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HomeMy WebLinkAbout2019-02-12 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 February 12, 2019 AGENDA I. CALL TO ORDER: 7:00 PM, Civic Center Council Chambers, 1175 E. Main Street II. ANNOUNCEMENTS III. AD-HOC COMMITTEE UPDATES IV.CONSENT AGENDA A. Approval of Minutes 1. January 8, 2019 Regular Meeting. 2. January 22, 2019 Study Session V. PUBLIC FORUM VI.UNFINISHED BUSINESS - None VII. TYPE II PUBLIC HEARING A. PLANNING ACTION: PA-T2-2018-00006 SUBJECT PROPERTY: 476 N Laurel Street OWNER/APPLICANT: Clover Living Trust; Dave Clover, Trustee; Dorothy Clover, Trustee/ KDA Homes, LLC DESCRIPTION: A request for Site Design Review for a 12-unit Cottage Housing development and a Performance Standards Subdivision Outline Plan for a 13-lot subdivision located at 476 Laurel St. The application includes an Exception to the Street Standards to either install a curbside sidewalk or to reduce the required parkrow width to 3.7 feet on the Mountain View Dr. frontage of 478 Laurel St. The application includes a request for a Tree Removal Permit to remove includes the demolition of the existing home and two accessory buildings located at 476 Laurel St. COMPREHENSIVE PLAN DESIGNATION: Single-Family Residential ZONING: R-1-5; Please Note:The hearing and record for 476 N Laurel Street are closed. The Planning Commission will deliberate and make a decision at this meeting. 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). B ASHLAND PLANNING COMMISSION REGULAR MEETING MINUTES - Draft January 8, 2019 CALL TO ORDER Chair Roger Pearce called the meeting to order at 7:01 p.m. in the Civic Center Council Chambers, 1175 East Main Street. Commissioners Present: Staff Present: Troy Brown, Jr. Bill Molnar, Community Development Director Michael Dawkins Derek Severson, Senior Planner Alan Harper Dana Smith, Executive Assistant Melanie Mindlin Haywood Norton Roger Pearce Lynn Thompson Absent Members: Council Liaison: Dennis Slattery, absent ANNOUNCEMENTS Community Development Director Bill Molnar explained the Transit Triangle Ordinance would go into effect January 18, 2019. The Findings for 188 Garfield Street would be approved at the next Council meeting, January 15, 2019. Scott Fregonese would return to discuss establishing the vertical housing zone. It was an overlay that would allow up to a 20% tax exemption for second, third, and fourth story residential. Staff recently kicked off a housing planning project funded through the state to look at what could be done to encourage multi-family housing. AD-HOC COMMITTEE UPDATES - None CONSENT AGENDA A.Approval of Minutes 1. December 11, 2018 Regular Meeting Commissioners Thompson/Brown m/s to approve the Consent Agenda. Commissioner Norton abstained. Voice Vote: all AYES. Motion passed 6-0. PUBLIC FORUM - None UNFINISHED BUSINESS None TYPE II PUBLIC HEARINGS A. PLANNING ACTION: PA-T2-2018-00006 SUBJECT PROPERTY: 476 N Laurel Street OWNER/APPLICANT: Clover Living Trust; Dave Clover, Trustee; Dorothy Clover, Trustee/ KDA Homes, LLC DESCRIPTION: A request for Site Design Review for a 12-unit Cottage Housing development and a Performance Standards Subdivision Outline Plan for a 13-lot subdivision located at 476 Laurel St. The Ashland Planning Commission January 8, 2019 Page 1 of 4 application includes an Exception to the Street Standards to either install a curbside sidewalk or to reduce the required parkrow width to 3.7 feet on the Mountain View Dr. frontage of 478 Laurel St. The e demolition of the existing home and two accessory buildings located at 476 Laurel St. COMPREHENSIVE PLAN DESIGNATION: Single-Family Residential ZONING: R-1- Chair Pearce read the public hearing rules. Ex Parte Contact Commissioners Mindlin and Harper had no ex parte. Commissioners Dawkins, Thompson, Brown, and Norton declared no ex parte and one site visit. Chair Pearce had no ex parte and was familiar with the site. Staff Report Senior Planner Derek Severson provided a presentation on the application and described the project. The cottages would be Earth Advantage Platinum/Net Zero, and designed for Life Long Housing certification to help occupants age in place. Open space would include a pollinator garden. The applicant would also install a sidewalk beyond the frontage on Mountain View Drive to complete a pedestrian system for the block. Staff recommended approval with conditions. Questions of Staff Mr. Severson addressed the drainage issue. There was an agreement with the previous development to allow drainage onto the property. It was never memorialized with an easement. The applicant was willing to provide lateral on the property and easements if neighbors wanted to connect to the lateral. The applicant would not install the actual connections for the neighbors. Mark Knox/Laz Ayala/KDA Homes/Rick Lindemann/Lindemann Design/Spoke to the application. Mr. Lindemann explained the architecture mission and rationale for the design. Mr. Knox further explained how they were intentionally respectful of the views and privacy. It was an innovative development and relevant to current issues regarding housing affordability, housing demands, and the Climate Energy Action Plan. Other than the Exception for the sidewalk, they were not asking for any Exceptions or Variances. They would complete the sidewalk. The primary concerns involved traffic and street widths. They hired Alex Georgevitch Consulting to conduct a traffic impact analysis that concluded the streets had the capacity to accommodate the development and met the City standards. He described potential changes to the project they were considering due to housing market concerns. Mr. Ayala added the application would provide small entry level housing for families with children, single people, and retirees. It would be Earth Advantage Platinum with a pollinator friendly garden that prohibited chemicals. He emphasized the value it would bring to the area. Questions of the Applicant The applicant would install pipe in a rectangular shape that sent out laterals to the property line where neighbors could easily connect for drainage at any time. Their engineer would size it correctly. Public Testimony Kerry Hofsess/Ashland/Expressed concern about emergency responses to the area. There were potential difficulties evacuating the neighborhood due to the narrow width of North Laurel Street, Mountain View Drive and Parkside Drive. Ashland Planning Commission January 8, 2019 Page 2 of 4 James Berge/Ashland/Spoke to fire concerns increasing due to the added density. An additional concern was the street width on Orange Street. Barbara Harmon/Ashland/Read a letter from Ted Garten and submitted it into the record. Robert Lane/Ashland/Was concerned about evacuating the neighborhood in the event of a fire. The cottage housing development would create another bottleneck. He was also concerned about construction affecting trees he had along his property line. Greg Clevenger/Ashland/Read proposed changes and exceptions he had prepared and submitted them into the record. He requested the record remained open for 7 days. Drew Baily/Ashland/Spoke to concerns regarding increased traffic impact. He wanted additional stop signs on North Laurel Street and Mountain View Drive. He also wanted the Ashland Police Department to monitor the construction traffic. Terry Martin/Ashland/Read from a letter submitted into the record earlier by Patricia Potter. Kim Miller/Ashland/Reinforced the testimony his neighbors had provided and added his concern regarding traffic. Caleb Doyle/Ashland/Spoke in support of and presented housing opportunities for people of various ages and income levels. Casey McEnroe/Ashland/Biked 2.5 miles in the neighborhood to get to school. The street was not wide. He requested no hedges on the driveway because it could block views of the street. He did not support a cement parking lot around the houses. Rebuttal by Applicant vision clearance issue and would look at not having hedges at the base of the driveway. could not promise additional stop signs. The Planning Commission could make a recommendation to the Transportation Commission. Mr. Knox was unclear on the need for the Ashland Police to monitor construction traffic. He thought that might be an issue for the Transportation Commission as well. Mr. Knox spoke to the traffic concerns. Ashland streets were intentionally narrow. The streets in the project area met City standards. The design coand wanted them to understand they were trying to meet City standards and address social and economic issues facing young home buyers. Deliberations & Decision Chair Pearce closed the Public Hearing and left the public record open. Mr. Severson explained the Fire Department had not added any additional comments regarding the application other than the applicant had to provide adequate fire access. The existing curb to curb width on the street met the standards. Fire Access Standards were based on the Street Standards. The width was in the standard that allowed on-street parking on both sides of the street. Ashland Planning Commission January 8, 2019 Page 3 of 4 North Laurel was a collector street and not considered a queueing street. An issue had been raised regarding the Laurel Street LID. The line was bumped out to reduce the width about 2-feet from 446 North Laurel up to the Helman Elementary School. It was less than the standard neighborhood collector street and that meant by code they could not ask for an on-street parking credit along that frontage. The applicants were not asking for on-street parking. The street should accommodate two lanes of traffic and parking on both sides of the street. The Commission discussed keeping the record open for three one-week periods. The first week would allow any party to submit relevant evidence. The second week any party could submit rebuttal in response to comments submitted during the first week. The third week would allow the applicant to submit a final argument. Commissioners Harper/Brown m/s to adopt three one-week comment periods. The first ending January 15, 2019 for additional testimony. The second week ending January 22, 2019 for responses on the first comment period. The third week ending January 29, 2019 for applicant and legal argument. Responses for each period must be submitted by 4:30 p.m. the last day of each comment period. Voice Vote. ALL AYES. Motion passed 7-0. Mr. Severson would include information on the Variances and Exceptions regarding parking in the meeting packet for the Planning Commission meeting February 12, 2019. ADJOURNMENT Meeting adjourned at 8:23 p.m. Submitted by, Dana Smith, Executive Assistant Ashland Planning Commission January 8, 2019 Page 4 of 4 B ASHLAND PLANNING COMMISSION STUDY SESSION MINUTES - Draft January 22, 2019 CALL TO ORDER Chair Roger Pearce called the meeting to order at 7:00 p.m. in the Civic Center Council Chambers, 1175 East Main Street. Commissioners Present: Staff Present: Troy Brown, Jr. Maria Harris, Planning Manager Michael Dawkins Derek Severson, Senior Planner Alan Harper Dana Smith, Executive Assistant Melanie Mindlin Haywood Norton Roger Pearce Lynn Thompson Absent Members: Council Liaison: Dennis Slattery, absent ANNOUNCEMENTS - None PUBLIC FORUM - None DISCUSSION ITEMS A. Croman Mill District Discussion of Potential Revisions Planning Manager Maria Harris explained the Memo of Understanding (MOU) regarding zone changes to the Croman Mill District. The MOU was tentatively scheduled for a City Council meeting February 19, 2019. Dwayne Cross and Mike Montero, representatives of Croman Corporation were present to answer questions if needed. She provided a presentation on the history of the Croman Mill site from 1930 to 2010. Senior Planner Brandon Goldman continued the presentation. Potential plan revisions included: Facilitate Infrastructure Improvements Review Housing Needs Review Commercial Land Needs Changes to Zoning Annex Southern portion of property The scope of work would include: Review Existing Zoning Employment and Light Industrial Needs o Review Needed Housing Types Public Infrastructure Improvements Transportation Impacts o Capacity o Ashland Planning Commission January 22, 2019 Page 1 of 3 Timing o Development Feasibility Review Site Conditions Environmental issues o Memorandum of Understanding Planning Application Process An issue with the original plan was the northern part of the road went through private property and the owners were not willing to provide their land. It was mostly maintenance property owned by the Oregon Department of Transportation (ODOT). The private land owners were not rezoned as part of the Croman Mill Master Plan. The north section of Mistletoe Road did go through a right-of-way that was an easement from the Railroad to the City. Phase I would look at the intersection of Mistletoe Road and Tolman Creek Road. They conducted a second traffic impact analysis on the concept of using Mistletoe Road. Adding a right and left turn lane at the intersection would be sufficient to accommodate the traffic. Phase II provided an alternative connection farther south from the railroad track. Another issue was the grade change from Siskiyou Boulevard. It was determined the full road installation had enough distance to modify the grade. The applicants would change 40% of the site to residential along with 39 acres of their private property. The rezone of the full development to residential would generate enough funds to put in the entire road on their property. The developer would be required to do the road improvements prior to the subdivision. At this point they were going to Council to see if they wanted staff to look into rezoning the area. It would take a couple of years to complete the process and would include the Buildable Lands Inventory. The railroad crossing was not encouraging. There was a placeholder for a railroad crossing in the TSP but it was doubtful that the Railroad would allow a pedestrian and bicycle crossing. The proportional build out would be determined through the scope of work. The Public Works Department would be involved in the rezone. They would evaluate whether the existing infrastructure was adequate and if any improvements were needed. When the full road improvement of the central boulevard area and development was in place, RVTD would shift the transit route from Tolman Creek Road to that road. There would be pedestrian connections to the school. Mr. Montero explained the utilities were part of the city systems. The incentive for the market was small lots and cottage housing. They could be constructed at a lower price point and possibly attract major employers. On modifying the grade, their civil engineers and ODOT looked at the grade and determined it could be constructed. They had also worked with Jackson County and City Planning Division staff on the intersection at Siskiyou Boulevard. Property cleanup would be completed in 2020. B.Land Use Ordinance - Open Space Standards Senior Planner Derek Severson provided a presentation on Open Space. He addressed the following definitions of Open Space in the Ashland Municipal Code: Open Space (18.6.1.030 Definitions) Porch (AMC 19.6.1.030 Definitions) Open Space Required (18.3.9.050.A.2) Ashland Planning Commission January 22, 2019 Page 2 of 3 Open Space (18.4.2.030.H) Cottage Housing Open Space (18.2.3.090.C.4) Cottage Housing Open Space (18.2.3.090.C.5) Landscape Requirement: 25% of the site for R-3, 35% for R-2 The Commission discussed: Decks not considered common use and a possible revision to the definition Wetlands and creeks considered recreational open space Looking at open space definitions used by other cities Units having private outdoor space while other units did not Defining recreation space as private, semi-private, or public Treating community gardens as recreational space and providing a density bonus Defining the criteria for 5% and 8% requirements when they overlapped Possibly renaming open space outdoor recreational space to match density bonuses Three categories that needed definitions for open space were: Performance Standards Multi-Family Density Bonuses Staff would look at the three categories, develop some standards, and provide options for the Commission in addition to cleaning up the terminology. ADJOURNMENT Meeting adjourned at 8:53 p.m. Submitted by, Dana Smith, Executive Assistant Ashland Planning Commission January 22, 2019 Page 3 of 3