HomeMy WebLinkAbout2026-06-15 Study Session rn Council Study Session Meeting Agenda
ASHLAND CITY COUNCIL
STUDY SESSION AGENDA
Monday, June 15, 2026
Council Chambers,1175 E Main Street
Live stream via RVTV Prime at rvtv.sou.edu or broadcast on Spectrum 180.
Public comment is welcome on agenda items.
To speak electronically during the meeting or to submit written comments in advance, please
complete the online Public Comment Form by 10 a.m. the day of the meeting.
5:00 p.m.Study Session
I. CALL TO ORDER
II. REPORTS AND PRESENTATIONS
a. Finance Update -Third Quarter FY 26 Financial Update and Forecast
b. Presentation: Storytown by Matt Hoffman
C. Manufactured Home Park Zoning amendments and code updates
III. ADJOURNMENT
If you need special assistance to participate in this meeting,please contact Alissa Kolodzinski at
recordergashlandoreegon.gv or 541.488.5307(TTY phone number 1.800.735.2900). 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.
'Agendas and minutes for City of Ashland Council,Commission and Committee meetings may be
found at the City website,ashlandoregon.gov,
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Council Study Session
Date June 15, 2026
Finance Update -Third Quarter FY 26 Financial Update and
Forecast
Finance
Bryn Morrison, Deputy Finance Director
TIME ESTIMATE
30 minutes
CATEGORY
Informational -this is to inform the body on a particular topic. No motion or direction needed.
SUMMARY
On a quarterly basis, the Finance Department presents the current quarter-end financial statements and provides
a review of significant items.
POLICIES, PLANS & GOALS SUPPORTED
Administrative/Governance Goal:
"To ensure ongoing fiscal ability to provide desired and required services at an acceptable level."
BACKGROUND AND ADDITIONAL INFORMATION
Presented in this packet are the Financial Statements for the period ending March 31, 2026, which is in the first
year of the budget biennium and 75% of the fiscal year.
The March 2026 Financial Statements include the following reports:
• Summary of Fund Balances
• Statement of Revenues and Expenditures —City Wide
• Statement of Resources, Requirements, and Changes in Fund Balance - by Fund
• Preliminary Results of Operations
• Summary of Cash & Investments
Revenues—
For the period ending March 31, 2026, the City received $78.2M or 76.3% of budgeted revenues for the year
which is 5% more than the prior year.
The year-over-year change in the Taxes category is primarily due to the increase in the Public Safety and Wildfire
Reduction Fee and the establishment of the Parks Fee.
• The Food and Beverage Tax and Transient Lodging Tax are collected on a quarterly basis, and the second
quarter was due January 31. The City has shown an increase over the previous year for the Food and Beverage
tax of 106.2%. The City has ended its contract with a third party provider for management and collection of the
food and beverage tax and effective July 1, will bring back in house to ensure closer monitoring of collection. The
State of Oregon continues to collect the Transient Lodging Tax on behalf of the City and it has increased over the
previous year 110.1%.
License and Permit activity has increased since the last quarterly report compared to the prior year up from
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rnalks Council Study Session
87.1% to 102.9%.
Intergovernmental Revenue is higher than the previous year with the year over year change of 153.4% due to
increased grant revenue for Public Works for upgrades to the TAP system and conflagration reimbursement for
the Fire Department. State revenue sharing, which includes Gasoline Tax and Liquor Tax, has increased slightly
from the prior year.
Charges for Services Revenue are lower than the previous year primarily due to a decrease in electric revenue
due to a mild winter.
Fines and Forfeiture Revenue are higher than the previous year with the year over year change of 118.4%
primarily due to increased Parking fine revenue.
Interest on Investment Revenue is lower than the previous year resulting in a year over year change of 78.7%.
The Local Government Investment Pool rates are higher than rates offered by others at this time at 4%.
Miscellaneous Revenues are higher than the previous year with the year over year change of 656.2% due to
the sale of clean fuel credits in the Electric Fund and decommissioned assets in the Equipment Fund.
Expenditures -
For the period ending March 31, 2026, fund expenditures are within budget expectations. Personnel Services is
at 70.2% of budget and Materials and Services is 68.8% of budget. Debt Service is trending as expected based
on debt repayment schedules. Capital Outlay is trending as expected based on the timing of Capital projects.
Ending Fund Balances, Cash &Other -
As of March 31, 2026, Total Fund Balances City-Wide was $84.8M, which was $5M or 5.6% lower than the
previous year. The General Fund Ending Fund Balance was $16.8M, which was $3.2M or 15.8% less than the
prior year as expected when the 2025/27 biennium budget was developed and adopted.
A supplemental budget was approved by Council April 21, 2026 for the Capital Improvement Fund due to cost
overruns for the Community Center and Pioneer Hall and the balance will be reflected in the April Financial
Report.
The Street, Water, and Telecommunication Funds are showing a decrease in the ending fund balance due to
Capital Projects that are underway.
Cash and Investments balance is $79.2M which is lower than the previous year but consistent with expectations
due to capital projects.
Ashland Parks and Recreation Financial Update: Revenue for the period ending March 31, 2026 in the General
Fund is $146,751 which is slightly higher than the same time period the previous year, excluding Park
Maintenance Agreements and Parks Grants. Expenditures are within budget expectations with the General Fund
Personnel Services at 67.4% and Materials and Services at 64.1%. The Parks Capital Improvement Fund
balance is $3,478,241 as of March 31, 2026 with large capital projects planned for the next year of the biennium
including East Main Park.
Utility Receivable Update: The City's Utility Billing division continues to pursue delinquent balances owed on
Utility Accounts. Unfortunately, due to staffing shortages, the effectiveness of the process has reduced in the last
two months. As of March 31, 2026, the outstanding receivable is as follows:
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+ Council Studv Session
utility Billing Receivable
Fund: As of March 31,2026 Total Delinquent
General $ 707,619 $ 386,927
Street 234,285 128,360
Wildfire RiskReducticn 74,457 24,260
Water 727,550 356,324
Wastewater 684,375 302,743
Stormwater 85,088 34,478
Electric 2,133,194 1,195,409
Telecommunications 391,373 202,489
$ 5,037,942 $ 2,630,991
Amount on payment plans: $ 1,271,006
Amount without payment plans: $ 1,359,985
Financial Forecast Update: Additional adjustments have been made to the Financial Forecast for the General
Fund since the last update was provided February 11, 2026. These adjustments include:
• Increased Fuel Costs
• Increased Fire Department Overtime costs due to mild winter and dry conditions on fire season
• Food and Beverage Tax sunsetting December 31, 2030
Additional items that will need to be monitored are unfunded Capital needs, the impact to the City on the future of
SOU, the impact to the City on the closure of most of Ashland Community Hospital.
FISCAL IMPACTS
N/A
SUGGESTED ACTIONS, AND/OR OPTIONS
N/A
REFERENCES &ATTACHMENTS
1. Mar26 FY26 Financial Report
2. Forecast for General Fund Scenario 3 Joint Meeting 060326
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City of Ashland
Summary of Fund Balances
Preliminary as of March 31, 2026
Balance Balance Change From Assigned Unassigned
Fund March 31,2026 March 31,2025 FY 2025 Ending Fund Balance Ending Fund Balai
General Fund $ 16,845,134 $ 20,008,282 $ (3,163,148) 989,684 15,855
Tourism Fund 1,003,509 917,872 85,637 1,003,509
Housing Fund 164,213 183,691 (19,478) 164,213
Community Block Grant Fund 33,553 25,095 8,458 33,553
Reserve Fund 2,039,045 1,959,638 79,407 2,039,045
Street Fund 3,228,079 3,905,681 (677,602) 3,228,079
SDC Street Fund 2,841,059 2,418,034 423,025 2,841,059
Wildfire Risk Reduction Fund 272,045 - 272,045 272,045
Airport Fund 434,227 423,653 10,574 434,227
Capital Improvements Fund 138,556 (281,915) - (143
Parks Capital Improvements Fund 3,478,240 3,311,958 166,281 3,478,240
SDC Parks Fund 522,201 462,060 60,140 522,201
Debt Service Fund 580,024 1,097,600 (517,576) 580,024
Water Fund 15,976,727 19,283,167 (3,306,440) 6,000,000 9,976
SDC Water Fund 618,357 1,013,276 (394,919) 618,357
Wastewater Fund 7,591,477 7,204,736 386,741 - 7,591
SDC Wastewater Fund 2,904,677 2,647,383 257,294 2,904,677
Storm Drain Fund 2,232,052 2,135,821 96,231 - 2,232
SDC Storm Drain Fund 71,861 47,222 24,639 71,861
Electric Fund 9,273,371 9,140,888 132,482 - 9,273
Telecommunications Fund 2,589,627 2,978,179 (388,552) - 2,589
Insurance Services Fund 2,409,631 2,190,979 218,652 2,409,631
Equipment Fund 8,874,644 7,338,800 1,535,844 8,874,644
Cemetery Trust Fund 976,945 989,551 (12,606) 976,945
$ 84,817,338 $ 89,822,121 $ (5,004,782) 37,441,999 47,375
Total Fund Balances $ 84,817,338 $ 89,822,121 $ (5,004,782)
Restricted and Committed Funds
Restricted $ 13,197,574 $ 17,160,976 $ (3,963,402)
Committed 24,244,419 24,949,972 (705,553)
Unassigned 47,375,345 47,711,173 (335,828)
Total Fund Balances $ 84,817,338 $ 89,822,121 $ (5,004,783)
1
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City of Ashland
Statement of Revenues and Expenditures - City Wide
Preliminary as of March 31,2026
(75%of Fiscal Year)
Fiscal Year 2026 Percent Fiscal Year 2025 Fiscal Year 2025 Percent
Year-To-Date 1st Year of Biennial Collected 1 Year-over-Year Year-To-Date End-of-Year Collected 1
Actuals Budget Expended Change Actuals Actuals Expended
Current Fiscal Year Prior Fiscal Year
City-Wide Revenues
Taxes $ 25,866,094 $ 32,326,291 80.0% 108.7% $ 23,800,560 $ 28,517,601 83.5%
Licenses and Permits 858,612 1,273,955 67.4% 102.9% 834,476 1,101,054 75.8%
Intergovernmental Revenues 3,465,509 5,552,709 62.4% 153.4% 2,259,815 4,115,134 54.9%
Charges for Services-Rate&Internal 42,386,868 58,084,734 73.0% 98.3% 43,111,401 54,783,108 78.7%
Charges for Services-Misc.Service fees 453,878 672,000 67.5% 105.7% 429,444 564,371 76.1%
System Development Charges 460,800 555,000 83.0% 85.3% 539,926 721,708 74.8%
Fines and Forfeitures 186,841 229,500 81.4% 118.4% 157,799 182,961 86.2%
Assessment Payments - 3,000 0.0% 0.0% 4,915 4,915 100.0%
Interest on Investments 2,367,676 3,405,000 69.5% 78.7% 3,009,630 3,887,246 77.4%
Miscellaneous Revenues 2,191,565 402,150 545.0% 656.2% 333,984 381,970 87.4%
Total Revenues 78,237,843 102,504,339 76.3% 105.0% 74,481,948 94,260,069 79.0%
Budgetary Resources:
Other Financing Sources 185,584 41,010,975 0.5% -224.7% 82,592 1,042,229 7.9%
Transfers In 2,666,422 2,599,613 102.6% 62.9% 4,236,394 5,382,661 78.7%
Total Budgetary Resources 2,852,006 43,610,588 6.5% 66.0% 4,318,986 6,424,890 67.2%
Total Resources 81,089,849 146,114,927 55.5% 102.9% 78,800,934 100,684,959 78.3%
City-Wide Expenditures
Personnel Services 31,804,572 45,305,990 70.2% 104.9% 30,332,274 40,248,933 75.4%
Materials and Services 32,082,721 46,636,551 68.8% 93.9% 34,168,140 44,990,336 75.9%
Debt Service 1,497,998 3,567,068 42.0% 60.8% 2,461,887 2,958,133 83.2%
Total Operating Expenditures 65,385,291 95,509,609 68.5% 97.6% 66,962,300 88,197,401 75.9%
Capital Construction
Capital Outlay 13,392,566 33,096,776 40.5% 194.2% 6,896,578 11,049,592 62.4%
Transfers Out 2,666,422 2,599,613 102.6% 62.9% 4,236,394 5,382,661 78.7%
Contingencies - 2,743,413 0.0% N/A - - N/A
Total Budgetary Requirements 2,666,422 5,343,026 49.9% 62.9% 4,236,394 5,382,661 78.7%
Total Requirements 81,444,279 133,949,411 60.8% 104.3% 78,095,272 104,629,653 74.6%
Excess(Deficiency)of Resources over
Requirements (354,431) 12,165,516 102.9% -50.2% 705,662 (3,944,694) -17.9%
Working Capital Carryover 85,171,768 81,478,779 104.5% 95.6% 89,116,462 89,116,462 100.0%
Unappropriated Ending Fund Balance $ 84,817,338 $ 93,644,295 90.6% 94.4% $ 89,822,124 $ 85,171,768 105.5%
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City of Ashland
Statement of Resources, Requirements, and Changes in Fund Balance
Preliminary as of March 31,2026
(76%of Fiscal Year)
Budget to Actual
Fiscal Year 2026 Percent Actual to Actual
Fiscal Year 2026 1st Year of Biennial Collected 1 Year-over-Year Fiscal Year 2025 Ye,
1st Year Actuals Budget Expended Change Date Actuals
Current Fiscal Year
110 General Fund Revenues
Taxes $ 22,594,733 $ 26,791,393 84.3% 106.0% $ 21,315,
Licenses and Permits 858,612 1,273,955 67.4% 102.9% 834,
Intergovernmental 750,626 940,554 79.8% 113.3% 662,
Charges for Services 7,893,843 10,907,625 72.4% 100.6% 7,846,
Fines 186,841 229,500 81.4% 118.4% 157,
Interest on Investments 438,314 851,000 51.5% 65.4% 669,
Miscellaneous 53,527 13,150 407.1% 35.4% 151,
Transfer In(Street Fund) 135,000 135,000 100.0% N/A
Transfer In(Parks General Fund) - - N/A 0.0% 631,
Transfer In(Debt Service Fund) 900,000 900,000 100.0% N/A
Transfer In(Parks CIP) 422,545 422,545 100.0% 100.0% 422,
Transfer In(Water Fund) - - N/A 0.0% 50,
Transfer In(Parks Equipment Fund) N/A 0.0% 473,
Transfer In(Health Benefits Fund) - - N/A 0.0% 2,225,
Transfer In(Cemetery) 59,131 75,000 78.8% 161.6% 36,
Total Revenues and Other Sources 34,293,172 42,539,722 80.6% 96.7% 35,477,
110 General Fund Expenditures
Administration Department 3,879,198 4,320,512 89.8% 157.1% 2,468,
Administration-Municipal Court 424,237 574,893 73.8% 108.2% 391,
Information Technology Department 903,470 1,372,610 65.8% 73.1% 1,235,
Finance Department 2,442,608 3,400,447 71.8% 97.4% 2,507,
City Recorder - - N/A 0.0% 187,
Police Department 6,381,246 9,382,322 68.0% 95.3% 6,692,
Fire and Rescue Department 8,462,740 11,894,743 71.1% 91.2% 9,280,
Public Works Department 2,634,182 4,325,333 60.9% 106.0% 2,484,
Community Development 1,597,723 2,389,405 66.9% 101.7% 1,570,
Parks Department 5,130,906 7,750,540 66.2% 93.3% 5,497,
Transfer out(Tourism Fund) 36,639 53,961 67.9% N/A
Transfer Out(Housing Fund) 100,000 100,000 100.0% 0.0%
Transfer Out(Capital Improvements) 200,000 100,000 200.0% 200.0% 100,
Transfer Out(Debt Service Fund) 153,000 153,000 100.0% 139.1% 110,
Transfer Out(Equipment Fund) 473,607 473,607 100.0% N/A
Transfer Out(Cemetery Fund) 500 500 100.0% 100.0%
3
City of Ashland
Statement of Resources, Requirements, and Changes in Fund Balance
Preliminary as of March 31,2026
(76%of Fiscal Year)
Budget to Actual
Fiscal Year 2026 Percent Actual to Actual
Fiscal Year 2026 1st Year of Biennial Collected 1 Year-over-Year Fiscal Year 2025 Ye,
1st Year Actuals Budget Expended Change Date Actuals
Current Fiscal Year
Contingency - 1,256,376 0.0O/C 0.0°/a
Total Expenditures and Other Uses 32,820,057 47,548,249 69.0°/a 100.90/c 32,526,
Excess(Deficiency)of Revenues and Other Sources over
Expenditures and Other Uses 1,473,115 (5,008,527) 129.4% 49.9% 2,950,
Beginning Fund Balance 15,372,019 16,340,214 94.1°/a 90.1% 17,057,
Ending Fund Balance $ 16,845,134 $ 11,331,687 148.70/c 84.20/c $ 20,008,
Reconciliation of Fund Balance:
Restricted and Committed Funds 989,684
Unassigned Fund Balance $ 15,855,450
4
City of Ashland
Statement of Resources, Requirements, and Changes in Fund Balance
Preliminary as of March 31,2026
(76%of Fiscal Year)
Budget to Actual
Fiscal Year 2026 Percent Actual to Actual
Fiscal Year 2026 1st Year of Biennial Collected 1 Year-over-Year Fiscal Year 2025 Ye,
1st Year Actuals Budget Expended Change Date Actuals
Current Fiscal Year
211 Parks General Fund
Taxes $ $ N/A N/A $
Interest N/A N/A
Miscellaneous N/A N/A
Transfer In(General Fund) N/A N/A
Total Revenues and Other Sources N/A N/A
Personnel Services N/A N/A
Materials and Services N/A N/A
Capital Outlay N/A N/A
Transfer Out(General Fund) N/A N/A 631,
Contingency N/A N/A
Total Expenditures and Other Uses N/A N/A 631,
Excess(Deficiency)of Revenues and Other Sources over
Expenditures and Other Uses N/A N/A (631,
Beginning Fund Balance N/A N/A 631,
Ending Fund Balance $ $ N/A N/A $
Reconciliation of Fund Balance:
Restricted and Committed Funds
Unassigned Fund Balance $
5
City of Ashland
Statement of Resources, Requirements, and Changes in Fund Balance
Preliminary as of March 31,2026
(76%of Fiscal Year)
Budget to Actual
Fiscal Year 2026 Percent Actual to Actual
Fiscal Year 2026 1st Year of Biennial Collected 1 Year-over-Year Fiscal Year 2025 Ye,
1st Year Actuals Budget Expended Change Date Actuals
Current Fiscal Year
230 Tourism Fund
Taxes $ 697,433 $ 900,000 77.5% 113.8% $ 612,
Interest on Investments 25,117 39,000 64.4% 77.7% 32,
Miscellaneous - - N/A N/A
Transfer In(General Fund) 36,639 53,961 67.9% N/A
Total Revenues and Other Sources 759,190 992,961 76.5% 117.7% 645,
Personnel Services 72,726 91,426 79.5% 112.4% 64,
Materials and Services 605,576 941,900 64.3% 93.9% 644,
Contingency 31,000 0.0% N/A
Total Expenditures and Other Uses 678,302 1,064,326 63.7% 95.6% 709,
Excess(Deficiency)of Revenues and Other Sources over
Expenditures and Other Uses 80,888 (71,365) 213.3% -125.9% (64,
Beginning Fund Balance 922,621 382,937 240.9% 93.9% 982,
Ending Fund Balance $ 1,003,509 $ 311,572 322.1% 109.3% $ 917,
Reconciliation of Fund Balance:
Restricted and Committed Funds 1,003,509
Unassigned Fund Balance $ -
6
City of Ashland
Statement of Resources, Requirements, and Changes in Fund Balance
Preliminary as of March 31,2026
(76%of Fiscal Year)
Budget to Actual
Fiscal Year 2026 Percent Actual to Actual
Fiscal Year 2026 1st Year of Biennial Collected 1 Year-over-Year Fiscal Year 2025 Ye,
1st Year Actuals Budget Expended Change Date Actuals
Current Fiscal Year
240 Housing Fund
Taxes $ $ N/A N/A $
Intergovernmental - N/A N/A
Interest on Investments 3,677 8,000 46.0% 36.3% 10,
Miscellaneous - - N/A N/A
Transfer In(General Fund) 100,000 100,000 100.0% N/A
Total Revenues and Other Sources 103,677 108,000 96.0% 1022.4% 10,
Personnel Services - - N/A N/A
Materials and Services 66,940 218,642 30.6% N/A 79,
Capital Outlay - - N/A N/A
Total Expenditures and Other Uses 66,940 218,642 30.6% N/A 79,
Excess(Deficiency)of Revenues and Other Sources over
Expenditures and Other Uses 36,737 (110,642) 133.2% -53.3% (68,
Beginning Fund Balance 127,476 110,642 115.2% 50.5% 252,
Ending Fund Balance $ 164,213 $ - 0.0% 89.4% $ 183,
Reconciliation of Fund Balance:
Restricted and Committed Funds 164,213
Unassigned Fund Balance $ -
7
City of Ashland
Statement of Resources, Requirements, and Changes in Fund Balance
Preliminary as of March 31,2026
(76%of Fiscal Year)
Budget to Actual
Fiscal Year 2026 Percent Actual to Actual
Fiscal Year 2026 1st Year of Biennial Collected 1 Year-over-Year Fiscal Year 2025 Ye,
1st Year Actuals Budget Expended Change Date Actuals
Current Fiscal Year
250 Community Development Block Fund
Intergovernmental $ 30,130 $ 281,943 10.7% 17.2% $ 175,
Total Revenues and Other Sources 30,130 281,943 10.7% 17.2% 175,
Personnel Services 27,165 39,536 68.7% 74.2% 36,
Materials and Services 6,029 279,026 2.2% 4.0% 150,
Total Expenditures and Other Uses 33,194 318,562 10.4% 17.8% 186,
Excess(Deficiency)of Revenues and Other Sources over
Expenditures and Other Uses (3,064) (36,619) 91.6% 26.6% (11,
Beginning Fund Balance 36,617 36,619 100.0% 100.0% 36,
Ending Fund Balance $ 33,553 $ - 0.0% 133.7% $ 25,
Reconciliation of Fund Balance:
Restricted and Committed Funds 33,553
Unassigned Fund Balance $ -
8
City of Ashland
Statement of Resources, Requirements, and Changes in Fund Balance
Preliminary as of March 31,2026
(76%of Fiscal Year)
Budget to Actual
Fiscal Year 2026 Percent Actual to Actual
Fiscal Year 2026 1st Year of Biennial Collected 1 Year-over-Year Fiscal Year 2025 Ye,
1st Year Actuals Budget Expended Change Date Actuals
Current Fiscal Year
255 Reserve Fund
Interest on Investments $ 58,499 $ 82,000 71.3% 81.2% $ 72,
Total Revenues and Other Sources 58,499 82,000 71.3% 71.3% 72,
Interfund Loan(Health Benefits Fund) - - N/A N/A
Operating Transfer out N/A N/A
Total Expenditures and Other Uses - - N/A N/A
Excess(Deficiency)of Revenues and Other Sources over
Expenditures and Other Uses 58,499 82,000 71.3% 81.2% 72,
Beginning Fund Balance 1,980,546 1,987,552 99.6% 104.9% 1,887,
Ending Fund Balance $ 2,039,045 $ 2,069,552 98.5% 104.1% $ 1,959,
Reconciliation of Fund Balance:
Restricted and Committed Funds 2,039,045
Unassigned Fund Balance $ -
9
City of Ashland
Statement of Resources, Requirements, and Changes in Fund Balance
Preliminary as of March 31,2026
(76%of Fiscal Year)
Budget to Actual
Fiscal Year 2026 Percent Actual to Actual
Fiscal Year 2026 1st Year of Biennial Collected 1 Year-over-Year Fiscal Year 2025 Ye,
1st Year Actuals Budget Expended Change Date Actuals
Current Fiscal Year
260 Street Fund
Taxes $ 1,327,053 $ 2,600,000 51.0% 106.2% $ 1,249,
Intergovernmental 1,344,247 1,753,294 76.7% 101.2% 1,327,
Charges for Services-Rates 1,284,244 1,756,100 73.1% 100.9% 1,272,
Charges for Services-Misc.Service Fees - 15,000 0.0% N/A
System Development Charges - N/A N/A
Assessments - 3,000 0.0% 0.0% 4,
Interest on Investments 93,864 80,000 117.3% 70.7% 132,
Miscellaneous 14,846 - N/A 535.9% 2,
Other Financing Sources - 7,215,157 0.0% N/A
Total Revenues and Other Sources 4,064,254 13,422,551 30.3% 101.8% 3,990,
Public Works-Ground Maintenance - - N/A 0.0% 203,
Public Works-Street Operations 4,853,031 9,974,612 48.7% 114.5% 4,239,
Public Works-Street Operations Debt - 429,625 0.0% 0.0% 78,
Public Works-Transportation SDC's - - N/A N/A
Transfer Out(General Fund) 135,000 135,000 100.0% N/A
Contingency - 127,493 0.0% N/A
Total Expenditures and Other Uses 4,988,031 10,666,730 46.8% 110.3% 4,520,
Excess(Deficiency)of Revenues and Other Sources over
Expenditures and Other Uses (923,777) 2,755,821 -33.5% 174.3% (529,
Beginning Fund Balance 4,151,856 3,815,163 108.8% 93.6% 4,435,
Ending Fund Balance $ 3,228,079 $ 6,570,984 49.1% 82.7% $ 3,905,
Reconciliation of Fund Balance:
Restricted and Committed Funds 3,228,079
Unassigned Fund Balance $ -
10
City of Ashland
Statement of Resources, Requirements, and Changes in Fund Balance
Preliminary as of March 31,2026
(76%of Fiscal Year)
Budget to Actual
Fiscal Year 2026 Percent Actual to Actual
Fiscal Year 2026 1st Year of Biennial Collected 1 Year-over-Year Fiscal Year 2025 Ye,
1st Year Actuals Budget Expended Change Date Actuals
Current Fiscal Year
263 SDC Street Fund
System Development Charges $ 133,680 $ 150,000 89.1% 84.1% $ 158,
Interest on Investments 94,352 100,000 94.4% 106.1% 88,
Other Financing Sources - - N/A N/A
Total Revenues and Other Sources 228,032 250,000 91.2% 92.0% 247,
Materials and Services - 25,000 0.0% N/A
Capital Outlay 265,573 25,425 1044.5% N/A
Debt Service 52,197 150,000 34.8% N/A
Contingency - 750 0.0% N/A
Total Expenditures and Other Uses 317,771 201,175 158.0% N/A
Excess(Deficiency)of Revenues and Other Sources over
Expenditures and Other Uses (89,739) 48,825 -183.8% -36.2% 247,
Beginning Fund Balance 2,930,798 2,120,196 138.2% N/A 2,170,
Ending Fund Balance $ 2,841,059 $ 2,169,021 131.0% 117.5% $ 2,418,
Reconciliation of Fund Balance:
Restricted and Committed Funds 2,841,059
Unassigned Fund Balance $ -
11
City of Ashland
Statement of Resources, Requirements, and Changes in Fund Balance
Preliminary as of March 31,2026
(76%of Fiscal Year)
Budget to Actual
Fiscal Year 2026 Percent Actual to Actual
Fiscal Year 2026 1st Year of Biennial Collected 1 Year-over-Year Fiscal Year 2025 Ye,
1st Year Actuals Budget Expended Change Date Actuals
Current Fiscal Year
265 Wildfire Risk Reduction Fund
Taxes $ 595,211 $ 938,898 63.4% N/A $
Intergovernmental 9,313 192,918 4.8% N/A
Interest on Investments 2,263 - N/A N/A
Transfer In(Water Fund) 50,000 50,000 100.0% N/A
Total Revenues and Other Sources 656,787 1,181,816 55.6% N/A
Personnel Services 343,399 652,939 52.6% N/A
Materials and Services 41,344 112,318 36.8% N/A
Contingency - 22,958 0.0% N/A
Total Expenditures and Other Uses 384,743 788,215 48.8% N/A
Excess(Deficiency)of Revenues and Other Sources over
Expenditures and Other Uses 272,045 393,601 69.1% N/A
Beginning Fund Balance - - 0.0% N/A
Ending Fund Balance $ 272,045 $ 393,601 69.1% N/A $
Reconciliation of Fund Balance:
Restricted and Committed Funds -
Unassigned Fund Balance $ 272,045
12
City of Ashland
Statement of Resources, Requirements, and Changes in Fund Balance
Preliminary as of March 31,2026
(76%of Fiscal Year)
Budget to Actual
Fiscal Year 2026 Percent Actual to Actual
Fiscal Year 2026 1st Year of Biennial Collected 1 Year-over-Year Fiscal Year 2025 Ye,
1st Year Actuals Budget Expended Change Date Actuals
Current Fiscal Year
280 Airport Fund
Intergovernmental $ 112,450 $ 1,314,000 8.60/c N/A $ (4,
Charges for Services-Rates 158,414 190,000 83.4°/a 121.10/c 130,
Interest on Investments 11,490 10,000 114.90/c 86.40/c 13,
Miscellaneous - - N/A N/A
Other Financing Sources - 171,000 0.0O/C N/A
Total Revenues and Other Sources 282,354 1,685,000 16.8°/a 201.60/c 140,
Materials and Services 148,022 209,718 70.6°/a 330.00/c 44,
Capital Outlay 131,198 1,520,000 8.60/c 1457.80/c 9,
Contingency - 6,292 0.0O/C N/A
Total Expenditures and Other Uses 279,220 1,736,010 16.1°/a 518.40/c 53,
Excess(Deficiency)of Revenues and Other Sources over
Expenditures and Other Uses 3,134 (51,010) 106.1% 3.6% 86,
Beginning Fund Balance 431,093 242,850 177.50/c 127.70/c 337,
Ending Fund Balance $ 434,227 $ 191,840 226.30/c 102.50/c $ 423,
Reconciliation of Fund Balance:
Restricted and Committed Funds 434,227
Unassigned Fund Balance $ -
13
City of Ashland
Statement of Resources, Requirements, and Changes in Fund Balance
Preliminary as of March 31,2026
(76%of Fiscal Year)
Budget to Actual
Fiscal Year 2026 Percent Actual to Actual
Fiscal Year 2026 1st Year of Biennial Collected 1 Year-over-Year Fiscal Year 2025 Ye,
1st Year Actuals Budget Expended Change Date Actuals
Current Fiscal Year
410 Capital Improvements Fund
Intergovernmental $ $ N/A N/A $
Charges for Services-Misc.Service fees - N/A 0.0% (159,
Interest on Investments 6,238 22,000 28.4% 20.3% 30,
Miscellaneous - - N/A N/A
Transfer In(General Fund) 200,000 100,000 200.0% 200.0% 100,
Total Revenues and Other Sources 206,238 122,000 169.0% -723.0% (28,.
Public Works-Capital Outlay 722,336 636,634 113.5% 89.1% 810,
Finance -Open Space(Parks) - - N/A N/A
Transfer Out(Debt Service Fund) N/A N/A
Transfer Out(Insurance Fund) N/A N/A
Contingency - - N/A N/A
Total Expenditures and Other Uses 722,336 636,634 113.5% 89.1% 810,
Excess(Deficiency)of Revenues and Other Sources over
Expenditures and Other Uses (516,098) (514,634) -0.3% 61.5% (838,
Beginning Fund Balance 372,739 514,634 72.4% 38.1% 977,
Ending Fund Balance $ (143,359) $ - 0.0% -103.5% $ 138,
Reconciliation of Fund Balance:
Restricted and Committed Funds
Unassigned Fund Balance $ (143,359)
14
City of Ashland
Statement of Resources, Requirements, and Changes in Fund Balance
Preliminary as of March 31,2026
(76%of Fiscal Year)
Budget to Actual
Fiscal Year 2026 Percent Actual to Actual
Fiscal Year 2026 1st Year of Biennial Collected 1 Year-over-Year Fiscal Year 2025 Ye,
1st Year Actuals Budget Expended Change Date Actuals
Current Fiscal Year
411 Parks Capital Improvement Fund
Taxes $ 454,470 $ 885,000 51.4% 106.2% $ 427,
Intergovernmental 21,420 860,000 2.5% N/A
Interest on Investments 99,171 143,000 69.4% 73.4% 135,
Miscellaneous 163,495 - N/A N/A
Total Revenues and Other Sources 738,556 1,888,000 39.1% 131.2% 562,
Materials and Services - - N/A N/A
Capital Outlay 41,092 4,093,000 1.0% 19.2% 214,
Transfer Out(Debt Service Fund) 136,000 136,000 100.0% 73.3% 185,
Transfer Out(General Fund) 422,545 422,545 100.0% 100.0% 422,
Total Expenditures and Other Uses 599,637 4,651,545 12.9% 72 9% 822
Excess(Deficiency)of Revenues and Other Sources over
Expenditures and Other Uses 138,920 (2,763,545) 105.0% -53.6% (259,
Beginning Fund Balance 3,339,320 3,934,374 84.9% 93.5% 3,571,
Ending Fund Balance $ 3,478,240 $ 1,170,829 297.1% 105.0% $ 3,311,
Reconciliation of Fund Balance:
Restricted and Committed Funds 3,478,240
Unassigned Fund Balance $ -
15
City of Ashland
Statement of Resources, Requirements, and Changes in Fund Balance
Preliminary as of March 31,2026
(76%of Fiscal Year)
Budget to Actual
Fiscal Year 2026 Percent Actual to Actual
Fiscal Year 2026 1st Year of Biennial Collected 1 Year-over-Year Fiscal Year 2025 Ye,
1st Year Actuals Budget Expended Change Date Actuals
Current Fiscal Year
413 SDC Parks Fund
System Development Charges-Parks $ 27,890 $ 50,000 55.8% 94.1% $ 29,
Interest on Investments 14,402 19,000 75.8% 96.0% 15,
Other Financing Sources - - N/A N/A
Total Revenues and Other Sources 42,292 69,000 61.3% 94.7% 44,
Materials and Services - - N/A N/A
Capital Outlay 325,000 0.0% N/A
Contingency - N/A N/A
Total Expenditures and Other Uses - 325,000 0.0% N/A
Excess(Deficiency)of Revenues and Other Sources over
Expenditures and Other Uses 42,292 (256,000) 116.5% 94.7% 44,
Beginning Fund Balance 479,909 476,362 100.7% 115.0% 417,
Ending Fund Balance $ 522,201 $ 220,362 237.0% 113.0% $ 462,
Reconciliation of Fund Balance:
Restricted and Committed Funds 522,201
Unassigned Fund Balance $ -
16
City of Ashland
Statement of Resources, Requirements, and Changes in Fund Balance
Preliminary as of March 31,2026
(76%of Fiscal Year)
Budget to Actual
Fiscal Year 2026 Percent Actual to Actual
Fiscal Year 2026 1st Year of Biennial Collected 1 Year-over-Year Fiscal Year 2025 Ye,
1st Year Actuals Budget Expended Change Date Actuals
Current Fiscal Year
530 Debt Services
Taxes $ 197,193 $ 211,000 93.5% 101.3% $ 194,
Charges for Services-Internal - - N/A 0.0% 946,
Interest on Investments 28,286 1,000 2828.6% 196.5% 14,
Transfer In(General Fund) 153,000 153,000 100.0% 139.1% 110,
Transfer In(Parks CIP) 136,000 136,000 100.0% 73.3% 185,
Total Revenues and Other Sources 514,480 501,000 102.7% 35.5% 1,450,
Debt Service 135,868 493,976 27.5% 9.7% 1,403,
Transfer Out(General Fund) 900,000 900,000 100.0% N/A
Total Expenditures and Other Uses 1,035,868 1,393,976 74.3% 73.8% 1,403,
Excess(Deficiency)of Revenues and Other Sources over
Expenditures and Other Uses (521,388) (892,976) 41.6% -1102.3% 47,
Beginning Fund Balance 1,101,412 1,097,889 100.3% 104.9% 1,050,
Ending Fund Balance $ 580,024 $ 204,913 283.1% 52.8% $ 1,097,
Reconciliation of Fund Balance:
Restricted and Committed Funds 580,024
Unassigned Fund Balance $ -
17
City of Ashland
Statement of Resources, Requirements, and Changes in Fund Balance
Preliminary as of March 31,2026
(76%of Fiscal Year)
Budget to Actual
Fiscal Year 2026 Percent Actual to Actual
Fiscal Year 2026 1st Year of Biennial Collected 1 Year-over-Year Fiscal Year 2025 Ye,
1st Year Actuals Budget Expended Change Date Actuals
Current Fiscal Year
670 Water Fund
Intergovernmental $ 1,050,170 $ - N/A 1069.10/c $ 98,
Charges for Services-Rates 7,214,175 10,827,000 66.6°/a 102.50/c 7,041,
Charges for Services-Misc.Service Fees 36,846 89,000 41.4°/a 58.50/c 62,
Interest on Investments 492,056 749,000 65.7°/a 76.30/c 644,
Miscellaneous 6,284 25,000 25.1°/a 217.20/c 2,
Other Financing Sources - 21,000,000 0.0O/C N/A
Total Revenues and Other Sources 8,799,532 32,690,000 26.9°/a 112.10/c 7,850,
Public Works-Conservation 84,051 302,100 27.8°/a 123.50/c 68,
Public Works-Water Supply 733,302 3,658,164 20.0°/a 208.30/c 352,
Public Works-Water Supply Debt 118,500 118,501 100.00/c 100.00/c 118,
Public Works-Water Distribution 4,503,245 6,198,868 72.6°/a 115.80/c 3,887,
Public Works-Water Distribution Debt 203,729 208,283 97.8°/a 101.50/c 200,
PublicWorks-WaterTreatment 5,561,890 5,167,792 107.60/c 485.10/c 1,146,
Public Works-Water Treatment Debt 359,780 359,922 100.00/c 100.00/c 359,
Transfer Out(Wildfire Fund) 50,000 50,000 100.00/c 100.00/c 50,
Contingency - 236,122 0.0O/C N/A
Total Expenditures and Other Uses 11,614,497 16,299,752 71.3°/a 187.90/c 6,182,
Excess(Deficiency)of Revenues and Other Sources over
Expenditures and Other Uses (2,814,965) 16,390,248 -17.2% -168.8% 1,667,
Beginning Fund Balance 18,791,692 17,413,662 107.90/c 106.70/c 17,615,
Ending Fund Balance $ 15,976,727 $ 33,803,910 47.3°/a 82.90/c $ 19,283,
Reconciliation of Fund Balance:
Restricted and Committed Funds 6,000,000
Unassigned Fund Balance $ 9,976,727
18
City of Ashland
Statement of Resources, Requirements, and Changes in Fund Balance
Preliminary as of March 31,2026
(76%of Fiscal Year)
Budget to Actual
Fiscal Year 2026 Percent Actual to Actual
Fiscal Year 2026 1st Year of Biennial Collected 1 Year-over-Year Fiscal Year 2025 Ye,
1st Year Actuals Budget Expended Change Date Actuals
Current Fiscal Year
673 SDC Water Fund
System Development Charges-Water $ 132,121 $ 175,000 75.5% 95.8% $ 137,
Interest on Investments 23,907 42,000 56.9% 69.7% 34,
Miscellaneous - - N/A N/A
Other Financing Sources - 3,628,990 0.0% N/A
Total Revenues and Other Sources 156,027 3,845,990 4.1% 90.6% 172,
Materials and Services - 150,000 0.0% 0.0%
Capital Outlay 393,014 2,350,609 16.7% 16.7% 4,
Public Works-Debt SDC's 121,214 203,093 59.7% 59.7% 121,
Contingency - 10,593 0.0% N/A
Total Expenditures and Other Uses 514,228 2,714,295 18.9% 18.9% 125,
Excess(Deficiency)of Revenues and Other Sources over
Expenditures and Other Uses (358,201) 1,131,695 -31.7% -763.4% 46,
Beginning Fund Balance 976,558 649,599 150.3% 101.1% 966,
Ending Fund Balance $ 618,357 $ 1,781,294 34.7% 61.0% $ 1,013,
Reconciliation of Fund Balance:
Restricted and Committed Funds 618,357
Unassigned Fund Balance $ -
19
City of Ashland
Statement of Resources, Requirements, and Changes in Fund Balance
Preliminary as of March 31,2026
(76%of Fiscal Year)
Budget to Actual
Fiscal Year 2026 Percent Actual to Actual
Fiscal Year 2026 1st Year of Biennial Collected 1 Year-over-Year Fiscal Year 2025 Ye,
1st Year Actuals Budget Expended Change Date Actuals
Current Fiscal Year
675 Wastewater Fund
Taxes $ $ N/A N/A $
Intergovernmental - N/A N/A
Charges for Services-Rates 4,845,100 6,505,000 74.5% 100.4% 4,828,
Charges for Services-Misc.Service Fees - - N/A N/A
System Development Charges - - N/A N/A
Interest on Investments 193,885 250,000 77.6% 85.0% 228,
Miscellaneous 3,944 - N/A 15274.8%
Other Financing Sources 185,584 4,507,052 4.1% 224.7% 82,
Total Revenues and Other Sources 5,228,513 11,262,052 46.4% 101.7% 5,138,
Public Works-Wastewater Collection 1,767,180 3,980,765 44.4% 101.5% 1,741,
Public Works-Wastewater Collection Debt 46,603 47,701 97.7% 110.9% 42,
Public Works-Wastewater Treatment 3,146,044 5,932,884 53.0% 119.6% 2,629,
Public Works-Wastewater Treatment Debt 250,160 926,579 27.0% 196.8% 127,
Contingency - 223,028 0.0% N/A
Total Expenditures and Other Uses 5,209,987 11,110,957 46.9% 114.7% 4,540,
Excess(Deficiency)of Revenues and Other Sources over
Expenditures and Other Uses 18,526 151,095 12.3% 3.1% 598,
Beginning Fund Balance 7,572,951 5,168,802 146.5% 114.6% 6,606,
Ending Fund Balance $ 7,591,477 $ 5,319,897 142.7% 105.4% $ 7,204,
Reconciliation of Fund Balance:
Restricted and Committed Funds -
Unassigned Fund Balance $ 7,591,477
20
City of Ashland
Statement of Resources, Requirements, and Changes in Fund Balance
Preliminary as of March 31,2026
(76%of Fiscal Year)
Budget to Actual
Fiscal Year 2026 Percent Actual to Actual
Fiscal Year 2026 1st Year of Biennial Collected 1 Year-over-Year Fiscal Year 2025 Ye,
1st Year Actuals Budget Expended Change Date Actuals
Current Fiscal Year
677 SDC Sewer Fund
System Development Charges-Wastewater $ 152,167 $ 150,000 101.40/c 76.90/c $ 197,
Interest on Investments 82,050 110,000 74.6°/a 98.00/c 83,
Miscellaneous - - N/A N/A
Other Financing Sources - 610,250 0.0O/C N/A
Total Revenues and Other Sources 234,217 870,250 26.9°/a 83.20/c 281,
Materials and Services - - N/A N/A
Capital Outlay 56,198 490,875 11.4°/a 882.10/c 6,
Contingency - - N/A N/A
Total Expenditures and Other Uses 56,198 490,875 11.4°/a 882.10/c 6,
Excess(Deficiency)of Revenues and Other Sources over
Expenditures and Other Uses 178,019 379,375 46.9% 64.7% 275,
Beginning Fund Balance 2,726,658 2,632,113 103.60/c 114.90/c 2,372,
Ending Fund Balance $ 2,904,677 $ 3,011,488 96.5°/a 109.70/c $ 2,647,
Reconciliation of Fund Balance:
Restricted and Committed Funds 2,904,677
Unassigned Fund Balance $ -
21
City of Ashland
Statement of Resources, Requirements, and Changes in Fund Balance
Preliminary as of March 31,2026
(76%of Fiscal Year)
Budget to Actual
Fiscal Year 2026 Percent Actual to Actual
Fiscal Year 2026 1st Year of Biennial Collected 1 Year-over-Year Fiscal Year 2025 Ye,
1st Year Actuals Budget Expended Change Date Actuals
Current Fiscal Year
680 Stormwater Fund
Intergovernmental $ - $ - N/A N/A $
Charges for Services-Rates 605,023 850,000 71.2% 100.3% 603,
Charges for Services-Misc.Service Fees - - N/A N/A
System Development Charges - - N/A N/A
Interest on Investments 60,210 84,000 71.7% 81.1% 74,
Miscellaneous - - N/A N/A
Other Financing Sources - 503,526 0.0% N/A
Total Revenues and Other Sources 665,233 1,437,526 46.3% 98.2% 677,.
Public Works-Storm Water Operations 559,499 1,731,896 32.3% 89.4% 625,
Public Works-Storm Water Operations Debt 10,419 10,725 97.1% 99.0% 10,
Contingency - 22,655 0.0% N/A
Total Expenditures and Other Uses 569,918 1,765,276 32.3% 89.5% 636,
Excess(Deficiency)of Revenues and Other Sources over
Expenditures and Other Uses 95,315 (327,750) 129.1% 232.9% 40,
Beginning Fund Balance 2,136,737 2,012,050 106.2% 102.0% 2,094,
Ending Fund Balance $ 2,232,052 $ 1,684,300 132.5% 104.5% $ 2,135,
Reconciliation of Fund Balance:
Restricted and Committed Funds -
Unassigned Fund Balance $ 2,232,052
22
City of Ashland
Statement of Resources, Requirements, and Changes in Fund Balance
Preliminary as of March 31,2026
(76%of Fiscal Year)
Budget to Actual
Fiscal Year 2026 Percent Actual to Actual
Fiscal Year 2026 1st Year of Biennial Collected 1 Year-over-Year Fiscal Year 2025 Ye,
1st Year Actuals Budget Expended Change Date Actuals
Current Fiscal Year
683 SDC Storm Fund
System Development Charges-Wastewater $ 14,943 $ 30,000 49.8% 96.5% $ 15,
Interest on Investments 1,812 1,000 181.2% 127.9% 1,
Miscellaneous - - N/A N/A
Other Financing Sources - - N/A N/A
Total Revenues and Other Sources 16,755 31,000 54.0% 99.1% 16,
Materials and Services - - N/A N/A
Capital Outlay 15,169 0.0% N/A
Public Works-Debt SDC's - N/A N/A
Contingency - N/A N/A
Total Expenditures and Other Uses - 15,169 0.0% N/A
Excess(Deficiency)of Revenues and Other Sources over
Expenditures and Other Uses 16,755 15,831 105.8% 99.1% 16,
Beginning Fund Balance 55,106 36,821 149.7% 181.7% 30,
Ending Fund Balance $ 71,861 $ 52,652 136.5% 152.2% $ 47,
Reconciliation of Fund Balance:
Restricted and Committed Funds 71,861
Unassigned Fund Balance $ -
23
City of Ashland
Statement of Resources, Requirements, and Changes in Fund Balance
Preliminary as of March 31,2026
(76%of Fiscal Year)
Budget to Actual
Fiscal Year 2026 Percent Actual to Actual
Fiscal Year 2026 1st Year of Biennial Collected 1 Year-over-Year Fiscal Year 2025 Ye,
1st Year Actuals Budget Expended Change Date Actuals
Current Fiscal Year
690 Electric Fund
Intergovernmental $ 147,152 $ 210,000 70.1% N/A $
Charges for Services-Rates 13,134,452 17,609,673 74.6% 97.3% 13,500,
Charges for Services-Misc.Service Fees 181,593 268,000 67.8% 60.3% 301,
Interest on Investments 228,224 296,000 77.1% 89.8% 254,
Miscellaneous 1,531,962 292,000 524.6% 4076.5% 37,
Other Financing Sources - 3,375,000 0.0% N/A
Total Revenues and Other Sources 15,223,383 22,050,673 69.0% 108.0% 14,093,
Electric-Conservation 917,439 1,752,846 52.3% 134.7% 681,
Electric-Supply 5,292,862 7,810,000 67.8% 85.9% 6,162,
Electric-Distribution 6,670,136 9,767,037 68.3% 99.3% 6,714,
Electric-Transmission 691,389 1,320,000 52.4% 83.0% 832,
Debt Service - 221,812 0.0% N/A
Transfer Out(Insurance Fund) - N/A N/A
Contingency - 596,151 0.0% N/A
Total Expenditures and Other Uses 13,571,826 21,467,846 63.2% 94.3% 14,390,
Excess(Deficiency)of Revenues and Other Sources over
Expenditures and Other Uses 1,651,558 582,827 283.4% -556.8% (296,
Beginning Fund Balance 7,621,813 8,961,820 85.0% 80.8% 9,437,
Ending Fund Balance $ 9,273,371 $ 9,544,647 97.2% 101.4% $ 9,140,
Reconciliation of Fund Balance:
Restricted and Committed Funds -
Unassigned Fund Balance $ 9,273,371
24
City of Ashland
Statement of Resources, Requirements, and Changes in Fund Balance
Preliminary as of March 31,2026
(76%of Fiscal Year)
Budget to Actual
Fiscal Year 2026 Percent Actual to Actual
Fiscal Year 2026 1st Year of Biennial Collected 1 Year-over-Year Fiscal Year 2025 Ye,
1st Year Actuals Budget Expended Change Date Actuals
Current Fiscal Year
695 Telecommunications Fund
Intergovernmental $ - $ - N/A N/A $
Charges for Services-Rates 2,218,946 3,060,390 72.5% 106.2% 2,088,
Charges for Services-Misc.Service Fees - - N/A N/A
Interest on Investments 75,345 110,000 68.5% 73.7% 102,
Miscellaneous - - N/A 0.0% 1,
Total Revenues and Other Sources 2,294,291 3,170,390 72.4% 104.6% 2,192,
Personnel Services 763,731 1,159,709 65.9% 105.3% 725,
Materials&Services 1,091,168 1,538,897 70.9% 102.6% 1,063,
Capital Outlay 698,138 980,344 71.2% 365.7% 190,
Debt-Transfer to Debt Service Fund - - N/A 0.0% 388,
Transfer Out(Insurance Fund) - N/A N/A
Contingency - 80,958 0.0% N/A
Total Expenditures and Other Uses 2,553,036 3,759,908 67.9% 107.8% 2,367,
Excess(Deficiency)of Revenues and Other Sources over
Expenditures and Other Uses (258,746) (589,518) 56.1% 147.8% (175,
Beginning Fund Balance 2,848,373 2,733,125 104.2% 90.3% 3,153,
Ending Fund Balance $ 2,589,627 $ 2,143,607 120.8% 87.0% $ 2,978,
Reconciliation of Fund Balance:
Restricted and Committed Funds -
Unassigned Fund Balance $ 2,589,627
25
City of Ashland
Statement of Resources, Requirements, and Changes in Fund Balance
Preliminary as of March 31,2026
(76%of Fiscal Year)
Budget to Actual
Fiscal Year 2026 Percent Actual to Actual
Fiscal Year 2026 1st Year of Biennial Collected 1 Year-over-Year Fiscal Year 2025 Ye,
1st Year Actuals Budget Expended Change Date Actuals
Current Fiscal Year
720 Insurance Service Fund
Intergovernmental $ - $ - N/A N/A $
Charges for Services-Internal 1,461,403 1,614,939 90.5% 110.5% 1,321,
Interest on Investments 56,370 70,000 80.5% 97.1% 58,
Miscellaneous 18,951 20,000 94.8% 274.6% 6,
Transfer In(All Funds) - - N/A N/A
Total Revenues and Other Sources 1,536,724 1,704,939 90.1% 110.8% 1,386,
Personnel Services 99,553 136,989 72.7% 2217.1% 4,
Materials and Services 1,638,161 1,482,566 110.5% 126.5% 1,294,
Contingency - 48,587 0.0% N/A
Total Expenditures and Other Uses 1,737,715 1,668,142 104.2% 133.8% 1,298,
Excess(Deficiency)of Revenues and Other Sources over
Expenditures and Other Uses (200,991) 36,797 -546.2% -228.6% 87,
Beginning Fund Balance 2,610,622 2,369,798 110.2% 124.1% 2,103,
Ending Fund Balance $ 2,409,631 $ 2,406,595 100.1% 110.0% $ 2,190,
Reconciliation of Fund Balance:
Restricted and Committed Funds 2,409,631
Unassigned Fund Balance $ -
26
City of Ashland
Statement of Resources, Requirements, and Changes in Fund Balance
Preliminary as of March 31,2026
(76%of Fiscal Year)
Budget to Actual
Fiscal Year 2026 Percent Actual to Actual
Fiscal Year 2026 1st Year of Biennial Collected 1 Year-over-Year Fiscal Year 2025 Ye,
1st Year Actuals Budget Expended Change Date Actuals
Current Fiscal Year
725 Health Benefits Fund
Charges for Services $ $ N/A N/A $
Interest N/A N/A
Miscellaneous N/A N/A
Transfer In(General Fund) N/A N/A
Total Revenues and Other Sources N/A N/A
Personnel Services N/A N/A
Materials and Services N/A N/A
Capital Outlay N/A N/A
Transfer Out(General Fund) N/A N/A 2,225,
Contingency N/A N/A
Total Expenditures and Other Uses N/A N/A 2,225,
Excess(Deficiency)of Revenues and Other Sources over
Expenditures and Other Uses 0.0% N/A (2,225,
Beginning Fund Balance 0.0O/C N/A 2,225,
Ending Fund Balance $ $ 0.0O/C N/A $
Reconciliation of Fund Balance:
Restricted and Committed Funds
Unassigned Fund Balance $
27
City of Ashland
Statement of Resources, Requirements, and Changes in Fund Balance
Preliminary as of March 31,2026
(76%of Fiscal Year)
Budget to Actual
Fiscal Year 2026 Percent Actual to Actual
Fiscal Year 2026 1st Year of Biennial Collected 1 Year-over-Year Fiscal Year 2025 Ye,
1st Year Actuals Budget Expended Change Date Actuals
Current Fiscal Year
730 Equipment Fund
Intergovernmental $ - $ - N/A N/A $
Charges for Services-Internal 3,559,924 4,746,565 75.0% 101.3% 3,513,
Charges for Services -Misc.Service Fees 235,439 300,000 78.5% 104.9% 224,
Interest on Investments 249,012 297,000 83.8% 89 7% 277
Miscellaneous 398,555 52,000 766.5% 304.7% 130,
Transfer In(General Fund) 473,607 473,607 100.0% N/A
Total Revenues and Other Sources 4,916,537 5,869,172 83.8% 118.6% 4,146,
Public Works-Maintenance 1,827,515 2,681,677 68.1% 96.9% 1,886,
Public Works-Purchasing and Acquisition 1,804,129 2,271,000 79.4% 82.8% 2,179,
Transfer Out(Insurance Fund) - - N/A N/A
Contingency - 80,450 0.0% N/A
Total Expenditures and Other Uses 3,631,644 5,033,127 72.2% 89.3% 4,065,
Excess(Deficiency)of Revenues and Other Sources over
Expenditures and Other Uses 1,284,893 836,045 153.7% 1596.5% 80,
Beginning Fund Balance 7,589,751 7,471,284 101.6% 104.6% 7,258,
Ending Fund Balance $ 8,874,644 $ 8,307,329 106.8% 120.9% $ 7,338,
Reconciliation of Fund Balance:
Restricted and Committed Funds 8,874,644
Unassigned Fund Balance $ -
28
City of Ashland
Statement of Resources, Requirements, and Changes in Fund Balance
Preliminary as of March 31,2026
(76%of Fiscal Year)
Budget to Actual
Fiscal Year 2026 Percent Actual to Actual
Fiscal Year 2026 1st Year of Biennial Collected 1 Year-over-Year Fiscal Year 2025 Ye,
1st Year Actuals Budget Expended Change Date Actuals
Current Fiscal Year
731 Parks Equipment Fund
Charges for Services $ $ N/A N/A $
Interest on Investments N/A N/A
Miscellaneous N/A N/A
Transfer In(General Fund) N/A N/A
Total Revenues and Other Sources N/A N/A
Personnel Services N/A N/A
Materials and Services N/A N/A
Capital Outlay N/A N/A
Transfer Out(General Fund) N/A N/A 473,
Contingency N/A N/A
Total Expenditures and Other Uses N/A N/A 473,
Excess(Deficiency)of Revenues and Other Sources over
Expenditures and Other Uses 0.0% N/A (473,
Beginning Fund Balance 0.0O/C N/A 473,
Ending Fund Balance $ $ 0.0O/C N/A $
Reconciliation of Fund Balance:
Restricted and Committed Funds
Unassigned Fund Balance $
29
City of Ashland
Statement of Resources, Requirements, and Changes in Fund Balance
Preliminary as of March 31,2026
(76%of Fiscal Year)
Budget to Actual
Fiscal Year 2026 Percent Actual to Actual
Fiscal Year 2026 1st Year of Biennial Collected 1 Year-over-Year Fiscal Year 2025 Ye,
1st Year Actuals Budget Expended Change Date Actuals
Current Fiscal Year
810 Cemetery Fund
Charges for Services $ 11,344 $ 17,442 65.0% 62.1% $ 18,
Interest on Investments 29,131 41,000 71.1% 79.6% 36,
Transfer In(General Fund) 500 500 100.0% 100.0%
Total Revenues and Other Sources 40,975 58,942 69.5% 74.0% 55,
Transfer Out(General Fund) 59,131 75,000 78.8% 161.6% 36,
Total Expenditures and Other Uses 59,131 75,000 78.8% 161.6% 36,
Excess(Deficiency)of Revenues and Other Sources over
Expenditures and Other Uses (18,156) (16,058) -13.1% -96.7% 18,
Beginning Fund Balance 995,101 970,273 102.6% 102.5% 970,
Ending Fund Balance $ 976,945 $ 954,215 102.4% 98 7% $ 989
Reconciliation of Fund Balance:
Restricted and Committed Funds 976,945
Unassigned Fund Balance $ -
30
City of Ashland
Preliminary Results of Operations
Preliminary as of March 31,2026
110 230 240 250 255 260 263 265 280 410 4'
General Tourism Fund Housing CDBG Reserve Street SDC Street Wildfire Risk Airport CIP Park;
Carryover 15,372,019 922,621 127,476 36,617 1,980,546 4,151,856 2,930,798 - 431,093 372,739 3,3
Revenues 34,293,172 759,190 103,677 30,130 58,499 4,064,254 228,032 656,787 282,354 206,238 7:
Expenditures 32,820,057 678,302 66,940 33,194 - 4,988,031 317,771 384,743 279,220 722,336 5!
Ending Fund Balance 16,845,134 1,003,509 164,213 33,553 2,039,045 3,228,079 2,841,059 272,045 434,227 (143,359) 3,4
Unassigned 15,855,450 - - - - - - - - (143,359)
Fund Balance Requirement 6,935,840 No Policy No Policy No Policy No Policy 1,243,454 No Policy 57,394 162,862 No Policy No
Over(Under)Requirement 8,919,610 N/A N/A N/A N/A 1,984,625 N/A 214,651 271,365 N/A
Over(Under)Requirement 2290/c N/A N/A N/A N/A 260% N/A 474% 2670/c N/A
All numbers below are as of June 30,2025
Restricted For:
Asset Forfeited(Federal Funds) 40,537 - -
Committed For:
Downtown Parking 370,085 -
Public Arts 36,639
Future Capital Projects - -
All numbers below are as of March 31,2026
Restricted For:
TLT Tourism (State) - 966,870
Grubbs Case 22,235 -
Briscoe School Rehabilitation 203,493
Addressing Housing Insecurity 353,334 -
SDC's(State) - - - 2,841,059
CDBG(Federal Funds) 164,213 33,553 -
Perpetual Care(State) - - -
Opioid Money(Federal)
Food&Beverage(Voter Approved) - 3,4
Committed For:
Reserve Fund 2,039,045
Airport Activities - - 434,227
Street Activities 3,228,079 -
Facilities Activities -
Insurance Activities
Debt/Bond Covenants
Debt Service
Wildfire Activities 272,045
Vehicle Replacement - -
Total Reserved 989,684 1,003,509 164,213 33,553 2,039,045 3,228,079 2,841,059 272,045 434,227 3,4
31
City of Ashland
Preliminary Results of Operations, Continued
Preliminary as of March 31,2026
670 673 675 677 680 683 690 695 0720 730
Water SDC Water Wastewater SDC WW Storm Drain SDC Storm Electric IT Insurance Equipment
Carryover 18,791,692 976,558 7,572,951 2,726,658 2,136,737 55,106 7,621,813 2,848,373 2,610,622 7,589,751
Revenues 8,799,532 156,027 5,228,513 234,217 665,233 16,755 15,223,383 2,294,291 1,536,724 4,916,537
Expenditures 11,614,497 514,228 5,209,987 56,198 569,918 - 13,571,826 2,553,036 1,737,715 3,631,644
Ending Fund Balance 15,976,727 618,357 7,591,477 2,904,677 2,232,052 71,861 9,273,370 2,589,628 2,409,631 8,874,644
Unassigned 9,976,727 - 7,591,477 - 2,232,052 - 9,273,370 2,589,628 - -
Fund Balance Requirement 3,021,117 No Policy 2,187,956 No Policy 237,612 No Policy 4,648,750 677,544 1,421,579 2,271,000
Over(Under)Requirement 6,955,610 N/A 5,403,521 N/A 1,994,440 N/A 4,624,620 1,912,084 988,052 6,603,644
Over(Under)Requirement 330% N/A 347% N/A 939% N/A 199°% 3820/c 170% 3910/c
All numbers below are as of June 30,2025
Restricted For:
Asset Forfeited(Federal Funds) - - - - -
Committed For:
Downtown Parking
Public Arts -
Future Capital Projects 6,000,000
All numbers below are as of March 31,2026
Restricted For:
TLT Tourism (State) -
Grubbs Case
Briscoe School Rehabilitation
Addressing Housing Insecurity - - -
SDC's(State) 618,357 2,904,677 71,861
CDBG(Federal Funds) - - -
Perpetual Care(State)
Opioid Money(Federal)
Food&Beverage(Voter Approved)
Committed For:
Reserve Fund
Airport Activities
Street Activities
Facilities Activities -
Insurance Activities 2,409,631
Debt/Bond Covenants -
Debt Service
Wildfire Activities -
Vehicle Replacement - 8,874,644
Total Reserved 6,000,000 618,357 2,904,677 71,861 2,409,631 8,874,644
R
Cc
32
r"Al
adtehT09"-Me
City of Ashland
Summary of Cash and Investments
Preliminary as of March 31, 2026
Balance Balance Change From
Fund March 31,2026 March 31,2025 FY 2025
General Fund $ 15,506,872 $ 19,530,570 $ (4,023,698)
Tourism Fund 1,011,073 923,405 87,668
Housing Fund 164,214 203,328 (39,114)
Community Block Grant Fund 36,443 30,604 5,840
Reserve Fund 2,039,044 1,959,636 79,408
Street Fund 3,253,387 3,547,161 (293,775)
SDC Street Fund 2,969,827 2,418,033 551,793
Wildfire Risk Reduction Fund 202,436 - 202,436
Airport Fund 320,718 430,095 (109,377)
Capital Improvements Fund (123,363) 270,955 (394,318)
Parks Capital Improvements Fund 3,482,213 3,381,147 101,065
SDC Parks Fund 521,151 462,060 59,090
Debt Service Fund 414,723 931,536 (516,813)
Water Fund 14,576,775 17,765,875 (3,189,100)
SDC Water Fund 632,023 1,013,276 (381,253)
Wastewater Fund 6,425,601 6,059,722 365,879
SDC Wastewater Fund 2,915,424 2,638,455 276,969
Stormwater Fund 2,112,564 1,994,690 117,873
SDC Stormwater Fund 71,523 47,222 24,302
Electric Fund 8,279,676 7,054,855 1,224,821
Telecommunications Fund 2,248,279 2,519,723 (271,444)
Insurance Services Fund 2,248,310 2,053,871 194,438
Equipment Fund 8,934,078 7,333,520 1,600,558
Cemetery Trust Fund 975,723 987,822 (12,099)
$ 79,218,713 $ 83,557,563 $ (4,338,850)
Manner of Investment
General Banking Accounts (269,956) $ 1,605,353 $ (1,875,309)
Local Government Inv. Pool 54,615,120 52,725,740 1,889,381
City Investments 24,873,549 29,226,471 (4,352,922)
Total Cash and Investments $ 79,218,713 $ 83,557,563 $ (4,338,850)
33 Page 37 of 160
General Fund Forecast
Scenario based on Actuals as of May 31, 2026
2024-25 2025-26 2026-27 2027-28 2028-29 2029-30
Actual Forecast Change Forecast Change Forecast Change Forecast Change Forecas
Revenues $42,905,006 $42,220,095 -2% $42,973,358 2% $43,960,700 2% $45,353,652 3% $46,798,
Taxes 20,183,671 22,012,420 8% 22,747,582 3% 23,492,379 3% 24,265,216 3% 25,06-,
Franchise Fees 4,240,385 4,100,000 -3% 4,600,000 11% 4,784,000 4% 4,975,360 4% 5,17z
Charges for Services 11,121,520 11,224,402 1% 11,576,378 3% 12,090,903 4% 12,474,447 3% 12,871
Intergovernmental Revenue 584,078 718,843 19% 740,408 3% 762,621 3% 785,499 3% 80'
Grants 620,352 574,385 -8% 574,385 0% 574,385 0% 574,385 0% 57z
Licenses and Permits 1,101,054 1,130,000 3% 1,154,860 2% 669,267 -73% 683,991 2% 69'
Fines and Forfeitures 182,961 215,000 15% 221,450 3% 228,094 3% 234,936 3% 241
Operating Transfers In 3,850,774 1,532,545 -151% 632,545 -142% 632,545 0% 632,545 0% 63-,
Interest on Pooled Investments 850,261 637,500 -33% 650,000 2% 650,000 0% 650,000 0% 65(
Miscellaneous Revenues 169,950 75,000 -127% 75,750 1% 76,508 1% 77,273 1% 7E
Expenses $44,590,710 $44,340,178 -1% $45,352,510 2% $45,261,047 0% $46,863,569 3% $48,678,
Personal Services 28,941,626 29,735,044 3% 31,020,774 4% 31,523,572 2% 32,869,005 4% 34,28-,
Materials&Services 12,822,638 12,101,634 -6% 12,293,095 2% 12,638,832 3% 13,195,922 4% 13,59E
Capital Outlay 1,480,203 1,650,000 10% 885,142 -86% 445,142 -99% 445,142 0% 44`
Operating Transfers Out 1,346,243 453,500 -197% 353,500 -28% 653,500 46% 353,500 -85% 35_
Contingency Used 400,000 0 800,000 0 0 0 0 0
Beginning Fund Balance $17,057,723 $15,372,019 $13,251,936 $10,872,784 $9,572,438 $8,062,.
Ending Fund Balance $15,372,019 $13,251,936 $10,872,784 $9,572,438 $8,062,521 $6,182,
Operating Expenditures $41,764,264 $42,236,678 $44,113,868 $44,162,405 $46,064,927 $47,879,
Fund Balance Policy(16.67%) $6,962,103 $7,040,854 $7,353,782 $7,361,873 $7,679,023 $7,981,
Excess/(Deficiency) $8,409,916 $6,211,082 $3,519,003 $2,210,565 $383,498 ($1,798
Unassigned $13,516,988
Council Study Session
Date June 15, 2026
Manufactured Home Park Zoning amendments and code
updates
Community Development
Brandon Goldman, Director of Community Development
TIME ESTIMATE
45
CATEGORY
Informational -this is to inform the body on a particular topic. No motion or direction needed.
SUMMARY
The Council will conduct a study session regarding four proposed ordinances associated with the Manufactured
Home Park Zone (MHPZ) project. The ordinances are scheduled for public hearing and first reading on June 16,
2026. The purpose of the study session is to provide Councilors an opportunity to ask questions and better
understand the proposal in advance of the public hearing. No Council action is requested this evening.
POLICIES, PLANS & GOALS SUPPORTED
• Ashland Housing Production Strategy (2023), Strategy G: Maintain quality and support preservation
of existing manufactured home parks.
• Ashland Comprehensive Plan Housing Goal 6.10.1: Ensure a range of different dwelling types that
provide living opportunities for the total cross section of Ashland's population.
• Ashland Comprehensive Plan Housing Goal 6.10.2: Support the creation and preservation of
housing that is affordable to low-and moderate-income households and that is commensurate with
the incomes of Ashland's workforce.
• Oregon Statewide Planning Goal 10 (Housing): Provide for the housing needs of citizens of the
sta te.
BACKGROUND AND ADDITIONAL INFORMATION
The preservation of manufactured home parks was identified as a priority action in Ashland's Housing
Production Strategy (HPS), adopted by the City Council in 2023. The HPS recognized manufactured home
parks as an important source of low-cost homeownership and housing stability and recommended development
of regulatory tools to support their long-term preservation. The proposed ordinances are intended to implement
that HPS action while also addressing recent changes in Oregon housing law affecting manufactured housing
and related housing types.
To support this effort, the City received a Technical Assistance Grant from the Oregon Department of Land
Conservation and Development (DLCD). Through a joint selection process conducted by the City and DLCD, 3J
Consulting was retained to assist with public engagement, policy development, ordinance preparation, and
findings. Since 2025, City staff and the consultant team have worked with a Manufactured Home Park Zone
Management Advisory Committee (MAC) composed of manufactured home park residents, housing advocates,
and representatives of the Planning Commission and Housing and Human Services Advisory Committee. The
MAC reviewed the proposed amendments and expressed support for creation of the Manufactured Home Park
Zone and associated amendments.
Page 1 of 3
Page 39 of 160
rnalks Coil"Vil Stild VqeSVdon
The Housing and Human Services Advisory Committee reviewed the proposed ordinance package on April 23,
2026, and recommended that the Planning Commission and City Council approve the proposed amendments.
The committee found the proposal to be consistent with the City's Housing Production Strategy goals related to
manufactured home park preservation and resident stability.
The proposed amendments include both state-mandated and City-initiated provisions. Recent Oregon legislation
requires local governments to update regulations affecting manufactured housing, childcare facilities, residential
care uses, and clear and objective housing standards. The proposed ordinances also include discretionary City
policy choices intended to preserve manufactured home parks, encourage reinvestment in existing parks,
reduce redevelopment pressures, and support long-term housing stability for residents.
The proposed ordinance package consists of four related ordinances:
Ordinance No. 3296- Land Use Ordinance Amendments
Establishes the Manufactured Home Park Zone (MHPZ) and amends various provisions of the Land Use
Ordinance relating to manufactured homes, manufactured home parks, childcare facilities, residential care uses,
annexations, definitions, and development standards.
The ordinance includes several amendments required by recent changes in Oregon law. These include
regulating manufactured homes on individual lots in substantially the same manner as site-built single-family
homes, updating development standards to provide clear and objective approval criteria, permitting
prefabricated (modular) dwellings and recreational vehicles within manufactured home parks where required by
state law, allowing childcare facilities and certain residential care uses as required by state legislation, and
updating local definitions and standards to align with current state housing statutes.
In addition to the state-mandated changes, the ordinance includes City-initiated provisions intended to preserve
and modernize manufactured home parks. Examples include creating a dedicated Manufactured Home Park
Zone, allowing increased densities for smaller units, improving fire and emergency access standards, permitting
community-serving amenities, and encouraging reinvestment through a proportionate impact approach that
avoids requiring full site-wide upgrades when only limited improvements are proposed.
Ordinance No. 3297- Zoning Map Amendment
Amends the City's Zoning Map to apply the new Manufactured Home Park Zone designation to eligible
manufactured home parks located within the city limits.
Ordinance No. 3298- Comprehensive Plan Map Amendment
Amends the Comprehensive Plan Map to establish a Manufactured Home Park designation for eligible
manufactured home parks, including certain parks located within the Urban Growth Boundary.
Ordinance No. 3306- Manufactured Home Park Resident Protections
Creates a new Chapter 10.116 of the Ashland Municipal Code establishing notice of sale requirements,
opportunity-to-purchase provisions, relocation planning requirements, and tenant protections for manufactured
home park residents.
Unlike the other three ordinances, Ordinance No. 3306 is not a land use code amendment. Rather, it is
proposed within Chapter 10 of the Ashland Municipal Code, Public Peace, Morals and Safety. Similar to the
City's existing tenant protections associated with conversion of multifamily rental housing to ownership housing
(AMC 10.115), the proposed regulations are intended to address housing stability and resident protections
rather than land use regulation.
Following preparation of the draft ordinances, the Legal Department reviewed proposed Ordinance 3306 relating
to tenant protections and notice requirements associated with manufactured home park sales and closures.
While Legal has advised that many of the proposed provisions may be legally supportable, additional evaluation
Page 2of3
Page 40 of 160
VI Council Studv Session
is recommended prior to Council adoption. Areas identified for further review include the relationship between
the proposed local requirements and existing provisions of ORS Chapter 90, opportunities to streamline the
ordinance through incorporation by reference of applicable state law requirements, clarification of enforcement
mechanisms and administrative procedures, and further analysis of the City's authority to impose requirements
that exceed state statutory standards. Legal has recommended that these issues be evaluated and, where
appropriate, reflected in a revised draft ordinance prior to Council consideration of adoption.
Planning Commission Recommendation
The Planning Commission is scheduled to conduct a public hearing and provide a recommendation on the
proposed ordinances on June 9, 2026. The Commission's recommendation, together with any recommended
modifications, will be presented to the City Council as part of the June 16, 2026 public hearing and first reading
process.
FISCAL IMPACTS
The proposed ordinances are legislative amendments to the Ashland Municipal Code and do not have a direct
fiscal impact on the City's adopted budget. The work associated with development of the Manufactured Home
Park Zone was substantially funded through a Technical Assistance Grant provided by the Oregon Department of
Land Conservation and Development (DLCD). Future implementation of the adopted regulations would occur
through existing Community Development Department programs and
SUGGESTED ACTIONS, AND/OR OPTIONS
No action is requested of the City Council this evening. The proposed ordinances are scheduled for a public
hearing and consideration by the City Council on June 16, 2026.
REFERENCES &ATTACHMENTS
1. MHPZ_Staff_Memo_PC_Hearing_06092026
2. Ord3296_MPHZ_CH 18_draft_05292026
3. Ord3297_MHPZ-Zoning Map_draft_05292026
4. Ord3297_ZoningMap_ExhibitA
5. Ord3298_ MHPZ_Comp Plan Map_draft_06022026
6. Ord3298_CompPlanMap_ExhibitA
7. Ord3306_MHPZ-NoticeofSale_draft_05292026
8. 2026-06-01 Public Comment Allen
9. 2026-06-01 Public Comment_RVAR
10. 2026-06-08_Public Comment—Hampton
11. MHPZ Survey Structure 2026-06-01
12. MHPZ Survey Responses 2026-06-01
13. HB 4064-ManuafacturedHousing
14. ORS 90.842 MH Notice of Sale
Page 3 of 3
Page 41 of 160
C I T Y O F
ASHLAND
Memo
DATE: June 9,2026
TO: Planning Commissioners
FROM: Brandon Goldman,Director
Linda Reid,Housing Program Manager/MHPZ Project Manager
Derek Severson,Planning Supervisor
RE: Manufactured Home Park Zone (MHPZ) Ordinance Adoption Hearing
Background
The preservation of manufactured home parks was identified as a strategic action in Ashland's
state-mandated Housing Production Strategy (HPS),which was adopted in 2023. The HPS recognizes
manufactured home parks as a critical source of'naturally occurring affordable housing'and calls
for regulatory tools that maintain park viability, reduce redevelopment pressure,and support long-
term housing stability for residents. Development of a stand-alone Manufactured Home Park zone
(MHPZ) is intended to directly implement the HPS strategy by establishing a zoning framework
focused on preservation,clarity,and compliance with state housing statutes. The City received a
Technical Assistance Grant from the Oregon Department of Land Conservation and Development
(DLCD),and through a joint selection process conducted by the City and DLCD, 3J Consulting was
retained to provide technical and policy support for this effort. 3J will lead tonight's presentation.To
date,this project has included:
• Since August of 2025,City staff and the consultant team have been working with a
Management Advisory Committee (MAC) composed of manufactured home park residents,
real estate professionals,affordable housing providers,and a representative from the
Housing and Human Services Advisory Committee and the Planning Commission to inform
policy development.
• A number of meetings have been held before Ashland's various advisory committees,
Planning Commission and Council, including:
✓ August 27,2024- Planning Commission Study Session
✓ March 17,2025 - City Council Study Session
✓ January 27,2026 - Joint Planning Commission,City Council & Housing and Human
Services Advisory Committee Study Session
✓ April 23,2026 - Housing and Human Services Advisory Committee Study Session
✓ April 28,2026 - Planning Commission Study Session
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland,Oregon 97520 Fax: 541.552.2050 ,�
ashland.or.us TTY: 800.735.2900
Page 42 of 160
C I T Y O F
ASHLAND
• The consultant team has conducted stakeholder interviews with manufactured home park
owners where they were available and willing.
• A project website has been created at: https://www.ashlandoregon.gov/MHPZ
• An on-line community survey has been conducted for those unable to attend the public
meetings.
The Planning Commission last considered this matter in a study session on April 2811,and
Commission recommendations from the study session have been incorporated into the materials
being considered tonight.
Proposed Changes for Consideration Tonight
The proposed changes under consideration tonight include the following:
• Unit Standards for Individual Lots:The proposed standards for individual manufactured
homes are revised to comply with state law limiting local regulations to standards also
applicable to single family homes.The amendments base interior setbacks on fire code
requirements, clarify floodplain standards,and encourage the use of metal skirting to
improve wildfire resilience.
• Unit Standards for Parks:Proposed standards include an 18 unit/acre density with units less
than 500 square feet counting as 0.5 units for density purposes, no minimum unit square
footage or lot width/depth, interior setbacks per fire code, addressing lot coverage in a
manner consistent with other zones in Ashland, retention of the five percent open space
requirement, and a requirement that landscaping comply with wildfire safety standards.
• Community Serving Uses:The amendments allow community serving facilities within
manufactured home parks, including clubhouses, management offices, community
gathering spaces, laundry facilities,and recreation areas. Limited commercial uses such as
small offices,cafes, and personal services may be approved through the Conditional Use
Permit process.
• Childcare Facilities: Consistent with House Bill 3005 (2023),the amendments revise the
Allowed Use Table in AMC 18.2.2.030 to permit childcare facilities in all zoning districts where
required by state law.As part of this update, childcare facilities are also permitted outright
within the proposed Manufactured Home Park Zone.
• Performance Standards Options Chapter: The amendments provide for new parks to be
developed through the Performance Standards Options Chapter (AMC 18.3.9).
• Addressing Non-Conforming Developments:The proposed updates include a path to
modify existing non-conforming developments through the Conditional Use Permit process
and clarify hardship criteria. This would apply to land use non-conformities,and would not
alter fire code requirements, utility standards,etc.
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland,Oregon 97520 Fax: 541.552.2050 ,�
ashland.or.us TTY: 800.735.2900
�ett�`f�i�etheh
Page 43 of 160
C I T Y O F
ASHLAND
�Jc�
• Tenant Protections:A new section in Chapter 10 is proposed to incorporate requirements for
a 180-day notice of sale (increased from 120 days in the prior draft following Planning
Commission recommendation) to support the opportunity for tenants to purchase parks and
create resident-owned communities (ROCs). Anti-harassment provisions and requirements
for a relocation plan are also included.
• Zoning Map Amendment:Ashland's zoning map is proposed to be modified to create a new
Manufactured Home Park Zone.
• Comprehensive Plan Map Amendment: Comprehensive Plan Map designations would also
be updated to include a Manufactured Home Park designation. This would mean that
existing parks within the Urban Growth Boundary that were proposed for annexation would be
expected to come into the city as manufactured home parks, rather than having an outright
requirement to come in at a multi-family residential zoning with the associated minimum
density and affordability requirements.
• Annexations:Annexation standards are proposed to be amended so that the typical
affordable housing requirements for annexed properties are not applied to manufactured
home parks,which are being protected here as a form of naturally occurring affordable
housing. Density would also be capped at 18 units/acre,without further density bonuses.
• Definitions: New definitions of manufactured dwelling, prefabricated units (prefab) and
recreation vehicle are also proposed.
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305 .
Ashland,Oregon 97520 Fax: 541.552.2050 ,�
ashland.or.us TTY: 800.735.2900
Page 44 of 160
C I T Y O F
ASHLAND
The Parks
Existing Manufactured Home Parks with Ashland's Urban Growth Boundary (UGB) are in red and
labeled on the map below:
0
Nauvoo Park Esrares ' - =-.CITY OF
Jackson Wellsprings` A S H L` `N D
�-i Zoning Map
Park Name Address Map and Tax Lot Currml Zoning Proposed Zoning
j `..., VNngspread 321 Clay St 391E 11C TL A3000 City(R-Z) MHP
Tolman Greek Park 215 Tolman Cr Rd 391E 11CA TL#3100 City(Ri MHP
AIIeNorth 2781dahu 3t 391E Wt)B TL A8900 City(R-21 MHP
_- The Upper Pines 1565 Siskiyou Blvd 391E 15AB TL#6700 City(C-1fi C-31CFAMo Change
51sk'you Village 27995iskiyou Blvd 391E 14D TL A70C UGR(RR-5) MHPnhen exed
Nauwo Park Estates2020 Hvry 99N 381L 31 TL 4800 UCB(Ri MHP whenae-d
x 1 - Jackson Wellsprings 2253199N 381E 31 TL 41600 UGB(RR-5) UGB(RR-5)Mo Change
Wingspread �*e
.-
-... To'nral L ck F2rk
village 1
The existing parks include:
■ Wingspread/321 Clay Street-Wingspread Mobile Park is on 20.4 acres zones R-2 and
contains approximately 116 manufactured homes.
■ Tolman Creek Park/215 Tolman Creek Road -Tolman Creek Park is on 6.6 acres zoned R-1-
3.5 and contains approximately 38 manufactured homes.
■ AIIeNorth/278 Idaho Street-The AIIeNorth property is located in an established R-2 zoned
neighborhood at the south-edge of the Siskiyou-Hargadine National Register Historic District.
This property contains 28 spaces including 12 stick-built cottages and 16 RV spaces.
■ The Upper Pines/1565 Siskiyou Boulevard -The Upper Pines is located on 2.6 acres in the C-1
zone and was recently included in the Climate Friendly Area (CFA) adoption. The property
includes 51 manufactured homes and RV's as well as two commercial buildings along
Ashland Street and one commercial building on Siskiyou Boulevard.
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland,Oregon 97520 Fax: 541.552.2050 W711
ashland.or.us TTY: 800.735.2900
c� ��vyztl�h
Page 45 of 160
C I T Y O F
ASHLAND
6Ta�etha
■ Siskiyou Village/2799 Siskiyou Boulevard - Siskiyou Village is located outside of the city
limits,within the UGB and contains approximately 49 manufactured homed.
■ Nauvoo Park Estates/2020 Highway 99N - Nauvoo Park Estates is located outside of the city
limits,within the UGB,and includes about 42 manufactured homes.
■ Jackson Wellsprings/2253 Highway 99N -Jackson Wellsprings is located outside of the city
limits,within the UGB,and includes a swimming pool, mineral baths, an RV park with
approximately 16 'permanent' RV spaces and also functions as an event space.
Stakeholder Input
Interviews were conducted by 3J Consulting with available and willing park owners or their
representatives. The themes generally noted from these interviews included support for
the modernization of the parks without penalizing upgrades; looking for greater flexibility for
non-conforming sites and seeking to balance protection with practical incentives.
On-Line Survey
An on-line survey was conducted for several weeks to allow input from those who were unable to
attend and participate in public meetings. The survey results are included in the attachments.
Recommendations
The Manufactured Home Park Zone Management Advisory Committee (MAC) assisted in reviewing
existing regulations and identifying issues affecting park preservation and resident stability. As part
of this work,the City,consultant team and MAC have evaluated Ashland's existing Manufactured
Housing Development regulations in Ashland Municipal Code Section 18.2.3.180 which governs
manufactured home parks within residential zones.This section has provided an important baseline
for understanding existing requirements and identifying opportunities for modernization,
simplification, removal of regulatory barriers, and alignment with state law. Following its review of the
proposed amendments,the MAC expressed support for the creation of the Manufactured Home Park
Zone and the associated code, Comprehensive Plan,and zoning map amendments.
The Housing and Human Services Advisory Committee reviewed and made a recommendation in
support of the draft code amendments on April 23rd. Their recommendation is included in the
attachments.
In considering the proposed amendments, staff would first note the following:
The Upper Pines (1565 Siskiyou Blvd) - In looking at the Upper Pines in April, Planning
Commissioners recognizes that the Commercial zoning and Climate Friendly Area designation had
substantial potential to accommodate housing under their current zoning and suggested that
rezoning to MHPZ was not the best option. The property's existing C 1 zoning and Climate Friendly
Area designation already provide substantial opportunities for housing development and
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305
Ashland,Oregon 97520 Fax: 541.552.2050 W711
ashland.or.us TTY: 800.735.2900
�ett�`fdi�etheh
Page 46 of 160
C I T Y O F
ASHLAND
redevelopment, making application of the MHPZ potentially inconsistent with broader housing
production objectives established through the CFA planning process. Staff concur that the Upper
Pines should not be included in the new MHPZ.
Jackson Wellsprings (Hwy 99N,County within the Urban Growth Boundary) - In considering
Jackson Wellsprings,which is located in the Urban Growth Boundary,during the most recent study
session,Planning Commissioners recognizes that Jackson Wellsprings functions as a mixed use
property containing recreational,event venue, camping, lodging,public pool, and 16 unit RV park
components in addition to residential uses. Staff concurs that a Manufactured Home Park
designation would not adequately reflect the property's existing character or range of activities.
AIIeNorth/278 Idaho Street- Subsequent to the distribution of public notices for this action and the
last study session, Housing and Planning staff spoke at length with David Allen who owns the
property at 278 Idaho Street. This R-2 zoned property was included for consideration in the zone
change as a legal nonconforming development containing a number of recreation vehicles (RVs)
which would, based on recent state legislation, be permitted outright in a manufactured home park.
The property has been owned by the Allen family since the 1970's and Mr. Allen has owned and
managed the property himself since the early 1990's. It currently contains 12 small cottages and 16
RV spaces. Mr.Allen noted that he is not in favor of including his property in the MHPZ for the
following reasons:
• The property does not contain any manufactured homes,and Mr.Allen asserts that it is not
configured to add manufactured homes. It does however contain 12 small.stick-built rental
cottages in addition to the RVs,and the cottages account for the large majority of the rental
income from the property.
• The property is located within and is surrounded by an established residential neighborhood
in the Siskiyou-Hargadine National Register Historic District. The property itself is considered
non-historic/non-contributed because,while some cottages date to the historic period of
significance,they have been modified and have a more modern appearance. Mr.Allen has
suggested that zoning to enable adding manufactured homes to the eclectic mix of uses
already on the property within a National Register Historic District would not be appropriate
for the neighborhood.
• Mr.Allen has also suggested that the nature of the current rental use of the property is
significantly different than a manufactured home park as the small RVs enable a different
level of mobility from that of a manufactured home park. Allen notes that RV turnover is
relatively high,with only three RVs having stayed for longer than three years. He also
emphasizes that RVs remain fully mobile and can leave the site in under one hour.
• He would prefer the flexibility to continue operating the property as he has for decades while
retaining the broadest possible variety of options for the heirs who will ultimately inherit the
property.
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305 .
Ashland,Oregon 97520 Fax: 541.552.2050 ,�
ashland.or.us TTY: 800.735.2900
�ett�`f�i�etheh
Page 47 of 160
C I T Y O F
ASHLAND
6 da TayAa
Mr.Allen's assessment is well-reasoned and given that the property is within a National Register
Historic District,does not contain any manufactured homes,and can continue operating as an RV
Park due to its legal non-conforming status, it seems appropriate not to alter the property's existing
zoning. Staff also notes that one of the primary objectives of the proposed Manufactured Home
Park Zone is to preserve housing opportunities and provide stability for residents who have made
substantial investments in manufactured homes that are often difficult or impractical to relocate.
Because the Idaho Street property consists of RV spaces occupied by vehicles designed for mobility
and relatively easy relocation,the policy considerations supporting application of the Manufactured
Home Park Zone are less directly applicable to this property than to traditional manufactured home
parks.
With the above in mind, staff recommends approval of the ordinance amendments and associated
map changes,with the Upper Pines,Jackson Wellsprings and the AIIeNorth property to be excluded.
These amendments reflect direction provided throughout the public engagement process to date,
including advisory committee meetings,study sessions with the Planning Commission and Council,
stakeholder input,and the on-line survey,and are in keeping with the intent of the Housing
Production Strategy.
Notice of Sale/Opportunity to Purchase - As proposed,the amendments include new section 10.116
which requires a 180-day Notice of Sale to give tenants the opportunity to pursue purchase of parks
to be sold and to look into the formation of a resident-owned community (ROC). Current provisions
in state law require only a 15-day notice of sale,with an additional 14-days for the owner to respond
if tenants express interest in purchasing, and a final 45 days for tenants to form a corporate entity to
pursue purchase. In reviewing the proposal,the City Attorney has recognized that increasing the
requirements substantially beyond the state requirement has a legitimate public purpose as
intended in the Housing Production Strategy but questioned whether any other city in Oregon has
enacted similar requirements. He recommended making clear that the proposal is an additional
requirement for operation in the city and that sellers would need to comply with state and city
regulations; clearly justifying the requirement for additional time in the ordinance; and to be sure to
structure language relative to a first right-of-refusal in terms of local remedies without affecting the
title or compelling sale.
Recommended Motion
The goal of tonight's hearing is to yield a Planning Commission recommendation for the Council to
consider as they conduct first reading of the proposed ordinances on June 161". Staff would
recommend the following motions:
I move that the Planning Commission recommend the City Council adopt the ordinance
amendments as proposed for as amended] below, including the following actions to create new
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305 W711
Ashland,Oregon 97520 Fax: 541.552.2050
ashland.or.us TTY: 800.735.2900
�ett�`f�i�etheh
Page 48 of 160
C I T Y O F
ASHLAND
j'� C/
Manufacture Home Park (MHP) Comprehensive Plan and Zoning designations and supporting
regulations within the City of Ashland:
• Ordinance#3296 amending Ashland Municipal Code Sections 18.2.2.030 (Allowed Uses),
18.2.3.170 (Manufactured Home on Individual Lot), 18.2.3.180 (Manufactured Housing
Developments),18.3.9.020 (Applicability of the Performance Standards Option),18.3.9.030
(PSO Overlay), and related provisions to establish the Manufactured Home Park Zone (MHPZ),
modify manufactured home park standards,and implement state law requirements relating
to childcare facilities and residential care uses.
• Ordinance #3297 amending the adopted Zoning Map to add the Manufactured Home Park
zone but excluding the AIIeNorth and Upper Pines properties.
• Ordinance #3298 amending the adopted Comprehensive Plan Map to add a designation for
a Manufactured Home Park zone but excluding the Jackson Wellsprings, AIIeNorth and Upper
Pines properties.
• Ordinance #3306 adding chapter 10.116 to the Ashland Municipal Code establishing notice of
sale, opportunity to purchase, relocation standards, and tenant protections for manufactured
home park residents.
1 move that the Planning Commission recommend that the City Council adopt the findings as
presented [or as amended]in support of the proposed Manufactured Home Park Zone (MHPZ) code
amendments, Comprehensive Plan Map amendments, Zoning Map amendments, and tenant
protection provisions.
REFERENCES &ATTACHMENTS
Attachment#1: Draft ORD#3296
Attachment#2: Draft ORD#3297
Attachment#2A: Draft ORD#3297, Exhibit A: Zoning Map for Adoption
Attachment#3: Draft ORD#3298
Attachment#3A: Draft ORD#3298, Exhibit A: Comprehensive Pla Map for Adoption
Attachment#4: Draft ORD#3306
Attachment#5: Draft Findings prepared by 3J consulting
Attachment#6: Case Studies Memo
Attachment#7: ORS 90.842-844& Supporting
Attachment#8: HB 4064, Removal of Obstacles to Manufactured Homes in
Single Family Zones &Parks
Attachment#9: Housing & Human Services Advisory Committee 4/23 Minutes
Attachment#10: On-Line Survey Questions & Responses
Attachment#11: June 1, 2026 David Allen letter
Attachment#12: June 1, 2026 Rogue Valley Association of Realtors letter
Attachment#13: Eugene Mobile Home Park article
COMMUNITY DEVELOPMENT DEPARTMENT
51 Winburn Way Tel: 541.488.5305 .
Ashland,Oregon 97520 Fax: 541.552.2050 ,�
ashland.or.us TTY: 800.735.2900
�etteiL`�igetl�en
Page 49 of 160
ORDINANCE NO. 3296
AN ORDINANCE AMENDING ASHLAND MUNICIPAL CODE SECTIONS 18.2.2.030
(ALLOWED USES), 18.2.3.170 (MANUFACTURED HOME ON INDIVIDUAL LOT),
18.2.3.180 (MANUFACTURED HOUSING DEVELOPMENTS), 18.3.9.020
(APPLICABILITY OF THE PERFORMANCE STANDARDS OPTION), 18.3.9.030 (PSO
OVERLAY),AND RELATED PROVISIONS TO ESTABLISH THE MANUFACTURED
HOME PARK ZONE (MHPZ),MODIFY MANUFACTURED HOME PARK
STANDARDS,AND IMPLEMENT STATE LAW REQUIREMENTS RELATING TO
CHILDCARE FACILITIES AND RESIDENTIAL CARE USES
Annotated to show deletions and additions to the Ashland Municipal Code sections being
modified. Deletions are bold lined through, and additions are bold underlined.
WHEREAS,Article 2. Section 1 of the Ashland City Charter provides:
Powers of the City. The City shall have all powers which the constitutions, statutes, and
common law of the United States and of this State expressly or impliedly grant or allow
municipalities, as fully as though this Charter specifically enumerated each of those
powers, as well as all powers not inconsistent with the foregoing; and, in addition thereto,
shall possess all powers hereinafter specifically granted. All the authority thereof shall
have perpetual succession.
WHEREAS,the Oregon Legislature has adopted amendments to state law intended to reduce
barriers to manufactured housing and expand housing choice, including provisions
requiring local governments to allow manufactured dwellings on individual lots under
standards that are clear and objective and that do not unreasonably restrict placement of
manufactured homes meeting applicable construction and safety standards, including
ORS 197.314, ORS 197.307, and ORS 197A.400; and
WHEREAS,the State of Oregon recognizes manufactured housing and manufactured home
parks as an important component of the state's needed housing supply and has adopted
policies and legislation intended to encourage the preservation, improvement, and
continued availability of manufactured housing opportunities throughout Oregon; and
WHEREAS,the City of Ashland Housing Production Strategy identifies Strategy G, "Maintain
quality and support preservation of existing manufactured home parks," as a priority
action to preserve existing housing opportunities, support reinvestment in manufactured
housing communities, and maintain long term housing stability for Ashland residents;
and
WHEREAS,the Housing Element of the Ashland Comprehensive Plan establishes goals and
policies to ensure a range of housing types for the community, support the creation and
preservation of housing affordable to low and moderate income households, and
encourage efficient residential development patterns that make effective use of urban
land and infrastructure; and
ORDINANCE NO. 3296 Page 1 of 50
Page 50 of 160
WHEREAS, Statewide Planning Goal 10 requires local governments to provide for the housing
needs of Oregon residents, and the City of Ashland's acknowledged Housing Capacity
Analysis and Housing Production Strategy identify manufactured housing as an important
source of homeownership opportunities and a needed component of the City's housing
supply; and
WHEREAS,manufactured home parks provide an important source of attainable
homeownership opportunities within the City of Ashland, offering housing choices for
households that may otherwise be unable to purchase a home in the local market, and the
preservation and modernization of manufactured housing communities serves an
important public purpose by maintaining housing stability, supporting reinvestment, and
preserving a diverse supply of housing choices for current and future residents; and
WHEREAS,the Oregon Legislature has adopted additional housing and community service
related requirements, including HB 3560 relating to childcare facilities and HB 2005
relating to residential care homes and residential care facilities, and the amendments
include revisions to the Ashland Municipal Code necessary to maintain consistency with
current state law and ensure such uses are permitted in accordance with applicable
statutory requirements; and
WHEREAS,the City Council finds that the amendments adopted herein, including
establishment of a Manufactured Home Park Zone, updates to manufactured housing
standards, and revisions necessary to comply with state requirements relating to childcare
facilities and residential care uses,will promote compliance with state law, implement
adopted Housing Production Strategy actions, further the goals and policies of the
Ashland Comprehensive Plan, support the preservation of needed housing, expand
housing and community service opportunities, and provide clear and objective standards
for development within the City.
THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS:
SECTION 1. The above recitations are true and correct and are incorporated herein by this
reference.
SECTION 2.AMC 18.2.2.030, Allowed Uses, is hereby amended as follows:
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.
ORDINANCE NO. 3296 Page 2 of 50
Page 51 of 160
B. Permitted Uses and Uses Permitted Subject to Special Use Standards. Uses listed as
"Permitted (P)"are allowed. Uses listed as"Permitted Subject to Special Use Standards (S)"are
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. Uses listed as"Conditional Use Permit Required (CU)" are allowed subject
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
special districts CM, HC, NM, NN and SOU, and for regulations applying to the City's overlay
zones, refer to part 18.3.
F. Accessory Uses. Uses identified as "Permitted (P)" are permitted as primary uses and as
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.
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.
ORDINANCE NO. 3296 Page 3 of 50
Page 52 of 160
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
R- R- R-2 R-3 RR W C- E- M Special
1 1- R 1 1 -1 Use
MH 3. & Standards
PZ 5 C-
1-
D
A. Agricultural Uses'
Agriculture, except Keeping N P P P P P P N N N Animal
of Bees, Livestock and sales, feed
ORDINANCE NO. 3296 Page 4 of 50
Page 53 of 160
Micro-Livestock, yards,
Homegrown Marijuana keeping of
Cultivation, and Marijuana swine,
Production commerci
al
compost,
or similar
uses not
allowed
Keeping of Bees S S S S S S S N N N Sec.
18.2.3.160
Keeping of Livestock N S N N N S S N N N
Keeping of Micro-Livestock N S S S S S S N N N
Marijuana Cultivation, N S S S S S S S S S Sec.
Homegrown 18.2.3.190
See
General
Industrial,
Marijuana
Productio
n
B. Residential Uses
Single-Family Dwelling N P P P P P P S S N See Single-
Family
standards
in Sec.
18.2.5.090
Sec.
18.2.3.130
for
ORDINANCE NO. 3296 Page 5 of 50
Page 54 of 160
dwellings
in C-1
zone and
E-1 zone
Dwellings
and
additions
in Historic
District
Overlay,
see Sec.
18.2.3.120
and
18.2.5.070
Accessory Residential Unit N S S S S S S N N N Sec.
18.2.3.040
and
18.5.2.020.
C_2
Dwellings
and
additions
in Historic
District
Overlay,
see Sec.
18.2.3.120
and
18.2.5.070
Cottage Housing N S N N N N N N N N Sec.
18.2.3.090,
ORDINANCE NO. 3296 Page 6 of 50
Page 55 of 160
Cottage
Housing
Duplex N S S S S S S S S N Sec.
18.2.3.110,
Duplex,
and
18.5.2.020.
C_2
Sec.
18.2.3.130
for
dwellings
in C-1
zone and
E-1 zone
Dwellings
and
additions
in Historic
District
Overlay,
see Sec.
18.2.3.120
and
18.2.5.070
Manufactured Home on S S S S S N N N N N Sec.
Individual Lot 18.2.3.170
and not
allowed in
Historic
ORDINANCE NO. 3296 Page 7 of 50
Page 56 of 160
District
Overlay
Manufactured Housing S N S CU N N N N N N Sec.
Development +S 18.2.3.180
Multifamily Dwelling N N P P P N N S S N Sec.
18.2.3.130
for C-1
zone and
E-1 zone
Dwellings
and
additions
in Historic
District
Overlay,
see Sec.
18.2.3.120
and
18.2.5.070
Rental Dwelling Unit N N N S S N N N N N Sec.
Conversion to For- 18.2.3.200
Purchase Housing
Home Occupation S S S S S S S S S N Sec.
18.2.3.150
C. Group Living
Nursing Homes, CU C C CU CU CU C N N N See
Convalescent Homes U U U chapter
1 8.3.3,
Health
Care
ORDINANCE NO. 3296 Page 8 of 50
Page 57 of 160
Services
District
Residential Care Home P P P P P P P S S N Subject to
-N -N State
licensing
requireme
nts
Residential Care Facility P P P P P CU C S S N Subject to
-G U w w State
kl licensing
requireme
nts
Room and Boarding Facility N N P P P N N N N N
D. Public and Institutional Uses
Airport N See
chapter
1 8.3.7,
Airport
Overlay
Cemetery, Mausoleum, N N N N N CU N N N N
Columbarium
Child Care Facility P P P P P P P P P P Family
-C -C CU CU CU -G Child Care
kl JJ _1 Home
exempt
from
planning
applicatio
n
procedure
ORDINANCE NO. 3296 Page 9 of 50
Page 58 of 160
pursuant
to ORS
329A.440,
see part
18.6 for
definition
Subject to
State
licensing
requireme
nts
Club Lodge, Fraternal CU C C CU CU CU C P C C
Organization U U U U U
Electrical Substation N N N N N N N CU C P
U
Hospitals N C C CU CU CU N N N N See
U U chapter
1 8.3.3,
Health
Care
Services
District
Governmental Offices and N C C N N CU C P P P
Emergency Services (e.g., U U U
Police, Fire); excluding
Outdoor Storage
Mortuary, Crematorium N N N N N CU N P P P
Park, Open Space, and P P P P P P P N N N
Recreational Facility,
including playgrounds,
ORDINANCE NO. 3296 Page 10 of 50
Page 59 of 160
trails, nature preserves,
athletic fields, courts, swim
pools, and similar uses
Public Parking Facility N P P P P P P P P P
Recycling Depot N N N N N N N N P P Not
allowed
within 200
feet of a
residential
zone
Religious Institution, CU C C CU CU CU C CU C C
Houses of Worship U U U U U
School, Private N C C CU CU CU C N N N
(Kindergarten and up) U U U
School, Public N P P P P P C N N N
(Kindergarten and up) U
School, Private N N N N N N N N C P
College/Trade/Technical U
School
Utility and Service Building, N C C N N CU C P P P Includes
Yard and Structure, Public U U U public
and Quasi-Public, excluding service
electrical substations building,
yard, and
structures
such as
public
works
yards
ORDINANCE NO. 3296 Page 11 of 50
Page 60 of 160
Yards not
allowed in
the RR,
WR, and C-
1 zones
Wireless Communication CU C C CU CU CU C P P P Chapter
Facility U U U or o o 18.4.10
CU r r
C C
U U
E. Commercial Uses
Amusement/Entertainment N N N N N N N P C P
, includes theater, concert U
hall, bowling alley,
miniature golf, arcade;
excluding drive-up uses
Automotive and Truck N N N N N N N S S P Sec.
Repair, or Service; includes or o 18.2.3.050
fueling station, car wash, CU r
In C-1
tire sales and C
repair/replacement, U zone, fuel
sales and
painting, and other repair
service is a
for automobiles,
motorcycles, aircraft, permitted
use
boats, RVs, trucks, etc.
provided
within the
Freeway
Overlay,
see
chapter
1 8.3.8;
ORDINANCE NO. 3296 Page 12 of 50
Page 61 of 160
conditions
I use in
locations
outside of
Freeway
Overlay
In E-1
zone, auto
and truck
repair is a
permitted
use if 200
feet or
more from
residential
zones; fuel
sales and
service
requires
CU permit
Automotive Sales and N N N N N N N CU C P Not
Rental, includes U allowed
motorcycles, boats, RVs, within
and trucks Historic
District
Overlay
Accessory Travelers' N N N CU CU N N N N N Sec.
Accommodation (See also +S +S 18.2.3.220
Travelers'Accommodation)
Bakery, except as classified CU N N N N N N P P P
as Food Processing
ORDINANCE NO. 3296 Page 13 of 50
Page 62 of 160
Commercial Laundry, N N N N N N N S S P Sec.
Cleaning, and Dyeing 18.2.3.080
Establishment
Commercial Recreation, CU C C N N CU C N N N
includes country club, golf U U U
course, swimming club,
and tennis club; excluding
intensive uses such as
driving range, race track, or
amusement park
Drive-Up Use N N N N N N N S N N Per Sec.
18.2.3.100,
Drive-Up
uses are
limited to
area east
of Ashland
St at
intersectio
n of
Ashland
St/Siskiyou
Blvd
Food Trucks and Food N N N N N N N S S S Sec.
Ca its 18.2.3.145
Hostel N N N CU CU N N CU N N *In C-1
* zone,
requires
annual
Type
review for
atleast
ORDINANCE NO. 3296 Page 14 of 50
Page 63 of 160
the first
three
years,
after
which time
the
Planning
Commissi
on may
approve a
permanen
t facility
through
the Type II
procedure
Hotel/Motel N N N N N N N CU C P
U
Kennel (See also Veterinary N N N N N N N S S C No
Clinic) U animals
kept
outside
within 200
feet of a
residential
zone
Limited Retail Uses in N N C CU CU N N N N N Sec.
Railroad Historic District U 18.2.3.210
for Retail
Uses
Allowed in
Railroad
ORDINANCE NO. 3296 Page 15 of 50
Page 64 of 160
Historic
District
Lumber Yard and Similar N N N N N N N CU C P
Sales and Rental of U
Building or Contracting
Supplies, or Heavy
Equipment
Marijuana Retail Sales, N N N N N N N S S N Per Sec.
includes sale of medical or o 18.2.3.190,
and recreational marijuana CU r marijuana
C retail sales
U are limited
to the C-1
and E-1
zonesand
located on
a
boulevard
or 200 feet
or more
from any
residential
zone, see
Sec.
18.2.3.190
Nightclub, Bar N N N N N N N S C P Not
U allowed
within the
Historic
District
Overlay
unless
ORDINANCE NO. 3296 Page 16 of 50
Page 65 of 160
located in
C-1-D
Office CU N N CU CU N N P P P
Outdoor Storage of N N N N N N N CU C P
Commodities or U
Equipment associated with
an allowed use
Plant Nursery, Wholesale, N N N CU CU N N N N N
except Marijuana
Production
Restaurants CU N N N N N N P P P
Retail Sales and Services, CU N N CU N N N P S S In R-2
except Outdoor Sales and +S zone, uses
Services limited to
personal
and
profession
al services,
exceptsee
Sec.
18.2.3.210
for retail
uses
allowed in
Railroad
Historic
District
In E-1
zone,
Retail
limited to
ORDINANCE NO. 3296 Page 17 of 50
Page 66 of 160
20,000
square
feet of
gross
leasable
floor
space per
lot
In M-1
zone, uses
limited to
serving
persons
working in
zone
See
Marijuana
Reta i I
Sales
Self-Service Storage, N N N N N N N N C P
Commercial (Mini- U
Warehouse)
Travelers'Accommodation N N N CU CU N N N N N Sec.
(See also Accessory +S +S 18.2.3.220
Travelers'Accommodation)
Veterinary Clinic N N N N N N N P P P
F. Industrial and Employment Uses
ORDINANCE NO. 3296 Page 18 of 50
Page 67 of 160
Cabinet, Carpentry, and N N N N N N N N S P In the E-1
Machine Shop, and related o zone, uses
Sales, Services, and Repairs r within 200
C feet of a
U residential
zone
require CU
permit
Commercial Excavation N N N N N CU N N N N Sec.
and Removal of Sand, +S 18.2.3.070
Gravel, Stone, Loam, Dirt or
Other Earth Products
Concrete or Asphalt Batch N N N N N N N N N C
Plant U
Dwelling for a caretaker or N N N N N N N N C C
watchman U U
Food Products N N N N N N N S S P In the C-1
Manufacture/Processing/Pr zone,
eserving, including manufactu
canning, bottling, freezing, re or
drying, and similar assembly
processing and preserving of items
sold is a
permitted
use,
provided
such
manufactu
ring or
assembly
occupies
600
ORDINANCE NO. 3296 Page 19 of 50
Page 68 of 160
square
feet or
less, and is
contiguou
s to the
permitted
retail
outlet
In the E-1
zone, see
Sec.
18.2.3.140
Manufacture, General, N N N N N N N N P P In E-1 and
includes Marijuana o o M-1 zones,
Laboratory, Processing, r r marijuana
and Production S S laboratory
processing
, and
productio
n are
subject to
the special
use
standards
in Sec.
18.2.3.190
See
Marijuana
Cultivation
ORDINANCE NO. 3296 Page 20 of 50
Page 69 of 160
Homegro
wn
Manufacture, Light; N N N N N N N S P P Requires
excluding saw, planing or assembly,
lumber mills, or molding fabricating
plants , or
packaging
of
products
from
previously
prepared
materials
such as
cloth,
plastic,
paper,
cotton, or
wood
In the C-1
zone,
manufactu
re or
assembly
of items
sold in a
permitted
use,
provided
such
manufactu
ring or
assembly
ORDINANCE NO. 3296 Page 21 of 50
Page 70 of 160
occupies
600
square
feet or
less, and is
contiguou
s to the
permitted
reta i I
outlet
Outdoor Storage of N N N N N N N CU C P
Commodities or U
Equipment associated with
an allowed use
Television and Radio N N N N N N N N P P
Broadcasting Studio
Wholesale Storage and N N N N N N N N S S Deliveries
Distribution, includes and
Marijuana Wholesale shipments
limited to
7 a.m. - 9
p.m.
within 200
feet of a
residential
zone
In E-1 and
M-1 zones,
marijuana
wholesale
is subject
to the
ORDINANCE NO. 3296 Page 22 of 50
Page 71 of 160
special
use
standards
in Sec.
18.2.3.190
Wrecking, Demolition, and N N N N N N N N N C
Junk Yards U
G. Other Uses
Temporary Tree Sales N N N N N N N P N N Allowed
from
November
1 to
January 1
Temporary Use CU, except uses lasting less than 72 hours are subject to
ministerial review, per Sec. 18.2.2.030.1-1
1 KEY: P= Permitted Use; S= Permitted with Special Use Standards; CU =Conditional Use Permit Required; N
= Not Allowed.
SECTION 3. AMC 18.2.3.170, Manufactured Home on Individual Lot, is hereby amended as
follows:
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.
floor area of not InQQ than 1,000 square feet
ORDINANCE NO. 3296 Page 23 of 50
Page 72 of 160
B. Ra-a-f.The ,m;; �Et�n��f rT roPd hamp rh;;" have a pitched of lwiith slope not Ipl;g th;4n 2
� Q
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
is considered "superior"to metal siding and roofing).
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 ufact„red hame has a garage or
carpqrt, the gar-age or carport sh-Al be en-n-strueted af materials, like thase iised an the
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
under the building code. Evidence demonstrating that the manufactured home meets"Super
Good Cents" energy efficiency standards, or equivalent standard, is deemed to satisfy the
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 w,n QEtured harne shall he placed on art
evravattad and hark-filled fo,,ndation and endartarl at the perimeter yich that it
grade,r.emplies with the appikable building code requirements, the heffight ;4havp
and the minimum set up standards of the adopted state Adm8n*r%tr-;;thxP R--Ipr,
RA-anufncturerl Il4nielling i GAR gig
G. Floodplain. Manufactured homes located within flood hazard areas shall comply 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
N( FIP) 114-11farturpd homes shall comply with charter 14 2 1A Dhyskal an
Cnviro rvv�ert�l �'o vetr�iv�t�
ORDINANCE NO. 3296 Page 24 of 50
Page 73 of 160
H. Foundation Skirt. The foundation area of the manufactured home shall be fully skirted with
concrete, hori-zontal 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.
ORDINANCE NO. 3296 Page 25 of 50
Page 74 of 160
SECTION 4. AMC 18.2.3.180, Manufactured Housing Developments, is hereby amended as
follows:
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 Well
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 hin man 1fart-rcad housing developments may be
located
in e.i7e or n� mbar of--nits. Wethin any other zone ' ' or-
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.
ORDINANCE NO. 3296 Page 26 of 50
Page 75 of 160
1. Minimum Court Size. A manufactured housing development shall occupy a site of not
less than one acre in size.
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 title eight manufactured housing unite per ��re
of developed court area h4anufacturerl ho11sing which is 14 font lniirle or less or
Wherh 1prr, th;an RQQ square feet 4m7P Well Ca--Rt ;;r, 0 79 --n8tr,for-ther,
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.
.A.III "..-;i'T.---f.;ic tlTed�---sing sites ^v-ivt$-m.---St -he at Iea'%t 2,z 000 s q u a r-e f e e t a n S%a_7e at
least 35 feet wide, al;d ;;t Ie;;e%t 4Q foot deep
4. Lot Coverage. Maximum lot coverage of any individual manufactured housing lot or site
shall be 65 percent in the o_2 7-one and 55 percent in the o_1.2,5 ",no regardless 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 requirernante. of the
parent zone Shall alro he complied W*th 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 LQ feet from a property boundary line.
b. Interior Frant Setbacks. Interior setbacks for manufactured housing sites
or lots shall comply with applicable building code and fire code separation
standards.T�heere shall he a front yard on each mianufacturerl hamp lot or Space
of;at le;ae%t ten feet
C. In for !Z*dp end Dear-wort` -!Zpt#'ackrT�h-rer-ri ;;Il he e%iele or rear yardr% of;at
Tear%t foup fppt. Thergsh 11 he w.iniw„,.4, separation ofte�1 feet between
Manufactured housing „niter. Encroachments. Porches, decks, and similar
ORDINANCE NO. 3296 Page 27 of 50
Page 76 of 160
appurtenances may encroach into required interior setback areas, provided they
comply with all applicable building and fire code requirements.
6. Street Standards. Public streets shall comply with the design standards contained in
Chapter 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 con-structe a
separated pedestrian walkway of at least four feet in width meeting the same
st-an ard-s as specified fnr requirements of subsection 18.2.3.180.D.7, or an a4te-y-18-
foot paved shared street designed to accommodate both vehicles and pedestrians.A
private street may he a r1e;ar1_enrl st-reet n^ ma-re thian 200 feet in depth fr^rn a higher
^rrler r^;;d. ^,1e^„-+e if the road is 150 feet or greater, adequate turn-around shall be
provided according to standards established by the Planning Cernrnissi.,n applicable 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 -an mian afar --rad housing units-to public or pri.,iate- Sty
common open spaces parks and commonly GWAInerl 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 developme parks la-Eat:ed- i r-3.!G;ze^SIR
rhrave-45 percent of the entire site land«aperl Developments 1^c;;terl in the D_7
zone shall have 35 percent of the entire site landscaped.
ORDINANCE NO. 3296 Page 28 of 50
Page 77 of 160
10. Fencing. Fencing shall comply with all fencing requirements as per section 18.4.4.060.
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 outdoor amenities such as benches, water features, a children's
play 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
librar
f. Shared community kitchen or food preparation space;
g. Resident storage, maintenance, and operations buildings;
h. Mail and package facilities;
2. i. Childcare facilities and childcare centers, which may serve park residents
and the general public.Conditional Uses. Commercial uses open to the public,
ORDINANCE NO. 3296 Page 29 of 50
Page 78 of 160
other than childcare, may be permitted subject to a Conditional Use Permit
pursuant to AMC 18.5.4, including retail, general office, professional or
personal service offices, food service (e.g., cafe), 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.
5. Outdoor seating, play areas, or gathering spaces associated with community-
serving uses shall be integrated into the site's open space and pedestrian
network.
12 Din Arnim. 1-f them
r�jv anufartured hApllye��Iry�g development acco- �r adatnr, chi Id ran
;�sS th C'nCPP' 14/-years of age, apspeparate general play area a m1 n1YYiu-m. of�j7*,500 square
feet in or 100 square feet of nT�yarea perunit,Iwhichever is Brea rel, shall PG
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 500 square feet or less shall be counted as one-half(0.5) of a dwelling
unit. RAnnuf-actured housing Ignite eshnll he n Minimum of 650 square feet in ei�e
7. rl h4an-fa�t-re housing Ignite shall he � e ode t least 17 feet Vr
z
2.3 Manufactured housing units shall have the Oregon Department of Commerce"Insignia
of Compliance."The Building Official shall inspect the manufactured housing unit and
occupancy shall be approved only if the Building Official has determined that the
ORDINANCE NO. 3296 Page 30 of 50
Page 79 of 160
manufactured housing unit has a valid insignia of compliance and has not deteriorated
beyond an acceptable level of compliance.
3.4 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.
4.5. Manufactured housing units shall be provided with City water, sewer, electricity,
telephone, and storm drainage, with easements dedicated where necessary.
5.6. Manufactured housing units shall comply with the thermal envelope requirements for
heat loss required by the building code for single-family detached homes.
The -dark or Patio shall h-e- constructed of a per-M-anp-nt- Mint-a-re-al -and- Shia" ha at leas
90 square feet an SiZei With ;a McRirvIiir . Width of eight feet ir, 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
ORDINANCE NO. 3296 Page 31 of 50
Page 80 of 160
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,
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.
extent that ;;n -area .,f leases than t\A/A across far deve!GpMent ta- he enlarged,
remedelerli or modernized may he approved thr-Gugh the renrlitienal use per-met
nrecedure rent;;inerl in this, errlinanre
a. Phased Compliance 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 proportionate impact.
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 proportionate impact of requiring full compliance at the
time of application: and
iv. Whether the proposal avoids expanding or intensifying the nonconforming
aspects of the development.
ORDINANCE NO. 3296 Page 32 of 50
Page 81 of 160
V. Whether the proposal maintains or improves fire apparatus access,
circulation, and emergency egress in a manner consistent with applicable fire
code requirements and emergency response needs.
c. Limitations.Approval under this subsection shall not 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)
SECTION 5. . AMC 18.3.9.020, Applicability, is hereby amended as follows:
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, or to approve cottage housing developments and manufactured housing
developments.
ORDINANCE NO. 3296 Page 33 of 50
Page 82 of 160
-r
I
W
W
0
5�
n
s`
� t
z
m
e
Figure 18.3.9.020. Performance Standards Option Overlay
SECTION 6. AMC 18.3.9.030, PSO Overlay, is hereby amended as follows:
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
ORDINANCE NO. 3296 Page 34 of 50
Page 83 of 160
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
18.2.3.180 . (Ord. 3147§ 6, amended, 11/21/2017)
SECTION 7. AMC 18.3.9.040, Review Procedures and Criteria, is hereby amended as follows:
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.
ORDINANCE NO. 3296 Page 35 of 50
Page 84 of 160
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, other than manufactured housing developments or
cottage housing developments, 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.
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.
ORDINANCE NO. 3296 Page 36 of 50
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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.
I. 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.
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.
ORDINANCE NO. 3296 Page 37 of 50
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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.
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.
ORDINANCE NO. 3296 Page 38 of 50
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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).
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.
ORDINANCE NO. 3296 Page 39 of 50
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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.
I. 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:
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.
ORDINANCE NO. 3296 Page 40 of 50
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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)
SECTION 8. AMC 18.5.8.050, Annexation Standards, is hereby amended as follows:
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 Athrough 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 1.
ORDINANCE NO. 3296 Page 41 of 50
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A. The annexed area is within the City's Urban Growth Boundary.
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
purposes of this section, "adequate transportation"for annexations consists of vehicular,
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
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 governingjurisdiction 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
ORDINANCE NO. 3296 Page 42 of 50
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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 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.
ORDINANCE NO. 3296 Page 43 of 50
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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.81 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.
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.
ORDINANCE NO. 3296 Page 44 of 50
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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. The land to be transferred shall be deed restricted to comply with Ashland's
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.
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
ORDINANCE NO. 3296 Page 45 of 50
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Unit Type Minimum Required Unit Floor Area (Square Feet)
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
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:
ORDINANCE NO. 3296 Page 46 of 50
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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.
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.
ORDINANCE NO. 3296 Page 47 of 50
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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)
SECTION 9. AMC 18.6.1.030, Definitions, is hereby amended to revise and add the following
definitions:
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:
- Manufactured Dwelling.
A residential trailer,mobile home,or manufactured home.
- Prefabricated Dwelling.
A prefabricated structure,as defined in ORS 455.010,that is designed for residential
occupancy in accordance with Ashland's building regulations.
Manufactured Dwelling Park.
Any 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 include a lot or lots located within an approved subdivision
being rented or leased for occupancy by one manufactured dwelling per lot.
ORDINANCE NO. 3296 Page 48 of 50
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or park romprised 9
icy maele for q-wh accamr adation
Proportionate Impact.
A relationship where the effect, cost, or mitigation of an action is directly scaled
to its cause, ensuring fairness and equity.
Recreational Vehicle or Travel Trailer
A vehicular type unit certified by the manufacturer as complying with ANSI A119.2,
ANSI A119.5,NFPA 1192,or successor standards,and primarily designed as
temporary living quarters for recreational,camping,seasonal,or travel use,which
either has its own motive power or is mounted on or towed by another vehicle.A
self-propelled or t04A1;1h1P Mobiln .snit used for temporary dwelling purposes by
tr�y�nl�nTrT
SECTION 10. Severability. Each section of this ordinance, and any part thereof, is severable,
and if any part of this ordinance is held invalid by a court of competent jurisdiction, the
remainder of this ordinance shall remain in full force and effect.
SECTION 11. Codification. Provisions of this Ordinance shall be incorporated in the City
Code and the word "ordinance"may be changed to "code", "article", "section", "chapter" or
another word, and the sections of this Ordinance may be renumbered, or re-lettered,provided
however that any Whereas clauses and boilerplate provisions (i.e. Sections 3-5)need not be
codified and the City Recorder is authorized to correct any cross-references and any
typographical errors.
The foregoing ordinance was first read by title only in accordance with Article X, Section 2(C)
of the City Charter on the day of , 2026, and duly PASSED and
ADOPTED this day of , 2026.
SIGNED and APPROVED this day of , 2026.
ATTEST:
Alissa Kolodzinski, City Recorder
ORDINANCE NO. 3296 Page 49 of 50
Page 98 of 160
Tonya Graham, Mayor
Reviewed as to form:
Johan Pietila, City Attorney
ORDINANCE NO. 3296 Page 50 of 50
Page 99 of 160
ORDINANCE NO. 3297
AN ORDINANCE AMENDING THE ADOPTED ZONING MAP TO ADD THE
MANUFACTURED HOME PARK ZONE
Annotated to show deletions and additions to the Ashland Municipal Code sections being
modified. Deletions are bold lined through, and additions are bold underlined.
WHEREAS,Article 2. Section 1 of the Ashland City Charter provides:
Powers of the City. The City shall have all powers which the constitutions, statutes, and
common law of the United States and of this State expressly or impliedly grant or allow
municipalities, as fully as though this Charter specifically enumerated each of those
powers, as well as all powers not inconsistent with the foregoing; and, in addition thereto,
shall possess all powers hereinafter specifically granted. All the authority thereof shall
have perpetual succession; and
WHEREAS,the City of Ashland has adopted amendments to the Ashland Municipal Code
establishing the Manufactured Home Park Zone (MHPZ) for the purpose of preserving
existing manufactured home parks as an important source of homeownership
opportunities and housing choice within the community; and
WHEREAS,the City Council finds that application of the Manufactured Home Park Zone to
specific existing manufactured home park properties will provide a zoning framework
specifically tailored to the continued operation,preservation, maintenance, and
reinvestment of manufactured housing communities and will help maintain long term
housing stability for current and future residents; and
WHEREAS, the City Council has reviewed the proposed zoning map amendment, the Planning
Commission recommendation,the record of proceedings, and the applicable approval
criteria, and finds that the amendment is consistent with the Ashland Comprehensive
Plan, the Ashland Municipal Code, and applicable statewide planning requirements.
THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS:
SECTION 1. The above recitations are true and correct and are incorporated herein by this
reference.
SECTION 2. The officially adopted City of Ashland Zoning Map, adopted and incorporated by
Ashland Municipal Code Section 18.1.2.070, is hereby amended to; add a new Manufactured
Home Park Zone designation to approximately 28.3 acres of land within the City Limits.
Amendments are reflected on the revised Zoning Map, attached hereto as Exhibit A, and made a
part hereof by this reference.
ORDINANCE NO. 3297 Page 1 of 2
Page 100 of 160
SECTION 3. Severability. Each section of this ordinance, and any part thereof, is severable,
and if any part of this ordinance is held invalid by a court of competent jurisdiction, the
remainder of this ordinance shall remain in full force and effect.
SECTION 4. Codification. Provisions of this Ordinance shall be incorporated in the City Code
and the word"ordinance"may be changed to "code", "article", "section", "chapter" or another
word, and the sections of this Ordinance may be renumbered, or re-lettered, provided however
that any Whereas clauses and boilerplate provisions (i.e. Sections 3-5)need not be codified and
the City Recorder is authorized to correct any cross-references and any typographical errors.
The foregoing ordinance was first read by title only in accordance with Article X, Section 2(C)
of the City Charter on the day of , 2026, and duly PASSED and
ADOPTED this day of 52026.
SIGNED and APPROVED this day of , 2026.
ATTEST:
Alissa Kolodzinski, City Recorder
Tonya Graham, Mayor
Reviewed as to form:
Johan Pietila, City Attorney
ORDINANCE NO. 3297 Page 2 of 2
Page 101 of 160
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ORDINANCE NO. 3298
AN ORDINANCE AMENDING THE ADOPTED COMPREHENSIVE PLAN MAP TO
ADD A DESIGNATION FOR A MANUFACTURED HOME PARK ZONE
Annotated to show deletions and additions to the Ashland Municipal Code sections being
modified. Deletions are bold lined through, and additions are bold underlined.
WHEREAS,Article 2. Section 1 of the Ashland City Charter provides:
Powers of the City. The City shall have all powers which the constitutions, statutes, and
common law of the United States and of this State expressly or impliedly grant or allow
municipalities, as fully as though this Charter specifically enumerated each of those
powers, as well as all powers not inconsistent with the foregoing; and, in addition thereto,
shall possess all powers hereinafter specifically granted. All the authority thereof shall
have perpetual succession.
WHEREAS, Statewide Planning Goal 10 requires local governments to provide for the housing
needs of Oregon residents, including a variety of housing types and opportunities for
homeownership, and the City Council finds that existing manufactured home parks constitute an
important component of Ashland's needed housing supply and should be recognized within the
Comprehensive Plan land use framework; and
WHEREAS, Statewide Planning Goal 14 encourages orderly urbanization and efficient long
range planning within urban growth boundaries, and the City Council finds that establishing a
Manufactured Home Park Comprehensive Plan designation will provide a clear framework for
future annexation and administration of land use regulations while supporting the preservation of
existing manufactured housing communities; and
WHEREAS,manufactured home parks provide an important source of homeownership
opportunities and housing choice within the Ashland Urban Growth Boundary and contribute to
the diversity of the City's housing stock; and
WHEREAS, the City of Ashland Housing Production Strategy identifies the preservation and
support of existing manufactured home parks as a priority action to maintain housing
opportunities, support reinvestment in manufactured housing communities, and preserve long
term housing stability for Ashland residents; and
WHEREAS,the City Council finds that establishing a Manufactured Home Park
Comprehensive Plan designation for existing manufactured home parks located within the
Ashland Urban Growth Boundary will support the continued use, preservation, maintenance, and
reinvestment of such communities,promote consistency between the Comprehensive Plan and
implementing land use regulations, and provide greater certainty regarding future annexation into
the City
ORDINANCE NO. 3298 Page 1 of 2
Page 103 of 160
THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS:
SECTION 1. The above recitations are true and correct and are incorporated herein by this
reference.
SECTION 2. The officially adopted City of Ashland Comprehensive Zone Map, adopted and
incorporated by Ashland Municipal Code Section 18.2.1.020 to identify zoning map and
classification zones, is hereby amended to include the new Manufactured Home Park Zone
(MHPZ)totaling 28.39 acres of land within the City Limits, and 18.29 in the urban growth
boundary, said amendment is reflected on the revised Comprehensive Plan Zone Map, attached
hereto as Exhibit A, and made a part hereof by this reference.
SECTION 3. Severability. Each section of this ordinance, and any part thereof, is severable,
and if any part of this ordinance is held invalid by a court of competent jurisdiction, the
remainder of this ordinance shall remain in full force and effect.
SECTION 4. Codification. Provisions of this Ordinance shall be incorporated in the City Code
and the word"ordinance"may be changed to "code", "article", "section", "chapter" or another
word, and the sections of this Ordinance may be renumbered, or re-lettered,provided however
that any Whereas clauses and boilerplate provisions (i.e. Sections 3-4)need not be codified and
the City Recorder is authorized to correct any cross-references and any typographical errors.
The foregoing ordinance was first read by title only in accordance with Article X, Section 2(C)
of the City Charter on the day of , 2026, and duly PASSED and
ADOPTED this day of , 2026.
SIGNED and APPROVED this day of , 2026.
ATTEST:
Alissa Kolodzinski, City Recorder
Tonya Graham, Mayor
Reviewed as to form:
Johan Pietila, City Attorney
ORDINANCE NO. 3298 Page 2 of 2
Page 104 of 160
i
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ORDINANCE NO. 3306
AN ORDINANCE ADDING CHAPTER 10.116 TO THE ASHLAND MUNICIPAL CODE
ESTABLISHING NOTICE OF SALE, OPPORTUNITY TO PURCHASE,RELOCATION
STANDARDS,AND TENANT PROTECTIONS FOR MANUFACTURED HOME PARK
RESIDENTS
Annotated to show deletions and additions to the Ashland Municipal Code sections being
modified. Deletions are bold lined through, and additions are bold underlined.
WHEREAS,Article 2. Section 1 of the Ashland City Charter provides:
Powers of the City. The City shall have all powers which the constitutions, statutes, and
common law of the United States and of this State expressly or impliedly grant or allow
municipalities, as fully as though this Charter specifically enumerated each of those
powers, as well as all powers not inconsistent with the foregoing; and, in addition thereto,
shall possess all powers hereinafter specifically granted. All the authority thereof shall
have perpetual succession; and
WHEREAS,manufactured home parks provide an important source of attainable
homeownership opportunities within the City of Ashland, and the displacement of
manufactured home park residents through park closure, conversion,redevelopment, or
sale can have significant impacts on housing stability and the availability of replacement
housing; and
WHEREAS,the City Council finds that providing meaningful notice of sale, an opportunity for
resident organizations to pursue acquisition of manufactured home parks, and clear
relocation planning requirements will help preserve housing opportunities, promote
informed decision making, and reduce displacement impacts on residents; and
WHEREAS, the City Council further finds that adoption of local notice, relocation, and tenant
protection standards is consistent with the City's police powers, complements existing
protections established under Oregon law, including ORS Chapter 90, and promotes the
public health, safety, and welfare of Ashland residents;
THE PEOPLE OF THE CITY OF ASHLAND DO ORDAIN AS FOLLOWS:
SECTION 1. The above recitations are true and correct and are incorporated herein by this
reference.
SECTION 2. Chapter 10.116, Manufactured Home Parks (MHP)—Notice of Sale, Opportunity
to Purchase, and Relocation Standards, is hereby added to the Ashland Municipal Code as
follows:
Chapter 10.116 MANUFACTURED HOME PARKS (MHP) - NOTICE OF SALE, OPPORTUNITY
TO PURCHASE,AND RELOCATION STANDARDS
ORDINANCE NO. 3306 Page 1 of 6
Page 106 of 160
Sections:
10.116.010 Declaration of Policv
10.116.020 Notice of Sale and Tenant Rights
10.116.030 Opportunity to Purchase
10.116.040 Relocation Standards and Assistance
10.116.050 Relocation Plan and City Review
10.116.060 Prohibited Harassment or Frustration of Tenant Rights
10.116.070 Additional Notice to City HousingStaff
taff
10.116.080 Penalties
10.116.010 Declaration of Policv
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.
10.116.020 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.
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:
ORDINANCE NO. 3306 Page 2 of 6
Page 107 of 160
2. The name, address, and contact information of the landlord or the
landlord's 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 describingthe he 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.
10.116.030 Opportunity to Purchase
A. Followingreceipt eceipt 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 180 days of receipt of the MHP owner's notice of sale. The MHP owner shall
engage in good faith 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.
10.116.040 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.
ORDINANCE NO. 3306 Page 3 of 6
Page 108 of 160
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.
10.116.050 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.
C. The City may require designation of a relocation coordinator to administer the
approved relocation plan.
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.
10.116.060 Prohibited Harassment or Frustration of Tenant Rights
No park owner or agent shall engage in conduct that has the effect of harassing
intimidating, coercing, or interfering with a tenant's exercise or enjoyment of rights
granted by this Chapter or ORS Chapter 90. Prohibited conduct includes, but is not
limited to:
A. Interfering with a tenant's right to receive required notices or to organize with
other tenants:
B. Attempting to force a tenant to vacate through improper rent increases, service
reductions, or threats:
C. Interfering with a tenant's right to receive relocation assistance or to pursue an
opportunity to purchase the park: and
ORDINANCE NO. 3306 Page 4 of 6
Page 109 of 160
D. Any action taken for the purpose of avoiding or frustrating compliance with this
Chapter or applicable state law.
10.116.070 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 Supervisor
within 7 days of its delivery or mailing to tenants
10.116.080 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.
SECTION 3. Severability. Each section of this ordinance, and any part thereof, is severable,
and if any part of this ordinance is held invalid by a court of competent jurisdiction, the
remainder of this ordinance shall remain in full force and effect.
SECTION 4. Codification. Provisions of this Ordinance shall be incorporated in the City Code
and the word "ordinance" may be changed to "code", "article", "section", "chapter" or another
word, and the sections of this Ordinance may be renumbered, or re-lettered, provided however
that any Whereas clauses and boilerplate provisions (i.e. Sections 3-5)need not be codified and
the City Recorder is authorized to correct any cross-references and any typographical errors.
The foregoing ordinance was first read by title only in accordance with Article X, Section 2(C)
of the City Charter on the day of , 2026, and duly PASSED and
ADOPTED this day of , 2026.
SIGNED and APPROVED this day of , 2026.
ATTEST:
Alissa Kolodzinski, City Recorder
ORDINANCE NO. 3306 Page 5 of 6
Page 110 of 160
Tonya Graham, Mayor
Reviewed as to form:
Johan Pietila, City Attorney
ORDINANCE NO. 3306 Page 6 of 6
Page 111 of 160
To Whom It May Concern, 5/31/2036
On May 29th I met with Brandon Goldman and his staff concerning the current usage of the
property at 278 Idaho, Ashland Oregon, 97520. The current zoning is R2 and the Recreation
Vehicle spaces have been grandfathered in. At the present time, there are 12 individual stick
built buildings and 16 RV spaces. Sixty five percent of the income is generated by the
individual stick built buildings. Thirty five percent of the income is generated by the RV spaces.
The turn over rate of the RV spaces is fairly high and after checking our records only three RVs
have been there longer than three years. Since the RVs have wheels and are less than 256
square feet they are quite mobile. It usually takes someone less than an hour to remove their
RV from the park.
The property is very unique since it is situated in the middle of R1 zoning. It is close
to town, public transportation and shopping. Many of the residents receive some public
assistance. The property is a little over one acre and has 28 residences. We have been able to
have affordable rents since the property has been in our family since 1972. Many of the people
living in the park consider it a little Oasis in Ashland,
Enclosed are several photos to give a better understanding of the park.
Both my brother and I are up in age and I turn 90 this year and hope who is making the
decisions will leave the current zoning to give us and our heirs maximum flexibility with the use
of the property, Thank you for your consideration.
Sincerely,
J U N 1. RE,0
David S. Allen
Page 112 of 160
t
e
CITY OF ASHLAND CITY HALL
. P� ASHLAND,OREGON 97520
_ telephone(code 503)482-3211
July 23, 1993
David Allen
278 Idaho Street
Ashland, OR 97520
Re: Status of trailer park at 278 Idaho Street (391E09DB;
Tax Lot #8400)
Dear Mr. Allen:
The trailer.park located at the above address was installed prior to the adoption of
current City land use codes regarding such developments and does not conform with
existing regulations. Consequently, the current number of trailers units and existing
standard of site improvements are considered pre-existing non-conforming or
"grandfathered". Existing units in the park can be removed and substituted with different
units as long as the following conditions are adhered to:
1. The total number of trailer units in the park can not be increased.
2. The substitution of a trailer unit must involve an existing trailer
location/pad. The relocation of an existing trailer to a new pad or
construction of a new pad is not permitted.
I hope this clarifies this issue. Please let me know if you have any additional questions
regarding this matter.
rely,
Bill Molnar
Senior Planner p.
(593) 488-5305-
, e
i�Ipll
Page 1 f 3 of 160
s
CITY OF A S H L A N D CITY HALL
" . ASHLAND,OREGON 97620
telephone(code 503)482-3211
nber 21, 1993
Mr. Bruce Halverson 7
295 Idaho Street
.Ashland, OR 97520
RE: Allen "Trader Park" at 278 Idaho Street
Mr. Halverson:
Councilor Phil Arnold has asked that I write you a letter explaining the status of the non-
conforming trailer park at 278 Idaho Street. This use was installed prior to the adoption of
current land use regulations, and is therefore a pre-existing non-conforming use. Or in other
words, it is "grandfathered" in as a use at this location.
The nature of a trailer park is to allow for the parking of trailer units on a temporary basis,
allowing for the exchange of units with the total number remaining constant. That is the case
here. The owners are replacing the existing trailers with new ones, still maintaining the
trailer park use, but not increasing the number of units.
I understand that the owner is currently installing improved services to the pad sites, and
replacing the older trailer units with newer ones. This is an outright allowed use under the
"grandfathered" trailer park use, and not subject to planning review, since it follows the
normal use of a trailer park. Mr. Allen has obtained the required permits for the work
taking place,on the site. This issue was reviewed with the City Attorney prior to the
issuance of permits for the improvements at the site.
I understand your concern about this property and site. However, the property owner is
within the requirements of the City's laws in continuing with the work that is currently
taking place on the site. In fact, if the number of units doesn't change, or decreases, then
the-owner may replace.the trailers as many times over the coning years as he chooses.
I hope this addresses your concerns. If you have any questions, please contact me.
Sincerely,
c
ohn McLau in
Planning Director c: Phil Arnold
David;Allen "
Page 114 of 160
CITY 0.1F ASHLAND ` ,! CITY HALL
ASHLAND,OREGON 97520
telephone(code 503)482.3211
October 8, 1993
Mr. Bruce T. Halverson
Romeo Inn
295 Idaho Street
Ashland, OR 97520
RE: 278 Idaho (your letter dated October 6, 1993)
Mr. Halverson:
In response to your letter, the total number of trailer-units allowed on the site is 16. The
size of the units is variable, since there is no ordinance standard as to a minimum or
maximum defined for units in a non-conforming trailer parr. I believe that Mr. Allen is
proposing to install units of approximately 500 sq. ft. each. Regarding the erection of meter
boxes, this is not regulated by land use ordinances, and are installed in coordination with the
Electric Department.
As stated in my previous letter, this is a grandfathered use that does not require a planning
action or City review. The City has no legal power to impose additional requirements on the
upgrading of the site. Since there was no planning action on this property, there is no "file"
per se, only an informal collection of building permit materials and correspondence. I have
included a copy of the site plan Mr. Allen submitted for the improvement of the water and
sewer system on the site. I believe that this provides the site plan information your are
looking for.
Given that the City-does not have the authority to require additional improvements-to the
site, additional parking, or design modifications, I believe that it would be in your interest,
and in the interest of your neighbors to coordinate a meeting with Mr. Allen regarding his
overall plans. I will be sending a copy of this letter to Mr. Allen, so he will be aware of
your concerns. In my previous meetings with Mr. Allen on other matters, I have found him
to be a very approachable person, and I would recommend that your contact him directly.
6Sincerel ,
c
ohn McLau 1n
Planning Director
c: Phil Arnold, Susan Reid, David Allen
Page 115 of 160
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JamI Outlook
MHPZ Proposal-- Rogue Valley Association of Realtors Feedback & Concerns
From Isis Thornton-Saunders <isis@ustrategies.org>
Date Mon 6/1/2026 4:43 PM
To planning <planning@ashland.or.us>
Cc Jeff Dahle <jeff.dahle@ashland.or.us>
0 1 attachment(109 KB)
Ashland MHPZ May2026 PlanComm.pdf;
[EXTERNAL SENDER]
Hi there,
I am writing on behalf of the Rogue Valley Association of Realtors (RVAR)to provide formal feedback
and concerns regarding the proposed Manufactured Home Park Zone ordinance, and to respectfully
request that this letter be transmitted to the Planning Commission members in advance of the June 9th
public hearing.
As the representative organization for property owners and consumers of real estate services throughout
the Rogue Valley, RVAR has a long-standing interest in land use decisions that affect housing supply and
property rights in our region, and would welcome the opportunity to serve as a partner and resource for
the Commission on proposed changes that intersect with housing supply and property rights.
Please let me know if you have any questions.
Best,
Isis Thornton-Saunders
United Strategies&Consulting I Associate
C: 785-410-1345 1 ustrategies.org
218 W 6th St, Medford, OR 97501
Book a Meeting
1UNITED
�STRATEGIES CONSULTING
Confidentiality Notice:
The contents of this email message and any attachments are intended solely for the addressee(s).If you are not the intended recipient of this message or their agent,
please immediately alert the sender by reply email and then delete this message and any,attachments.If you are not the intended recipient,any use,dissemination,
copying,or storage of this message or its attachments is strictly prohibited.
Page 119 of 160
Jackson County Office:
ROGUE VALLEY ASSOCIATION OF 625 Franquette Street, Medford, Oregon 97501
REALTORS
� 558 NE F Josephine County Office:
M
Street Ste 7, Grants Pass, OR 97526
Phone: (541) 770-7060
Website: roguevalleyrealtors.org
May 24, 2026
City of Ashland
20 East Main Street
Ashland, OR 97520
Dear Planning Commissioner Lisa Verner, and Members of the Planning Commission,
I am writing on behalf of the Rogue Valley Association of REALTORS@ regarding the proposed
zoning updates for manufactured home parks. We applaud the city for looking at ways to preserve
and promote affordable housing opportunities. The proposed zoning updates that streamline park
development, access and create a clear process for residents to purchase the park when an owner
decides to sell is an excellent way to encourage affordable home ownership in an economy when
housing prices continue to rise.
However, we do have some concerns about the language as proposed. First, extending the state
statutory 14-day right of refusal to 120 days is an extreme difference that could produce unintended
consequences for both owners and tenants. We agree that allowing tenants more than 14 days to
organize and make an offer would be beneficial, but 120 days is the extreme end of the spectrum and
could actually cause potential offers to fall through and/or prevent offers from being made in the first
place. If an owner is selling the property due to financial hardship, not being able to sell the property
in a timely manner could hurt the tenants in the long run if they are unable to purchase the property
and the owner is forced to close and relocate them. A 30-day timeframe would be advisable and
definitely no more than 60 days.
Our second and most significant concern involves the proposed language regarding tenant relocation
in the event of a park closure or conversion. As drafted, this section raises several implementation
questions that suggest it may not yet be thoroughly vetted, and vests considerable discretionary
authority in the City over a process to which it is not a direct party— creating potential for delays that
could ultimately harm the very tenants the Council seeks to protect.
We respectfully ask the Planning Commission to consider the following:
• Will the City be providing a standardized template for the relocation plan?
• Who determines whether or not a relocation coordinator is required? The language says "may
require,"but what is the criteria for determining if it is or isn't required?
• If a relocation coordinator is required, is there a cost? If yes, who pays for it?
• What if there are other factors at play that are determining the date of the closure of the park
other than the City's approval? Item D under the relocation plan section says it may not close
until the City approves it, but the City may not be the only factor at play. For example, if an
owner is going through bankruptcy, the courts may have already declared a closure date for
the park.
Taken together, these questions point to a need for greater specificity before the relocation provisions
can function as intended.
This leads to our third and final concern, which is that the proposed penalties are substantial and
punitive, even in circumstances where the closure is not the owner's choice or within their control.
Page 120 of 160
0 REALTORS° (continued)
The proposed language states that any violation of this chapter shall constitute a civil violation subject
to penalties under the Ashland Municipal Code, and that each affected household shall constitute a
separate violation. In a park with dozens of households, this structure could expose an owner to
substantial cumulative liability, even in circumstances where the closure is not their choice or within
their control. In situations driven by financial distress, legal proceedings, or other external factors,
penalties of this magnitude risk producing outcomes that are neither fair nor consistent with the
Council's perceived intent of the language.
We share the Commission and Council's commitment to protecting tenants and preserving affordable
housing in Ashland, and we believe that balance is achievable. The concerns outlined above are
offered in that spirit: to ensure the final ordinance is clear, workable, and protective of the residents it
intends to serve without creating unintended consequences for the owners who make that housing
possible.
As representatives for many of the property owners and consumers of real estate services in
Ashland, including those in manufactured home parks, we ask that we be granted standing in any
public process you undergo. As you review and consider any proposals, please consider us as a
resource, willing to offer our assistance and insights about how proposed changes might impact
housing supply and property rights. As REALTORS@, we are intimately acquainted with both
residential and commercial properties and the rights and usage expectations that the owners and
tenants of those properties have. We would be privileged to assist in any way necessary and to
answer questions you may have.
If you have questions or would like additional information, please contact me at 541-770-7060 or
tina@roguevalleyrealtors.org or our Government Affairs Consultants, United Strategies & Consulting
at 541-944-7185 or greg@unitedstrategies.com.
Sincerely,
Tina Grimes
CEO
Page 121 of 160
Jo' Outlook
Opposition to Proposed Manufactured Home Park (MHP) Zoning Designation for Wingspread
Mobile Home Park
From Hank Hampton <sonofbill@aol.com>
Date Mon 6/8/2026 3:10 PM
To planning <planning@ashland.or.us>
[EXTERNAL SENDER]
Members of the Ashland Planning Commission:
This letter by email is to enter into the record our formal opposition to the proposed
Manufactured Home Park (MHP) zoning designation as it pertains to the Wingspread Mobile
Home Park at 321 Clay Street, Ashland, Oregon.
My first concert is that somehow your notice of these proceedings was sent to an improper
address of our accountants and not to our Registered Agent for service in the state of Oregon. I
just happened to hear about this a week ago, from a third party.
I have been the General Manager of Wingspread since 1982. The Hampton family have been
stewards of the Park since 1977, providing essential and affordable housing for almost a half
century. Many of our residents have been at the Park for several decades. Our commitment to
this community is not just financial; it's tangible. We have consistently invested in the long-term
viability of the infrastructure and Wetland waterway, having recently completed a new $85,000
culvert and overpass over Clay Creek.
All of these years the property has been zoned R-2, which is the common zone for mobile home
parks in many communities, containing carve-outs of specific requirements and regulations
related to this type of housing. We have always complied with these requirements and they
seem to have worked just fine. Now, after just suffering from a recent state-imposed limitation
of our ability to raise rents by no more than 6% a year (without 51% tenant approval),
regardless of extraordinary expenses, we are not sure how we will be able to make the required
improvements and replacements of our 60-year old water, sewer, and other utility systems,
which could be well over $2,000,000.
The options which you are providing to add tiny homes or cottages would require a total
revamping of the Park layout and significant, expensive changes to the infrastructure and
utilities. As well, I'm not sure that trying to fit together these two very different types of housing
makes much sense. We do not have any adequate open space within the Park to do this.
These concepts might work if you had a clean slate to work with, but I am not aware that you
are proposing any MHP Zoning for any open land in Ashland.
The draft of this proposed ordinance contains many requirements which do not fit a 65-year-old
mobile home park and we assume that if you pass it, Wingspread would immediately become a
"Nonconforming Manufactured Housing Development", which would be a shame after all these
years as a conforming good neighbor. It raises all kinds of questions about changes or
Page 122 of 160
improvements which you might consider out of the ordinary, Words like "routine" "enlarged"
"remodeled" and "modernized" come to mind.
As a former Chairman of the Ashland Planning Commission back in the 70s, I can understand
your concerns about maintaining this wonderful environment for our residents, which is what we
have always done and intend to keep doing as long as it makes any sense at all. However, it
would be a tremendous boost to our commitment if you could somehow find a way to help us
out. There could be government grants or subsidies that could help, as well as streamlined
permitting processes for infrastructure improvements and System Development Charge
waivers. Without help, I'm not sure how long it might take to be able to afford a project that
could run upward of$2,000,000. Financing could be difficult and expensive once you have
eliminated the alternative development options of the R2 zone. This proposed "target zoning"
seems intentionally designed to prevent owners from salvaging their land for any other purpose
than manufactured housing.
I urge you to step back and reconsider this very exclusive zoning proposal and explore a more
moderate approach to meeting your objectives of multi-uses and housing types within a mobile
home park that give deference to legacy developments and provides stable and uninterrupted
housing for so many.
I ask for an acknowledgment that you have received this email in time for tomorrow's meeting.
Sincerely,
Hank Hampton
General Manager, Wingspread Mobile Home Park
and for: Henry Hampton, Wingspread, LLC Managing Partner
Joshua Hampton, Wingspread, LLC Partner
Jane Rice, Wingspread, LLC Partner
Page 123 of 160
Ashland Manufactured Housing Survey
Welcome!
This survey asks for your feedback on proposed updates to Ashland's development
code related to manufactured home parks.
The proposed changes aim to:
• Support housing affordability
• Improve park design and flexibility
• Protect residents and tenants
Below you will find summaries of the proposed updates. Please review each summary
and share your thoughts. If you would like to view the detailed code
recommendations and changes, please review the code matrix.
There are eight questions in total. Two general questions are located on this page,
while each survey question regarding the concepts has it's own page. The survey will
take between 5 and 10 minutes of your time, thank you!
1. What is your experience with manufactured home parks in Ashland?
0 I live in a park
OI know someone who lives in a park
OI live near a park
OI am not familiar with manufactured home parks in Ashland
2. Would you support creating a protective zoning designation for manufactured home parks
in Ashland?
JYes
O No
0 Not sure
Page 124 of 160
Ashland Manufactured Housing Survey
Park Design
Proposal:
• Allow for more dwelling units and a variety of hosing types in Manufactured
Home Parks (manufactured homes, recreational vehicles, prefabricated homes).
• Allow for more flexibility for home placement.
3. Do you support these Park Design concepts?
OYes
O No
0 Is there anything else that we should consider?
I
Page 125 of 160
Ashland Manufactured Housing Survey
Park Landscaping & Open Space
Proposal:
• Maintain current open space standards.
• Increase the amount of landscaped areas.
4. Do you support these Park Landscaping & Open Space concepts?
UYes
O No
0 Is there anything else that we should consider?
L
Page 126 of 160
Ashland Manufactured Housing Survey
Home Size & Flexibility
Proposal:
• Allow for a variety of home sizes.
• Allow two small homes on one lot.
5. Do you support these Home Size & Flexibility concepts?
C) Yes
O No
0 Is there anything else that we should consider?
L
Page 127 of 160
Ashland Manufactured Housing Survey
Community Spaces
Proposal:
• Allow community spaces such as clubhouses, gathering spaces, laundry
facilities, or recreation areas.
• Allow small commercial uses (such as retail, offices, or food service) through a
conditional review process.
6. Do you support these Community Spaces concepts?
OYes
O No
OIs there anything else that we should consider?
Page 128 of 160
Ashland Manufactured Housing Survey A
Nonconforming Parks
Proposal:
. Allow manufactured home parks to apply for a Conditional Use Permit (CUP) to
upgrade park features and infrastructure.
7. Do you support this Nonconforming Parks concept?
0 Yes
O No
0 Is there anything else that we should consider?
L
Page 129 of 160
Ashland Manufactured Housing Survey A
Tenant Protections
Proposal:
• Require manufactured home park sale notices and additional tenant
protections.
• Require a relocation plan if a park is sold for redevelopment.
• Enforce anti-harassment protections for tenants.
8. Do you support these Tenant Protections concepts?
OYes
O No
OIs there anything else that we should consider?
Page 130 of 160
Ashland Manufactured Housing Survey A
Thank you!
Thank you for taking the survey. Your input will be used to inform the final
Manufactured Home Park code changes.
To stay updated on the code update process, please visit the project webpage.
9. Is there anything else you would like to share about the Manufactured Home Park Code
Project?
f
Page 131 of 160
Ashland Manufactured Housing Survey
Q1 46 responses
What is your experience with manufactured home parks in Ashland?
I live in a park
I know someone who lives
in a park
I live near a park
I am not familiar with '
manufactured home parks
in Ashland
0% 10% 20% 30%
1/ 10 Page 132 of 160
Ashland Manufactured Housing Survey
Q2 46 responses
Would you support creating a protective zoning designation for manufactured
home parks in Ashland?
2110 Page 133 of 160
Ashland Manufactured Housing Survey
Q3 44 responses
Do you support these Park Design concepts?
Is there anything else that
we should consider?
Yes
No
0% 10% 20% 30%
# IS THERE ANYTHING ELSE THAT WE SHOULD CONSIDER? DATE
1 Add some incentives so park owners and residents can add landscaping to beautify their 5/30/2026 5:02 PM
properties
2 Consider supporting the development of resident-led advisory boards to determine reasonable 5/30/2026 12:55 PM
standards of inclusion of housing variety
3 1 love the park I live in and do not want it to change, because I believe it will surely drive out 5/25/2026 1:56 PM
the low-income residents, so developers and make more money--like they did in Talent and
Phoenix after the fire.
4 Requiring planting of trees and areas of drought resistane vegetation and NOT permmiting 5/18/2026 7:54 AM
large areas of stones and pebbles and grvel
5 Possibly allow more units, but don't stack them right next to each other like the Pines. 5/15/2026 7:49 PM
6 tiny houses 5/9/2026 6:16 PM
7 1 agree with flexibility for home placement but less units to provide wider spaces between 5/9/2026 8:01 AM
units.
8 1 think it should only include Manufactured homes and prefabricated homes. RV's would create 5/8/2026 7:32 PM
transient residents that would impeded the development of a cohesive community.
9 1 think the design should only include manufactured homes and prefabricaed homes 5/8/2026 7:26 PM
10 Mini homes, and unconventional construction like the "printer" option 5/7/2026 2:33 PM
11 also, zoning to protect existing parks from being taken over or converted to higher income 5/7/2026 12:45 PM
rental properties
3/ 10 Page 134 of 160
Ashland Manufactured Housing Survey
Q4
Do you support these Park Landscaping & Open Space concepts?
Is there anything else that
we should consider?
Yes
No
0% 10% 20% 30% 40% 50% 60% 70% 80%
# IS THERE ANYTHING ELSE THAT WE SHOULD CONSIDER? DATE
1 Open space standards and amount of landscaped areas should be determined through resident 5/30/2026 12:57 PM
and owner consensus to maximize resident safety, accessibility and cost-effectiveness rather
than blanket standards.,
2 Nauvoo already has plenty of beautiful open space. 5/25/2026 1:57 PM
3 REQUIRE TREES 5/18/2026 7:55 AM
4 Who pays for the landscaping? How does preserving open space affect space for affordable 5/17/2026 9:12 PM
housing? I can't answer this question yes or no since I don't have enough information.
5 Leave existing mature trees and some shrubs, water features. Large percentage of open 5/15/2026 5:59 PM
space.
6 Hard to answer without knowing details. I support having open space and landscaped areas, 5/8/2026 11:26 AM
but not to the extent of limiting the amount of housing more than the current standards.
4/ 10 Page 135 of 160
Ashland Manufactured Housing Survey
Q5
Do you support these Home Size & Flexibility concepts?
Is there anything else that
we should consider?
Yes
No
0% 10% 20°4, 30% 40% 50% 60°h
# IS THERE ANYTHING ELSE THAT WE SHOULD CONSIDER? DATE
1 Vague question. How small is small?Yes, house size must vary -commo sensen 5/18/2026 7:56 AM
2 love thy neighbor! 5/15/2026 5:59 PM
3 1 support a variety of sizes bit not 2nhome in one space 5/9/2026 2:28 PM
4 Seniors vs families with children 5/9/2026 8:03 AM
5 Putting 2 homes on a lot would depend on the size of the lots and the size of the homes 5/8/2026 7:33 PM
6 1 like the idea of two small homes, but I have a large lot. If my lot were broken in half, I would 5/7/2026 2:35 PM
lose tremendous re-sale value. If the tiny home were under my control, it would enhance the
value of my property.
5/ 10 Page 136 of 160
Ashland Manufactured Housing Survey
Q6
Do you support these Community Spaces concepts?
Is there anything else that
we should consider?
Yes
No
0% 10% 20% 30% 40%
# IS THERE ANYTHING ELSE THAT WE SHOULD CONSIDER? DATE
1 Commercial is questionable. THis notareasonable question and too broad to give good 5/18/2026 7:58 AM
feedback.
2 1 don't think commercial spaces should be in trailer parks. The parks are people's homes. How 5/10/2026 2:54 PM
would you like to have a shop set up in your home that makes money for a vendor?
3 Most parks already have one or more of these in the first paragraph. The commercial option 5/7/2026 2:36 PM
feels troublesome, but I don't know why.
6/ 10 Page 137 of 160
Ashland Manufactured Housing Survey
Q7 38 responses
Do you support this Nonconforming Parks concept?
Is there anything else that
we should consider?
Yes
No
0% 10% 20°, 30% 40%
# IS THERE ANYTHING ELSE THAT WE SHOULD CONSIDER? DATE
1 1 support allowing, but not requiring, unless it's a safety factor for the residents. 5/28/2026 11:30 AM
2 City of Ashland permits are brutal and expensive, infinitely time-consuming and this looks like 5/18/2026 8:05 AM
anther way for the City ty for hethe Cit y tt ay for the City to extort more money and control
over the possibel good idea of non-conforming housing.
3 1 don't know the meaning of a nonconforming park. I do not have enough information to answer 5/17/2026 9:14 PM
this question.
4 it's not clear what you're asking. is there already a non-conforming use and the conditional use 5/9/2026 6:19 PM
permit brings that into compliance, or is it about changes to the park. generally I'm for making
things flexible for people
5 1 don't understand the full ramifications of this proposal. e.g., Who pays for it? 5/7/2026 2:37 PM
7/ 10 Page 138 of 160
Ashland Manufactured Housing Survey
Q8 40 responses
Do you support these Tenant Protections concepts?
Is there anything else that
we should consider?
Yes
No
0% 10% 20% 30% 40% 50% 60% 70% 80%
# IS THERE ANYTHING ELSE THAT WE SHOULD CONSIDER? DATE
1 We support but have concerns. First, extending the state statutory 14-day first right of refusal 5/28/2026 11:32 AM
to 120 days is an extreme difference that could produce unintended consequences for both
owners and tenants. We agree that allowing tenants more than 14 days to organize and make
an offer would be beneficial, but 120 days is the extreme end of the spectrum and could
actually cause potential offers to fall through and/or prevent offers from being made in the first
place. If an owner is selling the property due to financial hardship, not being able to sell the
property in a timely manner could hurt the tenants in the long run if they are unable to purchase
the property and the owner is forced to close and relocate them. A 30-day timeframe would be
advisable and definitely no more than 60 days. Our second and most significant concern
involves the proposed language regarding tenant relocation in the event of a park closure or
conversion. As drafted, this section raises several implementation questions that suggest it
may not yet be thoroughly vetted, and vests considerable discretionary authority in the City
over a process to which it is not a direct party—creating potential for delays that could
ultimately harm the very tenants the Council seeks to protect. We respectfully ask the Council
to consider the following: • Will the City be providing a standardized template for the relocation
plan?• Who determines whether or not a relocation coordinator is required?The language says
"may require," but what is the criteria for determining if it is or isn't required?• If a relocation
coordinator is required, is there a cost? If yes, who pays for it?• What if there are other factors
at play that are determining the date of the closure of the park other than the City's approval?
Item D under the relocation plan section says it may not close until the City approves it, but
the City may not be the only factor at play. For example, if an owner is going through
bankruptcy, the courts may have already declared a closure date for the park. Taken together,
these questions point to a need for greater specificity before the relocation provisions can
function as intended. This leads to our third and final concern, which is that the proposed
penalties are substantial and punitive, even in circumstances where the closure is not the
owner's choice or within their control. The proposed language states that any violation of this
chapter shall constitute a civil violation subject to penalties under the Ashland Municipal Code,
and that each affected household shall constitute a separate violation. In a park with dozens of
households, this structure could expose an owner to substantial cumulative liability, even in
circumstances where the closure is not their choice or within their control. In situations driven
by financial distress, legal proceedings, or other external factors, penalties of this magnitude
risk producing outcomes that are neither fair nor consistent with the Council's perceived intent
of the language.
2 Regular rent increases aretoo often unrasonable 5/18/2026 8:07 AM
3 Generally these are good, but again, I don't understand the full ramifications of it. e.g., How 5/7/2026 2:38 PM
8/ 10 Page 139 of 160
Ashland Manufactured Housing Survey
long a notice of sale?What kind of relocation plan?There are a lot of "iffy" things in this.
4 do not allow"redevelopment' of existing parks 5/7/2026 12:47 PM
9/ 10 Page 140 of 160
Ashland Manufactured Housing Survey
Q9 Is there anything else you would like to share about the Manufactured
Home Park Code Project?
Answered: 1 a
# RESPONSES DATE
1 While the code changes are excellent in theory, it is important to ensure that there is adequate 5/30/2026 1:01 PM
support for resources to be made available for residents so that they can be informed and
empowered to pursue the option to purchase
2 Thank you u 5/30/2026 7:22 AM
3 On behalf of the Rogue Valley Association of REALTORS, we share the Council's commitment 5/28/2026 11:33 AM
to protecting tenants and preserving affordable housing in Ashland, and we believe that
balance is achievable. The concerns outlined above are offered in that spirit: to ensure the final
ordinance is clear, workable, and protective of the residents it intends to serve without creating
unintended consequences for the owners who make that housing possible. As representatives
for many of the property owners and consumers of real estate services in Ashland, including
those in manufactured home parks, we ask that we be granted standing in any public process
you undergo. As you review and consider any proposals, please consider us as a resource,
willing to offer our assistance and insights about how proposed changes might impact housing
supply and property rights. As REALTORSO, we are intimately acquainted with both residential
and commercial properties and the rights and usage expectations that the owners and tenants
of those properties have. We would be privileged to assist in any way necessary and to answer
questions you may have.
4 Please leave the existing parks alone. (Wingspread and Tolman Creek Park). 5/21/2026 7:59 PM
5 Leave the existing parks alone 5/21/2026 12:00 PM
6 This would help Ashland be more affordable for its working class. 5/18/2026 7:49 AM
7 Allow tenants to band together to have first right of refusal if the park is put up for sale. 5/15/2026 7:52 PM
8 Let individual homeowners to choose exterior paint colors, roof colors. 5/15/2026 6:01 PM
9 It looks good, except for the part about have businesses selling things and providing services 5/10/2026 2:56 PM
for a profit. It's people's homes. Commercial activity in one's home is disruptive to the feeling
of home.
10 Manufactured Homes are one of the last affordable housing options. These parks are a crucial 5/10/2026 8:34 AM
lifeline and their affordability must be preserved.
11 these are some of the most vulnerable people in our community, don't make it harder for them. 5/9/2026 6:21 PM
12 Work with CASA to develop owner coop parks 5/8/2026 3:37 PM
13 No. 5/8/2026 1:15 PM
14 1 encourage tenant or municipal ownership for any new or to be sold parks. 5/8/2026 11:48 AM
15 I strongly support efforts to build affordable manufactured home parks and to allow 5/8/2026 11:28 AM
manufactured homes on any buildable lot in Ashland or in the county.
16 1 am so grateful that we will be able to stay in our homes. Many of us are older, and moving is 5/7/2026 2:39 PM
really tough.
17 thank you for preventing parks from being "redeveloped" as at Wingspread and possibly 5/7/2026 12:49 PM
others, the setting and landscape cannot be replaced!
10/ 10 Page 141 of 160
81st OREGON LEGISLATIVE ASSEMBLY--2022 Regular Session
❑❑mFM❑
❑ ❑❑❑ ❑ ❑ ❑❑❑❑
Introduced and printed pursuant to House Rule 12.00. Presession filed (at the request of House In-
terim Committee on Housing for Representative Pam Marsh)
CHAPTER .................................................
AN ACT
Relating to manufactured structures; creating new provisions; amending ORS 62.803, 90.230, 174.101,
197.286, 197.307, 197.312, 197.314, 197.485, 197.492, 215.010, 307.651, 446.003, 458.352, 458.356 and
458.358 and section 18, chapter 401, Oregon Laws 2019; repealing ORS 446.007; and declaring
an emergency.
1111 m❑❑❑❑= ❑❑ ELI❑ ❑❑❑❑EE ❑❑®❑ ❑®® 111111 m❑❑❑❑
❑Ell Ell❑ ❑ ❑❑❑❑❑❑❑❑❑❑❑ ❑❑❑ ❑❑
❑❑❑ ❑❑❑❑❑❑❑m❑❑❑❑ ❑❑❑❑❑❑❑❑❑❑
❑❑❑❑m❑ ❑❑ORS 197.314 is amended to read:
197.314. (1) [Notwithstanding ORS 197.296, 197.298, 197.299, 197.301, 197.302, 197.303, 197.307,
197.312 and 197.313, within urban growth boundaries each city and county shall amend its compre-
hensive plan and land use regulations for all land zoned for single-family residential uses to allow for
siting of manufactured homes as defined in ORS 446.003. A local government may only subject the
siting of a manufactured home allowed under this section to regulation as set forth in ORS 197.307
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❑❑❑❑❑❑m❑❑ HH❑❑❑❑❑❑❑m❑ ❑❑❑m❑®❑®❑ ElI❑ ❑ ❑❑❑ ❑❑❑FF❑gym❑ ❑❑❑ 1111111111 ❑ ❑®®❑
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[(2) Cities and counties shall adopt and amend comprehensive plans and land use regulations un-
der subsection (1) of this section according to the provisions of ORS 197.610 to 197.651.1
[(3)] ®❑[Subsection (1) of] This section does not apply to any area designated in an acknowl-
edged comprehensive plan or land use regulation as a historic district or residential land imme-
diately adjacent to a historic landmark.
[(4) Manufactured homes on individual lots zoned for single-family residential use in subsection (1)
of this section shall be in addition to manufactured homes on lots within designated manufactured
dwelling subdivisions.]
❑❑❑®❑ ® ❑❑❑❑ELI❑gym❑ ❑❑❑®❑❑ ❑❑ ❑ 11FM11EEL1 FMm❑ ❑FM❑Ell ❑FM® ❑ ❑❑M❑
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❑®® ❑❑ ❑m❑❑ ❑m❑® ❑❑❑❑❑❑m❑❑❑®❑ EU❑❑ ❑❑❑❑ ❑❑ M ELI❑ ❑❑❑ ❑❑❑❑ EELIFM❑m FFFFI❑❑
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®❑ ❑❑ ®❑ m❑ ❑ ®❑❑❑❑❑m❑®
Enrolled House Bill 4064 (HB 4064-B) Page 1
Page 142 of 160
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(5) Within any residential zone inside an urban growth boundary where a manufactured dwelling
park is otherwise allowed, a city or county [shall] ❑ ❑❑ not adopt[, by charter or ordinance,] a min-
imum lot size for a manufactured dwelling park that is larger than one acre.
[(6) A city or county may adopt the following standards for the approval of manufactured homes
located in manufactured dwelling parks that are smaller than three acres:]
[(a) The manufactured home shall have a pitched roof, except that no standard shall require a slope
of greater than a nominal three feet in height for each 12 feet in width.]
[(b) The manufactured home shall have exterior siding and roofing that, in color, material and
appearance, is similar to the exterior siding and roofing material commonly used on residential
dwellings within the community or that is comparable to the predominant materials used on sur-
rounding dwellings as determined by the local permit approval authority.]
[(7)] ED❑This section [shall] ❑ ❑❑ not be construed as abrogating a recorded restrictive covenant.
❑❑❑❑m❑ ❑❑ORS 197.307, as amended by section 14, chapter 401, Oregon Laws 2019, is
amended to read:
197.307. (1) The availability of affordable, decent, safe and sanitary housing opportunities for
persons of lower, middle and fixed income, including housing for farmworkers, is a matter of state-
wide concern.
(2) Many persons of lower, middle and fixed income depend on government assisted housing as
a source of affordable, decent, safe and sanitary housing.
(3) When a need has been shown for housing within an urban growth boundary at particular
price ranges and rent levels, needed housing shall be permitted in one or more zoning districts or
in zones described by some comprehensive plans as overlay zones with sufficient buildable land to
satisfy that need.
(4) Except as provided in subsection (6) of this section, a local government may adopt and apply
only clear and objective standards, conditions and procedures regulating the development of hous-
ing, including needed housing. The standards, conditions and procedures:
(a) May include, but are not limited to, one or more provisions regulating the density or height
of a development.
(b) May not have the effect, either in themselves or cumulatively, of discouraging needed hous-
ing through unreasonable cost or delay.
(5) The provisions of subsection (4) of this section do not apply to:
(a) An application or permit for residential development in an area identified in a formally
adopted central city plan, or a regional center as defined by Metro, in a city with a population of
500,000 or more.
(b) An application or permit for residential development in historic areas designated for pro-
tection under a land use planning goal protecting historic areas.
(6) In addition to an approval process for needed housing based on clear and objective stand-
ards, conditions and procedures as provided in subsection (4) of this section, a local government may
adopt and apply an alternative approval process for applications and permits for residential devel-
opment based on approval criteria regulating, in whole or in part, appearance or aesthetics that are
not clear and objective if:
(a) The applicant retains the option of proceeding under the approval process that meets the
requirements of subsection (4) of this section;
(b) The approval criteria for the alternative approval process comply with applicable statewide
land use planning goals and rules; and
Enrolled House Bill 4064 (HB 4064-B) Page 2
Page 143 of 160
(c) The approval criteria for the alternative approval process authorize a density at or above
the density level authorized in the zone under the approval process provided in subsection (4) of this
section.
(7) Subject to subsection (4) of this section, this section does not infringe on a local
government's prerogative to:
(a) Set approval standards under which a particular housing type is permitted outright;
(b) Impose special conditions upon approval of a specific development proposal; or
(c) Establish approval procedures.
[(8) In accordance with subsection (4) of this section and ORS 197.314, a jurisdiction may adopt
any or all of the following placement standards, or any less restrictive standard, for the approval of
manufactured homes located outside mobile home parks:]
[(a) The manufactured home shall be multisectional and enclose a space of not less than 1,000
square feet.]
[(b) The manufactured home shall be placed on an excavated and back-filled foundation and en-
closed at the perimeter such that the manufactured home is located not more than 12 inches above
grade.]
[(c) The manufactured home shall have a pitched roof, except that no standard shall require a slope
of greater than a nominal three feet in height for each 12 feet in width.]
[(d) The manufactured home shall have exterior siding and roofing which in color, material and
appearance is similar to the exterior siding and roofing material commonly used on residential
dwellings within the community or which is comparable to the predominant materials used on sur-
rounding dwellings as determined by the local permit approval authority.]
[(e) The manufactured home shall be certified by the manufacturer to have an exterior thermal
envelope meeting performance standards which reduce levels equivalent to the performance standards
required of single-family dwellings constructed under the state building code as defined in ORS
455.010.1
[(f) The manufactured home shall have a garage or carport constructed of like materials. A juris-
diction may require an attached or detached garage in lieu of a carport where such is consistent with
the predominant construction of immediately surrounding dwellings.]
[(g) In addition to the provisions in paragraphs (a) to (f) of this subsection, a city or county may
subject a manufactured home and the lot upon which it is sited to any development standard, archi-
tectural requirement and minimum size requirement to which a conventional single-family residential
dwelling on the same lot would be subject.]
❑❑❑❑m❑ ❑❑ORS 197.485 is amended to read:
197.485. (1) A jurisdiction may not prohibit placement of a manufactured dwelling, due solely to
its age, in a mobile home or manufactured dwelling park in a zone with a residential density of eight
to 12 units per acre.
(2) A jurisdiction may not prohibit placement of a manufactured dwelling, due solely to its age,
on a buildable lot or parcel located outside urban growth boundaries or on a space in a mobile home
or manufactured dwelling park, if the manufactured dwelling is being relocated due to the closure
of a mobile home or manufactured dwelling park or a portion of a mobile home or manufactured
dwelling park.
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[(3)] EU❑A jurisdiction may impose reasonable safety and inspection requirements for homes that
were not constructed in conformance with the National Manufactured Housing Construction and
Safety Standards Act of 1974 (42 U.S.C. 5403).
❑❑❑❑m❑ ❑❑ORS 197.312 is amended to read:
197.312. (1) A [city or county] ETI❑❑❑❑❑❑❑m❑ ❑❑❑may not [by charter] prohibit from all residen-
tial zones attached or detached single-family housing, multifamily housing for both owner and renter
occupancy❑[or] manufactured homes ❑❑ ❑mEE❑ ELI❑ ❑EUm❑ A city or county may not [by
Enrolled House Bill 4064 (HB 4064-B) Page 3
Page 144 of 160
charter] prohibit government assisted housing or impose additional approval standards on govern-
ment assisted housing that are not applied to similar but unassisted housing.
(2)(a) A single-family dwelling for a farmworker and the farmworker's immediate family is a
permitted use in any residential or commercial zone that allows single-family dwellings as a per-
mitted use.
(b) A city or county may not impose a zoning requirement on the establishment and maintenance
of a single-family dwelling for a farmworker and the farmworker's immediate family in a residential
or commercial zone described in paragraph (a) of this subsection that is more restrictive than a
zoning requirement imposed on other single-family dwellings in the same zone.
(3)(a) Multifamily housing for farmworkers and farmworkers' immediate families is a permitted
use in any residential or commercial zone that allows multifamily housing generally as a permitted
use.
(b) A city or county may not impose a zoning requirement on the establishment and maintenance
of multifamily housing for farmworkers and farmworkers' immediate families in a residential or
commercial zone described in paragraph (a) of this subsection that is more restrictive than a zoning
requirement imposed on other multifamily housing in the same zone.
(4) A city or county may not prohibit a property owner or developer from maintaining a real
estate sales office in a subdivision or planned community containing more than 50 lots or dwelling
units for the sale of lots or dwelling units that remain available for sale to the public.
(5)(a) A city with a population greater than 2,500 or a county with a population greater than
15,000 shall allow in areas within the urban growth boundary that are zoned for detached single-
family dwellings the development of at least one accessory dwelling unit for each detached single-
family dwelling, subject to reasonable local regulations relating to siting and design.
(b) As used in this subsection:
(A) "Accessory dwelling unit" means an interior, attached or detached residential structure that
is used in connection with or that is accessory to a single-family dwelling.
(B) "Reasonable local regulations relating to siting and design" does not include owner-
occupancy requirements of either the primary or accessory structure or requirements to construct
additional off-street parking.
(6) Subsection (5) of this section does not prohibit local governments from regulating vacation
occupancies, as defined in ORS 90.100, to require owner-occupancy or off-street parking.
❑❑❑❑m❑ ❑❑ORS 197.286 is amended to read:
197.286. As used in ORS 197.286 to 197.314 and 197.475 to 197.490:
(1) "Buildable lands" means lands in urban and urbanizable areas that are suitable, available
and necessary for residential uses. "Buildable lands" includes both vacant land and developed land
likely to be redeveloped.
[(2) "Manufactured dwelling park" has the meaning given that term in ORS 446.003.1
[(3)] Ell❑"Government assisted housing" means housing that is financed in whole or part by ei-
ther a federal or state housing agency or a housing authority as defined in ORS 456.005, or housing
that is occupied by a tenant or tenants who benefit from rent supplements or housing vouchers
provided by either a federal or state housing agency or a local housing authority.
FT❑m ❑❑❑®FMm❑ ❑❑ ❑® m ❑❑❑ED❑gym❑ ❑❑❑TM❑ ❑❑m® m ❑❑❑E111❑gym❑ ❑❑❑ ❑❑ ❑❑❑
m ❑❑® ❑❑❑ ❑ ❑❑m❑❑❑❑❑ Ell[] ❑ ELI❑E111❑❑❑®❑❑ ElI❑m ❑® 1111❑ ❑❑❑111❑❑❑
[(4) "Manufactured homes" has the meaning given that term in ORS 446.003.1
[(5) "Mobile home park" has the meaning given that term in ORS 446.007.1
[(6)] ED❑"Periodic review" means the process and procedures as set forth in ORS 197.628 to
197.651.
®❑❑ELI m111mFTI❑E111❑❑ ❑m FT11111 ❑[11❑❑❑❑❑ ❑❑❑®❑FF]EE❑❑❑ELI❑ ❑❑❑ ❑❑FIT❑❑❑ EE11I❑m 111111 EED❑E1011
[(7)] FF❑"Urban growth boundary" means an urban growth boundary included or referenced in
a comprehensive plan.
Enrolled House Bill 4064 (HB 4064-B) Page 4
Page 145 of 160
❑❑❑❑m❑ [I]Section 18, chapter 401, Oregon Laws 2019, as amended by section lc, chapter 422,
Oregon Laws 2019, is amended to read:
❑❑❑❑❑❑❑[Section 9, chapter 401, Oregon Laws 2019,] 111111 ❑❑❑11❑❑❑the amendments to ORS
[197.307,1 446.003, 455.010, 455.135, 455.156 and 455.610 by sections 10 to [141 m chapter 401, Oregon
Laws 2019, and section lb❑m❑❑Fu❑ ❑❑❑❑❑m❑❑❑ ❑❑❑❑ ❑❑❑❑❑[of this 2019 Act,] and the repeal of
section 2, chapter 401, Oregon Laws 2019, by section 17, chapter 401, Oregon Laws 2019, become
operative on January 2, 2026.
11111111❑Sections 7 and 8 were deleted by amendment. Subsequent sections were not renumbered.
❑ ❑❑❑❑❑❑❑❑❑❑❑ ❑❑ ❑❑❑m❑ ❑❑❑❑❑❑C- --- -❑❑❑❑❑❑
❑❑❑❑m❑ ❑❑ORS 458.356 is amended to read:
458.356. EEI❑111111 m❑ [1] 111111 ❑❑❑®❑❑ ED ❑❑❑0E❑❑❑
EFI❑m ❑❑❑FU❑EHEEIEI ❑❑❑®❑❑❑ ❑❑❑m
EO❑❑ ❑ ❑❑❑M❑gym❑ ❑❑®❑❑❑❑❑❑=❑❑ FIR ❑1111 ❑❑
ELI 1111 ❑mom❑ ®❑ ®m❑❑❑ ❑❑®❑❑ ELI ❑❑❑ ❑❑❑110❑❑❑ELI❑❑ Ell =❑❑EL❑71❑❑ ❑m FT❑❑
EEI❑m ❑❑❑EII❑gym❑ ❑❑❑®❑ ❑❑m❑❑❑❑ FTI❑ ❑ [111711 ❑ETIE11 FTI❑❑ELIm EEI 111111 ❑❑❑011❑❑❑
[(1)] ELI❑The Housing and Community Services Department shall establish a program to provide
loans to individuals to buy and site manufactured dwellings that replace older and less energy effi-
cient manufactured dwellings, or manufactured dwellings destroyed by a natural disaster. The de-
partment may contract with local governments or public or private housing sponsors to carry out
the department's responsibilities under this program.
[(2)] ELI❑The department may make loans under the program only to individual borrowers who:
(a) Are members of households with income that complies with income restrictions determined
at the advice and consent of the Oregon Housing Stability Council, but not to exceed the greater
of 100 percent of the statewide or local area median income adjusted for household size as deter-
mined annually by the Housing and Community Services Department using United States Depart-
ment of Housing and Urban Development information; and
(b) Will purchase a manufactured dwelling that:
(A) Meets energy efficiency standards as prescribed by the Housing and Community Services
Department;
[(B)(i) Will be sited in a manufactured dwelling park that has registered with the department and
either has entered into a regulatory agreement with the department or is negotiating a regulatory
agreement that is at least partially conditioned upon the replacement of the dwelling,]
NO Will be sited on land owned or purchased under a land sale contract by the individual bor-
rower; or]
[(iii) Will be sited in a manufactured dwelling park that has been affected by a natural disaster
and the department has, pursuant to rule, provided the borrower with a waiver of the requirement that
the park enter into an agreement under sub-subparagraph (i) of this subparagraph; and]
®❑❑ ®❑❑ ❑❑F-FU❑RM❑ ❑❑❑Ell m❑m❑FM❑ EEI❑❑❑EII®m❑FM❑❑❑❑❑
(C) Will be the primary residence of the borrower throughout the term of the loan.
FM❑❑ ❑❑ ❑®ETIE111 EU❑ ❑ ®❑❑ ❑❑❑❑❑ EII® mFFIT❑❑ELI❑ ❑❑FM❑❑❑ ❑ ❑m FFM Ell[] m❑EIII❑❑❑ ❑❑❑
❑ ❑❑❑ELIFMm❑ ❑❑❑FUM❑ ❑❑ ®❑❑ ®❑❑FM
®❑1111❑❑❑ ❑❑ ELI❑ ❑❑=❑❑❑ ❑❑ ❑❑®❑ ❑❑FM❑m❑ ❑❑ ®❑ ❑❑FFFI❑FYI ❑❑❑Cll ❑ ®❑❑ mFTI ❑❑❑❑
®❑m
ED❑m ❑ ❑❑❑❑EIII❑gym❑ ❑❑❑®❑ ❑❑m ®❑❑❑❑❑m❑=m❑ ❑® ®❑ ❑❑❑❑® ®❑❑❑❑ ❑FFFI❑❑
❑❑❑❑❑®m❑ EtIE11 ❑ m❑❑®®m ❑❑ELE111 ❑❑❑❑® ®❑ ❑❑❑❑FM ELI❑❑❑ELI ❑ELI❑®®❑ ❑ m❑❑EEIELIm
❑❑mom ❑❑❑El❑❑FIFI❑❑FFFIm❑❑FFITFM m❑❑®❑EII ❑❑❑❑ ®❑ m❑EIII❑❑❑ ❑❑❑❑❑EII❑ ❑❑❑®❑❑❑❑
EEI❑ELI ❑❑❑ E111❑❑®❑❑❑m❑®❑❑ Ell[Y]®❑ ❑❑FFFI❑m ❑❑❑ ❑❑®®❑❑ ❑ ❑❑EL❑❑ FTM❑ ®❑ ❑❑❑❑FF11
❑ ❑❑❑[1❑❑ FF m❑EILI❑E]EI❑ ❑ ❑ ❑❑❑®FMm❑ ❑❑❑®❑ ®❑❑1111111111 ❑❑❑ ❑❑ ❑ ❑❑EBm❑❑®�
Enrolled House Bill 4064 (HB 4064-B) Page 5
Page 146 of 160
[(3)] ED❑The department shall prescribe by rule the maximum loan amount per individual, lend-
ing requirements and terms for loans made under this program, including:
(a) Interest rates charged to borrowers, if any;
(b) Repayment requirements, if any;
(c) Loan forgiveness opportunities, if any;
(d) Affordability requirements; and
(e) Remedies upon transfer or default.
[(4)] EE111In servicing loans under the program, the department shall deposit all moneys received
into the Manufactured Home Preservation Fund established in ORS 458.366.
[(5)] ELI❑The council may establish priorities for evaluating loan applications and shall give
consideration to prioritizing loans to borrowers who are:
(a) From low income households; and
(b) Decommissioning and replacing manufactured dwellings that are older or less resource or
energy efficient.
❑❑❑❑❑❑❑❑Mm❑ ❑❑❑Ell m Ell GL
❑❑❑❑EEi❑ ❑❑❑ORS 62.803 is amended to read:
62.803. As used in ORS 62.800 to 62.815, unless the context requires otherwise:
(1) "Lienholder" means the holder of a manufactured dwelling lien:
(a) That is recorded in the deed records of the county in which the manufactured dwelling is
located;
(b) That is perfected with the Department of Consumer and Business Services pursuant to ORS
446.611; or
(c) Of which a manufactured dwelling park nonprofit cooperative has actual knowledge.
(2) "Manufactured dwelling" [has the meaning given that term in ORS 446.003] ❑ ❑❑❑M
EE❑❑ ❑ ❑❑❑E❑EEM❑ ❑❑❑M❑❑Ell]❑❑M❑❑ M ❑❑❑ ❑❑❑011❑❑❑❑❑
Efl❑❑ ❑MEE❑M❑111❑ MM❑❑❑ ❑❑M❑❑ ® 111111 110111fl❑❑❑EE11111 ® ME❑❑EE❑111❑❑ ❑M EFI❑❑
❑EE❑❑❑❑❑ ❑❑❑M❑ E EE❑❑❑M❑ ❑❑❑ ❑❑M❑❑❑ ®❑❑M ❑❑ ❑ M1110M11 M ❑❑❑M❑.
(3) "Manufactured dwelling park" has the meaning given that term in ORS 446.003.
(4) "Manufactured dwelling park nonprofit cooperative" means a cooperative corporation that:
(a) Is organized to acquire or develop, and to own, an interest in one or more manufactured
dwelling parks that are primarily used for the siting of manufactured dwellings owned and occupied
by members of the cooperative;
(b) Limits the use of all income and earnings to use by the cooperative and not for the benefit
or profit of any individual; and
(c) Elects to be governed by ORS 62.800 to 62.815.
❑❑❑❑iiii❑ ❑❑❑ORS 90.230 is amended to read:
90.230. (1) If a tenancy is for the occupancy of a recreational vehicle in a manufactured dwelling
park[,] ❑❑mobile home park[][ ] ❑❑M❑❑ M 111111 ❑❑❑1fl1❑❑❑or recreational vehicle park, [all] as de-
fined in ORS 197.492, the landlord shall provide a written rental agreement for a month-to-month,
week-to-week or fixed-term tenancy. The rental agreement must state:
(a) If applicable, that the tenancy may be terminated by the landlord under ORS 90.427 without
cause upon 30 or 60 days' written notice for a month-to-month tenancy or upon 10 days' written
notice for a week-to-week tenancy.
(b) That any accessory building or structure paid for or provided by the tenant belongs to the
tenant and is subject to a demand by the landlord that the tenant remove the building or structure
upon termination of the tenancy.
(c) That the tenancy is subject to the requirements of ORS 197.493 (1) for exemption from
placement and occupancy restrictions.
(2) If a tenant described in subsection (1) of this section moves following termination of the
tenancy by the landlord under ORS 90.427, and the landlord failed to provide the required written
Enrolled House Bill 4064 (HB 4064-B) Page 6
Page 147 of 160
rental agreement before the beginning of the tenancy, the tenant may recover the tenant's actual
damages or twice the periodic rent, whichever is greater.
(3) If the occupancy fails at any time to comply with the requirements of ORS 197.493 (1) for
exemption from placement and occupancy restrictions, and a state agency or local government re-
quires the tenant to move as a result of the noncompliance, the tenant may recover the tenant's
actual damages or twice the periodic rent, whichever is greater. This subsection does not apply if
the noncompliance was caused by the tenant.
(4) This section does not apply to a vacation occupancy.
❑❑❑❑En❑ ❑❑❑ORS 174.101 is amended to read:
174.101. (1) As used in the statutes of this state, "manufactured structure" has the meaning
given that term in this section only if the statute using "manufactured structure" makes specific
reference to this section and indicates that the term used has the meaning given in this section.
As used in the statutes of this state, "recreational vehicle" has the meaning given that term in this
section only if the statute using "recreational vehicle" makes specific reference to this section [or
ORS 446.0071 and thereby indicates that the term used has the meaning given in this section.
(2) "Manufactured structure" means a manufactured dwelling, as defined in ORS 446.003, or a
recreational vehicle, as defined in this section.
(3) "Recreational vehicle" means a vehicle with or without motive power that is designed for
use as temporary living quarters and as further defined by rule by the Director of Transportation.
❑❑❑❑Ell❑ 111111111111 ❑❑❑111❑❑ ❑❑❑ ❑❑❑=11 ❑m ❑❑❑❑❑ Ell ❑❑❑ ❑ ❑❑❑ ❑ ❑❑m 11111111❑ ❑❑❑1111❑❑ Ell
❑❑❑EEE❑❑
❑❑❑❑ELi❑ ❑❑❑ORS 197.492 is amended to read:
197.492. As used in this section and ORS 197.493:
[0) "Manufactured dwelling park" has the meaning given that term in ORS 446.003.1
[(2) "Mobile home park" and "recreational vehicle" have the meanings given those terms in ORS
446.007.1
FU❑m❑❑m❑®❑❑❑❑❑❑FFrU❑❑❑❑Ell❑ ❑ ❑❑❑FU❑ [ UDO FF❑❑FFm Ell] 1111❑ ❑❑❑FFR❑❑❑
[01 EL111"Recreational vehicle park":
(a) Means a place where two or more recreational vehicles are located within 500 feet of one
another on a lot, tract or parcel of land under common ownership and having as its primary purpose:
(A) The renting of space and related facilities for a charge or fee; or
(B) The provision of space for free in connection with securing the patronage of a person.
(b) Does not mean:
(A) An area designated only for picnicking or overnight camping; or
(B) A manufactured dwelling park or mobile home park.
❑❑❑❑En❑ ❑FORS 215.010 is amended to read:
215.010. As used in this chapter:
(1) The terms defined in ORS 92.010 shall have the meanings given therein, except that
"parcel":
(a) Includes a unit of land created:
(A) By partitioning land as defined in ORS 92.010;
(B) In compliance with all applicable planning, zoning and partitioning ordinances and regu-
lations; or
(C) By deed or land sales contract, if there were no applicable planning, zoning or partitioning
ordinances or regulations.
(b) Does not include a unit of land created solely to establish a separate tax account.
(2) "Tract" means one or more contiguous lots or parcels under the same ownership.
(3) The terms defined in ORS chapter 197 shall have the meanings given therein.
(4) "Farm use" has the meaning given that term in ORS 215.203.
Ell[] m❑❑m❑®❑❑❑ ❑gym❑ ❑ ❑❑❑❑ ❑ ❑❑❑ ❑❑m❑❑❑ FMm ❑® ❑❑ ❑®❑❑❑❑®❑❑®❑❑
❑❑❑®❑ ❑❑m❑❑®❑ ®®❑®ED❑❑❑❑ ELI ❑❑ ❑m❑ ❑❑ ❑❑❑ ❑❑=❑EU❑❑❑m❑❑❑❑❑❑ ❑ FM FM❑® ❑
❑❑FFU®❑m❑m❑®❑❑®m❑m❑❑®❑❑ ❑m❑❑❑❑ ❑❑ FIM❑ ❑❑❑❑❑❑F-M❑ ❑❑m❑FM❑❑❑ ❑ ❑❑ EUFM❑❑
Enrolled House Bill 4064 (HB 4064-B) Page 7
Page 148 of 160
❑❑ ❑❑❑®Ell om❑FTIH ❑mm❑ ❑❑ = =❑ ❑mm❑ ❑❑ ELIFFF❑❑ ❑❑®❑❑❑❑❑ m®❑❑❑ ®❑ ❑ED
m❑E11❑ ❑❑®❑ ❑❑❑❑FM ❑❑❑❑❑❑❑❑m❑ ❑❑ ❑❑❑ ❑❑FM❑m❑❑mom❑m
[(5)] EU❑"Recreational vehicle" has the meaning given that term in ORS 174.101.
[(6)] EE111"The Willamette Valley" is Clackamas, Linn, Marion, Multnomah, Polk, Washington and
Yamhill Counties and the portion of Benton and Lane Counties lying east of the summit of the Coast
Range.
❑❑❑❑Eri❑ ❑❑❑ORS 307.651 is amended to read:
307.651. As used in ORS 307.651 to 307.687, unless the context requires otherwise:
(1) "Governing body" means the city legislative body having jurisdiction over the property for
which an exemption may be applied for under ORS 307.651 to 307.687.
(2) "Qualified dwelling unit" means a dwelling unit that, at the time an application is filed
pursuant to ORS 307.667, has a market value for the land and improvements of no more than 120
percent, or a lesser percentage as adopted by the governing body by resolution, of the median sales
price of dwelling units located within the city.
(3) "Single-unit housing" means a structure having one or more dwelling units that:
(a) Is, or will be, upon purchase, rehabilitation or completion of construction, in conformance
with all local plans and planning regulations, including special or district-wide plans developed and
adopted pursuant to ORS chapters 195, 196, 197 and 227.
(b) If newly constructed, is completed within two years after application for exemption is ap-
proved under ORS 307.674.
(c) Is designed for each dwelling unit within the structure to be purchased by and lived in by
one person or one family.
(d) Has one or more qualified dwelling units within the single-unit housing.
(e) Is not a floating home, as defined in ORS 830.700, or a manufactured structure, other than
a manufactured home described in ORS 197.307 (8)(a) to (f) E11000 ❑❑=❑❑
(4) "Structure" does not include the land or any site development made to the land, as those
terms are defined in ORS 307.010.
❑❑❑❑En❑ ❑❑❑ORS 446.003 is amended to read:
446.003. As used in ORS 446.003 to 446.200 and 446.225 to 446.285, [and for the purposes of ORS
chapters 195, 196, 197, 215 and 227, the following definitions apply,] unless the context requires
otherwise[,] or unless administration and enforcement by the State of Oregon under the existing or
revised National Manufactured Housing Construction and Safety Standards Act would be adversely
affected[, and except as provided in ORS 197.746 or 446.0071:
(1) "Accessory building or structure" means any portable, demountable or permanent structure
established for use of the occupant of the manufactured dwelling and as further defined by rule by
the Director of the Department of Consumer and Business Services.
(2)(a) "Alteration" means any change, addition, repair, conversion, replacement, modification or
removal of any equipment or installation that may affect the operation, construction or occupancy
of a manufactured dwelling.
(b) "Alteration" does not include:
(A) Minor repairs with approved component parts;
(B) Conversion of listed fuel-burning appliances in accordance with the terms of their listing;
(C) Adjustment and maintenance of equipment; or
(D) Replacement of equipment or accessories in kind.
(3) "Approved" means approved, licensed or certified by the Department of Consumer and
Business Services or its designee.
[(4) `Board" means the Residential and Manufactured Structures Board.]
[(5)] E1011"Cabana" means a stationary, lightweight structure that may be prefabricated, or de-
mountable, with two or more walls, used adjacent to and in conjunction with a manufactured
dwelling to provide additional living space.
Enrolled House Bill 4064 (HB 4064-B) Page 8
Page 149 of 160
[(6)] E11❑ "Certification" means an evaluation process by which the department verifies a
manufacturer's ability to produce manufactured dwellings to the department rules and to the de-
partment approved quality control manual.
[(7)] Ell][]"Dealer" means any person engaged in the business of selling, leasing or distributing
manufactured dwellings or equipment, or both, primarily to persons who in good faith purchase or
lease manufactured dwellings or equipment, or both, for purposes other than resale.
[(8)] MD"Department" means the Department of Consumer and Business Services.
[(9)] E11]"Director" means the Director of the Department of Consumer and Business Services.
[(10)] EIT❑ "Distributor" means any person engaged in selling and distributing manufactured
dwellings or equipment for resale.
[(11)] ="Equipment" means materials, appliances, subassembly, devices, fixtures, fittings and
apparatuses used in the construction, plumbing, mechanical and electrical systems of a manufac-
tured dwelling.
[(12)] [U❑❑"Federal manufactured housing construction and safety standard" means a standard
for construction, design and performance of a manufactured dwelling promulgated by the Secretary
of Housing and Urban Development pursuant to the federal National Manufactured Housing Con-
struction and Safety Standards Act of 1974 (Public Law 93-383).
[(13) "Fire Marshal" means the State Fire Marshal.]
[(14)] ="Imminent safety hazard" means an imminent and unreasonable risk of death or se-
vere personal injury.
[(15)] M❑❑"Insignia of compliance" means the HUD label for a manufactured dwelling.
[(16)] [B❑❑"Inspecting authority" or "inspector" means the Director of the Department of Con-
sumer and Business Services or representatives as appointed or authorized to administer and en-
force provisions of ORS [446.111, 446.160, 446.1761 ❑❑gym 1U011111E❑q 446.225 to 446.285, 446.310 to
446.350[,] ❑❑❑ 446.990 [and this section].
[(17)] [E❑❑"Installation" in relation to:
(a) Construction means the arrangements and methods of construction, fire and life safety,
electrical, plumbing and mechanical equipment and systems within a manufactured dwelling.
(b) Siting means the manufactured dwelling and cabana foundation support and tiedown, the
structural, fire and life safety, electrical, plumbing and mechanical equipment and material con-
nections and the installation of skirting and temporary steps.
[(18)] [E❑❑"Installer" means any individual licensed by the director to install, set up, connect,
hook up, block, tie down, secure, support, install temporary steps for, install skirting for or make
electrical, plumbing or mechanical connections to manufactured dwellings or cabanas or who pro-
vides consultation or supervision for any of these activities, except architects registered under ORS
671.010 to 671.220 or engineers registered under ORS 672.002 to 672.325.
[(19)] ED❑❑"Listed" means equipment or materials included in a list, published by an organization
concerned with product evaluation acceptable to the department that maintains periodic inspection
of production of listed equipment or materials, and whose listing states either that the equipment
or materials meets appropriate standards or has been tested and found suitable in a specified man-
ner.
[(20)] ID❑❑"Lot" means any space, area or tract of land, or portion of a manufactured dwelling
park, mobile home park or recreation park that is designated or used for occupancy by one manu-
factured dwelling.
[(21)(4)] EE❑FM❑"Manufactured dwelling" means a residential trailer, mobile home or manufac-
tured home.
(b) "Manufactured dwelling" does not include any building or structure constructed to conform
to the State of Oregon Structural Specialty Code, the Low-Rise Residential Dwelling Code adopted
pursuant to ORS 455.020 or 455.610 or the Small Home Specialty Code adopted under section 2,
chapter 401, Oregon Laws 2019.
[(22)(4)] Fu❑=❑"Manufactured dwelling park" means any place where four or more manufac-
tured dwellings or prefabricated structures, as defined in ORS 455.010, that are relocatable and more
Enrolled House Bill 4064 (HB 4064-B) Page 9
Page 150 of 160
than eight and one-half feet wide, 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.
(b) "Manufactured dwelling park" does not include a lot or lots located within a subdivision
being rented or leased for occupancy by no more than one manufactured dwelling per lot if the
subdivision was approved by the local government unit having jurisdiction under an ordinance
adopted pursuant to ORS 92.010 to 92.192.
[(23)(4)] F110=0"Manufactured home," except as provided in paragraph (b) of this subsection,
means 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 with federal manufactured housing construction and safety
standards and regulations in effect at the time of construction.
(b) For purposes of implementing any contract pertaining to manufactured homes between the
department and the federal government, "manufactured home" has the meaning given the term in
the contract.
[(24)] EL❑❑"Manufacturer" means any person engaged in manufacturing, building, rebuilding,
altering, converting or assembling manufactured dwellings or equipment.
[(25)] El❑❑"Manufacturing" means the building, rebuilding, altering or converting of manufac-
tured dwellings that bear or are required to bear an Oregon insignia of compliance.
[(26)] E1011❑"Minimum safety standards" means the plumbing, mechanical, electrical, thermal, fire
and life safety, structural and transportation standards prescribed by rules adopted by the director.
[(27)] FU❑❑"Mobile home" means 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 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.
[(28)] ELI❑❑"Mobile home park":
(a) Means any place where four or more manufactured dwellings, recreational vehicles as de-
fined in ORS 174.101, or a combination thereof, 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 space or
keep space for rent to any person for a charge or fee paid or to be paid for the rental or use of
facilities or to offer space free in connection with securing the trade or patronage of such person.
(b) Does not include a lot or lots located within a subdivision being rented or leased for occu-
pancy by no more than one manufactured dwelling per lot if the subdivision was approved by the
municipality unit having jurisdiction under an ordinance adopted pursuant to ORS 92.010 to 92.192.
[(29)] E1000"Municipality" means a city, county or other unit of local government otherwise au-
thorized by law to enact codes.
[(30)] Full[] "Residential trailer" means 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 before January 1, 1962.
[(31)] FU❑❑"Sale" means rent, lease, sale or exchange.
[(32)] [B❑❑"Skirting" means a weather resistant material used to enclose the space below a
manufactured dwelling.
[(33)] E11❑❑"Tiedown" means any device designed to anchor a manufactured dwelling securely to
the ground.
[(34) "Transitional housing accommodations" means accommodations described under ORS
197.746.1
[(35)] EL❑❑"Utilities" means the water, sewer, gas or electric services provided on a lot for a
manufactured dwelling.
Enrolled House Bill 4064 (HB 4064-B) Page 10
Page 151 of 160
❑❑❑❑Eii❑ ❑❑❑ORS 446.003, as amended by section lb, chapter 422, Oregon Laws 2019, and
section 7, chapter 260, Oregon Laws 2021, is amended to read:
446.003. As used in ORS 446.003 to 446.200 and 446.225 to 446.285, [and for the purposes of ORS
chapters 195, 196, 197, 215 and 227, the following definitions apply,] unless the context requires
otherwise[,] or unless administration and enforcement by the State of Oregon under the existing or
revised National Manufactured Housing Construction and Safety Standards Act would be adversely
affected[, and except as provided in ORS 197.746 or 446.0071:
(1) "Accessory building or structure" means any portable, demountable or permanent structure
established for use of the occupant of the manufactured dwelling and as further defined by rule by
the Director of the Department of Consumer and Business Services.
(2)(a) "Alteration" means any change, addition, repair, conversion, replacement, modification or
removal of any equipment or installation that may affect the operation, construction or occupancy
of a manufactured dwelling.
(b) "Alteration" does not include:
(A) Minor repairs with approved component parts;
(B) Conversion of listed fuel-burning appliances in accordance with the terms of their listing;
(C) Adjustment and maintenance of equipment; or
(D) Replacement of equipment or accessories in kind.
(3) "Approved" means approved, licensed or certified by the Department of Consumer and
Business Services or its designee.
[N) "Board" means the Residential and Manufactured Structures Board.]
[(5)] ED❑"Cabana" means a stationary, lightweight structure that may be prefabricated, or de-
mountable, with two or more walls, used adjacent to and in conjunction with a manufactured
dwelling to provide additional living space.
[(6)] EEI❑ "Certification" means an evaluation process by which the department verifies a
manufacturer's ability to produce manufactured dwellings to the department rules and to the de-
partment approved quality control manual.
[(7)] EE111"Dealer" means any person engaged in the business of selling, leasing or distributing
manufactured dwellings or equipment, or both, primarily to persons who in good faith purchase or
lease manufactured dwellings or equipment, or both, for purposes other than resale.
[(8)] EFLI❑"Department" means the Department of Consumer and Business Services.
[(9)] EE111"Director" means the Director of the Department of Consumer and Business Services.
[(10)] ELI❑"Distributor" means any person engaged in selling and distributing manufactured
dwellings or equipment for resale.
[(11)] ELI❑❑"Equipment" means materials, appliances, subassembly, devices, fixtures, fittings and
apparatuses used in the construction, plumbing, mechanical and electrical systems of a manufac-
tured dwelling.
[(12)] =[]"Federal manufactured housing construction and safety standard" means a standard
for construction, design and performance of a manufactured dwelling promulgated by the Secretary
of Housing and Urban Development pursuant to the federal National Manufactured Housing Con-
struction and Safety Standards Act of 1974 (Public Law 93-383).
[(13) "Fire Marshal" means the State Fire Marshal.]
[(14)] [B❑❑"Imminent safety hazard" means an imminent and unreasonable risk of death or se-
vere personal injury.
[(15)] Full[]"Insignia of compliance" means the HUD label for a manufactured dwelling.
[(16)] [B❑❑"Inspecting authority" or "inspector" means the Director of the Department of Con-
sumer and Business Services or representatives as appointed or authorized to administer and en-
force provisions of ORS [446.111, 446.160, 446.1761 EMEM FP ❑❑[IM]" 446.225 to 446.285, 446.310 to
446.350[,] ❑❑❑ 446.990 [and this section].
[(17)] [Dili]"Installation" in relation to:
(a) Construction means the arrangements and methods of construction, fire and life safety,
electrical, plumbing and mechanical equipment and systems within a manufactured dwelling.
Enrolled House Bill 4064 (HB 4064-B) Page 11
Page 152 of 160
(b) Siting means the manufactured dwelling and cabana foundation support and tiedown, the
structural, fire and life safety, electrical, plumbing and mechanical equipment and material con-
nections and the installation of skirting and temporary steps.
[(18)] =0"Installer" means any individual licensed by the director to install, set up, connect,
hook up, block, tie down, secure, support, install temporary steps for, install skirting for or make
electrical, plumbing or mechanical connections to manufactured dwellings or cabanas or who pro-
vides consultation or supervision for any of these activities, except architects registered under ORS
671.010 to 671.220 or engineers registered under ORS 672.002 to 672.325.
[(19)] Ell[][]"Listed" means equipment or materials included in a list, published by an organization
concerned with product evaluation acceptable to the department that maintains periodic inspection
of production of listed equipment or materials, and whose listing states either that the equipment
or materials meets appropriate standards or has been tested and found suitable in a specified man-
ner.
[(20)] E11❑❑"Lot" means any space, area or tract of land, or portion of a manufactured dwelling
park, mobile home park or recreation park that is designated or used for occupancy by one manu-
factured dwelling.
[(21)(a)] Fu❑=❑"Manufactured dwelling" means a residential trailer, mobile home or manufac-
tured home.
(b) "Manufactured dwelling" does not include any building or structure constructed to conform
to the State of Oregon Structural Specialty Code or the Low-Rise Residential Dwelling Code adopted
pursuant to ORS 455.020, 455.610 or 455.616.
[(22)(a)] Ell❑=❑"Manufactured dwelling park" means any place where four or more manufac-
tured dwellings or prefabricated structures, as defined in ORS 455.010, that are relocatable and more
than eight and one-half feet wide, 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.
(b) "Manufactured dwelling park" does not include a lot or lots located within a subdivision
being rented or leased for occupancy by no more than one manufactured dwelling per lot if the
subdivision was approved by the local government unit having jurisdiction under an ordinance
adopted pursuant to ORS 92.010 to 92.192.
[(23)(a)] EID❑EM❑"Manufactured home," except as provided in paragraph (b) of this subsection,
means 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 with federal manufactured housing construction and safety
standards and regulations in effect at the time of construction.
(b) For purposes of implementing any contract pertaining to manufactured homes between the
department and the federal government, "manufactured home" has the meaning given the term in
the contract.
[(24)] Ell[][]"Manufacturer" means any person engaged in manufacturing, building, rebuilding,
altering, converting or assembling manufactured dwellings or equipment.
[(25)] =E1"Manufacturing" means the building, rebuilding, altering or converting of manufac-
tured dwellings that bear or are required to bear an Oregon insignia of compliance.
[(26)] E101111"Minimum safety standards" means the plumbing, mechanical, electrical, thermal, fire
and life safety, structural and transportation standards prescribed by rules adopted by the director.
[(27)] E11❑❑"Mobile home" means 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 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.
[(28)] ID❑❑"Mobile home park":
Enrolled House Bill 4064 (HB 4064-B) Page 12
Page 153 of 160
(a) Means any place where four or more manufactured dwellings, recreational vehicles as de-
fined in ORS 174.101, or a combination thereof, 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 space or
keep space for rent to any person for a charge or fee paid or to be paid for the rental or use of
facilities or to offer space free in connection with securing the trade or patronage of such person.
(b) Does not include a lot or lots located within a subdivision being rented or leased for occu-
pancy by no more than one manufactured dwelling per lot if the subdivision was approved by the
municipality unit having jurisdiction under an ordinance adopted pursuant to ORS 92.010 to 92.192.
[(29)] Ell[][]"Municipality" means a city, county or other unit of local government otherwise au-
thorized by law to enact codes.
[(30)] =11 "Residential trailer" means 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 before January 1, 1962.
[(31)] Ell]❑❑"Sale" means rent, lease, sale or exchange.
[(32)] Ell]❑❑"Skirting" means a weather resistant material used to enclose the space below a
manufactured dwelling.
[(33)] EL❑❑"Tiedown" means any device designed to anchor a manufactured dwelling securely to
the ground.
[(34) "Transitional housing accommodations" means accommodations described under ORS
197.746.1
[(35)] ="Utilities" means the water, sewer, gas or electric services provided on a lot for a
manufactured dwelling.
❑❑1111 ELI❑ DELI 111111 ❑❑❑IE❑❑ ED m❑❑❑Ell❑❑
❑❑❑❑ELi❑ ❑❑❑ORS 458.352 is amended to read:
458.352. (1) As used in this section:
(a) "Average income" means an income that complies with income restrictions determined at the
advice and consent of the Oregon Housing Stability Council, but not to exceed the greater of 100
percent of the statewide or local area median income adjusted for household size as determined
annually by the Housing and Community Services Department using United States Department of
Housing and Urban Development information.
EE111 m ❑❑❑FF❑gym❑ ❑❑❑®❑ ❑❑m❑❑❑❑EE111 ❑ ❑❑❑E111❑ ❑III❑❑ EL111❑ELIm EFLI ❑❑❑ ❑❑❑011❑❑❑
[(b)] FT111"Nonprofit corporation" means a corporation that is exempt from income taxes under
section 501(c)(3) or (4) of the Internal Revenue Code as amended and in effect on December 31, 2016.
(2) The Housing and Community Services Department shall provide one or more loans to
nonprofit corporations to create manufactured dwelling park preservation programs that invest in,
and provide loans for, the preservation and affordability of manufactured dwelling parks in this
state, including through:
(a) The repair or reconstruction of parks destroyed by natural disasters; or
(b) The acquisition and development of land for parks or for the expansion of parks in areas that
have been affected by a natural disaster.
(3) To be eligible for a loan under this section, a nonprofit corporation shall demonstrate to the
satisfaction of the department that the nonprofit corporation:
(a) Is a community development financial institution operating statewide to support investment
in, and acquisition, renovation and construction of, affordable housing;
(b) Has the ability and capacity to provide the services and reporting required of the program
described in subsections (4) and (6) of this section; and
(c) Meets other requirements established by the department regarding financial risk and avail-
ability or accessibility of additional resources.
(4) An eligible nonprofit corporation, with input from the department, shall develop a manufac-
tured dwelling park preservation program that:
(a) Invests in, and loans funds to, other nonprofit corporations, housing authorities, manufac-
tured dwelling park nonprofit cooperatives as defined in ORS 62.803, local units of government as
Enrolled House Bill 4064 (HB 4064-B) Page 13
Page 154 of 160
defined in ORS 466.706, agencies as defined in ORS 183.310, or any entity in which a nonprofit cor-
poration has a controlling share, to:
(A) Purchase or refinance manufactured dwelling parks that will maintain the parks as parks
long term; or
(B) Develop, expand, repair or reconstruct parks destroyed by natural disasters;
(b) Emphasizes, when providing loans under paragraph (a) of this subsection, the financing of
parks whose residents are predominantly members of households with income less than average in-
come; and
(c) Preserves the affordability of the park space rent to park tenants who are members of
households with income less than average income.
(5) An eligible nonprofit corporation shall create a park preservation account to be used by the
nonprofit corporation for the manufactured dwelling park preservation program and shall deposit
the moneys loaned by the department into the account.
(6) An eligible nonprofit corporation shall ensure that all financial activities of the program are
paid from and into the park preservation account created under subsection (5) of this section. Each
nonprofit corporation shall report to the department no less than semiannually, showing the ex-
penses and incomes of the park preservation account and the results of the manufactured dwelling
park preservation program.
(7) A loan made by the department under this section:
(a) May require the nonprofit corporation to pay interest.
(b) May not require the nonprofit corporation to make any loan payments before the maturity
date of the loan.
(c) Must have a maturity date of no later than September 15, 2036.
(d) May have its maturity date extended by the department.
(e) Shall have all or part of the unpaid balance forgiven by the department in an amount not
to exceed the losses incurred on investments or loans made by the nonprofit corporation under
subsection (4)(a) of this section.
(f) May include such agreements by the nonprofit corporation practical to secure the loan made
by the department and to accomplish the purposes of the program described in subsection (4) of this
section.
(8) The department or the State Treasurer shall deposit moneys received in servicing the loan
into the General Housing Account of the Oregon Housing Fund created under ORS 458.620.
❑❑❑❑En❑ ❑❑❑ORS 458.358 is amended to read:
458.358. (1) The Housing and Community Services Department shall establish a program to pro-
vide grants to persons for safely decommissioning and disposing of a manufactured dwelling [as de-
fined in ORS 446.0031.
(2) The department may award grants under the program only to a person that is:
(a)(A) An individual who owns a manufactured dwelling sited:
(i) In a manufactured dwelling park that has registered with the department and either has en-
tered into a regulatory agreement with the department or is negotiating a regulatory agreement that
is at least partially conditioned upon the replacement of the dwelling;
(ii) On land owned by the individual; or
(iii) On land being purchased by the individual under a land sale contract as defined in ORS
18.960; or
(B) An entity described in paragraph (b)(B) of this subsection that has a controlling interest,
including a controlling interest in a general partner of a limited partnership, in:
(i) The manufactured dwelling; or
(ii) A manufactured dwelling park where the manufactured dwelling slated for disposal is sited;
and
(b)(A) An individual who is a member of a household with income that complies with income
restrictions determined at the advice and consent of the Oregon Housing Stability Council, and not
exceeding the greater of 100 percent of the statewide or local area median income adjusted for
Enrolled House Bill 4064 (HB 4064-B) Page 14
Page 155 of 160
household size as determined annually by the Housing and Community Services Department using
United States Department of Housing and Urban Development information; or
(B) A nonprofit corporation as defined in ORS 317.097, a manufactured dwelling park nonprofit
cooperative as defined in ORS 62.803, a housing authority as defined in ORS 456.005, a local unit
of government as defined in ORS 466.706 or a state governmental entity.
(3) Grants awarded under the program may not exceed $15,000 or the cost of decommissioning
and disposing of the manufactured dwelling.
(4) The Oregon Housing Stability Council may establish priorities for the evaluation of grant
applications and shall consider prioritizing grant awards:
(a) For the safe remediation of dwellings with environmental and public health hazards and
risks, including asbestos, lead paint and mold;
(b) To owners from low income households; and
(c) For the decommissioning of manufactured dwellings that are older or less resource and en-
ergy efficient.
❑❑❑❑EEI❑ ❑❑❑❑❑❑ ❑❑®m❑FIM❑❑ ❑m❑ ® ELI Ell] ❑❑❑❑ ❑❑❑❑m ❑m❑EIIIEll] ❑❑® EEI❑ ®❑ m❑❑Ell❑
❑❑ ❑❑❑❑❑❑❑ ❑❑❑❑❑❑
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❑❑❑❑❑❑❑❑❑FM ❑❑❑ mELIEL]❑❑❑ ❑❑ ❑m❑❑m EIE ❑❑❑®EEII ELI ❑[IFFFF]❑❑❑ ELIE[[] ❑❑❑❑ ❑❑❑ ELI❑❑❑ ❑FM❑❑
❑❑=❑ ❑❑ ❑❑❑m ❑❑❑m❑m ❑❑❑❑❑❑❑ ❑❑❑❑EEI❑❑ El El ❑❑❑❑m❑m
❑11011=0 ❑❑ ❑❑❑m ❑❑m❑ ❑❑❑❑00 ........................M.,.........................................................1 2022
❑❑❑m❑❑❑❑
.................................................................................. ........................M.,.........................................................1 2022
Timothy G. Sekerak, Chief Clerk of House
..................................................................................
.................................................................................. Kate Brown, Governor
Dan Rayfield, Speaker of House
❑❑=❑ ❑❑ ❑❑❑❑ELI ❑❑❑m❑m ❑❑❑❑❑❑❑
........................M.,.........................................................1 2022
..................................................................................
Peter Courtney, President of Senate
..................................................................................
Shemia Fagan, Secretary of State
Enrolled House Bill 4064 (HB 4064-B) Page 15
Page 156 of 160
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Notice of Sale Instructions
-Site Navigation
Instruction and Information: Notice of Owner's Intent
to Sell a Manufactured Dwelling Park or Marina
Before listing or marketing a manufactured dwelling park or marina for sale, or upon receipt of an offer of
purchase, Owner is required to provide written notification ("Notice") delivered either by hand or by US Mail to
all Tenants, Tenant's Committee and MMCRC.
Chapter 813, Division 65 of the Oregon Administrative Rules Database (OARD) has been revised as of August
2023, regarding notification requirements when an Owner is planning to sell a Manufactured Dwelling Park
or Marina. There is specific information that needs to be in the Notice of Intent To Sell to the Tenants.
Specifically, the Owner is required to...
A. Send to:
1. The Tenants of the Park or Marina
Page 157 of 160
2. Tenants Committee
3. MMCRC Department
B. Deliver the Notice by US Mail or directly to a tenant's home
1. Notice is to be delivered at least 15 days prior to publicly marketing the facility for sale.
2. If mailed, the "Fifteen-Day Period" shall begin on the fourth full calendar day following the Date of
Mailing.
C. Information required in the Notice:
1. All required information listed in ORS 90.8421, and
2. Contact information for the Department's MMCRC
3. Complete copies of, or web address links to OAR 813 Divisions 27 and 65
4. Property information that would be included in property marketing materials, real estate listings, or
provided to prospective purchasers including:
• Asking price for the facility, or offer price if the facility owner(s) has received an offer to purchase
that the facility owner(s) intends to consider; and
• Property information available via public record such as zoning, lot size, publicly recorded and
published facility owner(s) information, property tax, and liens; and
• Contact information for all individuals or agencies that represent the facility owner(s) or landlord
agent(s) in marketing or facilitating the sale of the facility such as a real estate broker or attorney.
D. Notices provided by the facility Owner(s) or landlord's agent(s) are valid for one calendar year from the
date that the facility Owner(s) or landlord's agent(s) provided notice of intent to sell to Tenants, tenant
committees, and the Department.
1. If the facility is not sold within one calendar year, the facility Owner(s) and landlord's agent(s) are
required to provide Tenants, Tenants'committees, and MMCRC with an updated Notice that meets
the requirements of this Division.
2. Updated notification must also be provided to any tenant who was not provided the initial notification
Page 158 of 160
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u General Inquiries Email (mailto:HCS_Housing.Info@hcs.oregon.gov)
E9 Media Requests Email (mailto:HCS.MediaRequests@hcs.oregon.gov)
OHCS Ombuds Inquiry (/ohcs/Pages/ombuds.aspx)
Oregon.gov (https://www.oregon.gov)
State Employee Search (https://employeesearch.dasapp.oregon.gov)
Agencies Listing (https://www.oregon.gov/pages/a_to_z_listing.aspx)
Accessibility (https://www.oregon.gov/pages/accessibi[ity.aspx)
Privacy Policy (https://www.oregon.gov/pages/terms-and-conditions.aspx)
Supported Browsers (https://www.oregon.gov/pages/supported-browsers.aspx)
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