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Home My WebLink About2022-10-25 Planning MIN ASHLAND PLANNING COMMISSION STUDY SESSION Minutes October 25, 2022 I.CALL TO ORDER:7:00 PM Chair Haywood Norton called the meeting to order at 7:00p.m.in the Civic Center Council Chambers, 1175 East Main Street. Commissioners Present:Staff Present: Michael DawkinsBrandon Goldman, Acting Community Development Director Haywood NortonDerek Severson, Senior Planner Lynn ThompsonMichael Sullivan, ExecutiveAssistant Eric Herron Lisa Verner Doug Knauer Kerry KenCairn Absent Members:Council Liaison: Paula Hyatt II.ANNOUNCEMENTS Acting Community Development DirectorBrandon Goldmanmade the following announcements: At its October 31, 2022 Study Session the City Council will discuss two items relating to the Planning Commission; first, to review manufactured housing parks and a potential ordinance for rezoning manufactured housing parks to allow that as an exclusive use. This was brought to the attention of the Council by two City Councilors, as well as members of a manufactured park in Ashland. The second item will beto reviewthe Community Development Department’s review procedures for the purpose ofprovidinggreater clarity to residents and developersduringthe permitting process. On November 15, 2022 the Council will review anordinance regardinga change toHousing and Employment Zones.The Commissionpreviouslyrecommendedanincreaseofground-floor residential use in mixed-use buildings.The Council will also hold a First Reading and Site Review of the 1511 Highway 99 Northannexation, which the Commission recommended forapproval at its October 11, 2022 meeting. III.PUBLIC FORUM-None IV.DISCUSSION ITEMS A.Food Truck Ordinance Updates –Continued Staff Presentation Senior Planner Derek Severson provideda presentation detailingseveral key points for the Commission to discuss.He will then bring the Commissiona draft ordinance at theirNovember 8, 2022 meetingfor deliberations and approval. Mr. Severson commented that he had invited approximately 50 food truck vendors to participate in the discussions, but that staff had not received any requests to speak at the meeting. Mr. Severson informed the Commission that any regulations regarding handwashing stations and restrooms would be under the jurisdiction of the state and county, though the Commission could require furtherguidelines. The Oregon Health Authority(OHA)requires that any food truck that operates for more than two hours, or has seating in place for Ashland Planning Commission October 25, 2022 Page 1of 6 customers, is required to have a restroom available within 500ft. They would also be required to provideaccess to a handwashing station with hot/cold running water and soap, as well as paper towels or air dryers. This requirement could be met by an agreement between the food truck vendor and a nearby business that providesthose amenities, and would be verified bythe Jackson County Environmental Health Department upon receipt of the vendor’s permit application(see attachment #1). Questions and Discussion Commissioner KenCairn inquired if a porta-potty would fulfillthose requirements, and Mr. Severson responded that a standard model wouldnot have a handwashing station. Commissioner Knauer commented that an agreement between a food truck vendor and a nearby business should be sufficient, otherwise the vendor should be required to provide those amenities themselves. There was general agreement from the Commission. Commissioner Thompson asked if these standards would apply to the temporaryuse permit,or just theproposedlonger- term ministerial permit.Mr. Severson responded that it wouldto a temporaryuse permit.Commissioner Thompson recommended that, in additional to requiring a business license and allassociated inspections, that vendors also possess the applicable licenses from the OHAand be in compliance with their requirements. She remarked that it should also be clear what the repercussions for noncompliance should be. Commissioner Knauer agreed, inquiring what form enforcement would take. Mr. Goldman responded that code compliance complaints are typically brought to staff very quickly due to the relatively small size of the City,andthe offending vendor would be contacted and their permitwould be placed under reviewbefore they could reopen. Commissioner Herron commented that the guidelines should be referenced on the permit or application so that the vendors are explicitly aware of the requirements. Mr. Goldman agreed, adding that it would make code compliance more affective. Chair Norton inquired if vendors would be required to display their permit on the premises, commenting that the Health Department normally requires that customers can see the vendor’s permit. He added that the best code enforcement typically will comefrom a vendor’s competitors who have completed the permitting process. Commissioner Thompson remarked that food trucks should also post where restrooms and handwashing stations could be accessed in the event that the vendor has an agreement with a local business. Commission Thompsoncommented that it was unclear how many of the listed requirementsof the draft codewould apply to temporary-usepermits,andinquired if temporaryusepermitswould haveneed to meet the requirements.Mr. Severson responded that it was his intention to keep temporaryusepermits as they are currently, but that the additional requirements could be included. He noted that temporaryusepermits are still required to meet Jackson County health guidelines, and couldonly operate for limited periods.Commissioner Thompson stated that some of the ministerial permit requirements should be considered for the temporaryusepermits. Commissioner Herron remarked that the existing restroom requirements doaffect a food truckonce ithas been set up longer than two hours, to which Commissioner Thompson recommended that the guidelinesshouldbe stated clearly on the permit application. Commissioner Thompson asked whichcriteria for approval would be utilized by staff. Mr. Goldman responded that review for granting a special-use permit was based on the applicant’s permithistory from thepreviousyear. He said that staff would also examine whether thefood truck would encroach into the public right-of-way,and whetherthey had street-closure or sidewalk-closure permits issued.They would also be required to receive all necessary approvals from the Fire Department regarding safety concerns,as well as licensingfrom the Oregon Liquor and Cannabis Commission in the event that the vendor wishes to sell alcohol. Mr. Severson added that applicants would be required to submit a site plan for review, and detailed how the approval criteria arenot limited to one department. Chair Norton stated that the catalyst for these discussions was a local business thatwanted to hirea food truck as a show of appreciation for their employees, but thatPlanningstaff was restrained due toexisting restrictions. He proposed that a list of previously approved vendors be created in order to expedite the review process. Commissioner KenCairn was concerned that such a list would promote some vendors over others.Chair Norton clarified that it would be used to approve vendors that have already obtained their certifications, and Mr. Severson commented that expediting the approval of already certified vendors would be possible.Mr. Goldman added that the business owners in questionwere advised they would need a special event permitfor an employee appreciation event, and that that a Condition Use Ashland Planning Commission October 25, 2022 Page 2of 6 Permit (CUP) would be required for more regular use.Under discussion would bethe rules forshort-termmonthly use, as well ascreatingan avenue for persistent useon surplus parking lotsofcommercial properties. Commissioner Herron inquired what kind of permit would need to be obtained for the small event under discussion. Mr. Goldman responded that they would have needed to acquire a ministerial special event permit, which typically can be approved within less than a week, because the vendors would be providing food to the businesses employees and not the general public. Commissioner Thompson expressed concern over the definition of thetemporaryusepermit, pointing out that it is not limited to food trucks.She emphasized thatthe Commission should be aware of the unintended consequences of the broad allowancesin a ministerial permit, and that they should be specifically related to food trucks and special events.Commissioner KenCairn responded that special events would also need to be defined as well. Chair Norton inquired if someone who obtained a ministerial permit would be able to sell non-food items.Mr. Severson responded that the temporaryuse information is already in the code, and that staff ismerelyproposing changes to increasetemporary use permit allowancesfor food trucks from72 hours per yearto 72 hours per month.Commissioner KenCairn recommended that the special event ordinance remain the way it is, and that food trucks be the only vendors with greater allowances. Commissioner Knauer inquired what limitationsthere wereon employers hiring a food truck for employee use, citing food trucks as a means by which employers hopeto increase employee retention. Mr. Goldman responded that the business couldapply for a ministerial permitin order to exceed the proposed 72 hour permonthallowed by thetemporary use permit. Mr. Seversoninformed the Commissionthat staff would be looking at existing plaza spacefor ministerial permits, and relatedhow food vendors and space for outdoor eating are currently amongthe identified elements where plaza space is required in the Detail Site ReviewZone. Given that there are already elements deemed appropriate for a plaza space, staff believed it is logical to provide ministerial permits instead of requiring the applicant to go through the CUP process. As long as the vendor would operate in a Detail Site Review Zonewithout altering the existing site plan, unless to provide temporary power, then they could be permitted. Mr. Severson gave the Bricks at the Oregon Shakespeare Festival as an example, and noted that they already have a relevant CUP. Commissioner Thompson pointed out that the plaza requirement does not apply to the Bricks area,and inquired if staff was looking at designs that incorporate plazas explicitly. Mr. Severson detailed how the Bricks were considered plaza space until recent code changes. Commissioner KenCairn commentedthat the plaza space owner would be the one to apply for a permit, not the vendors. Mr. Goldman agreed, but stated that it would likelybea collaborative permit application between the property owner and the vendor. Mr. Severson detailed how the ministerial permit would be for the site itself, while the vendor would have to demonstrate all relevant approval criteria.He added that this process would only apply to private land, not public. There was general discussion regarding appropriate sites for food trucks to operate. Commissioner Dawkins was hesitant to allow food trucks to compete directly with small businesses like Ruby’s. Mr. Goldman commented that Southern Oregon University has a special use permit for food trucks in front of the Stevenson Union Building, but has shown interest in applying for more regular use. Chair Norton inquired what type of permit the Farmer’s Market operates with, and Mr. Goldman responded that it is a CUPwith the option for up to fifteen food trucks. Commissioner Thompson remarked that a CUP seemed to be the correct avenue to pursue, and inquired if there was a size limitation on food trucks in relation to plaza space. Mr. Severson responded that there currently is no size limit, just that it cannot interfere with the existing site plan. Mr. Severson inquired whether the Historic Districts outside of downtown should be excluded from consideration for food trucksor whether the applications should be sent to the Historic Commission for review. There was agreement that the Historic Commission should decide, but Commissioner KenCairn warned that food trucks could interfere with parking if in operation too regularly. Commissioner Thompsonnoted that the dimensionsfor a food trucklisted in the staff presentationwould be larger than a standard parking space at 170squarefeet, evenwithout additional equipment. Mr. Severson stated that those measurements were adopted from the City of Medford’s food truck guidelines and could be adjusted. Commissioner Thompson inquiredif a minimum 10-space lot should be required ifa food truck couldpotentiallytake up to 20% of the Ashland Planning Commission October 25, 2022 Page 3of 6 space.Commissioner KenCairn commented that a 5-space lot could be sufficient if those spaces are not part of the business’ required parking. Commissioner Knauersuggested that the number of spaces occupied by a food truck be at the discretion of the businesslotowner. Commissioner Thompson agreed, as long asstrainwas not placed onnearby on-street parking. Mr. Goldman notedthat the new Climate Friendly and Equitable Communitiesguidelinesset to take effect on December 31, 2022 could negate any parking requirementsimposed.Commissioner KenCairn stated that a businessthatonly requireda small amount of parking space should not be restricted from allowing food trucks, and feared that such guidelines would disproportionally affect smaller businesses. Commissioner Herron recommended that vendors only be permitted to take up 20% of a parking lot, as this would allow for smaller businesses to accommodate smaller food carts and still provide parking. There was general agreement from the Commission. Mr. Severson detailed the approval criteria to operate a food truck via the ministerial permitas such: a ministerial permit and business license; registering and paying food and beverage tax; inspections from the Building, Fire, and Health departments; the food truck not be located in the public ROW, public parking lots, parks, or in residential zones; and could not remain in place for more than 5 consecutive days. Commissioner Thompson noted that the Ashland Fire Chief had stated that the City would accept assistance inspecting food trucks from the Medford Fire Department. Mr. Severson suggested that the City would likely see food trucks that had already passed inspection from the Medford Fire Department and could therefore be permitted based on that prior approval. Mr. Severson reminded the Commission that staff had initially recommended up to three food trucks be permitted under ministerial review on the same lot before being designated as a food pod, but that the Commission had considered reducing that down to two.He elaborated that the elements constituting a food podwould bethosenot located in a plaza space or parking lot, have utility connections,andpermanentseatingrequiring asite review.Commissioner Dawkins askedif a food pod would need to be approved by the Commission. Mr. Severson stated that something like that would typically be handled as a Type I permit, which would include a staff review and decision, beNoticed,and be brought to the Commission if objected to by the neighbors.Chair Norton remarked that the Ashland Street space for food trucks needed to be approved by the Oregon Department of Transportation (ODOT), and required a greater level of review despite it not constituting a food pod. There was agreement among the Commissionthat the maximum number of food trucks permitted on the same lot without requiring a site review would be three, and would only be permitted in commercial zones.The Commission determined that a CUP would also be requiredfor permitting in the downtown area, because a ministerialor specialpermit was deemed to be inappropriate. Mr. Severson inquired if the need for a food truck to vacate an area after a maximum of five days was appropriate, which the Commission all agreed it was. Commissioner Herron questionedhow the Historic Commission would review a food truck permitdue to its relative impermanence. Commissioner KenCairn commented that the Historic Commission would speak more to the nature of the area, but would then also need their own set up approval criteria.Mr. Goldman pointed out that the Historic Commission would only be providing a recommendation, and that the deciding body would apply its approval criteria. Mr. Severson askedif the Commission would be comfortable with a Type I process in the event of a site review and being approved at the staff level, but with the potential toappeal to the Commission and theNoticingofneighbors. Commissioner Knauer remarked that an appeal could add two monthsto a project, andinquired if there were any other alternative routes to consider. Mr. Severson responded that the alternative would be the ministerial permit, but that a Type I project would have the potential for permanent site alterations that could impact nearby property owners, traffic flow, or utility systems. Ministerial permits wouldalsonot be Noticed to neighbors. B.Community Development Permitting Process and Code Review Staff Presentation Mr. Goldman informed the Commission thatstaffwould begoing before the Councilon October31, 2022to discussthe Community Development permitting process andcode review. Thisis inresponse to the Economic Roundtable that the Council held on May 16, 2022,where concernswereraised regarding the clear and objective standards utilized by the Ashland Planning Commission October 25, 2022 Page 4of 6 Community Development Department forbuilding code review forbuildingpermits and planning actions.This will examine whether a more streamlined development review processcouldbe identified tomake it morecost-effectiveand expeditiousfor owners and developers. Mr. Goldman noted that the Community Development Departmentis a regulatory agency andis required to uphold local, state, and federal lawsthat apply to projects under review, but outlined how this could result inincreased communication with applicants.Staff recently createda questionnaire that wassent out to 1,200 developers and owners,in order to gather feedback regarding their experience with the Community Development staff.Staffhadconducteda similar survey 5 years ago, and based on the resultswill be able to determineifcustomer satisfactionhas increased or decreased over that period.They couldthen determinehow to provide more effective servicesin the future. Mr. Goldman stated that roundtable meetings between developers and the City Managerare being considered by staffto considerhow to streamline thepermitting and reviewprocess. The City mayalsocreatean ad hoc review boardto identifyand reviseportions of the code that are unclearto developers and applicants. As an example, an interpretation request previously came before the Commissionregarding the maximum driveway grade on a driveway up to 200ft with a 15% slope. Aninterpretation was required before theprimaryapplication could be submitted,and anad hoc review board would be created to clarify similar portions of the code. Mr. Goldman itemized ways in which staff has already streamlined the application review process,including updated permitting software systemandthe increased use of online submittal systems for faster communication and review.The City is also developing a Citizen Self-Service system that would allow customers to submit applications, check their permit status, and request inspectionsonline.Mr. Goldman noted that, upon review of minor code revisions, as well as the changes to the City commissions that were recently implemented, staff will no longer require review from the Tree Commissionprior to approving someprojects.Additionally, there may be opportunities for staff to eliminate several smaller permits that do no need to be reviewed by the Commission, but take up significant staff time, such astree removal permits andfence permits.These would be larger policy changes that will require review by the Commission and Council andwouldresult in code amendments. QuestionsandDiscussion Commissioner Knauer expressed concern that the move to self-service systems would adversely affect customer satisfaction, particularly if the system is difficult to operate. Mr. Goldman assured the Commission that staff would always be available for customer assistance, and that there would be no current services would be eliminated. He added that many of the City’s frequent customers already use and prefer the online portal, but that educational materials could be created for those using it for the first time.He clarified that customers would only be able to access applications associated with their email address, statingthat privacywould beaparticularly critical component ofcode compliance cases.Commissioner Knauer inquired about what changes had been made since the last public survey and if those goals had been met. Mr. Goldman replied that he did not have a clear answerat this time. Commissioner Thompson asked how a citizen would know which projects required permits. Mr. Goldman responded that staff would always be an available resource for any questions, but that staff hadno proactive public educationalprograms regarding permits. He added that staff will often need to step in in cases where residents have started minor projects that they were unaware required permits. Commissioner Thompson was hesitant to eliminate someminor permits, pointing out that it could be more expensive and time-consuming for residents to require changesafter the project hadbegun developmentthat could have been corrected in the permitting stage. Mr. Goldman agreed, but stated that such an initiative could reduce the backlog of minor permits and free up staff time to review larger projects. Commissioner Thompson suggested that online resources be available for residents to check if a permit is required. Commissioner KenCairn inquired if fence standards would be eliminated if the need for a fence permit was removed. Mr. Goldman responded that the standards would remain in place, and detailed how a shed under 200 square feet does not require a permit but must abide byCity codes. Chair Norton drew attention to several relevant criteria for fences, and requested that staff forward theabove-mentionedquestionnaireto the Commission. Chair Norton lamented that a significant portionof the feedback received from the Economic Roundtable did not offer specific avenues to improve the development process. Commissioner Thompson pointed out that many applicants are unaware that the Ashland Planning Commission October 25, 2022 Page 5of 6 Commission’s roleisto apply existing codes to proposed projects, which can result in them being denied. Chair Norton commented that he wouldliketo hear morefrom applicants aboutspecifics areas forimprovementin the future. 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