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HomeMy WebLinkAbout2025-12-09_Planning MIN Planning CommissionMinutes Note: Anyone wishing to speak at any PlanningCommission 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. December 9, 2025 REGULAR MEETING DRAFT Minutes I.CALL TO ORDER: Chair Vernercalled the meeting to order at 7:00p.m.at theCivic Center Council Chambers, 1175 E. Main Street.Commissioner Phillips attendedthe meeting via Zoom. Commissioners Present: Staff Present: Lisa Verner Brandon Goldman, CommunityDevelopment Director Eric Herron Derek Severson, Planning Supervisor Susan MacCracken Jain Aaron Anderson, SeniorPlanner Russell Phillips Michael Sullivan, Executive Assistant John Maher Kerry KenCairn Jay Lininger Absent Members: Council Liaison: Jeff Dahle (absent) II.ANNOUNCEMENTS 1.Staff Announcements: Community Development Director Brandon Goldman made the following announcements: The City’sCommission& CommitteeAppreciation eventwill be heldon December 15, 2025. Ajoint Study Session with the City Council and Housing and Human Services Committee will be held on January 27, 2026, at 7:00 PM regarding theproposedManufactured Home Park Zone. Townmakers, LLCwill host a community event onDecember 10, 2025, regarding their proposedCroman MillSitedevelopment. Mr. Goldmanclarified thatit is not a City event or Public Hearing. 2.Advisory Committee Liaison Reports–None III.CONSENT AGENDA Approval of Minutes 1. September 23, 2025 Study Session Minutes Page 1of 5 In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, pleaseemail 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 2. October 14, 2025 Regular Meeting Minutes 3. October 28, 2025 Special Meeting Minutes Commissioners Maher/KenCairnm/s to approve the consent agenda as presented. Voice Vote: All AYES. Motion Passed 7-0. IV.PUBLIC FORUM–None V.TYPE II PUBLIC HEARING A.PLANNING ACTION: PA-T2-2025-00061 SUBJECT PROPERTY: 44 Scenic Drive & 0* Scenic Drive TL 7302 OWNER: Stanley Family Trust & Suncrest Homes APPLICANT: Rogue Planning & Development Services, LLC DESCRIPTION: A request for concurrent Outline and Final Plan approval for a Performance Standards Option (PSO) subdivision. The subdivision includes two parent parcels which are tax lots 5701 & 7302 of assessor’s map 39-1E-08-AD. These are proposed to be subdivided into five new lots, one of which will retain the existing house at 44 Scenic, and four lots for new residential construction. The application also includes a Physical and Environmental constraints review for the proposed private drive to serve lots three, four and five. Additionally, a request to remove eleven trees, seven of which are significant trees, and a request for an exception to street standards to not install standard street improvements due to the existing sidewalk thatwas previously improved through an LID in the early 2000s. COMPREHENSIVE PLAN DESIGNATION:Single Family Residential; ZONING:R-1-7.5; MAP:39-1E- 08-AD; TAX LOT: 5701 & 7302 Ex Parte Contact Commissioners Herron, Lininger, Maher, and Vernerdisclosed site visits, with other Commissioners stating that they were familiar with the property. No ex parte contact wasdisclosed. Staff Presentation Senior Planner Aaron Andersonoutlinedthe application, which encompasseda request foroutline and final approval for a Performance Standards Option (PSO) subdivision. The applicationinvolved dividing two tax lots into five, retaining an existing house at 44 Scenic Drive, and creating four new lots. The applicationalso requested anPhysical and Environmental Constraintsreviewfor a private drive for lots 3-5, a tree removal permit, and an exception to street standards. Although outside the Performance Standards Overlay, the PSO is permitted here to protect environmental and neighborhood quality. Mr. Andersonhighlighted the steep slopes (over 35%) the proposed driveway would navigate, necessitating a shortened existing driveway at 40 and 44 Scenic for proper Page 2of 5 In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, pleaseemail 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 separation. He discussed the street standard exception, noting existing curb-tight sidewalks and railings, installed in the early 2000s, permit adjustments where topography restricts standard improvements. On tree removal, Mr. Andersonstatedthat the number initially set at 11 was reduced to 9, following the Tree Management Advisory Committee’sinput to preserve trees #1133 and #1167 (see attachment #1). Mr. Anderson stated that the proposed Condition #2 from staff had been modified to the following: Condition #2) All recommendations of the Ashland 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. Tree #1133 shall be preserved and protected as proposed by the applicant. Tree #1167 shall also be preserved and protected by re- routing the electric utility trenching or using directional boring. If the removal of either of these trees is proposed to be removed at a later date, a Type 1 Tree Removal Permit shall be required. A revised Tree Protection Plan shall be provided prior to sitework incorporating the preservation and protection of Trees #1133 and #1167, and noting that driveway fill shall not be pushed intothe critical root zones of the pines to be preserved near the driveway. Staff recommendedthat the application for Outline & Final Plan Subdivision to create five lots, Physical & Environmental Constraints Review Permit, Exception to the Street Design Standards and Tree Removal Permit be approved subject to the conditions recommended in the staff report and the modified Condition #2. Applicant Presentation Amy Gunter from Rogue Planning and Development Services presented for the applicant. She explained that the project, initially considered as two partition applications, was merged into a single PSO subdivision based on staff's recommendation. This approach would aidin preserving large pine trees and managingthe property'sexistingslopes. The applicant confirmed that all lots would surpass minimum lot size requirements, conform to historic district floor area standards, and meet lot coverage rules while preserving natural areas. She stated the driveway on the steep slope would use fill instead of a cut, include retaining walls, and be under 100 feet long(see attachment#2). Questions of the Applicant Ms. Gunter explained the small building envelope for lot 2 is due to steep hillside conditions and tree preservation efforts. The intended use is a small cottage (600-800 sq. ft.) for a family member. Applicant Charlie Hamilton confirmed the owners are informed about these constraints and had reviewed different driveway layouts to best preserve trees and complement the slope. The Public Hearing and Public Record wasclosed at 7:56 p.m. Page 3 of 5 In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, pleaseemail 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 Deliberations and Decision Commissioners discussed the tree preservation plan, the building envelope constraints, and solar access requirements. There was particular attention to the small building envelope for lot 2 and the solar setback requirements that could require a future variance. CommissionersHerron/KenCairnm/sto approve the application as recommended by staff, including the revised condition 2 regarding tree preservation.Roll Call Vote: All AYES. Motion passed 7-0. B.PLANNING ACTION: PA-T2-2025-00062 SUBJECT PROPERTY: 2262 & 2270 Ashland Street OWNER: Reed Commercial Investment Properties LLC APPLICANT: Dan Horton Architecture DESCRIPTION: A request for Site Design Review approval to redevelop the property at 2262 Ashland St. The proposal is for two commercial two-story buildings. The application includes a request for phased redevelopment, where first the office building will be removed andreplaced, followed by the removal of the restaurant and the construction of the second building. Additionally, tax lot 1600 has been approved for a Property Line Adjustment (see: PA- A-2025-00379) increasing its size from 0.38 acres to 0.82 acres. COMPREHENSIVE PLAN DESIGNATION:Commercial; ZONING:C-1; MAP:39-1E-14-BA; TAX LOT:1600. Ex Parte Contact All Commissioners except for Commissioner MacCracken Jain conducted site visits. Not ex parte contact was disclosed. Staff Presentation Mr. Andersonpresented the Site Design Review application for two 2-story commercial buildings at 2262 and 2270 Ashland Street. He noted that this marks the City's first Climate Friendly Areas (CFA) application, involving phased redevelopment: the office building will be removed and replaced first, followed by the restaurant's removal and second building's construction. The property will expand from 0.38 acres to 0.82 acres via a property line adjustment(see attachment #3). Mr. Andersonnoted that theapplication had beenre-noticed toinclude a tree removal permit previously omitted, and that this item would be continued to the January 13, 2026 Planning Commission meeting to allow the public time to review the revised notice. Hehighlightedtheexisting foundation damage due to large sycamore trees. The buildings wouldhave commercial uses on the ground floor and office suites with apartment amenities on the upper floor, allowing future conversion to residential per state law. Climate Friendly Area rules would have necessitated 21 apartments if residential units had been proposed initially. Page 4of 5 In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, pleaseemail 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 Applicant Presentation Dan Horton, representing Reed Commercial Investment Properties LLC, briefly outlinedthe project. He noted that they had offset the buildings to provide visual interest and break up the façade. He explained that trees on the site were being removed based on the recommendation of the landscape architect/arborist, who had determined they were reaching the end of their life, were hazardous, and had damaged existing foundations. He stated that all removed trees would be replaced with new mitigation trees. Public Comments The following residents expressed their opposition to the projectwith regards to increased traffic and how the redevelopment would impact the existing Yuan Yuan’s restaurant: Mary and Charles Dickinson Lisa Spencer (see attachment #4) Jonathan Griffin Erica Thompson Applicant Rebuttal Mr.Horton clarified that the proposed buildings could house various commercial uses including offices, retail, or restaurants. He stated that thepropertyowner would likely offer theYuan Yuan’s restaurant an opportunity to occupy one of the new spaces. He also noted that a professional traffic analysis had been completed showing no significant problems. Chair Verner announced that the Public Hearing would be continued to the Planning Commission's regular meeting on January 13, 2026, to allow proper noticing of the tree removal permit. The record would remain open for additional testimony until that meeting. IV.OPEN DISCUSSION The Commissionand staffdiscussed howCommissioners could articulate their obligation to follow code requirements during deliberations even if they personally sympathized with public concerns. Staff outlined the State’snoticingrequirements,which only requires notification to property owners within 200 feet, not tenants. V.ADJOURNMENT Meeting adjourned at 8:44p.m. Submitted by, Michael Sullivan, Executive Assistant Page 5of 5 In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, pleaseemail planning@ashland.or.us. 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