HomeMy WebLinkAbout2026-04-14_Planning PACKET
Planning Commission Meeting Agenda
ASHLAND PLANNING COMMISSION
REGULAR MEETING AGENDA
Tuesday, April 14, 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.CONSENT AGENDA
Approval of Minutes
1.March 10, 2026 Regular Meeting Minutes
IV.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 April 14,
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/97005889071
V.UNFINISHED BUSINESS
Approval of Findings for PA-T2-2026-00066, Kestrel Park Area 7
VI.DISCUSSION ITEMS
Discussion of Legislative Updates in Response to State Requirements
VII.OPEN DISCUSSION
VIII.ADJOURNMENT
Next Meeting Date: April 28, 206
If you need special assistance to participate in this meeting, please contact Derek Severson at
planning@ashlandoregon.gov or 541.488.5305 (TTY phone number Notification at least three
business days before the meeting will enable the City to make reasonable arrangements to ensure accessibility
to the meeting in compliance with the Americans with Disabilities Act.
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Planning CommissionMinutes
Note: Anyone wishing to speak at any PlanningCommission 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.
March10, 2026
REGULAR MEETING
DRAFT Minutes
I.CALL TO ORDER:
Chair Vernercalled the meeting to order at 7:00 p.m.at theCivic Center Council Chambers, 1175 E.
Main Street.
Commissioners Present:Staff Present:
Lisa Verner Brandon Goldman, CommunityDevelopment Director
Jay Lininger Derek Severson, Planning Supervisor
Susan MacCracken JainNick Schubert, Associate Planner
Russell Phillips Michael Sullivan, Executive Assistant
John Maher
Absent Members:Council Liaison:
Kerry KenCairn Jeff Dahle (absent)
Eric Herron
II.ANNOUNCEMENTS
1.Staff Announcements:
Community Development Director Brandon Goldman made the following announcements:
City Council reviewedthe following ordinancesfor adoption at itsMarch 3rdmeeting:
o Ordinance 3286: Allows removal of hazardous or infested trees as certified by an
arborist.
o Ordinance 3287: Permits privately owned murals to be maintained privately.
o Ordinance 3288: Prohibits building permits if code violations are present, unless
needed to rectify the violation.
Three ordinances approved at first reading:
o Updated Chapter 6.5 to clarify marijuana dispensaries include more than just
medical.
o Exemptions for heat pumps and mechanical devices from noise regulations if they
meet manufacturer specs.
o Addressed various compliance issues.
2.Advisory Committee Liaison Reports – None
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planning@ashland.or.us. Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to
ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title 1).
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Planning CommissionMinutes
III.CONSENT AGENDA
Approval of Minutes
1. February 24, 2026 Special Meeting Minutes
Commissioners Maher/ Liningerm/s to approve the consent agenda as presented.Commissioner
th
MacCracken Jain abstained from the vote due to her absence from the February 24meeting.
Voice Vote: Commissioners Maher, Lininger, Phillips,and Verner: AYE. Motion Passed 4-0.
IV.PUBLIC FORUM – None
V.TYPE II PUBLIC HEARING - CONTINUED
PLANNING ACTION: PA-T2-2026-00066
SUBJECT PROPERTY: a portion of Tax lot 8600 of map 39-1E-04-AD
APPLICANT: Rogue Planning & Development Services, LLC
OWNER: CT Properties, LLC
DESCRIPTION: A request for concurrent outline plan and final plan approval for a
Performance Standards Option (PSO) Subdivision to divide ‘Area 7’ into four new lots. The
application also includes a request for residential Site Design Review approval, and the
removal of asingle non-hazard tree. COMPREHENSIVE PLAN DESIGNATION: North Mountain
Plan; ZONING: NM-MF; MAP:39-1E-04-AD; TAX LOT:8600
Planning Supervisor Derek Severson noted that a revised staff report had been submitted with minor,
non-substantivechanges (see attachment #1).
Ex Parte Contact
Commissioners Maher, Phillips, and Verner disclosed site visits. No ex parte contact wasdisclosed.
Staff Presentation
Associate Planner Nick Schubert presented the application.The 18,000 square foot area would be
divided into four lots to accommodate one duplex and three triplex buildings, providing 11 total
dwelling units. The property is zoned North Mountain Multifamily (NM-MF) and regulated by the North
Mountain Neighborhood Plan(see attachment #2).
Mr. Schubert explained that as the final component of Kestrel Park subdivision which began in 2018,
the development must comply with Performance Standards Option requirements for subdivisions of
three or more lots in the North Mountain area. Civil improvementsincluding sidewalks, curbs, gutters,
park roads with street trees, and the alley are being installed around Area 7.
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planning@ashland.or.us. Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to
ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title 1).
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Planning CommissionMinutes
The application included a request to remove a multi-stem cherry tree located within a proposed
building envelope. Staff initially questioned whether this was a regulated tree based on its shrub-like
form, but the Tree Management Advisory Committee unanimously recommended approval since
the tree is located within the building envelope.
Staff recommended approvalof the application with theeight conditionssuggested by staff.
Questions of Staff
Commissioner Lininger asked about solar access standards and the "mill pond standard" referenced
as a functional equivalent. Mr. Goldman explained this functional equivalent has been used in
previous North Mountain developments including early phases of Kestrel and the Overlook
subdivision, addressing situations where steep slopes and grading make standard solar access
calculations impractical. The standard allows shadows up to 5 feet in height on northerly buildings.
Commissioner MacCrackenJainasked about parking availability, noting one space per unit was
provided. Mr. Goldman confirmedthatparking bays are being created as part of new street
installations.
Applicant Presentation
Amy Gunter from Rogue Planning and Development Services, accompanied by Kyle Taylor from
Taylor Elements and CT Properties, presented the proposal.Ms.Gunter explained this area was
previously pulled from a larger subdivision application to address design concerns and neighbor
feedback.The developmentproposalfeatures two lots accessed from Patton Lane with primary
orientation toward the street, and two lots accessed from a public alley. Buildings are designed with
daylight basements to work with the steep terrain, as the hard rock subsurface prevented cutting
buildings further into the hillside(see attachment #3).
Mr. Taylor provided context on why Area 7 was originally pulled from the application, citing both
topographical challenges and neighbor concerns. The redesign addressed these issues by
separating buildings to allow view corridors, widening the alley to 20+ feet, and providing adequate
backup space for vehicles.
Public Comments
Rich Kinsinger/Mr. Kinsingerexpressed satisfaction that their concerns about alley width and traffic
access had been addressedby the applicantthrough the design changes.
Jeff Thompson/Mr. Thompson requested that the proposed alley not be named “Mariposa Court” to
avoid confusion with the existing Mariposa Street.
Chair Verner closed the Public Hearing and Public Record at 7:44 pm.
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planning@ashland.or.us. Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to
ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title 1).
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Planning CommissionMinutes
Deliberations and Decision
The Commissionersgenerallypraised the applicant for listening to community concerns and
returning with an improved design.
Regarding the alley naming concern, staff confirmed that addressing is handled by the City through
the development process, and the existing condition requiring approved addressing would cover this
issue.
Commissioners Maher/MacCracken Jain m/s to approve the application as presented with the
conditions recommended by staff.Roll Call Vote:Commissioners Maher, MacCracken Jain,
Lininger, Phillips,and Verner: AYE. Motion passed 5-0.
VI.OPEN DISCUSSION
The Commission discussedthe Transportation System Plan (TSP) revision, particularly regarding
evacuation routes as wildfire season approaches. Mr. Goldman explainedthat the plan is funded by
ODOT but the contract has not yet been executed, causing delays. The TSP effort is expected to take
1-2 years once initiated. Mr. Goldman agreed to provide an update on the contract status after
speaking with Public Works Director Scott Fleury.
The Commission agreed to cancel the March 24, 2026meeting.
VII.ADJOURNMENT
Meeting adjourned at 7:54p.m.
Submitted by,
Michael Sullivan, Executive Assistant
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In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, pleaseemail
planning@ashland.or.us. Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to
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THE CITY OF ASHLAND
BEFORE THE PLANNING COMMISSION
APRIL 14, 2026
IN THE MATTER OF PLANNING ACTION #PA-T2-2026-00066, A )
REQUEST FOR CONCURRENT OUTLINE AND FINAL PLAN )
APPROVAL FOR A FOUR-LOT PERFORMANCE STANDARDS OPTION )
(PSO) SUBDIVISION AND A REQUEST FOR RESIDENTIAL SITE )
DESIGN REVIEW APPROVAL TO CONSTRUCT THREE TRIPLEX )
BUILDINGS. THE FOURTH BUILDING, A DUPLEX, IS NOT SUBJECT )FINDINGS,
TO SITE DESIGN REVIEW. THE APPLICATION ALSO INCLUDES A )CONCLUSIONS,
REQUEST TO REMOVE A SINGLE NON-HAZARD TREE.)AND ORDERS.
)
OWNER: CT PROPERTIES LLC
)
APPLICANT:ROGUE PLANNING &
)
DEVELOPMENT SERVICESLLC
)
_______________________________________________________________
)
RECITALS:
1)The subject property is a portion of Tax Lot #8600 of Assessor’s Map 39-1E-04-AD. It does
not presently have a streetaddress. The property is part of Lot #31 of Kestrel Park Phase II and
was reserved for this final phase of the Kestrel Park subdivision.
The previously approved Phase III of the subdivision, which is presently under construction,
connects both Nandina Street and Patton Lane/Mountain Meadows Drive to create four blocks
that have been identified previously as Areas 4, 5, 6 and 7 as illustrated below:
PA-T2-2026-00066
April 14, 2026
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The residential development for Areas 4, 5 and 6 as well as the related public improvements
have all been approved, however the plat has not been recorded yet as the construction of those
improvements is ongoing.
During the original Outline Plan approval hearing for Phase 3, Area 7 was removed from
consideration. The site design for Area 7 has been modified, and the current application
proposes to subdivide Area 7 into four new lots, with one lot proposed to be developed with a
duplex and the remaining three lots proposed to be developed with triplexes. The subject
property is referred to as Area 7 of Phase 3 because while it is being subdivided separately
here, the applicant’s intent is to file a single final plat for all areas of Phase 3.
2) The subject property is zoned “North Mountain-Multi Family” (NM-MF) and is regulated by
the North Mountain Neighborhood Plan (NMNP) which is codified at Ashland Municipal Code
(AMC) 18.3.5. This chapter applies to properties within the North Mountain Neighborhood
Plan area adopted by Ordinance 2800 in April 1997. The North Mountain Neighborhood
District regulations (AMC 18.3.5.040.K) require that all applications involving the creation of
three or more lots shall be processed under AMC Chapter 18.3.9 Performance Standards
Option (PSO) Overlay. The proposed PSO subdivision here includes a total of four-lots for
residential development. The application also includes a request for Site Design Review
approval to construct three triplexes, with the fourth lot proposed as a duplex (which does not
require Site Design Review approval). The application proposes a total of 11 dwelling units
for all of Area 7.
3) The applicant’s proposal is detailed in plans which are on file at the Department of Community
Development and by this reference these plans are incorporated herein as if set out in full.
4) The criteria of approval for Outline Plan are described in AMC 18.3.9.040.A.3 as follows:
A. The development meets all applicable ordinance requirements of the city.
B. Adequate key city facilities can be provided including water, sewer, paved access to and through
the development, electricity, urban storm drainage, police and fire protection, and adequate
transportation; and that the development will not cause a city facility to operate beyond capacity.
C. The existing and natural features of the land; such as wetlands, floodplain corridors, ponds, large
trees, rock outcroppings, etc., have been identified in the plan of the development and significant
features have been included in the common open space, common areas, and unbuildable areas.
D. The development of the land will not prevent adjacent land from being developed for the uses shown
in the comprehensive plan.
E. There are adequate provisions for the maintenance of common open space and common areas, if
required or provided, and that if developments are done in phases that the early phases have the
same or higher ratio of amenities as proposed in the entire project.
F. The proposed density meets the base and bonus density standards established under this chapter.
G. The development complies with the street standards.
H. The proposed development meets the common open space standards established under section
18.4.4.070. Common open space requirements may be satisfied by public open space in
accordance with section 18.4.4.070 if approved by the city of Ashland.
PA-T2-2026-00066
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5) The criteria for approval for Final Plan are described in AMC 18.3.9.040.B.5 as follows:
a. The number of dwelling units vary no more than ten percent of those shown on the approved outline
plan, but in no case shall the number of units exceed those permitted in the outline plan.
b. The yard depths and distances between main buildings vary no more than ten percent of those
shown on the approved outline plan, but in no case shall these distances be reduced below the
minimum established within this ordinance.
c. The common open spaces vary no more than ten percent of that provided on the outline plan.
d. The building size does not exceed the building size shown on the outline plan by more than ten
percent.
e. The building elevations and exterior materials are in conformance with the purpose and intent of this
ordinance and the approved outline plan.
f. That the additional standards which resulted in the awarding of bonus points in the outline plan
approval have been included in the final plan with substantial detail to ensure that the performance
level committed to in the outline plan will be achieved.
g. The development complies with the street standards.
h. Nothing in this section shall limit reduction in the number of dwelling units or increased open space;
provided, that if this is done for one phase, the number of dwelling units shall not be transferred to
another phase, nor the common open space reduced below that permitted in the outline plan.
6) The supplemental approval criteria of the NMNP are described in AMC 18.3.5.030.C as follows:
C. Supplemental Approval Criteria. In addition to the criteria for approval required by other sections
of this ordinance, applications within the NM district shall also meet all of the following criteria.
1. The application demonstrates conformity to the general design requirements of the North
Mountain Neighborhood Plan, including density, transportation, building design, and building
orientation.
2. The application complies with the specific design requirements as provided in the North
Mountain Neighborhood Design Standards.
7) The criteria for approval for Site Design Review are described in AMC 18.5.2.050 as follows:
An application for Site Design Review shall be approved if the proposal meets the criteria in subsections
A, B, C, and D below. The approval authority may, in approving the application, impose conditions of
approval, consistent with the applicable criteria.
A. Underlying Zone. The proposal complies with all of the applicable provisions of the
underlying zone (part 18.2), including but not limited to: building and yard setbacks, lot area
and dimensions, density and floor area, lot coverage, building height, building orientation,
architecture, and other applicable standards.
B. Overlay Zones. The proposal complies with applicable overlay zone requirements (part
18.3).
C. Site Development and Design Standards. The proposal complies with the applicable Site
Development and Design Standards of part 18.4, except as provided by subsection E, below.
D. City Facilities. The proposal complies with the applicable standards in section 18.4.6
Public Facilities, and that adequate capacity of City facilities for water, sewer, electricity, urban
storm drainage, paved access to and throughout the property, and adequate transportation can
and will be provided to the subject property.
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E. Exception to the Site Development and Design Standards. The approval authority may
approve exceptions to the Site Development and Design Standards of part 18.4 if the
circumstances in either subsection 1, 2, or 3, below, are found to exist.
1. There is a demonstrable difficulty meeting the specific requirements of the Site
Development and Design Standards due to a unique or unusual aspect of an existing
structure or the proposed use of a site; and approval of the exception will not
substantially negatively impact adjacent properties; and approval of the exception is
consistent with the stated purpose of the Site Development and Design; and the
exception requested is the minimum which would alleviate the difficulty;
2. There is no demonstrable difficulty in meeting the specific requirements, but
granting the exception will result in a design that equally or better achieves the stated
purpose of the Site Development and Design Standards; or
3. There is no demonstrable difficulty in meeting the specific requirements for a
cottage housing development, but granting the exception will result in a design that
equally or better achieves the stated purpose of section 18.2.3.090.
8) The criteria of approval for removal of a Tree that is Not a Hazard are described in AMC
18.5.7.040.B.2 as follows
2. Tree That is Not a Hazard. A Tree Removal Permit for a tree that is not a hazard shall be granted
if the approval authority finds that the application meets all of the following criteria, or can be made
to conform through the imposition of conditions.
a. The tree is proposed for removal in order to permit the application to be consistent with
other applicable Land Use Ordinance requirements and standards, including but not limited to
applicable Site Development and Design Standards in part 18.4 and Physical and
Environmental Constraints in part 18.3.10.
b. Removal of the tree will not have a significant negative impact on erosion, soil stability, flow
of surface waters, protection of adjacent trees, or existing windbreaks.
c. Removal of the tree will not have a significant negative impact on the tree densities, sizes,
canopies, and species diversity within 200 feet of the subject property. The City shall grant an
exception to this criterion when alternatives to the tree removal have been considered and no
reasonable alternative exists to allow the property to be used as permitted in the zone.
d. Nothing in this section shall require that the residential density to be reduced below the
permitted density allowed by the zone. In making this determination, the City may consider
alternative site plans or placement of structures of alternate landscaping designs that would
lessen the impact on trees, so long as the alternatives continue to comply with the other
provisions of this ordinance.
e. The City shall require the applicant to mitigate for the removal of each tree granted approval
pursuant to section 18.5.7.050. Such mitigation requirements shall be a condition of approval
of the permit.
9) The Planning Commission, following proper public notice, held a public hearing on March
10, 2026, at which time testimony was received and exhibits were presented. Following the
closing of the public hearing, the Planning Commission deliberated and approved the
application subject to conditions of approval.
Now, therefore, the Planning Commission of the City of Ashland finds, concludes, and
recommends as follows:
PA-T2-2026-00066
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SECTION 1. EXHIBITS
For the purposes of reference to these Findings, the attached index of exhibits, data, and
testimony will be used.
Staff Exhibits lettered with an "S"
Proponent's Exhibits, lettered with a "P"
Opponent's Exhibits, lettered with an "O"
Hearing Minutes, Notices, and Miscellaneous Exhibits lettered with an "M"
SECTION 2. CONCLUSORY FINDINGS OF FACT
2.1 The Planning Commission notes that chapter 18 of the Ashland Municipal Code (AMC) is
the City’s Land Use Ordinance (LUO). The LUOregulates the development pattern envisioned by
the Comprehensive Plan and encourages efficient use of land resources among other goals. The
Planning Commission notes that when considering the decision to approve or deny an application
the Planning Commission considers the application materials against the relevant approval criteria
in the LUO.
2.1.2 The Planning Commission finds that it has received all information necessary to
render a decision based on the application itself, the March 10, 2026 staff report, the
applicant’s testimony, the exhibits received, and public testimony received during the
public hearing.
2.2 The Planning Commission notes that the application was deemed complete and that the
notice for the public hearing was both posted at the frontage of the subject property and mailed
to all property owners of record within 200 feet of the subject property on February 16, 2026,
which was 22 days prior to the March 10, 2026 hearing.
2.3 The Planning Commission notes thatthe property is in the NMNP and as provided at AMC
18.3.5.040.K, “All applications involving the creation of three or more lots shall be processed under
chapter 18.3.9 Performance Standards Option Overlay.”
2.4 The Planning Commission finds that the proposal for Outline Plan of a Performance
Standard Option (PSO) subdivision meets all applicable criteria described in AMC 18.3.9.040.A.3
as detailed below.
2.4.1 The first approval criterion for Outline Plan approval is that “The development meets
all applicable ordinance requirements of the City.” The Planning Commission notes that this
is an all-encompassing criterion and that it has considered which City Ordinances are
applicable. The Planning Commission notes that for the purposes of resolving this criterion
we rely on the entirety of the record including the applicant’s submittal, and the staff report
dated March 10, 2026. The Planning Commission notes that with the findings that are set
out below, and the adopted conditions of approval that the proposal will meet all applicable
ordinance requirements and finds that this criterion of approval is satisfied.
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2.4.2The second approval criterion for Outline Plan approval is that “Adequate key City
facilities can be provided including water, sewer, paved access to and through the
development, electricity, urban storm drainage, police and fire protection, and adequate
transportation; and that the development will not cause a City facility to operate beyond
capacity.” The Planning Commission notes that this is the third phase of the Kestrel Park
subdivision and that all city facilities were sized with the capacity for this phase in mind.
The Planning Commission further notes that all relevant public improvements were
approved with the original Phase III Outline Plan, and that they are currently under
construction. Planning staff have consulted with the Engineering Department in Public
Works regarding the civil plans and have confirmed that the proposed infrastructure will
meet all city standards, and that there is sufficient capacity for the proposed development.
The Planning Commission finds that with the foregoing that this criterion of approval is
satisfied.
2.4.3The third criterion for approval of an Outline Plan is that “The existing and natural
features of the land; such as wetlands, floodplain corridors, ponds, large trees, rock
outcroppings, etc., have been identified in the plan of the development and significant features
have been included in the open space, common areas, and unbuildable areas.” The Planning
Commission notes that the previous phases of the subdivision have addressed floodplain
corridor and wetland areas. For this phase the subject property has no identified natural
features or wetlands to consider with the exception of a cherry tree that is requested to be
removed and is addressed further below. The Planning Commission finds that there are no
other natural features to address and that this approval criterion is satisfied.
2.4.4 The fourth criterion for approval of an Outline Plan is that “The development of the
land will not prevent adjacent land from being developed for the uses shown in the
Comprehensive Plan.” The Planning Commission notes that the subject property is
surrounded by land that has already been fully developed, and there is no adjacent vacant
land. The Planning Commission finds that the proposed subdivision will not prevent the
adjacent lands from being developed as envisioned in the Comprehensive Plan and finds that
this criterion of approval is satisfied.
2.4.5 The fifth criterion for approval of an Outline Plan is that “There are adequate
provisions for the maintenance of open space and common areas, if required or provided, and
that if developments are done in phases that the early phases have the same or higher ratio
of amenities as proposed in the entire project.” The Planning Commission notes that the
existing homeowners’ association (HOA) was formed with the earlier phases of the Kestrel
Park subdivision. The three phases of the subdivision are tied together through monetary
commitments in the form of HOA dues for the maintenance of common areas and
improvements such as the site’s wetlands, common spaces, park benches, park row
vegetation and irrigation and street trees. The Planning Commission finds that the
existence of the HOA provides sufficient evidence of the provisions for the ongoing
maintenance for the common open space and that there are adequate provisions for the
maintenance of the open space and common areas and concludes that this approval criterion
is satisfied.
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2.4.6The sixth criterion for approval of an Outline Plan is that “The proposed density meets
the base and bonus density standards established under this chapter.”The Planning
Commission notes that the ultimate density of the Kestrel Park subdivision has been
carefully considered through the previous phases because the subdivision spans multiple
zones with different base densities, and in addition to maximum density the NMNP also
has a requirement that development achieve a minimum density of between 75 percent and
110 percent of each zone’s base density. The Planning Commission further notes that the
remaining number of units required for Area 7 was summarized in the Planning
Commission’s Outline Plan findings for Phase III (PA-T2-2024-00054) as follows: “The
Planning Commission concludes that Area 7 will need to develop with at least two but not
more than eighteen units, and a condition of approval to that effect has been included below.”
(Section 2.4.6 at page 7). The Planning Commission concludes that the 11 proposed
dwelling units here are greater than two, and less than 18, and as such this criterion is
satisfied.
2.4.7 The seventh Outline Plan approval criterion is that “The development complies with
the Street Standards.” The Planning Commission notes that, as mentioned previously, all of
the associated civil improvements have been previously approved during the original Phase
III Outline and Final Plan approval. Additionally, as was stated in the previous land use
approval, all properties were required to sign in favor of and agree to participate in a Local
Improvement District (LID) for the future construction of a bridge across Bear Creek to
connect Nevada Street to Oak Street. As such, a condition was included to require that all
properties within the Kestrel Park Subdivision sign a similar agreement prior to signature
of the final survey plat. The subject properties here are within the subdivision and are
subject to that original condition which has been included below. The Planning
Commission concludes that the street standards are met and finds that this criterion of
approval is satisfied.
2.4.8 The final criterion for approval of an Outline Plan is that “The proposed development
meets the common open space standards established under section 18.4.4.070. Common open
space requirements may be satisfied by public open space in accordance with section
18.4.4.070 if approved by the City of Ashland.” The Performance Standards Option Chapter
requires that at least eight percent of the total lot area be provided in common open space for
developments with a base density of ten units or greater. The Planning Commission notes that
the first two phases of the Kestrel Park subdivision dedicated nearly 50 percent of the total
project land area to dedicated open space including the floodplain and wetland areas as well
as additional open space provided in Phase II. The Planning Commission conclude that with
the previous phases of the subdivision considered and the ample amount of land dedicated,
this criterion of approval has been satisfied.
2.4.9 The Planning Commission concludes based on the above that all applicable
approval criteria for Outline Plan subdivision approval have been satisfied.
2.5 The Planning Commission finds that the approval criteria for Final Plan are intended to
ensure substantial conformance between Outline plan approval and Final Plan approval when the
two are requested as separate procedural steps. Where the two are allowed to be filed concurrently,
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as is the case here, there is no procedural separation between the two and the concurrent Final Plan
proposal is identical to the Outline Plan in terms of number of dwelling units, yard depths, common
open spaces, standards resulting in density bonuses, and street standards. Based on the concurrent
request for Outline and Final Plan approval, the Planning Commission concludes that all Final
Plan approval criteria are satisfied.
2.6 The Planning Commission finds that the proposal for development in the NMNP meets all of
the applicable supplemental approval criteria described in AMC 18.3.5.030.C. The NMNP includes
detailed Design standards for both roads and architectural design. The application states that the
NMNP design standards are fully met and includes detailed dimensions on the site plan showing
that porches meet the correct sizes. Additionally, while there are standards for garage setbacks,
there are no proposed garages as all parking is off the proposed alley. Architectural standards are
discussed below under the Site Design Review approval criteria. The Planning Commission
concludes that the Supplemental Approval Criteria are satisfied.
2.7 The Planning Commission finds that the proposal for Site Design Review approval meets
all applicable criteria for described in AMC 18.5.2.050 as detailed below:
2.7.1 The Planning Commission notes that the first criterion of approval for Site Design
Review is that “The proposal complies with all of the applicable provisions of the
underlying zone (part 18.2), including but not limited to: building and yard setbacks, lot
area and dimensions, density and floor area, lot coverage, building height, building
orientation, architecture, and other applicable standards.” The Planning Commission
notes that the property is located within the NMNP and is required to be processed in
accordance with the Performance standards of AMC 18.3.9. The Planning Commission
further notes that the PSO applicability provides “that developments subject to \[the PSO\]
chapter are not required to meet the minimum lot size, lot width, lot depth, and setback
standards of part 18.2.” With regard to density, the Planning Commission notes that the
ultimate density of the Kestrel Park subdivision has been carefully considered through the
previous phases because the subdivision spans multiple zones with different base densities,
and in addition to maximum density the NMNP also has a requirement that development
achieve a minimum density of between 75 percent and 110 percent of each zone’s base
density. The Planning Commission further notes that the remaining number of units
required for Area 7 was summarized in the Planning Commission’s Outline Plan findings
for Phase III (PA-T2-2024-00054) as follows: “The Planning Commission concludes that
Area 7 will need to develop with at least two but not more than eighteen units, and a
condition of approval to that effect has been included below.” (Section 2.4.6 at page 7).
The Planning Commission concludes that the 11 proposed dwelling units here are greater
than two, and less than 18, and as such the proposal complies with the density provisions
of part 18.2 and of the NMNP.
The Planning Commission concludes that based on the PSO standards this approval
criteria is met.
2.7.2 The Planning Commission notes that the second criterion of approval for Site Design
Review is that “The proposal complies with applicable overlay zone requirements (part
18.3).” The Planning Commission notes that the applicable overlay zones here include the
PA-T2-2026-00066
April 14, 2026
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Total Page Number: 18
North Mountain Neighborhood District (AMC 18.3.5) which governs all development in
the NMNP area. Included in the NMNP standards are district-specific Site Development
and Design Standards found in AMC 18.3.5.100 which are discussed above in section 2.6.
The Planning Commission finds that the building elevations and renderings provided
demonstrate that the architectural design requirements are satisfied as each of the proposed
buildings includes covered porches, eaves, and building offsets, and address required
setbacks. In addition, the Planning Commission notes that the subject property is within
the city-wide wildfire overlay; the Commission finds that as conditioned below, the
proposed construction will meet the adopted wildfire standards. The Planning
Commission concludes that this approval criterion is met.
2.7.3 The Planning Commission notes that the third criterion of approval for Site Design
Review is that “The proposal complies with the applicable Site Development and Design
Standards of part 18.4, except as provided below.” The Planning Commission notes that
because the development is regulated by the NMNP, a number of the general standards in
part 18.4 are not applicable. AMC 18.3.5.020 provides in part that “where the provisions
of this chapter conflict with comparable standards described in any other ordinance,
resolution or regulation, the provisions of the North Mountain Neighborhood district shall
govern.” The Commission however finds that the site plan clearly demonstrates that the
driveway spacing meets or exceeds the 24-foot separation requirement and includes details
on the recycling and refuse area. The application materials also include a detailed
landscaping plan showing that all portions of a lot not otherwise developed are to be
landscaped.
The Planning Commission finds that the buildings proposed are to be separated to respond
to the character of the neighborhood, rather than developed as a single apartment building
on one tax lot. The application proposes to comply with building separation requirements
of the Performance Standards Options chapter, and to apply a “Mill Pond” standard for
solar access to allow shading five-feet up the wall of the first story’s living space. The
Commission here recognizes that the lower level is considered a basement here, not a story.
The Planning Commission further notes that while the “Mill Pond” solar access standard
is not codified, it was first allowed with the Mill Pond subdivision, a Performance
Standards Options subdivision in the 1980’s, where the flexibility of the Performance
Standards meant that there were not always standard setbacks between buildings. The
“Mill Pond” standard allowed a shadow to be cast to the bottom windowsill of the first
story living space on the property to the north as functionally equivalent to “Standard A”
Solar Access. This standard has been allowed for a number of subdivisions over the last
40 years including within the North Mountain Neighborhood Plan area, and the Planning
Commission finds that the shading proposed is functionally equivalent to Standard A. A
condition has been included below to require that the final building permit submittals
demonstrate compliance with the “Mill Pond” shading described in the application. The
Planning Commission finds that based on the foregoing, this criterion of approval is met.
2.7.4 The Planning Commission notes that the fourth criterion of approval for Site Design
Review is that “The proposal complies with the applicable standards in section 18.4.6
Public Facilities, and that adequate capacity of City facilities for water, sewer, electricity,
PA-T2-2026-00066
April 14, 2026
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urban storm drainage, paved access to and throughout the property, and adequate
transportation can and will be provided to the subject property.” The Planning
Commission reiterates that the proposed street network and civil infrastructure for the
previously approved Phase III of the subdivision are being installed now and were sized
and designed specifically for the proposed density. The Commission notes that the
application materials includes detailed civil plans, and finds that this approval criterion has
been met.
2.7.5 The Planning Commission notes that the last criterion of approval for Site Design
Review is that “The approval authority may approve exceptions to the Site Development
and Design Standards of part 18.4 if the circumstances in either subsections below, are
found to exist…” The Planning Commission notes that there are no requested exceptions
to the above standards and finds that this criterion of approval has been met.
2.7.6 The Planning Commission concludes based on the above and finds that all
applicable approval criteria for Site Design Review approval have been satisfied.
2.8 The approval criteria for the removal of a “Tree that is not a hazard” require that “The tree
is proposed for removal in order to permit the application to be consistent with other applicable
Land Use Ordinance requirements and standards.” The Planning Commission notes that the only
tree proposed for removal here, a multi-stemmed cherry tree, is within the building envelope of a
proposed building in Area 7 located to be consistent with the applicable ordinance requirements
and standards. The Tree Management Advisory Committee (MAC) reviewed the application with
staff and unanimously recommended approval of the tree removal permit. Based on the location
of the tree within a proposed building envelope, and with a supporting recommendation by the
Tree MAC, the Planning Commission finds that the proposed removal meets the criteria of
approval for removal.
2.9 The Planning Commission notes that following proper public notice, a public hearing was
held on March 10, 2026 at which time testimony was received, and exhibits were presented.
2.9.1 Following the closing of the public hearing, the Planning Commission deliberated,
and a motion was made approving the Outline Plan and Final Plan, Residential Site Design
Review and Tree Removal Permit. The application was approvedsubject to the eight
conditions of approval recommended by staff.
2.10 The Planning Commission notes that the record includes the applicant’s submittal, the staff
report dated March 10, 2026 as well as the testimony received at the public hearing, and each of
these is by this reference incorporated herein as if set out in full.
2.10.1 The Planning Commission finds that there is substantial evidence in the record to
make findings that each of the criteria of approval for Outline Plan, Final Plan, Residential
Site Design Review and Tree Removal have been met.
PA-T2-2026-00066
April 14, 2026
Page 10
Total Page Number: 20
SECTION 3. DECISION
3.1 Based on the record of the public hearing on this matter, the Planning Commission
concludes that the requestfor Outline and Final Plan approval for four-lot unit Performance
Standards Option (PSO) subdivision, residential Site Design Review approval for three triplex
building on Area 7, and a Tree Removal Permit to remove a single multi-stemmed cherry tree is
supported by evidence contained within the whole record and is approved including the conditions
of approval below.
The conditions of approval are below:
1) All proposals of the applicant shall be conditions of approval unless otherwise
specifically modified herein.
2) All new addresses shall be assigned by the City of Ashland Planning Department.
3) Permits shall be obtained from the Ashland Public Works Department prior to any work
in the public right of way, including but not limited to permits for driveway approaches,
street improvements, utilities or any necessary encroachments.
4) The properties within the project shall sign in favor and agree to participate in a local
improvement district (LID) for future construction of the Nevada Street bridge across Bear
Creek. The agreement shall be prepared by the City of Ashland and signed by the property
owner prior to signature of the final survey plat. Nothing in this condition is intended to
prohibit an owner/developer, their successors or assigns from exercising their rights to
freedom of speech and expression by orally objecting or participating in the LID hearing
or to take advantage of any protection afforded any party by City ordinances and
resolutions.
5) A final Fire Prevention and Control Plan addressing the General Fuel Modification Area
requirements in AMC 18.3.10.100.A.2 of the Ashland Land Use Ordinance shall be
provided prior to bringing combustible materials onto the property, and any new
landscaping proposed shall comply with these standards and shall not include plants listed
on the Prohibited Flammable Plant List per Resolution 2018-028.
6) The building permit submittals shall demonstrate compliance with the ‘Mill Pond Standard’
for solar access described in the application materials, with shading not to extend above the
lowest windowsill (i.e. not more than five feet) of the first story living space.
7) A final survey plat shall be submitted within 18 months of Final Plan approval. Prior to
submittal of the final subdivision survey plat for signature:
a. Final electric service, utility and civil plans including but not limited to the water,
sewer, storm drainage, electric, street and driveway improvements shall be
submitted for the review and approval of the Planning, Building, Electric, and
Public Works/Engineering Departments with the Final Plan submittal. The street
system plan shall include full street designs with cross-sections consistent with the
City’s Street Design Standards for the proposed residential neighborhood streets
and alleys, as approved. Street lights shall be included in keeping with city street
light standards. The utility plan shall include the location of connections to all
PA-T2-2026-00066
April 14, 2026
Page 11
Total Page Number: 21
public facilities including the locations of water lines and meter sizes; fire hydrant;
sanitary sewer lines, manholes and clean-out’s; storm drain lines and catch basins;
and locations of all primary and secondary electric services including line locations,
transformers (to scale), cabinets, meters and all other necessary equipment.
Transformers, cabinets and vaults shall be located in areas least visible from streets,
while considering the access needs of the utility departments. Any required private
or public utility easements shall be delineated on the civil plans. All civil
infrastructure shall be installed by the applicants, inspected and approved prior to
the signature of the final survey plat.
b. The applicant shall submit a final electric design and distribution plan including
load calculations and locations of all primary and secondary services including
transformers, cabinets, street lights and all other necessary equipment. This plan
must be reviewed and approved by the Electric Department prior to the signature
of the final survey plat. Transformers and cabinets shall be located in areas least
visible from streets and outside of the sidewalk corridor and vision clearance areas,
while considering the access needs of the Electric Department. Electric services
shall be installed underground to serve all lots within the applicable phase prior to
signature of the final survey plat. At the discretion of the Staff Advisor, a bond
may be posted for the full amount of underground service installation (with
necessary permits and connection fees paid) as an alternative to installation of
service prior to signature of the final survey plat. In either case, the electric service
plan shall be reviewed and approved by the Electric, Engineering, Building and
Planning Departments prior to installation of facilities.
c. A final storm drainage plan detailing the location and final engineering for all storm
drainage improvements associated with the project shall be submitted for review
and approval by the Departments of Public Works, Planning and Building
Divisions. The storm drainage plan shall demonstrate that post-development peak
flows are less than or equal to the pre-development peak flow for the site as a whole,
and that storm water quality mitigation has been addressed through the final design.
d. A final grading and erosion control plan shall be submitted for the review and
approval of the Building, Planning and Engineering divisions.
e. A parking lot tree canopy plan shall be prepared by a licensed landscape architect
or International Society of Arboriculture (ISA) certified arborist and provided for
review. This plan shall include written certification from the landscape
architect/arborist that the final plan as prepared is consistent with ANSI A300
standards.
f. The requirements of the Ashland Fire Department relating to approved addressing;
fire apparatus access, fire apparatus access approach, aerial ladder access,
firefighter access pathways, and fire apparatus turn-around; fire hydrant distance,
spacing and clearance; fire department work area; fire sprinklers; limitations on
gates, fences or other access obstructions; and addressing standards for wildfire
hazard areas including vegetation standards and limits on work during fire season
shall be satisfactorily addressed in the final submittals. Fire Department
requirements shall be included in the civil drawings.
PA-T2-2026-00066
April 14, 2026
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Total Page Number: 22
g. Draft contracts, covenants & restrictions (CC&Rs) for the Homeowner's
Association (HOA) shall be provided for review and approval of the Staff Advisor
with the final plat submittal. The CC&Rs shall describe responsibility for the
maintenance of all common use-improvements including driveway; open space;
landscaping including trees and street trees; utilities; and stormwater detention and
drainage system, and shall include an operations and maintenance (O&M) plan for
the stormwater detention and drainage system.
h. A fencing plan shall be provided which demonstrates that all fencing shall be
consistent with the provisions of the “Fences and Walls” requirements in AMC
18.4.4.060, and that fencing around common open space, except for deer fencing,
shall not exceed four feet in height. Fencing limitations shall be noted in the
subdivision CC&R’s. The location and height of fencing shall be identified at the
time of building permit submittals, and fence permits shall be obtained prior to
installation.
8. Prior to the signature of the final plat:
a. All easements including but not limited to public and private utilities, public
pedestrian and public bicycle access, drainage, irrigation and fire apparatus access
shall be indicated on the final subdivision plat submittal for review by the
Planning, Engineering, Building and Fire Departments.
b. The final survey plat shall include the dedication of any right-of-way necessary to
accommodate the proposed street system.
c. Subdivision infrastructure improvements, including but not limited to utilities,
driveways, streets and common area improvements shall be completed according
to approved plans, inspected and approved.
d. Irrigated street trees selected from the Recommended Street Tree Guide and
planted according to city planting and spacing standards shall be planted along all
street frontages pursuant to the proposed landscape plan, inspected and approved
by the Staff Advisor.
e. Electric services shall be installed underground to serve all lots, inspected and
approved. The final electric service plan shall be reviewed and approved by the
Ashland Electric, Building, Planning and Engineering Divisions prior to
installation.
f. Sanitary sewer laterals and water services including connection with meters at the
street shall be installed to serve all lots within the applicable phase, inspected and
approved.
April 14, 2026
Planning Commission Approval Date
PA-T2-2026-00066
April 14, 2026
Page 13
Total Page Number: 23
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_________________________________
Total Page Number: 25
Total Page Number: 26
Memo
DATE: April 14, 2026
TO: Planning Commission
FROM: Derek Severson, Planning Supervisor
RE: Legislative Updatesin Response to State Requirements
As discussed with the Planning Commission and Council in February, there were several
items adopted by the Oregon State Legislature in 2025 with regard to land use and housing
where the City is required to implement corresponding changes in our local codes this year.
This memorandum is intended to initiate those code amendment processesfor Senate Bill
974. As further detailed below, staff are bringing forward items that require code changes
by July 1, 2026,for initial review by the Planning Commission now, and are also looking to
make the Commission aware of a second round of code changes that will follow closely for
adoption by January 1, 2027.
Overview of the 2025 Legislative Session
The 2025 regular legislative session was unusually active in the land use and housing arena
andresulted in several significant bills becoming law. Many of these measures continue the
Legislature’s multi-year effort to increase housing production, reduce procedural barriers,
and standardize local development review practices, particularly for residential
development inside urban growth boundaries. Several of the enacted bills directly affect
local planning and development codes, while others influence housing production more
indirectly through funding programs or changes to statewide planning expectations.
Together, they reflect a statewide shift toward more predictable and efficient review of
housing projects and expanded housing opportunities across a wider range of housing types
and income levels.
In particular, recent legislation, most notably Senate Bill 974, directs local governments to
process certain housing applications administratively and within defined timelines, with
hearings occurring only on appeal where allowed. This is a significant shift in the land use
process impacting Ashland’s Type I, Type II, and Type II application noticing and processing.
The goal is to reduce delay and limit discretionary review while still requiring cities to update
local codes to align procedures, notice, and appeal processes with state law.
COMMUNITY DEVELOPMENTDEPARTMENT
51 Winburn WayTel: 541.488.5305
Ashland, Oregon 97520Fax: 541.552.2050
ashlandoregon.govTTY: 800.735.2900
Total Page Number: 27
Staff are bringing forth the following code amendment projects to align with new legislation
including:
Grant-Funded Rogue Valley Council of Governments (RVCOG)
Housing Assistance Amendments (through July of 2027)
The Rogue Valley Council of Governments(RVCOG) has received a grant to audit land use
codes for compliance with state requirements to provide a clear and objective path for the
review of residential development proposals and to avoid procedural barriers to developing
housing. Staff are workingwith the RVCOG team to support their audit efforts, and RVCOG
will develop adoption-ready code and comprehensive plan amendments correcting any
deficiencies identified through the audit. RVCOG work on this project is scheduled to continue
through April of 2027, with city adoption of the resulting amendments by July of 2027.
Senate Bill (SB) 974 Amendments
SB 974 introduces the concept of an urban housing application and, for certain types of
residential approvals, requires that the initial decision be made administratively without a
hearing. SB 974 includes three primary areas of focus:
SB 974 creates a “120-day shot-clock” for Engineering review of residential
development applications, similar to the shot-clock for land use applications.
o Since this relates to the Engineering Division’s review of civil drawings following
land use approval, it is not governed by the Ashland Land Use Ordinance,and
no land use ordinance changes are necessary.
SB 974 requires certain residential development applicationsto be processed
administratively without an initial quasi-judicial hearing. For zone changes to allow
denser residential uses, Performance Standards Options subdivisions, and Variances
related to urban housing applications on land inside the UGB and zoned for residential
and mixed uses, SB974 calls for an initial decision to be made administratively, without
a public hearing unless an appealis requested. This will entail a number of changes
primarily to AMC Chapter 18.5 with regard to application review procedures.
o With regard to zone changes to increase residential density, staff have some
concern that the requirements of SB974 to administratively approve up-zoning
requests directly conflictwith the Oregon Revised Statutes (ORS) 227.186(2) and
(5) which require zone changes be made by ordinance with proper public
notice through a public hearing. In staff’s assessment, the options here are to
COMMUNITY DEVELOPMENTDEPARTMENT
51 Winburn WayTel: 541.488.5305
Ashland, Oregon 97520Fax: 541.552.2050
ashlandoregon.govTTY: 800.735.2900
Total Page Number: 28
either codify SB 974 requirements while aware of the conflict or to retain existing
codes which comply with the ORS until the conflict is resolved or at least
addressed through rulemaking.
o With regard to Performance Standards Options subdivisions, the options would
be to either provide separate paths for residential and non-residential
applications or to simply make all subdivisions subject to administrative review
and approval with the possibility to appeal to the Planning Commission.
Procedurally, this also raises questions in terms of whether to retain a two-tiered
subdivision process, and if so whether the threshold to allow concurrent Outline
and Final Plan reviews should be increased from ten lots to 12 or more. This is
also a time to look at the criteria for PSO approval to ensure that standards for
residential development are clear and objective.
o For Variances, those involving urban housing applications could be made Type
I procedures subject to administrative approval with the possibility for an
appeal to the Planning Commission, or we could look more closely at the
distinctions between Type I andType II Variances to see if additional changes
are desired. One approach would be to classify any variance associated with
an urban housing application, as defined under Senate Bill 974, as a Type I
action subject to administrative review, with the opportunity for appeal to the
Planning Commission. This would align local procedures with the State’s
direction to avoid an initial hearing for qualifying housing applications,
regardless of whether the variance relates to setbacks, height, or other
applicable standards. Variances not associated with an urban housing
application would remain subject to a Type II process with a public hearing,
such as those tied to non-housing development, standalone commercial or
industrial projects, or other land use actions outside the scope of SB 974.
SB 974 also prohibits certain design standards for one- and two-family residential
developmentsof 20 or more lots. Standards regulating aesthetics, landscaping,
building orientation, parkingor building design cannot be applied. This prohibition
does not apply to setbacks, accessibility, size limitations or any review under
applicable building or fire codes, or public health or safety regulations.
o Generally, site development and design standards are not applicable to one-
and two-family residential development proposals. Moving forward in
preparing amendments, staff will look closely to identify necessary
COMMUNITY DEVELOPMENTDEPARTMENT
51 Winburn WayTel: 541.488.5305
Ashland, Oregon 97520Fax: 541.552.2050
ashlandoregon.govTTY: 800.735.2900
Total Page Number: 29
modifications applicable to one- and two-family residential proposals,
including to the specific design standards in AMC 18.2.5.090 and AMC 18.3.5.100.
Code changes to comply with SB 974 are intended to be implemented by cities by July 1,
2026. As staff begin crafting code language to move these amendments forward, we’re
looking tonight for some guidance from the Commission on the options discussed above. A
road map charting the existing procedural handling and options for addressing SB 974
requirements is attached, with thanks to City of Medford Planning staff for graciously
providing their road map template as a starting point.
State guidance on implementation of Senate Bill 974 remains limited at this time, with the
statute establishing overall procedural requirements but providing little direction on how
local governments should restructure existing review classifications such as Type I and Type
II processes. In particular, the law clearly requires that qualifying urban housing applications
be processed without an initial hearing, but does not provide detailed direction on how to
treat specific permit types, including variances,within existing local frameworks. As a result,
jurisdictions are left to interpret and align their procedures in a manner that meets the intent
of the legislation while maintaining internal consistency within their land use codes.
Next Steps
At this time, staff are looking for direction from the Planning Commission with regard to the
specific approach for implementing requirements for Senate Bill 974. Attachment 1 provides
a roadmap for discussion at the meeting, detailing existing procedures along with code
amendment options and some specific considerations. Amendments will come back to the
Commission for review in short order.
Legislative amendments to address House Bill 2138 (Middle Housing) and House Bill 3560
(Child Care Centers) will be discussed at an upcoming study session. Changes
implementing the requirements for these bills are to be adopted by January 1, 2027.
Attachments:
1.Senate Bill 974 Code Changes Roadmap
2.Staff Communication with the Housing Accountability & Production Office about
conflict between SB974 and ORS 227.186.
3.Senate Bill 974 Enrolled
4.Legislative Staff Summary of SB 974
COMMUNITY DEVELOPMENTDEPARTMENT
51 Winburn WayTel: 541.488.5305
Ashland, Oregon 97520Fax: 541.552.2050
ashlandoregon.govTTY: 800.735.2900
Total Page Number: 30
(submitted throughthe Inquiry and Complaint Portal on September 12, 2025 -
https://www.oregon.gov/lcd/HAPO/Pages/Inquiries-and-Complaints.aspx )
Housing Accountability and Production Office,
Section 3 of SB 974 (2025 Regular Session)establishes new procedures for certain residential land
use applications, including “a zone change to allow for a denser residential use designation”on
land inside an urban growth boundary zoned or planned for residential or mixed residential use
Specifically, Section 3(7)provides that:
“The initial decision on the application must be made without a hearing. A local government may
provide for a hearing on appeal of the initial decision.”
The City of Ashland is in the initial stages of preparing to draft local code amendments to
implement SB 974 by the July 1, 2026 deadline. In doing so, we seek clarification on how this new
statutory directive, requiring administrative approval without an initial hearing, can be reconciled
with existing statutory requirements under Oregon lawfor zone changes which are a legislative act,
specifically:
ORS 227.186(2):“All legislative acts relating to comprehensive plans, land use planning or
zoning adopted by a city shall be by ordinance.”
ORS 227.186(5):Requires mailed notice to affected property owners, including the date of a
required public hearing.
As written, SB 974 appears to require Ashland to process qualifying zone change applications
administratively without an initial hearing, while ORS 227.186 requires that any such zone change be
adopted by ordinance with a public hearing before the City Council.
Question:How should Ashland structure its local approval process for zone changes that increase
residential density to comply with SB 974’s administrative approval directive while also meeting ORS
227.186’s mandates for ordinance adoption and public hearing noticeand review before the City
Council?
I trust other communities are likewise seeking clarity on how these apparently disparate
requirements can be reconciled. We would greatly appreciate guidance to ensure Ashland’s
implementation process is both compliant and efficient.
Thank you, Brandon
COMMUNITY DEVELOPMENTDEPARTMENT
Brandon Goldman, AICP, Director
51 Winburn WayTel: 541.552.2076
Ashland, Oregon 97520Fax: 541.552.2050
Brandon.goldman@ashland.or.usTTY: 800.735.2900
Total Page Number: 32
From:MARQUARDT Ryan * DLCD <Ryan.MARQUARDT@dlcd.oregon.gov>
Sent:Wednesday, September 24, 2025 4:49 PM
To:Brandon Goldman <brandon.goldman@ashland.or.us>
Subject:HAPO Inquiry: City of Ashland, SB 974
Hello Brandon,
I’m responding to an inquiry you submitted to HAPO on 09/12/25. The crux of the question
is about amendments in SB 974 requiring a land use decision without a hearing for zone
changes that allow for denser residential development and how that operates
withORS227.186that requires a hearing for zone changes.
2025 legislative session. The guidance document is being review internally and we expect it
to be available in early October. (notice will be done via GovDelivery; subscription info
athttps://www.oregon.gov/lcd/About/Pages/Subscriptions.aspxif you’re not already
signed up)
SB 974 appeared late in the session and DLCD had limited involvement with its legislative
process. We don’t have insight about the legislative intent or the envisioned
implementation details beyond what’s available on OLIS
(https://olis.oregonlegislature.gov/liz/2025R1/Measures/Overview/SB974).
The guidance that we will have on SB 974 will have the caveat that it is not legal advice, and
local governments are advised to consult their legal counsel about these questions. I can’t
SB 974 and the M56
requirements. We’ll be available for follow-
guidance is published.
Thanks,
Ryan
Ryan Marquardt, AICP
Pronouns: he/him
Oregon Department of Land Conservation and Development
635 Capitol Street NE, Suite 150 | Salem, OR 97301-2540
Cell: 971-375-5659 | Main: 503-373-0050
ryan.marquardt@dlcd.oregon.gov | www.oregon.gov/LCD
Total Page Number: 33
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