HomeMy WebLinkAbout1995-05-09 Hearings Board MINASHLAND PLANNING COMMISSION
HEARINGS BOARD
MAY 9, 1995
MINUTES
CALL TO ORDER
The meeting was called to order at 1:35 p.m. by Hal Cloer. Other Commissioners
present were Jim Hibbert and Peter Finkle. Staff present were Molnar, Knox, Madding
and Yates.
TYPE II PUBLIC HEARINGS
PLANNING ACTION 95-031
REQUEST FOR A FINAL PLAN APPROVAL OF AN EIGHT LOT SUBDIVISION
UNDER THE PERFORMANCE STANDARDS OPTIONS FOR THE PROPERTY
LOCATED AT 575 ELIZABETH STREET
APPLICANT: GERRY MANDELL
Site Visits and Ex Parte Contacts
Site visits were made by all.
STAFF REPORT
The history and details of this action are outlined in the Staff Report. The application
was called up for a public hearing because of drainage problems to the west. During
the past two weeks, meetings have occurred between the applicant, the neighbor and
the City to resolve any issues regarding drainage and all three parties have agreed to
provide a storm drain with each party bearing one-third of the cost. The storm drain
meets the requirements of the Engineering Department.
Knox said the agreement arrived at between the parties has made Condition 9
obsolete. He suggested deleting the words "...by an engineered dry well system..."
and replacing the words "...through the easement in the rear...". Knox also asked to
strike the word "completed" in Condition 12 and replace it with "installed".
PUBLIC HEARING
GERRY MANDELL, 1111 Strawberry Lane, was satisfied with the accuracy of the Staff
Report. He questioned Condition 3, stating his understanding was that the system is
clogged to the northwest and there is no easement on his title to anyone. He would
rather not give easements where none exists already. The line is being rerouted.
Molnar agreed the wording was redundant and should be stated: "That the existing
irrigation line be relocated".
Mandell asked for a further explanation of Condition 11 which asked for signage to
indicate a road is to be built eventually. Finkle explained that the purpose of the sign
is so there will not be any misunderstanding as to where the road will extend through.
Molnar said it can be a small sign.
DON COWAN, 1330 Oregon Street, owns two parcels of land to the west of the
subject property. He needed clarification with regard to the irrigation line as he wants
to make sure the line leading to John Billings property is not destroyed. Hibbert said
that is covered in Condition 3 and the line will be rerouted so it follows a side property
line.
COMMISSIONERS DISCUSSION AND MOTION
Hibbert moved to approve PA95-031. Finkle seconded the motion and it carried
unanimously.
PLANNING ACTION 95-020
REQUEST FOR OUTLINE PLAN, FINAL PLAN AND SITE REVIEW APPROVAL FOR
A FOUR-LOT, THREE-UNIT RESIDENTIAL PROJECT LOCATED AT 280 PALM
AVENUE. THE EXISTING HOUSE ON LOT 1 WILL REMAIN.
APPLICANT: LLOYD M. HAINES AND M. MICHAEL DOYLE
Site Visits and Ex Parte Contacts
Site visits were made by all.
STAFF REPORT
The history and description of this project are outlined in the Staff Report. Knox
reported that the project designers presented a good plan to match what is existing in
the neighborhood. The plans are somewhat incomplete so Conditions have been
added to be sure certain features are met. Six foot minimum porches (Condition 10)
was added because anything less than six feet would not be usable. The site plan
shows encroachment of porches now, but the City Council is ready to adopt an
ordinance amendment with regard to front porches. Balconies of six feet minimum
width should be added to Condition 10 also. The applicant has obtained a solar
waiver agreement with the northern property owner. The landscape and irrigation
plans are inadequate at this time.
Condition 16 should be added to read: 'q'hat the driveway serving Lot 2 be angled
away from the existing tree as much as possible to avoid impacting the tree's root
ASHLAND PLANNING COMMISSION
HEARINGS BOARD
MAY 9, 1995
MINUTES
sy~em.
Finkle wondered if there was any reason to have four to six foot high fences along the
pedestrian paths. Knox said the plans are not really clear, but if there is a fence, Staff
wanted different heights to prevent a tunneling effect.
Finkle asked why the applicant is being requested to pave the alley when in other
cases it is not required. Molnar answered that part of the alley is already paved and
the City has asked to continue the improvement. There have been drainage
complaints with regard to the alley. Finkle felt at some point traffic calming in alleys
needed to be addressed. Molnar felt that in this case, Staff was hopeful that the
presence of a two-story building would have some traffic calming effects.
PUBLIC HEARING
MICHAEL DOYLE, 1109 Siskiyou Boulevard, agreed with the Conditions set forth by
Staff. He is in the process of updating the landscaping plan using the suggestions
from the Tree Commission. Doyle asked that under Condition 3, he have the option of
downsizing the units; that the plans submitted were the maximum size. Molnar said as
long as the design remains the same, downsizing would be permissible.
Doyle explained he would have wood fences in the backyards and that the walkway
fencing would be used more for effect and broken up with landscaping used in
conjunction with the fencing. Hibbert thought changing the fence height from three to
four feet maximum (instead of four to six feet), not to exceed fencing for more than 50
percent of the pathway would be appropriate.
Molnar asked Doyle if he was going to have to break up the driveway to provide for
undergrounding electric. Doyle had spoken with Lovrovich and was told the electric
services would have to be run underground for Lot 1 (on the south side).
CARALYN ElDMAN, 541 Fordyce, is opposed to overhead wiring because she has
been hoping to get rid of the power pole. Knox said the electrical lines have been
designated to go underground, however, they will be run off the existing pole.
Staff Response
Change the wording in Condition 15 so it reads: "In order not to create a tunneling
effect, the fence along the pedestrian path have differentiating sections of three feet
and four feet (maximum) or less in height. Fence shall not exceed 50 percent of the
length of the path.
ASHLAND PLANNING COMMISSION
HEARINGS BOARD
MAY 9, 1995
MINUTES
COMMISSIONERS DISCUSSION AND MOTION
Hibbert moved to approve with the added and amended conditions above. Finkle
seconded the motion and it carried unanimously.
PLANNING ACTION 95-027
REQUEST FOR A MINOR LAND PARTITION TO DIVIDE A PARCEL INTO THREE
LOTS LOCATED AT 541 FORDYCE. LOTS 2 AND 3 TO ACCESS OFF OF A FLAG
DRIVE FROM FORDYCE STREET. NO ACCESS PROPOSED FROM ROMEO
DRIVE OR MILLPOND ROAD.
APPLICANT: CAROLYN J. ElDMAN
This action has been postponed.
PLANNING ACTION 95-037
REQUEST FOR A MINOR LAND PARTITION AND BOUNDARY LINE
ADJUSTMENT TO DIVIDE A PARCEL INTO THREE LOTS LOCATED AT 1405
TOLMAN CREEK ROAD.
APPLICANT: SHERRY JOHNSTON
This action has been postponed.
PLANNING ACTION 95-042
REQUEST FOR OUTLINE PLAN, FINAL PLAN AND SITE REVIEW FOR A TWO
LOT, FOUR-UNIT DEVELOPMENT UNDER THE PERFORMANCE STANDARDS
OPTION FOR THE PROPERTY LOCATED AT THE CORNER OF TOLMAN CREEK
ROAD AND SISKIYOU BOULEVARD. A VARIANCE IS ALSO BEING REQUESTED
TO ALLOW FOR PORCHES TO ENCROACH INTO THE FRONT YARD SETBACK.
APPLICANT: HARLAN DEGROODT
Site Visits and Ex Parte Contacts
Site visits were made by all.
STAFF REPORT
The history and description of this project is outlined in the Staff Report. Madding
reported that two letters were received from Mullins and Buckner, 2500 Siskiyou
Boulevard, objecting to the two-story units being built to the north. Molnar gave an
explanation and sketch of how the solar is calculated. The applicant's property has
one northern lot line and has been measured from the line along Siskiyou Boulevard.
ASHLAND PLANNING COMMISSION
HEARINGS BOARD
MAY 9, 1995
MINUTES
When the property is divided, the southern lot will lose the northern lot line along
Siskiyou.
PUBLIC HEARING
TOM GIORDANO, 157 Morninglight Drive, said the biggest issue seems to be solar. It
was his client's desire to divide the two properties, however, the line could be
eliminated and it could be a three lot project. Giordano provided an aerial photograph
of the site, explaining that with a 10-12 pitch roof, even in the worst case, the
neighbor's pool is not shadowed on Dec. 21st. In December, the garden will be
shaded. Cloer wondered about May and June, however, Giordano did not think it
would shade the garden during that time. He felt the fence would shade it before the
building would.
HARLAN DEGROODT is willing to lower the roof pitch to make the project work. He
would like a three lot ownership.
Molnar still has concerns with solar even with the option presented by Giordano. If the
project went to a three lot configuration, how would ownership of the three garages be
done? The only thing Molnar could calculate is to continue using the far property line
along Siskiyou Boulevard for the solar calculation and retain the apartment project on
one lot or approve as a condominium where the airspace is being surveyed. Molnar
does not have a problem with the design, however, the letters he received with regard
to solar has muddled the record.
Finkle questioned if there was a way to find out what the impact of the fence is at
different times of the year. Giordano submitted photos of the fence. Finkle asked if
measurements were needed.
Staff Response
Molnar thought the only approval acceptable today would be for a condominium
project or just a site review for two duplex units on one lot. The alternatives presented
are for three lots and owning the ground below. This would have to be presented to
the City Attorney for his review.
DeGroodt said he would accept Molnar's proposal rather than no approval and would
accept wording to allow the City Attorney to investigate other options. Financing of
condominiums is an issue with the four-unit condominium being the least favorable for
financing. He is willing to work with Staff for a conditioned approval.
ASHLAND PLANNING COMMISSION
HEARINGS BOARD
MAY 9, 1995
MINUTES
5
Molnar suggested adding a Condition 14: "That the proposal be approved as a
condominium project only with an associated condominium survey, unless the City
Attorney consider the current project to comply with the solar access ordinance."
COMMISSIONERS DISCUSSION AND MOTION
Hibbert thought the Commission should not be approving this and they need to look
at the solar ordinance because there are other lots in Ashland with similar shapes that
will create this type of problem in the future. This application should be directed to the
Full Commission, denied, or modified heights submitted to meet the solar heights on
the northern boundary to the south.
Molnar suggested continuation to allow Staff time to sort the information presented.
Finkle would be more willing to approve with a reduced roofline that would reduce the
solar shadow but preferred continuing the hearing. Cloer favored continuation
because he felt it should be clear as to what the neighbors are understanding. Knox
suggested DeGroodt talk to the neighbors.
Finkle moved to continue PA95-042 to the June meeting.
and Finkle and Cloer voted "yes" with Hibbert
abstaining.
Cloer seconded the motion
Hibbert reiterated that he felt there is a problem with the solar access ordinance and
the line from which it is calculated in some circumstances. He would like this
scrutinized by the Full Commission and would strongly recommend further discussion.
Molnar said it could be a Study Session agenda item.
TYPE I PLANNING ACTIONS
PLANNING ACTION 95-039
REQUEST FOR A CONDITIONAL USE PERMIT AND SITE REVIEW TO
STRUCTURALLY ALTER A NON-CONFORMING APARTMENT BUILDING,
EXPANDING THE TOTAL NUMBER OF UNITS BY ONE LOCATED AT 1665
SISKIYOU BOULEVARD.
APPLICANT: RONALD L. DELUCA
This action was called up for a public hearing.
ASHLAND PLANNING COMMISSION
HEARINGS BOARD
MAY 9, 19~5
MINUTES
6
PLANNING ACTION 95-040
REQUEST FOR A CONDITIONAL USE PERMIT FOR THE CONVERSION OF AN
EXISTING GUEST HOUSE TO AN ACCESSORY RESIDENTIAL UNIT LOCATED AT
101 PINE STREET.
APPLICANT: SUZANNE WILLOW
This action was approved.
PLANNING ACTION 95-041
REQUEST FOR A MINOR LAND PARTITION TO DIVIDE A PARCEL INTO THREE
LOTS LOCATED AT 240 W. HERSEY STREET.
APPLICANT: MARY LOU GROSS
This action was approved.
PLANNING ACTION 95-043
REQUEST FOR A MINOR LAND PARTITION TO DIVIDE A PARCEL INTO THREE
LOTS LOCATED AT 938 OAK STREET. ACCESS TO PARCELS #2 AND #3 WILL
BE BY WAY A FLAG DRIVE ALONG THE SOUTH PROPERTY LINE.
APPLICANT: CLEO M. SMITH
This action was approved.
PLANNING ACTION 95-045
REQUEST FOR A CONDITIONAL USE PERMIT FOR A ONE-UNIT TRAVELLER'S
ACCOMMODATION LOCATED AT 635 SISKIYOU BOULEVARD.
APPLICANT: LLOYD & SANDRA ERB
This action was approved.
PLANNING ACTION 95-046
REQUEST FOR A CONDITIONAL USE PERMIT FOR A JUICE CART
(TEMPORARY USE) AT THE SOUTHWEST CORNER OF LITHIA WAY AND
PIONEER STREET (IN FRONT OF NATURALS).
APPLICANT: STACY AND MEREDITH PAGE
This action was approved.
ADJOURNMENT
The meeting was adjourned at 3:30 p.m.
ASHLAND PLANNING COMMISSION
HEARINGS BOARD
MAY 9, 1995
MINUTES