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HomeMy WebLinkAbout2026-06-09_Planning MIN Planning CommissionMinutes Note: Anyone wishing to speak at any PlanningCommission meeting is encouraged to do so. If you wish to speak, please rise and, after you have been recognized by the Chair, give your name and complete address for the record. You will then be allowed to speak. Please note the public testimony may be limited by the Chair. June 9, 2026 REGULAR MEETING Minutes I.CALL TO ORDER: Chair Vernercalled the meeting to order at 7:00p.m.at theCivic Center Council Chambers, 1175 E. Main Street. Commissioners Present: Staff Present: Lisa Verner Brandon Goldman, CommunityDevelopment Director Jay Lininger Derek Severson, Planning Supervisor Eric Herron Michael Sullivan, Executive Assistant Russell Phillips John Maher Kerry KenCairn Susan MacCracken Jain Absent Members: Council Liaison: Jeff Dahle II.ANNOUNCEMENTS 1.Staff Announcements–None 2.Advisory Committee Liaison Reports–None III.CONSENT AGENDA Approval of Minutes 1.April 28, 2026 Regular Meeting 2.May 12, 2026 Regular Meeting 3.May 26, 2026 Study Session Commissioners Phillips/KenCairnm/s to approve the consent agenda as presented.Voice Vote: Commissioners KenCairn, Maher, Lininger,Phillips,Herron,MacCracken Jain,and Verner:AYE. Motion Passed 7-0. Page 1of 5 In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, pleaseemail planning@ashland.or.us. Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title 1). Planning CommissionMinutes IV.PUBLIC FORUM–None V.LEGISLATIVE PUBLIC HEARING PLANNING ACTION: PA-L-2026-00018 APPLICANT:City of Ashland DESCRIPTION:Legislative amendments to the Ashland Municipal Code to establish a Manufactured Home Park (MHP) Zone, update development and design standards for manufactured housing for clear and objective standards, and establish notice of sale, opportunity to purchase, and tenant protection provisions. Staff Presentation Community Development DirectorBrandon Goldman provided an overview of the ordinance package, noting that it implements a priority action identified in the City's Housing Production Strategy adopted in 2023, specifically Strategy G —the preservation and modernization of manufactured home parks. Staff explained that existing manufactured housing development standards had not been updated in over 30 years, and the project was intended to modernize those regulations to comply with state law while creating a more effective framework for park preservation and reinvestment. The work was supported through a grant from the Department of Land Conservation and Development (DLCD), with technical assistance provided by 3J Consulting. Mr. Goldmanoutlined three primary components of the ordinance package: (1) amendments to manufactured housing development standards; (2) establishment of a new Manufactured Home Park (MHP) zone and corresponding comprehensive plan designation to be applied to existing parks; and (3) a separate ordinance amending AMC Chapter 10 to establish notice of sale requirements, opportunity to purchase provisions, and other tenant protections. Mr. Goldmannoted that Assistant City Attorney Carmel Zahranhad recommended further legal review of the Chapter 10 ordinance, and that the Planning Commission was not required to make a formal recommendation on that section, though it could provide comments and recommended modifications for consideration by legal and the City Council(see attachment #1). This item was scheduled for City Council first reading on June 16, 2026. Consultant Presentation Scott Fregonese and Journie Gering of 3J Consulting provided an overview of the project background, community engagement efforts —including an advisory committee of park residents that met three times, a joint work session with the Housing and Human Services Advisory Committee, City Council, and Planning Commission in January 2026, and an online open house and public survey open from April 27 through May 31, 2026, which received approximately 46 responses. He reviewed the substantive code changes made between the last Planning Commission meeting and Page 2of 5 In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, pleaseemail planning@ashland.or.us. Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title 1). Planning CommissionMinutes the current draft, which included: replacing the term "financial burden" with "proportionate impact" in the phased compliance provisions; adding childcare and residential facilities to the use table under AMC 18.2.2.030; increasing the opportunity-to-purchase period from 120 to 180 days; updating landscaping and lot coverage standards to 65 percent maximum coverage with 35 percent minimum landscaping; and removing a limitation on increasing the number of units in the phased compliance section applicable to nonconforming uses. Mr. Fregonesesummarized the full set of code changes across multiple AMC sections, including revised manufactured housing development standards, updated density and dimensional standards supporting higher-density development, removal of minimum lot size requirements in favor of references to applicable building and fire codes, updated setback and circulation standards, addition of community-serving building standards, and revised nonconforming use compliance provisions. The presentation also highlighted the new MHP zone and corresponding map designations proposed for Wingspread, Tolman Creek, and —upon annexation —Siskiyou Village and Nauvoo Park. The consultant noted that the Ashland Urban RV Park at 278 Idaho Street and Upper Pines had been recommended for removal from the proposed zone map(see attachment #2). Public Comments GerryLehrburger:Expressed concerns about flood risk in manufactured home parks near Bear Creek and called for mitigation measures(see attachment #3). Rich Rohde:Supported the ordinance package, commending the collaborative process and urging its unanimous passage. Deborah Stampfli:Supported the ordinance but worried about large investment groups outbidding residents. Peter Hoyt:Advocated for park protection to prevent resident displacement due to redevelopment. David Wright (Agent for Wingspread LLC):Objected to extending the opportunity-to- purchase period to 180 days and sought clarity on nonconforming status implications. Nancy Willson:Thanked the commission for the proposed protections advocating for genuine affordable housing. David Allen:Appreciated thediscussion on zoning recommendations. Alan Ackroyd:Suggested 180 days might be inadequate for organizing a park purchase and raised concerns about emergency egress. Chair Verner closed the Public Hearing at 7:50pm. Deliberations and Decision Ordinance 3296 —AMC Title 18 Manufactured Housing Code Amendments Commissioner Lininger identified inconsistency with terms like "manufactured housing Page 3of 5 In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, pleaseemail planning@ashland.or.us. Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title 1). Planning CommissionMinutes development," "manufactured home park," and "manufactured dwelling park" across the code. Staff concurred, suggesting amending "manufactured dwelling park" to include these as synonyms for consistency. The "proportionate impact" standard in phased compliance, clarified by consultants, was also discussed. A minor drafting error on page 51 of the packet was highlighted for correction. Ordinances 3297 and 3298 —MHP Zone and Comprehensive Plan Map Amendments Staff and the Commission agreed to amend both zoning map ordinance (3297) and comprehensive plan map ordinance (3298) to exclude Upper Pines and 278 Idaho Street from the proposed MHP zone designations, aligning with previous directions. Jackson Wellsprings was confirmed to be excluded from both maps. Ordinance 3306 —AMC Chapter 10.116 Notice of Sale, Opportunity to Purchase, and Tenant Protections Commissioner Lininger suggested changing "executed" to "tendered" in the notice of sale provisions for clarity and removing the phrase "following receipt of a notice of sale" from Subsection A to empower resident organizations to make purchase offers at any time. Extended discussion clarified no new obligations for park owners would arise, maintaining that residents could express purchase interest anytime. Commissioner Phillipshighlighted potential legal challenges with ORS 90.660 and supported further city attorney review. Staff noted that theCity Attorney wouldfurtherreviewthe ordinancebefore Council discussion on June 16. Commissioners Phillips/Herron m/s to recommend that City Council adopt the proposed manufactured home park zone ordinance package for PA-L-2026-00018, including Ordinances 3296, 3297, and 3298, together with the supporting findings as recommended by staff and as amended on the record, specifically: amending Ordinances 3297 and 3298 to remove Upper Pines and 278 Idaho Street from the proposed MHP zone and comprehensive plan designations, excluding Jackson Wells Springs from the maps, and amending the definition of "manufactured dwelling park" to recognize "manufactured home park" and "manufactured housing development" as synonymous terms; and further recommending that Ordinance 3306 (AMC Chapter 10.116) be forwarded to City Council with the Planning Commission's comments but receive additional city attorney review before adoption. DISCUSSION: Commissioners MacCracken Jain/Maher m/s to amend the motionto withdraw Ordinance 3306 for further review by the Legal Department and the Planning Commission. Roll Call Vote: Commissioners Phillips, Herron, Maher, KenCairn, Lininger, and Verner: NAY. Commissioner MacCracken Jain: AYE. Amendment failed 1-6. Roll Call Voteon original motion: Commissioners Phillips, Herron, Maher, MacCracken Jain, KenCairn, Lininger, and Verner: All AYES. Motion passed 7-0. Page 4of 5 In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, pleaseemail planning@ashland.or.us. Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title 1). Planning CommissionMinutes VI.OPEN DISCUSSION–None VII.ADJOURNMENT Meeting adjourned at 8:47p.m. Submitted by, Michael Sullivan, Executive Assistant Page 5of 5 In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, pleaseemail planning@ashland.or.us. Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title 1).