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Home My WebLink About2011-03-08 Planning PACKET Note: Anyone wishing to speak at any Planning Commission meeting is encouraged to do so. If you wish to speak, please rise and, after you have been recognized by the Chair, give your name and complete address for the record. You will then be allowed to speak. Please note that the public testimony may be limited by the Chair and normally is not allowed after the Public Hearing is closed. ASHLAND PLANNING COMMISSION REGULAR MEETING MARCH 8, 2011 AGENDA I. CALL TO ORDER: 7:00 PM, Civic Center Council Chambers, 1175 E. Main Street II. ANNOUNCEMENTS III. CONSENT AGENDA A.Approval of Minutes 1. February 8, 2011 Planning Commission Minutes. IV. PUBLIC FORUM V. UNFINISHED BUSINESS A. Approval of Findings for PA-2010-01622, 163 Hitt Road. (To be provided by e-mail before the meeting.) VI. TYPE II PUBLIC HEARINGS A. PLANNING ACTION: #2010-01611 SUBJECT PROPERTY: 260 First Street APPLICANT: Melissa Syken DESCRIPTION: A request for a Conditional Use Permit and Site Review to convert an existing, non-contributing 614 square foot home into a 599 square foot retail store, with a 447 residential addition to the rear of the property located at 260 First Street. In addition, the applicant is seeking a variance to reduce the number of required parking spaces to allow for an on-site ADA parking in front of the home. COMPREHENSIVE PLAN DESIGNATION: Low Density Multi-Family Residential; ZONING: R-2; ASSESSOR’S MAP #: 39 1E 09 BA; TAX LOT: 1500. B. PLANNING ACTION: #2011-00043 SUBJECT PROPERTY: 400 Allison Street APPLICANT: Heiland Hoff, Architect for owner Robin Biermann DESCRIPTION: A request for a Modification of Planning Action #2010-00993, a Conditional Use Permit to exceed the Maximum Permitted Floor Area (MPFA) within a Historic District by nine percent or 173 square feet. The original approval allowed demolition of the existing 1,144 square foot non-historic/non-contributing duplex building and constructing a new two-story 2,041 square foot single-family dwelling with a daylight basement and two-car garage in its place, along with a Tree Removal Permit to remove eight trees six-inches in diameter at breast height (d.b.h.) or greater. The modifications proposed include the addition of dormers, changes to windows on all four elevations, a reduction in the size of the back porch, and some general dimensional In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the Community Development office at 541-488-5305 (TTY phone is 1-800-735-2900). Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title 1). Note: Anyone wishing to speak at any Planning Commission meeting is encouraged to do so. If you wish to speak, please rise and, after you have been recognized by the Chair, give your name and complete address for the record. You will then be allowed to speak. Please note that the public testimony may be limited by the Chair and normally is not allowed after the Public Hearing is closed. changes while remaining within the originally approved floor area. COMPREHENSIVE PLAN DESIGNATION: Low Density Multi-Family Residential; ZONING: R-2; ASSESSOR’S MAP #: 39 1E 09 BD; TAX LOT: 14200. VII. NEW BUSINESS A.Support letter for North Normal Neighborhood Plan grant application. VIII. ADJOURNMENT In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the Community Development office at 541-488-5305 (TTY phone is 1-800-735-2900). Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title 1). ASHLAND PLANNING COMMISSION REGULAR MEETING MINUTES February 8, 2011 CALL TO ORDER Chair Pam Marsh called the meeting to order at 7:00 p.m. in the Civic Center Council Chambers, 1175 East Main Street. Commissioners Present: Staff Present: Larry Blake Bill Molnar, Community Development Director Michael Dawkins Derek Severson, Associate Planner Pam Marsh April Lucas, Administrative Supervisor Debbie Miller Melanie Mindlin John Rinaldi, Jr. Absent Members: Council Liaison: None Russ Silbiger ANNOUNCEMENTS Commissioner Marsh welcomed Russ Silbiger as the Commission’s new Council Liaison. Councilor Silbiger thanked the commission and commented briefly on the new City Council goals. Commissioner Marsh reminded the Commission of the Joint Study Session with the Transportation Commission on Thursday, February 10 at 7 p.m. th Community Development Director Bill Molnar noted there will be a Study Session on the Urban Renewal Feasibility Study on Monday, February 15, and on Tuesday, February 16 the Council will hold a hearing on the 85 Winburn Way land use action and thth associated development agreement. CONSENT AGENDA A.Approval of Minutes 1.January 11, 2011 Planning Commission Minutes. Commissioners Dawkins/Blake m/s to approve the Consent Agenda. Voice Vote: all AYES. Motion passed 6-0. PUBLIC FORUM No one came forward to speak. UNFINISHED BUSINESS A.Approval of Findings for PA-2010-01570, 590 Clover Lane. Ex Parte Contact: No ex parte contact was reported by the commissioners. Commission Mindlin asked for clarification regarding the sense of entry for the building, and remembered the Commission being satisfied with what was proposed by the applicant. Associate Planner Derek Severson clarified the motion adopted by the Commission was to recommend that the applicant better respond to the sense of entry, but not require it. Commissioners Miller/Rinaldi m/s to approve the Findings for PA-2010-01570, 590 Clover Lane. Voice Vote: all AYES. Motion passed 6-0. Ashland Planning Commission February 8, 2011 Page 1 of 3 TYPE II PUBLIC HEARINGS A.PLANNING ACTION: #2010-01622 SUBJECT PROPERTY: 163 Hitt Road APPLICANTS: R. Scott Dixon and Joan Cresse DESCRIPTION: A request for a Modification of the Performance Standards Options Subdivision Final Plan Approval (PA #2003-020) for the Strawberry Meadows Subdivision. The proposed modifications include relocation of the driveway entrance, changes to the approved building envelope, and the allocation of a portion of the lot coverage from the subdivision’s approved “Open Space ‘A’” to allow increased lot coverage for Lot #6, located at 163 Hitt Road. COMPREHENSIVE PLAN DESIGNATION: Rural Residential within a Performance Standards Overlay; ZONING: RR-.5- P; ASSESSOR’S MAP #: 39 1E 08AC; TAX LOTS: 506. Applicant Scott Dixon called a point of order and stated the staff report included new information which he should be given the opportunity to rebut. Commissioner Marsh explained the staff report was a reiteration of information already received and recommended they move forward with their deliberations. Ex Parte Contact: Commissioner Miller stated she contacted staff and received some clarification. No ex parte contact was reported by any of the commissioners. Deliberations and Decision: Lot Access: Commissioner Mindlin questioned whether Hitt Rd meets the City’s street standards, and whether the Commission should require the applicant to bring the street up to current standards. Mr. Molnar clarified the street complied with the street standards at the time the subdivision was created, but concurred that the standards have since changed. He stated the question is whether the impacts of this proposal merit extending the Hitt Rd improvements up to the proposed new driveway. It was questioned whether staff sees it as a benefit for the applicant to access their property from the upper driveway. Mr. Molnar stated it is not so much of a public benefit, but rather a part of the performance standards subdivision which speaks to minimizing tree removal, cuts and fills, and the impacts of the building on the site. Comment was made questioning whether there could be development past this site in the future. Mr. Severson stated this is a possibility and noted the original subdivision approval identified three lots that would be accessed from the same existing driveway. Commissioner Blake questioned the width of the proposed driveway and stated the applicant’s drawings seem to indicate the driveway is wider than Hitt Road. Commissioner Mindlin expressed concern with the lack of clarity on the street issue and would like the Commission to be clear on what standard they are applying. Mr. Molnar provided some background and explained when lots are created a portion of the lot needs to front a street that complies with a minimum standard, and this can be as narrow as 20 ft. in hillside areas. He stated in this case the improved portion of Hitt Rd does meet street standards, however as you move up to the location where the new driveway is proposed it is less than 20 ft. wide. Mr. Molnar stated the Commission could require Hitt Rd to be widened to 20 ft. up to the point where the applicant wants to access their lot, or they could apply a provision that allows for three lots to be served off a private driveway of 15 ft. with 20 feet of clear. Comment was made voicing support for keeping the road at its current width. Commissioner Mindlin stated she also does not have a problem with this, as long as they are clear that they are applying the 3-home flagdrive standard. Building Envelope Modification: No concerns were expressed with moving the building envelope. Lot Coverage: Commissioner Marsh explained the applicants have requested a lot coverage allocation of 56.7%, and staff is recommending an allocation of 4,356 sq. ft or 47.75% (which is the standard minimum for a one-half acre parcel size allowed within the district). In addition, it was noted that staff does not support the additional 1,122 sq. ft of permeable surface proposed by the applicant. Ashland Planning Commission February 8, 2011 Page 2 of 3 Commissioner Miller voiced support for staff’s recommendation and stated basing the allocation on the standard half-acre lot size makes sense. Mr. Severson clarified the action before them is a lot allocation request specific to a particular lot. It was clarified the owners of the subdivision could come forward and resolve the allocation issues for the subdivision by assigning out coverage for the undeveloped lots, however the Commission cannot fold the applicant’s request into that bigger consideration of lot coverage for the subdivision as a whole. Commissioner Mindlin commented that she does not want their decision to be interpreted as being against cluster development, however she supports the 4,356 sq. ft. lot coverage recommended by staff. Commissioner Marsh agreed and believes the calculation based on a half-acre lot and excluding the existing driveway is a reasonable comprise. Mr. Severson commented on the conditions proposed by staff and listed modifications for the Commission to consider. He noted the applicants have raised question about whether their future development would trigger a Physical & Environmental Constraints permit and noted the applicant’s surveyor has indicated that portions of the building envelope has a slope less than 25%. Mr. Severson stated as it is currently written, Condition #3 states the P&E permit is required, and they may want to modify this to clarify the permit is only required if it entails development on hillside lands with slopes of 25% of greater. Mr. Severson added if the Commission agrees to the 4,356 sq. ft. lot coverage as recommended by staff, they may want to remove the permeable coverage requirement for the building footprint. Mr. Severson clarified he could address the lot access issue by clarifying in the Findings that they are applying the flaglot standard, and stated if development goes beyond the limitations of a flagdrive, this will trigger further street improvements to Hitt Rd. Commissioners Miller/Mindlin m/s to approve PA #2010-01622 to allow a 47% lot coverage (4,356 sq. ft), to not count the shared driveway in the lot coverage, to modify Condition #3 to clarify a Physical & Environmental Constraints Review Permitmay be required, to remove the permeable surface requirement from Condition #2, and to approve the proposed locations for the driveway and building envelope. Roll Call Vote: Commissioners Dawkins, Blake, Miller, Rinaldi, Mindlin and Marsh, YES. Motion passed 6-0. ADJOURNMENT Commissioner Mindlin noted DEQ will be in Ashland at Pioneer Hall on March 3 to take input on changing graywater standards. rd Meeting adjourned at 8:00 p.m. Respectfully submitted, April Lucas, Administrative Supervisor Ashland Planning Commission February 8, 2011 Page 3 of 3 CITY OF ASHLAND To: Cindy Lesmeister Transportation and Growth Management Program ODOT Mill Creek Building 55313 th Street NE, Suite 2 Salem, OR 97301 RE: City of Ashland 2011 TGM Grant Application Dear Ms. Lesmeister The City of Ashland is applying for a Transportation and Growth Management Grant to assist in the neighborhood planning of the Normal Avenue Area within Ashland's Urban Growth Boundary. This project is a land use and transportation plan envisioned to address the following issues. • Evaluation of future housing needs, and housing densities suitable for the plan area, which provide for maximum opportunities for walking, bicycling and transit. • Plan for future development in a manner that provides for preservation and enhancement of creeks and wetlands. • Design of a local street grid and green infrastructure improvements for the study area which includes provisions for bike and pedestrian paths, to more fully integrate the area into in Ashland's transportation system. • To incorporate measures to reduce greenhouse gases in planning for future growth areas within the UGB. The City of Ashland Planning Commission shares the goals of the TGM program in planning for efficient land use that results in the reduction on the reliance of automobiles through enhanced opportunities for use of bicycles, walking, and transit. The Planning Commission supports Ashland's TGM Grant Application and encourages approval of this application. Thank you for your ongoing commitment and support for sound planning practices at the local level. Sincerely, I Pam Marsh Planning Commission Chair i I City of Ashland Planning Commission Department of Community Development Tel:541-488-5305 20 East Main Street Fax:541488-5311 Ashland,Oregon 97520 TTY: 800-735-2900 wwmashland,or,us i