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HomeMy WebLinkAbout1996-11-12 Planning MINASHLAND PLANNING COMMISSION REGULAR MEETING NOVEMBER 12, 1996 MINUTES CALLTO ORDER The meeting was called to order by Vice Chairman Steve Armitage at 7:10 p.m. Other Commissioners present were Howe, Carr, Hearn, Gardiner, Giordano, and Finkle. Absent members were Jarvis and Bass. Staff present were McLaughlin, Molnar, Knox, and Yates. APPROVAL OF MINUTES AND FINDINGS Howe thought the language on page 3 of the October 8, 1996 minutes under Commissioners Discussion and Motion regarding parking spaces was confusing. Molnar explained the clarified language is reflected in the Findings for Planning Action 96-086, Condition 16. Howe moved to approve, Hearn seconded and the minutes were approved. Carr abstained. The minutes of the October 29, 1996 Study Session (North Mountain Neighborhood Plan public hearing) will be reviewed later in the meeting. Howe noted a correction to the findings for 96-120, Section 3.1. The sentence should be completed with "...is supported by evidence found in the record." Howe moved to approve the amended findings, Giordano seconded and the findings were approved. Carr abstained. Armitage announced that the Transportation Element is still undergoing some changes. Public testimony will be taken tonight but the hearing will be continued to the Planning Commission meeting of December 10, 1996. PUBLIC FORUM JOHN FIELDS, President of Friends of Ashland, announced a meeting to be held at 3:45 p.m. Sunday, at the Community Center with Eben Fodor as speaker. He is an expert on sustainable communities. TYPEIIPUBLIC HEARINGS PLANNING ACTION 96-106 REQUEST FOR SITE REVIEW TO CONSTRUCT A TWO-STORY, MIXED USE BUILDING WITH APPROXIMATELY 10,515 SQUARE FEET OF FLOOR SPACE, TO BE LOCATED AT THE CORNER OF SISKIYOU BOULEVARD AND HIGHWAY 66, FOUR APARTMENTS WILL OCCUPY THE SECOND FLOOR OF THE BUILDING. APPLICANT: BA3-ZER CONSTRUCTION Site Visits and Ex Parte Contacts Site visits were made by all. STAFF REPORT Molnar gave the history of the site as outlined in the Staff Report. The proposal is to construct a new multi-story building with the overall floor area just over 10,000 square floor. The ground floor is proposed to be used as commercial space with no specific tenant at this time. Parking has been calculated for retail/restaurant occupancy on the ground floor. The second story is proposed to accommodate four studio apartments. Elevations are included in the packet describing building architecture and materials. The primary building material will be stucco texture. Various design elements have been incorporated into the building architecture to break up the building and acknowledge the location along Ashland Street and the City's desire to have a building that incorporates features such as articulated building facades, roof treatments, covered canopies, as well as pedestrian amenities and outdoor spaces. The site has created design challenges due to the triangular shape of the property and a grade change of about eight feet from SIskiyou Boulevard to Ashland Street. The building follows the shape of the lot with the entrance to the building at sidewalk level along Siskiyou Boulevard with an entrance off the parking lot to the rear of the building and a staircase in the rear leading to the apartments. At the point of the lot, there will be another entrance to the ground floor commercial space that will open onto an outdoor patio courtyard. Four of the five curb cuts originally on the site are being eliminated with this project. There will be one curb cut going out to Ashland Street and joint use of a driveway along Siskiyou as well as an agreement to allow for joint use of parking between the commercial areas. There will be overall improvements to the site. An eight foot wide sidewalk will be constructed with new street trees, along with covered bike facilities. Due to grade change, the finished floor level of the building above the sidewalk along Ashland Street is roughly seven feet. In order to have a sidewalk entrance on Siskiyou Boulevard, a decorative masonry wall has been proposed along the sidewalk as well as an inset bench In that masonry wall, similar to Wendy's. This would be to break up the wall and allow for some seating areas. In the Detailed Site Review Zone, it is within the purview of the Planning Commission for the applicant to make provisions for transit facilities within that zone. At the pre-application conference, Staff discussed with the applicant at the least, reserving an area on the site for a new shelter, designed In accordance with the city's specific design standards. Because the proposal is near the 10,000 square foot minimum, it throws the project into the large scale development standard. Staff has added a condition of approval that an easement might be provided to allow for a facility to be constructed at a reserved location at a future date. The Commission may wish to discuss the construction of a shelter. The applicant has provided paint colors for the building. The Site Design Standards state that bright paint colors used extensively to attract attention to the building are prohibited. Attention should be drawn to the building design. Molnar passed the color samples to the Commissioners to see if they would prefer more neutral tones. Staff has recommended approval of the application with the attached 13 conditions. After reviewing the Transportation Element, Howe noted that bike parking be located near a major entrance. The proposed designated area is not near any entrance but looks like an excellent site for a bus shelter. Molnar said he discussed with the appllcant using U bars at curbside as in the downtown in between street trees. An alternative shelter location has not been discussed with the applicant. Howe asked how high the wall will be along Ashland Street. Molnar responded that it ranges from three and one-half feet at the tip to the highest point of about six and one-half feet. The applicant was concerned about the condition requiring the maximum wall height of three and one-half feet be adjacent to the sldewalk. Staff's intent is that the wall is not so high it makes pedestrians uncomfortable. The ASHLAND PLANNING COMMISSION REGULAR MEETTING MINUTES NOVEMBER 12, 1996 applicant could step the wall back with a small planter area with another three foot wall. Howe asked if a fence and a gate at the point of the triangle were an Inviting and welcoming feature. Molnar assumed that area would be used by the retail tenant on the ground floor to compliment the indoor space. That will always be a type of island and it is important to add interest along the sidewalk. Carr is somewhat concerned that the scale of the proposed building is larger with flat roofed buildings behind it. Giordano asked If when calculating the parking, is it right at the requirement or was any relief given for the residential units? Molnar said it was calculated with the ground floor's retail requirement (24) and then added on the residential requirement (6) and added on ten percent allowance from the ordinance. They are showing 33 parking spaces. There has been discussion of reducing the parking by two spaces in order meet an Oregon Department of Trensportation requirement to decrease the throat distance of the entrance by eliminatlng a parking space on each side. There could be a combination bike and bus shelter. Finkle asked about money for a bus shelter and McLaughlin said grant money is still available, however, it is an RVTD project and with their cuts, it may be more difficult but there is still an opportunity. PUBLIC HEARING CHUCK BECK, represents Batzer Construction, 890 Biddie Road, Suite 185, Medford, OR. He said the bus shelter has been discussed but they have not been given any parameters for a building design. They would be happy to set aside anything they can. Beck spoke with John Martin of ODOT today and they will eliminate three parking spaces (one on the west side and two on the east side) giving better access onto Ashland Street. With regard to the height of the wall along Ashland Street, they are requesting some flexibility with the three and one-half foot maximum. They will try to step planters, but he is concerned about working with the slopes and planters. The planters may be so narrow that nothing will grow in the spaces. There is a possibility the owners may not want to build apartments at this time upstairs. Apartments were suggested by Staff. They have a document that is tantamount to a reciprocal agreement with the adjacent property owners for parking. Carr wondered if Beck was determined to use the colors he presented. Beck thought they were subtle but he is open to change. Molnar said there would have to be some sort of reduction in the parking they have provided if the applicant exceeds ten percent above the maximum and eliminates the four apartment units. Giordano thought the colors could be toned down slightly. In addition, he thought the wall along Ashland Street was not human scale. It feels like a blank wall, especially on the lower part of the project. Has Beck considered recessing the building? If the apartments are eliminated and the parking, and the building were to be recessed, perhaps nothing would be lost. Giordano would liked a combination bus/bike parking shelter. Howe believes the brightest color is the metal roofing and wondered where it would be visible. Beck said three panels would be visible on Ashland and three on Sisklyou with one panel visible on the west side. Beck explained these would be awnings, not corrugated metal roofing. Howe thought it was a bright awning color. ASH~D P!_4J4NING 'COMMISSION REGULAR ME,-~ ~ MG MINUTES NOVEMBER 12, 1996 COMMISSIONERS DISCUSSION AND MOTION Finkle's concerns are similar to Giordano's regarding the wall. Giordano believes the wall needs some serious redesign. He is not in favor of keeping the wall in the third section. He likes the project, including the colors but feels it needs additional attention to humanize the area along Ashland Street. He would like to see the applicant pay for a bus/bike parking shelter. McLaughlin could ask the applicant if he has other solutions for the wall if he cannot meet the three foot, six inch wall helght. Staff has the same concern as Giordano that human scale be retained. Gardiner would like to see the applicant come back with an alternate plan for the wall and different paint colors. The wall height is Hearn's concern also. Carr asked if plantings would grow on the north side. McLaughlin said a large enough planter would need to be installed in Insure growth. Howe feels the proposed wall on the north side seems cold, intimidating, and unfriendly. REOPEN PUBLIC HEARING CHUCK BECK said he would appreciate approval of the project in general with the wall as the only issue. There are lots of things that can be done with the wall. The wall could be eliminated with just landscaping between the sidewalk and the building. Perhaps the wall could be lowered. Armitage asked if Beck would agree to a 30 day continuance. McLaughlin said if Beck is able to bring a revised design to the next meeting, Staff could have the findings ready for adoption at that time. Giordano asked if Beck would have any problem coming up with a bus shelter as this is a major transit route in the Rogue Valley. CINDY MONROE, Ashland, said there is no view of what this building will look like from the intersection. COMMISSIONERS DISCUSSION & MOTION Everyone agreed that the wall design needs to be reviewed at the next meeting. The Commissioners asked that the applicant consider softening the colors. Carr, Gardiner, Finkle, and Armitage did not feel the applicant needed to provide a bus shelter. Howe believes there should be a combination bus/bike parking shelter. Hearn and Armitage would like to see a combination shelter, if it is feasible. Giordano would like to see a bus shelter provided by the applicant. Giordano moved to continue Planning Action 96-106. The applicant does not have to adhere to a three and one-half foot wall if the architect can achieve another solution. Carr seconded the motion and it carried unanimously. ASHLAHD PLANNING COMMISSION REGULAR MEETTING MINUTES NOVEMBER 12, 1996 4 PLANNING ACTION 96-130 REQUEST FOR OUTLINE PLAN APPROVAL OF A 16 LOT SUBDIVISION UNDER THE PERFORMANCE STANDARDS OPTION. PROPOSAL INCLUDES A PHYSICAL CONSTRAINTS REVIEW PERMIT FOR REALIGNMENT AND CULVERTING OF A DRAINAGE CHANNEL. 531 AND 541 FORDYCE STREET APPLICANT: SCOTT KURTZ/COLIN SWALE/BEVERLY SPJUT Site Visits and Ex Parte Contacts Site visits were made by all. Giordano had an ex parte contact with the applicants. They had talked to him about the project before they started. They were considering hiring Giordano for the project but did not. He received no compensation. He talked to them about what it would take for him to work on the project. Prior to this, Giordano did work on a design for the prior owner of the property. STAFF REPORT The proposal is for 16 lots including 14 new lots and each existing residence will be located on their own lot. The applicant proposes constructing a new street to serve the majority of the new home sites. The street will terminate at the west property line in a temporary turnaround. Molnar showed the overhead showing the addition of an alley behind lots I through 4. This would allow the residences to have an orientation toward Fordyce and not necessitate individual driveways and curb cuts. The road design includes an expanded planting strip on the right side of the street to accommodate some large willows on the property. There are a significant number of mature trees in the central part of the lot. Most have been incorporated into the common area around the existing house. The elevations area farmhouse style, single story with a steeped pitched roof. Molnar mentioned the three foot wide drainage channel that has been identified on the City's map as needing protection. Staff has recommended approval of the project with the attached 15 conditions. Giordano asked how Staff felt about the 15 foot travel lane. McLaughlin said the street design came out of the North Mountain Neighborhood plan but is not in the general ordinance yet. The Engineering and Fire Departments still need to review the design and this could be reviewed at final plan. PUBLIC HEARING SCOTT KURTZ, 676 Liberty; Beverly Spjut, 531 Fordyce; Colin Swales, 461 Allison. The applicants noted that they conducted a neighborhood meeting. Kurtz explained that the applicants were impressed with the North Mountain Neighborhood Plan and took the road design from that because they are interested in limiting the amount of impervious surface. Included in the design is a right-of-way up to 48 feet which would allow a larger planting area on both sides of the street, Including sidewalks on both sides. They are interested in exploring permeable paving solutions for the shared drive and incorporate it into the open space. They do not want to have a fence on the open space side of the flag drive. The applicants would like to perhaps have accessory units over garages with all lots which will be discussed at final plan. The building envelopes will depend on the final home design but building footprints have been shown. Howe said she can see the potential for only two driveways on Lots 12, 13, 14, and 15 rather than four. ASHLAND PLAHNING COMMISSION REGULAR MEETTING MINUTES NOVEMBER 12, 1996 Swales said they are prepared to combine curb cuts or locate shared driveways, however, sometimes there can be problems with neighbors parking In each others portion of the shared driveway. RITA WOODS, 521 Fordyce Street, said she would like to have a curb cut next to her property on Willow. She wants to make sure there is water for her existing willow trees and would like a couple of hose bibs (front and back yard) for TID water. She would like release of the driveway easement that goes to Lot 16 since there will be another driveway to that lot. JAMES CAMP, 475 Fordyce Street, stated he is concerned with interruption of TID water. He would like a condition added that the applicant provide for TID water under appropriate specifications so it will be a functional system and done in a manner that it does not interrupt other user's water especially in the summer. Camp explained that the drainage ditch begins at the top of Fordyce and brings water lots of water down Fordyce and ends up on his property. His property is in the riparian area. He wants the water to exit through his property. McLaughlin said TID has certain requirements and Staff tries to let the irrigation district handle this. Condition 14 ensures water rights for downstream users but it should be added that there be no interruption of service. Finkle wondered if the Commission can condition not requiring a fence between the open space and flag drive. Molnar said that can be clarified in a condition and allow some flexibility to keep the open feeling. Rebu~al KURTZ said they met with Camp and Woods and on-site with Hollie Cannon and think they worked out a solution with TID to supply water off their property. Camp will have to talk to TID about what will happen on his property. This information will be included on the final engineered drawings. Swales believes the additional curb cut requested by Woods will not fit into the new development and they would rather not provide it. She has access to her property on Fordyce. Spjut said when she has access to Old Willow Lane and will abandon the easement along Woods' property. She has an indefinite easement for electric and plumbing. Carr moved to continue the meeting until 10:30 p.m. It was seconded and approved. COMMISSIONERS DISCUSSION AND MOTION Carr suggested adding Condition 16 that the fencing be eliminated along the flag, Willow and the alley (open space). McLaughlin said the curb cut issue is between the property owner and applicant. Howe asked if the flood irrigation Is being taken away, do the applicants need to provide a way to water the willow tree? REOPEN PUBLIC HEARING ASHI. JJID PLANNING COMMISSION REGULAR MEc,, ~NG MINUTES NOVEMBER 12, 1~ 6 Kurtz said water will be brought to the two willow trees at the entrance to the property. The existing trees along the parkrow will be watered by the homeowner's association. Spjut said she would not mind providing one hose bib for Woods. COMMISSIONERS DISCUSSION AND MOTION Giordano feels water is being taken away from the adjacent property owners and the Commission needs some assurance the water is not being cut off to those properties. This could be worked out at final plan and is covered under Condition 14. Add Condition 17 that a hose bib is provided to the Woods property on the rear of her property (use a Lot # reference). Flnkle added to Condition 14 that during the changes in the TID piping, minimize Interruption of service. Carr moved to approve PA96-130 with the addition of Conditions 16 and 17 as stated above. Finkle seconded the motion and it carried unanimously. APPROVAL OF THE MINUTES OF THE OCTOBER 29TH MEETING. Finkle moved to approve, Carr seconded the motion and the minutes were approved. TYPE III PLANNING ACTIONS PLANNING ACTION 96-136 REQUEST FOR ADOPTION OF THE TRANSPORTATION ELEMENT OF THE COMPREHENSIVE PLAN. APPLICANT: CITY OF ASHLAND STAFF REPORT McLaughlin said this would be continued on December 10, 1996 at 7:00 p.m. at the Council Chambers and will be the first item on the agenda. In addition, there will be a TPAC Study Session that will be open for public comment on December 4, 1996 at 7:00 p.m. at the Council Chambers. Comments have been received from the Chamber of Commerce about some concerns they have about the element and they would like some additional opportunity to meet with them. Some of the suggested changes since the Study Session are a few minor word changes to a couple of the policies and added a new one regarding parking in the downtown. There are several other policies that are currently in the element and should have been in this draft that will be added. PUBLIC HEARING SUZANNE MATHIS MCQUEEN, 2934 Grizzly Drive, owns two businesses, one in the downtown and one on the south end of Siskiyou Boulevard. She did not think the business downtown would have survived without the parking structure behind them. However, her biggest issue is that there are no parking spaces on Siskiyou and Tolman Creek Road. If thero is no parking on her property, people will go to Medford. She was restricted to nine parking spaces even though she had space for more. McQueen ASHLAND PLANNING COMMISSION REGULAR ME--i liNG MINI]TES NOVEMBER 12, 1996 7 believes it is only fair to take into consideration the economic consequences with inadequate parking. Carr moved to extend the meeting until 11:00 p.m. The motion was seconded and approved. JIM NELSON, Blue Heron Gallery and Gifts submitted a letter. MICHAEL GIBBS, 536 Ashland Street, said he has been involved in many meetings dealing with the transportation issue. He is asking to send this plan back to TPAC and look for a balance. Alan DeBoer is the Chamber representative on TPAC and he said he had never seen the entire document in tact. Many elements will be very detrimental to the business community and the Chamber wants an opportunity to bring comments forward. The entire business community feels parking and driving is not as balanced as it might be. McLaughlin said it was his understanding that TPAC did review the entire document and saw the whole thing. TPAC did review it and comment. PLANNING ACTION 96-133 REQUEST FOR ADOPTION OF THE NORTH MOUNTAIN NEIGHBORHOOD PLAN APPLICANT: CITY OF ASHLAND STAFF REPORT McLaughlin reported the adjustment was made that was suggested by Evan Archerd (running a road parallel to North Mountain to allow for houses to front North Mountain). Adjustments have been made in the ordinance to the minimum density standard. PUBLIC HEARING No one came forth to speak. COMMISSIONERS DISCUSSION AND MOTION Carr moved to forward the North Mountain Neighborhood plan to the City Council with the Planning Commission's recommendation to adopt the plan. Hearn seconded the motion and it carried unanimously. ADJOURNED The meeting was adjourned at 11:00 p.m. ASHLAND PLANNING COMMISSION REGULAR MEETTING MINUTES NOVEMBER 12, 1~96