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HomeMy WebLinkAbout2026- Findings - #PA-L-2026-00018 BEFORE THE CITY COUNCIL CITY OF ASHLAND,JACKSON COUNTY, OREGON July 21,2026 In the matter of Planning Action#PA-L-2026-00018 which includes amendments to Ashland Municipal Code(AMC) Title 18 Land Use concerning the addition FINDINGS OF FACT AND of a Manufactured Home Park Zone (MHPZ) and CONCLUSIONS OF LAW associated amendments, and to the Zoning and Comprehensive Plan Maps. PURPOSE: The proposal 'includes a series of legislative amendments to the Ashland Municipal Code (AMC) intended to modernize and expand regulations governing manufactured housing and manufactured housing developments, and to establish a new Manufactured Home Park (MHP) zoning framework. The amendments are adopted through three ordinances: Ordinance No. 3296 amending AMC Title 18 Land Use, Ordinance No. 3297 amending the Zoning Map, and Ordinance No. 3298 amending the Comprehensive Plan Map. As used herein manufactured home park-, manufactured housing development, manufactured housing community and manufactured dwelling park are synonymous and may be used interchangeably. Amendments were 'initiated by the City's Housing Production Strategy,namely Strategy G which states, "14-1aintain qnahty and support preservation of existing inanufactured home parks". The amendments are intended to support housing preservation, affordability, expand opportunities for manufactured housing as a component of Ashland's housing supply, improve clarity and consistency in development standards, and align local regulations with current state standards and evolving housing needs. The amendments also seek to support reinvestment in existing manufactured housing developments while improving long g-term habitability. Implementation is achieved through a series of coordinated amendments to AMC Title 18 Land Use and related municipal code provisions. The amendments revise standards for individual manufactured homes, update development standards for manufactured housing developments, and modify Performance Standards Option (PSO) provisions to better accommodate cottage housing,and manufactured housing developments. PUBLIC HEARINGS: Notice was published in The Ashland News on May 14, 2026, for public hearings before the Planning Commission and the Ashland City Council. A public hearing was held at the Planning Commission on June 9, 2026, and at the City Council on June 16, 2026. Notice was also sent to the Department of Land Conservation and Development on April 3, 2026. Findings of Fact and Conclusions of Law Page 1 SUMMARY OF AMENDMENTS The amendments revise multiple sections of the Ashland Municipal Code relating to manufactured housing, manufactured housing developments, and Performance Standards Option (PSO) procedures, The map amendments are intended to align existing manufactured housing communities with the updated regulatory framework and to provide greater clarity and consistency in the administration of manufactured housing standards citywide. The Manufactured Home Park Zone (MHPZ) and associated Comprehensive Plan Map Designations are proposed for four existing manufactured housing commumities. Two are located within the Ashland city limits and two are located within the Ashland Urban Growth Boundary (UGB): • Wingspread Manufactured Home Park is located at 321 Clay Street (Map 391E1 I Tax Lot 3000). The park- encompasses around 20 acres and contains approximately 116 dwelling units. The property is currently zoned Residential Low Density Multiple Family (R-2), but with the proposed changes here both its Zoming and Comprehensive Plan map designations would be changed to Manufactured Home Park. • Tolman Creek Manufactured Home Park is located at 215 Tolman Creek Road (Map 391Ell Tax Lots 3100 and Map 391E11CA Tax Lot 2900). The park encompasses about seven acres and contains approximately 38 dwelling units. The property is currently zoned Suburban Residential (R-1-3.5), but with the-proposed changes here both its Zoning and Comprehensive Plan map designations would be changed to Manufactured Home Park. • Siskiyou Village Manufactured Home Park is located at 2799 Siskiyou Boulevard (Map 391E14D Tax Lot 700). The park is 10.38 acres and contains approximately 49 dwelling units. The property is located within the Ashland Urban Growth Boundary but outside the city limits. As proposed, the Comprehensive Plan map designation would be changed to Manufactured Home Park. • Nauvoo Park Estates is located at 2020 North Highway 99 (Map 381E31 Tax Lot 600). The park is 7.9 acres and contains more than 42 dwelling units. The property is located within the Ashland Urban Growth Boundary but outside the city limits. As proposed, the Comprehensive Plan map designation would be changed to Manufactured Home Park. Three additional sites were evaluated during in.�the June 16, the planning process. Following 2026 public hearing, the City Council amended the proposal on first reading to remove 2= these properties from the proposed MHPZ and Comprehensive Plan designations, finding that rezoning them was not appropriate at this time. These included:: Findings of Fact and Conclusions of Law Page 2 • The Upper Pines. This manufactured home park is established in the C-1 zone and was recently designated as one of Ashland's new Climate Friendly Areas (CFAs). With the CFA designation, it has significant potential to accommodate significant redevelopment of additional housing in keeping with the recently adopted CIA vision, and the Council and Planning Commission determined that rezoning would not be appropriate. • Ashland RV Park, located at 278 Idaho Street. This site currently includes a mix of cottages and recreational vehicles, and has legal non-conforming status as an RV Park. The property is within a historic district and an established historic residential neighborhood and does not include any manufactured dwellings at this time, and the Council and Planning Commission determined that Manufactured Home Park zoning was not appropriate for this site as it would change the character of the existing site uses to the detriment of the historic neighborhood. • Jackson Wellsprings is located outside the city limits but within the urban ggroNvth boundary. While it contains some cottages and recreational vehicles, it is also a campground and event space and contains a popular swimming -pool with mineral baths. The Council and Planning Commission determined that it would not be appropriate to restrict the use of the property as manufactured home park use exclusive of the number of other uses already operatil-1g, on the site. The purpose of the Manufactured Home. Park Zone is to preserve existing manufactured housing communities as an important source of affordable housing within Ashland and the surrounding urban area. The amendments are intended to support the long-term viability of manufactured housing developments and to provide greater regulatory clarity. The amendments are also intended to support preservation of existing affordable housing stock and reduce displacement risks for manufactured home park residents. Code Amendments Amendments to AMC Title 18 Land Use and related municipal code provisions to implement the Manufactured Home Park Zone and associated manufactured housing standards are adopted through Ordinance No. 3296 and include: AMC 18.2.2.030 • Add the Manufactured Home Park Zone (MHPZ) to the Allowed Uses by Zone table. Update the childcare facilities to be permitted on lands zoned for multi-unit residential or institutional uses to comply with HB 3560. • Update residential treatment facilities and residential homes to be permitted on lands zoned for residential, commercial, employment, industrial, and s public lands (excluding park )to comply with 1113 2005. Findings of Fact and Conclusions of Law Page 3 AMC 18.2.3.170 • Revise standards for manufactured homes on individual lots to comply with state-required clear and objective standards to comply with HB 2347 and ORS 197A.400. AMC 18.2,1180 • Revise manufactured housing development standards to implement updated clear and objective standards. • Update density, dimensional, and design standards to support higher-density manufactured housing developments. • I Remove minimum lot size standards and instead i reference applicable building and fire code requirements. Revise maximum lot coverage standards to allow up to 65 percent lot coverage. Update setback standards to reference applicable building and fire code separation requirements and allow limited encroachments for porches and decks where compliant with applicable codes. Update private street and circulation standards, including turnaround requirements consistent with applicable fire code standards. • Add permanent pedestrian walkway and ADA accessibility requirements. Update landscaping standards and require landscaped open areas for a minimum of 35 percent of site area. • Update common open space and amenity standards. • Add standards for con-im-unity-servMig buildings, including permitted and conditional accessory uses. Revise manufactured housinc,unit standards, including removal of minimum size,width, and patio requirements and allowing smaller units under 500 square feet to count toward density calculations at a reduced ratio. • Revise standards applicable to nonconforming manufactured housing developments to allow phased or partial compliance approaches. I AMC 18.3.9.020 • Revise Performance Standards Option(PSO) applicability provisions to allow cottage housing and manufactured housing developments to Litilize PSO procedures. Findings of Fact and Conclusions of Law Page 4 AMC 18.3.9.030 • Add references to AMC 18.23.180 within PSO Overlay applicability standards. AMC 18.3.9.040 • Revise outline plan procedures to exempt manufactured housing developments and cottage housing developments from certain outline approval submittal requirements. AMC 18.5.8.050 • Revise annexation standards to exempt manufactured home parks from residential annexation affordability requirement s and allow manufactured housing developments Lip to 18 dwelling units per acre upon annexation. AMC 18.6,1.030 • Add and revise definitions related to manufactured housing, including Manufactured Dwelling, Prefabricated Dwelling, Manufactured Dwelling i Park, Recreational Vehicle, and Proportionate Impact. Alap Amendments Map amendments to implement the Manufactured Home Park Zone and related changes include: • On the Comprehensive Plan Map, applying the Manufactured Home Park designation to the two manufactured housing properties located within the Asliland Urban Growth Boundary but outside the City limits, and to those parks being rezoned within the City limits. • On the Zoning Map, applying the Manufactured Home Park Zone (MHPZ)to two manufactured housing properties located within the Ashland city limits. • On the Zoning Map, removing the existing Residential Low Density Multiple Family (R-2) zoning designation from the applicable manufactured housing properties identified above. • On the Zoning Map, removing the existing Suburban Residential (R-1-3.5) zoning designation from the applicable manufactured housing property identified above. Amendments to the Zoning Map are adopted as Exhibit A to Ordinance #3297. Amendments to the Comprehensive Plan Map are adopted as Exhibit A to Ordinance #3298. REVIEW CRITERIA The decision of the City Council together with the recominendation by the Planning Commission was based on consideration and findings of consistency with the following factors. Findings of Fact and Conclusions of Law Page 5 A. Consistency with City of Ashland approval criteria for legislative amendments, AMC 18.5.9.020.B. B. Consistency with City of Ashland Comprehensive Plan and Other City Policies. C. Consistency with Oregon Statewide Planning Goals. EVALUATION AND COUNCIL FINDINGS: A. Consistency with City of Ashland approval criteria for legislative antendinents and Zoning inap antendinents,AMC 18.5.9.020.E 18.5.9.020 Applicability and Review Procedure Applications for Plan Amendments and Zone Changes are as follows: B. Type IR It may he necessary ftoin time to tune to make legislative amendments in order to conform ivith the Comprehensive Plan or to meet other changes in circianstances or conditions. The -Tipe 111procedure applies to the creation, revision, or large-scale implementation ofpithlic policy requiring City Council approval and enactment of an ordinance; this includes adoption of regi.dations, gone changes for large areas, -one changes requiring comprehensive plan amendment, comprehensive plan inap or text amendment, annexations (see chapter 18.5.8 for annexation information), and urhan growth boundary- amendments. .The. following planning actions shall be subject to the Tj.pe III procedure. 1. Zone changes or- amendments to the Zoning Map or other official maps, except where minor amendments or corrections may be processed through the Type H procedure pursitant to subsection 18.5.9.020.A, above. 2. Comprehensive Plan changes, including,text and inap changes or changes to other official maps. 3. Land Use Ordinance amendments. 4. Urban Growth Boundaty amendments. Finding: Ashland Municipal Code (AMC) 18.5.9.020.E permits legislative amendments to meet changes in circumstances and conditions. The City Council finds that the amendments are necessary to modernize the City's manufactured housing regulations, address barriers to housing affordability and housing choice., support reinvestment in existing manufactured housing communities, and implement updated development standards consistent with contemporary housing needs and state policy direction. The amendments revise and clarify existing development standards and create additional flexibility for manufactured housing development. The amendments also support broader City goals related to housing production, affordability, neighborhood livability, and efficient use of land and infrastructure. The Council finds that amendments with regard to childeare facilities, residential treatment facilities and residential homes for consistency with Oregon House Bills 2005 Findings of Fact and Conclusions of Law Page 6 and 3560 revise the 'Allowed Uses' Table in AMC 18.2.2.030 to perinit childcare facilities,residential treatment facilities and residential homes in all zoning districts as required by state law, including within the proposed Manufactured Home Park Zone,to meet changes in circumstances and conditions with the passage of new state legislation. The Council finds the land use ordinance and map amendments are consistent with Ashland Municipal Code (AMC) 18.5.9.020.B. B. Consistency, with the Ashland Comprehensive Plan and other City Policies The Ashland Comprehensive Plan Goal 6.10.1 states,"Ensure a range of different Chvelling i�,pes that provide living opportunities for the total cross section of Ashland's population.- Policy 3 states, "Integrate housing with other compatible land uses through flexible zoning provisions." The amendments expand opportunities for manufactured housing development within the city. The amendments also increase flexibility for smaller manufactured housing units and density standards that can support additional affordable housing opportunities. The Ashland Comprehensive Plan Housing Goal 6.10.2 states, "Support the creation and preservation of housing that is affordable to low- and moderate-inconie households and that is conunensurate with the incomes of Ashland's workforce." Manufactured housing represents one of the most affordable forms of ownership housing available within the community. The Citv's acknowledged Housing Capacity Analysis val (202 1) found that manufactured homes provide a source of affordable housing in Ashland and a form of homeownership available to low and moderate income households, and the Housing Production Strategy(2023)identifies preservation of existing manufactured home parks as Strategy G.. Ashland's Housing Goal 6.10.3 encourages housing development patterns that reduce environmental impacts and support efficient land use. It states, "Intec,q-ate housing with other conipatihle land uses through flexible zoning provisions." The amendments support compact housing forms within existing urbanized areas served by public 'infrastructure and transportation systems. Increasing allowable densities and reducing unnecessary dimensional constraints within manufactured housing developments supports more efficient use of land while preserving�i t flexibility i in site design. The amendments to AMC 18.5.8.050 exempt manufactured home parks from the residential annexation affordability requirements and allow manufactured housing developments at densities of up to 18 dwelling units per acre upon annexation.The Council finds that manufactured home parks are an inherently affordable form of ownership housing, as documented in the Housing Capacity Analysis (2021), and that applying the standard annexation affordability requirements to the preservation or continuation of an existing manufactured home park would be duplicative of the affordability the parks already provide. The allowance for up to 18 dwelling units per acre supports the efficient use of land within the Urban Growth Boundary and the continued viability of existing parks Findings of Fact and Condusions of Law Page 7 located outside the city limits, consistent with Housing Goal 6.10.2 and Housing Production Strategy Strategy G. The City Council finds and determines that the land use ordinance and map amendments are consistent with the Ashland Comprehensive Plan and other adopted long-range plans. C. Consistency with Oregon Statewide Planning Goals The Ashland Comprehensive Plan was originally adopted by the City Council on November 2, 1982, and acknowledged by the Land Conservation and Development Commission on Oct 7, 1983.Nuinerous updates have been completed and acknowledged since the originally acknowledged plan including but not limited to: Chapter III Citizens Participation and Involvement(2016), Chapter IV Environmental Resources (1991), Chapter V Population Projection and Growth(1991), Chapter VI Housing Element (2019), Chapter VII Economy(1991), Chapter VIII Parks, Open Space and Aesthetics (1991), Chapter X Transportation(1996), Chapter XI Energy,Air, Water, Conservation (1991), and Chapter XIC Regional Plan Element(2012). Technical reports and supporting documents were, also acknowledged and adopted as part of the Ashland Comprehensive Plan and include but are not limited to the following: Croman Mill Site Redevelopment Plan(2008),Normal Neighborhood Plan Framework(2015), Local Wetland Inventory and Assessment and Riparian Corridor Inventory (2009), Housing Capacity Analysis, (2021), Buildable Lands Inventory(2019), and Transportation System Plan Update(2013). The City follows the post-acknowledgement plan amendment (PAPA)process to update the Plan with new state and regional regulations as necessary and relies in part upon these prior state review processes to demonstrate compliance with all necessary requirements. GOAL 1: CITIZEN IN-VOL VEMENT To develop a citizen involvement program that ensures the opportunity for citi:ens to be involved in all phases of the planning process. Finding: The City provided opportunities for public involvement through public hearings, public notice procedures, Management Advisory Coinmittee (MAC)review, Housing and Human Services Advisory Committee (HHSAQ review, Planning Commission (PC) review, and City Council (CC) review consistent with adopted public participation procedures. Interested agencies, residents, manufactured home park residents, housing advocates, and property owners had opportunities to provide testimony throughout the process.All of the aforementioned meetings were conducted as hybrid meetings to provide opportunities to engage in person or virtually. The project included a code audit and the development of code concepts. Stakeholder interviews and a review of case studies informed code concepts. A joint study session between HHSAC, PC, CC was held on January 27, 2026, to inform each group of the planning process thus far. The code changes were reviewed by the MAC on March 11, 20226; the HHSAC on April 23, 2026; and the Planning Cominission on April 28, 2026. The MAC met three times over the course of the project to give feedback. The PC conducted a public hearing on Jime 9, 2026, to inform their recommendation to the CC, Findings of Fact and Conclusions of Law Page 8 and the CC held a study session on June 15, 2026 and then conducted a public hearni-ig and first reading of the proposed ordinances on June 16, 2026 and second reading on July 21, 2026. Following the Jime 16, 2026 public hearing, the City Council continued consideration of Ordinance No. 3306, establishing manufactured home park tenant protections under a new Chapter 10.116, to allow for additional legal review. Ordinance No. 3306 is scheduled for first reading on August 4, 2026, and is not addressed by these findings. A project web page at littps://w,,vNv.ashlandoregon.gov/1197/Manufactured-Home-Park-- Zone hosted the project back-ground materials, meeting materials, and map and code amendments. The web page was available throughout the duration of the project and was included in all meeting notices and announcements. An online survey provided an opportunity for public review of and comment on the recon-miended code changes. It was open from April 27 to May 31, 2026. The survey received 46 respondents. This Goal is met. GOAL 2:LAND USE PLANNING To establish a land use planning pi-ocess andpolicyfrainework as a basisfor all decisions and actions related to use o land and to assure an adequate factual bases for sitch )f decisions and actions. Finding: The amendments are consistent with the City's acknowledged Comprehensive Plan and implement adopted housing and land use policie s related to housing choice, affordability, and efficient urban development. They create new Comprehensive Plan and Zoning map designations for manufactured home parks and revise development standards for manufactured homes on individual lots and within parks. This Goal is met. GOAL 3:A GRICUL TURAL LANDS To preserve and maintain agricultural lands. Finding: The proposal does not propose any land use regulation changes to agricultural lands outside of the Ashland UGB. This Goal is not applicable. GOAL 4:FOREST LANDS To conserve forest lands �1, rnaintaining the forest land base and to protect the state's forest econoni-v by inaking possible econornically efficient forest practices that assure the continuous growing and harvesting offorest tree species as the leading use onfibrest land consistent with sound managenient Of soil, air, water, and fish and wildlife resources and to provide forrecreational opportunities and agriculture. Finding: The proposal does not propose any land use regulation changes to forest lands outside of the Ashland UGB. This Goal is not applicable. GOAL 5: NATURAL PESO UR CES, SCENIC AND HISTORIC AREAS,AND OPEN SPACES To protect natural resources and conserve scenic and historic areas and open spaces. Findings of Fact and Conclusions of Law Page 9 Finding: The City's acknowledged Comprehensive Plan includes Goal 5 resource protections. These amendments do not alter Goal 5 inventories or protection programs. This Goal is met. GOAL 6. AIR, WATER AND LAND RESOURCES 0 UALITY To inaintain and improve the quality, of the air, ivater and land resources of the state. Finding: The City's acknowledged Comprehensive Plan complies with this goal and the proposal does not modify the goals and policies related solid waste;water waste;noise and thermal pollution, air pollution, and industry-related contaminants; and air, noise, and thermal pollution. This Goal is met. GOAL 7.AREAS SUBJECT TO NATURAL I1AZARDS To protect people and property -one natural hazards. Finding: The City's acknowledged Comprehensive Plan complies with this goal and the proposal does not modify the goals and policies related to Goal 7. This Goal is met. GOAL 8:RECREATIONAL NEEDS To satisfy the recreational needs of the citizens of the state and visitors and, where appropriate, to provide for the siting of necessar-y recreational facilities including destination resorts. Finding: The City's acknowledged Comprehensive Plan complies with this goal and the proposal does not modify the existing goals and policies related to Goal 8 and recreational needs. This Goal is met. GOAL 9:ECONOMIC DEVELOPMENT To provide adequate opportunities throughout the state for a variety of economic activities vital to health, we6(are, and prosperity of Oregon's citizens. Finding: The City's acknowledged Comprehensive Plan complies with this goal, and the proposal does not modify the existing goals and policies related to Goal 9 and economic development. This Goal is met. GOAL 10:HOUSING To provide far the housing needs of citi.:ens of the state. Finding: The Statewide Planning Program requires each city to inventory its buildable residential lands, project future housing needs., and provide the appropriate types and amounts of land within the UGB necessary to meet those needs. The Housing Element of the Ashland Comprehensive Plan was amended and acknowledged in 2019. The City of Ashland has an acknowledged Housing Capacity Analysis (2021), Housing Production Strategy (2023), and Buildable Lands Inventory (2024) which provide a factual basis for needed housing types and available land supply. The Housing Capacity Analysis Findings of Fact and Conclusions of Law Page 10 determined that Ashland is in need of more affordable housing types, "Ashland has unmet needs for qffordable housing. Ashland has unmet housing needs for households with extrernely-low and very-low-income households, as well as households with low- and middle-incoine. The forecast shows 273 of Ashland's new households will have incomes off' $32,600 (in 2019 dollars) or less. These households can afford monthly housing costs Of $820, which is considerably below warket rate rents starting around$1,145 for a tiro- bedroom unit.About 127 of Ashland's new households will have incomes between$32,600 and $52,000 and can afford $820 to $1,300 in monthly housing costs". It has also determined that, "Mani factored hoines provide a source of affordable housing in Ashland They provide aforin of homeownership that can be made available to low- and inoderate- income households. Cities are required to plan for inanufactitred hoines—both on lots and in parks (ORS 19 7.4 75-492)." The Housing Production Strategy has identified preservation of manufactured home parks as an identified strategy for housing need within the city. The City has zoning standards relating to residential development including provisions for housing density, setbacks, lot coverage,types, and development in environmentally or physically constrained areas. The amendments support Goal 10 and Strategy G "Alaintain quality and support preservation of existing mane factored home parks"within the Housing Production Strategy by: • Expanding opportunities for manufactured housing development; • Increasing allowable densities within manufactured housing developments; • Removing unnecessary dimensional constraints; • Allowing smaller manufactured housing units; • Supporting preservation and modernization of existing manufactured housing communities. The City's acknowledged Comprehensive Plan complies with this goal. Manufactured housing developments provide important housing opportunities for workforce households and support broader economic development objectives by increasing housing availability and affordability. The amendments support reinvestment in existing manufactured housing communities and allow community-serving uses that improve livability for residents, This Goal is met. GOAL 11:PUBLIC FACILITIES AND SERVICES To plan and develop a tiniely, orderly and efficient arrangelnent of public facilities and services to serve as a framework for urban and rural development. Finding: The City has master plans in place for water, wastewater and stortirwater that address population growth in the Ashland city linaits and UGB The Wastewater Master Plan was completed in 2012 and projects and plans for adequate wastewater collection and treatment capacity for a 20-year planning period. The Stormwater and Drainage Master Findings of Fact and Conclusions of Law Page 11 Plan was completed in 2020 and projects and plans for adequate stormwater conveyance capacity for a 20-year planning period. The Stormwater and Drainage Master Plan was completed in 2020 and projects and plans for an adequate water supply for a 20-year planning period. The amendments apply within the existing urbanized area served by public 'infrastructure and utilities. Individual development proposals will continue to be required to demonstrate adequate public facility capacity and compliance with applicable utility standards. This Goal is met. GOAL 12: TRANSPORTATION To provide and encourage a safe, convenient and economic transportation system. Finding: The City has an acknowledged Transportation Systein Plan (2013). The transportation system is planned to accommodate the population growth of the conununity for the 20-year planning period. The amendments are also consistent with the Transportation Planning Rule,OAR 660-012- 0060. The amendments apply to existing developed manufactured home parks and do not change the functional classification of any transportation facility, change standards implementing a functional classification system, or allow types or levels of land use that would result in levels of travel or access inconsistent with the functional classification of nearby transportation facilities. The M11PZ designation reflects and preserves the existing residential use of the affected properties,and any ftiture redevelopment will remain subject to the City's adopted Transportation System Plan and applicable transportation standards. The amendments support compact residential development patterns and improve internal pedestrian circulation standards within manufactured housing developments. The amendments do not reduce existing transportation requirements or planned transportation improvements. This Goal is met. GOAL 13:ENERGY CONSERVATION To conserve energy. Finding: The City's acknowledged Comprehensive Plan complies with this goal. The amendments enhance compliance by increasing the density of residential uses within manufactured home parks. Density supports efficient land use patterns and compact housing forms consistent with energy conservation objectives. This Goal is met. GOAL 14: URBANIZATION To provide for an orderly and efficient transition ftoin rural to iii-han land use, to accommodate in-ban population and urban employment vinent inside urban growth boundaries, to enstire efficient use of land, and to provide for livahle coinin tinities. Finding: The amendments apply within the City limits and Urban Growth Boundary and support efficient use of urban land and infrastructure without expanding the Urban Growth Findings of Fact and Conclusions of Law Page 12 Boundary. This Goal is met. GOAL 15: TMLAMETTE RIVER GRIEENWA Y To protect, conserve, enhance and maintain the natural, scenic, historical, agricultural, economic and recreational qualities of lands along the TVillainette River as the lVillaniette River Greenway. Finding: The affected areas are not located within or adjacent to the Willamette River Greenway. Therefore, Goal 15 is not applicable. GOAL 16:ESTUARINE RESOURCES To recognive and protect the unique environmental, economic and social values of each estuary and associated wetlands; and to protect, maintain, where appropriate develop, and where appropriate restore the long-terra environmental, economic, and social values, diversin7 and benefits of Oregon's estuaries Finding: The affected areas are not located within the or adjacent to a designated estuarine resource. Therefore, Goal 16 is not applicable. GOAL 17. COASTAL SHORELANDS To conserve, protect, where appropriate, develop and where appropriate restore tile resources and benefits of all coastal shorelands, recognising their value forprotection and maintenance Of water qnalhy,fish and wildlife habitat, water dependent uses, economic resources and recreation and aesthetics. The management of these shoreland areas shall be conipatible with the characteristics of the adjacent coastal waters; and to reduce the hazard to human life and property, and the adverse effects 11pon water quality and fish and wildlife habitat, resulting from the use and enjoyment of Oregon's coastal shorelands. Finding: There are no coastal shorelands within the vicinity of Ashland, therefore, Goal 17 is not applicable. GOAL 18:BEACHES&DUAES To conserve, protect, where appropriate develop, and where appropriate restore the resources and benefits of coastal beach and dune areas,.and to reduce the ha-ard to hilinan life and propertvfroin natural or man-indticed actions associated with these areas. Finding: There are no designated beaches or dunes within the vicinity of Ashland, therefore, Goal IS is not applicable. GOAL 19: OCEANRESOURCES To conserve marine resources and ecological functions for the purpose of providing long- term ecological, economic, and social value and benefits to fittare generations. Finding:There are no designated ocean resources within the vicinity of Ashland,therefore, Goal 19 is not applicable. Findings of Fact and Conclusions of Law Page 13 The City Council finds that the amendments are consistent with Oregon Statewide Planning Goals. OVERALL COUNCIL CONCLUSIONS The City Council finds and determines the approval criteria for this decision have been fully met,based on the detailed findings set forth herein,the detailed findings and analysis of the Planning Comnission arising from its June 9, 2026 public hearing, and the whole record before the Council, including the staff report, testimony, and exhibits received at the Planning Commission's June 9, 2026 hearing and the Council's June 16, 2026 hearing, all of which are incorporated herein by reference. Specifically, the Council finds that the proposed Comprehensive Plan map, Zoning map, and land use code amendments are consistent with City of Ashland approval criteria for Comprehensive Plan and Zoning map amendments, and land use ordinance amendments as set forth in AMC 18.5.9.020.13 and are consistent with the City of Ashland Conprehensive Plan and other City policies. The Council finds and determines that the amendments are consistent the Oregon Statewide Planning Goals and OAR 660-012-0310 through-0330. Accordingly,based on the above Findings of Fact and Conclusions of Law,and based upon the evidence in the whole record, the City Council hereby APPROVES the ADOPTION of Ordinance No. 3296 amending AMC Title 18 Land Use,Ordinance No. 3297 amending the Ashland Zoning Map, and Ordinance No. 3298 amending the Ashland Comprehensive Plan Map, as reflected in the attached ordinances. Ashland City Council Approval -//a/2k Tonya Gra%am,Mayor Date Signature authorized and approved by the full Council this 21st day of July,2026. Attest: 11 Alissa K o odzins , City Recorder Date Approved as to form: ila, City At orney D t R of Fact and Conclusions of Law Page 14