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HomeMy WebLinkAbout2017-07-11_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 JULY 11, 2017 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. June 13, 2017 Regular Meeting. 2. June 27, 2017 Study Session. V. PUBLIC FORUM VI. UNFINISHED BUSINESS A.Adoption of Findings for PA-2017-00615, 361 South Mountain Ave. VII. TYPE II PUBLIC HEARINGS A.PLANNING ACTION: PA-2017-01059 SUBJECT PROPERTY: 1068 East Main Street OWNER: Marcel Verzeano Trust (Paulena E.C. Verzeano, trustee) APPLICANT: KDA Homes, LLC DESCRIPTION: A request for Outline Plan and Site Design Review approvals for a 29-unit, 28-lot Performance Standards Option subdivision for the property located at 1068 East Main Street and the vacant parcel directly to the east. The proposal includes the partial demolition and relocation of the existing house on site and a Tree Removal Permit to remove 14 of the site’s 25 trees. COMPREHENSIVE PLAN DESIGNATION: High Density, Multi-Family Residential; ZONING: R- 3/Pedestrian Places Overlay; ASSESSOR’S MAP: 39 1E 09AD; TAX LOT #: 6800 and 6801. 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 JUNE 13, 2017 CALL TO ORDER Chair Melanie Mindlin 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 J. Brown, Jr. Bill Molnar, Community Development Director Michael Dawkins Derek Severson, Senior Planner Melanie Mindlin April Lucas, Administrative Supervisor Haywood Norton Roger Pearce Lynn Thompson Absent Members: Council Liaison: Debbie Miller Dennis Slattery, absent ANNOUNCEMENTS Community Development Director Bill Molnar announced PA-2016-02103 - Approval of an accessory residential unit at 133 Alida, has been appealed to the Land Use Board of Appeals and the City is waiting on the final ruling. CONSENT AGENDA A.Approval of Minutes. 1.April 25, 2017 Study Session. 2.May 9, 2017 Regular Meeting. Commissioners Brown/Pearce m/s to approve the Consent Agenda. Voice Vote: all AYES. Motion passed unanimously.\[Commissioner Mindlin abstained from voting on the May 9 minutes.\] PUBLIC FORUM No one came forward to speak. UNFINISHED BUSINESS A.Adoption of Findings for PA-2017-00200, 165 Water Street. No ex parte contact was reported. Commissioners Brown/Dawkins m/s to approve the Findings for PA-2017-00200, 165 Water Street. Voice Vote: all AYES. Motion passed unanimously.\[Commissioner Mindlin abstained\] TYPE II PUBLIC HEARINGS A.PLANNING ACTION: PA-2017-00615 SUBJECT PROPERTY: 361 South Mountain Avenue OWNER/APPLICANT: Martin & Trina Ashworth/Rogue Planning & Development DESCRIPTION: A request for Outline Plan, Final Plan and Site Design Review approvals for a seven-lot/six- unit subdivision under the Performance Standards Options Chapter (AMC 18.3.9) for the property located at 361 South Mountain Avenue. The application proposes a Solar Access Performance Standard which would allow the southern units to shade the northern units no more than four feet above the finished floor elevation, and requests an Exception to Street Standards to allow a new driveway location approximately 55 Ashland Planning Commission June 13, 2017 Page 1 of 3 feet from the driveway to the south where a 75-foot separation between driveways is required (the existing driveway is only five feet from the driveway to the south, and the proposal brings the driveway significantly closer to meeting the standard). COMPREHENSIVE PLAN DESIGNATION: Low-Density Multi-Family Residential; ZONING: R-2; ASSESSOR’S MAP: 39 1E 09DD; TAX LOT #: 600. Commissioner Mindlin read aloud the public hearing procedures for land use hearings. Ex Parte Contact Commissioners Norton, Mindlin, Brown, Pearce, and Dawkins declared site visits. No ex parte contact was reported. Staff Report Senior Planner Derek Severson explained the application is for outline plan, final plan, and site design review for a seven-lot, six-unit subdivision for the property located at 361 S. Mountain Ave. He stated the proposal is to relocate the existing house to Lot #1 and build five new residential units. Mr. Severson presented the site plan, landscape plan, elevations, and perspectives for the buildings, and explained the building designs relate well to the design features and character of the existing house. He noted the Mill Pond standard for solar access has been utilized and will not affect the units’ living space. He also provided details on the relocated driveway and commented on the 75 ft. driveway separation standard. Mr. Severson explained in this case it is not a full 75 ft. but they are getting the most they can and are significantly improving the situation. He noted the applicants are proposing to add street trees and stated staff has recommended an arborist’s report prior to any site work to ensure the existing trees are adequately protected. Mr. Severson stated this is a straight forward application and staff is recommending approval with the conditions listed in the staff report. Questions of Staff Mr. Severson clarified the solar ordinance language and stated the area that will be shaded is identified in the SOU Master Plan as a parking lot and it is slated to remain so. He added this is permitted outright in the land use code. Mr. Severson clarified the fire access requirements and stated staff has included a condition approval that states the flag drive will be 20ft. in width, with a vertical clearance of 13 ft. 6 in, and be able to support a 44,000 lb. vehicle. He noted the applicants have a bit of wiggle room on their plan and have indicated they could meet this standard without much difficulty. He added the parking space at the terminus of the driveway is not considered part of the driveway and would not be impacted. Mr. Severson clarified Condition #5m addresses the open space requirement and requires a detail of its treatment. He stated there are some heavily landscaped areas shown on the plan and it is not clear whether these areas would support recreational use as called for in the open space requirement. However, he added, it is clear the applicants can meet the 8% standard and noted the lower corner alone well exceeds the requirement. Applicant’s Presentation Amy Gunter, Rogue Planning & Development/Ms. Gunter stated the property owners will live on the site and it will function similar to a co-housing development. She touched on the issues raised by staff and clarified under the site review chapter of the land use code, decks, balconies and patio areas all count towards the 8% open space requirement and they exceed this requirement without even counting the landscaped areas. Ms. Gunter noted they are seeking an Earth Advantage Platinum rating which limits the use of turf. Regarding the fire access requirements, she stated there is room on their plan to shift the houses slightly to the south which will provide the needed width to meet the requirement. Ms. Gunter added if the end units on Lots 4 and 5 have fire sprinklers installed, a 20 ft. driveway in front of those lots would not be necessary and requested the flexibility to maintain this option. She also commented briefly on the storm drainage plan and stated their engineer will be working with the city’s Public Works Department to resolve any issues. Rick Lindemann, Building Designer/Stated the owners will be a great asset to the community and a lot of the design and layout of the site was focused on them living on the property. Mr. Lindemann noted there are interesting projections that break up the mass of the buildings and stated the design borrows from that of the existing home. He added the colors selected are muted and blend in well with nature. Ashland Planning Commission June 13, 2017 Page 2 of 3 Questions of the Applicant The applicants were asked clarify why the sidewalk was placed so close to units 2 and 3. Mr. Lindemann agreed that a landscaped buffer would have been preferred but it was a matter of constraints to get the units, vehicular access, and fire truck access in place. Comment was made that this makes for an uncomfortable living situation and it was suggested that the applicants to take another look at creating a small planting buffer. The applicant was asked about the existing on-street parking and the placement of trash cans. Ms. Gunter clarified the driveway will have 10 ft. of yellow on each side for clearance and the individual cans will fit in this area on collection day. She explained they met with Recology and were informed the company would not collect trash on the site unless a full turnaround was provided. Comment was made that there is landscaping shown between lots 2 and 3, however this is listed as a garage. Ms. Gunter acknowledged the error and stated they would correct this on the revised landscape plan. Questions of Staff It was noted that the commission has requested some changes and staff was asked whether this is an issue since they are approving final plan. Mr. Severson stated the conditions of approval can address the issues raised without the need for this to come back for additional review or for staff to exercise any discretion. Comment was made that the trash collection could pose a problem and staff was asked for potential solutions. Mr. Severson explained there are various other instances in town where it is not ideal, however there is no criteria in the code to address this. Deliberations & Decision Commissioners Thompson/Dawkins m/s to approve PA-2017-00615 with the conditions listed by staff. DISCUSSION: Commissioner Pearce requested Condition I be amended to allow the option for fire sprinklers and Commissioner Brown stated the word “flag” should be removed as well. Mr. Severson recommended the language be updated to state “the drive shall be paved to a 20 ft. width with vertical clearance to withstand 44,000 lbs. and comply with 18.4.3.080 prior to the signature of the final survey plat.” Commissioners Thompson and Dawkins approved this amendment. Roll Call Vote: Commissioners Dawkins, Brown, Norton, Pearce, Thompson, and Mindlin, YES. Motion passed 6-0. OTHER BUSINESS A.Election of Officers. Commissioners Dawkins/Norton m/s to nominate Roger Pearce to serve as chair of the Planning Commission. Voice Vote: all AYES. Motion passed unanimously. Commissioners Dawkins/Brown m/s to nominate Melanie Mindlin to serve as vice chair of the Planning Commission. Voice Vote: all AYES. Motion passed unanimously. B.Attendance Report. Information only. ADJOURNMENT Meeting adjourned at 8:15 p.m. Submitted by, April Lucas, Administrative Supervisor Ashland Planning Commission June 13, 2017 Page 3 of 3 B ASHLAND PLANNING COMMISSION STUDY SESSION MINUTES JUNE 27, 2017 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 J. Brown, Jr. Maria Harris, Planning Manager Michael Dawkins Brandon Goldman, Senior Planner Debbie Miller April Lucas, Administrative Supervisor Melanie Mindlin Haywood Norton Roger Pearce Absent Members: Lynn Thompson PUBLIC FORUM Huelz Gutcheon/2253 Highway 99/Commented on the statewide planning goals and the city’s comprehensive plan, which states “all cost-effective conservation measures should be captured at the time of initial construction”. Mr. Gutcheon recommended this language be changed from “should” to “shall” since conservation methods are much cheaper now. DISCUSSION ITEMS A.State and Regional Planning Issues, Josh LeBombard, Regional Representative, Department of Land Conservation and Development (DLCD). Planning Manager Maria Harris introduced Josh LeBombard and noted staff works with Mr. LeBombard quite a bit. He is the city’s regional DLCD representative and he covers Jackson, Josephine, and Douglas counties. Mr. LeBombard updated the commission on Regional Problem Solving (RPS) and the Housing Strategy, which was a conditional of approval requested by the City of Ashland. RPS is the areas regional plan to accommodate population growth over the next 50 yrs. Ashland is a participant of the plan along with Medford, Central Point, Eagle Point, Phoenix, Talent, and Jackson County. Mr. LeBombard provided an overview of the Housing Strategy, which is being conducted by EcoNorthwest. The work plan has several components, including: 1)Technical Analysis: The purpose of this task is to develop current information about the housing market in each of the RPS cities. The focus of the analysis will be on the density and affordability of new residential development and will cover types of housing constructed, residential development density by housing type, and basic housing characteristics (size, number of bedrooms).This analysis will summarize the key issues identified in the housing needs analysis for each city and will focus on issues such as housing affordability and land supply. 2)Identification of Housing Development Barriers: EcoNorthwest will identify barriers to the development of housing for each city in the RPS through a combination of interviews and discussions with key stakeholders. The discussions will focus on issues related to regional and local barriers to housing development and potential policy solutions to those barriers. The product of this task will be a technical memorandum summarizing the housing barriers for the region, as well as barriers by city. Ashland Planning Commission June 27, 2017 Page 1 of 3 3)Code Audits: An audit of the city zoning codes will be conducted and will identify current development standards and potential changes to lower housing development barriers. This audit will include an examination of standards, such as types of housing permitted, lot sizes, and whether accessory dwelling units are allowed. 4)Develop RPS Housing Strategy: The final step will be the development of an RPS Housing Strategy that will recommend policies and best practices for the region as a whole and include specific recommendations for each participating jurisdiction. Commissioner Questions and Comments: Mr. LeBombard was asked about the timeline and whether the Planning Commission will have any interface with EcoNorthwest. It was explained that the study needs to be completed by March 2018 and there is not much dialogue built in. Ms. Harris stated once the final product is received each community will run it through their public comment process as they work to determine which strategies they wish to pursue. Suggestion was made for Ashland’s 60-year affordable housing requirement to be looked at and whether this is more of a barrier than an opportunity. Mr. LeBombard clarified inclusionary housing for the commission and explained cities can adopt a requirement that sets a percentage of new development to be affordable. Comment was made that Ashland’s topography is a potential barrier and is driving housing costs up. Comment was made that Ashland’s housing issues are not a new problem and any place that is highly desirable will be unaffordable. Staff was asked if there is any information on the demographic of who is using accessory residential units (ARUs). Senior Planner Brandon Goldman explained a study was conducted and it was determined that in Ashland there are very few ARU occupants with children and nearly half paid cash for the construction. Comment was made that developers are not building apartment complexes anymore and this is contributing to the housing shortage. Mr. LeBombard stated there is a small group of developers that are building apartments in Medford and since rent costs are so high these developments are able to pencil out for them. He noted part of the problem is the massing and scale, and stated larger complexes don’t fit well in some areas. Mr. LeBombard was thanked for taking time to meet with the Planning Commission and for his work on this project. B.Coordination of Planning and Service Issues, Gary Blake, Recology. Recology Manager Gary Blake stated he has been in this business for over 15 years and one of the common things he has observed in the different communities is that the size of trash enclosures and where receptacles are placed are not given a lot of thought up front. He provided examples from other jurisdictions and requested Recology be involved earlier in the development process and have the opportunity to provide comments and feedback. Commissioner Questions and Comments: Mr. Blake was asked if they have someone on staff who could look over plans and provide comment. He responded that he and the operations supervisor could handle this task. Ms. Harris noted the problem of getting applicants to identify bike parking and trash areas and stated this is a constant issue for staff to get this shown on the plans. She commented that the pre-application stage might be a bit early to involve Recology but they could be involved a little later in the process once a more solid set of plans has been developed. She suggested they be included on larger projects (multifamily/commercial) but not smaller residential or ARUs and Mr. Blake agreed. Suggestion was made to consider developing code language to address waste management issues. Mr. Blake clarified that Ashland has always been serviced by rear-load trucks, however they will be evaluating their approach. When asked if trucks have to be able to turn around and exit in a forward manner, Mr. Blake clarified it is unsafe to back out onto a street and stated this is a risky situation they try to avoid. Suggestion was made for the city to consider a policy change that would allow trash enclosures at the front of developments. Ashland Planning Commission June 27, 2017 Page 2 of 3 Commissioner Pearce thanked Mr. Blake for his time and commented that consulting with Recology on development plans would be a positive thing. ADJOURNMENT Meeting adjourned at 8:20 p.m. Submitted by, April Lucas, Administrative Supervisor Ashland Planning Commission June 27, 2017 Page 3 of 3 FINDINGS _________________________________ PA-2017-00615 361 South Mountain Ave. TYPE II PUBLIC HEARING _________________________________ PA-2017-01059 1068 East Main Street