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HomeMy WebLinkAbout2026-02-10_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. February 10, 2026 REGULAR MEETING Minutes I.CALL TO ORDER: Chair Vernercalled the meeting to order at 7:00p.m.at theCivic Center Council Chambers, 1175 E. Main Street. Commissioners Present: Staff Present: Lisa Verner Brandon Goldman, CommunityDevelopment Director Eric Herron Derek Severson, Planning Supervisor Susan MacCracken Jain Michael Sullivan, Executive Assistant Russell Phillips John Maher Jay Lininger Absent Members: Council Liaison: Kerry KenCairn Jeff Dahle II.ANNOUNCEMENTS 1.Staff Announcements: Community Development Director Brandon Goldman made the following announcements: Associate Planner Veronica Allen left the City to take a position in Salem, and her position was being advertised on the City website through February 25th. He updated the Commission on several land use applications, including the demolition of housing units off Henry Street that were part of the Southern Oregon University master plan, with redevelopment to trigger a future planning action. He noted a demolition permit issued for 2262 Ashland Street for a commercial building reconstruction, renovations at 500 A Street with a rooftop deck addition, and the historically compatible renovation of the storefront at 27 North Main for Cafe Lumina. 2.Advisory Committee Liaison Reports–None III.CONSENT AGENDA Approval of Minutes 1. January 13, 2026, Regular MeetingMinutes 2. January 27, 2026, 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 Commissioners Phillips/Maherm/s to approve the consent agenda as presented. Voice Vote: All AYES. Motion Passed 6-0. IV.PUBLIC FORUM–None IV.TYPE II PUBLIC HEARING-CONTINUED PLANNING ACTION: PA-T2-2025-00065 SUBJECT PROPERTY: 431 N Main Street APPLICANT: Rogue Planning and Development OWNER: Rogue Holdings LLC DESCRIPTION: A request for concurrent Outline and Final Plan approval for a Performance Standards Option (PSO) subdivision. The parent parcel at 431 N Main Street is proposed to be subdivided into four new lots, each with a single-family dwelling. The existing structure is proposed for demolition. The application also includes a request for four Conditional Use Permits to exceed the Maximum Permitted Floor Area (MPFA) in a Historic District on each new home, a request to remove a significant tree 33” DBH in size (Ailanthus altissima, Tree of Heaven) and a request for an exception to street standards to not install standard street improvements due to the existing sidewalk and site constraints. COMPREHENSIVE PLANDESIGNATION: Multi-Family Residential;ZONING: R-2; MAP: 39-1E-05- DA;TAX LOT:7300 Chair Vernor noted that thePublicHearing had been continued to allow for the Historic Preservation Advisory Committee (HPAC)and Tree Management Advisory Committee (TMAC)to review the application and make recommendations. Ex Parte Contact No ex parte contact wasdisclosed. Staff Presentation Planner Supervisor Derek Severson presented the HPAC's recommendations, which focused on design modifications to make the buildings more compatible with the historic district(see attachment #1). He explained the code basis for requiring design modifications in historic districts and provided examples of the types of detailed recommendations HPAC typically makes. The HPAC had recommended design changes including varying the facades, combining stairs on the North Main Street facade, enlarging dormers, addingvent louvers, adjusting column placement, using shingles in the gable dormers, and enlarging the hip portion on the Hersey Street side. The TMAChad also reviewed the application and supported removal of the tree. 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 Applicant Presentation Amy Gunter of Rogue Planning & Development services represented the application,presented a revised drawing incorporating some of HPAC's recommendations, particularly changes to decrease the mass of the gable on the Hersey end of the building, standardizing gable end sizes, and improving the porch posts(see attachment #2). She addressed the building's proximity to transportation options and noted that the proposed units were within the size range of average homes in the historic district. Property owner Dan Dougherty explained his motivation for the project was to provide affordable housing in Ashland. He described how other rentals in town were much more expensive than comparable units in Medford, and he believed there was a need for smallunits. He also explained that design constraints were making the project challenging, with kitchens being particularly tight in the single-family homes due to the MPFA limitations. Questions of the Applicant Several commissioners expressed concerns about the SRO (Single Room Occupancy) building on Lot 4, including: The lack of storage space for bicycles and tenants' belongings The visible HVAC units that seemed incompatible with historic character The building's mass and bulk were too large, especially when viewed from North Main Street Public Comments Cynthia Barnard/Ms. Barnard expressed concern regarding livability issues for the SRO on lot 4. Applicant Rebuttal Ms. Gunter stated that bike parking would be installed on lot 4, that trash and recycling would be shared by the tenants, and that grills would not be permitted on the property due to insurance issues. Chair Verner closed the Public Hearing and Public Record at 7:58. Deliberations and Decision The Commission discussedthe need for housing in Ashland, but pointedto potential designflaws in the application, particularly regarding the SRO building on Lot 4, and largely agreed thatthe application lackedoverall completeness.Regarding approval criteria of CUPs, Commissioner Lininger pointed to AMC 18.5.4.050.a.3.g,whichhe statedpermits the deciding body to approve or denytheapplication due to “other factors found to be relevant by the approval authority for review of the proposed use.” He cited the livability standards on lot 4, pointing to the relatively small room Page 3of 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 sizes, the need to access the shared kitchen through an external door, and the lack of storage space, statingthatthis criterion grants theCommission discretion when reviewing CUP applications. CommissionersPhillips/Liningerm/sto approve planning action PA-T2-2025-00065 for 431 North Main Street, including concurrent outline and final plan approval for the performance standards option subdivision creating 4 lots, 4 conditional use permits to exceed the maximum permitted floor area in the historic district for each new home, approval to remove the significant tree identified in the record, and approval of the requested exception to street standards subject to the staff conditions of approval dated February 10, 2026 and as amendedon the record to incorporate the HPAC's recommendations dated February 4, 2026 as conditions of approval, particularly for the Lot 4 SRO structure, and to include the applicant's provisions for bike parking, trash, and recycling.DISCUSSION:The Commission voiced overall support of the project with regards to needed housing, but stated that some deficiencies in the application remain. Roll Call Vote: Commissioners Phillips and Lininger: AYE. Commissioners Maher, MacCracken Jain, Herron, and Verner: NAY. Motion failed 2-4. Commissioners Maher/Phillips m/s to approve planning action PA-T2-2025-00065 for 431 North Main Streetincluding staff recommendations, but excluding,without prejudice,the conditional use permit (CUP) for Lot 4, and excludingthe HPAC recommendations specifically pertaining to Lot 4.DISCUSSION: Commissioner MacCracken Jain cautionedthat it could be a slippery slope where exceeding the lot size is an economic issue subject to profit maximization, and could set a dangerous precedent. Commissioner Herron expressed concern with approving an application in a form that the applicant did not submit for approval. Amendment to the Motion: Commissioners Lininger/Phillips m/s to amend the entire motion to be without prejudice. Roll Call Vote: Commissioners Phillips, Maher, Lininger, MacCracken Jain, Herron, and Verner: AYE. Amendment to the motion passed 6-0. Amended Motion: Roll Call Vote: Commissioners Phillips, Maher, Lininger, and Verner: AYE. Commissioners MacCracken Jain and Herron: NAY. Motion passed 4-2. V.OTHER BUSINESS Election of Planning Commission Officers The Commission decided to postpone this item until a later meeting when the full Commission could be present. 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 VI.OPEN DISCUSSION Commissioner Phillipsinquired about the timing of lot line adjustments in relation to permits. Staff explained that while building permits that depend on setbacks must wait for boundary line adjustments to be finalized, site clearance permits and grading/excavation permits can often be issued earlier in the process. VII.ADJOURNMENT Meeting adjourned at 8:37p.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. 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). or irrevocable consent to , shall be indicated on the final site and to adjacent and downstream properties in - way improvement easements - of - the storm drainage plan shall be constructed and maintained in a The storm drainage plan shall be submitted for review and approval to the “All easements including but not limited to public and private utilities, “ Condition 7a: public pedestrian and public bicycle access, drainage, irrigation, and fire apparatus access, and any future rightdedicate agreements proposed as part of this approvalsubdivision plat submittal for review by the Planning, Engineering, Building and Fire Departments.”Condition 8a: Ashland Engineering, Building and Planning Divisions prior to application for a building permit. Once approved, manner that will avoid erosion onaccordance with 18.3.10.090.C.1.f. If an alternate storm water system such as a dry well system, detention pond and leach filed is used, the alternate system shall be designed by a registered engineer or geotechnical expert.”