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HomeMy WebLinkAbout1996-09-10 Planning MINASHLAND PLANNING COMMISSION REGULAR MEETING SEPTEMBER 10, 1996 MINUTES CALLTO ORDER The meeting was called to order by Chairperson Barbara Jarvis at 7:10 p.m. Other Commissioners present were Armitage, Howe, Bass, Hearn, Gardiner, Finkle, and Carr. Girodano was absent. Staff present were McLaughlin, Molnar, and Yates. APPROVAL OF MINUTES AND FINDINGS Howe moved to approve the Minutes and Findings of the September 10, 1996 meeting. Bass seconded and they were approved. PUBLIC FORUM No one came forth to speak. TYPE II PUBUC HEARINGS Jarvis read the procedures for a public hearing. PLANNING ACTION 96-099 REQUEST FOR A OUTLINE PLAN APPROVAL FOR A SEVEN LOT SUBDIVISION UNDER THE PERFORMANCE STANDARDS OPTION TO BE LOCATED AT 25 WESTWOOD STREET. APPLICANT: ANNA HASSELL Site Visits and Ex Parte Contacts -.The Commissioners received a packet from the Westwood neighbors who expressed opposition to the formation of a local improvement district. The packet will be made a part of the record. -.Hearn disclosed that the applicant is a client of his law partner, Dan Harris, therefore stepped down. -,Site visits were made by the remaining Commissioners. STAFF REPORT This is a continuation from last month of the Outline Plan for a seven lot subdivision. The applicant was given time to address the concerns raised at the last meeting and in the Staff Report. Molnar showed the applicant's revised plan on the overhead. Hassell's surveyor did a topographic survey of the site delineating the far extent of the canopy of the oak trees and defined the building envelopes accordingly. Another issue from last month involved the development of the remainder of the property. The proposal has been modified so there are seven lots on ten acres within the City limits. The lot sizes have not changed with the exception of Parcel I which has been made larger to encompass the remainder of the ten acres. This will still allow for the applicant or someone else to come in with a separate application for a potential additional three lots. The applicant has indicated if they come in for more lots, they will provide dedicated open space. Another modification the applicant has shown, is a dirt trail at the end of the cul-de-sac that would be dedicated as a pedestrian easement down into the creek area for use by homeowners of the subdivision. Overall, the issues raised last month have been addressed in the addendum, and the additional site and topographic survey. Staff has recommended approval of the application with the attached nine Conditions. Armitage wondered what assurance the City would have that if Hassell is not the developer in the future, that there will be dedicated open space. Molnar said when the subdivision is platted as a seven lot subdivision, any future changes would be a modification of the that approval and the open space requirement would be spotted right away. Bass noted if the local improvement district is not subsequently formed, this project is a non-project. Jarvis said the applicant could pave it herself. McLaughlin said it should be clarified that the applicant can pave Westwood herself. Howe asked if the Commission approves Condition 2 that the paving should occur. McLaughlin affirmed since the ordinance requires the access be paved. Jarvis noted that Carr was not at last month's meeting but she listened to all the tapes and will be part of the deliberations. PUBLIC HEARING DAN HARRIS, 2101 Dead Indian Memorial Road, is representing the applicant. They have provided the information requested by Staff and the Commission. They have provided an addendum and a map. PAUL ADAMS, 189 Westwood Street, is against having to pay development costs. DARLYN ADAMS, 189 Westwood Street, opposes the LID for Westwood if she would have to pay. The developer should pay all costs for development. DAWN FALLON, 183 Westwood Street, opposes the development and paving of Westwood. KELLY ZAKIS, 145 Westwood Street, opposed the subdivision and paving of Westwood. DAVID SUGAR, 177 Westwood, asked the Commission to read his letter in the packet. MARCO BARCELLI, 145 Westwood Street, is opposed to the formation of a local improvement district. HENRY KNEEBONE, 449 Orchard Street, said he does not want to pay for a half street improvement. It is not right to approve the subdivision without the street being improved. MARY EATON, 155 Westwood, stated she is opposed to the subdivision if it involves the paving of Westwood. She would like the rural flavor preserved. CATE HARTZELL, 881 E. Main, had a question about Criteria C -- runoff into the creek and the proximity to Wrights Creek. McLaughlin said there is nothing in the ordinance that addresses lawn runoff. Hartzell would like to see it addressed in the future. ASHLAHD PL4NNING COMMISSION REGUL4R MEETING MINUTES SEP~ 10, 1996 Rebuttal Harris said the area is zoned one-half acre with ten lots being placed on 10.1 acres. There were some comments about the rural nature and Hassell is complying with the overall plan by reducing the density by fifty percent. She is doing her best to preserve Wrights Creek by indicating it can be dedicated as open space reserve. COMMISSIONERS DISCUSSION AND MOTION By conditioning such an important aspect of the project, i.e. whether there will be paving to the future. Bass questioned whether or not the criteria have been met today. Can an applicant take an LID question to the Council before bringing the project to the Planning Commission? McLaughlin said the process could begin that way. Armitage said the way we have been approving these types of projects, it does not allow development without paved access. McLaughlin said the improvement is not being deferred to another project unless the applicant chooses to do so. If they do not elect to form a local improvement district, then they are responsible for the improvement. Jarvis said the relevant language is in Criteria B...adequate key facilities "can" be provided. Molnar said the applicant has entered into the record a preliminary engineering design for the improvement. Molnar changed the wording to the first sentence of Condition 2 to read: "That a local improvement district for the improvement of Westwood Street be approved by the Council prior to the signature of the final survey plat or that Westwood be improved to City standards through the posting of a bond or full pavement of the improvement by the applicant prior to the signature of the final survey plat". Howe moved to approve Planning Action 96-094 with the attached Conditions and the modification to Condition 2 as stated by Molnar. Gardiner seconded the motion. Bass wanted to go on record as saying this process should be flipped around with some demonstration that the LID be either in place or on its way or have been considered. The motion carried unanimously. PLANNING ACTION 96-086 REQUEST FOR OUTLINE PLAN AND SITE REVIEW APPROVAL FOR A 40-UNIT, MULTI-FAMILY SUBDIVISION UNDER THE PERFORMANCE STANDARDS OPTION LOCATED AT 2225 SlSKIYOU BOULEVARD. APPLICANT: HARLAN DEGROODT Site Visits and Ex Parte Contacts -,Carr had a site visit and noticed the burden and potential burden on Clay Street. -,Bass had a site visit and noticed the project will back up to a group of homes on Diane Street. -,Armitage had a site visit and noticed a "For Sale/Sold" sign on Siskiyou that was with this property and he noticed the condition of Clay Street. -,Jarvis had a site visit and said the applicants should be notified that Carl Oates spoke about the ASHLAND PLANNING COMMISSION REGULAR MEETING MINU'I--cS SEPTEMBER 10, 1996 County maintenance of Clay Street last month to the Planning Commission. more aware of Clay Street. -,Finkle, Gardiner, Howe and Hearn had site visits. He made the Commission STAFF REPORT Molnar stated this is a proposal for a 40-unit multi-unit subdivision which involves Outline Plan approval. The criteria are covered in the Performance Standard's chapter. A site review or design review approval is also required. A lengthy history of the property is outlined in the Staff Report. Molnar showed an overhead of the property. There is 125 feet of frontage along Clay Street and similar frontage along Siskiyou Boulevard. The project will back Clay Creek Estates subdivision. The site is around three acres with an access driveway that meanders through the site from Siskiyou to Clay. The State (ODOT) would grant a mutual access easement that would serve the existing residence as well as the proposed project. The project is proposed for three phases. Phase I will consist of 14 townhomes with their primary orientation facing Siskiyou Boulevard or the internal private road. Phase II consists of 18 units (duplex-style), and Phase III with eight units (condominium) toward the end of the project near Clay Street. The driveway will be 20 feet in width with a concrete sidewalk that will follow the driveway through the project. The most significant feature on the property is Clay Creek and the associated floodplain. This area is proposed as one of the three open spaces (around 7,000 square feet). There is a triangular area near Siskiyou Boulevard designated open space. The third open space strip is between the driveway off Clay and a parcel in Clay Creek subdivision. Staff has a concern with the status of Clay Street. When the proposed project is fully built it will generate 350 to 400 vehicle trips per day. Clay has been identified as a collector and could handle up to 3,000 trips per day. The improvement is built to County standards, is barely 20 feet in width, patchwork of asphalt, no curbs, ditches to carry storm drainage, gravel shoulders to allow for on-street parking, and no pedestrian facilities on either side. No traffic study was done by the applicant. Even though the vehicle trips from the project will be split, it will result in an overall sicanificant percentage increase of the traffic on Clay Street. At minimum, prior to the second or third phase, Clay Street should be improved to a half-street from the intersection of Siskiyou Boulevard to the entrance of the project on Clay (around 300 feet). Two areas of open space concerns Staff also. While the project does not require providing open space for the purpose of awarding additional density, at least five percent of the total project area is required to be in open space. The definition of open space is "common area designated ..... set aside for the common use of the members of the homeowners association which open area may be landscaped and/or left with natural vegetation cover....". The entry open space along Clay Street at the driveway acts more as a buffer to the property fronting on Diane Street. The home on Diane almost has frontage on three streets; two public streets and a 20 foot wide driveway. The open space designated is between the parking area units 28 and 29. That functions more as a side yard for those units as well as buffering from parking instead of acting as true open space. Even without the two questionable open space areas, the project has over five percent. The area along the floodplain exceeds five percent. This area should be integrated both visually and physically to the development so it is clear it is integral with the development. It provides an awkward means of going ASHLAND Pt. ANNING COMMISSION REGULAR MEETING MINUTES SEPTEMBER 10, 1996 down a private driveway to an open space area. A separate type of landscaped pedestrian corridor should be provided to create the connection and comply with the criteria for Outline Plan approval. The Tree Commission noted there is an Asian Persimmon tree on the property. There only five examples of this type of tree in Ashland. The location of the tree is in the bend of the driveway and it is shown to be saved, if possible. The Tree Commission was very strong in their recommendation to bend the road or move it up a little in order to retain the tree. The applicant met with Staff today to show an alternative design that would increase the radius around the tree. The applicant made some revisions to the alternate access to the development. Staff has not had much time to evaluate this plan but is still looking for a more centrally designed corridor. Carr asked if a Condition should be included in light of the letter from ODOT. Molnar said a Condition should be added that the access permit be obtained prior to Final Plan approval for the subdivision. Howe commented on the lack of private yard space on units 1-14. Molnar responded that there is a requirement for a certain amount of recreational space in multi-family projects that can be combined. Units 1-14 have front yards which are more ornamental. To give those residents an opportunity for greater outdoor space, Staff felt that was an even stronger reason to create a more visible connection to the main open space of the project which is along the creek. Howe asked if the 300 foot paving of Clay occurs, is the City in a position to accept that portion of Clay?. McLaughlin said that would have to be worked out with Public Works. Finkle mentioned that on pervious larger developments that will have a greater traffic impact, the Commission has conditioned the developments to sign in favor of improvements further away from the development. He wondered if Staff is looking too conservatively at the impact of the development on Clay Street. What are the long-term impacts on this street?. Molnar said the improvement Staff has suggested is approximately ten percent of the road length. Jarvis thought it would be important to add a condition to ensure the improvements and utilities are made on Clay Street before utilizing the access to Clay. Molnar agreed that needed to be made clear. PUBLIC HEARING HARLAN DEGROODT, 706 Oak Knoll, stated he always intended to preserve the Persimmon tree by curving the road to the east to get around it. With regard to access through the open space, DeGroodt does not wish to have more of a multiple family residential structure. His primary goal is trying to provide residential character to this neighborhood. He does not want to push four units together to make a multi-family structure. He wanted to have access to both ends of the open space. He is not opposed to Staff's solution. DeGroodt said he would hope the Ashlander could contribute something to the 300 foot improvement of Clay. He would ask that whatever improvements he makes, his contribution is quantified. He would not have a problem blocking the access off to Clay until improvements and utilities are in place. Finkle asked if DeGroodt would favor some type of pathway to the creek area when later phases are developed. DeGroodt said his plan calls for pruning trees and clearing an area under the direction of ASHLAND PLANNING COMMISSION REGULAR MEE~ING MINUTES SEPTEMBER lO, 1996 the architect. Molnar reiterated that Staff feels there is merit in looking at a more centered access point. DeGroodt said he would rather condition issues that continue the action. EMILY PHELPS, 2770 Diane Street, said she has concerns with adequate drainage from the project. There is a pool that forms behind her property and just sits there. Her garage and lower level of her house flooded last winter. She is also concerned about the parking that backs up to her living room that will create noise, air pollution, car lights, solar, and quality of life. Will there be a fence? There is not adequate safety on Clay or Siskiyou for children walking to school. This project will generate more traffic. The parking on Diane and Clay is already spilling on the streets from the Ashlander. ALAN BERUN, 2795 Diane Street, said he has drainage problems on his property. He would suggest this be dealt with before the development is built. He explained Diane is the street now used by many to get the freeway. He would imagine many who live in the proposed development will need to access the freeway to get to work. Diane will be overwhelmed by the traffic from this project, particularly by the time Phase II and III are completed. JAMES EARLEY, 2805 Diane Street, thought this project did not meet Criteria B because it will overload a City service (Diane Street). He is concerned that once Phase II and III are completed, that the traffic will not go down Clay but across Diane. A "Stop" sign at Jaquelyn would help. In addition, he is concerned about the children's safety. JOHN FIELDS, 845 Oak Street, mentioned he is familiar with the site and had planned in his mind, a co- housing project. The number one issue is that ten months out of the year the site is ankle deep in water where Hamilton Creek is located about 200 feet above the floodplain. Fields sees the most difficult part of the proposal as it is being presented, is trying to detach the housing creating little stacks of monoliths. He is not sure solar access for all the units will work because it looks like they will be shadowing each other. The open space issue of the creek and floodplain is the opportunity that needs to be emphasized in the design. Building away from the wetlands opens up the solar access. He feels the applicant is trying to maximize as much land as possible. He envisions the lot as a multi-family, rental, attached housing site rather than trying to detach. Fields wondered if this area was a designated wetland. Molnar said since part of the site contains a wetland, the City is required under State law to notify the Division of State Lands. They will require a more formal delineation that might encompass areas outside the floodplain. Fields said he noted that the site plan seems to disregard the drainage. For example, how will the four feet drop in the daylight basement be remediated? BILL EMERY, 884 Clay Street, stated that his concern is with Criteria B. He wondered if a traffic study had been done for Clay and Diane Streets. The route through Clay takes a half-mile off the trip to shopping and takes cars from out of the area. Parking is a problem particularly during the school year. The developer has 100 feet along Clay that will be turned into private road access onto Clay along with driveway cuts thereby eliminating most of the 100 feet of parking along Clay. Emery said because he is on the corner of Clay and Diane, and the proposed road will be on the south side of his property, he will have a road on three sides of his property. He will be isolated on a peninsula in a high traffic area. ASHLAND PLANNIN~ '"'cOMMISSION REGULAR MEETING MINUTES SEPTEMBER 10, 19~6 GEORGE CALMENSON, 2790 Diane Street, said the storm drain system needs to be dealt with before any phases begin--before any area is concreted over. He thought there were other places the 25 parking spaces could be instead of across from his backyard. He believes there is a problem with the driveway design as it leads everyone through the parking lot. By moving the east/west driveway to the south end of the property, the same thing could be built. He is also concerned with the heavy traffic use of Diane and Clay. MARY FOSTER, 2810 Diane Street, stated her concern about traffic. She is also concerned about the open space area. She wondered if the creek area was going to be opened up more to create a playground. She is concerned about liability. Her yard on the creek side is not fenced and she does not want a fence. CATE HARTZELL, 881 E. Main, noted that living on an arterial, she does not use her front yard area as recreational space because it is a high traffic area. She cautioned the Commission to think about whether they really want to consider the front yard as a human space or play area for kids, but more as a buffer area. She would agree with Fields that there needs to be information provided by the applicant about soils and water. Staff Comments McLaughlin commented that in this design, the solar issues have been addressed by not allowing development near the north property line of this property so the lots on the adjoining subdivision to the north are protected. The applicant discussed Siskiyou and Clay in his findings but McLaughlin believes Diane Street should be recognized and will be used as a route to the Tolman Creek Shopping area. No traffic counts were provided. He was not aware of the wetlands. RebuEal DeGroodt said they provided more parking than required by the ordinance so that no additional cars would be generated outside the site. He has not addressed the Diane Street traffic. He thought it would be desirable to provide access through the development from both directions. Jarvis asked about the water table and DeGroodt responded that they will have to engineer the area and will provide drainage. There is a low spot and that will be addressed by developing the property. DeGroodt said he would prefer landscaping the parking area instead of fencing. He does not intend to have street lighting but low landscaping lights. CARR MOVED TO CONTINUE THE MEETING UNTIL 10:30 P.M. IT WAS SECONDED AND APPROVED. Jarvis felt Hartzell was correct in saying the open space on Siskiyou would not be used for a recreational space. Would DeGroodt be willing to develop a portion of the open space in order to have a place for those residents on Siskiyou? The space along the creek will be used by all three phases. McLaughlin suggested the Commission continue the hearing to give the applicant an opportunity to gather evidence regarding the traffic on Diane, proposed traffic generation from the project, open space access, wetlands and subsurface drainage. ASHLAND PLAN~NINO COMM~ REGULAR MEEnMG MINUTES 7 Carr thought the road work (loop) was not well defined. How will it work with the open space? She is concerned with the open space generally, along with pedestrian access to the creek. Can DeGroodt look at the location of the parking in relation to the private property in the rear?. Howe would like to better understand from the applicant what the alternatives would be if a significant amount of traffic that will go down Clay will also go down Diane. Jarvis explained to DeGroodt that the Commission could not approve his application because of insufficient evidence. DeGroodt asked for a continuance and waived the 120 day time limit. Howe asked DeGr00dt to clarify what will be done about fencing around the parking and the quality of lighting. She is interested in seeing the connection from the loop out to some portion of the open space be cleared of any obstacles making access for pedestrians so some of the area could be used by the residents of units 1-14. Finkle felt the drainage needs to be further addressed as a major natural feature. Approximately 200 feet up from the floodplain is muddy and marshy. That area needs to be addressed in some way since it is likely to be built upon. Carr moved to continue Planning Action 96-086. Howe seconded the motion it carried unanimously. CARR MOVED TO CONTINUED THE MEETING UNTIL 11:00 P.M. THE MOTION WAS SECONDED AND APPROVED. APPROVAL OF FINDINGS Armitage moved to approve the Findings of the August 13, 1996 meeting as corrected. Howe said the Findings for 96-086 (Murphy) should state that the change of use changes the traffic generation. Carr seconded the motion and it passed. PLANNING ACTION 96-112 REQUEST FOR A SITE REVIEW TO CONSTRUCT A 16,736 SQUARE FOOT COMMERCIAL BUILDING (RETAIL - 12,530 SQ. FT.; OFFICE - 2232 SQ. FT.; WAREHOUSE - 1974 SQ. FT.) LOCATED AT 249 "A" STREET. APPLICANT: PAUL COMSTOCK Site Visits and Ex Parte Contacts Site visits were made by all. Jarvis looked at the corner and the driveway. She would like Staff to talk about is the driveway that comes straight into the property from "A" Street before the jog. She is confused about Staff's comment about the entrance on curve. STAFF REPORT Molnar reported this is a proposal for a new commercial building off "A" Street located in the Historic District and within the Detailed Site Review zone. Molnar congratulated the design team for their thoroughness and for incorporating design elements that reflect the district's past. The design elements ASHLAND ~PLANNING COMMISSION' REGULAR MEET1NG MINUTES SEPTEMBER 10, 1996 8 are outlined in the Staff Report. RVTD is interested in using a portion of the covered plaza area as a potential transit center in the future. The Historic Commission recommended approval of the application. They recommended that the west elevation be embellished slightly and the applicant was agreeable to the suggestion. Staff is anticipating the site to the west will develop some time. This will be the only opportunity to use a shared access easement at the second driveway at First if that is an alternative access point. Now would be the time to allow for those future agreements to become formalized. Staff has recommended approval of the application with the attached 11 Conditions. Finkle noted that the existing fire hydrant does not have adequate pressure. McLaughlin said since there are inadequate flows, it is probably in the City's plan for upgrading the line. PUBLIC HEARING DOYLE BRIGHTENBURG, 350 Phelps Street, is the project designer. JOHN FIELDS, 845 Oak Street. Brightenburg said the biggest challenge was to take a major square footage and put it in an area that needed to be respectful of the street and people. The need for the mass was dictated by the hardware store that is competing with Eagle Hardware in Medford. They have tried to create a motif similar to a warehouse plus the railroad depot and the hotel that was next to the depot years ago. Howe asked what they are planning to do with the light standards. Brightenburg said they will spaced 120 feet apart. Howe wondered if the covered walkway area will be used to store ladders, wheelbarrows, and other large implements. Will this use be restricted at all? Brightenburg said the initial design is for "people space". Fields is fond of seeing utilitarian stuff outdoors. McLaughlin said outside storage would be limited as a Conditional Use. Howe asked about the truck movement behind the building. Fields said large trucks will drive into First Street against one-way traffic and back into the end of the building, unloading from the side by the roll- up door. Molnar said the width of the entry across from Second Street is shown as 35 feet. Staff thought it would be better to keep that pedestrian crossing a little shorter, so the applicants have provided an exhibit with that opening narrowing to 27 feet. Staff would like to make this as a condition. COMMISSIONERS DISCUSSION AND MOTION Carr moved to approve Planning Action 96-112 with the attached 12 Conditions. Armitage seconded the motion and it carried unanimously. ASHLJ~ND PLANNING COMMISSION REGULAR MEE'TING MINUTES SEPTEMBER 10, 1996 TYPE III PLANNING ACTION PLANNING ACTION 96-116 REQUEST FOR MODIFICATION OF CHAPTER 18.106 OF THE ASHLAND MUNICIPAL CODE PERTAINING TO ANNEXATION CRITERIA. SPECIFIC MODIFICATIONS INVOLVE CLARIFICATION FOR DETERMINING "ADEQUATE TRANSPORTATION" AND "AFFORDABLE HOUSING" REQUIREMENTS. APPLICANT: CITY OF ASHLAND This action will be heard at the October 8, 1996. OTHER The Study Session on September 24, 1996 will be a presentation of the North Mountain Neighborhood Plan. ADJOURNMENT The meeting was adjourned at 11:00 p.m. ASHLAND PLMINING COMMISSION REGULAR MEL=nNG MINUTES SEPTEMBER 10, 1996 10