HomeMy WebLinkAbout1995-03-14 Planning MINASHLAND PLANNING COMMISSION
REGULAR MEETING
MINUTES
MARCH 14, 1995
CALL TO ORDER
The meeting was called to order at 7:05 p.m. by Chairperson Barbara Jarvis. Other
Commissioners present were Cloer, Armitage, Finkle, Bass, Carr and Bingham.
Absent members were Giordano and Hibbert. Staff present were McLaughlin, Molnar
and Yates.
APPROVAL OF MINUTES
Carr asked on page 4 of the Minutes, to change the wording from "the applicant has
proposed to provide curbs .... "to "the applicant shall provide curbs .... ". Carr moved to
approve the Minutes of the February 14, 1995 Minutes as amended and the Findings,
Cloer seconded the motion and all approved.
PUBLIC FORUM
No one came forward to speak.
TYPE III PUBLIC HEARING
PLANNING ACTION 95-021
REQUEST FOR A COMPREHENSIVE PLAN MAP AMENDMENT FROM SINGLE
FAMILY RESIDENTIAL RESERVE TO SINGLE FAMILY RESIDENTIAL/SENIOR
OVERLAY AND ZONE CHANGE FROM RR-.5-P TO R-1-5-P (W/SENIOR
OVERLAY) FOR 21.82 ACRES LOCATED ON THE EAST SIDE OF NORTH
MOUNTAIN AVENUE, BETWEEN INTERSTATE 5 AND BEAR CREEK.
APPLICATION WILL INCLUDE AN AMENDMENT TO THE LAND USE ORDINANCE
INVOLVING THE ADOPTION OF A NEW SENIOR OVERLAY ZONING
DESIGNATION.
MAP #: 4DA; TAX LOT: 100 (6.45 ACRES); MAP #: 4AD; TAX LOT: 200 (15.37
ACRES).
APPLICANT: MADELINE HILL
Jarvis read the prepared statement applying to public hearings.
Site Visits and Ex Parte Contacts
Bingham had a site visit, and he had a phone conversation with Ron Roth. Roth is
opposed to the zone change and thought the land would be better used for a
vineyard. He also had a conversation with Ken Hagen about how to zone the
property. They had a general discussion but nothing came from the discussion.
Jarvis had a site visit and talked with the City Attorney and the Planning Director about
the project.
All other Commissioners had a site visit.
Cloer has had a great deal of ex parte activity relating to senior housing in Ashland.
At one point, he met with a group of individuals who met with Madeline Hill to discuss
her particular project. He has a concern, particularly because the emeritus faculty at
SOSC had asked Cloer to investigate senior housing because there are about 87
professors that have emeritus status and about 100 staff members that live in town
and have a concern with staying in Ashland.
Jarvis asked Cloer to consider whether or not he could give a fair and impartial
decision on either side of this action. Cloer thought it would be difficult to convince
him that it would not be a good project. Therefore, Cloer stepped down.
McLaughlin noted that the Planning Commission met two weeks ago for an all day
work session and took a tour of different sites in the City with a quorum present. The
Commissioners were told at that time the application would be on this month's
agenda. No merits or any further issues of the application were discussed.
STAFF REPORT
McLaughlin stated there are two issues involved in the this application. The rezoning
of the property from half acre to R-1-5 with a senior overlay is one part and the other
is an ordinance amendment to the Land Use Ordinance to adopt a section regarding
senior overlay as part of the R-1 zoning district.
A copy of the revised R-1 section was distributed to all Commissioners. A section has
been added for senior overlay. Section I has been added to the permitted uses
stating that senior housing is a permitted use in areas designated as senior overlay.
Page 4 discusses senior overlay as a zone. Definitions are provided along with styles
such as assisted living, congregate living, and independent living. The next section
involves density. Senior housing has a different impact on services, transportation,
etc. than does standard housing, therefore, multipliers will be used to determine the
base density of a project.
When asked by Carr if "aging in place" would be a mix of all housing types,
McLaughlin said it would.
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MARCH 14, 1995
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Finkle asked for an explanation of the Housing for Older Persons Exemption under the
Federal Fair Housing Act and allowable HUD regulations. McLaughlin said a housing
complex cannot be for housing only seniors unless one comes into compliance with A,
B, or C indicated in the ordinance (page 9) which is the Fair Housing law.
Armitage would like this project to be developed similar to R-1 because that is what is
in the area. He is concerned about lot coverage and does not see anything under the
senior overlay about lot coverage. McLaughlin said it should probably be recognized
under Section E to address lot coverage.
Carr wondered why there was a difference in the landscaping percentages (among
assisted, congregate and independent living). McLaughlin said assisted living was
assumed to be at a style and level of development similar to an R-3, and that
congregate and independent living would have standards similar to the R-2 zone.
McLaughlin thought from the Commissioners questions that issues of concern seem to
be maximum numbers and levels of development.
Section C was added to recognize that there would be a mix in the style of buildings
including multi-family style and that development of this nature should be a minimum
of four acres in area to allow for some buffering from surrounding areas and give
some options for larger setbacks. Developments that involve single family detached
will follow the Performance Standards Options and the multi-family, attached units or
assisted living units would follow the Site Design and Use Standards that are used for
multi-family development.
Jarvis had done some reading on senior housing and one concern she has is that the
City has made a commitment towards mixed use and now we are segregating
neighborhoods. Her reading has indicated that mixes in neighborhoods are beneficial
to the aging, such as having children around the elderly. Jarvis is disturbed about
placing the elderly a long ways away on ten acres. When a person has less flexibility
in getting places, accessibility becomes more important. Many communities have
been designing senior housing next to colleges so that the residents can utilize the
college to attend classes. She is aware there is limited space in Ashland, but she feels
the four acre limitation would be impossible to meet. However, an acre in town may
only have four to ten units of assisted living that would work--but something different
than a development with a four acre limitation. Another thought that Jarvis had is
regarding the constraints we are under with transportation in trying to cut down on
traffic. Her understanding of aging in place means residents stay in the places they
have always lived in--in their neighborhoods in homes. Jarvis is not certain she likes
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the idea of building block buildings away from the heart of the community to house the
aging.
Senior overlays also make Jarvis uncomfortable. The Commission may need to do
this, but if something is designed for four acres, we would be stuck with that
formulation.
McLaughlin remembered when looking at other revisions in the R-1 zone in the past,
Staff has looked at options for allowing senior housing either as a special permitted
use or as a conditional use everywhere in the R-1 zone and setting some criteria for its
location near collectors and setting standards on scale for the smaller levels of
development. It may be that the overlay would apply to someone wanting to do a
larger project where greater controls could be imposed.
McLaughlin noted a couple limitations--maximum building heights for independent
living units use the standard R-1 height limits. For assisted and congregate care,
understanding there is a different scale of higher density, a 40 foot height is allowable
with an additional setback required of one foot for each foot of height from the
perimeter property line of the project to prevent imposing on other properties.
Armitage thought this seems like a ordinance that still needs some reworking. If a
project is placed in the middle of an R-1 area, it should look similar to the surrounding
R-1 area and he envisions the scope and scale of this project being out of alignment.
He feels rushed and would like more discussion and is concerned about the 40 foot
height.
McLaughlin indicated specific parking standards will be set for the types of units as
noted in the ordinance.
Sections have been included for open space and accessory uses.
Bass felt the senior overlay has been written for a large master planned senior project,
whereas there may be some small five to ten unit senior projects that could sit very
well in a neighborhood that could never make it under this ordinance.
Armitage suggested maybe this is not an overlay. It appears to be a mix of R-1 and
R-2 and that is a zone, not an overlay. It might be appropriate for the proposed
parcel, but should it be an overlay?
McLaughlin said that according to the City Attorney, this project could be a rezoning
process with the requirements in the senior overlay attached as conditions.
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MARCH 14, 1995
Carr is uncomfortable with the senior overlay at this point.
Jarvis opened the public hearing but asked for testimony solely on the ordinance.
PUBLIC HEARING
LARRY MEDINGER, 695 Mistletoe, understands that since most of the Commissioners
believe approval of this zone change is premature without a study session, he would
like preliminary approval of this application brought before the Commission. At that
time, if criteria or conditions needed to be attached, that would seem appropriate. The
applicants are asking for conditional approval of the zone change and the applicants
will go through the Council process and bring before the Commission a preliminary
approval application.
Bingham thought the Commission could move forward with testimony and consider
the application after the Council has considered the zone change.
Bass wondered if the senior overlay is taken out, to what can the project be rezoned?
Medinger said historically, there has never been a question from the neighbors that
the project Madeline would be proposing is senior housing. If it is not approved, then
it will go back to the neighborhood planning process.
STAFF REPORT FOR THE PROJECT
McLaughlin reported that the site is almost 22 acres in size located on North Mountain
Avenue. The land is presently vacant and used for pasture. The applicant is
requesting a rezone to allow an opportunity for a senior project. The Staff Report
outlines the history of the parcel. The parcel has not had full urban services and just
recently a sewer service was provided. The Comprehensive Plan Designation for this
area was Single Family Residential Reserve and was not included in the City's land
needs because it was not assumed that it would develop during the 20 year planning
period (from 1979). It is better to try and plan for this area than let services come and
let it develop without any discussion of how this project will fit into the community in
creating a neighborhood that will have some value to it.
The applicants have provided lots of information regarding the need for senior
housing. The options in Ashland at this time for very low income housing and
moderate income housing are few (near McDonalds, on Highway 66 and on Siskiyou
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REGULAR MEETING
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MARCH 14, 1995
Boulevard). Many residents move from Ashland to the Rogue Valley Manor in
Medford.
Areas removed from the inventory of Single Family Residential lands recently are in the
Fordyce area (Millpond), the area along Tolman Creek Road (Grizzly Meadows) and
land on Orange Street into two subdivision. The R-1-5 land is being depleted along
with the land for the North Mountain Avenue park.
McLaughlin reported that the recommendations being generated from the
neighborhood plan for North Mountain is the same as the applicant's proposal. That
is why the Condition was attached that should this property owner and applicant not
pursue this project as envisioned, the property would revert back to the original
zoning.
Given the need for senior housing and the inventories of R-1-5 land, the zone change
could be justified. The exact vacant land inventory is not yet available.
PUBLIC HEARING
MADELINE HILL, Box 1334, stated she has been participating in the neighborhood
process for a couple of years and there has never been an objection for what she has
wanted to do. Hill has brought a great deal of experience and expertise from her
background to the planning of this project. She would want one-story assisted living.
She is looking at a range of options for seniors from single family residential, cottages,
and apartments and rather than three meals a day, meals would be available as
wanted. A person could move into any level of service they might need. Van service
will be provided. Aging in place is a good concept and good for this parcel. She is
getting pressure from seniors everyday for housing and the neighborhood planning
process seems to have no timeline.
LARRY MEDINGER responded to Jarvis' concerns about whether this project would
segregate people or provide a supporting environment for seniors. The property has
about 18 usable acres. In a small area, with enough critical mass to support a certain
level of service to do a senior building. A day care center is planned to be in or near
the main building, prioritizing for children of employees of the senior care facility. This
could provide low cost day care and meet a need in the community. This type of
housing will allow seniors to plan ahead for the their future instead of having decisions
made for them.
Bingham wondered if some employees would live on-site. Medinger said provisions
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were made in the senior overlay that would allow for two families to be available on the
project. Currently, they are thinking about 15 single family residences.
Armitage asked Hill and Medinger to describe the size of the main facility. Medinger
said the large building will not look like a single family residential zone. It will be for
congregate care but by working the building into the hillside, it will not look so tall.
There might possibly be underground parking. The building could be as tall as five
stories but with the bottom end in parking, only three stories would be above ground.
Medinger did not know exactly how large the buildings would be.
Armitage is very much in favor of the project, but the building size is important.
McLaughlin reminded the Commission that a specific proposal will be offered to the
Planning Commission at a later date.
Hill provided the name of a facility in Phoenix, OR and suggested the Commissioners
visit that facility. It is Northridge Terrace on Highway 99 in Phoenix.
Jarvis entered the letters from Quinn, Fitch, Hinkie, RVCOG, and Berryhill into the
record.
McLaughlin read a letter from Julie Burns.
WES HOXlE, 851 Hillview Drive, favors the proposal and is looking for a retirement
center to move into. He had a letter from Matt Kocmieroski that he read and entered
into the record.
DAN WHITE, 945 No. Mountain, said he lives across from the proposed projeot. He is
not opposed to the project, but wondered how the zone change would effect the
neighborhood. He asked the Commission to consider the entire neighborhood, not
just Madeline's project.
McLaughlin said it was Staff's intent to keep pursuing and solving the problems that
have arisen during the neighborhood planning process. Hill's proposal is in keeping
with the intent of the neighborhood plan. Hill has chosen to move ahead for her own
personal reasons. McLaughlin does not see approval of this project damaging to the
neighborhood process.
GINNY PRYNE, 590 Glenview Drive, entered a letter into the record and wanted to add
that her children live in Ashland, she needs to be near them but not in their backyards.
She likes this proposal and wants to get it going.
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BRAD BAYLISS, 385 Idaho St., explained that he taught gerontology, and thinks we
need more senior housing here. He said it is fortunate to have Madeline Hill as the
person wanting to provide it. He hopes that the technical aspects can be resolved
and approved. Bayliss is retired and came here 16 years ago. He said there is a
wide variation between those who want to be isolated without children and those who
want to have children around. He is one of 20 persons representing Oregon at the
White House conference on aging to advocate for senior issues and senior concerns.
Those from Oregon want to press for national recognition for the five levels of senior
living in Oregon. There is more autonomy in assisted living than in nursing homes.
Bayliss praised Hill for her many accomplishments dealing with seniors.
AUGUSTA SENNETT, 1960 Nezla, echoed the favorable comments about Hill and the
project. The project would provide many personal benefits to her. Seniors like to be
together to help each other. She would like to stay in Ashland. The project would be
only a mile from the college and the downtown.
DON MOORE, 740 No. Mountain Avenue, owns property on No. Mountain. He is a
physician and has been somewhat taken aback by the comments from the
Commission. This project is in the mainstream of the way things should be going, that
is, getting away from nursing homes to tiered living. The people he has known have
been very satisfied with tiered living. He would strongly disagree with Jarvis' comment
of isolation and believes the majority want security with people to support. Seniors
receive care from their neighbors instead of being stuck away without family. Moore
wanted to emphasize that being a resident of Mountain Avenue, he has never heard
any opposition to the project. He does not look at this development as a threat.
SUE LOPEZ, 712 Terrace Street, participated in the early neighborhood meetings and
supports Hill's proposal. This would be a good way for Ashland to grow.
DENISE EWING, 144 Strawberry Lane, supports this project. She works as an RN in
home health. She cannot say enough about services for seniors in this community,
however, many times many of clients needed to be put in nursing homes and this
type of facility would be so helpful in caring for seniors. Ewing has been in contact
with Madeline and has been impressed how thoroughly she has researched the
design issues of this project.
NANCY PETERSON, 367 Maple, stated she has been impressed with Madeline's
integrity-she has known her for 20 years. Numerous seniors choose to live in a more
segregated community. There is a range of possibilities and it is another possibility we
don't have in Ashland right now.
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RON ROTH, 6950 Old 99 South, expressed concerns with the site in terms of big
picture planning. This property is in the City but only by historical accident. It is the
only piece across Bear Creek (the natural boundary). Roth would want his own
mother close to shopping and transportation. If this was not in the City limits, the
applicants would be looking for property on the flat, and infilling where it would be
close to shopping and public transportation. He shares similar concerns with Jarvis
about segregating senior housing.
HAL CLOER, 1036 Prospect Street, regards how difficult it is for Madeline to do this
type of development. Most seniors would probably like to be within close distance to
the post office, etc. We all think of what might be ideal. However, he has looked at
many pieces of property and there are not really many possibilities for an assisted
living facility. If Madeline is able to move along, Cloer has no doubt there is clientele
there for a senior facility.
Staff Response
Staff came forward with a plan that allows for maximum flexibility over time. In trying
to develop a senior overlay, it may be overkill. The difficulty of developing the R-1-5
zone is that it would not allow this type of development. Perhaps the Health Care zone
would work. It would allow outright, the full spectrum of housing types requested in
this application. This could be an appropriate option. With regard to noticing the
neighbors, this would require a continuation.
In considering the Health Care zone, MEDINGER said they had not had a chance to
think about how that would work but they would be open to the idea.
HILL thought the idea that McLaughlin came up with sounds hopeful.
JOHN HASSEN, 129 N. Oakdale, thought the Health Care zone could work well.
Would all the same things be allowed in HC as are allowed under the senior overlay?
McLaughlin would want to look at certain uses as accessory and allowable in order to
have a complete range of services.
Hassen asked that the hearing be continued and said the applicants would waive the
120 day time limit.
COMMISSIONERS DISCUSSION AND MOTION
Carr moved to continue Planning Action 95-021 until the April 11th meeting. Bingham
seconded the motion and it carried unanimously.
ASHLAND PLANNING COMMISSION
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Armitage felt that the applicant for the assisted living facility approved on Maple and
North Main did not take into consideration any design changes that would make the
project fit in size and scale. He would like to see a design that looks like it fits into the
R-1 and R-2 environment. That is his only concern.
Finkle still sees No. Mountain as one neighborhood and this project is a part of the
whole. He likes the idea of working with the slope of the hillside to allow some larger
structures to fit into it, but have a mix of structures. Finkle believes there should be
shared facilities on both sides of No. Mountain with commercial included.
Bass would advocate for completing the No. Mountain planning process as an entire
community in advance of taking up any rezoning. This is taking a piece of the
neighborhood ahead of the entire area being planned.
Carr had concerns about dealing with a piece of the neighborhood while the plan for
the whole is still under consideration. She would like some time at a Study Session to
discuss the Health Care zone on No. Mountain.
Bingham still has concerns that he views this as whole neighborhood. In the six years
he has been on the Commission, they have never had an opportunity to deal with a
piece of property this size. Bingham will have to wrestle with considering the whole
hillside together and whether it should be developed in a unified manner or be allowed
to continue in one-half acre parcels and be allowed to sprawl. The Health Care zone
makes more sense to him than the senior overlay. However, is the Health Care zone
they will create for this parcel very different than what would be created someplace
else?
Jarvis' concerns are related to the zone as a senior overlay. If a senior overlay zone
is allowed, there will be four acre pockets of seniors around town and she does not
agree with that concept. She is not convinced a senior overlay zone is the best for
the City. She provided McLaughlin with some articles about senior housing to be
distributed to the Commissioners.
McLaughlin explained that it is difficult to put everything in a zoning code.
CARR MOVED TO CONTINUE MEETING TO 10:30. THE MOTION WAS
SECONDED AND CARRIED.
Bass left the meeting.
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10
PLANNING ACTION 95-022
REQUEST FOR AN AMENDMENT TO CHAPTER 18 OF THE ASHLAND LAND USE
ORDINANCE RELATING TO FRONT YARD SETBACK REQUIREMENTS FOR THE
INSTALLATION OF A FRONT PORCH WITHIN THE R-2 AND R-3 ZONING
DISTRICT, EXCLUDING PROPERTIES LOCATED WITHIN THE ASHLAND
HISTORIC INTEREST AREA.
APPLIANT: CITY OF ASHLAND
STAFF REPORT
Molnar reported that an identical amendment was adopted for the R-1 zone. This
amendment will not include the Historic District because Staff does not want a change
to the streetscape. A draft is being worked on for the Historic Preservation ordinance
that will discuss compatibility. A conservative approach is being taken at this time.
Finkle asked if there was enough flexibility in the ordinances to reduce the front yard
setback within the Historic District at all since some homes are almost on the street
now. Molnar said the ordinance states you can average a front yard setback. (18.68)
CARR MOVED TO CONTINUE THE MEETING TO 11:00 P.M. THE MOTION WAS
SECONDED AND CARRIED.
Carr recommended to the Council adoption of Planning Action 95-022. Finkle
seconded the motion and it carried unanimously.
OTHER
McLaughlin reviewed the calendar for the next few months.
ADJOURNMENT
The meeting was adjourned at 10:35 p.m.
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