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HomeMy WebLinkAbout2009-07-15 Croman Advisory_MIN CROMAN ADVISORY COMMITTEE MINUTES JULY 15, 2009 CALL TO ORDER The meeting was called to order at 5:00 p.m. in the Siskiyou Room, 51 Winburn Way. Committee Members Present: Staff Present: Alan DeBoer (attending for R. Hendrickson), Airport Commissioner Bill Molnar, Community Development Director Eric Navickas, City Councilor Maria Harris, Planning Manager Russ Chapman, Conservation Commissioner Brandon Goldman, Senior Planner Keith Swink, Historic Commissioner Graham Lewis, Housing Commissioner Jim Lewis, Parks & Recreation Commissioner Larry Blake, Planning Commissioner Matt Warshawsky, Transportation Commissioner Zane Jones, Tree Commissioner Pam Hammond, Chamber of Commerce Representative Rylan Heyerman, Neighborhood Representative Mary Kay Michelsen, Neighborhood Representative Paul Steinle, SOU Representative Absent Members: Richard Hendrickson, Airport Commissioner David Wilkerson, Public Arts Commissioner Ben Bellinson, Neighborhood Representative INTRODUCTIONS & SELECTION OF CHAIR / VICE CHAIR Community Development Director Bill Molnar welcomed everyone and the members took turns introducing themselves. The selection of the Committee Chair and Vice Chair was moved to the end of the agenda. CROMAN MILL SITE REDEVELOPMENT PLAN / REVIEW OF LAND USE AND STREET FRAMEWORK REFINEMENTS Planning Manager Maria Harris explained the Plan Overview and Land Use/Street Framework Refinements would be combined in a single staff presentation. She explained the presentation would cover: 1) Background on future employment centers in Ashland, 2) Plan development and implementation strategy process, 3) Overview of the Croman Mill Site Redevelopment Plan, and 4) Review of the latest refinements to the land use and street framework plans. Future Employment Centers in Ashland Mr. Molnar presented the segment addressing the future employment centers in Ashland. He familiarized the Advisory Committee with the inventory of employment lands within the City and the types of developments that are influenced by the zoning code and specific design standards. Following this segment, a discussion of the current M-1 Industrial zoning of the majority of the Croman Mill site took place. Comment was made questioning if residential was prohibited in the M-1 or E-1 zones, and Mr. Molnar clarified residential has been allowed in these zones through the addition of residential zoning overlays. It was also questioned if the City had to maintain a certain supply of employment lands under State law. Mr. Molnar explained the Statewide Planning Goal requirements and indicated the Economic Opportunity Overlay (EOA) identified a need for 160 to 170 acres to meet the City’s employment projections for the next 20 to 50 years. Staff also clarified whether the zoning of the site was on the table for potential change and stated the proposed zoning adjustments would be covered in tonight’s presentation. Croman Advisory Committee July 15, 2009 Page 1 of 3 Plan Development / Overview of Plan Ms. Harris presented the planning and public review process that led to the development of the Plan. She discussed the series of public workshops that were held in which concerns were identified and alternative plans were presented and evaluated. Mr. Molnar provided examples of employment density, noting that the long term viability of transit will require higher employment densities. As examples in the presentation he cited Modern Fan as employing approximately 10 people on a 1-acre property, and Blackstone Audio which employs 120 employees on 2-acres. Ms. Harris spoke of the proposed Neighborhood Center in the location of the existing ODOT yard, and identified a number of its elements, including: openspace, daylighting of Hamilton Creek, a transit plaza, and the pedestrian and bicycle framework. Comment was made questioning the realignment of Tolman Creek Road and the signature street cross section. Ms. Harris explained minimizing the impacts to Tolman Creek Rd. and the route to Bellview School was identified early on as a concern and lead to the idea of building the boulevard through the Croman property to direct that traffic to the site and keep Tolman Creek Rd. as the smaller collector street. Ms. Harris provided the group with a description of the cross section of the signature street, and in response to whether anyone had looked at the traffic on Siskiyou between Crowson and Walker, she clarified a traffic impact analysis was completed with the Plan, and the intersections that needed work are shown on the Plan map (Tolman Creek Rd. and Ashland St., Tolman Creek Rd. and the new street, and the new street and Siskiyou Blvd.) Comment was made questioning the height restrictions in the Airport Overlay Zone. Mr. Molnar clarified the Croman site is 100 ft. above the airport approach zone. He stated the City’s Public Works Department had initially indicated multi-story buildings are feasible for this site and provide accommodations for the airport, such as lights. He added the Public Works and Community Development Departments would be working together to finalize this possibility. Review of Land Use and Street Framework Refinements Staff presented the proposed land use and street framework adjustments and then opened the floor to questions from the group. GROUP DISCUSSION Comment was made questioning whether the existing Mistletoe Rd. and Siskiyou Blvd. intersection should go away or be realigned. Mr. Molnar clarified that ODOT had expressed concerns in the past regarding this intersection and that this is an area that would be looked at further. Senior Planner Brandon Goldman provided clarification on the 25% reduction for public improvements and explained the standard deduction taken from the gross acreage to allow for the development of streets and utilities. Staff also provided clarification on the proposed Plexis facility, which would be located in the northern part of the Croman property. It was noted that there have been preliminary discussions about the possibility of Plexis taking access from Mistletoe Rd, should they want to build their facility prior to the larger street being built. Comment was made that Plexis had previously talked about the importance of openspace in their vision for their business. Ms. Harris noted that once a fairly high-end building is built, there will be a desire to have similar buildings and uses surrounding it. Mr. Molnar added that Plexis has discussed the possibility of having restrictions on the property surrounding their potential site that would insure a similar level of building and site development. Concern was expressed that they may be creating a situation where the developer will have to apply for an exception to the Street Standards to build in the area next to Hamilton Creek, and suggestion was made for this area to be possibly be openspace. Staff noted the Street Standards require new streets to run along natural features to provide visual access, such as Winburn Way along Ashland Creek. Comment was made questioning if the area next to Hamilton Creek was dedicated as open space, how would this impact lands for job creation? Mr. Molnar said this would have to be looked at in terms of potentially increasing the business floor area somewhere else on the site. Comment was made that in order to turn that area into openspace, it would need to be purchased. Ms. Harris concurred and clarified this area is not owned by the Croman property owners. Statement was made noting that the path along Hamilton Creek is identified as part of the Trails Master Plan. The Neighborhood Center was briefly discussed and it was questioned if there is anything the group needs to know about ODOT’s future plans. Staff clarified the City has had discussions with ODOT and they have indicated they are open to moving Croman Advisory Committee July 15, 2009 Page 2 of 3 their operations due to some incompatibilities with the surrounding residential neighborhood. Mr. Molnar added ODOT has asked for the City’s help in finding another location. Support was voiced for the new permutation of the Plan. Since this area is focused on jobs and will have to be served by trucks, suggestion was made for the on-street parking to be backed away from the corners so that trucks will be able to make the turning radius. Comment was made questioning if the 10-story buildings were still on the table for consideration, and staff clarified that they have not yet gotten to this element; however they have received concerns regarding the potential height of the buildings. Comment was made questioning the need for a parking garage and noting the problems with the unused structures in Medford. A discussion followed regarding moving the parking garage and making it more of a flexible location. Comment was made that the revised Plan was an improvement and locating the parking structure off of the main street looks to be an effort to create a streetscape on the main boulevard. Additional comment was made that this situation is not comparable to Medford. Suggestion was made for the bulk of the parking structure to be reduced by putting it partially below grade with potential access from the top and bottom utilizing grade changes on site. It was noted that the Plan is looking to create 2,000 to 3,000 new jobs and questioned if there is enough land for 2,000 additional residents within the City’s UGB. Mr. Molnar clarified that yes, there is enough land; and Ms. Harris noted that the full build-out of the Plan would take some time. Opinion was voiced that the central boulevard should not run through the industrial area and that the industrial area should be preserved as a 20-acre site for a large user. Opposing comment was made that smaller, light industrial uses are more typical of Ashland and anyone wanting a 20-acre site would likely go to Medford or White City due to cost. Concern wad expressed with straightening out the intersection with Siskiyou Blvd and trucks using Tolman Creek Rd. instead. The Committee concluded their deliberations by holding a brief discussion regarding the existing trailer park off Crowson Rd. Comment was made that this area has historic significance and value as affordable housing and suggestion was made to bring this into a zoning that allows for it to remain. SELECTION OF CHAIR / VICE CHAIR The selection of the Committee Chair and Committee Vice Chair was discussed, and staff asked for volunteers. Matt Warshawsky volunteered to serve as Chair, and Graham Lewis volunteer for Vice Char. SCHEDULE NEXT MEETING DATE Staff suggested the potential dates of August 12, 20 and 26 for the next Croman Advisory Committee meeting. Matt th Warshawsky noted the Transportation Commission is meeting on the 20, and Russ Chapman stated the Conservation th Commission meets on the 26. Mr. Molnar asked what days and times worked best for people and there seemed to be general consensus that Wednesdays work well. Most of the group indicated the August 12 date would work for them. Chapman indicated that he would be out of town on this date but encouraged the group to not let that hold them up. ADJOURNMENT Meeting adjourned at 6:45 p.m. Croman Advisory Committee July 15, 2009 Page 3 of 3