HomeMy WebLinkAbout2026-05-26_Planning PACKET
Planning Commission Meeting Agenda
ASHLAND PLANNING COMMISSION
STUDY SESSION MEETING AGENDA
Tuesday, May 26, 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 May 26,
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/96831175943
IV.OTHER BUSINESS
PA-T1-2026-00297, 40 North Main Street - Finalization of Planning Commission Recommendation to
City Council
V.DISCUSSION ITEM
Legislative Amendments in Senate Bill 974
VI.OPEN DISCUSSION
VII.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:June 16, 2026
TO:City Council
FROM: Planning Commission
RE: Legislative Interpretation/Recommendation relative to Private Parking Lots
Background
The Planning Commission conducted a public hearing on May 12, 2026 regarding Planning
Action PA-T1-2026-00297, a request for a “similar use” interpretation under AMC 18.1.5
concerning whether a privately owned, fee based commercial parking facility may be
considered a similar use to “Public Parking” under the Ashland Land Use Ordinance.
The request arose from a proposal to convert the existing privately owned parking lot
located at 40 North Main Street into a publicly accessible, fee based parking operation
managed by a third party operator. The applicant asserted that because the parking
facility would be available for use by the general public, it should qualify as “Public Parking”
as listed in AMC 18.2.2.030.
The Community Development Department determined that the proposal constituted a
privately owned commercial parking facility rather than “Public Parking” as contemplated
by the ordinance because ownership, operational control, and enforcement authority
would remain private in nature.
Procedural History
Pursuant to AMC 18.1.5.060, the Community Development Director referred the interpretation
request directly to the Planning Commission and City Council for legislative review due to
the significant citywide policy implications associated with the request, including whether
privately owned, fee based commercial parking facilities could effectively become
permitted uses in all zoning districts absent legislative action.
The Planning Commission reviewed the staff report,public testimony, applicant materials,
and the opinion of the City Attorney provided pursuant to AMC 18.1.5.030.C. The City Attorney
concurred with the interpretation of the Community Development Directorthat the
COMMUNITY DEVELOPMENTDEPARTMENT
51 Winburn WayTel: 541.488.5305
Ashland, Oregon 97520Fax: 541.552.2050
ashlandoregon.govTTY: 800.735.2900
Total Page Number: 5
distinction between “public parking” and “private parking” is based primarily upon
ownership, operational control, and enforcement authority, rather than simply whether
members of the public may access the parking facility.
Planning Commission Findings and Recommendation
Following the public hearing and deliberation, the Planning Commission concurred with the
interpretation of the Community Development Department and made the following
findings:
“Public Parking,” as contemplated by the Ashland Land Use Ordinance, refers to parking
facilities owned, operated, or controlled by a governmental entity or otherwise
functioning as a public facility.
A privately owned parking lot does not become “public parking” merely because
members of the public may use the facility upon payment of a fee.
The proposed use would constitute a privately owned, standalone commercial parking
facility operated for revenue generation under private control.
The Ashland Land Use Ordinance currently permits “Public Parking” in zoning districts
citywide, but does not expressly permit standalone privately owned commercial parking
facilities as a primary use.
Interpreting privately owned, fee-based parking facilities as “Public Parking” would
effectively create and authorize a new land use category without corresponding
legislative standards, review procedures, or locational limitations.
Such an interpretation could have broader unintended land use implications, including
encouraging conversion of commercially zoned land to surface parking uses in conflict
with adopted Comprehensive Plan policies supporting pedestrian oriented
development,mixed use redevelopment, and active commercial streetscapes.
Recommendation to City Council
Following deliberation, the Planning Commission unanimously recommended that the City
Council:
1.Deny the requested similar use interpretation.
2.Affirm that privately owned, fee based commercial parking facilities are not “Public
Parking” as contemplated by the Ashland Land Use Ordinance, do not qualify as a
COMMUNITY DEVELOPMENTDEPARTMENT
51 Winburn WayTel: 541.488.5305
Ashland, Oregon 97520Fax: 541.552.2050
ashlandoregon.govTTY: 800.735.2900
Total Page Number: 6
similar use, and are not currently permitted as a primary use under the Ashland Land
Use Ordinance.
3.The Planning Commission further recommended that, should the City Council wish to
consider allowing privately owned fee-based parking facilities in some zoning districts in
the future, such consideration occur through a separate legislative land use ordinance
amendment process establishing clear definitions, locational criteria, review
procedures, and development standards.
Motions as approved by the Planning Commission on May 12, 2026:
The Planning Commission recommends that the City Council deny the requested
similar use interpretation and affirm that privately-owned, fee-based commercial
parking facilities are not ‘Public Parking’ as contemplated in the Ashland Land Use
Ordinance, do not qualify as a similar use, and thus are not presently permitted as a
primary use under the Ashland Land Use Ordinance.
The Planning Commission further recommends that the Council investigate whether
to create a new land use category which would allow privately-owned fee-based
commercial parking facilities in some zones. Planning Commissioners clarified that
this would involve a broader look at the underlying issues to include paid parking
facilities as a component of multi-story/mixed-used developments where the
parking component could be provided underground, at ground level or on upper
floors subject to specific procedures (Conditional Use), criteria and design standards
to insure that allowing parking in this manner would not compromise the character
of the built environment or the strong pedestrian-friendly focus of Ashland’s
streetscapes.
As noted previously, should the City Council wish to investigate whether to establish a new
land use category for privately owned, commercial fee based parking facilities within the
Ashland Land Use Ordinanceas a separate actiona legislative amendment to Chapter 18
would be required. The Planning Commission recommends that any such consideration
occur as part of broader legislative land use and long range planning discussions,
including evaluation of where such uses may be appropriate and consistency with the
Comprehensive Planand downtown redevelopment objectives.Given the ongoing state
mandated land use updates, Housing Production Strategy (HPS) implementation
COMMUNITY DEVELOPMENTDEPARTMENT
51 Winburn WayTel: 541.488.5305
Ashland, Oregon 97520Fax: 541.552.2050
ashlandoregon.govTTY: 800.735.2900
Total Page Number: 7
measures, and other active legislative planning projects underway, the Planning
Commission recognizes that the City Council may wish to consider such an ordinance
amendment project during future Council goal setting and annual Planning Commission
work planprioritization efforts.
Attachments:
1.Planning Staff Report: NMain_40_PA-T1-2026-00297_Staff ReportFinal
2.Pacific Properties Applicant Submittal: NMain_40_PA-T1-2026-00297_applicant
Submittal
3.May 12, 2026 Planning Commission Meeting Video
4.May 12, 2026 Planning Commission Packet Materials
COMMUNITY DEVELOPMENTDEPARTMENT
51 Winburn WayTel: 541.488.5305
Ashland, Oregon 97520Fax: 541.552.2050
ashlandoregon.govTTY: 800.735.2900
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Memo
DATE: May 26, 2026
TO: Planning Commission
FROM: Derek Severson, Planning Supervisor
RE: Legislative Amendmentsin Senate Bill 974
As has been previously discussed, the 2025 regular legislative session was unusually active
in the land use and housing arena andresulted in several significant bills becoming law.
Several of the enacted bills directly affect local planning and development codes, while
others influence housing production more indirectly through funding programs or changes
to statewide planning expectations. Together, they reflect a statewide shift toward more
predictable and efficient review of housing projects and expanded housing opportunities
across a wider range of housing types and income levels.
Of the recent legislation, Senate Bill 974, directs local governments to process certain housing
applications administratively and within defined timelines, with hearings occurring only on
appeal where allowed. This is a significant shift in the land use process impacting Ashland’s
Type I, Type II, and Type II application noticing and processing. The goal is to reduce delay
and limit discretionary review while still requiring cities to update local codes to align
procedures, notice, and appeal processes with state law. Staff are bringing forth the
following code amendments to implement the SB974 amendments.
Senate Bill (SB) 974 Amendments
SB 974 introduces the concept of an urban housing application and, for certain specific types
of residential approvals, requires that the initial decision be made administratively without a
hearing. SB 974 includes three primary areas of focus:
The following new definition of an Urban Housing Application (UHA) is proposedto
be added to AMC Chapter 18.6.1 :
Urban Housing Application (UHA) – A land use application including certain zone
changes (residential up-zones), Performance Standards Options subdivisions, and
variances involving property within the urban growth boundary (UGB) zoned primarily
COMMUNITY DEVELOPMENTDEPARTMENT
51 Winburn WayTel: 541.488.5305
Ashland, Oregon 97520Fax: 541.552.2050
ashlandoregon.govTTY: 800.735.2900
Total Page Number: 11
for residential or mixed-use development or proposed for residential use. The initial
decision of the city on an Urban Housing Application is an administrative (Type I)
action and is not subject to quasi-judicial review unless appealed.
SB 974 creates a “120-day shot-clock” for Engineering review of residential
development applications, similar to the shot-clock for land use applications.
Since this relates to the Engineering Division’s review of civil drawings following land
use approval, it is not governed by the Ashland Land Use Ordinance,and no land use
ordinance changes are proposed. The Engineering Division is aware of the new
requirements.
SB 974 requires certain residential development applicationsto be processed
administratively without an initial quasi-judicial hearing. For zone changes to
allow denser residential uses, Performance Standards Options subdivisions, and
Variancesrelated to urban housing applications on land inside the UGB and zoned
for residential and mixed uses, SB974 calls for an initial decision to be made
administratively, without a public hearing unless an appealis requested. This will
entail a number of changesprimarily to AMC Chapter 18.5 with regard to application
review procedures.
With regard to zone changes to increase residential density, staff have not proposed
any changes to implement this requirement out of concern that the requirements of
SB 974 to administratively approve up-zoning requests directly conflictwith Oregon
Revised Statutes (ORS) 227.186(2) and (5) which require zone changes be made by
ordinance with proper public notice through a(Type III) public hearing. In staff’s
assessment, retaining existing codes which comply with the ORS until state rulemaking
occurs avoids the potential for drawn-out procedural appealswhich could adversely
impact both applicants and the city.
With regard to Performance Standards Options subdivisions, proposed
amendments are detailed below to make all PSO subdivisions subjectto
administrative review and approval with the possibility for appeal to the Planning
Commission. As proposed, the two-tiered Outline and Final Plan subdivision process
is retained, and the threshold to allow concurrent Outline and Final Plan reviews is
increased from ten lots to “20or more”.
COMMUNITY DEVELOPMENTDEPARTMENT
51 Winburn WayTel: 541.488.5305
Ashland, Oregon 97520Fax: 541.552.2050
ashlandoregon.govTTY: 800.735.2900
Total Page Number: 12
AMC 18.3.9.040Review Procedures and Criteria
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 20 or more lots, prior outline plan approval is mandatory.
1. Review Procedure.The Type I I procedure in section 18.5.1.050 18.5.1.060shall be used
for the approval of the outline plan.
.
.
.
B. Final Plan.
1. Review Procedure.The Type I procedure in section 18.5.1.050shall 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.
Table 18.5.1.010.Summary of Approvals by Type of Review Procedure
Planning ActionsReview ProceduresApplicable Regulations
Outline Plan Type I IChapter 18.3.9
For Variances,those involving urban housing applications have been made a Type I
procedures subject to administrative approval with the possibility for an appeal to the
Planning Commission, as detailed below.
COMMUNITY DEVELOPMENTDEPARTMENT
51 Winburn WayTel: 541.488.5305
Ashland, Oregon 97520Fax: 541.552.2050
ashlandoregon.govTTY: 800.735.2900
Total Page Number: 13
18.5.5.030Review Procedure
Applications for Variances are reviewed as follows.
A.Type I.The following Variances are subject to the Type I review procedure in section
18.5.1.050.
1. Sign placement, per chapter 18.4.7.
2. Non-conforming signs, when bringing them into conformance as described in
chapter 18.4.7.
3. Up to a 50 percent reduction of standard yard requirements.
4. Parking in setback areas.
5. Up to ten percent reduction in the required minimum lot area.
6. Up to ten percent increase in the maximum lot coverage percentage.
7. Up to 20 percent reduction in lot width or lot depth requirements.
8. Up to ten percent variance on height, width, depth, length, or other dimension
not otherwise listed in this section.
9.Variances involving Urban Housing Applications (UHAs).
SB 974 also prohibits certain design standards for one- and two-family residential
developmentsof 20 or more residential units. Standards regulating aesthetics,
landscaping, building orientation, parkingor building design cannot be applied.
This prohibition does not apply to setbacks, accessibility, size limitations or any
review under applicable building or fire codes, or public health or safety regulations.
Generally, Ashland’s site development and design standards are not applicable to
one- and two-family residential development proposals.
Proposed amendments to the general design standards for Single-Family Dwellings
and Duplexes in AMC 18.2.5.090 are detailed below:
COMMUNITY DEVELOPMENTDEPARTMENT
51 Winburn WayTel: 541.488.5305
Ashland, Oregon 97520Fax: 541.552.2050
ashlandoregon.govTTY: 800.735.2900
Total Page Number: 14
18.2.5.090Standards for Single-Family Dwellings and Duplexes
A. The following standards apply to new single-family dwellings and duplexes constructed
in the R-1, R-1-3.5, R-2, and R-3 zones; the standards do not apply to dwellings in the WR
or RR zones or to new one- and two-family developments of 20 or more residential
units in any zone.
ingle-family dwellings and duplexes subject to this section shall utilize at least two of
B. S
the following design features to provide visual relief along the front of the residence:
1. Dormers;
2. Gables;
3. Recessed entries;
4. Covered porch entries;
5. Cupolas;
6. Pillars or posts;
7. Bay window (min. 12" projection);
8. Eaves (min. 6" projection);
9. Off-sets in building face or roof (min. 16"). (Ord. 3263 §5, amended, 06/03/2025;
Ord. 3199 §11, amended, 06/15/2021)
Proposed amendments to the North Mountain Neighborhood Plan’s residential
design standards found in AMC 18.3.5.100are detailed below:
18.3.5.100Site Development and Design Standards
COMMUNITY DEVELOPMENTDEPARTMENT
51 Winburn WayTel: 541.488.5305
Ashland, Oregon 97520Fax: 541.552.2050
ashlandoregon.govTTY: 800.735.2900
Total Page Number: 15
A.Housing.The following design standards apply to residential developments. AMC
18.3.5.100.A.1-A.3, AMC 18.3.5.100.A.6 and AMC 18.3.5.100.B.1-B.2 shall not be
applied to one- and two-family developments of 20 or more residential units. While
the standards are specific, the intent is not to limit innovative design, but rather provide
a framework for clear direction and minimum standards.
Driveway Grades for Existing Lots (Unrelated to SB 974)
With a recent Land Use Board of Appeals (LUBA) ruling, it is clear that the existing language
in AMC 18.5.3.060 “Additional Preliminary Flag Lot Partition Plat Criteria” relative to
driveway grade prevents the city from approving a Variance for any flag driveway with a
grade in excess of 18 percent. This would have the potential to render any pre-existing legal
lots of record inaccessible if a driveway to reach it could not be constructed with a finished
grade that was less than 18 percent. The flag drive grade standards generally apply to new
lots (i.e. must be met before signature of plat), and city decisions have previously approved
variances for pre-existing lots where no alternative access meeting the codified flag drive
grade was available. Given that code amendments are under consideration, staff believeit
would be prudent to address this known code issuenow, and we have included code
amendment language to AMC 18.5.3.060 below for the Planning Commission’s consideration.
F.Flagdrive grades shall not exceed a maximum grade of 15 percent. Variances may be
granted for flag drives serving newly created lots for grades in excess of 15 percent but
no greater than 18 percent; provided, that the cumulative length of such variances across
multiple sections of the flag drive does not exceed 200 feet. Variances may also be
approved for grades in excess of 18 percent for driveways serving pre-existing legal
lots of record which would otherwise be inaccessible. Such variances shall be
required to meet all of the criteria for approval in chapter 18.5.5, Variances.
Next Steps
Code changes to comply with SB 974 are intended to be implemented by cities by July 1,
2026. As previously noted, state guidance on implementation of Senate Bill 974 remains
limited at this time, with the statute establishing overall procedural requirements but
providing little direction on how local governments should restructure existing review
classifications such as Type I and Type II processes. In particular, the law clearly requires that
qualifying urban housing applications be processed without an initial hearing butdoes not
COMMUNITY DEVELOPMENTDEPARTMENT
51 Winburn WayTel: 541.488.5305
Ashland, Oregon 97520Fax: 541.552.2050
ashlandoregon.govTTY: 800.735.2900
Total Page Number: 16
provide detailed direction on how to treat specific permit types, including variances, within
existing local frameworks. As a result, jurisdictions are left to interpret and align their
procedures in a manner that meets the intent of the legislation while maintaining internal
consistency within their land use codes.
Staff will incorporate recommendations from tonight’s study session into the proposed
amendments and schedule public hearings before the Planning Commission and City
Council as soon as possible.
Attachments:
1.Senate Bill 974 Code Changes Roadmap
2.Senate Bill 974 Enrolled
COMMUNITY DEVELOPMENTDEPARTMENT
51 Winburn WayTel: 541.488.5305
Ashland, Oregon 97520Fax: 541.552.2050
ashlandoregon.govTTY: 800.735.2900
Total Page Number: 17
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