HomeMy WebLinkAbout2026-04-28_Planning PACKET
Planning Commission Meeting Agenda
ASHLAND PLANNING COMMISSION
STUDY SESSION MEETING AGENDA
Tuesday, April 28, 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 April 28,
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/95254705422
IV.DISCUSSION ITEMS
Manufactured Home Park Zone Amendments Update and Discussion
OPEN DISCUSSION
ADJOURNMENT
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.
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Memo
DATE:April 28, 2026
TO:Commission
FROM:Brandon GoldmanAICP, Community Development Director
Linda Reid, MSW, Housing Program Manager
RE:Manufactured Home Park Zone Amendments
ThepurposeoftheAshlandManufactured Dwelling ParkZone(MHPZ)Code Development
Projectistopreparehearings-readydevelopmentcodeamendmentstocomplywithand
exceed housing-related statutesandfacilitatehousingproduction,affordability,andchoice.
Amendments includecodeupdatesforManufacturedHomeParksinaccordancewithHouse
Bill2001andtheCity’sHousingProductionStrategy(HPS)goalsandactions.Thisprojectwas
identified throughtheHousingProductionStrategy process, andtheCity received a
Technical Assistance GrantfromtheOregonDepartmentofLand Conservation and
Development (DLCD). Through a joint selection process conductedbytheCityand DLCD, 3J
Consultingwas retained toprovidetechnicalandpolicysupportforthis effort. 3Jwilllead
tonight’spresentation.
Preservationofmanufacturedhomeparkswas identified as a strategicactioninAshland’s
adoptedHPS. TheHPS recognizes manufacturedhomeparksas a criticalsourceofnaturally
occurringaffordablehousingandcallsforregulatorytoolsthatmaintain parkviability,
reduceredevelopment pressure, andsupportlong-termhousingstabilityfor residents.
Development of a stand-aloneMHPZisintendedtodirectlyimplementthe HPSstrategyby
establishing a zoningframework focused on preservation, clarity,andcompliancewithstate
housing statutes.
ThePlanning Commission last considered policyconceptsand associated development
codeamendmentsfortheManufacturedHomeParkZone(MHPZ)ordinanceat a jointstudy
session ofthePlanning Commission, HousingandHuman Services Advisory Committee, and
th
theCityCouncilonJanuary27. Tonight’smeeting proceeds onthepolicydirectionofthe
th
January27jointsessiontolookatspecificproposedcode amendments toadopt a
COMMUNITY DEVELOPMENTDEPARTMENT
51 Winburn WayTel: 541.488.5305
Ashland, Oregon 97520Fax: 541.552.2050
ashland.or.usTTY: 800.735.2900
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ManufacturedHomeParkZone(MHPZ)Ordinanceincorporating new Comprehensive Plan
andZoningmapsand associated developmentcoderevisions.
Toinformpolicy development, theCityandconsultantteamhavebeenworkingwith a
Management Advisory Committee (MAC) composedofmanufacturedhomepark residents,
realestate professionals, affordablehousingproviders,and a representative fromthe
HousingandHuman Services Advisory CommitteeandPlanningCommission.Thisgrouphas
assisted inreviewing existing regulationsandidentifying issues affectingpark preservation
and resident stability.
As partofthiswork,theCity, consultantteamandMAChaveevaluatedAshland’sexisting
ManufacturedHousingDevelopmentregulationsinAshlandMunicipalCodeSection
18.2.3.180whichgovernsmanufacturedhomeparkswithin residential zones.Thissectionhas
providedanimportantbaselineforunderstandingexistingrequirementsandidentifying
opportunitiesformodernization,simplification,removalofregulatorybarriers,andalignment
withstatelaw.
TheHousingandHuman Services AdvisoryCommittee reviewed andmade a
rd
recommendationonthedraftcodeamendmentsonApril23, aftertonight’spacketwas
distributed. Copies ofthat recommendation willbeprovidedatthePlanning Commission
meeting. Staffare seeking Commissionreviewandcommentonthedraftcode
amendments tonightandwillbringfinalcodelanguagebackfor a publichearingandformal
recommendationtotheCouncilatnextmonth’smeeting. Councilhearingsforfinal
ordinanceadoptionaretentativelyanticipatedtooccur between JuneandJulyofthisyear.
Attachments
January27,2026JointWork Session Summary
April22, 2026CodeChangesMatrix
April22,2026DraftCode Amendments
April22,2026ZoningMapwithPotentialMHPZsin Red
COMMUNITY DEVELOPMENTDEPARTMENT
51 Winburn WayTel: 541.488.5305
Ashland, Oregon 97520Fax: 541.552.2050
ashland.or.usTTY: 800.735.2900
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Joint Study Session – Housing and Human Services Advisory Committee
(HHSAC), Planning Commission (PC), City Council(CC)
January 27, 2026
7:00–8:30 PM
Purpose
The joint study session focused on potential updates to manufactured housing park (MHP)
standards and zoning, with emphasis on affordability, resident stability, fire safety,
redevelopment pressures, and housing innovation.
Key Themes and Discussion
Dimensional Standards, Density, and Design Flexibility
Several attendees emphasized the importance of increasing dimensional flexibility,
particularly interior setbacks and allowance for structures such as carports, overhangs, yard
barns, and community buildings. One participant stated that “the less restrictive, the better,”
especially for existing parks.
At the same time, opinions diverged on density.
One attendee opposed increasing density, arguing that parks should be held to
similar lot coverage standards as single-family homes and that additional open
space would improve quality of life.
Others noted recent HUD updates allowing two-story duplexes, triplexes, and
quadplexes, and encouraged thinking about stacked units (1–2 stories or up to 35
feet) as a way to increase housing supply without expanding land area.
Questions were raised about how redevelopment thresholds would work, including what
triggers full compliance with new standards and whether conditional use permits (CUPs)
could allow exceptions while addressing nonconformities.
Housing Types and Innovation
There was broad interest in expanding the range of housing types allowed within parks.
Attendees discussed:
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Manufactured homes, modular homes, prefab, panelized homes, RV-style units, tiny
homes, flat-pack homes, and 3D-printed housing.
HB 4064 was referenced, with clarification that certain RV-style or prefab units may
need to be treated as manufactured homes.
While some participants saw RVs as an important inclusion point, another attendee
cautioned against wholesale allowance of RVs without clearly defining applicable standards.
They emphasized the need to fully understand impacts on fire safety, access, utilities, and
infrastructure capacity.
Fire Safety, Materials, and Inspections
Fire safety emerged as a major concern, especially given survey data from the community
wildfire protection program showing that over half of wildfire plan respondents identified
MHPs as vulnerable, with poor defensible space and dense layouts contributing to risk.
Key points included:
Recommendation to involve the Fire Department in future discussions on setbacks,
access, electrical service, water line capacity, and accessory structures.
Discussion of R327.4 wildfire overlay standards, ignition-resistant materials, and
whether smaller unit sizes could reduce risk.
Mixed views on prescribing exterior materials: some favored flexibility, while others
noted that existing code already requires siding and roofing to be similar or superior
to wood (with metal noted as more fire-resistant).
Attendees also referenced INSPIRE inspections and housing stability support services,
suggesting that livability, appearance, and safety requirements may need to be more clearly
defined by housing type.
Affordability, Infrastructure, and Financial Impacts
Affordability was a consistent concern, particularly related to Naturally Occurring Affordable
Housing (NOAH). One attendee noted that older housing is often affordable by default, but
rebuilding can introduce new infrastructure costs that ultimately fall on tenants.
Concerns raised included:
Thresholds for rent requirements and tenant protections.
Fear of out-of-state investors purchasing parks and passing upgrade costs onto
residents.
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Questions about whether infrastructure upgrades would be mandatory and how
financial hardship for existing parks could be demonstrated.
Staff and attendees discussed System Development Charges (SDCs), clarifying that
replacement units typically do not trigger new SDCs, while added density would. Questions
remained about how credits would apply when replacing larger units with multiple smaller
units.
Resident Stability, Tenant Protections, and Ownership Models
Many participants emphasized the vulnerability of residents who rent the land under their
homes, especially if parks are sold. Several attendees supported:
Exploring right-of-first-refusal policies and funding mechanisms.
Expanding notice requirements when parks are proposed for sale.
Encouraging resident organization and cooperative resident-owned community
(ROC) models, referencing examples from Talent and other jurisdictions.
One attendee noted that even 120 days may be insufficient time for tenants to organize,
secure financing, and compete with private buyers. Others stressed the need to clearly
distinguish which policy benefits accrued to residents, park owners, or both.
Zoning Authority, Redevelopment, and Market Constraints
A baseline question was raised about whether changes would be top-down zoning decisions
and whether restrictions could trigger claims of “takings.” A two-part approach was
discussed:
Modifications to MHP development standards.
Modifications to the MHP zone itself.
Some attendees questioned whether removing the ability to redevelop parks into other uses
was necessary, while others argued that landowners already benefit from a profitable
business model and that stronger protections are justified to maintain housing stock.
From an economic perspective, one participant described resident-owned parks as
addressing a market failure, noting that owners benefit from appreciating land while tenants
face depreciating assets. They questioned whether zoning alone could address this
imbalance or if separate support mechanisms are needed.
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Expansion, Annexation, and Future Supply
Discussion included whether MHPs should be allowed beyond current R1–3.5 and R2 zones,
potentially extending into R3 or commercial areas. Attendees raised questions about:
Incentives tied to annexation within the Urban Growth Boundary.
Requirements for affordability (e.g., 25% of area) if existing parks are annexed.
Whether such requirements might act as disincentives for annexation.
There was also interest in understanding the city’s land inventory and land banking
opportunities to support future parks or resident-owned models.
Next Steps and Engagement
Staff noted plans to:
Conduct public meetings targeted to manufactured housing park residents.
Present future analyses that clearly identify who benefits from proposed changes.
Several attendees stressed the importance of directly engaging residents to better
understand lived experiences, displacement risks, and priorities.
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Ashland MHPZ Code Changes
April 2026
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The following sections of the Ashland Municipal Code (AMC) were reviewed for
compliance with applicable state residential statutes and with case study examples
in mind, with a focus on manufactured housing.
AMC 18.2.2.030
AMC 18.2.3.170
AMC 18.2.3.180
AMC 18.3.9.020
AMC 18.3.9.030
AMC 18.3.9.040
AMC 18.3.9.050
AMC 18.6.1.030
New - AMC Chapter 10.XXX
The development code below has been organized by the order of the code, with
recommendations and state requirements, and suggested text changes below.
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AMC 18.2.5.030.
family home and zone
-
Overall Recommendations Align table with recommendations of zones where manufactured home parks and manufactured homes are permitted.Keep textRemove it all together. Single family homes
in the different zones do not have a minimum floor area, but rather are dictated by lot area, height, setbacks, and minimum lot coverage. Keep the same standards for a singlerequirements
in
sectional
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Uses Allowed by Zone
The manufactured home shall be multi
current table at the end of the document
Floor Plan.
Current Code Text Table 18.2.2.030*see 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.and have an enclosed floor area of not less than 1,000 square feet.
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Overall Recommendations Remove all textKeep textAlign or reference AMC 18.4.2.030.D and E for Garage and Building Materials standards.
The manufactured home
If the manufactured home has a
The manufactured home shall have a pitched roof with
appearance siding is considered
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Garages and Carports.
Roof.
Residential Building Materials.
Current Code Text B.a slope not less than 3 feet in height for each 12 feet in width (14 degrees).C.shall have exterior siding and roofing which in color, material, and appearance are
similar or superior to the exterior siding and roof material used on nearby residences (e.g., horizontal wood or woodsiding and roofing).D.garage or carport, the garage or carport shall
be constructed of materials like those used on the house.
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up standards of
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an exception for opted state Administrative
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Overall Recommendations Keeprequirements for manufactured homesmanufactured home shall be placed on excavated and backconform with building code requirements in chapter 18.4 and the
minimum setthe adRules for Manufactured Dwellings, Keep text but also note that manufactured homes shall comply with and meet FEMA requirements and AMC 15.10.080. Manufactured
family dwelling
-
adopted state Administrative
The manufactured home shall be
filled foundation and enclosed at the
-
Manufactured homes shall comply with chapter
The manufactured home shall be placed on an
up standards of the
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Floodplain.
Thermal Envelope.
Placement.
Current Code Text E.certified by the manufacturer to meet the thermal envelope requirements equivalent to those for a singleconstructed under the building code. Evidence demonstrating
efficiency standards, or equivalent standard, is deemed to satisfy the exterior thermal envelope certification requirement.F.excavated and backperimeter such that it complies with the
applicable building code requirements, including the height above grade, and the minimum setRules for Manufactured Dwellings, OAR 918.G.18.3.10 Physical and Environmental Constraints.
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may need to
Overall Recommendations homes must also meet the same flood protection requirements as a Keep Text, althoughremove vinyl siding as an option. Solid materials such as masonry, concrete,
or treated wood are in the HUD requirements section. Also include metal siding as a viable option for fire safety promotion. Keep text. Two design features are also required for single
family units.Keep text
family design features in section
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The foundation area of the manufactured
The manufactured home shall incorporate
The manufactured home shall not be located in a
Foundation Skirt.
Design Features.Prohibited.
Current Code Text H.home shall be fully skirted with concrete, horizontal wood, or vinyl siding, or other materials, pursuant to applicable building codes.I.at least two of the single18.2.5.090.J.des
ignated historic district.
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3, is
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1 or R
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unless expanding to
Overall Recommendations term from this statement. 1. Keep text more zones, perhaps Rwanted (especially if allowed density is increased in parks)2. Remove. 3. Keep4. Keep5. Keep
2 zones.
on, to provide adequate access to
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3.5 and R
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1
ish, operate, manage, maintain, alter, or
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Manufactured Housing Developments
The purpose of this section is to encourage the
Purpose.
General Provisions.
Manufactured housing development may be located or No manufactured housing developments may be located, No manufactured housing developments may be located Manufactured housing developments
shall be subject to In addition to the requirements of this chapter, all
Current Code Text 18.2.3.180A.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 recreatimanufactured housing sites, and to refer minimum utility service facilities to appropriate City codes.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 establenlarge any manufactured housing development contrary to the provisions of this ordinance.5.
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The procedure for approving a
re stringent requirements shall apply.
Procedure for Approval.
Current Code Text 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 mo C.manufactured home development is the same as for the Performance Standards Option (Outline
Plan and Final Plan), pursuant to chapter 18.3.9.
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or the
keep
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Consider changing interior
Overall Recommendations 1. Keep text. units and proximity. Density should be the same across all zones. Change all parks to 18 units per acre max density. 3. Consider reducing size
of lots and consider removing or reducing dimensional requirements (width & depth).4. Consider standardizing lot coverage across all zones to 65%.5. Consider changing internal setbacks
to 5 ft on all sides fire code setback requirement. Consider allowing porches or decks to be built over the setback area, although they must comply with fire code specifications.a.
Exterior Setbacksb. Consider changing interior setbacks to comply with building code / fire code standards. c.setbacks to comply with building code / fire code standards. 6. Keep,
although add that private streets serving manufactured home parks do not count towards
2
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of five
constructed to the same
3.5 zone. In addition, the general
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1
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for the entire project site.
wide, and at least 40 feet deep.
ion.
Manufactured Housing Development Design Standards.
Interior Front Yard Setbacks. There shall be a front yard on
Minimum Court Size. A manufactured housing development Density. The maximum density permitted shall be eight Manufactured Housing Sites or Lots. All manufactured Lot Coverage. Maximum
lot coverage of any individual Setbacks.Street Standards. Public streets shall comply with the design
Exterior Setbacks. Manufactured housing sites along the
Interior Side and Rear Yard Setbacks. There shall be side or
Current Code Text D.1.shall occupy a site of not less than one acre in size.2.manufactured housing units per acre of developed court area. Manufactured housing, which is 14 feet wide
or less, or which is less than 800 square feet in size will count as 0.75 units for this calculat3.housing sites or lots must be at least 2,000 square feet in size, at least 35 feet4.manufactured
housing lot or site shall be 65 percent in the Rzone and 55 percent in the Rlot coverage requirements of the parent zone shall also be complied with 5.a.exterior boundary of the court
shall have the same setbacks as required in the parent zone, and no less than a minimumfeet from a property boundary line.b.each manufactured home lot or space of at least ten feet.c.rear
yards of at least five feet. There shall be a minimum separation of ten feet between manufactured housing units.6.standards contained in chapter 18.4.6. Private streets shall be a minimum
of 20 feet in width, andstandards as specified for an alley. A private street may be a
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residential
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reets, common
serving buildings here.
make sure that this is
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50% of the unbuilt area can
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t an additional requirement for a
Overall Recommendations three lots are the maximum amount that a private street can serve.)housing development shall have a permanent pedestrian walkway at least 48 inches wide within
public rights of way. Private streets must be ADA compliant when connecting all manufactured housing units to public or private stopen spaces, parks, and commonly 8. Keep9. Review/revise
landscaping standards noMHP be landscaped10. Keep11. Combine with 12 12. Combine with 11 and keep at 5% of the total area for open space.**Consider new section on communityConsider
adding noncommunity serving buildings (manager office, common kitchen, club house, childcare, storage,
e
3.5
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1
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14 years of age, a separate
facilities.
2 zone shall have 35 percent of
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around shall be provided according
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aping plans.
ufactured housing developments located in an R
end street no more than 300 feet in depth from a higher
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Common Open Space. All developments are required to
Fencing. Fencing shall comply with all fencing requirements Play Area. If the manufactured housing development
Man
Sidewalk Standards. Every manufactured housing Utilities. Provisions for electric, water, and sanitary servicLandscaping.
All areas of the development not occupied by paved
Current Code Text deadorder road. Adequate turnto standards established by the Planning Commission.7.development shall have a permanent pedestrian walkway at least 48 inches wide connecting
all manufactured housing units to public or private streets, common open spaces, parks, and commonly owned buildings and8.shall be made in accordance with established City procedures
and law, including number, size, quality, and location of fixtures, connections, and facilities. Telephone and electric lines shall be placed underground.9.a.roadways, pathways, parking
areas, or not occupied by other facilities shall be landscaped. Areas that contain significant natural vegetation may be left in a natural state, if approved on the final landscb.zone
shall have 45 percent of the entire site landscaped. Developments located in the Rthe entire site landscaped.10.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
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use
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like landscaping
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Overall Recommendations coffee shop? etc.) to be permitted with review in the MHP Zone. Consider an allowance for a percentage of the overall lot to be used for commercial or mixeddev.
requirements.
Current Code Text 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.
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homes
00 square
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Overall Recommendations 1. Consider reducing or 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 feet or smaller to support greater density and flexibility.2. Consider changing to 10 feet in width or having no standard
and letting setback requirements determine size. Did not change per joint work session meeting. 3. Keep4. Keep5. Keep6. Keep7. Many new manufactureddo not need a large patio or deck
consider removing this requirement. 8. Keep
. All manufactured
family detached homes.
housing unit, based on accepted engineering
-
a minimum width of eight feet in its least dimension.
anufactured housing units shall be provided with City water,
Manufactured Housing Unit Standards
Manufactured housing units shall be a minimum of 650 Manufactured housing units shall be at least 12 feet wide. Manufactured housing units shall have the Oregon Manufactured housing
units shall be placed on permanent MManufactured housing units shall comply with the thermal Manufactured housing units shall have a deck or patio area
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.2.3.Official shall inspect
the manufactured housing unit and occupancy shall be approved only if the Building Official hasdetermined that the manufactured housing unit has a valid insignia of compliance and has
not deteriorated beyond an acceptable level of compliance.4.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 design standards, as approved by the Building Official.5.sewer, electricity, telephone, and storm drainage,
with easements dedicated where necessary.6.envelope requirements for heat loss required by the building code for single7.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
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icial.
Notwithstanding the above, any manufactured home legally
Current Code Text 8.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
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n the park. The
Overall Recommendations Keep text1. Keep text. Either in this section 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 iconditional use process should consider the positive impacts on the health and
safety of park residents without mandating full compliance.2. Keep text3. Keep text4. Keep text
ual
in conformance
not conform to the regulations
of a manufactured housing unit,
e yard requirements for accessory buildings in this
charge permit from the Staff Advisor is required for the
-
Nonconforming Manufactured Housing Developments.
enlarged, remodeled, or modernized except
Storage and Temporary Occupancy of Manufactured A noNo manufactured housing unit shall be stored on a public For temporary occupancy Routine maintenance and repairs may be performed
within No nonconforming manufactured housing development shall
Current Code Text F.Homes.1.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 thchapter.2.street except for temporary maneuvering purposes.3.see subsection 18.2.2.030.H.3.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 doof this chapter, shall be deemed to be nonconforming and may be continued, subject to the following regulations:1.the manufactured housing development or upon individmanufactured
housing units.2.be with all requirements of this chapter, except that an area of less than two acres for a development to be enlarged, remodeled, or modernized may be approved through
the conditional use permit procedure contained in this ordinance.
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he requirements
housing development
by the Board of Health, State of Oregon, issued
No manufactured housing unit shall be located on the site of, If a nonconforming manufactured
Current Code Text 3.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 issuedprior to the effective date of this chapter. Relocation of existing units within the Ashland Urban Growth Boundary 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 tof this chapter.
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s. (Ord. 3229 § 3, amended,
For the mitigation of adverse impacts,
obscuring shrubbery, walls, or fences, and
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Special Conditions.
Current Code Text H.the City may impose conditions, including, but not limited to, requiring viewrequiring retention of specified trees, rocks, water ponds or courses, or other natural
feature12/19/2023; Ord. 3191 § 4, amended, 11/17/2020)
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Overall Recommendations Consider adding a tenant protection policy, similar to Bellingham. Condos code section (AMC 10.115.010) to MHs. This could apply to all parks, even those not
in a MHPZ (i.e. Lower Pines which is in a CFA). days, if we use Bellingham as an example, we could add a longer time needed for purchase. (BMC 20.10.033(B)
Current Code Text
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Current Code Text 18.3.9.020 Applicability
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or
manufactured
residential zoned land,
, and other standards as
e; except that
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18.2
Overall Recommendations 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 ordinancdevelopments subject to this chapter are not required to meet the minimum lot size, lot width, lot depth, and setback
standards of partspecifically provided by this chapter. The Performance Standards option may be used to divide residential and nonto approve cottage housing developments andInclude
additional conditions, citing manufactured home developments: development as a manufactured housing development consistent
residential
-
If a parcel is not in a
Overlay.
-
, and other standards as
18.2
Overlay
-
velopments subject to this chapter are not
Current Code Text 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 derequired to meet the minimum lot size, lot width, lot depth, and setback standards of partspecifically
provided by this chapter. The Performance Standards option may be used to divide residential and nonzoned land.18.3.9.030 PSOD. Development Outside PSO PSO overlay, then development
under this chapter may only be approved if one or more of the following conditions exist.
41
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Updated
lots, the outline
18.2.3.180
Overall Recommendations with the standards in sectionplan shall accompany applications for subdivision approval under this chapter. For developments of fewer than ten lots, or for manufactured
housing developments or cottage housing developments regardless of the number ofplan may be filed concurrently with the final plan, as that term is defined in subsection
. For developments of ten or more lots,
A proposed outline plan shall accompany
.
18.3.9.040.B.4
Outline Plan
Current Code Text 18.3.9.040 Review Procedures and CriteriaA.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 subsectionprior outline plan approval is mandatory.
42
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Code
Updated
Update annexation criteria to allow manufactured home parks to not require that 25% of the development should be affordable housing. Also exclude compliance with minimum density requirements
when annexed into the UGB, keeping at 18 units per acre.
Overall Recommendations 18.3.9.040.B.4. For developments of ten or more lots, other than manufactured housing developments or cottage housing developments, prior outline plan
Current Code Text 18.5.8.050 Approval Criteria and Standards
43
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Code
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Overall Recommendations
Current Code Text
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Code
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Overall Recommendations
Current Code Text
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Code
Updated
Overall Recommendations
Current Code Text
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Code
Updated
Overall Recommendations
Current Code Text
47
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Code
Updated
Overall Recommendations
Current Code Text
48
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Code
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Overall Recommendations
Current Code Text
49
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Current Code Text
50
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Overall Recommendations Keep, it is the same as DLCD definition. Keep, it is the same as DLCD definition.
5, 1976, and met the
A structure constructed for movement on the
th federal manufactured housing construction and
Current Code Text 18.6.1.030 Definitions Manufactured Home: A structure constructed for movement 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 wisafety standards and regulations in effect at the time of construction.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 1construction requirements of Oregon mobile home law in effect at the time of construction.
51
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Code
Updated
Overall Recommendations
A subdivision or park
Current Code Text M. Manufactured Housing Development:comprised of manufactured homes occupied for dwelling purposes, regardless of whether a charge is made for such accommodation.
52
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Overall Recommendations
Uses Allowed by Zone
-
Table 18.2.2.030
Current Code Text
AMC 18.2.2.030, Allowed Uses Page1of 19
18.2.2.030 Allowed Uses
A. Uses Allowed in Base Zones. Allowed uses include those that are permitted, permitted
subject to special use standards, and allowed subject to approval of a conditional use permit.
Where Table 18.2.2.030 does not list a specific use and part 18.6 does not define the use or
include it as an example of an allowed use, the City may find that use is allowed, or is not
allowed, following the procedures of section 18.1.5.040.
B. Permitted Uses and Uses Permitted Subject to Special Use Standards. Uses listed as
allowed, provided they conform to chapter 18.2.3, Special Use Standards. All uses are subject to
the development standards of the zone in which they are located, any applicable overlay
zone(s), and the review procedures of part 18.5. See section 18.5.1.020.
C. Conditional Uses.
to the requirements of chapter 18.5.4.
D. Prohibited Uses. Uses not listed in Table 18.2.2.030 and not found to be similar to an
allowed use following the procedures of section 18.1.5.040 are prohibited. Prohibited uses are
subject to the violations, complaints, and penalties sections in 18.1.6.080, 18.1.6.090, and
18.1.6.100.
E. Uses Regulated by Overlay Zones. Notwithstanding the provisions of chapter 18.2.2,
additional land use standards or use restrictions apply within overlay zones. An overlay zone
may also provide for exceptions to some standards of the underlying zone. For uses allowed in
zones, refer to part 18.3.
F. Accessory Uses.
accessory uses. For information on other uses that are customarily allowed as accessory, please
refer to the description of the land use categories in part 18.6, Definitions.
G. Mixed-Use. Uses allowed in a zone individually are also allowed in combination with one
another, in the same structure or on the same site, provided all applicable development
standards and building code requirements are met.
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
Total Page Number: 53
AMC 18.2.2.030, Allowed Uses Page2of 19
H. Temporary Uses. Temporary uses require a conditional use permit under chapter 18.5.4,
except as follows:
1. Short-Term Events. The Staff Advisor may approve through ministerial review
short-term temporary uses occurring once in a calendar year and lasting not more than 72
hours including set-up and take-down. Activities such as races, parades, and festivals that
occur on public property (e.g., street rights-of-way, parks, sidewalks, or other public
grounds) require a special event permit pursuant to chapter 13.03.
2. Short-Term Food Truck Event. The Staff Advisor may approve through ministerial review
the short-term temporary operation of a food truck occurring not more than once per
month and lasting not more than 72 hours including set-up and take-down. In addition to
the short-term food truck event permit, food truck vendors shall obtain a business license,
register for and pay applicable food and beverage tax, and receive any requisite
inspections from the Building and Fire Departments and the Jackson County Environmental
Public Health Department. Short-term food truck events are not to be permitted in
residential zones.
3. Garage Sales. Garage sales shall have a duration of not more than two days and shall
not occur more than twice within any 365-day period. Such activity shall not be
accompanied by any off-premises advertisement. For the purpose of this chapter, garage
sales meeting the requirements of this subsection shall not be considered a commercial
activity.
4. Temporary Buildings. Temporary occupancy of a manufactured housing unit or similar
structure may be permitted for a period not to exceed 90 calendar days upon the granting
of a permit by the Building Official. Such occupancy may only be allowed in conjunction
with construction on the site. Said permit shall not be renewable within a six-month period
beginning at the first date of issuance, except with approval of the Staff Advisor.
I. Disclaimer. Property owners are responsible for verifying whether a proposed use or
development meets the applicable standards of this chapter.
Table 18.2.2.030. Uses Allowed by Zone
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
Total Page Number: 54
55
Number:
19
Page
of
3
Total
Family
-
Page
18.2.3.16018.2.3.190
Special Use StandardsAnimal sales, feed yards, keeping of swine, commercial compost, or similar uses not allowedSec. Sec. See General Industrial, Marijuana ProductionSee Singlestandards
in Sec. 18.2.5.090
1
-
S
NNNNN
M
1
-
SS
NNNN
E
D
&
-
SS
1
1
NNNN
-
-
C
C
SSSS
PP
WR
SSSS
PP
RR
3
-
SSS
PP
N
R
2
-
SSS
PP
N
R
3.5
-
SSS
PP
N
1
-
R
1
-
SSSS
PP
R
NNNNNN
MHPZ
1
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
Livestock,
-
Livestock
-
A. Agricultural UsesB. Residential Uses
Family Dwelling
-
AMC 18.2.2.030, Allowed Uses Agriculture, except Keeping of Bees, Livestock and MicroHomegrown Marijuana Cultivation, and Marijuana ProductionKeeping of BeesKeeping of LivestockKeeping
of MicroMarijuana Cultivation, Homegrown Single
56
Number:
19
Page
of
for and and and for
, ,
1
4
Total
-
1 zone
-
Page
18.2.3.13018.2.3.12018.2.3.04018.2.3.12018.2.3.09018.2.3.11018.2.3.130
Sec. dwellings in Czone and EDwellings and additions in Historic District Overlay, see Sec. 18.2.5.070Sec. 18.5.2.020.C.2Dwellings and additions in Historic District Overlay, see Sec.
18.2.5.070Sec. Cottage HousingSec. Duplex, and 18.5.2.020.C.2Sec.
NNN
S
NN
S
NN
SS
N
SS
N
SS
N
SS
N
SS
N
SSS
S
NN
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
AMC 18.2.2.030, Allowed Uses Accessory Residential UnitCottage HousingDuplex
57
Number:
19
Page
of
1
and and for and
-
1
5
Total
-
1 zone
-
Page
18.2.3.12018.2.3.17018.2.3.18018.2.3.13018.2.3.120
1 zone and E
-
dwellings in Czone and EDwellings and additions in Historic District Overlay, see Sec. 18.2.5.070Sec. not allowed in Historic District OverlaySec. Sec. CzoneDwellings and additions in
Historic District Overlay, see Sec. 18.2.5.070
NNN
S
NN
S
NN
NNN
NNN
S
P
N
S
P
CU+S
SS
P
S
NN
SS
N
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
AMC 18.2.2.030, Allowed Uses Manufactured Home on Individual LotManufactured Housing DevelopmentMultifamily Dwelling
58
Number:
19
, ,
Page
of
6
Total
18.3.318.3.7
Page
18.2.3.20018.2.3.150
Sec. Sec. See chapter Health Care Services DistrictSubject to State licensing requirementsSubject to State licensing requirements See chapter Airport Overlay
NNNNNNN
S
NNNNNN
S
NNNNNN
S
P
NNN
CUCU
S
P
NN
CUCUCU
SS
PPP
N
CU
SS
PPP
N
CU
S
PPP
NN
CU
S
P
NNN
CUCU
S
PP
NNNNN
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
C. Group LivingD. Public and Institutional Uses
Purchase Housing
-
AMC 18.2.2.030, Allowed Uses Rental Dwelling Unit Conversion to ForHome Occupation Nursing Homes, Convalescent HomesResidential Care HomeResidential Care FacilityRoom and Boarding Facility
AirportCemetery, Mausoleum, Columbarium
59
Number:
19
,
Page
,
of
7
Total
for
18.3.3
Page
18.6
329A.440
Family Child Care Home exempt from planning application procedure pursuant to ORS see part definitionSubject to State licensing requirements See chapter Health Care Services District
PPPP
NN
CU
PPP
NN
CUCU
PPPP
NN
CU
P
NNN
CUCUCU
P
N
CUCUCUCUCU
P
NNN
CUCUCU
P
NNN
CUCUCU
P
NN
CUCUCUCU
P
NN
CUCUCUCU
PP
NNNN
CU
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
AMC 18.2.2.030, Allowed Uses Child Care FacilityClub Lodge, Fraternal OrganizationElectrical SubstationHospitalsGovernmental Offices and Emergency Services (e.g., Police, Fire); excluding
Outdoor StorageMortuary, CrematoriumPark, Open Space, and Recreational Facility, including playgrounds,
60
Number:
19
Page
of
8
Total
Page
Not allowed within 200 feet of a residential zone Includes public service building, yard, and structures such as public works yardsYards not allowed in
PPPP
NN
CU
PPP
NN
CUCU
PP
NNNN
CU
P
NN
CUCUCUCU
PP
NN
CUCUCU
PP
NNN
CUCU
PP
NNN
CUCU
PP
NN
CUCUCU
PP
NN
CUCUCU
NNNNNN
CU
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
Public, excluding electrical
-
ool, Public (Kindergarten and up)
AMC 18.2.2.030, Allowed Uses trails, nature preserves, athletic fields, courts, swim pools, and similar usesPublic Parking FacilityRecycling DepotReligious Institution, Houses of WorshipSchool,
Private (Kindergarten and up)SchSchool, Private College/Trade/Technical SchoolUtility and Service Building, Yard and Structure, Public and Quasisubstations
61
Number:
19
1
;
Page
-
of
9
Total
18.3.8
Page
18.4.10
18.2.3.0501 zone, fuel
1 zone, auto
-
-
the RR, WR, and CzonesChapter Sec. In Csales and service is a permitted use provided within the Freeway Overlay, see chapter conditional use in locations outside of Freeway OverlayIn
E
PP
CU
P or
S
P
or or
CUCUCU
P
CUCU
S or
P or
NN
CU
NN
CU
NN
CU
NN
CU
NN
CU
NN
CU
NNN
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
up uses
-
ng station, car
E. Commercial Uses
AMC 18.2.2.030, Allowed Uses Wireless Communication Facility Amusement/Entertainment, includes theater, concert hall, bowling alley, miniature golf, arcade; excluding driveAutomotive
and Truck Repair, or Service; includes fueliwash, tire sales and repair/replacement, painting, and other repair for automobiles, motorcycles, aircraft, boats, RVs, trucks, etc.
62
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Page
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Total
10
Page
18.2.3.22018.2.3.080
and truck repair is a permitted use if 200 feet or more from residential zones; fuel sales and service requires CU permitNot allowed within Historic District OverlaySec. Sec.
PPP
NN
S
P
NN
CU
S
P
NN
CU
NNNN
CU
NNNN
CU
NNNN
CU+S
NNNN
CU+S
NNNN
CU
NNNN
CU
NNN
CUCU
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
AMC 18.2.2.030, Allowed Uses Automotive Sales and Rental, includes motorcycles, boats, RVs, and trucksAccommodation)Bakery, except as classified as Food ProcessingCommercial Laundry,
Cleaning, and Dyeing EstablishmentCommercial Recreation, includes country club, golf course, swimming club, and tennis club; excluding intensive uses such as driving range, race track,
or amusement
63
Number:
,
19
Page
of
Total
11
iew for at
18.2.3.100
Page
Up uses are
1 zone,
-
-
18.2.3.145
Per Sec. Drivelimited to area east of Ashland St at intersection of Ashland St/Siskiyou BlvdSec. *In Crequires annual Type I revleast the first three years, after which time the Planning
Commission may approve a permanent facility through the Type II procedure
S
P
NN
S
NN
CU
SS
CU
CU*
NNNN
NNNN
NNN
CU
NNN
CU
NNNN
NNNN
NNNN
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
Up Use
-
AMC 18.2.2.030, Allowed Uses parkDriveFood Trucks and Food CartsHostelHotel/Motel
64
Number:
,
19
Page
of
for
Total
1
12
-
18.2.3.190
Page
1 and E
-
18.2.3.210
No animals kept outside within 200 feet of a residential zoneSec. Retail Uses Allowed in Railroad Historic District Per Sec. marijuana retail sales are limited to the Czones and located
on a boulevard or 200 feet or more from any residential zone, see Sec. 18.2.3.190Not allowed within
PP
NN
CU
SS
N
or
CUCUCU
SS
N
CUCU
S or
NNNNN
NNNNN
NNNN
CU
NNNN
CU
NNNN
CU
NNNNN
NNNNN
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
AMC 18.2.2.030, Allowed Uses Kennel (See also Veterinary Clinic)Limited Retail Uses in Railroad Historic DistrictLumber Yard and Similar Sales and Rental of Building or Contracting Supplies,
or Heavy EquipmentMarijuana Retail Sales, includes sale of medical and recreational marijuanaNightclub, Bar
65
Number:
19
Page
of
for
D
Total
-
13
1
-
Page
2 zone, uses 18.2.3.210
1 zone, Retail
-
-
the Historic District Overlay unless located in C In Rlimited to personal and professional services, except see Sec. retail uses allowed in Railroad Historic DistrictIn Elimited to
20,000 square feet of gross
S
PPP
N
S
PP
N
CU
PPP
N
CU
NNNNN
NNNNN
NNN
CUCU
NN
CUCU
CU+S
NNNNN
NNNNN
NN
CUCUCU
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
AMC 18.2.2.030, Allowed Uses OfficeOutdoor Storage of Commodities or Equipment associated with an allowed usePlant Nursery, Wholesale, except Marijuana ProductionRestaurantsRetail Sales
and Services, except Outdoor Sales and Services
66
Number:
19
Page
of
Total
14
1 zone, uses
Page
-
1 zone, uses
18.2.3.220
-
leasable floor space per lotIn Mlimited to serving persons working in zoneSee Marijuana Retail Sales Sec. In the Ewithin 200 feet of a residential zone require CU permit
PPP
N
S
P
N
or
CUCU
P
NNN
NNNN
NNNN
NNN
CU+S
NNN
CU+S
NNNN
NNNN
NNNN
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
F. Industrial and Employment Uses
Warehouse)
-
Service Storage, Commercial
-
AMC 18.2.2.030, Allowed Uses Self(MiniAccommodation)Veterinary Clinic Cabinet, Carpentry, and Machine Shop, and related Sales, Services, and Repairs
67
Number:
19
Page
of
Total
15
1
-
1 zone,
1 zone, see
Page
-
-
18.2.3.07018.2.3.140
1 and M
-
Sec. In the Cmanufacture or assembly of items sold is a permitted use, provided such manufacturing or assembly occupies 600 square feet or less, and is contiguous to the permitted
retail outletIn the ESec. In Ezones, marijuana
P
N
CUCU
P or
S
P
NN
or
CU
S
NNNN
NNNNN
NNNN
CU+S
NNNNN
NNNNN
NNNNN
NNNNN
NNNNN
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
facture/Processing/Preserving,
AMC 18.2.2.030, Allowed Uses Commercial Excavation and Removal of Sand, Gravel, Stone, Loam, Dirt or Other Earth ProductsConcrete or Asphalt Batch PlantDwelling for a caretaker or watchmanFood
Products Manuincluding canning, bottling, freezing, drying, and similar processing and preservingManufacture, General, includes Marijuana Laboratory, Processing,
68
Number:
19
Page
of
Total
16
1 zone,
Page
-
laboratory, processing, and production are subject to the special use standards in Sec. 18.2.3.190See Marijuana Cultivation, HomegrownRequires assembly, fabricating, or packaging of
products from previously prepared materials such as cloth, plastic, paper, cotton, or woodIn the Cmanufacture or assembly of items sold in a permitted use, provided such
S
P
S
P
S
N
N
N
N
N
N
N
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
AMC 18.2.2.030, Allowed Uses and ProductionManufacture, Light; excluding saw, planing or lumber mills, or molding plants
69
Number:
19
Page
of
Total
17
1
-
Page
9 p.m.
-
1 and M
-
manufacturing or assembly occupies 600 square feet or less, and is contiguous to the permitted retail outlet Deliveries and shipments limited to 7 a.m. within 200 feet of a residential
zoneIn Ezones, marijuana wholesale is subject to the special use standards in Sec.
S
PP
S
P
CU
NN
CU
NNN
NNN
NNN
NNN
NNN
NNN
NNN
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
AMC 18.2.2.030, Allowed Uses Outdoor Storage of Commodities or Equipment associated with an allowed useTelevision and Radio Broadcasting StudioWholesale Storage and Distribution, includes
Marijuana Wholesale
70
Number:
19
Page
of
Total
18
Page
18.2.3.190 Allowed from November 1 to January 1
N
CU
NN
P
N
NN
NN
NN
NN
NN
NN
NN
CU, except uses lasting less than 72 hours are subject to ministerial review, per Sec. 18.2.2.030.H
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
G. Other Uses
AMC 18.2.2.030, Allowed Uses Wrecking, Demolition, and Junk Yards Temporary Tree Sales
Temporary Use
AMC 18.2.2.030, Allowed Uses Page 19 of 19
1 KEY: P = Permitted Use; S = Permitted with Special Use Standards; CU = Conditional Use Permit Required;
N = Not Allowed.
(Ord. 3263 § 3, amended, 06/03/2025; Ord. 3229 § 2, amended, 12/19/2023; Ord. 3216 §§ 2, 3, amended,
03/15/2023; Ord. 3199 § 3, amended, 06/15/2021; Ord. 3191 § 2, amended, 11/17/2020; Ord. 3167 § 3,
amended, 12/18/2018; Ord. 3155 § 1, amended, 07/17/2018; Ord. 3147 § 1, amended, 11/21/2017)
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4,
2025.
the ordinance cited above.
City Website: www.ashlandoregon.gov
City Telephone: 541.488.5307
Hosted by General Code.
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
Total Page Number: 71
AMC 18.2.3.170, Manufactured Home on Individual Lot Page 1 of2
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. Floor Plan. The manufactured home shall be multi-sectional and have an enclosed floor
area of not less than 1,000 square feet.
B. Roof. The manufactured home shall have a pitched roof with a slope not less than 3 feet in
height for each 12 feet in width (14 degrees).
C. Residential Building Materials. The manufactured home shall have exterior siding and
roofing which in color, material, and appearance are similar or superior to the exterior siding
and roof material used on nearby residences (e.g., horizontal wood or wood-appearance siding
D. Garages and Carports. Garages and carports shall utilize materials, colors, and design
elements that are visually compatible with the primary dwelling. Compatibility shall be
consistent with sections 18.4.2.030 (D.) and (E.) If the manufactured home has a garage or
carport, the garage or carport shall be constructed of materials like those used on the house.
E. Thermal Envelope. The manufactured home shall be certified by the manufacturer to meet
the thermal envelope requirements equivalent to those for a single-family dwelling constructed
exterior thermal envelope certification requirement.
F. Placement. The manufactured home shall conform with building code requirements in
chapter 18.4 and the minimum set-up standards of the adopted state Administrative Rules
for Manufactured Dwellings, OAR 918.The manufactured home shall be placed on an excavated
and back-filled foundation and enclosed at the perimeter such that it complies with the
applicable building code requirements, including the height above grade, and the minimum
set-up standards of the adopted state Administrative Rules for Manufactured Dwellings, OAR
918.
G. Floodplain. Manufactured homes shall comply with chapter 18.3.10 Physical and
Environmental ConstraintsManufactured homes located within flood hazard areas shall comply
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
Total Page Number: 72
AMC 18.2.3.170, Manufactured Home on Individual Lot Page 2 of2
with chapter 18.3.10 Physical and Environmental Constraints and chapter 15.10.080 Provisions
for Flood Hazard Protection, along with all applicable floodplain management requirements of
the Federal Emergency Management Agency (FEMA), including but not limited to standards
adopted through the National Flood Insurance Program (NFIP).
H. Foundation Skirt. The foundation area of the manufactured home shall be fully skirted with
concrete, horizontal wood, or vinyl siding, or other solid materials, pursuant to applicable
building codes. Metal siding shall be encouraged to increase fire safety and protection.
I. Design Features. The manufactured home shall incorporate at least two of the single-family
design features in section 18.2.5.090.
J. Prohibited. The manufactured home shall not be located in a designated historic district.
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4,
2025.
the ordinance cited above.
City Website: www.ashlandoregon.gov
City Telephone: 541.488.5307
Hosted by General Code.
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
Total Page Number: 73
AMC 18.2.3.180, Manufactured Housing Developments Page 1 of8
18.2.3.180 Manufactured Housing Developments
A. Purpose. The purpose of this section is to encourage the 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.
B. General Provisions.
1. Manufactured housing development may be located or relocated only in R-1-3.5 and R-2
zones, or the MHP zone.
2. No manufactured housing developments may be located, relocated, or increased in size
or number of units within any other zone.
3. No manufactured housing developments may be located within the Historic District
Overlay.
4. Manufactured housing developments shall be subject to 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. In addition to the requirements of this chapter, all 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. Procedure for Approval. The procedure for approving a manufactured home development
is the same as for the Performance Standards Option (Outline Plan and Final Plan), pursuant to
chapter 18.3.9.
D. Manufactured Housing Development Design Standards.
1. Minimum Court Size. A manufactured housing development shall occupy a site of not
less than one acre in size.
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AMC 18.2.3.180, Manufactured Housing Developments Page 2 of8
2. Density. The maximum density permitted shall be 18 manufactured dwelling units per
acre, regardless of zoning district. Density calculations, minimum unit counts, and
proximity standards shall be determined in accordance with the definition of Manufactured
Dwelling Park in this titleeight manufactured housing units per acre of developed court
area. Manufactured housing which is 14 feet wide or less, or which is less than 800 square
feet in size will count as 0.75 units for this calculation.
3. Manufactured Housing Sites or Lots. Manufactured housing sites or lots shall meet the
minimum dimensional standards established by applicable building and fire codes. No
minimum lot width or depth shall be required, provided that each site or lot
accommodates required setbacks, access, utilities, and fire separation standards.All
manufactured 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. Lot Coverage. Maximum lot coverage of any individual manufactured housing lot or site
shall be 65 percent in the R-2 zone and 55 percent in the R-1-3.5 zoneregardless of zoning
district. The general lot coverage requirements of the parent zone shall apply to the entire
project site.In addition, the general lot coverage requirements of the parent zone shall also
be complied with for the entire project site.
5. Setbacks.
a. Exterior Setbacks. Manufactured housing sites along the exterior boundary of the
court shall have the same setbacks as required in the parent zone, and no less than a
minimum of five 5 feet from a property boundary line.
b. Interior Front Yard Setbacks. Interior setbacks for manufactured housing sites or
lots shall comply with applicable building code and fire code separation
standards.There shall be a front yard on each manufactured home lot or space of at
least ten feet.
c. Interior Side and Rear Yard SetbacksEncroachments. Porches, decks, and similar
appurtenances may encroach into required interior setback areas, provided they
comply with all applicable building and fire code requirements.There shall be side or
rear yards of at least five feet. There shall be a minimum separation of ten feet
between manufactured housing units.
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
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AMC 18.2.3.180, Manufactured Housing Developments Page 3 of8
6. Street Standards. Public streets shall comply with the design standards contained in
Cchapter 18.4.6. Private streets shall be constructed a minimum of 20 feet in width,
consisting of a minimum 16-foot paved vehicular travel lane and constructed toa separated
pedestrian walkway of at least four feet in width meeting the same standards as specified
for requirements of subsection 18.2.3.180.D.7, or an alley18-foot paved shared street
designed to accommodate both vehicles and pedestrians. A private street may be a
dead-end street no more than 300 feet in depth from a higher order road. Adequate If the
road is 150 feet or greater, adequate turn-around shall be provided according to standards
established by the Planning Commissionapplicable fire code.
7. Sidewalk Standards. Every manufactured housing development shall have a permanent
pedestrian walkway at least 48 inches wide within public rights of way. Private streets must
be ADA compliant when connecting all manufactured housing units to public or private
streets, common open spaces, parks, and commonly owned buildings and
facilities.connecting all manufactured housing units to public or private streets, common
open spaces, parks, and commonly owned buildings and facilities.
8. Utilities. Provisions for electric, water, and sanitary service shall be made in accordance
with established City procedures and law, including number, size, quality, and location of
fixtures, connections, and facilities. Telephone and electric lines shall be placed
underground.
9. Landscaping.
a. All areas of the development not occupied by paved roadways, pathways, parking
areas, or not occupied by other facilities shall be landscaped. Areas that contain
significant natural vegetation may be left in a natural state, if approved on the final
landscaping plans. Landscaping and all plantings must comply with wildfire protection
standards.
b. Manufactured housing developments parks shall have 50 percent of the unbuilt
area landscaped. located in an R-1-3.5 zone shall have 45 percent of the entire site
landscaped. Developments located in the R-2 zone shall have 35 percent of the entire
site landscaped.
10. Fencing. Fencing shall comply with all fencing requirements as per section 18.4.4.060.
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
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AMC 18.2.3.180, Manufactured Housing Developments Page 4 of8
11. Common Open Space. All developments are required to provide a minimum of five
percent of the total lot area in common open space. Common open space may be
supplemented with
structure, garden, or a fenced dog run.
12. Community Serving Buildings. Community-serving buildings are intended to support
the daily needs of residents of a manufactured housing development and to enhance
on-site services, social interaction, and management functions without altering the
primarily residential character of the development. Non-residential community-serving
buildings may be permitted within a manufactured housing development, although such
buildings shall be accessory to and primarily serve residents of the development.
1. Permitted Uses. The following community serving uses are permitted outright
within a Manufactured Home Park.
Resident serving uses, including:
a. Manager or administrative office;
b. Clubhouse or community building;
c. Resident gathering spaces, including facilities for extreme weather shelter
(e.g., heat, smoke, or similar events);
d. Laundry facilities;
e. Recreation and wellness facilities (e.g., fitness room, game room, or library);
f. Shared community kitchen or food preparation space;
g. Resident storage, maintenance, and operations buildings;
h. Mail and package facilities;
i. Childcare facilities and childcare centers, which may serve park residents
and the general public.
2. Conditional Uses. Commercial uses open to the public, other than childcare, may be
permitted subject to a Conditional Use Permit pursuant to AMC 18.5.4, including
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AMC 18.2.3.180, Manufactured Housing Developments Page 5 of8
retail, general office, professional or personal service offices, food service (e.g.,
café), and personal services.
3. Scale Limitation. The combined gross floor area of all uses authorized under this
section, whether permitted outright or approved through a Conditional Use Permit,
shall not exceed the greater of:
a. 100 square feet per unit; or
b. 2,500 square feet of gross floor area.
4. Compatibility. Uses shall be subordinate to and compatible with the residential
character of the park. Conditional uses shall demonstrate compliance with AMC
18.5.4.
1. 5. Outdoor seating, play areas, or gathering spaces associated with
community-
pedestrian network.
12. Play Area. If the manufactured housing development 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.
E. Manufactured Housing Unit Standards. All manufactured housing units located in approved
manufactured housing developments shall comply with all of the following requirements.
1. Manufactured housing units shall not be subject to a maximum floor area requirement.
For the purposes of densification, manufactured housing units with a floor area of less than
500 square feet shall be counted as one-half (0.5) of a dwelling unit.Manufactured housing
units shall be a minimum of 650 square feet in size..
2. Manufactured housing units shall be at least 12 feet wide.
2.
occupancy shall be approved only if the Building Official has determined that the
manufactured housing unit has a valid insignia of compliance and has not deteriorated
beyond an acceptable level of compliance.
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
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AMC 18.2.3.180, Manufactured Housing Developments Page 6 of8
3. Manufactured housing units shall be placed on 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
housing unit, based on accepted engineering design standards, as approved by the
Building Official.
4. Manufactured housing units shall be provided with City water, sewer, electricity,
telephone, and storm drainage, with easements dedicated where necessary.
5. Manufactured housing units shall comply with the thermal envelope requirements for
heat loss required by the building code for single-family detached homes.
7. Manufactured housing units shall have a deck or patio 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.
6. Notwithstanding the above, any manufactured home 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 Official.
F. Storage and Temporary Occupancy of Manufactured Homes.
1. A no-charge permit from the Staff Advisor is required for 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 the yard requirements for accessory buildings in this chapter.
2. No manufactured housing unit shall be stored on a public street except for temporary
maneuvering purposes.
3. For temporary occupancy of a manufactured housing unit, see subsection
18.2.2.030.H.3.
G. Nonconforming Manufactured Housing Developments. 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 do not conform to the regulations of this chapter,
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AMC 18.2.3.180, Manufactured Housing Developments Page 7 of8
shall be deemed to be nonconforming and may be continued, subject to the following
regulations:
1. Routine maintenance and repairs may be performed within the manufactured housing
development or upon individual manufactured housing units.
2. No nonconforming manufactured housing development shall be enlarged, remodeled,
or modernized except in conformance with all requirements of this chapter; however,
enlargement, remodeling, or modernization of an area of less than two acres may be
approved through the conditional use permit procedure contained in this ordinance.,
except that an area of less than two acres for a development to be enlarged, remodeled, or
modernized may be approved through the conditional use permit procedure contained in
this ordinance.
a. Phased Compliance and Hardship Consideration. As part of a conditional use
permit review for a nonconforming manufactured housing development, the applicant
may request approval of phased or partial compliance with current standards where
full compliance would result in demonstrable financial hardship.
b. Review Criteria. In evaluating such a request, the decision-making body shall
consider:
i. The extent to which the proposal improves the health, safety, and habitability of
the manufactured housing development;
ii. Whether the proposed improvements represent a reasonable progression
toward conformance with this chapter;
iii. The documented financial burden of requiring full compliance at the time of
application; and
iv. Whether the proposal avoids expanding or intensifying the nonconforming
aspects of the development.
v. Where the proposal provides fire apparatus access and egress.
c. Limitations. Approval under this subsection shall not:
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AMC 18.2.3.180, Manufactured Housing Developments Page 8 of8
i. Allow an increase in the number of manufactured housing spaces beyond what
legally existed at the time the development became nonconforming; or
i.ii. Permanently exempt the development from future compliance with this chapter.
3. No manufactured housing unit shall be located on the site 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
issued by the Board of Health, State of Oregon, issued prior to the effective date of this
chapter. Relocation of existing units within the Ashland Urban Growth Boundary is
exempted as provided in subsection 18.2.3.180.E.8.
4. If a nonconforming manufactured housing development 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. Special Conditions. For the mitigation of adverse impacts, the City may impose conditions,
including, but not limited to, requiring view-obscuring shrubbery, walls, or fences, and requiring
retention of specified trees, rocks, water ponds or courses, or other natural features. (Ord. 3229
§ 3, amended, 12/19/2023; Ord. 3191 § 4, amended, 11/17/2020)
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4,
2025.
the ordinance cited above.
City Website: www.ashlandoregon.gov
City Telephone: 541.488.5307
Hosted by General Code.
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
Total Page Number: 81
AMC 18.3.9.020, Applicability Page 1 of3
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 developments subject to
this chapter are not required to meet the minimum lot size, lot width, lot depth, and setback
standards of part 18.2, and other standards as specifically provided by this chapter. The
Performance Standards option may be used to divide residential and non-residential zoned
land, ˿̂ ̄˿ ˱̀̀̂˿̆˵ ˳˿̄̄˱˷˵ ˸˿̅̃˹˾˷ ˴˵̆˵˼˿̀˽˵˾̄̃ ˱˾˴ ˽˱˾̅˶˱˳̄̅̂˵˴ ˸˿̅̃˹˾˷
˴˵̆˵˼˿̀˽˵˾̄̃.
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
Total Page Number: 82
AMC 18.3.9.020, Applicability Page 2 of3
Figure 18.3.9.020. Performance Standards Option Overlay
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4,
2025.
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
Total Page Number: 83
AMC 18.3.9.020, Applicability Page 3 of3
the ordinance cited above.
City Website: www.ashlandoregon.gov
City Telephone: 541.488.5307
Hosted by General Code.
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
Total Page Number: 84
AMC 18.3.9.030, PSO-Overlay Page 1 of2
18.3.9.030 PSO-Overlay
A. Purpose. The purpose of the PSO overlay is to distinguish between those areas that have
been largely developed under the subdivision code, and those areas which, due to the
undeveloped nature of the property, sloping topography, or the existence of vegetation or
natural hazards, are more suitable for development under Performance Standards.
B. Applicability. This chapter applies to properties located in the Performance Standards
Option Overlay (PSO) as depicted on the Zoning Map. All developments in the PSO overlay,
other than partitions and development of individual dwelling units, shall be processed under
this chapter. The minimum number of dwelling units for a Performance Standards Subdivision
within residential zoning districts is three.
C. Permitted Uses. In a PSO overlay, the granting of the application shall be considered an
outright permitted use, subject to review by the Planning Commission for compliance with the
standards set forth in this ordinance and the guidelines adopted by the City Council.
D. Development Outside PSO-Overlay. If a parcel is not in a PSO overlay, then development
under this chapter may only be approved if one or more of the following conditions exist.
1. The parcel is larger than two acres and is greater than 200 feet in average width.
2. That development under this chapter is necessary to protect the environment and the
neighborhood from degradation which would occur from development to the maximum
density allowed under subdivision standards, or would be equal in its aesthetic and
environmental impact.
3. The property is zoned R-2, R-3 or CM.
4. The property is developed as a cottage housing development or as a manufactured
housing development consistent with the standards in sections 18.2.3.090 and ˁˈʾ˂ʾ˃ʾˁˈˀ.
(Ord. 3147 § 6, amended, 11/21/2017)
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
Total Page Number: 85
AMC 18.3.9.030, PSO-Overlay Page 2 of2
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4,
2025.
the ordinance cited above.
City Website: www.ashlandoregon.gov
City Telephone: 541.488.5307
Hosted by General Code.
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
Total Page Number: 86
AMC 18.3.9.040, Review Procedures and Criteria Page 1 of7
18.3.9.040 Review Procedures and Criteria
Review Steps. There are two required steps to Performance Standards Options and PSO
Overlay approval, which may be completed individually or combined for concurrent review
pursuant to subsection 18.3.9.040.A.
1. Application for outline plan approval.
2. Application for final plan approval.
Permitting and guarantees for public improvements, including bonding, and the creation of
common areas shall follow the same procedures as for a subdivision.
A. Outline Plan. A proposed outline plan shall accompany 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 subsection 18.3.9.040.B.4. For
developments of ten or more lots, ˿̄˸˵̂ ̄˸˱˾ ˽˱˾̅˶˱˳̄̅̂˵˴ ˸˿̅̃˹˾˷ ˴˵̆˵˼˿̀˽˵˾̄̃ ˿̂
˳˿̄̄˱˷˵ ˸˿̅̃˹˾˷ ˴˵̆˵˼˿̀˽˵˾̄̃, prior outline plan approval is mandatory.
1. Review Procedure. The Type II procedure in section 18.5.1.060 shall be used for the
approval of the outline plan.
2. Application Submission Requirements. The following information is required for a
performance standards subdivision outline plan application submittal:
a. A topographic map showing contour intervals of five feet.
b. The proposed land uses and approximate locations of the existing buildings to be
retained, the proposed structures on the site, the proposed and existing property lines
and easements on the site, and existing buildings, structures, and trees greater than
six inches in diameter measured at breast height on the properties adjacent to the site,
and all buildings within 160 feet of the site boundaries.
c. The locations of all proposed thoroughfares, walkways, and parking facilities.
d. Public uses, including schools, parks, playgrounds, and trails.
e. Public or private utilities.
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AMC 18.3.9.040, Review Procedures and Criteria Page 2 of7
f. General areas of cuts and fill.
g. The location of natural features such as rock outcroppings, marshes, wooded areas,
and isolated preservable trees.
h. The location and direction of all watercourses and areas subject to flooding.
i. Proposed common and private open spaces. Private open spaces shall be indicated
if the areas are proposed as part of the required open space area for the development
in section 18.4.4.070 (i.e., eight percent of total lot area in open space).
j. Plans shall indicate building envelopes for all proposed lots, which show the area
and maximum height of improvements, including solar access and view protection
where required.
k. Elevations of typical proposed residential structures. Elevations should be to scale
and should include the approximate dimensions of the proposed structures and all
attached exterior hardware for heating and cooling.
l. A written statement containing an explanation of:
i. The character of the proposed development and the manner in which it has
been designed to take advantage of the performance standards concept.
ii. The proposed manner of financing.
iii. The present ownership of all the land included within the development.
iv. The method proposed to maintain common areas, such as common open
space, common buildings and private drives and driveways.
v. The proposed time schedule of the development.
vi. The findings of the applicant showing that the development meets the criteria
set forth in this ordinance and the Comprehensive Plan.
3. Approval Criteria for Outline Plan. The Planning Commission shall approve the outline
plan when it finds all of the following criteria have been met:
a. The development meets all applicable ordinance requirements of the City.
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AMC 18.3.9.040, Review Procedures and Criteria Page 3 of7
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.
4. Approval of the Outline Plan.
a. After the City approves an outline plan and adopts any zone change necessary for
the development, the developer may then file a final plan in phases or in its entirety.
b. If an outline plan is phased, 50 percent of the value of the common open space
shall be provided in the first phase and all common open space shall be provided when
two-thirds of the units are finished.
B. Final Plan.
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
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AMC 18.3.9.040, Review Procedures and Criteria Page 4 of7
1. Review Procedure. The Type I procedure in section 18.5.1.050 shall be used for approval
of final plans, unless an outline plan has been filed concurrently, in which case Type II
procedure shall be used, and the criteria for approval of an outline plan shall also be
applied.
2. Phasing. The final plan may be filed in phases as approved on the outline plan.
3. Expiration. If the final plan or the first phase of the outline plan is not approved within
18 months from the date of the approval of the outline plan, then the approval of the plan
is terminated and void and of no effect whatsoever.
4. Application Submission Requirements. The following information is required for a
performance standards subdivision final plan application submittal:
a. A topographic map showing contour intervals of five feet.
b. Location of all thoroughfares and walks, their widths and nature of their
improvements, and whether they are to be public or private.
c. Road cross-sections and profiles, clearly indicating the locations of final cuts and
fills, and road grades.
d. The location, layout, and servicing of all off-street parking areas.
e. The property boundary lines.
f. The individual lot lines of each parcel that are to be created for separate ownership.
g. The location of easements for water line, fire hydrants, sewer and storm sewer
lines, and the location of the electric, gas, telephone lines, telephone cable, and lighting
plans.
h. Landscaping and tree planting plans with the location of the existing trees and
shrubs which are to be retained, and the method by which they are to be preserved.
i. Common areas and common and private open spaces, and the particular uses
intended for them. Private open spaces shall be indicated if the areas are proposed as
part of the required open space area for the development in section 18.4.4.070(i.e.,
eight percent of total lot area in open space).
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AMC 18.3.9.040, Review Procedures and Criteria Page 5 of7
j. Areas proposed to be conveyed, dedicated, reserved or used for parks, scenic ways,
playgrounds, schools or public buildings.
k. A plan showing the following for each existing or proposed building or structure for
all sites except single-family, detached housing which meets the parent zone setbacks.
i. Its location on the lot and within the planned unit development.
ii. Its intended use.
iii. The number of dwelling units in each residential building.
iv. Plans shall indicate building envelopes for all proposed lots, which show the
area and maximum height of improvements, including solar access and view
protection where required.
l. Elevations of typical proposed residential structures. Elevations should be to scale
and should include the approximate dimensions of the proposed structures and all
attached exterior hardware for heating and cooling.
m. Manner of financing.
n. Development time schedule.
o. If individual lots are to be sold, a final plat is required, similar to that required for a
subdivision, per chapter 18.5.3, Land Divisions and Property Line Adjustments.
p. Final plans for location of water, sewer, drainage, electric and cable T.V. facilities,
and plans for street improvements and grading or earth-moving improvements.
q. The location of all trees over six inches diameter at breast height, which are to be
removed by the developer. Such trees are to be tagged with flagging at the time of final
plan approval. See also chapter 18.4.5, Tree Preservation and Protection.
5. Approval Criteria for Final Plan. Final plan approval shall be granted upon finding of
substantial conformance with the outline plan. This substantial conformance provision is
intended solely to facilitate the minor modifications from one planning step to another.
Substantial conformance shall exist when comparison of the outline plan with the final plan
meets all of the following criteria:
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AMC 18.3.9.040, Review Procedures and Criteria Page 6 of7
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. Any substantial amendment to an approved final plan shall follow a Type I procedure in
section 18.5.1.050 and be reviewed in accordance with the above criteria. (Ord. 3191 §16,
amended, 11/17/2020)
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4,
2025.
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
Total Page Number: 92
AMC 18.3.9.040, Review Procedures and Criteria Page 7 of7
the ordinance cited above.
City Website: www.ashlandoregon.gov
City Telephone: 541.488.5307
Hosted by General Code.
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
Total Page Number: 93
AMC 18.5.8.050, Approval Criteria and Standards Page 1 of7
18.5.8.050 Approval Criteria and Standards
An application for an annexation may be approved if the proposal meets the applicable criteria
in subsections A through H below. The approval authority may, in approving the application,
impose conditions of approval consistent with the applicable criteria and standards, and grant
exceptions and variances to the criteria and standards in this section in accordance with
subsection I.
A.
B. The annexation proposal is consistent with the Comprehensive Plan designations applicable
to the annexed area, including any applicable adopted neighborhood, master, or area plan, and
is an allowed use within the proposed zoning.
C. The annexed area is contiguous with the City limits.
D. Adequate City facilities for the provision of water to the annexed area as determined by the
Public Works Department; the transport of sewage from the annexed area to an approved
waste water treatment facility as determined by the Public Works Department; the provision of
electricity to the annexed area as determined by the Electric Department; urban storm drainage
as determined by the Public Works Department can and will be provided from the annexed
area. Unless the City has declared a moratorium based upon a shortage of water, sewer, or
electricity, it is recognized that adequate capacity exists system-wide for these facilities. All
required public facility improvements shall be constructed and installed in accordance with
subsection 18.4.6.030.A.
E. Adequate transportation can and will be provided to serve the annexed area. For the
bicycle, pedestrian, and transit transportation meeting the following standards:
1. For vehicular transportation a minimum 22-foot-wide paved access exists, or can and
will be constructed, providing access to the annexed area from the nearest fully improved
collector or arterial street. All streets bordering on the annexed area shall be improved, at a
minimum, to an applicable City half-street standard. The approval authority may, after
assessing the impact of the development, require the full improvement of streets
bordering on the annexed area. All streets located within annexed areas shall be fully
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improved to City standards unless exception criteria apply. Where future street dedications
are indicated on the Street Dedication Map or required by the City, provisions shall be
made for the dedication and improvement of these streets and included with the
application for annexation.
2. For bicycle transportation, safe and accessible bicycle facilities according to the safety
analysis and standards of the governing jurisdiction of the facility or street (e.g., City of
Ashland, Jackson County, Oregon Department of Transportation) exist, or can and will be
constructed. Should the annexed area border an arterial street, bike lanes shall be
constructed along the arterial street frontage of the annexed area. Likely bicycle
destinations within a quarter of a mile from the annexed area shall be determined and the
approval authority may require the construction of bicycle lanes or multiuse paths
connecting the annexed area to the likely bicycle destinations after assessing the impact of
the development proposed concurrently with the annexation.
3. For pedestrian transportation, safe and accessible pedestrian facilities according to the
safety analysis and standards of the governing jurisdiction of the facility or street (e.g., City
of Ashland, Jackson County, Oregon Department of Transportation) exist, or can and will be
constructed. Full sidewalk improvements shall be provided on one side of all streets
bordering on the proposed annexed area. Sidewalks shall be provided as required by
ordinance on all streets within the annexed area. Where the annexed area is within a
quarter of a mile of an existing sidewalk system or a location with demonstrated significant
pedestrian activity, the approval authority may require sidewalks, walkways or multiuse
paths to be constructed and connect to either or both the existing system and locations
with significant pedestrian activity.
4. For transit transportation, should transit service be available to the annexed area, or be
likely to be extended to the annexed area in the future based on information from the local
public transit provider, the approval authority may require construction of transit facilities,
such as bus shelters and bus turnout lanes.
5. Timing of Transportation Improvements. All required transportation improvements
shall be constructed and installed in accordance with subsection 18.4.6.030.A.
F. For all residential annexations, except manufactured home parks, a plan shall be provided
demonstrating that the development of the annexed area will ultimately occur at a minimum
density of 90 percent of the base density for the zone, unless reductions in the total number of
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units are necessary to accommodate significant natural features, topography, access
limitations, or similar physical constraints.
Manufactured Home Parks. Annexed manufactured home parks shall not be required to
comply with minimum density standards applicable to other residential development, provided
that the manufactured home park is developed and maintained at a density not exceeding 18
dwelling units per acre.
The owner or owners of the annexed area shall sign an agreement, to be recorded with the
County Clerk after approval of the annexation, ensuring that future development will occur in
accord with the minimum density indicated in the development plan. For purposes of
computing maximum density, portions of the annexed area containing unbuildable lots,
parcels, or portions of the annexed area such as existing streets and associated rights-of-way,
railroad facilities and property, wetlands, floodplain corridor lands, slopes greater than 35
percent, or land area dedicated as a public park, shall not be included.
G. Except as provided in subsection 18.5.8.050.G.7 and G.8, below, annexations with a density
or potential density of four residential units or greater and involving residential zoned lands, or
commercial, employment or industrial lands with a Residential Overlay (R-Overlay) shall meet
the following requirements:
1. The total number of affordable units provided to qualifying buyers, or to qualifying
renters, shall be equal to or exceed 25 percent of the base density as calculated using the
unit equivalency values set forth herein. The base density of the annexed area for the
purpose of calculating the total number of affordable units in this section shall exclude any
unbuildable lots, parcels, or portions of the annexed area such as existing streets and
associated rights-of-way, railroad facilities and property, wetlands, floodplain corridor
lands, water resource areas, slopes greater than 35 percent, or land area dedicated as a
public park.
a. Ownership units restricted to households earning at or below 120 percent of the
area median income shall have an equivalency value of 0.75 unit.
b. Ownership units restricted to households earning at or below 100 percent of the
area median income shall have an equivalency value of 1.0 unit.
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c. Ownership or rental units restricted to households earning at or below 80 percent
of the area median income shall have an equivalency value of 1.25 unit.
2. As an alternative to providing affordable units per section 18.5.8.050.G.1, above, the
applicant may provide title to a sufficient amount of buildable land for development
complying with subsection 18.5.8.050.G.1.b, above, through transfer to a non-profit (IRC
501(3)(c)) affordable housing developer or public corporation created under ORS 456.055
to 456.235.
a. The land to be transferred shall be located within the project meeting the standards
set forth in sections 18.5.8.050.G.5 and 18.5.8.050.G.6.
b. All needed public facilities shall be extended to the area or areas proposed for
transfer.
c. Prior to commencement of the project, title to the land shall be transferred to the
City, an affordable housing developer which must either be a unit of government, a
non-profit 501(c)(3) organization, or a public corporation created under ORS 456.055 to
456.235.
d.
affordable housing program requirements.
e. Transfer of title of buildable land in accordance with this subsection shall exempt
the project from the development schedule requirements set forth in subsection
18.5.8.050.G.4.
3. The affordable units shall be comparable in bedroom mix with the market rate units in
the development.
a. The number of bedrooms per dwelling unit in the affordable units within the
residential development shall be in equal proportion to the number of bedrooms per
dwelling unit in the market rate units within the residential development. This
provision is not intended to require the same floor area in affordable units as
compared to market rate units. The minimum square footage of each affordable unit
shall comply with the minimum required floor area based as set forth in Table
18.5.8.050.G.3, or as established by the U.S. Department of Housing and Urban
Development (HUD) for dwelling units developed under the HOME program.
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Table 18.5.8.050.G.3. Minimum Required Floor Area for Affordable Units
Unit Type Minimum Required Unit Floor Area (Square Feet)
Studio 350
1 bedroom 500
2 bedroom 800
3 bedroom 1,000
4 bedroom 1,250
4. A development schedule shall be provided that demonstrates that the affordable
housing units per subsection 18.5.8.050.G shall be developed, and made available for
occupancy, as follows:
a. That 50 percent of the affordable units shall have been issued building permits
prior to issuance of a certificate of occupancy for the last of the first 50 percent of the
market rate units.
b. Prior to issuance of a building permit for the final ten percent of the market rate
units, the final 50 percent of the affordable units shall have been issued certificates of
occupancy.
5. That affordable housing units shall be constructed using comparable building materials
and include equivalent amenities as the market rate units.
a. The exterior appearance of the affordable units in any residential development
shall be visually compatible with the market rate units in the development. External
building materials and finishes shall be substantially the same in type and quality for
affordable units as for market rate units.
b. Affordable units may differ from market rate units with regard to floor area,
interior finishes and materials, and housing type; provided, that the affordable housing
units are provided with comparable features to the market rate units, and shall have
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generally comparable improvements related to energy efficiency, including plumbing,
insulation, windows, appliances, and heating and cooling systems.
6. Exceptions to the requirements of subsections 18.5.8.050.G.2through 18.5.8.050.G.5,
above, may be approved by the City Council upon consideration of one or more of the
following:
a. That an alternative land dedication as proposed would accomplish additional
benefits for the City, consistent with the purposes of this chapter, than would
development meeting the on-site dedication requirement of subsection 18.5.8.050.G.2.
b. That the alternative phasing proposal not meeting subsection 18.5.8.050.G.4
provided by the applicant provides adequate assurance that the affordable housing
units will be provided in a timely fashion.
c. That the materials and amenities applied to the affordable units within the
development, that are not equivalent to the market rate units per subsection
18.5.8.050.G.5, are necessary due to local, state, or federal affordable housing
standards or financing limitations.
7. The total number of affordable units described in this subsection shall be determined
by rounding up fractional answers to the nearest whole unit. A deed restriction or similar
legal instrument shall be used to guarantee compliance with affordable criteria for a period
of not less than 60 years for units qualified as affordable rental housing, or 30 years for
units qualified as affordable for-purchase housing.
8. Manufactured Home Parks. Annexations consisting solely of a manufactured home park
shall be exempt from the affordable housing requirements of subsection 18.5.8.050.G,
including but not limited to the requirement that 25 percent of the base density be
provided as affordable housing.
H. One or more of the following standards are met:
1. The annexation proposal shall meet the requirements of subsection 18.5.8.050.B,
above.
2. A current or probable danger to public health exists within the proposed area for
annexation due to lack of full City sanitary sewer or water services in accordance with the
criteria in ORS chapter 222 or successor state statute.
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3. Existing development in the proposed area for annexation has inadequate water or
sanitary sewer service, or the service will become inadequate within one year.
4. The proposed area for annexation has existing City water or sanitary sewer service
extended, connected, and in use, and a signed consent to annexation agreement has been
filed and accepted by the City.
5. The proposed area for annexation is an island surrounded by lands within the City
limits.
I. Exceptions and Variances to the Annexation Approval Criteria and Standards. The approval
authority may approve exceptions to and variances from the approval criteria and standards in
this section using the criteria in section 18.4.6.020.B.1, Exceptions to the Street Design
Standards, or chapter 18.5.5, Variances. (Ord. 3204 § 3, amended, 12/21/2021)
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4,
2025.
s office has the official version of the Ashland Land Use
the ordinance cited above.
City Website: www.ashlandoregon.gov
City Telephone: 541.488.5307
Hosted by General Code.
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
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18.6.1.030 Definitions
The following definitions are organized alphabetically.
A.
Access Easement. An easement conveyed for the purpose of providing vehicle, bicycle, and/or
pedestrian access from a public street to a lot or parcel across intervening property under
separate ownership. Cross Access Easement is an easement providing vehicular access
between two or more separate sites, so that the driver need not enter the public street system
between sites.
Access Management. The systematic control of the location, spacing, design, and operation of
driveways, median openings, interchanges, and street connections to a roadway to minimize
conflicts between turning and through vehicles, bicyclists, and pedestrians. The purpose of
access management is to provide access to land development in a manner that preserves the
safety and efficiency of the transportation system. Public facility measures to support access
management include roadway design applications, such as minimum spacing of driveways,
median treatments, and the appropriate spacing of traffic signals.
Access Point. A connection providing for the movement of vehicles to or from a lot or parcel to
a public roadway.
Accessible. Two meanings are possible depending on the specific code provision: In general,
accessible means approachable by pedestrians, bicyclists, vehicles, or other transportation
modes, as applicable. Accessible may also mean approachable and useable by people with
disabilities, in conformance with the Federal Americans with Disabilities Act. Either or both
definitions may apply in a particular situation.
Accessory Building or Structure. A building or structure of secondary importance or function on
a site, and which is located on the same lot with the primary use. Examples of accessory
structures include but are not limited to: buildings not attached to the main building (e.g.,
garages, carports, guest houses, workshops, and sheds), arbors, gazebos, and mechanical
equipment. See also, definition of Dwelling Accessory Residential Unit.
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Accessory Equipment. For the purposes of implementing chapter 18.4.10 Wireless
Communication Facilities, all appurtenances defined in wireless communication facilities, with
the exception of the support structure and antennas.
Transient lodging in a residential zone where the
property owner resides in a dwelling on its own lot and rents no more than two bedrooms
under a single reservation to overnight guests on one or more occasions for a period of less
than 30 consecutive days.
Accessory Use. A use or activity that is subordinate to a primary use and that is clearly
incidental to the primary use on a site. See also, definition of Primary Use.
Addition. Construction that increases the size of the original structure by building outside
existing walls and/or roof.
Agricultural Structures. Structures intended primarily or exclusively for support of an
agricultural function, and exemplified by, but not restricted to barns, silos, water towers,
windmills, greenhouses.
Agriculture or Agricultural Use. The use of the land for crops and tree farming; the tilling of the
soil, and the raising of field and tree crops.
Aircraft Hangar (including Conventional, Executive and T-Hangar). A building structure designed
to hold aircraft and associated equipment and materials in protective storage, generally built of
metal, but other materials such as wood and concrete are also used.
Airspace Obstruction. Any structure, tree, land mass, or use of land which penetrates a
transitional, horizontal, or conical surface of an airport, airport approach, or airport overlay as
defined by this Title and/or regulations of the Federal Aviation Administration.
Alcove. Any small recessed or niched space.
Alter or Alteration. For the purposes of implementing chapter 18.3.11 Water Resource
Protection Zones Overlay, any human-induced physical change to the existing condition of land
or improvements thereon including but not limited to clearing, grubbing, draining, removal of
vegetation (chemical or otherwise), excavation, grading, placement of fill material, placement of
structures or impervious surfaces, or other construction. Permit to be Altered means allowing
or failing to prevent the alteration. See also, definitions related to Signs, below.
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Annexed Area. A property or group of adjacent properties, including public right-of-way, to be
annexed.
Antenna. The device used to capture an incoming or to transmit an outgoing radio-frequency
signal from wireless communication systems. Antennas include the following types.
1. Omni-Direction (whip) Antenna - receives and transmits signals in a 360 degree pattern.
2. Directional or Parabolic (panel or disk) Antenna - receives and transmits signals in a
directional pattern. They are typically rectangular in shape.
3. Microwave Antennas - receives and transmits to link two telecommunication facilities
together by line of sight. They are typically circular or parabolic in shape and can be a grid or
solid material.
Apiary. The assembly of one or more colonies of bees at a single location.
Applicant. A person who applies for a permit or approval under this ordinance. An applicant can
be the owner of the property, a contract purchaser, or someone who is legally authorized to
represent the owner, such as a planner, builder, or developer.
Approval Authority. The Staff Advisor, Planning Commission or its Hearings Board, Hearings
Officer, or City Council as determined by the applicable procedural requirements.
Arborist. A person licensed by the State of Oregon Landscape Contractors Board or
Construction Contractors Board who is certified as an arborist from the International Society of
Arboriculture or American Society of Consulting Arborists.
Arcade. A covered passageway with a series of open archways on one or both sides.
Architect. An architect licensed by the State of Oregon.
Architectural Projection. Eaves, decorative extensions, bay windows having no floor space, or
other portions of a building having no living space or key structural value.
Ashland Municipal Code (AMC). The complete codification of the general ordinance of the City
of Ashland.
Automobile Service Station. A business that dispenses or sells fuel and services and performs
light repair to automobiles and light trucks including tune-ups and transmission or drive train
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repairs, but does not include the outside storage of automobiles or materials such as tires, auto
parts, etc.
Automotive and Truck Repair Service. Establishments primarily engaged in providing
automobile and truck repair.
Average Slope. For the purposes of determining the area to remain in a natural state in Hillside
Lands, average slope for a parcel of land or for an entire project is calculated before grading
using the following formula:
S = .00229(I)(L)A
where "S" is the average percent of slope; ".00229" is the conversion factor for square feet; "I" is
the contour interval in feet; "L" is the summation of length of the contour lines in scale feet; and
"A" is the area of the parcel or project in acres.
Awning. A lightweight, exterior roof-like shade that projects over a window or door.
B.
Balcony. A railed or balustrade platform that project from a wall.
Ballot Measure 49 Definitions Related to Chapter 18.5.10 Ballot Measure 49 Claims.
- Ballot Measure 49The measure enacted by the voters at the November, 2007 General
Election, which amended ORS chapter 197. Ballot Measure 49 Claim means a written
demand for compensation filed under section 12 to 14 of Measure 49 and ORS 197.25, as
in effect on and after the effective date of Measure 49. Claimant in this context means the
person who has filed a claim. The claimant must be a current owner of the property that is
the subject of the claim.
- Fair Market ValueThe amount of money, in cash, that the property would bring if the
property were offered for sale by a person who desires to sell the property but is not
obligated to sell the property, and if the property were bought by a person who was willing
to buy the property but not obligated to buy the property. The fair market value is the
purposes. The fair market value of property does not include any prospective value,
speculative value, or possible value based upon future expenditures and improvements.
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- InterestThe average interest rate for a one-year United States Government Treasury Bill
on December 31 of each year of the period between the date the land use regulation was
enacted and the date the claim was filed, compounded annually on January 1 of each year
of the period.
- Land Use RegulationA provision of a city comprehensive plan, zoning ordinance, or land
division ordinance that restricts the residential use of private real property zoned for
residential use.
- PropertyThe private real property described in a claim and contiguous private real
property that is owned by the same owner, whether or not the contiguous property is
described in another claim, and that is not property owned by the federal government, an
Indian tribe, or a public body, as defined in ORS 192.410.
- Reduction in Fair Market ValueThe difference, if any, in the fair market value of the
property from the date that is one year before the enactment of the land use regulation to
the date that is one year after the enactment, plus interest.
- Waive or WaiverAn action or decision authorizing the claimant to use the property
without application of the land use regulation(s) to the extent necessary to offset the
reduction in fair market value of the property.
Bank Full Stage. The two-year recurrence interval flood elevation.
Bar. Premises used primarily for the sale or dispensing of liquor by the drink for on-site
consumption and where food may be available for consumption on premises as accessory to
the primary use.
Base Flood. The flood having a one percent chance of being equaled or exceeded in any given
year.
Base Flood Elevation (BFE). The water surface elevation during the base flood in relation to a
specific datum. The base flood elevation (BFE) is depicted on the Flood Insurance Rate Map
(FIRM) to the nearest foot and in the Flood Insurance Study (FIS) to the nearest 0.1 foot. See
also, definitions of Flood Insurance Rate Map and Flood Insurance Study.
Basement. That portion of a building with a floor-to-ceiling height of not less than six and
one-half feet, where the perimeter walls do not exceed 12 feet above finished grade at any
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point, and where 50 percent or more of its perimeter walls are less than six feet above natural
grade.
Bay.
1. A repetitive vertical subdivision of an exterior façade; may be defined by various means,
including pilasters a wall openings.
2. A door or window opening in a façade, especially when defined by repetitive columns or
arches.
Beekeeper. A person who owns or has charge of one or more colonies of bees.
Block. The land surrounded by streets and other right-of-way other than an alley or land that is
designated as a block on any recorded subdivision map.
Block Length. The distance measured along a street between the centerlines of two intersecting
through streets.
Block Perimeter. The sum of the block lengths of all sides of a block.
Buildable Area. That portion of an existing or proposed lot that can be built upon.
Building Code. The combined specialty codes as defined in AMC 15.04 and approved by the
State of Oregon.
Building Envelope. An area, within the property boundaries of a lot, parcel, or space within
which a permitted building can be placed.
C.
Caliper Inch. A manner of expressing the diameter inches of a tree as calculated by measuring
the tree's circumference and dividing by Pi (approximately 3.14159). Specially calibrated
diameter tapes or calipers are used to determine caliper inches.
Cast Stone. A mixture of stone chips or fragments usually embedded in a matrix of mortar,
cement, or plaster; the surface may be ground, polished, molded, or otherwise treated to
simulate stone.
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Centerline of Stream. An imaginary line that is in the midpoint of the stream channel. In cases
where a stream has multiple or braided channels, the centerline of stream is the midpoint
between the outermost or upland sides of the stream channels. See Figure below.
Figure 1. Centerline of Stream
Change of Use. Change in the primary type of use on a site.
Child Care Facility. An establishment providing care and supervision of children for periods of
less than 24 hours that do not otherwise meet the definition of family child care home.
- Family Child Care HomeCare for not more than 16 children in a single-family dwelling.
See ORS 329A.440 for applicable requirements.
City. The City of Ashland, Oregon.
City Engineer. The City Engineer of the City or the City Engineer's designee.
City Facility. A public service or facility provided, owned, and controlled by the City.
City Manager. The City Manager of the City or the City Manager's designee.
Clearing. Removal, redistribution, or disturbance of vegetation, soil, or substrate that may
include trees, brush, grass, ground cover, or other vegetative matter from a site.
Club. Any organization, group, or association supported by the members thereof, the purpose
of which is to render a service customarily rendered for members and their guests but does not
include a commercial use.
Cohesive Soils. Residual or transported soils, usually originating from parent rock that contains
significant quantities of minerals which weather to clay. Cohesive soils have a Plasticity Index of
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ten or more, based on laboratory testing according to AASHTO methods or a site-specific
scientific analysis of a particular soil material.
Collocation. The use of a single wireless communication facility by more than one wireless
communications provider.
Colony. An aggregate of bees consisting principally of workers, but having, when perfect, one
queen at times drones, brood, combs, and honey.
Column. A slender, vertical element that supports part of a building or structure.
Commercial. Land use involving the sale of goods or services for a profit. See also, definition of
Retail Sales and Services.
Commission. The Planning Commission of the City.
Common Area. Land jointly owned by an association of owners or permanently designated for
the use of all residents of a development that includes shared site facilities and amenities such
as open space, landscaping, streets, driveways, parking, loading areas, recycling and refuse
disposal areas, and storage structures.
Comprehensive Plan. The current adopted Comprehensive Plan of the City.
Condominium. A development providing for individual ownership of units or airspace in a
multi-unit structure or structures, in which the underlying land and/or structures are held
under joint dominion. See ORS 100 for applicable requirements.
Contiguous. That a lot, parcel, site, or annexed area has a common boundary, including a
means a property or group of adjacent properties, including public right-of-way to be annexed,
that touch the City limits at any point along any exterior boundary of the territory to be
annexed or that is separated from the City limits only by a public right-of-way or a stream, bay,
lake or other body of water.
Corbel.
1. A horizontal masonry band with continuous or intermittent corbels.
2. A stepped portion of a masonry wall; the steps may be on top or on the bottom.
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Cornice. The projecting moldings forming the top band of a wall or other element.
Council. The City Council of the City.
County. Unless otherwise specified, Jackson County, Oregon.
Courtyard. An exterior space surrounded on three or four sides by building and/or walls.
Coverage, Lot or Site. The total area of a lot covered by buildings, parking areas, driveways, and
other solid surfaces that will not allow natural water infiltration to the soil. Landscaping,
including living plants, vegetative ground cover, and mulch, which allows natural soil
characteristics and water infiltration and retention is not considered lot or site coverage. See
also, lot coverage exemption in Table 18.2.5.030.A Standards for Urban Residential Zones.
D.
Days. Calendar days, unless specifically states as working days. Working days included Monday
through Friday, excluding Federal holidays. See also, section 18.5.1.090.C Time Periods.
Dead Tree. A tree that is lifeless. Such evidence of lifelessness may include unseasonable lack of
foliage, brittle dry branches, or lack of any growth during the growing season.
Decorative. Treatment applied to the surface of a building or structure to enhance its beauty.
Deer Fence. An open fence used to prevent entry by deer or other wildlife for the purpose of
protecting gardens, vegetation, and yards.
Density(ies). A measurement of the number of dwelling units in relationship to a specified
amount of land. A common standard is dwelling units per acre.
Designer. A person not registered as an architect or engineer, approved to plan and design
single family homes and other buildings that area defined as exempt by the building code.
Develop. To construct or alter a structure or to make a physical change to the land including
excavation, clearing, dredging, fill, or paving.
Development. All improvements on a site, including alterations to land and new or remodeled
structures, parking and loading areas, landscaping, paved or graveled areas, and areas devoted
to exterior display, storage, or activities.
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Diameter at Breast Height (DBH). The diameter of the trunk at its maximum cross section,
measured 54 inches (4 ½ feet) above ground level at the base of the trunk. On sloped lands, the
measurement is taken on the uphill side of tree.
Disc Antenna. A device incorporating a reflective surface that is solid, open mesh, or bar
configured and is the shape of a shallow dish, cone, horn, or cornucopia. Such devices may be
used to transmit and/or receive radio or electromagnetic waves between terrestrially and/or
orbitally based uses. This definition is meant to include, but is not limited to, what are
commonly referred as satellite earth stations, TVROS, and microwave antennas.
Discontinued Use. A use that physically left the land it was on, a permitted use that ceased, or a
use terminated at the end of a lease or contract. See also, chapter 18.1.4 Nonconforming
Situations.
District. A part, zone, or geographic area in the City within which certain zoning or development
regulations apply. See also, chapter 18.2.1 Zoning Regulations and General Provisions.
Drainage Ditch or Channel. Roadside ditches that carry only storm water runoff from the
adjacent road and the immediate surrounding area. (Drainage ditches do not include
historically altered streams or channels that convey surface water flows. These features are still
classified as streams for the purpose of this ordinance.); or a constructed channel designed as
part of the storm water infrastructure that drain directly from storm water facilities or storm
pipe systems.
Dripline. An imaginary vertical line extending downward from the outermost tips of a tree's
branches to the ground.
Drive-Up Uses. Drive-up uses are defined as any establishment which by design, physical
facilities, service, or by packaging procedures encourages or permits customers to receive
services, obtain goods other than automobile fuel, or be entertained while remaining in their
motor vehicles. The components of a drive-up use are regulated as part of such facility and
include kiosks, canopies, or other structures; windows; stalls; and queuing lanes and associated
driveways.
Driveway. The area that provides vehicular access to a site from a street or the area that
provides vehicular circulation on a site.
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- Drive, FlagA driveway that serves a single lot or parcel and is greater than 50 feet in
length, or provides vehicular access to a flag lot(s). See also, section 18.5.3.060 Additional
Preliminary Flag Lot Partition Plat Criteria.
- Driveway, SharedA driveway used to access two or more lots or parcels.
Driveway Apron. The edge of a driveway where it meets a public right-of-way.
Driveway Approach. A driveway connection to a public street or highway where it meets a
public right-of-way.
Driving Surface. A paved access capable of supporting up to 44,000 lbs. gross vehicle weight.
Dwelling. A structure conforming to the definition of a dwelling under applicable building codes
and providing complete, independent living facilities for one family, including permanent
provisions for living, sleeping, eating, cooking, and sanitation. Buildings with more than one set
of cooking facilities are considered to contain multiple dwelling units unless the additional
cooking facilities are clearly accessory to the primary use, such as an outdoor grill or wet bar.
For the purposes of this title, the following types of dwelling units are defined as follows:
- Accessory Residential UnitA secondary dwelling on a lot where the primary structure is a
single-family dwelling and the secondary dwelling meets the size requirements and
standards in section 18.2.4.040. The accessory residential unit can be attached to a
single-family dwelling, within a portion of an existing single-family dwelling (i.e., conversion
of gross floor area within the primary residence), or located in a detached building located
on the same lot, and having an independent means of access (i.e., door).
- DuplexTwo dwellings on one lot in any configuration including either in attached or
detached structures. Two attached dwellings in a stand-alone structure that is included in a
multifamily development of three or more units shall be considered multifamily dwellings
and shall not be considered a duplex.
- Clustered Residential Units (Normal Neighborhood District)Multiple dwellings grouped
around common open space that promote a scale and character compatible with
single-family dwellings. Units are typically arranged around a central common green under
communal ownership. Automobile parking is generally grouped in a shared area or areas.
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- CottageA single-family dwelling up to 1,000 square feet in size, located in a cottage
housing development, and developed in accordance with section 18.2.3.090.
- Manufactured Dwelling. A residential trailer, mobile home, or manufactured home.
- Manufactured HomeA structure constructed for movement 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
manufactured housing construction and safety standards and regulations in effect at the
time of construction.
- Mobile HomeA structure constructed for movement 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 between January 1, 1962,
and June 15, 1976, and met the construction requirements of Oregon mobile home law in
effect at the time of construction.
- Multifamily DwellingThree or more dwellings on one lot in any configuration including
either in attached or detached structures. Two attached dwellings included in a mutltifamily
development of three or more units shall not be considered a duplex.
- Prefabricated Dwelling. A prefabricated structure, as defined in ORS 455.010, that is
- Senior HousingHousing designated and/or managed for persons over a specified age.
Specific age restrictions vary, and uses may include assisted living facilities, retirement
homes, convalescent or nursing homes, and similar uses not otherwise classified as
Residential Homes or Residential Facilities.
- Single-Family DwellingA detached or attached structure containing one dwelling unit
located on one lot.
E.
Easement. A grant of the right to use land for a specific purposes, such as access or to locate
utilities.
Elevation. A scaled drawing which illustrates the view of a side of a building.
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Engineer. A registered professional engineer licensed by the State of Oregon.
Engineering Geologist. A registered professional engineering geologist licensed by the State of
Oregon.
Enhancement. Actions performed to improve the condition or functions and values of a water
resource and its associated protection zone. Enhancement actions include but are not limited
to increasing plant diversity, increasing fish and wildlife habitat, installing environmentally
compatible erosion controls, and removing invasive plant species.
F.
Facade. Any of the exterior faces of a building.
False Front. A building façade that extends above the roof or beyond the side walls in order to
give the impression of a larger structure.
Family. An individual or two or more persons related by blood, marriage, legal adoption, or
guardianship; or not more than five persons who are not related by blood, marriage, legal
adoption, or guardianship.
Fill. A deposit of earth or other natural or manmade material placed by artificial means.
Filling. The act of placing fill material in any amount, including the temporary stockpiling of fill
material.
Final Plat. The diagrams, drawings, and other writing containing all the descriptions, locations,
dedications, provisions, and information concerning a land division, pursuant with ORS 92 and
chapter 18.5.3 of this ordinance.
Fire- and Ignition-Resistant Materials. Materials or assemblies that will not ignite and burn when
subjected to fire including but not limited to masonry, concrete, stone, metal, and
fire-retardant-treated wood identified for exterior use.
Fire Code Official. The Fire Chief or other designated authority charged with the administration
and enforcement of the Fire Code, or a duly authorized representative.
Fire-Resistant Exterior. Exterior building materials or assemblies that restrict or retard the
spread of fire through the use of fire- and ignition-resistant materials.
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Fire-Resistant Plants. Plants that are not listed on the Prohibited Flammable Plant List.
Fire-resistant plants do not readily ignite from a flame or other ignition source, and are
maintained to be free of dead material. Fire-resistant plants have the ability to store water in
leaves or stems, have low levels of volatile oils or resins, and contain high levels of salt or other
nonresinous compounds within the plant tissues that can contribute to fire resistance.
Fire-Retardant-Treated Wood. Wood products that, when impregnated with chemicals by a
pressure process or other means during manufacture, exhibit reduced surface-burning
characteristics and resist propagation of fire.
Fire Work Area. An area capable of supporting up to 44,000 lbs. gross vehicle weight.
Fish Bearing or Fish Habitat. Inhabited at any time of the year by anadromous or game fish
species or fish that are listed as threatened or endangered species under the state or federal
endangered species acts. Fish use is determined from Oregon Department of Forestry Stream
Classification, Oregon Department of Fish and Wildlife, and Oregon Department of State Lands
maps for salmonid fish distribution.
Flood or Flooding. A general and temporary condition of partial or complete inundation of
normally dry land areas from the overflow of inland or tidal waters; or the unusual and rapid
accumulation or runoff of surface waters from any source.
Flood Insurance Rate Map (FIRM). An official map of a community, issued by the Federal
Insurance Administration, delineating the areas of special flood hazard and/or risk premium
zones applicable to the community.
Flood Insurance Study (FIS). The official report by the Federal Insurance Administration
evaluating flood hazards and containing flood profiles, floodway boundaries, and water surface
elevations of the base flood.
Floodway Channel. The channel of a river or other watercourse and the adjacent land areas
that must be reserved in order to discharge the base flood without cumulatively increasing the
water surface elevation more than one foot.
Floor Area. The area of an enclosed floor measured from the exterior faces of exterior walls or
from the center line of walls separating two buildings.
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- Gross Floor AreaThe sum of the gross horizontal areas of all enclosed floors measured
from the exterior faces of exterior walls or from the center line of walls separating two
buildings, but excluding basements, attic space providing structural headroom of less than
six and one-half feet, and unenclosed steps, porches, terraces and balconies. Individual
sections of the ordinance codified in this chapter may exempt additional spaces from gross
floor area.
- Gross Habitable Floor AreaThe sum of the gross horizontal areas of all enclosed floors
with at least seven feet of headroom in a dwelling unit measured from the exterior faces of
exterior walls or from the center line of walls separating two buildings, excluding
uninhabitable spaces accessed solely by an exterior door.
- Maximum Permitted Floor Area (MPFA)The gross floor area of a dwelling, including but
not limited to potential living spaces within the structure with at least seven feet of
headroom and attached garages. See subsection 18.2.5.070.E for exceptions to MPFA.
Floor-Area Ratio (FAR). The gross floor area of all buildings on a lot divided by the lot area.
Food Cart. A push cart or mobile food unit which is designed to be readily movable, but is
typically not self-propelled by motor or pedal power, and which is temporarily located on a
property to sell food and beverages to the general public. The maximum size for a food cart is
four feet wide, nine feet long, and four feet high. Food carts must be self-contained and
designed to be movable by one person.
Food Truck. A wheeled, motorized vehicle or trailer temporarily located on a property to sell
food and beverages to the general public. A food truck typically contains cooking facilities
where the food is also prepared. The exterior length and width of a food truck, when multiplied,
shall be no more than 170 square feet, excluding the trailer tongue and bumper. Up to an
additional 170 square feet is allowed for outdoor equipment.
Food Truck Court or Food Truck Pod. Four or more food trucks or food carts operating on the
same property.
Food Truck Vendor. The operator who sells, cooks and serves food or beverages from a food
truck or food cart.
G.
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Garage. A covered permanent structure designed to provide shelter for vehicles, and which is
accessory to a dwelling. Carports are considered garages.
Garage sale. A temporary activity conducted on the premises of a private residence for the
purpose of disposal of goods or belongings of the residents of the dwelling.
Geotechnical Expert. An engineering geologist or an engineer with demonstrable expertise in
geologic hazards evaluation and geotechnical engineering.
Grade or Ground Level. The average of the finished ground level at the center of all walls of the
building. In case a wall is parallel to and within five feet of a sidewalk, the ground level must be
measured at the sidewalk.
Grading. All cuts, fills, embankments, stockpile areas, and equipment maneuvering areas
associated with development.
Greenhouse. A building or structure whose roof and sides are made largely of glass or other
transparent or translucent material and in which the temperature and humidity can be
regulated for the cultivation of fragile or out-of-season plants for personal enjoyment or for
subsequent sale.
Ground Floor. The first floor of a building other than a cellar or basement.
Ground-Floor Dwelling Unit. A residential unit with the entrance, front or rear, that is within five
feet of the finished grade. The distance to finished grade is measured vertically at a right angle
from the doorsill to the finished grade.
Group Living. Group living is characterized by the long-term residential occupancy of a structure
by a group of people. The size of the group typically is larger than the average size of a
household. Group Living structures do not include self-contained units but rather have
common facilities for residents including those for dining, social and recreational, and laundry.
Residential Care Homes, Residential Care Facilities, and Room and Board Facilities are types of
Group Living.
- Residential Care HomeA residential treatment or training or adult foster home licensed
by or under the authority of the department, as defined in ORS 443.400, under ORS
443.400 to 443.825, a residential facility registered under ORS 443.480 to 443.500 or an
adult foster home licensed under ORS 443.705 to 443.825 that provides residential care
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alone or in conjunction with treatment or training or a combination thereof for five or
fewer individuals who need not be related. (See also, ORS 197.660).
- Residential FacilityResidential facilities provide housing and care for 6 to 15 individuals
who need not be related as defined under ORS 430.010 (for alcohol and drug abuse
programs); ORS 443.400 (for persons with disabilities); and ORS 443.880. Staff persons
required to meet State-licensing requirements is not counted in the number of facility
residents and need not be related to each other or the residents.
- Room and Board FacilityGroup living establishment located in a dwelling or part thereof,
provided for compensation for a minimum period of 30 days. Personal care, training,
and/or treatment is not provided at a room and board facilities. Examples include
dormitories, fraternities, sororities, and boarding houses.
Guest House. A house or quarters without kitchen cooking facilities to provide shelter for
guests, and which is accessory to a single-family dwelling. A guest house is and remains
dependent upon the main building for kitchen facilities, and can be a detached building located
on the same lot or attached to a single-family dwelling. See also, section 18.2.5.040 Accessory
Buildings and Structures.
Gully. A drainage incision, commonly caused by erosion, which does not experience regular or
seasonal stream flow, but does act as a channel for runoff during periods of high rainfall.
H.
Hand-Held Equipment or Machinery. Equipment or machinery held in and operated by hand,
such as manual tools, weed eaters, chainsaws, and equipment or machinery with wheels and a
weight of 100 pounds or less (e.g., push lawn mower, brush mowers). See also, definition of
Power-Assisted Equipment or Machinery.
Hazard Tree. A hazard tree is a tree that is physically damaged to the degree that it is clear the
tree is likely to fall and injure persons or property. A hazard tree may also include a tree that is
located within a public right of way and is causing damage to existing public or private facilities
or services and such facilities or services cannot be relocated.
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Height of Building or Structure. The vertical distance from grade or ground level to the highest
point of the coping of a flat roof or to the deck line of a mansard roof or to the average height
of the highest gable of a pitch or hip roof. See Figure below. See also, definition of Grade or
Ground Level.
Figure 2. Height of Building or Structure
Heritage Tree. Any tree listed on the official City of Ashland Heritage Tree List adopted by the
City Council.
Highly Flammable Plants. A plant species that has characteristics which make it more volatile by
encouraging easy ignition and the spread of fire through its foliage due to low moisture
content, dense dry leaves, needles, grass-like leaves, or volatile resins and oils. Highly
flammable plants are specifically those species listed on the adopted Prohibited Flammable
Plant List.
Historic. A structure or site, usually over fifty years old, which possess the historical or
architectural significant according to the Cultural Resources Inventory (1988-1989) of the City of
Ashland and/or based on the criteria for listing in the National Register of Historic Places.
Historic District. A district identified as historically significant under the Comprehensive Plan
and its implementing regulations (e.g., overlay zones).
Hive. The receptacle inhabited by a colony that is manufactured for that purpose.
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Home Occupation. A business activity that is carried out in conjunction with a dwelling unit, and
which is accessory to the residential use, subject to the special use provisions of section
18.2.3.150.
Homegrown Marijuana. Marijuana plants planted, cultivated, grown, and harvested by a person
21 years of age or older for personal consumption, whether for medical or non-medical
purposes, or for a medical marijuana card holder. Medical marijuana grow sites located in
residential zones shall be considered homegrown marijuana for the purpose of this ordinance.
Homegrown Marijuana Cultivation. The cultivation of homegrown marijuana and related
activities such as processing, keeping, or storage of homegrown marijuana.
- Cultivation AreaThe area within which marijuana plants are grown on a lot. The
cultivation area is the total of the individual areas of the marijuana plants at maturity. The
individual area of a marijuana plant is calculated based on an imaginary vertical line
extending downward from the outermost tips of the marijuana plants branches to the
ground.
- Resident GrowerAn individual engaged in the cultivation of homegrown marijuana for
personal consumption, whether for medical or non-medical purposes, or for a medical
marijuana card holder.
Homeowners Association. A homeowners association is an organization formed for the
maintenance and operation of the common areas of the development. The membership in the
association must be automatic with the purchase of a dwelling unit or other property in the
planned development. The association's principal source of funds must be an assessment
levied against each dwelling unit or other property, which assessment must be enforceable as a
lien against the property.
Home-Oriented Commercial Activities. The operation of small local-convenience businesses
within the Railroad Historic District. Such businesses may include grocery stores, barber and
beauty shops, and similar uses.
Hospital. An establishment which provides sleeping and eating facilities to persons receiving
medical, obstetrical, or surgical care and nursing service on a continuous basis.
Hostel. Any establishment having beds rented or kept for rent on a daily basis to travelers for a
charge or fee paid or to be paid for rental or use of facilities and which are operated, managed,
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or maintained under the sponsorship of a non-profit organization which holds a valid
exemption from federal income taxes under the Internal Revenue Code of 1954, as amended.
Hotel/Motel. A building or portion thereof designed and used for transient lodging in a
non-residential zone for a period of less than 30 days, lodged with or without meals and which
may include additional facilities and services, such as restaurants, meeting rooms,
entertainment, personal services, and recreational facilities.
I.
Immediate Danger of Collapse, Tree. A tree that may already be leaning, with the surrounding
soil heaving, and/or there is a significant likelihood that the tree will topple or otherwise fail and
cause damage before a tree removal permit could be obtained through the non-emergency
process. Immediate danger of collapse does not include hazardous conditions that can be
alleviated by pruning or treatment.
Impact Area. That area which is immediately surrounding a conditional use, and which may be
impacted by it, including all land that is within the applicable notice area for a use. In addition,
any lot beyond the notice area, if the hearing authority finds that it may be materially affected
by the proposed use, is also included in the impact area.
Impervious Surface. Surface materials that prevent the normal infiltration of storm water into
the ground.
Industrial or Industrial Use. An activity related to the manufacture, production, or storage of
produce to be transported elsewhere for retail sale.
Infill. The development of more intensive land uses upon vacant or under-utilized sites.
J.
Junk Yard.
1. Any property or establishment on which one or more persons are engaged in breaking
up, dismantling, sorting, storing, distributing, buying, or selling scrap or waste materials; or
2. Any establishment or place of business on which two or more inoperable motor
vehicles or an equivalent volume of waste or refuse are maintained, stored, bought, or
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sold. Includes wrecking yards, automobile graveyards, garbage dumps, and scrap metal
processing facilities.
K.
Kennel. Any lot or premises where four or more dogs or cats aged six months or older are
boarded or bred for compensation. Establishments where animals are offered for sale as the
primary use, such as pet stores, are not classified as kennels.
L.
Landscape Professional. For the purposes of implementing chapter 18.3.10 Physical and
Environmental Constraints Overlay, an arborist certified by the International Society of
Arboriculture and licensed by the State of Oregon State Landscape Contractors Board or
Construction Contractors Board or landscape architect licensed by the State of Oregon.
Land Use Decision. A final decision or determination made by the City (or other agency with
jurisdiction) that concerns the adoption, amendment, or application of the Comprehensive Plan
or any provision of this ordinance where the decision requires the interpretation or exercise of
policy or legal judgment. All decisions requiring quasi-judicial review by the City are Land Use
Decisions. Decisions subject to administrative review are considered limited land use decisions,
pursuant with ORS 197.015.
Land Use Ordinance. The current adopted Land Use Ordinance (AMC Title 18 Land Use) of the
Lawn. Grass or similar materials maintained as a ground cover of less than six inches in height.
For purposes of this ordinance, lawn is not considered native vegetation regardless of the
species used.
LEED® Accredited Professional. A person who has earned a credential as a Leadership in
Energy and Environmental Design (LEED®) Accredited Professional from the U.S. Green
Building Council, or Green Building Certification Institute, in accordance with their standards
and requirements.
LEED® Certification. A building registered with the U.S. Green Building Council which has
satisfied all prerequisites and has earned a minimum number of points outlined in the
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Leadership in Energy and Environmental Design (LEED®) Rating System under which it is
registered. Levels of certification include Certified, Silver, Gold, and Platinum.
LEED® Green Building Rating System or LEED® Rating System. The most recently published
version of the Leadership in Energy and Environmental Design (LEED®) Green Building Rating
Systems by the U.S. Green Building Council or the version to be superseded for one year after
the publication of a new applicable LEED® Rating System version.
Loading Area. The area available for the maneuvering and standing of vehicles engaged in
delivering and loading goods, freight, or other articles.
Local Native Plant Species. Those plant species appropriate to planting in or adjacent to a water
resource that are native species indigenous to the Rogue River Basin. Local native plant species
are adapted to the elevation, weather, soils, and hydrology of the area; will support the desired
structure, functions, and values of the water resource; and once established require
significantly less maintenance than non-native species. Plants may be added to or removed
from the Local Native Plant List if reviewed and approved by the Staff Advisor in consultation
with the City Horticulturist, Tree Commission, other professional groups with demonstrable
expertise, and local, state, and federal agencies.
Lot. A legally created piece of land other than a tract that is the result of land division, or a unit
or contiguous units of land under single ownership, which complies with all applicable laws at
of both lot, the result of subdividing, and parcel, the result of partitioning, unless otherwise
noted.
- Corner LotA lot abutting the intersection of two or more streets other than an alley. See
Figure below.
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Figure 3. Corner Lots
- Flag LotA lot with two distinct parts. See Figure below.
1. The flag, which is the building site; and is located behind another lot.
2. The pole, which connects the flag to the street; provides the only street frontage for
the lot with less than 40 feet of frontage on a street; and unless an alley provides
access, includes a driveway providing access.
Figure 4. Flag Lot
- Interior LotA lot other than a corner or flag lot.
- Through LotAn interior lot having frontage on two parallel or approximately parallel
streets other than alleys. Such a lot has one front yard fronting on the primary public
street.
Lot Area. The total horizontal area within the lot lines of a lot, said area to be exclusive of street
right-of-way.
Lot Depth. The horizontal distance from the midpoint of the front lot line to the midpoint of the
rear lot line.
Lot Line. The property line along the edge of a lot.
- Front Lot LineIn the case of an interior lot, the lot line separating the lot from the street
other than an alley. A corner lot has one street line considered the front lot line. The
narrower street frontage must be the front lot line except when the Staff Advisor
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determines topographical or access problems make such a designation impractical. See
Figure below.
- Rear Lot LineA lot line which is opposite and most distant from the front lot line, and in
the case of an irregular, triangular, or other shaped lot, a line ten feet in length within the
lot parallel to and at a maximum distance from the front lot line
- Side Lot LineAny lot line that is not a front or rear lot line. See Figure below.
Figure 5. Front and Side Lot Lines
Lot Width. The average (mean) horizontal distance between the side lot lines, ordinarily
measured parallel to the front lot line.
M.
Manufactured Dwelling Park. Any place where four or more manufactured dwellings,
prefabricated dwellings, or recreational vehicles are located within 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 rental or lease or use of facilities or to offer space free in connection with
securing the trade or patronage of such person. A manufactured dwelling park does not
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include a lot or lots located within an approved subdivision being rented or leased for
occupancy by one manufactured dwelling per lot.Manufactured Housing Development. A
subdivision or park comprised of manufactured homes occupied for dwelling purposes,
regardless of whether a charge is made for such accommodation.
Map. A diagram or drawing of a partition, subdivision, or any other land use or land
development matter.
Marijuana. The plant Cannabis, family Cannabaceae, or any part or seed of the plant. It does
not included industrial hemp.
- Medical MarijuanaMarijuana used to mitigate the symptoms or effects of a medical
condition and regulated by the Oregon Medical Marijuana Act (ORS 475.300 ORS
475.346). Grown and sold by registered persons and facilities with the Oregon Health
Authority (OHA).
- Recreational MarijuanaMarijuana used for personal consumption by a person 21 years
of age or older.
Marijuana Plant. Immature and mature plants of the plant Cannabis family Moracae.
Marijuana-Related Businesses. Marijuana-related businesses licensed by the Oregon Liquor
Control Commission (OLCC) or registered by the Oregon Health Authority (OHA).
Marijuana-related businesses are organized into the following categories.
- LaboratoryA laboratory that tests marijuana and marijuana items.
- ProcessingProcessing, compounding, or conversion of marijuana into cannabinoid
products, concentrates, or extracts.
- ProductionPlanting, cultivating, growing, harvesting, or drying marijuana. Medical
marijuana grow sites located in non-residential zones that do not meet the definition of
Homegrown Marijuana shall be considered production for the purpose of this ordinance.
- RetailA business that sells marijuana and marijuana products to the consumer.
- WholesaleAn operation that handles and distributes marijuana and marijuana products
for the purpose of resale.
Marquee. A permanent roof-like shelter over an entrance to a building; flat in shape.
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Mechanical Equipment. Equipment or devices installed for a use appurtenant to the primary
use. Such equipment includes heating and air conditioning equipment, solar collectors,
parabolic antennas, disc antenna, radio, TV receiving or transmitting antennas, and any power
generating devices.
Mezzanine. A partial intermediate floor between two main levels, especially directly above the
ground floor; often has a lower ceiling height that the other levels.
Mezzanine Window. A window with a greater width than height, especially when used to
provide light to an intermediate floor.
Microcar. An automobile that is less than nine feet in length and typically is limited to two seats
for passengers. Microcars can be parked in a head-in fashion in a parallel parking space so that
one standard parallel parking space accommodates two microcars.
Mitigation. For the purposes of implementing chapter 18.3.11 Water Resource Protection Zones
Overlay, taking one or more of the following actions listed in order of priority.
1. Avoiding the impact altogether by not taking a certain development action or parts of
that action.
2. Minimizing impacts by limiting the degree or magnitude of the development action and
its implementation.
3. Rectifying the impact by repairing, rehabilitating, or restoring the affected environment.
4. Reducing or eliminating the impact over time by preservation and maintenance
operations during the life of the development action by monitoring and taking appropriate
corrective measures.
5. Compensating for the impact by replacing or providing comparable substitute
resources or environments.
Mitigation Plan. A plan that outlines the activities that will be undertaken to alleviate project
impacts to sensitive areas.
Mixed-Use. The combination of residential uses with commercial (e.g., office, retail, or services),
civic, or light industrial uses on a site.
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N.
Natural Grade. The elevation of the ground level in its natural and original state, before
manmade alterations such as grading, filling, excavation, and construction. See Figure below.
Figure 6. Natural Grade
Natural Resources Professional. For the purposes of implementing chapter 18.3.11 Water
Resource Protection Zones Overlay, a natural resources professional includes individuals who
have a Bachelors degree or the equivalent or greater, in the field of natural resources, biology,
ecology, or related fields, and at least four years of relevant post-graduate experience.
Natural State. All land and water that remains undeveloped and undisturbed. Natural state
does not include grading, excavating, filling, and/or the construction of roadways, driveways,
parking areas, and structures are prohibited. Natural state includes the following activities.
1. Incidental minor grading for hiking trails, bicycle paths, picnic areas, and planting and
landscaping which is in addition to and enhances the natural environment.
2. Incidental brush removal for lot maintenance and ecosystem health.
3. Vegetation removal for the purposes of wildfire control in conjunction with an approved
fire prevention and control plan.
Nightclub. An establishment dispensing liquor and meals and in which live music, dancing, or
entertainment is conducted.
Non-cohesive Soils. Residual or transported soils containing no or very little clay, usually from
crystalline granitic parent rock. Non-cohesive soils have a Plasticity Index of less than ten, based
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on laboratory testing according to AASHTO methods or a published scientific analysis of a
particular soil type.
Nonconforming Development. An element of a development, such as lot area, setback, height,
lot coverage, landscaping, sidewalk, or parking area, or lack thereof, that was created in
conformance with development regulations but subsequently, due to a change in the zone or
applicable code standards, is no longer in conformance with the current applicable
development regulations. See also, chapter 18.1.4 Nonconforming Situations.
Nonconforming Lot or Lot of Record. A legally created lot or parcel meeting applicable
regulations in effect at the time of creation (e.g., area, setbacks, coverage, location), but that
subsequently, due to a change in the zone or zoning regulations, no longer conforms with the
current applicable regulations. See also, chapter 18.1.4 Nonconforming Situations.
Nonconforming Structure. An existing structure that was created in conformance with the
zoning regulations but that subsequently, due to a change in the zone or the zoning
regulations, no longer conforms with the current applicable requirements of the zone in which
it is located. See also, chapter 18.1.4 Nonconforming Situations.
Nonconforming Use. A use that was allowed by right when established or that obtained a
required land use approval when established, but that subsequently due to a change in the
zone or zoning regulations, the use or the amount of floor area of the use is now prohibited in
the zone. See also, chapter 18.1.4 Nonconforming Situations.
Non-Native Species. A plant species which is not indigenous to the local area.
Noxious and Invasive Vegetation. Plant species which are recognized as having a significant
potential to disrupt the functions and values of local water resource ecosystems. Plants may be
added to or removed from the Prohibited Plant List if reviewed and approved by the Staff
Advisor in consultation with the City Horticulturist, Tree Commission, other professional groups
with demonstrable expertise, and local, state and federal agencies.
Nucleus colony. A small quantity of bees with a queen housed in a smaller than usual hive box
designed for a particular purpose not including surplus honey, storage, or harvesting.
O.
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Obstructed Street. A public street or a private drive serving greater than three units, or a
driveway that has been obstructed by a gate or other barriers designed to restrict access.
Office. Office uses are characterized by activities conducted in an office setting and generally
focusing on business, government, professional, medical, or financial services.
Open Space. Land or water with its surface predominately open to the sky or predominantly
undeveloped unless otherwise specified, that is designated or set aside to serve the purpose of
providing park and recreation activities, conserving natural resources, collecting and treating
storm water, providing amenity space for private developments, or creating a pattern of
development. Open space does not include areas such as streets, driveways, parking, loading
areas, recycling and refuse disposal areas, and storage structures.
- Common Open SpaceAn area for the use or enjoyment of all residents of a
development (e.g., multifamily dwelling units) or subdivision such as recreational areas or
facilities, lawn and picnic areas, community gardens, and natural areas with benches,
seating areas, or walking paths.
- Private Open SpaceAn area intended for private outdoor use by residents of an
individual dwelling unit. Private open space includes decks, patios, porches, balconies, side
and rear yards, and similar areas.
- Public Open Space or ParkAn area owned or managed by a public or private agency and
maintained for the use and enjoyment of the general public. Examples of public open
space include public parks and recreation facilities, trail easements and systems, nature
preserves, public plazas, and other public outdoor meeting areas.
Orientation.
- Building OrientationThe directional expression of the front façade of a building (i.e.,
facing the street, facing north, facing south).
Owner. The owner of the title to real property or the contract purchaser of real property of
record, as shown on the latest assessment records in the Office of the County Assessor. Owner
also includes a deed holder or contract purchaser whose name does not appear in the latest
assessment records, but who presents to the City a copy of a deed or contract of sale signed by
the owner of record.
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P.
Panel. A small plane surface surrounded by moldings or depressed below or raised above the
adjacent surface; typically rectangular but may be any geometric shape; may be ornamented.
Parapet. A low guarding wall that projects above the roof line.
Parcel. A legally defined area of land created through a partition or otherwise lawfully created
both lot, the result of subdividing, and parcel, the result of partitioning, unless otherwise noted.
Park. See definition of Public Open Space.
Parking Area or Lot. Any area inside, under, or outside of a building or structure, designed and
used for parking motor vehicles, including parking lots, garages, or structures.
- Private Parking Area or LotA parking area for the exclusive use of the owners of the lot
on which the parking area is located or whomever else they permit to use the parking area.
- Public Parking Area or LotA parking area available to the public, with or without
payment of a fee.
Parking Space. A space designed and designated to provide parking for a motor vehicle or
bicycle in compliance with chapter 18.4.3 Parking, Access, and Circulation.
Parkrow or Planter Strip. A landscape area for street trees and other plantings within the public
right-of-way, usually in the form of a continuous planter area between the street and sidewalk.
Partition. To divide an area or tract of land into not more than three parcels within 12 months.
a partition.
- Major Land PartitionA partition which necessitates the creation of a road or street.
- Minor Land PartitionA partition that does not necessitate the creation of a road or
street.
Pedestrian Path. A graded cleared way, adjacent to the curb at curb level, for individuals who
travel on foot.
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Pedestrian Way. A right-of-way or easement for pedestrian traffic.
Person. Any natural person, their estate, or any legal entity; and including any of their
designated representatives.
Pier. A member, usually in the form of a thickened section, which forms an integral part of a
wall; usually placed at intervals along the wall to provide lateral support or to take concentrated
vertical loads.
Pilaster. An engaged pier or pillar, often with capital and base; may be constructed as a
projection of the wall itself.
Planned Road or Street. A highway, road, street, or alley identified in an adopted corridor plan,
comprehensive plan, or transportation system plan in accordance with administrative
procedures of OAR 660-012 and ORS chapter 197 but has not been constructed.
Planning Action or Planning Application. A planning action is an application filed pursuant to the
requirements of this ordinance. A planning action is a proceeding pursuant to this ordinance in
which the legal rights, duties, or privileges of specific parties are determined, and any appeal or
review of such proceeding pursuant to the provisions of this ordinance. A planning action does
not include a ministerial action or legislative amendment.
- Type I Procedure (Administrative Decision With Notice)Type I decisions are made by the
Staff Advisor with public notice and an opportunity for appeal to the Planning Commission.
See section 18.5.1.050 for the procedures for Type I actions.
- Type II Procedure (Quasi-Judicial Review/Public Hearing Review)Type II decisions are
made by the Planning Commission after a public hearing, with an opportunity for appeal to
the City Council. See section 18.5.1.060 for the procedures for Type II actions.
Plat. A diagram, drawing, or replat containing all the descriptions, locations, specifications,
dedications, provisions, and information concerning a subdivision.
Play Area. A piece of land specifically designed for and equipped to enable children to play
outdoors.
Plaza. An open public space.
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- Detail Site Review Plaza SpaceAn open area under private ownership intended to meet
the requirements of large-scale project standards within the Detail Site Review overlay.
Porch. Covered porches, exterior balconies, or other similar areas attached to a building and
having dimensions of not less than six feet in depth and eight feet in width.
- Enclosed PorchA porch that contains wall(s) that are more than 42 inches in height
measured from finished floor level for 50 percent or more of the porch perimeter.
- Unenclosed PorchAll walls contained in an unenclosed porch are less than 42 inches in
height, but an unenclosed porch may be covered.
Porous Solid Surface. Porous solid surface is a permeable surface built with an underlying stone
reservoir that temporarily stores surface runoff before it infiltrates into the subsoil. Porous
solid surfaces include pervious asphalt, pervious concrete, grass or permeable pavers, or decks
that allow runoff to infiltrate the subsoil beneath the deck.
Power-assisted Equipment or Machinery. Equipment or machinery with wheels and a weight in
excess of 100 pounds or that does not otherwise meet the definition of Hand-Held Equipment
or Machinery. See also, definition of Hand-Held Equipment or Machinery.
Pre-existing Structure. For the purposes of implementing chapter 18.4.10 Wireless
Communication Facilities, a structure in existence prior to an application for a wireless
communication facility installation.
Primary Residence. The property that the taxpayer uses a majority of the time during the year
but are not limited to the following.
1.
2.
3.
automobile registration, and voter registration card.
4.
5.
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6. The location of religious organizations and recreational clubs with which the taxpayer is
affiliated.
Primary Building or Structure. A structure or combination of structures of chief importance or
function on a site. In general, the primary use of the site is carried out in a primary structure.
The difference between a primary and accessory structure may be determined by comparing
the size, placement, design, appearance, function, and the orientation of the structures on a
site, among other relevant factors.
Primary Orientation. Direction of the front of the building with the main entrance to the public.
Primary Use. An activity or combination of activities of chief importance on the site. One of the
main purposes for which the land or structures are intended, designed, or ordinarily used. A
site may have more than one primary use. See also, definition of Accessory Use.
Private Drive. A private drive is a road in private ownership, not dedicated to the public, which
serves three or fewer dwelling units.
Prohibited Flammable Plant List. A listing of specific highly flammable plants which are
considered nuisances per AMC 9.04 and are prohibited from being planted within a General
Fuel Modification Area.
Property Line Adjustment. The relocation of a single common property line between two
abutting properties not resulting in an increase in the number of lots, pursuant with chapter
18.5.3 Land Divisions and Property Line Adjustments. See Figure below.
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Figure 7. Property Line Adjustment
Q.
Quarry Face. The split face of the incision where the disturbed surface meets the natural,
undisturbed surface.
Queuing Lane. Traffic lane requiring one of two opposing vehicles to yield by pulling into a
vacant portion of the adjacent parking lane to allow the other vehicle to pass. Queuing lanes
are designed to reduce vehicle speeds and non-local traffic on neighborhood streets.
R.
Rain Barrel. A barrel used to collect and store rain water runoff from rooftops via rain gutters
for non-potable uses.
Reconstruct. To recreate or reassemble a structure or building with a new or replacement
structure that recreates or reproduces its form, shape, and location as originally built.
Recreational Vehicle or Travel Trailer. A vehicular-type camping unit certified 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
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mounted on or towed by another vehicle.A self-propelled or towable mobile unit used for
temporary dwelling purposes by travelers.
Rehabilitation. The act or process of making possible a compatible use for a property through
repair, alterations, and additions while preserving those portions or features which convey its
historical, cultural, or architectural values.
Religious Institutions and Places of Worship. Uses primarily providing meeting areas for
religious activities; may include schools and community services as accessory uses.
Residential or Residential Use. Long-term occupancy of a dwelling unit, which may be
owner-occupied or rented. Occupancy of a dwelling unit for shorter periods (i.e., less than 30
days) of time is considered an overnight accommodation for transient individuals. See also,
Accommodation.
Restaurant. An establishment where food and drink are prepared, served, and consumed.
Consumption may occur within the primary structure or outside the confines of the building.
Restoration. The act or process of accurately depicting the form, features, and character of a
property as it appeared at a particular period of time by means of the removal of features from
other periods in its history and reconstruction of missing features from the restoration period.
The limited and sensitive upgrading of mechanical, electrical, and plumbing systems and other
code-required work to make properties functional is appropriate within a restoration project.
Retail Sales and Services. Retail sales and service uses sell, lease, or rent new or used products,
goods, or services. They include services such as a beauty salon, barber, repair service, and
similar uses.
Restoration. For the purposes of implementing chapter 18.3.11 Water Resource Protection
Zone Overlay, efforts performed to re-establish the functional values and characteristics of a
critical area that have been destroyed or degraded by past alterations such as filling, grading, or
draining.
Riparian Area. The area adjacent to a stream, consisting of the area of transition from an
aquatic ecosystem to a terrestrial ecosystem, which affects or is directly affected by the stream.
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Riparian Buffer. An area located adjacent to the stream and including the riparian area that is
preserved for the purpose of protecting the functions and values of the stream and the riparian
area by serving to reduce the adverse effects of adjacent land uses.
Riparian Corridor. Riparian Corridor is a Goal 5 resource that includes the water areas, fish
habitat, adjacent riparian areas, and wetlands within the riparian area boundary. A riparian
corridor is a type of stream bank protection zone.
S.
Schools. Public and private schools, secular or parochial, at the primary, elementary, middle,
junior high, or high school level.
Self-Service Storage. Mini-storage or other storage areas for individual or business uses. The
storage areas are designed to allow private access by the tenant for storing personal property.
Setback. The minimum distance required between a specified object, such as a building or
structure, and another point. Typically, a setback refers to the minimum distance (yard
dimension) from a building to a specified property line. A setback is measured horizontally at
right angles to the lot line, from the nearest point of the building or structure to the lot line.
When multi-story setbacks are specified, the setback for a story above the ground floor is
measured horizontally from the plane of the nearest wall of the upper story to the lot line. See
also, section 18.2.4.050 Yard Requirements and General Exceptions.
Shadow Plan. A schematic or conceptual design for future land development when a lot could
be developed at a higher intensity. A shadow plan demonstrates that the proposed
development will not impede the future use of the lot to be fully developed to the required
building intensity standards (i.e., Floor Area Ratio), and that the proposed development has
been planned to prevent piecemeal and uncoordinated development.
Shared Parking. Required parking facilities for two or more uses, structures, or lots that are
satisfied jointly with the same facilities. See also, chapter 18.4.3 Parking, Access, and Circulation.
Significant Tree. A conifer tree having a trunk 18 caliper inches or larger in diameter at breast
height (DBH), or a deciduous tree having a trunk 12 caliper inches in diameter at breast height.
Signs Definitions Related to Chapter 18.4.7 Signs.
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- Alter or AlterationAny change excluding content, and including but not limited to the
size, shape, method of illumination, position, location, materials, construction, or
supporting structure of a sign.
- AreaThe entire area within circles, triangles, or rectangles which enclose the extreme
limits of lettering, logo, trademark, or other graphic representation, together with any
frame or structural trim forming an integral part of the display used to differentiate the
sign from the background against which it is placed. In the case of a multi-faced sign, the
area of each face must be included in determining sign area, excepting double-faced signs
placed no more than 24 inches back-to-back.
- AwningA temporary or movable shelter supported entirely from the exterior wall of a
building and composed of non-rigid materials except for the supporting framework.
- Building Face of WallAll window and wall area of a building in one plane or elevation.
- Bulletin Board or Reader BoardA sign of a permanent nature, but which accommodates
changeable copy.
- BusinessA commercial or industrial enterprise.
- Business FrontageA lineal front footage of a building or portion thereof devoted to a
specific business or enterprise, and having a pedestrian entrance/exit open to the general
public during all business hours.
- Business PremisesA parcel of property or that portion thereof occupied by one tenant.
- CanopyA non-movable roof-like structure attached to a building.
- Construction signA temporary sign erected on the premises where construction is
taking place during the period of construction.
- Direct IlluminationA source of illumination on the surface of a sign or from within a sign.
- ElectionThe time designated by law for voter to cast ballots for candidates and
measures.
- Flashing SignA sign incorporating intermittent electrical impulses to a source of
illumination or revolving or moving in a manner which creates the illusion of flashing, or
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which changes color or intensity of illumination. This definition is to include electronic time,
date, and temperature signs.
- Ground SignA sign erected on a free-standing frame, mast, or pole and not attached to
any building. Also known as a free-standing sign.
- Indirect IlluminationA source of illumination directed toward a sign so that the beam of
light falls upon the exterior surface of the sign.
- Illegal SignA sign that is erected in violation of the chapter 18.4.7 Signs.
- Marquee or Awning SignA sign that is painted on, attached to, or supported by a
marquee, awning, or canopy.
- MarqueeA non-movable roof-like structure that is self-draining.
- MuralA graphic design on a building representing a person, place, scene, or other
artistic endeavor. This definition does not include architectural enhancement of a building
facade.
- Nonconforming SignAn existing sign, lawful at the time of enactment of this ordinance,
which does not conform to the requirements of this code.
- Projecting SignsSigns other than wall signs, which are attached to and project from a
structure or building face, usually perpendicular to the building face.
- Portable SignA permitted sign not permanently attached to the ground or other
wind signs (not including flags of national, state, or city governments).
- Public ArtPublic art defined, approved, and installed in accordance with AMC 2.17, is not
regulated as a sign per the provisions of chapter 18.4.7 Signs.
- Real Estate SignA sign erected on the premises, where the property or a portion of the
property, is actively listed for sale or lease during the period of sale or lease.
- Replacement SignA change in the materials of permitted sign in which the approved
sign dimensions, supporting structure, and location remain unaltered.
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- Roof SignAny sign erected upon, against, or directly above a roof or top of or above the
parapet of a building.
- Shopping Center or Business ComplexAny business or group of businesses which are in
a building or group of buildings, on one or more lots which are contiguous or which are
separated by a public right-of-way or a privately owned flag drive used for access and not
greater than 35 feet in width, which are constructed and/or managed as a single entity, and
share ownership and/or function.
- SignAny identification, description, illustration, symbol, or device which is placed or
affixed directly or indirectly upon a building, structure, or land. Interior illuminated panels,
fascia strips, bands, columns, or other interior illuminated decorative features located on
or off a structure, visible from the public right-of-way, and with or without lettering or
graphics must also be considered a sign and included in the overall sign area of the site.
Public Art, as defined above, is not considered a sign.
- Sign, PublicA sign erected by a public officer or employee in the performance of a public
duty which includes, but is not limited to, motorist informational signs and warning lights.
- Street FrontageThe lineal dimension in feet that the property upon which a structure is
built abuts a public street or streets.
- Temporary SignA sign that is not permanently affixed. All devices such as banners,
pennants, flags, (not including flags of national, state, or city governments), searchlights,
curb signs, balloons, or other air or gas-filled balloons.
- Three-Dimensional SignA sign which has a depth or relief on its surface greater than six
inches exclusive of the supporting sign structure and not to include projecting wall signs.
- Vehicle SignA sign mounted on a vehicle, bicycle, trailer, or boat, or fixed or attached to
a device for the purpose of transporting from site-to-site.
- Wall GraphicsIncluding but not limited to any mosaic, mural, painting, graphic art
technique, or combination or grouping of mosaics, murals, paintings, or graphic art
techniques applied, implanted, or placed directly onto a wall or fence.
- Wall SignA sign attached to or erected against the wall or window of a building with the
face in a parallel plane of the building wall.
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- Wind Sign or DeviceAny sign or device in the nature of banners, flags, balloons, or other
objects fastened in such a manner as to move upon being subject to pressures by wind or
breeze.
Slope. The deviation of a surface from the horizontal, usually expressed in percent. See Figure
below. See also, definition of Slope, Solar Setback.
Figure 8. Slope
Solar Access and Setbacks Definitions Related to Chapter 18.4.8 Solar Access.
- Exempt VegetationAll vegetation over 15 feet in height at the time a solar access permit
is applied for.
- Highest Shade Producing Point, Solar AccessThe point of a structure that casts the
longest shadow beyond the northern property boundary at noon on December 21st.
- Northern Lot LineAny lot line or lines less than 45 degrees southeast or southwest of a
line drawn east-west and intersecting the northernmost point of the lot. If the northern lot
line adjoins any unbuildable area (e.g., street, alley, public right-of-way, parking lot, or
common area) other than a required yard area, the northern lot line is that portion of the
northerly edge of the unbuildable area which is due north from the actual northern edge of
the applicant's property. See Figure below.
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Figure 9. Northern Lot Line
- North-South Lot DimensionThe average distance in feet between lines from the corners
of the northern lot line south to a line drawn east-west and intersecting the southernmost
point of the lot. See Figure below.
Figure 10. North-South Lot Dimension
- Slope, Solar SetbackA vertical change in elevation divided by the horizontal distance of
the vertical change. Slope is measured along lines extending 150 feet north from the end
points of a line drawn parallel to the northern lot line through the midpoint of the
north-south lot dimension. North facing slopes will have negative (-) values and south
facing slopes will have positive (+) values. See Figure below.
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Figure 11. Measuring Slope for Solar Setback
- Solar Energy SystemAny device or combination of devices or elements which rely upon
direct sunlight as an energy source, including but not limited to any substance or device
which collects sunlight for use in the heating or cooling of a structure or building, the
heating or pumping of water, or the generation of electricity. A solar energy system may be
used for purposes in addition to the collection of solar energy. These uses include, but are
not limited to, serving as a structural member of part of the roof of a building or structure
and serving as a window or wall.
- Solar EnvelopeA three dimensional surface which covers a lot and shows, at any point,
the maximum height of a permitted structure which protects the solar access of the
parcel(s) to the north.
- Solar Heating HoursThe hours and dates during which solar access is protected by a
solar access permit, not to exceed those hours and dates when the sun is lower than 24
degrees altitude and greater than 70 degrees east and west of true south.
- Solar Access Permit Height LimitationsThe height limitations on affected properties
required by the provisions of a Solar Access Permit displayed as a series of five foot
contour lines which begin at the bottom edge of the solar energy system protected by the
permit, rise at an angle to the south not less than 24 degrees from the horizon, and extend
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at an angle not greater than 70 degrees to the east and west of true south and run parallel
to the solar energy system.
- Solar SetbackThe minimum distance that a structure, or any part thereof, can be located
from a property boundary.
- Sunchart, Solar AccessPhotographs or drawings, taken in accordance with the
guidelines of the Staff Advisor, which plot the position of the sun during solar heating
hours.
Southern Oregon University (SOU) Plan. The Campus Master Plan Update for Southern Oregon
University dated April 12, 2010, with all conditions added by the Planning Commission and City
Council as adopted and incorporated into the Comprehensive Plan by Ordinance No. 3014 on
June 1, 2010.
Spandrels. An area, roughly triangular in shape, included between the extradoses of two
adjoining arches and a line approximately connecting their crowns.
Staff Advisor. The Community Development Director of the City or the Community
Story. That portion of a building included between the upper surface of one floor and the
surface of the next floor next above, or if there is no floor above, the finished ceiling directly
above. A basement is not considered a story. Unenclosed decks, porches, balconies, and similar
features are not considered stories.
Story, Half. A half story is a space under a sloping roof that has the line of intersection of the
roof and exterior wall face not more than three feet above the floor level below and in which
space the floor area with head room of five feet or more occupies no more than 50 percent of
the total floor area of the story directly beneath. If the wall face is more than three feet above
the floor level below at the rear or side yard setback line, then it must be considered a full story
for purposes of setback measurements. See Figure below.
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Figure 12. Half Story
Stream. A stream means a channel such as a creek that carries flowing surface water, including
perennial, intermittent, and ephemeral streams with defined channels, and excluding
man-made irrigation and drainage channels. Drainage channels do not include historically
altered streams or channels that convey surface water flows. A stream is a type of water
resource.
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- Stream, EphemeralAn ephemeral stream generally flows only during and following a
rain event. Groundwater is not a source of water for the stream. Runoff from rainfall is the
primary source of water for stream flow. Intermittent and ephemeral streams is a type of
stream bank protection zone.
- Stream, IntermittentAn intermittent stream generally flows only during part of the year,
when groundwater provides water for stream flow. During dry periods, intermittent
streams may not have flowing water. Runoff from rainfall is a supplemental source of water
for stream flow. Intermittent and ephemeral streams is a type of stream bank protection
zone.
- Stream, PerennialA perennial stream has flowing water year-round during a typical year.
Groundwater is the primary source of water for stream flow. Runoff from rainfall is a
supplemental source of water for stream flow.
- Stream, LocalA type of stream bank protection zone.
Stream Bank Protection Zone. An area subject to the provisions of chapter 18.3.11 Water
Resource Protection Zones that includes a stream and an associated riparian buffer of varying
width, as established herein, located adjacent to the stream, and in which certain human
activities are regulated in order to protect the structure and functions of the stream. A stream
bank protection zone is a type of water resource protection zone. There are three types of
stream bank protection zones defined, established and protected in this ordinance riparian
corridor, local streams, and intermittent and ephemeral streams.
Stream Bank Protection Zone Boundary. An imaginary line that is measured horizontally at a
standard distance upland from the top of bank or the center line of the stream as required in
section 18.3.11.040 Establishment of Water Resource Protection Zones.
Stream Corridor Functions. Includes providing shade for the stream, stream bank, and channel
stability, woody debris for the stream, sediment retention, litter for aquatic organisms in the
stream, water filtration, aquatic and riparian fish, and wildlife habitat.
Street. A public right-of-way for roadway, sidewalk, and utility installation including the terms
road, highway, land, place, avenue, alley, or other similar designations. The entire width
between the right-of-way lines of every way that provides for public use for the purpose of
vehicular and pedestrian traffic. See also, street design standards in section 18.4.6.040.
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
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AMC 18.6.1.030, Definitions Page 46 of 55
- Street, AlleyA narrow street through a block primarily for vehicular service access to the
back or side of properties otherwise abutting another street.
- Street, ArterialA street used primarily for through traffic, also referred to as a Boulevard.
- Street, CollectorA street used to some extent for through traffic and to some extent for
access to abutting properties. Types of collector streets are Avenues and Neighborhood
Collectors.
- Street, Cul-de-sacA short dead-end street terminated by a vehicle turnaround.
- Street, HalfA portion of the width of a street, usually along the edge of a subdivision,
where the remaining portion of the street could be provided in another subdivision.
- Street, MinorA street intended primarily for access to abutting properties, also referred
to as Neighborhood Street.
Street Connectivity. Expressed as the number of street and/or access way connections within a
specific geographic area. Higher levels of connectivity provide for more direct transportation
routes and better dispersion of traffic, resulting in less traffic on individual streets and
potentially slower speeds through neighborhoods.
Street Stub. A temporary street ending where the street will be extended through adjacent
property in the future, as those properties develop. Not a permanent street-end or dead-end
street.
Stripping. Any activity that significantly disturbs vegetated or otherwise stabilized soil surface,
including clearing and grubbing operations.
Structure. That which is built or constructed; an edifice or building of any kind or any piece of
work artificially built up or composed of parts joined together in some definite manner and
which requires location on, in, or above the ground or which is attached to something having a
location on, in or above the ground.
Structural Alteration. A change to the supporting members of a structure including foundations,
bearing walls or partitions, columns, beams or girders, or the roof. See also, definition of
Alteration.
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
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Subdivision or Subdivide Land. Division of land creating four or more lots within 12 months,
except the Performance Standards Option under chapter 18.3.9 includes the division of land
creating three lots. See also, chapter 18.5.3, Land Divisions and ORS 92.010.
T.
Temporary Use. A short-term, seasonal, reoccurring, or intermittent use. Such use must be
approved by Conditional Use Permit only, except as exempted in the temporary use section
18.2.2.030.H.
Top of Bank. The elevation at which water overflows the natural banks of streams or other
waters of the state and begins to inundate upland areas. Physical characteristics that indicate
the elevation include a clear, natural line impressed on the shore, a change from bare soil to
upland vegetation (e.g., oak, fir, pine), a change in vegetation from riparian vegetation (e.g.,
willows, big leaf maple, alders) to upland vegetation (e.g., oak, fir, pine), a textural change of
depositional sediment or changes in the character of the soil (e.g., from sand, sand and cobble,
cobble and gravel to upland soils), absence of fine debris (e.g., needles, leaves, cones and
seeds), and the presence of water-borne litter or debris, water-stained leaves or water lines on
tree trunks. In the absence of physical evidence or where the top of each bank is not clearly
defined, the two year recurrence interval flood elevation may be used to approximate the top
of bank. See Figure below.
Figure 13. Top of Bank
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
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AMC 18.6.1.030, Definitions Page 48 of 55
Topping. The severe cutting back of a tree's limbs to stubs three inches or larger in diameter
within the tree's crown to such a degree so as to remove the natural canopy and disfigure the
tree. Topping does not include the practice of pollarding when conducted in accordance with
the standards established by the International Society of Arboriculture.
Tract. A piece of land within a platted subdivision reserved for open space, utility corridor,
association or other entity for maintenance.
Tract or Area of Land. A unit or contiguous units of land under single ownership.
Transom Window. A glazed or clear opening above the door or window.
Transparency. A clear opening or window; clear enough to see through.
Transient lodging in a residential zone having a room, rooms, or
dwellings rented or kept for rent to travelers or transients for a charge or fee paid or to be paid
for rental or use of such facilities on one or more occasions for a period of less than 30
Tree. Any woody plant having a trunk six caliper inches or larger in diameter at breast height
(DBH). If a tree splits into multiple trunks above ground, but below 4 ½ feet, the trunk is
measured at its most narrow point beneath the split, and is considered one tree if greater than
six inches DBH. Plants commonly planted as shrubs, including but not limited to English laurel,
Leyland cypress, Photinia, Arborvitae, poison oak, English holly, and English ivy are not
considered a tree. Trees specifically planted and maintained as a hedge are also not be
considered a tree.
Tree Account. An account established by resolution of the City Council for the receipt of funds
to be utilized for future tree purposes, as outlined in the resolution.
Tree Protection Zone. The area reserved around a tree or group of trees in which no grading,
access, stockpiling, or other construction activity can occur as determined by the Staff Advisor
based on review of the tree and site conditions.
Tree Removal. To cut down a tree, remove 50 percent or more of the crown, trunk, or root
system of a tree, or to damage a tree so as to cause the tree to decline and/or die. Tree removal
includes topping. Tree removal includes but is not limited to damage inflicted upon a root
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
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AMC 18.6.1.030, Definitions Page 49 of 55
system by application of toxic substances, operation of equipment and vehicles, storage of
materials, change of natural grade due to unapproved excavation or filling, or unapproved
alteration of natural physical conditions. Tree removal does not include normal trimming or
pruning of trees.
Tree Removal Permit. Written authorization from the City for a tree removal to proceed as
described in an application, such authorization having been given in accordance with chapter
18.4.5 Tree Preservation and Protection.
Turnaround. A vehicle maneuvering area at the end of a dead-end street or driveway (e.g.,
hammerhead, cul-de-sac, or other configuration) that allows for vehicles to turn around.
U.
Unbuildable Area. That portion of an existing or proposed lot that building upon is restricted by
regulations. Unbuildable area includes but is not limited to required yards, easements, and
flood plain corridor, hillside, and severe constraints lands as classified in section 18.3.10.060.
For the purposes of implementing chapter 18.4.8, Solar Access, unbuildable area does not
include a required solar setback area.
Upland. Land not characterized by the presence of riparian area, water bodies, or wetlands.
Upper-Floor Dwelling Unit. A residential unit with the entrance, front or rear, that is more than
five feet above the finished grade. The distance from finished grade is measured vertically at a
right angle from finished grade to the doorsill.
Urban Growth Boundary (UGB). The City incorporates by reference the definition given the term
in ORS 195.060, as amended.
Use. The purpose for which land or a structure is designed, arranged, intended, occupied, or
maintained.
V.
Verand. An open-sided, raised sitting area with thin columns that support its roof; typically
extends along the entire wall or warps around a corner.
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
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AMC 18.6.1.030, Definitions Page 50 of 55
Vision Clearance Area. Areas near intersections of roadways and motor vehicle access points
where a clear field of vision is required for traffic safety and to maintain adequate sight
distance. See also, section 18.2.4.040 Vision Clearance Area.
W.
Walkway. A sidewalk or path improved to City standards or to other roadway authority
standards, as applicable.
Water Budget. The amount of water a landscape needs taking into account the inputs and
outputs of water to and from the root zone. Inputs, such as precipitation, are subtracted from
outputs, such as evapotranspiration, to calculate the water needs of the landscape.
Water Conserving Landscaping Definitions Related to Section 18.4.4.030.I.
- Automatic Sprinkler ControllerSprinkler controllers/timers determine watering start and
stop times.
- BaselineThe amount of water required by the site during the peak watering month if
watered at 100 percent of Reference Evapotranspiration (ETo).
- BermAny area where the soil is raised 30 percent or more on its sides and has no
retaining wall included.
- Check ValvesA check valve a device that prevents the water that remains in the sprinkler
piping from draining out of the sprinklers after the valve has shut off.
- Control ValvesThese are the valves that sprinklers on and off; they also may be used for
drip irrigation systems. Other names sometime used for them are irrigation valve or
sprinkler valve.
- Drip IrrigationDevices that apply water at or below the soil surface. Spray or misting
emitters are not drip irrigation devices.
- EmittersDrip distribution device that dispenses water to the ground at a predictable
rate.
- Head to Head CoverageThe area watered by each sprinkler overlaps the area watered
by the adjacent sprinkler; providing uniform water coverage.
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
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AMC 18.6.1.030, Definitions Page 51 of 55
- Irrigation ZoneThe portion of an irrigation system served by a single control valve,
typically operated by a unique station on the irrigation controller.
- Mature CompostA stable organic amendment product characterized by raw materials
(yard trimmings, vegetative, food waste, feedstock manures, etc.) that has been sufficiently
decomposed under controlled moisture and aeration conditions. Mature compost is a
well-cured product in which viable seed and pathogens are eliminated through the
application of high temperatures. Mature compost is characterized by low amounts of
carbon dioxide, a low ratio of ammonia to nitrate, low total ammonia content, and little to
no odor.
- MulchA permeable protective covering of organic material such as bark, pine needles,
or compost spread over soil and around plants to reduce evaporation, maintain even soil
temperature, prevent soil erosion, and prevent leaks.
- Precipitation Rates (PR)The rate that sprinkler heads apply water to the soil or turf.
- Pressure Reduction Valve (PRV)A valve that automatically reduces the water pressure
from the water supply main to a lower, more appropriate pressure. Pressure regulating
sprinklers are not considered a pressure reduction valve.
- Raised BedsAreas of soil with retaining walls one foot or greater in height.
- TerraceCreation of horizontal areas on sloped land through a series of steps, retained
on the downhill side.
Water Resource. A riparian, local, intermittent or ephemeral stream corridor, or a wetland
Water Resources Map. The adopted City map which identifies the approximate locations of
water resources in Ashland including officially recognized streams and wetlands identified on
Water Resource Protection Zone. An area subject to the provisions of chapter 18.3.11 Water
Resource Protection Zones which includes a water resource and an associated buffer of varying
width, located adjacent to the water resource and in which certain human activities are
regulated in order to protect the structure, functions, and values of the resource. Water
resource protection zone is a category including stream bank protection zones and wetland
protection zones.
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
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AMC 18.6.1.030, Definitions Page 52 of 55
Wetlands. Those areas that are inundated or saturated by surface or ground water at a
frequency or duration sufficient to support, and that under normal circumstances do support, a
prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands are a
type of water resource.
- Wetlands, Locally SignificantThose wetlands identified on the Water Resources Map and
determined significant wetlands using the criteria adopted the Oregon Department of State
Lands (DSL). Locally significant wetlands is a type of wetland protection zone.
- Wetlands, PossibleAn area that appears to meet wetland criteria but is too small (less than a
half acre according to Oregon Department of State Lands (DSL) rules) to require its inclusion in
the Local Wetland Inventory. The Water Resources Map notes areas that are in the possible
wetland designation. However, there may be additional existing areas that meet the DSL
wetland criteria, but are not included on the Water Resources Map. Possible wetlands is a type
of wetland protection zone.
Wetland Boundary. A line marked on a map or flagged in the field that identifies the
approximate wetland/non-wetland boundary.
Wetland Buffer. An area extending away from the outer delineated wetland boundary or
upland edge that is preserved for the purpose of protecting the functions and values of the
wetland by serving to reduce the adverse effects of adjacent land uses.
Wetland Delineation. A determination of wetland presence that includes marking the wetland
boundaries on the ground and/or on a detailed map prepared by professional land survey or
similar accurate methods.
Wetland Functions. Include wildlife habitat, fish habitat, water quality, and hydrological control.
Wetland Protection Zone. An area subject to the provisions of chapter 18.3.11 Water Resource
Protection Zones that includes all wetlands determined to be locally significant and possible
wetlands with confirmed jurisdictional wetland presence, and an associated buffer area of
varying width, as established herein, located adjacent to the wetland, and in which certain
human activities are regulated in order to protect the structure and functions of the wetland. A
wetland protection zone is a type of water resource protection zone. There are two types of
wetland protection zones defined, established and protected in this chapter locally significant
wetlands and possible wetlands.
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
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AMC 18.6.1.030, Definitions Page 53 of 55
Wetland Protection Zone Boundary. An imaginary line that is measured horizontally at a
standard distance upland from the upland from the delineated wetland boundary as required
in section 18.3.11.040 Establishment of Water Resource Protection Zones.
Wetland Specialist. An individual who has the appropriate credentials verifying proven expertise
and vocational experience conducting wetland delineations.
Wildfire. Fire caused by combustion of native vegetation, commonly referred to as forest fire or
brush fire, and not a prescribed burn.
Wireless Communication Facilities. The site, structures, equipment, and appurtenances used to
transmit, receive, distribute, provide, or offer wireless telecommunications services. This
includes, but is not limited to antennas, poles, towers, cables, wires, conduits, ducts, pedestals,
vaults, buildings, electronics, and switching equipment.
Wireless Communications Systems. The sending and receiving of radio frequency transmissions
and the connection or relaying of these signals to land lines and other sending and receiving
stations, and including, but not limited to cellular radiotelephone, personal communications
services (PCS), enhanced/specialized mobile radio, and commercial paging services, and any
other technology which provides similar services.
Wireless Communications Support Structure. A structure used to support wireless
communications antennas and connecting appurtenances. The purpose of such structures is to
elevate an antenna above the surrounding terrain or structures and may be attached to an
existing building or other permanent structures or as a free-standing structure which may
include, but are not limited to monopole support structures and lattice support structures, and
may have supporting guyed wires and ground anchors.
- MonopoleA support structure which consists of a single pole sunk into the ground or
attached to a foundation.
- Lattice TowerA support structure which consists of a network of cross braces that forms a
tower. These types of structures are primarily used for taller towers and require a larger base
than that of a monopole.
- Alternative StructureMan-made structures that, by design, camouflage or conceal the
presence of wireless communication facilities, such as clock towers, bell towers, church
steeples, water towers, light poles, and similar alternative-design mounting structures.
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
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AMC 18.6.1.030, Definitions Page 54 of 55
X. \[reserved\]
Y.
Yard. An outdoor area of a lot which is unobstructed by a structure, except as allowed in section
18.2.4.050, Yard Requirements and General Exceptions, and measured from a lot line to the
nearest point of a building. May also be an area defined by required setbacks (e.g., between a
building or structure and nearest property line).
- Yard, FrontA yard between side lot lines and measured horizontally at right angles to the
front lot line from the front lot line to the nearest point of the building.
- Yard, SideA yard between the front and rear yards measured horizontally and at right angles
from the side lot line to the nearest point of the building.
- Yard, RearA yard between side lot lines and measured horizontally at right angles to the rear
yard line from the rear yard line to the nearest point of the building.
Z.
Zone. A specifically delineated area within which certain land use regulations and development
standards apply.
Zoning Permit. An acknowledgement made to the Building Official by the Staff Advisor that the
application for a building permit meets the requirements of the Land Use Ordinance. Where
applicable, a zoning permit may also set forth any special conditions to be met by the applicant
prior to issuance of a certificate of occupancy or any other planning and zoning related
conditions to be enforced by the Building Official. (Ord. 3216 § 9, amended, 03/15/2023; Ord. 3204 § 4,
amended, 12/21/2021; Ord. 3199 § 27, amended, 06/15/2021; Ord. 3192 § 120, amended, 11/17/2020; Ord.
3190 § 9, amended, 11/17/2020; Ord. 3184 § 3, amended, 06/02/2020; Ord. 3167 § 14, amended, 12/18/2018;
Ord. 3158 § 12, amended, 09/18/2018; Ord. 3155 § 16, amended, 07/17/2018)
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4,
2025.
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
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AMC 18.6.1.030, Definitions Page 55 of 55
the ordinance cited above.
City Website: www.ashlandoregon.gov
City Telephone: 541.488.5307
Hosted by General Code.
The Ashland Land Use Ordinance is current through Ordinance 3268, passed November 4, 2025.
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Page 1 of4
Chapter 10.XXX
MANUFACTURED HOME PARKS (MHP) NOTICE OF SALE,
OPPORTUNITY TO PURCHASE, AND RELOCATION STANDARDS
Sections:
10.XXX.010 Declaration of Policy
10.XXX.020 Notice of Sale and Tenant Rights
10.XXX.030 Opportunity to Purchase
10.XXX.040 Relocation Standards and Assistance
10.XXX.050 Relocation Plan and City Review
10.XXX.060 Prohibited Harassment or Frustration of Tenant Rights
10.XXX.070 Additional Notice to City Housing Staff
10.XXX.080 Penalties
10.XXX.010 Declaration of Policy
It is hereby declared to be the policy of the City of Ashland, Oregon, to exercise its municipal
authority and police powers to protect the public health, safety, and general welfare by
ensuring that residents of manufactured home parks are afforded meaningful notice,
opportunity to purchase, and relocation protections when a park is sold, closed, or converted to
another use as permitted in the underlying zone. This Chapter is intended to supplement and
be consistent with state law governing manufactured dwelling parks, including ORS Chapter 90.
10.XXX.020 Notice of Sale and Tenant Rights
A. The owner of a mobile or manufactured home park shall not make a final unconditional
acceptance of any offer for the sale or transfer of the park without first providing written
notice of sale to all tenants of the park, as required by ORS Chapter 90.
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Page 2 of4
B. The notice of sale shall be delivered to each tenant by personal delivery or by certified
mail and shall include, at a minimum:
1. A statement that the landlord intends to sell or transfer the manufactured
dwelling park;
2.
authorized agent responsible for communications regarding the sale;
3. The price, terms, and conditions that the landlord intends to accept for the sale
of the park, including a copy of any pending purchase and sale agreement, if
available; and
4. A statement describing the rights of tenants under this Chapter and under
applicable provisions of ORS Chapter 90 and City Ordinance, including the
opportunity to purchase and relocation protections.
C. If a purchase and sale agreement is executed prior to delivery of the notice required by
this section, such agreement shall expressly acknowledge the notice and tenant
protection requirements of this Chapter and applicable Oregon statutes, and shall
provide sufficient time to allow tenants a meaningful opportunity to exercise their rights.
10.XXX.030 Opportunity to Purchase
A. Following receipt of a notice of sale, tenants may organize or act through an eligible
tenant organization, cooperative, or other entity permitted under Oregon law to express
interest in purchasing the manufactured dwelling park.
B. If a qualified tenant organization or other eligible organization, after receiving the notice
of sale, wishes to purchase the MHP, it shall submit a proposed purchase and sale
agreement in writing via certified or registered mail to the MHP owner within 120 days
negotiations with the qualified tenant organization or other eligible organization. If no
qualified tenant organization exists at the time the MHP owner gives its notice of sale,
the homeowners may form one for the purpose of considering whether to exercise the
purchase opportunity.
C. Nothing in this section shall be construed to require a park owner to accept an offer to
purchase, but failure to comply with notice and good-faith negotiation requirements
shall constitute a violation of this Chapter.
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Page 3 of4
10.XXX.040 Relocation Standards and Assistance
A. The owner of a manufactured dwelling park that is closing, being converted to another
use, or otherwise requiring tenant displacement shall comply with all applicable notice
and relocation assistance requirements of ORS Chapter 90.
B. Where relocation assistance is required by state law, the park owner shall provide
relocation payments and assistance to affected tenants in the manner and amounts
required by Oregon statute.
C. Relocation assistance obligations under this Chapter are in addition to, and not in lieu
of, any other duties imposed by state or federal law.
10.XXX.050 Relocation Plan and City Review
A. Prior to issuing any termination notices associated with closure or change of use of a
manufactured dwelling park, the park owner shall submit a relocation report and plan to
the City for review.
B. The relocation report and plan shall describe how the park owner will comply with
applicable relocation requirements and assist tenants in relocating their manufactured
homes or securing alternative housing, including:
1. An inventory of available relocation resources;
2. Actions the owner will take to assist tenants in identifying alternative housing
options;
3. Actions the owner will take to assist with the physical relocation of manufactured
homes, where feasible; and
4. The anticipated timing of park closure or conversion.
A.C. The City may require designation of a relocation coordinator to administer the approved
relocation plan.
B.D. No manufactured dwelling park may close or convert until the City determines that the
owner has complied with the approved relocation plan and applicable state law.
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Page 4 of4
10.XXX.060 Prohibited Harassment or Frustration of Tenant Rights
No park owner or agent shall engage in conduct that has the effect of harassing, intimidating,
or ORS Chapter 90. Prohibited conduct includes, but is not limited to:
A.
tenants;
B. Attempting to force a tenant to vacate through improper rent increases, service
reductions, or threats;
C.
opportunity to purchase the park; and
D. Any action taken for the purpose of avoiding or frustrating compliance with this Chapter
or applicable state law.
10.XXX.070 Additional Notice to City Housing Staff
Notice of Conversion given pursuant to this ordinance shall be served as provided in ORS
100.305, except that a copy of said notice and list of all recipients shall be provided by regular
mail or personal delivery to the City of Ashland Housing Program Specialist within 7 days of its
delivery or mailing to tenants
10.XXX.080 Penalties
A. It shall be unlawful for any park owner or agent to violate or fail to strictly comply with
the notice, opportunity to purchase, relocation, or prohibited conduct provisions of this
Chapter.
B. Any violation of this Chapter shall constitute a civil violation subject to penalties as
provided in the Ashland Municipal Code. Each affected household shall constitute a
separate violation.
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