HomeMy WebLinkAbout2025-04-08_Planning MIN
Planning CommissionMinutes
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 the
public testimony may be limited by the Chair.
April 8, 2025
REGULAR MEETING
Minutes
I.CALL TO ORDER:
Chair Verner called the meeting to order at 7:00 p.m. at the Civic Center Council Chambers, 1175 E.
Main Street. Commissioner Perkinson attended the meeting via Zoom.
Commissioners Present: Staff Present:
Lisa Verner Brandon Goldman, Community Development Director
Eric Herron Derek Severson, Planning Manager
Gregory Perkinson Veronica Allen, Associate Planner
Russell Phillips Michael Sullivan, Executive Assistant
Susan MacCracken Jain
John Maher
Absent Members: Council Liaison:
Kerry KenCairn Doug Knauer
II.ANNOUNCEMENTS
1.Staff Announcements:
Community Development Director Brandon Goldman made the following announcements:
The City Council approved an application requesting the annexation and development of
300 Clay St.
The Council will deliberate over the new biennium budget for its next several meetings.
2.Advisory Committee Liaison Reports – None
III.CONSENT AGENDA
A.Approval of Minutes
1.February 11, 2025 Regular Meeting
2.March 11, 2025 Regular Meeting
Chair Verner pulled approval of the February 11, 2025 Regular Meeting minutes as they had been
mistakenly been included in the agenda.
Commissioners Herron/MacCracken Jain m/s to approve the consent agenda with the removal of
the February 11, 2025 Regular Meeting minutes. Voice Vote: All AYES. Motion passed 6-0.
Page 1 of 4
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please email
planning@ashland.or.us. Notification 72 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).
Planning CommissionMinutes
IV.PUBLIC FORUM – None
V.TYPE II PUBLIC HEARING – CONTINUED
PLANNING ACTION: PA-T2-2024-00053
SUBJECT PROPERTY: 231 Granite Street
PROPERTY OWNERS: Stephanie & Bryan DeBoer
APPLICANTS: Carlos Delgado Architect
DESCRIPTION: A request for a Physical and Environmental (P&E) Constraints permit to
construct a new single-family dwelling in steep slopes greater than 25% within the hillside overlay
area, including exceptions to the hillside design standards. The proposal includes a Type 2 variance
due to the proposed driveway grade exceeding 18%. The applicant also requests a tree removal
permit to remove 67 trees, 63 of which are between 6” and 12” Diameter at Breast Height (DBH), 8 of
which are dead, and 4 are significant trees which are larger than 12” DBH. COMPREHENSIVE
PLAN DESIGNATION: Low Density Residential; ZONING: RR-.5; MAP: 39 1E 08 DA; TAX LOTS:
1800
Chair Verner reminded the Commission that the Public Hearing for this item had been closed on
March 11, 2025 and that the Public Record had closed on April 1, 2025. She pointed to the public
comments that the Commission had received from parties of record before the record was closed,
which were included in the meeting packet. The Commission determined not to include comments
submitted by non-parties of record submitted during that same timeframe.
Deliberations
Chair Verner pointed to a set of draft conditions that the Commission could consider for this project,
if approved (see attachment #1).
The Commission determined that an exception to AMC 18.3.10.090.E.2 for the vertical height of the
house should have a maximum of 25ft. Commissioner Maher expressed concern with the applicant’s
terracing plans.
The Commission removed specific mention of Thornton Engineering from Condition #4.L.
After reviewing the applicant’s rebuttal on page 64 of the packet, the Commission determined to
remove proposed condition #4.M as the subject 34-36inch madrone was found to be within the
legal access utility easement and would need to be removed.
Page 2 of 4
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please email
planning@ashland.or.us. Notification 72 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).
Planning CommissionMinutes
Commissioner Phillips proposed rounding up the driveway grade limit on Condition #9.F from 23.8%
to 24%. The Commission agreed.
Commissioner Perkinson expressed the opinion that the site should be developed with greater
attention to fire-wise criteria. Commissioner Herron suggested amending Condition #8, such that it
read: “All measure installed for the purposes of long-term erosion control and fire mitigation
including but not limited to vegetative cover, rock walls, retaining walls and landscaping shall be
maintained with perpetuity on all areas in accordance with AMC 18.62.089.B.7.” The Commission
agreed.
Commissioners Perkinson/Phillips m/s to approve the application and issue the exception,
variance, and tree removal requests with the following amended conditions: that the exception to
AMC 18.3.10.090.E.2 for vertical height of the house not exceed 25ft, including the roof; that
Thornton Engineering be removed from Condition #4.L; to remove Condition #4.M; to round up
the driveway grade limit in Condition #9.F from 23.8% to 24%; to amend Condition #8 such that it
read: “All measure installed for the purposes of long-term erosion control and fire mitigation
including but not limited to vegetative cover, rock walls, retaining walls and landscaping shall be
maintained with perpetuity on all areas in accordance with AMC 18.62.089.B.7.”
Roll Call Vote: Commissioners Perkinson, Herron, Phillips, MacCracken Jain, and Verner: AYE.
Commissioner Maher: NAY. Motion passed 5-1.
IV.TYPE III PUBLIC HEARING
PLANNING ACTION: PA-T3-2024-00012
SUBJECT PROPERTY: 2320 Ashland St
APPLICANT: City of Ashland
DESCRIPTION: A request to modify the officially adopted maps for the locally adopted
Ashland Modified Floodplain to be consistent with the original studies conducted and City
Council Approvals. The amendment would remove the Local Ashland Floodplain along
Hamilton Creek from Mistletoe Road downstream to Interstate Five. This amendment would
have no change on the FEMA flood zones, and those regulations would stay in full effect.
Staff Presentation
Senior Planner Aaron Anderson stated that the application was a request to modify the officially
adopted maps for the locally adopted Ashland Modified Floodplain to be consistent with the original
studies conducted and City Council Approvals. The amendment would remove the Local Ashland
Modified Floodplain along Hamilton Creek from Mistletoe Road downstream to Interstate-5. He
added that this amendment would have no change on the Federal Emergency Management
Agency (FEMA) flood zones and the related flood administration regulations. The reason for this
Page 3 of 4
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please email
planning@ashland.or.us. Notification 72 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).
Planning CommissionMinutes
amendment is because it came to Staff’s attention that the stretch of Hamilton Creek, while shown
on the official maps since 2010, was adopted in error. The amendment would impact 12 properties
within the city limits and two properties that are within the UGB but outside of the City (see
attachment #2).
The Public Hearing and Public Record were closed at 8:31 p.m.
Commissioners Perkinson/Herron m/s to recommend that the City Council approve the removal
of the Ashland Modified Floodplain from this portion of Hamilton Creek. Roll Call Vote: All AYES.
Motion passed 6-0.
V.OPEN DISCUSSION
Commissioner MacCracken Jain asked if a letter the Commission received required any action (see
attachment #3). Mr. Goldman responded that this letter had included the Commission as one of the
recipients, but that any action would be taken by the Public Arts Advisory Committee.
Commissioner Herron reminded the rest of the Commission to register with the Oregon Government
Ethics Commission.
VI.ADJOURNMENT
Meeting adjourned at 8:34 p.m.
Submitted by,
Michael Sullivan, Executive Assistant
Page 4 of 4
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please email
planning@ashland.or.us. Notification 72 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).
Memo
DATE: April 8, 2025
TO: Planning Commission
FROM: Lisa Verner
RE: 231 Granite StreetApplication –REVISED Summary of Proposed
Conditions
This is a revised set of proposed conditions for 231 Granite Street based on
my suggested edits to Veronica Allen’s summary of proposed conditions,
conditions proposed by the applicant and edits proposed by
Commissioner Russell Phillips.
I ask the Planning Commission to consider the applicant’s request to
approve PA-T2-2024-00053 for a Physical and Environmental (P&E)
Constraints permit, including:
A variance for driveway slope exceeding
to AMC 18.3.10.090.A.3
18% and distance exceeding 200 feet;
An exception for vertical height of the house
to AMC 18.3.10.090.E.2
of greater than 20’; and
A Tree Removal Permit to remove 67 trees, including ___
significant trees.
And including the conditions of approval below, and to make a motion
approving or denying the request.
1.All proposals of the applicant shall become conditions of approval.
2.A Verification Permit shall be applied for and approved by the
Ashland Planning Division prior to site work, tree removal, building
demolition, and/or storage of materials. The Verification Permit is to
inspect the identification of the 67 trees to be removed and the
installation of tree protection fencing for the remaining trees on and
adjacent to the site. The tree protection shall be chain link fencing
Planning Department
20 East Main Street Tel: 541.488.5300
Ashland, Oregon 97520 Fax: 541.552.2059
ashland.or.usTTY: 800.735.2900
Memo
six feet tall and installed in accordance with AMC 18.61.200.B.
3.All recommendations of the Tree Management Advisory Committee,
where consistent with the applicable ordinances and standards
and with final approval of the Staff Advisor, shall be conditions of
approval unless otherwise modified herein.
4.Prior to building permit issuance:
a.The plans submitted for the building permit shall be in
substantial conformance with those approved as part of this
application. If the plans submitted for the building permit are
not in substantial conformance with those approved as part
of this application, an application to modify the Variance and
Physical and Environmental Constraints Review permit
approval shall be submitted and approved prior to issuance
of a building permit.
b.Identification of all easements, including public and private
utility easements, mutual access easements, public
pedestrian access easements, and fire apparatus access
easementsshall be identified on building permit plans.
c.Solar setback calculations demonstrating that all new
construction complies with Solar Setback Standard A in the
formula \[(Height –6)/(0.445 + Slope) = Required Solar
Setback\] and elevations or cross section drawings clearly
identifying the highest shadow producing point(s) and the
height(s) from natural gradeshall be met.
d.Lot coverage calculations including all building footprints,
driveways, parking, and circulation areasshall be identified
on building permit plans .Lot coverage shall be limited to no
more than 20 percent as required in AMC 18.2.5.030.C.
e.Storm water from all new impervious surfaces and runoff
associated with peak rainfalls must be collected on site and
channeled to the City storm water collection system (i.e., curb
gutter at public street, public storm pipe or public
Planning Department
20 East Main Street Tel: 541.488.5300
Ashland, Oregon 97520 Fax: 541.552.2059
ashland.or.usTTY: 800.735.2900
Memo
drainage way) or through an approved alternative in
accordance with Ashland Building Division policy BD-PP-0029.
On-site collection systems shall be detailed on the building
permit submittals.
f.A revised Tree Protection Plan consistent with the standards
described in AMC 18.4.5 shall be submitted for approval by the
Staff Advisor. The tree protection fencing shall be installed
according to the approved plan prior to any site work, storage
of materials onsite or issuance of the building permit. The
plan shall identify the location and placement of fencing
around the drip lines of trees identified for preservation. The
amount of fill and grading within the drip line shall be
minimized. Cuts within the drip line shall be noted on the tree
protection plan, and shall be executed by handsaw and kept
to a minimum. No fill shall be placed around the trunk/crown
root.
g.No construction shall occur within the tree protection zone
including dumping or storage of materials such as building
supplies, soil, waste, equipment, or parked vehicles.
h.A landscaping and irrigation plan to include irrigation details
satisfying the requirements of the Site Design and Use
Standards Water Conserving Landscaping Guidelines and
Policies shall be provided.
i.The tree protection and temporary erosion control measures
(i.e. silt fence and bale barriers) shall be installed according
to the approved plan and approved by the Staff Advisor prior
to any site work, storage of materials, issuance of an
excavation permit and issuance of a building permit. The
erosion control measures shall be installed as identified in the
Marquess & Associates’ report dated December 5, 2024and
as approved by Public Works.
Planning Department
20 East Main Street Tel: 541.488.5300
Ashland, Oregon 97520 Fax: 541.552.2059
ashland.or.usTTY: 800.735.2900
Memo
j.A written verification from the project geotechnical expert
addressing the consistency of the building permit submittals
with the geotechnical report recommendations (e.g. grading
plan, storm drainage plan, foundation plan, etc.) shall be
submitted with the building permit.
k.Applicant shall provide documentation for the access
easement.
l.Applicant shall have the retaining wall designed by the
project engineer (Thornton Engineering) to conform
with AMC 18.3.10.090.B.
m.Applicant shall submit the changes to the driveway
location and plans to retain the 36” Madrone discussed
at the public hearing and in the April 1, 2025 letter from
Davis Hearn Anderson & Selvig to the Planning
Department.
5.Mitigation trees, to be planted on-site, off-site, or payment in lieu,
shall be planted at the rate of 1:1 of regulated tree removals.
6.A preconstruction conference to review the requirements of the
Hillside Development Permit shall be held prior to site work, the
issuance of an excavation permit or the issuance of a building
permit, whichever action occurs first. The conference shall include
the Planning Department, Building Department, the project
engineer, project geotechnical experts (i.e. Marquess & Associates),
landscape professional, arborist (i.e. Canopy) and the general
contractor. The applicant or applicant’s’representative shall
contact the Planning Department to schedule the preconstruction
conference.
7.The foundation plans of the house shall be designedstamped by
an engineer or architect with demonstrable geotechnical design
experience in accordance withAMC18.62.080.F.
8.All measures installed for the purposes of long-term erosion control,
including but not limited to vegetative cover, rock walls,
Planning Department
20 East Main Street Tel: 541.488.5300
Ashland, Oregon 97520 Fax: 541.552.2059
ashland.or.usTTY: 800.735.2900
Memo
retaining walls and landscaping shall be maintained in perpetuity
on all areas in accordance with AMC 18.62.089.B.7.
9.Prior to Certificate of Occupancy:
a.The landscaping and irrigation for re-vegetation of
cut/fill slopes and erosion control shall be installed in
accordance with the approved plan.Vegetation shall
be installed in such a manner as to be substantially
established within one year of installation.
b.All landscaping in the new landscaped areas shall be
installed according to the approved plan, and tied into
the onsiteirrigation system.
c.Marquess & Associates shall provide a final report
indicating that the approved grading, drainage and
erosion control measures were installed as per the
approved plans, and that all scheduled inspections
were conducted by the project geotechnical expert
periodically throughout the project.
d.The flag drive shall be paved to 12 feetin width, have a
vertical clearance of 13-feet, 6-inches and be able to
withstand 44,000 lbs. of pressure. prior to the certificate
of occupancy. The flag drive shall be constructed so as
to prevent surface drainage from flowing over the
private property lines and / or public way in
accordance with AMC 18.76.060.B.
e.The house shall be constructed as shown on the
amended plans submitted on March 12, 2025 with the
6-foot horizontal offset, per AMC 18.3.10.090.E.2.
f.Applicant shall provide a surveyor’s map that confirms
the driveway grade does not exceed 23.8% and that the
length of the portion of the driveway in excess of 35%
slopes does not exceed 100 feet, per AMC 18.3.10.090.A.2.
Planning Department
20 East Main Street Tel: 541.488.5300
Ashland, Oregon 97520 Fax: 541.552.2059
ashland.or.usTTY: 800.735.2900
Memo
10.Requirements of the Ashland Fire Department shall be met,
including that all addressing shall be approved,that fire apparatus
access be provided, that a final approval of the access plan
(turnouts, etc) be obtained, that a new fire hydrant and pump be
installed, if necessary, and that a fuel break is required.
11.Prior to bringing combustible materials on site, applicant shall
provide documentation of fire hydrant location within 600 feet of
the southwest corner of the house and of the access (easement).
Fire sprinklers shall be installed in the house as required by the
Ashland fire department.
12.A Fire Prevention and Control Plan addressingthe General Fuel
Modification Area requirements in AMC 18.3.10.100.A.2 shall be
provided prior to bringing combustible materials onto the property.
New landscaping proposed shall comply with these standards and
shall not include plants listed on the Prohibited Flammable Plant List
per Resolution 2018-028.
13.Final grading and retaining wall plans shall meet the terracing
requirements of AMC 18.3.10.090.B.4.b to the satisfaction of the Staff
Advisor.
14.Prior to issuance of building permits for the proposed residence,
applicants/property owners shall execute and deliver to the City a
perpetual public trail easement in favor of the City of Ashland along
the existing “Ditch Trail”, which generally follows the Talent Irrigation
District’s (TID) “Ashland Canal” as it traverses the subject property
(Tax Lot 1800). Applicant shall also provide a centerline legal
description of the Easement Area to be appended to the easement
document, and reflecting an easement area 10-feet in width and
shall include the traveled portion of the existing Ditch Trail crossing
the property.This condition was voluntarily offered by the
applicants/property owners and this public trail easement is not an
exaction required by the City, and is not subject to constitutional
takings concerns or nexus/proportionality analysis.
Planning Department
20 East Main Street Tel: 541.488.5300
Ashland, Oregon 97520 Fax: 541.552.2059
ashland.or.usTTY: 800.735.2900