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HomeMy WebLinkAbout2018-11-13 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 November 13, 2018 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. October 9, 2018 Regular Meeting 2. October 23, 2018 Study Session V. PUBLIC FORUM VI.UNFINISHED BUSINESS A. Approval of Findings for PA-T2-2018-00003, 188 Garfield Street. B. Approval of Findings for PA-T2-2018-00004, 1661 Ashland Street. VII. TYPE II PUBLIC HEARINGS A. PLANNING ACTION: PA-T2-2018-00005 SUBJECT PROPERTY: Kestrel Parkway APPLICANT/OWNER: KDA Homes, LLC/ Jacob Robert Ayala DESCRIPTION: A request for Outline Plan approval for a 17-lot Performance Standards Options subdivision, a Major Amendment to the North Mountain Neighborhood Plan, a Physical & Environmental Constraints Review Permit for improvements within the floodplain corridor, a Limited Use/Activity Permit for activities within a wetland, and Tree Removal Permits to remove 15 trees for the three vacant parcels located south of the end of Kestrel Parkway. The subdivision plan includes the dedication of 5.99 acres of floodplain corridor land to the City of Ashland as park land as required in the North Mountain Neighborhood Plan (NMNP). (Development of the multi-family zoned portions of the property would occur in a later phase and would require Final Plan and Site Design Review COMPREHENSIVE PLAN DESIGNATION/ZONING: North Mountain approvals prior to development.) Single Family (NM-R-1.7.5), North Mountain Multi-Family (NM-MF), and North Mountain Greenway (NM- G); ZONING: NM-R-1-7.5; NM-MF; and NM-C 900, 39 1E 04AD 8600, and 39 1E 04DB 2000. 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 October 9, 2018 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. 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 City Council would hear the continuation of the Transit Triangle code at their meeting October 16, 2018. Staff presented drafts of the Regional Housing Strategy and Housing Element to Council at their Study Session October 1, 2018. The Oregon Department of Land Conservation and Development awarded the City a Housing Assistance Grant for the updates. The Planning Commission would present the annual commission report at the first Council meeting in December. AD-HOC COMMITTEE UPDATES - None CONSENT AGENDA A.Approval of Minutes 1. September 11, 2018 Regular Meeting 2. September 25, 2018 Study Session Commissioners Mindlin/Dawkins m/s to approve the minutes of September 11, 2018. Commissioner Brown and Harper abstained. Voice Vote: all AYES. Motion passed 5-0. Commissioners Mindlin/Brown m/s to approve the minutes of September 25, 2018. Chair Pearce abstained. Voice Vote: all AYES. Motion passed 6-0. PUBLIC FORUM Monika Neri/Ashland/Spoke on recreational space, open space, and community garden plots. UNFINISHED BUSINESS A. Approval of Findings for PA-T1-2018-00011, 294 Skycrest Drive. The Commission had no ex parte on the manner. Commissioner Harper abstained. Ashland Planning Commission October 9, 2018 Page 1 of 10 Commissioners Dawkins/Thompson m/s to approve the Findings for PA-T1-2018-00011, 294 Skycrest Drive. Commissioner Harper abstained. Voice Vote: all AYES. Motion passed 6-0. TYPE II PUBLIC HEARINGS A. PLANNING ACTION: PA-T2-2018-00002 SUBJECT PROPERTY: 880 Park Street OWNER/APPLICANT: Tudor Properties, LLC/Kistler Small + White, LLC DESCRIPTION: A request for Site Design Review approval to construct a 15-unit apartment complex consisting of six apartment buildings, a separate 221 square foot laundry facility and a 30-space parking lot for the property at 880 Park Street. The application includes requests for Exception to the Street Standards to retain the existing asphalt multi-use path along Siskiyou Boulevard and to construct a meandering sidewalk along the subject properties Park Street frontage rather than installing new city standard sidewalks and parkrow planting strips, and for a Tree Removal Permit to remove five trees greater than six-inches in diameter at breast height (d.b.h.)., including two Green Ash (Fraxinus pennsylvanica), one Modesto Ash (Fraxinus velutina), and two Redwoods (Sequoia sempervirens) including a multi-trunked cluster with five trunks of diameters ranging from eight- to 14- inches d.b.h. Note: An existing approximately 895 square foot shop building on the southeastern portion of the property would be demolished as part of the proposal. COMPREHENSIVE PLAN DESIGNATION: High Density Multi-Family Residential; ZONING: R-339 1E 15AD; TAX LOT: 3402. Chair Pearce explained the record was closed. There were two public comment periods that ended September 18 and September 25, 2018. The applicant had an additional week to respond to all comments by October 2, 2018. The record and public hearing were closed. The Commission would discuss and consider the matter at this meeting. Commissioner Brown and Commissioner Harper watched the City meeting video, reviewed the record and rebuttal evidence. Both were able to participate in the discussion and deliberation. Questions of Staff Senior Planner Derek Severson explained staff recommended a revised Tree Protection Plan that included the trees adjacent to the site within 15-feet of the property line for Condition 90. The applicants would provide the revised plan prior to the applicant purchasing building permits. Conditions on the Storm Drainage Plan would address peak flows after development and not exceed pre-development levels. The applicant had to provide final engineering details showing their stormwater plan met the Public Works Department standards. They were willing to take the water already coming into the catch basin and manage it in their system. There were no easements in place but the applicants would address it through this plan. Staff met with the Public Works Department and no concerns were raised. The applicants would replace the existing fence to further screen the parking lot if necessary. The Planning Commission could add this as a Condition. There were no criteria that spoke to particular housing needs. The code did not have a specific definition under dormitory. The definition of Group Living Facility included dormitories. However, that definition did not include kitchens. The proposed project had four bedrooms with a self-contained kitchen in the unit. It met the definition of a multi-family dwelling unit. Deliberations & Decision Chair Pearce explained the applicant submitted new evidence that violated ORS 197.763. Conduct of local quasi-judicial land use hearings (6) and needed to be struck from the record. Commission comment thought the evidence should not have gone to them at all. Other comment thought it was appropriate to come to them first so they could officially strike it from the record. Commissioners Dawkins/Harper, m/s to put it aside and go on with Deliberation. DISCUSSION: Commissioner Norton thought they should continue the matter for 2 weeks and have staff remove the parts that should not be in packet Ashland Planning Commission October 9, 2018 Page 2 of 10 then deliberate. Chair Pearce noted it was ten to eleven pages that should not have submitted. It violated both state and City law. Commissioner Dawkins clarified Discussion order after a motion was made. He did not think waiting two weeks would make a difference. Chair Pearce called for the question. The Commission clarified pages 2, 3, then page 8 through 19 would be struck from the record. Voice Vote: ALL AYES. Commissioner Brown abstained. Motion passed 6-1. The Commission discussed the character of the use. It was a four-bedroom unit with a shared kitchen. How it was rented might be a different concept. It fit the definition of domicile. Parking requirements associated with dorm style housing might be different from a single family. The term dormitory was not accurate. The code set the definition and the number of bedrooms set the parking spaces. The project use was different from what the parking code addressed. The closest definition was a 3-bedroom apartment. Staff had recommended a Condition that reiterated the state definition of family as not more than five persons who are not related by blood, marriage, legal adoption or guardianship. The Commission agreed it was mutli-family. Parking was set by the code and addressed three bedroom units, not four. A way to mitigate parking was possibly introducing a residential parking permit program. However, parking programs were very controversial. There was concern about the offset intersection and traffic already funneling down Park Street. Other comments did not think there was enough parking. They did not think there was any flexibility in the code regarding parking. The Commission addressed transportation issues. Case law allowed them to only apply clear and objective standards because it was housing. Comment thought five peak hour trips with potentially 60 people did not make sense. Traffic studies indicated residential did not have many AM-PM peak hour trips. There were more trips during the day and the abutting streets were not as busy. Even if trip generation doubled. Issues with drainage to ensure it worked well. The existing fence provided enough screening from lights. Although traffic issues were not enough for a full realignment, there was enough right-of-way to accommodate a future turn lane. It would require a consent to dedication from the applicant as well as minor changes to the drainage plan. Commission comment suggested a tradeoff that safer conditions be created at the intersection for a variance that allowed a curbside sidewalk. There was concern the drainage plan might not be adequate. However, engineers indicated they could satisfactorily manage the drainage. Regarding the Exception to the Street Standards for the sidewalk, the Commission did not support meandering sidewalks. They wanted the sidewalk straight and on the street side. The Commission did not think the applicant needed to redo the existing asphalt walkway along Siskiyou Boulevard. They added a Condition where the applicant would sign a Local Improvement District (LID) for future sidewalk improvements along Siskiyou Boulevard. Commissioners Brown/Dawkins m/s approve PA-T2-2018-00002 880 Park Street with the Conditions stated by staff, including the definition of family as not more than 5 unrelated people, and the definition of fence for vision and light. DISCUSSION: Commissioner Brown noted that during projects like this, people wanted to change code. In some cases, they should but this was not the time. The project met all the criteria the City demanded. The Commission had to follow the rules. Roll Call Vote: Commissioner Norton, Dawkins, Brown, Pearce, Mindlin, Thompson, and Harper, YES. Motion passed 7-0. B. PLANNING ACTION: PA-T2-2018-00003 SUBJECT PROPERTY: 188 Garfield Street OWNER/APPLICANT: Rogue Panning & Development Services, LLC DESCRIPTION: A request for Site Design Review approval to construct a 72-unit studio apartment community for a Tree Removal Permit to remove 15 trees that are more than six-inches in diameter at breast height (d.b.h.); Ashland Planning Commission October 9, 2018 Page 3 of 10 an Exception to the Site Development and Design Standards to treat storm water run-off in a combination of bio- swales, underground treatment facilities and detentions ponds rather than in landscaped parking lot medians and swales; and for Exceptions to Street Standards to retain the existing curbside sidewalk system along the frontage of the property and for the location of the driveway curb cut on Quincy Street, which is proposed to be shared with the property to the east and which would exceed the maximum driveway curb cut width for residential developments. (All of the proposed units are studio units that are less than 500 square feet in gross habitable floor area and each counts as ¾ of a unit for purposes of density calculation; density bonuses are requested for conservation housing, outdoor recreation space and major recreation facilities.) COMPREHENSIVE PLAN DESIGNATION: High Density Multi-Family Residential; ZONING: R- MAP: 39 1E 10CB; TAX LOT: 2100 & 2101. Chair Pearce read aloud the public hearing procedures for land use hearings. Ex Parte Contact Commissioners Brown, Thompson, Harper, and Norton declared no ex parte and one site visit. Commissioner Dawkins had no ex parte but many site visits. Chair Pearce declared no ex parte but was familiar with the site. Commissioner Mindlin had no ex parte and no site visit. Staff Report Senior Planner Derek Severson explained there were additional submittals from the applicant and requests for a Continuance and keeping the record open for 14 days. He provided a presentation on the application. The subject property consisted of two lots at 2.1 acres. The application asked for a site design approval to construct a 72 studio apartment development. The applicant also wanted density bonuses for conservation housing, outdoor recreation space and major recreation facilities. All units would be built to Earth Advantage Standards. The project would remove 15 trees. The applicant was requesting an Exception to Site and Design Standards to treat storm water run-off. They wanted to use a combination of bio swales, underground treatment facilities and detention ponds. An Exception to the Street Standards would retain the existing curbside sidewalk long the frontage of the property and the driveway curb cut on Quincy Street. Mr. Severson described the layout of the projects and the Danish style used for the apartments. The property would consist of eight-plex buildings with four units on the bottom and four on top. Each unit would be under 500 square feet (sq. ft.). A key issue was density. Base density for the R-3 zone was 20 units per acre. The subject property at 2.1 acres had a base density of 42 units. The applicant was requesting the following density bonuses; Conservation housing 15%, Outdoor Recreation Space 10%, and Major Recreation Space at 4% for a total density bonus of 29%. The proposed studios counted as 0.75 units for density at 496 sq. ft. for 72.24 studio units. The code allowed major recreational facilities as a density bonus in exchange for tennis courts, swimming pools, playgrounds or recreational space with a fire pit, barbecue kitchen area and covered seating. Staff was not clear it qualified as a major recreational facility. Another issue was the driveway separation between the driveways on Quincy Street. There was a telephone pole between the two driveways and a substandard separation. With more than 3 units on a lot there needed to be a 50-foot separation and it was approximately 18-feet. The applicants proposed to mitigate the issue by combining the two driveways, widening the curb cut and retaining the circulation patterns. The applicants would relocate the telephone pole. Staff did not think the Exception was merited and preferred maintaining the driveways as they were. Ashland Planning Commission October 9, 2018 Page 4 of 10 The other Exception would maintain the existing sidewalks to preserve the street trees on Garfield Street. The applicants proposed removing the bushes on Quincy Street and the north end of Garfield Street. The sidewalk would transition to a standard park row. Staff recommended a curbside sidewalk along Iowa and Garfield Streets and a standard sidewalk configuration for the transition. The Tree Commission would review the planning action Thursday, October 11, 2018 with a recommendation for the record if it remained open as requested. Parking requirements for units less than 500 sq. ft. was one space per unit. The applicant was proposing 67 parking spaces in the parking lot and 5 on-street parking credits of the 30 credits that were available. Staff supported the application and wanted guidance from the Commission on the recreational space. They recommended several Conditions. Questions of Staff - None Amy Gunter/Rogue Planning & Development Services/Medford/Ray Kistler/Kistler, Small, and White/Ashland/Spoke to the project. Ms. Gunter explained the Mid-Town lofts would be energy efficient, small scale, low impact housing. The building would have a community oriented design that supported sustainable, multi-modal transportation systems. The project met the housing needs noted in several City plans and analysis and state housing objectives. It also complied with the Ashland Municipal Code (AMC) Land Use Ordinances. The applicants mailed 80 postcards to neighbors and received only one response. The proposed multi-family complex would have the majority of units oriented to public streets. There were large open spaces. The parking lot would provide 67 parking spaces. There were 30 on-street parking spaces available to the property but they would only use five. Long-term, safe and secure bicycle parking could not be located outdoors. The applicant proposed bike closets in each unit. Outside, they would have two 12-space bicycle parking areas south of the walkway. There were various parking management strategies in the code that reduced on-site parking. One way was allowing on- street parking spaces. The proposal requesting five on-street parking spaces created less than a 10% reduction. There were events in the area that might increase demand but it did not equate to the need for a parking study nor did it dictate parking. The buildings would have a modern Danish style architecture and be built using energy efficient materials. She described the orientation and landscape. The Landscape Plan complied with the maximum lot coverage in the zone and had 49,727 sq. ft. of pervious surfaces exceeding the maximum coverage requirements. It also complied with more than 7% of the parking area landscaping. There was an issue with the planters along the property lines. According to their landscape architect, the trees selected would not create a growth barrier and the five-foot planter was more than adequate for large stature shade trees. Ms. Gunter clarified the percentages provided in their submittals regarding open space were incorrect. Materially the minimum requirements. A parcel at 91,474 sq. ft. required 7,318 sq. ft. of open space to meet the 8% open space requirement. This included patios and recreational areas. The applicants sought an additional 10% density bonus for open space that would add 9,147 sq. ft. for a total of 16,465 sq. ft. The combination resulted in 21,643 sq. ft. or 23.6%. Her numbers conflicted with the architectures because she excluded the 15.5 sq. ft. of entry areas for each unit. It reduced the total area but still exceeded the required 16,465 sq. ft. Ashland Planning Commission October 9, 2018 Page 5 of 10 The applicants were asking for a 4% bonus for the provision of a major recreational facility. The project would supply amenities that complied with the intent of the density bonus for major facilities. They were proposing a space that included lawn games, a barbeque area, built in outdoor kitchen, covered outdoor area, fire pit and seating areas. It would cost $164,000, exceeding the 1% of total project budget. If they did not get the major recreation facility credit, they would reduce the units to 70 and not provide the courtyard amenities. The proposed stormwater and detention facilities were superior to smaller dispersed bio swales in the parking lot. Per the , there was adequate capacity in the system for the development. transportation analysis or traffic impact study. Average daily trips (ADT) in 2012 for Quincy Street were 182. On Garfield Street, between Iowa and East Main Streets the ADT was 610 in 2017. On Iowa Street between Garfield Street and California Street, the ADT was 2,187 in 2017. The Sidewalk Exception pertained to a portion of the frontage. Questions of the Applicant Mr. Kistler clarified if the proposal lost two units they would retain the structure but use the building for storage. The courtyard recreational improvements would cost $164,000 to build. The remaining was land value. It would be an open air building with an outdoor kitchen. They originally discussed enclosing it and turning it into a gym but thought it would get more use this way. It would be a four season facility with a long linear fire pit and a barbeque outside. There was enough space to incorporate a garden as well. Seating included tables, chairs, and raised concrete seat walls. The Commission asked about the driveway separation issue. Mr. Kistler explained this was the most land use efficient solution. There were other alternatives. They could not remove the easement from the property owner. They wanted an Exception to retain the driveway as it was instead of separating the drive 50-feet. It would create a dead space on the driveway due to the easement. They talked to the property owner about moving the easement slightly. Moving the access would cut into the recreational area. There would be one large curb cut. The driveways would be separate. Due to concerns regarding the curb cut and driveways, the applicant came up with some alternatives. However, having a wide curb cut was the better solution. They had talked to the neighbor about combining uses but their client did not what to do that. The clieRetaining both driveways was a better solution. Mr. Kistler addressed one of the options for off street parking. They had 30 on-street parking credits and had maximized onsite parking. Earlier that day there was only one car parked on the street for three units. Ms. Gunter further explained Option B was the preferred layout. It would retain the original plan and increase on-street parking from 5 to 7 spaces. Mr. Kistler shared the project was originally designed for three bedroom apartments. They changed it to studio apartments due to demand and housing needs. Public Testimony Mary Scott/Ashland/This was an area that had extensive college and residential parking. It was often difficult for visitors to find parking. Traffic on Iowa Street had been awful for the past two years. There was recently an accident involving two children that resulted in a stop sign and extended orange lines. Fifty-four units were more reasonable than 72. She wanted a Continuance on the issue. Another issue was light pollution. Michael Hitsky/Ashland/ street at 3:00 p.m. on Garfield Street between Iowa and Quincy Streets. He had not received the postcard or submittals from the meeting that night. He did not think the project was entitled to the major recreation facility density bonus and explained how it failed to meet minimum space requirements and other requirements. He opposed the project. Ashland Planning Commission October 9, 2018 Page 6 of 10 Devin Huseby/Ashland/Did not receive the postcard either and he lived across the street from the subject property. The applicant complied with Earth Advantage but failed to specify how they would attain the points needed to qualify. There was not sufficient evidence provided to warrant a Type II approval. He cited code on gross habitable area and challenged outdoor decks as potential rooms without walls. Parking was an issue already. Quincy Street was not wide enough and there were often events at SOU and the High School. He wanted a parking analysis. He was concerned with bicycle parking. Providing indoor parking did not meet the spirit of the code. The bio swales and underground detention did not comply and the applicant did not explain how they were better. He requested a seven-day Continuance or keeping the record open. Jan Christensen/Ashland/Did receive the postcard. She supported studio apartments but 72 units did not fit in her neighborhood. It would impact the safety of children. Traffic issues would increase. The design was not compatible with the neighborhood that had a 1950s style. Shana Huseby/Ashland/Had two children and was concerned about safety and happiness. Another concern was the inadequate sidewalk situation on Garfield, Iowa and Quincy Streets. Adding 72 residences was a huge safety concern. Two people could live in one unit. It would double the number of people and cars. This was a family neighborhood with a lot of kids and schools. The proposal was suitable for college students and could be a party scene. The fire pit was a safety concern. People not accustomed to children on the street were another concern. Gordon Longhurst/Ashland/Over the years had walked his grandchildren to Walker School, and Ashland Middle School. He encouraged the Commission to see the bigger picture of the whole neighborhood. There was heavy traffic already. The area did not need another 200 trips per day. Sue Lereid/Ashland/Walked her dog five to six times a day in the area. There were constantly 5-6 cars on Garfield Street from Quincy Street. The driveway to the complex would negatively affect her and her neighbor. Headlights would come in both their homes. People drove fast on the streets. The style of the buildings was not compatible to the rest of the area. She wanted the Commission to reconsider the matter and at least have the developers make the complex more cohesive with the neighborhood. Staci Antaya/Ashland/Submitted a letter into the record. The proposal was not a perfect fit or a community oriented housing project. The 72 units would create traffic, congestion, and noise pollution. It would only fit the needs of one section of the population. She proposed decreasing the scale of the project so it did not deteriorate the integrity, beauty, and family quality in their neighborhood. Or, use all the Exceptions for maximum density bonuses and create a true multi-family housing development that served all of the community. The 72-unit development was maximum profit for the developer and not the community. Commissioners Dawkins/Thompson m/s to extend the meeting to 10:30 p.m. Voice Vote: ALL AYES. Motion passed 7-0. Jesse Longhurst/Ashland/The traffic increased exponentially on Garfield Street when Palm Street was closed off to Siskiyou Boulevard. Garfield and Iowa were neighborhood collector streets. The streets fed six schools. Her primary concern was traffic. There was not adequate sidewalks or infrastructure for pedestrians. The rental situation in Ashland was dire. But 72 units was far too many and she opposed the Exceptions. She requested a Continuance. Even though it did not trigger traffic analysis, she asked the Commission to request a formal traffic study. Monika Neri/Ashland/Did the density calculations on the lot and the applicant could build 90 units. If the Commission had an issue with the parking for this project, they would need to rethink 880 Park Street. She supported the option that provided the most parking. The project met and exceeded the parking requirements. She liked the building design. The price of both land and building was really high and required density. Ashland Planning Commission October 9, 2018 Page 7 of 10 Rebuttal by Applicant Ms. Gunter explained people may not have received the postcard because they were not the property owner. They mailed them out to the property owners of record. She confirmed the application was signed by the property owner. There would be no direct lighting on the site per City code. Lighting would be shrouded downward. She was not sure how public testimony was calculating the recreational facilities. There were 20,635 square feet of area between the porches and decks that were allowed by code to be included in recreation areas. The grass areas and the courtyard areas were extra space. What they were proposing for the major recreational facilities met the intent of the density bonuses. There were many reasons they did not install tennis courts, basketball courts, or a pool. They wanted an alternative that was less noisy and would not disturb tenants or adjacent properties. The project team met with a representative from Earth Advantage. A points list based on Earth Advantage specifications would be provided with the building permit submittals as required by code. The buildings were high performance design and potentially would not need individual HVAC air handling systems. She disagreed with statements the proposal did not provide a housing need. It was factually inaccurate based on several City documents adopted and acknowledged by the Planning Commission and the City Council. Single family homes were inappropriate in multi-family zoned areas. That was where apartments were built. Sidewalks would be provided around the perimeter of the site. There was no rationale to provide off-site sidewalk improvements with this project. On street parking spaces would be twenty feet from the corners. There were traffic calming measures in place. Additionally, there was no collusion with the former owners of the property. Discussion Chair Pearce addressed the request for a Continuance and discussed options with staff and the Commission. The meeting was continued to a Special Meeting October 23, 2018 at 7:00 p.m. in Council Chambers. The Commission wanted the applicant to provide more information on the following: The driveway issue - include the 3 driveway alternatives presented at the meeting The major recreation facility A definition for the dedicated lawn area The outdoor recreational space, how it fit the definition of open space and how it would work on the property and the location Parking and Thoroughfares Additional detail on Earth Advantage Detail on how the stormwater plan was better C. PLANNING ACTION: PA-T2-2018-00004 SUBJECT PROPERTY: 1661 Ashland Street OWNER: Rogue Credit Union & Columbia Care Services, Inc. APPLICANT: Columbia Care Services, Inc./Jerome White, KSW Architects DESCRIPTION: A request for a Land Partition and Site Design Review to create three parcels from the parent property located at 1661 Ashland Street. Parcel 1 would be 33,278 square feet in area and would contain the -family dwelling units including one resident -story building in two connected wings; Parcel 2 would be 9, 913 square feet in area and would contain a future two-story commercial building; and the third parcel would be 22,462 square feet and would contain the existing Rogue Credit Union building. (25 of the 30 proposed units are studio units that are less than 500 square feet in gross habitable floor area and each counts as ¾ of a unit for purposes of density calculation; the five remaining units are two- and three-bedroom and Ashland Planning Commission October 9, 2018 Page 8 of 10 count as full units for density purposes.) COMPREHENSIVE PLAN DESIGNATION: Commercial; ZONING: C-1; Ex Parte Contact Commissioner Brown and Dawkins declared no ex parte contact and one site visit. Commissioner Harper and Thompson had no ex parte contact. Commissioner Mindlin, Norton, and Pearce had no ex parte contact but was familiar with the site. Staff Report Senior Planner Derek Severson provided a presentation on the application. The proposal was for a Land Partition of the parent property for three lots that were currently two. Parcel 1 would consist of 30 multi-family dwelling units at 33,278 sq. ft. mental health agency. Parcel 2 would have a two-story commercial building along Ashland Street at 9,913 sq. ft. Parcel 3 was the existing Rogue Credit Union building at 22,462 sq. ft. The proposal would remove tree #7, an Almond with a 13-inch diameter breast height (DBH). There was an Exception to the parking lot to reduce storm water drainage. The Exception would detain run-off in shallow surface ponds over three porous paver pads in the parking lot. They would pipe it to a hydro-dynamic separator before discharging to Parker Street via an easement. He described the building, parking, and lot configuration. The sky bridge was tall enough to provide fire truck clearance. The project complied with the solar ordinance. There would be 25 studio units. The remaining units would have two or three bedrooms. Density in a C-1 zone was 30 units per acre. The density for this proposal was 23.75 units. The applicants requested a reduction of parking spaces. Affordable housing developments tended to have half the parking demand. They proposed a mixed use joint credit with the commercial building on the front lot. The traffic study conducted in the original Shadow Plan for Rogue Credit Union found there was a lesser impact for this project. The average daily trips were reduced by 21. The PM peak hour trips would be reduced by five. Staff recommended a Condition the applicants include eight-foot sidewalks and a park row on Ashland Street to match the improvements on the street frontage made by the Credit Union. The Exception for the parking lot stormwater treatment would accommodate larger planting bays not treated by bio swales. Questions of Staff Theoretically, the affordable units could be sold at some time in the future. The City was not providing affordable housing density bonuses. There were restrictions on the funding sources. Mr. Severson explained in terms of partitioning the lot and parking, they were allowed to park on other lots with the parking agreement they were proposing. The original Shadow Plan treated the partitions as contiguous parcels under the same ownership. The current proposal was working from the adopted Shadow Plan. With it, they met the floor area ratio (FAR) and the percentage of residential and commercial. The Shadow Plan did not envision a partition. The Commission discussed it at the time and recognized in the future the partition would happen and the parcels would be under the same Shadow Plan. City Council made the determination the Shadow Plan was adequate and were not concerned with the associated issues. Ashland Planning Commission October 9, 2018 Page 9 of 10 Parcels under the same ownership were considered one property. Similar to a sub-division lots, they could be partitioned and sold. The intention was Columbia Care owned the two parcels. Potentially they could sell the commercial lot at some point. If that happened, the site design review process would revisit the parking issues. Clark Stevens Richards Stevens and Associates/Explained the applicants were available in two weeks to continue the public hearing. Cindy Dyer/Columbia Care/Noted there were several time sensitive grants attached to the project that required construction to be completed by the end of 2019. Jerome White/Kistler Small and White/Confirmed Columbia Care currently owned the property. It was always intended to be subdivided. The applicants were following the Shadow Plan approved by City Council. It was appropriate to continue with the Shadow Plan even though it was no longer under Rogue Credit Union. Each lot provided a certain amount of residential and commercial and met the criteria. Questions of the Applicant Ms. Dyer explained the units were not intended for families. Most of their clients were veterans or individuals and sometimes couples. The grant requirements were deed restricted and guaranteed affordability for no less than 30 years. The grants would only allow them to fund residential housing. Thirteen units were supportive housing. The other half was general affordable housing where people would live independently. Residents could live there as long as needed. Out of the 67 sites Columbia Care managed around the state, the clientele was very low income with less than 50% owning a vehicle. The meeting was continued to a Special Meeting October 23, 2018 at 7:00 p.m. in Council Chambers. ADJOURNMENT Meeting adjourned at 10:30 p.m. Submitted by, Dana Smith, Executive Assistant Ashland Planning Commission October 9, 2018 Page 10 of 10 B ASHLAND PLANNING COMMISSION SPECIAL MEETING MINUTES - Draft October 23, 2018 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. 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 announced the Wildfire Lands Ordinance went into effect October 18, 2018. It would not affect the building permit review issuance or inspection process. The public hearing for the system development charges revision would happen at the City Council meeting November 6, 2018. Council heard the continued public hearing on the Transit Triangle October 16, 2018. It was continued to the meeting November 20, 2018 in order to complete a transportation analysis regarding concerns from the Oregon Department of Transportation. PUBLIC FORUM Huelz Gutcheon/Ashland/Spoke on climate change, solar panels and whether having an ordinance on clean energy was effective. Monika Nera/Ashland/Distributed a review of Ashland Municipal Code Chapter 18.3.9.050.B.3.a and spoke regarding major recreational facilities and density bonuses. UNFINISHED BUSINESS A. Approval of Findings for PA-T2-2018-00002, 880 Park Street. The Commission declared no ex parte on the matter. Commissioner Thompson distributed proposed clarifications to the Findings. Commissioners Thompson/Dawkins m/s to approve the Findings for PA-T2-2018-00002, 880 Park Street with the modifications set forth and suggested amendments. DISCUSSION: Chair Pearce offered an amendment to the motion that Condition 12 include the full definition of family. Commissioner Thompson accepted the amendment. There was a correction made to the second sentence on page 12 changing , trees be watered Voice Vote: all AYES. Motion passed 7-0. Ashland Planning Commission October 23, 2018 Page 1 of 8 TYPE II PUBLIC HEARINGS A. PLANNING ACTION: PA-T2-2018-00003 SUBJECT PROPERTY: 188 Garfield Street OWNER/APPLICANT: Rogue Panning & Development Services, LLC DESCRIPTION: A request for Site Design Review approval to construct a 72-unit studio apartment includes requests for a Tree Removal Permit to remove 15 trees that are more than six-inches in diameter at breast height (d.b.h.); an Exception to the Site Development and Design Standards to treat storm water run-off in a combination of bio-swales, underground treatment facilities and detentions ponds rather than in landscaped parking lot medians and swales; and for Exceptions to Street Standards to retain the existing curbside sidewalk system along the frontage of the property and for the location of the driveway curb cut on Quincy Street, which is proposed to be shared with the property to the east and which would exceed the maximum driveway curb cut width for residential developments. (All of the proposed units are studio units that are less than 500 square feet in gross habitable floor area and each counts as ¾ of a unit for purposes of density calculation; density bonuses are requested for conservation housing, outdoor recreation space and major recreation facilities.) COMPREHENSIVE PLAN DESIGNATION: High Density Multi-Family Residential; ZONING: R- Chair Pearce read aloud the public hearing procedures for land use hearings. This was a continued hearing. Evidence and legal argument would be accepted without limit at this hearing. Staff Report Senior Planner Derek Severson noted the following Key issues: Driveway Separation. The applicants amended their original proposal with three options. They preferred Option B that would reduce parking by four spaces and retain the existing curb cut, power pole and guy-wire. The drive aisle would utilize the access easement. On-street parking. Slides from 2015, 2016 and 2018 showed very few cars parked on the street at 188 Garfield Street. The applicants were asking for five to nine on-street parking spaces depending on which driveway option the Commission chose. There were 30 on-street parking spaces available. Sidewalks. The applicants original plan submittals showed curbside sidewalks along the frontage and tree preservation. There were several trees partially along Garfield Street and up Quincy Street the applicants would remove. Staff thought it appropriate to add a park row to that area. Open Space. The plan presented a courtyard area and major recreation facility. The code provided density bonuses for tennis courts, a swimming pools, etc. Staff questioned if the lawn and BBQ areas were appropriate expressions of that density bonus. Questions of Staff Mr. Severson addressed the driveway and explained the easement provided a constraint the applicants had to resolve. He was not sure how much negotiation had occurred with the neighbor. At the least, they had to maintain the present distance. It seemed reasonable to utilize the current driveway instead of making another. Commission comment asked about bike routes on Iowa Street. Mr. Molnar clarified the street was not wide enough curb-to-curb to accommodate a bike lane without removing parking. Mr. Severson addressed bicycle parking. The standards spoke to allowing bikes inside and specified racks. The only standard rack listed was a U-rack but was typically not an interior installation. The code did have interior bike parking Ashland Planning Commission October 23, 2018 Page 2 of 8 for employees. The applicant proposed a hanger in each unit to hang a bike on the wall. Commission comment wanted to review the code for bicycle parking at a future Study Session. Mr. Severson confirmed staff recommended park rows and sidewalks on Quincy Street and northeast Garfield Street. He clarified the definitions for open space versus recreational space, private and semi-private patio areas, common spaces and stacking open space. The general definition for open space under AMC 18.6.1. AMC Section 18.4.2.030(H) spoke to recreational requirements. Decks, patios and similar areas were a part of open space. Historically the Commission had accepted decks, patios and porches as open space whether or not it was a common area. Mr. Molnar added open space was not always consistent. The Commission discussed open space and recreational open space. Mr. Severson explained that open space areas were not available for developing and did not include setbacks. The applicants plan showed 21%-23% open space. Amy Gunter/Rogue Planning & Development Services/Medford/Ray Kistler/Kistler, Small, and White/Ashland/Spoke to aspects of the project. Ms. Gunter explained the need for studio apartments in Ashland. She was waiting to hear back from Kim Parducci, a traffic engineer, on how many parking spaces were lost due to the yellow bars. A change to the driveway location would result in the loss of 3-4 on-site parking spaces. Mr. Kistler explained the property owner with the easement had agreed to move the driveway over 5-feet but would not relinquish the easement. Ms. Gunter addressed average daily trips (ADT). The ADT for Quincy and Garfield Streets did not trigger analysis thresholds. Amended Findings addressed the driveway apron and how it complied with the Exception standards due to the easement. The Open Space plan demonstrated that the 2.1-acre lot required 8% open space. They needed an additional 10% of the lot area for a project total of 16,453 sq. ft. to achieve the density bonus. In the event the major recreational amenities went away, they would use some type of turf for the sports court area. There were no thoroughfares included in the open space area. The applicants amended the plan and removed areas not considered open space. It left lawn areas that met open space requirements. There was now 18,361 sq. ft. of open recreational area. Of that, 6,600 sq. ft. was the decks. They exceeded the 16,465 sq. ft. of required open space. They were now proposing 70-units. They would use the two units for maintenance storage and office space. They would not go forward with the major recreational facilities. Mr. Kistler touched on the first plan for 43 2-3 bedroom units and compared it to the 70-unit project before the Commission. Studio apartments met a housing need in Ashland. Ms. Gunter addressed outdoor bicycle parking and on-street parking credits. The bike closets appeared to meet the intent of the code. There would be two twelve space bicycle parking areas outside. Essentially, there was seven on- street parking credits and one mixed use credit for bicycle parking. Questions of the Applicant Ms. Gunter clarified reducing the units from 72 to 70 would not change any of the numbers. The two units were based on receiving the major recreational facilities density bonus. Mr. Kistler clarified the 30 on-street parking credits included the space taken by the driveway aprons. If the yellow striping was 20-30 feet, it would eliminate two parking spaces. Ashland Planning Commission October 23, 2018 Page 3 of 8 Patios and balconies were approximately 6x15 feet and excluded the 6 sq. ft. from the door area. The recent submission showing 5,616 sq. ft. of patios was part of the open space. Aside from the patios, there was 11,756 sq. ft. for a total of 17,372 sq. ft. The indoor bike area was a closet without a door with a vertical bike rack on the wall. It was located by the front door. Public Testimony Jesse Walker/Ashland/The applicant incorrectly calculated square footage by measuring habitable space from the interior instead of the exterior. The units were probably over 500 sq. ft. She was concerned with parking and opposed the number of units. Sue LeRoy/Ashland/Explained how the design would not blend with the neighborhood. Ashland needed affordable housing that this project would not provide. Two people could live in a studio apartment. Where would they park? Michael Gutman/Ashland/Understood the need for smaller units but this was not an infill project. He spoke to density. Devin Huseby/Ashland/Encouraged the Commission to close the record and not deliberate. There was confusion with parking. The written submittal on Option B conflicted with what was stated verbally. Secure outdoor bike parking was lockers that locked. The applicants presentation on open space was difficult to understand. Staci Antaya/Ashland/Thought the code for open space and recreational space was being used at an advantage. They were not intended to create maximum occupancy. The project did not meet the housing needs of the community. They were being used for maximum profit. Eric Chandler/Ashland/It was a high foot traffic location and there were many problems walking in the area. The streets needed more speed bumps and stop signs. The parking lot for the development was at the back of his house. He had five children and was concerned about parking accidents. He wanted a stone wall built that would prevent a moving vehicle from coming into his yard. Also, having two trees there would not provide an appropriate sound or light barrier. Rebuttal by Applicant Ms. Gunter was not aware of the code requirement for exterior measurement to determine square footage. They fixed it in the plan. Due to the short turn around between meetings there was differing language on the number of parking spaces. Option B reduced on-site parking spaces by three for a total of 64 spaces. There was ample space to park bicycles outside and the applicant would provide it if needed. However, they would not remove the indoor bicycle parking. Ms. Parducci e yellow bars and thought it was 50-feet. This would reduce parking by two spaces. Ms. Gunter confirmed the units were rentals. Questions of the Applicant Mr. Kistler explained compatibility had to do with mass and scale, not matching finished materials. The development was compatible regarding mass and scale. Deliberations & Decision The Commission discussed the driveway Exception. Opposing comment did not think an easement rose to the level of an Exception. Nor did the applicant provide a basis for spacing the driveway. Other comment noted the existing curb cut presented an issue in the street right of way. It was an unusual aspect of the site to have a curb cut accessing the property. The City would not allow them to wall off the curb cut or do it themselves. It would be taking their access. That was the Exception that could be granted. Opposing comment thought the applicants needed to Ashland Planning Commission October 23, 2018 Page 4 of 8 design the project to meet the code. Concern was expressed that on-street parking could be taken up with similar projects in the future. The code was clear regarding driveway spacing They discussed major recreational space next. The intent of the recreational space was suitable for adults. Recreation needs changed over time. It was antiquated to require a pool or tennis court to qualify. Opposing comment thought there should be a structured play area. The proposed structure could be an outdoor living room. Others thought the code was archaic. Supporting comment thought the recreation proposal was a great way to get people to build community. It was an adult playground, something that would be used. A gray area was the lack of structure for the grassy areas. The Commission went on to discuss open space and using semi-private or private patios as open space. Comment did not think balconies should be included. Other comment thought it was a code issue and semi-private areas should be excluded. For the bicycle parking, externally, they did not have enough space to meet the code. But having an area for bicycles in each unit was a better configuration than what the code required. The Commission directed staff to remove 11-H from the recommendation. The Commission discussed the on-street parking credits. Supportive comment thought the application met the parking requirements off-site and on-site. One comment wanted a parking study where staff checked parking in the area four times a day for five to seven days to ensure everyone had the same data. Other comment noted public testimony stated available parking was adequate unless there was an event at the university or high school. Commissioners Brown/Dawkins m/s to approve Planning Action #PA-T2-2018-00003, 188 Garfield Street with the Conditions and the amendments discussed, the removal of 11-H, reframe less than 500 sq. ft. from outside walls instead of the inside walls, accept Option B, keep the sidewalk as described, approve the open space unit reduction from 72 to 70, and retain the proposed bicycle parking. DISCUSSION: Commissioner Dawkins thought this project was exactly what Ashland needed. He had no problem with the design or the mix. Commissioner Thompson regretted losing the recreational amenity piece. It needed more definition. She thought it did meet the or similar portion of the requirement as an adult playground. etermine if it fit the code. He supported denying the application and having the applicants return with a better designed plan for 72-units that included an outdoor living room. Commissioner Norton also would not support the motion. The lawn area was not defined for recreation. They should have worked out the issues regarding the easement first. The easement and the recreational space were the reasons he was voting no. Commissioner Mindlin explained her biggest issue was the driveway. She was willing to let that go though. She thought the Commission was making a mistake on not acknowledging the value of the reactional facility the applicants were providing. She would not support the motion. Chair Pearce thought the existing curb cut created a unique situation. It would be better for transportation facility connectivity to have two curb cuts instead of three. Roll Call Vote: Commissioners Pearce, Dawkins, and Brown, YES; Commissioners Mindlin, Harper, Norton, and Thompson, NO. Motion failed 3-4. Commissioner Mindlin/Thompson m/s to approve the Planning Action #PA-T2-2018-00003, 188 Garfield Street with 72 two-units, accepting the plan for the major recreational facility, the alteration for exterior square footage calculations, accepting the interior bicycle parking by eliminating 11-H and granting the Exception for the DISCUSSION: Commissioner Norton would not support the motion and thought it was sending the wrong message to the public. Roll Call Vote: Commissioners Brown, Thompson, Mindlin, Pearce, and Dawkins, YES; Commissioners Norton and Harper, NO. Motion passed 5-2. Ashland Planning Commission October 23, 2018 Page 5 of 8 B. PLANNING ACTION: PA-T2-2018-00004 SUBJECT PROPERTY: 1661 Ashland Street OWNER: Rogue Credit Union & Columbia Care Services, Inc. APPLICANT: Columbia Care Services, Inc./Jerome White, KSW Architects DESCRIPTION: A request for a Land Partition and Site Design Review to create three parcels from the parent property located at 1661 Ashland Street. Parcel 1 would be 33,278 square feet in area and would -family dwelling units including s unit and 29 affordable housing units in a 26,146 square foot, three-story building in two connected wings; Parcel 2 would be 9, 913 square feet in area and would contain a future two-story commercial building; and the third parcel would be 22,462 square feet and would contain the existing Rogue Credit Union building. (25 of the 30 proposed units are studio units that are less than 500 square feet in gross habitable floor area and each counts as ¾ of a unit for purposes of density calculation; the five remaining units are two- and three-bedroom and count as full units for density purposes.) COMPREHENSIVE PLAN DESIGNATION: Commercial; ZONING: C- LOTS: 8700 & 9201. Commissioners Dawkins/Thompson m/s to extend the meeting to 10:30 p.m. Voice Cote: ALL AYES. Motion passed 7-0. Ex Parte Contact Commissioners Dawkins, Thompson, and Brown declared no ex parte and one site visit. Commissioners Norton, Pearce, Harper, and Mindlin had no ex parte. Staff Report Senior Planner Derek Severson explained the Commission could find the original Shadow Plan provided a phased development plan for the site to prevent piecemeal and uncoordinated development. Based on AMC 18.2.3.130.B.1 and C, the Commission could consider the standards in terms of the original shadow- planned site instead of individual lots. The applicant proposed 20 parking spaces for 25 studio units. For future building parking, the applicants wanted a joint-use or mixed use credit for the remaining four spaces. Additionally, the project was subject to the 100-Day Rule per ORS 197.311 because it was affordable housing. Questions of Staff - None Ap Jerome White/Kistler Small and White, Clark Stevens/Richards Stevens and Associates, and Cindy Dyer/Columbia Care/Spoke to the application. Jerome White provided history on the Shadow Plan. It coordinated with the Rogue Credit Union. At the time of the appeal, Columbia Care was introduced as the developer of the property. They would exceed the floor area ratio (FAR) slightly by dividing Parcel 2 into two lots due to the proposed two story building. Clark Stevens further explained the original plan had 4 separate structures. Technically it was three because two structures were connected by the sky walk. It would be a multi-family structure with commercial below. The project was consistent with the Shadow Plan. They had less than 30 dwelling units per acre and met all the setbacks. The west side had a 20-foot side yard and a 10-foot setback. They determined through a San Diego parking study that 47.5% of low income occupants did not own a vehicle. They used of the City of Eugenes parking at .67 spaces per dwelling unit. That would allow 17 parking spaces for 25 studios and 10 spaces for the 2 and three bedroom facilities. This was where the joint-use parking came into play. There was ample space that eliminated parking conflicts. Ashland Planning Commission October 23, 2018 Page 6 of 8 Mr. White explained the need for an Exception regarding storm water. They could not put in a bioswale without raising the parking lot two to three feet. Instead, they wanted to retain the water on the parking lot, filter it though porous paving and a hydro dam separator then send it to Parker Street. The project team met with the neighbors. The neighbors were concerned with the present lighting used by the Rogue Credit Union. This project would shield parking lights on the north side to avoid spillage onto the adjacent properties. They would use 14-foot light poles that were lower than the standard. They wanted to use individual motion sensors as well. They were planning on planting one tree every four parking spaces and adding peninsulas to help mitigate the impact to the neighbors. They would also plant an eight-foot hedge. Questions of the Applicant The lot was fenced at the property and there was an access easement to the back of the property. There was a large tree the neighbors wanted protected. The sky walk was 14-feet above grade and a fire truck would clear the height. Staff explained the original Shadow Plan went from 65%-35% to commercial-residential to 50%-50% due to the uses. Mr. White clarified the alternative to the bio swale. A line went to Parker Street. The water would reach the curb and get metered. It was already approved and in place. Mr. Severson added the applicants received an easement at the time development began for the Rogue Credit Union. Public Testimony Karen Zerger/Ashland/Explained Rogue Credit Union worked with the architects on this plan. The Credit Union supported the project and would continue to support affordable housing efforts. Jeff Westergaard/Ashland/Shared a personal story regarding a homeless individual with mental health issues. He questioned whether this was the right location for this type of facility. There were current lighting issues with Rogue Credit Union. He did not trust the applicants would divert lighting with this project. Other issues were sewage and the slope. Tara Elder/Ashland/Did not support the project and had safety concerns. There were concerns with building height, e Credit Union and this project were taking away the feeling of community that existed in her neighborhood. Keith Henty/Ashland/Lived right over the fence. There were issues with the lighting Rogue Credit Union was using. He had concerns on building height as well. Proximity was another concern along with the designated smoking area that would be too close to his fence. Other issues were septic, traffic, and the view. Rebuttal by Applicant Cindy Dyer clarified Columbia Care served people with behavorial health issues and veterans. They had sites throughout state of Oregon. They were not importing people from Josephine County. The security was for the residents walking to their cars. Mr. White added lighting would be shielded. He wanted to install light monitors but it required installing one between each parking stall. Questions of the Applicant The Rogue Credit Union had stated the current lighting system met state safety requirements. They would not meet that requirement if the lighting was in the middle of the parking lot. Ashland Planning Commission October 23, 2018 Page 7 of 8 Deliberations & Decision Commissioner Thompson was concerned about relying on a Shadow Plan that was no longer under common ownership. The Commission initially rejected Rogue Credit Union plan because they could not develop the lot themselves with the Shadow Plan. The City Council overturned that decision and wanted the credit union to create exactly what they did. There were two issues. Whether the code permitted the Commission to rely on the Shadow Plan to satisfy FAR and the minimum residential versus commercial even though there was no longer common ownership. It could be considered a phased development plan. There were other examples where common ownership did not exist. The impact to the neighbors was understood. This project was exactly what City Council wanted to see happen here. It was a thoughtful design and she supported the project. There were concerns regarding the storm water. However, the applicants had it designed by an engineer, the Commission reviewed the reports, and the Public Works Department would ensure it worked. The Commission was concerned with the lighting used by the Rogue Credit Union. Mr. Molnar thought it was a potential code violation and would look into the matter. Commissioners Mindlin/Dawkins m/s to approve PA-T2-2018-00004,1661 Ashland Street with additional Findings with as stringent as possible lighting conditions. Roll Call Vote: Commissioners Thompson, Pearce, Dawkins, Brown, Harper, Mindlin, and Norton, YES. Motion passed 7-0. ADJOURNMENT Meeting adjourned at 10:20 p.m. Submitted by, Dana Smith, Executive Assistant Ashland Planning Commission October 23, 2018 Page 8 of 8