendments will include a new zoning designation for Manufactured Home Parks in accordance with House Bill 2001. The new MHPZ designation is intended to preserve existing parks and explore allowances for higher manufactured home densities within this designated zone. This memo give examples of other cities that have successfully increased manufactured homes densities and/or implemented a zone that is specific to Manufactured Homes. Portland, Oregon In 2018, the City of Portland implemented the Manufactured Dwelling Parks Zoning Project to preserve manufactured home parks as affordable housing and to reduce displacement pressures on current residents. A new zoning designation for a Residential Manufactured Dwelling Park (RMP) was added to the Multi-Dwelling Zone chapter and applied to 56 of the 57 existing manufactured dwelling parks in the city. This zoning change consolidated various zoning designations (residential, commercial, and employment) into a single consistent category. The RMP zone permits a maximum density of approximately 29 units per acre, or one space per 1,500 square feet, additionally allowing recreational vehicle (RV) parks. The project also included amendments to the Comprehensive Plan and Zoning Map to ensure regulatory alignment. Portland offers a 50% density bonus to manufactured dwelling parks that dedicate at least 50% of their units as affordable to households earning no more than 60% of area median income (AMI). Bonus density may also be transferred to other multi-dwelling zones outside of the Central City. The zoning designation resolved longstanding nonconforming use issues and streamlined the permitting process. While redevelopment of MDPs remains legal, it now requires a Type III land use review and City Council approval. The city emphasized equity throughout the project, targeting protections in neighborhoods at high risk of displacement, utilizing their developed displacement index map. Portland process included identifying existing MDPs, applying the RMP zone through legislative map amendments, updating the appropriate zoning code sections, and incorporating affordable housing incentives through a partnership with the Portland Housing Bureau. The city also enabled density transfers and encouraged reinvestment in older manufactured dwelling parks. 1 Total Page Number: 69 Bellingham, Washington Bellingham established one of the most protective zoning strategies in the State of Washington through providing a Manufactured Home Park Overlay Zone and implementing preservation policies. The overlay zone applies to all 10 manufactured home parks within the city and remains in effect until November 22, 2052. This designation restricts land use to manufactured housing parks or public uses, such as infrastructure or public facilities. No density limits apply to manufactured home parks under this overlay zone, further ensuring flexibility for internal changes that maintain the use, such as replacement of homes of adding more units. Unlike other zoning tools, the overlay functions as a preservation lock, it prohibits they can demonstrate that continued MHP operation is not economically viable. Bellingham complements its overlay zone with a robust tenant protection policy. Under local law, if a park is listed for sale or transfer, the owner must notify residents, tenant organizations, the City, relevant state agencies, and qualified housing nonprofits. The notification must include detailed sale terms and provide a minimum six-month period before closing. During this period, tenants or their representatives have 60 days to submit an offer and must be negotiated with in good faith. Manufactured home p initiate an appeal process if needed. The City encourages tenants to organize and prepare to respond to sale notices by coordinating with the City and local housing authorities. The City monitors compliance and facilitates access to funding and technical support when tenants pursue ownership opportunities. These policies aim to reduce displacement, preserve housing affordability, and ensure residents are notified and given opportunities when parks are sold or redeveloped. Fort Collins, Colorado Fort Collins created a Manufactured Housing (MH) Zone District to protect existing manufactured home communities from redevelopment. The MH zoning designation identifies manufactured home parks as the primary intended use, limiting the ability of landowners to convert sites to other uses that may be of higher land value. The zone allows a limited set of accessory, institutional, and residential uses through varying levels of review, including basic, administrative, and Planning and Zoning Board review. Prohibited uses are clearly defined in to ensure zoning integrity. The MH zone includes detailed development standards, such as a required residential density between 6 and 12 units per acre, front yard setbacks of 15 feet, side and rear setbacks of 10 feet, and a minimum of 10 feet between structures. The maximum height for buildings is three Total Page Number: 70 stories, and non-residential buildings are limited to a 5,000 square foot footprint. Each manufactured home must have at least one off-street parking space. use patterns of manufactured home communities. City staff are responsible for applying MH zoning, ensuring that proposed developments meet specific dimensional and use standards. Owners must comply with restrictions on use and density, while tenants and advocates are encouraged to participate in planning processes to protect their interests. Conclusion Each city approaches manufactured home park preservation through zoning-based tools, but with varying scopes and levels of regulatory enforcement. Portland emphasizes flexibility, density incentives, and integration with affordable housing goals. Bellingham focuses on long-term preservation and tenant rights, creating strict land use controls through a protective overlay and a structured sale notification process. Fort Collins prioritizes land use consistency and design standards, embedding preservation directly into the zoning framework while allowing limited compatible uses. approach offers strong regulatory protection and community control, ideal for preventing displacement in areas that may be at high risk balanced model that blends development standards with preservation goals. Ashland can draw on all three to craft an MHPZ ordinance that fits its housing strategy, zoning framework, and community needs. Total Page Number: 71