HomeMy WebLinkAbout1995-06-13 Planning MIN ASHLAND PLANNING COMMISSION
REGULAR MEETING
MINUTES
JUNE 13, 1995
CALL TO ORDER
The meeting was called to order by Chairperson Barbara Jarvis. Other
Commissioners present were Giordano, Armitage, Bass, Cloer, Carr, Finkle, and
Bingham. There were no absent members. Staff present were McLaughlin, Molnar,
Knox, and Yates.
APPROVAL OF MINUTES AND FINDINGS
Carr moved to approve the Minutes and Findings of the May 9, 1995 Regular Meeting.
Carr amended the motion to approve only the Minutes. Armitage seconded the
motion and everyone approved. The Findings will be adopted later in the meeting.
PUBLIC FORUM
No one came forth to speak.
TYPE II PUBLIC HEARINGS
PLANNING ACTION 95-044
REQUEST FOR A SITE REVIEW AND OUTLINE PLAN APPROVAL FOR AN 18
UNIT TOWNHOUSE DEVELOPMENT
955 B STREET
APPLICANT: FRED COX
Site Visits and Ex Parte Contacts
Bingham and Bass were not present at the last meeting and will not be voting on this
action.
Giordano, Armitage, Cloer, Carr, Finkle and Jarvis had a site visit.
STAFF REPORT
This proposal is continued from last month. There were several concerns from last
month that can be found in the Staff Report. Garages will access from the private
drive. There will be a yard area for each unit. The applicant has pursued a larger rear
yard and with the exception of the bay window intruding into the space, there will be a
10 foot rear yard. There was a letter last month from the property owner to the north
who was concerned about solar access. Both units in that area are proposed to be
single story and both comply with solar. Staff has recommended approval of the
application with 9 Conditions.
PUBLIC HEARING
FRED COX, 1280 Kirk Lane, thought the requirement of porches for each unit will
work. He spoke to Ann Bass (neighbor) and he will preserve as many trees (three to
four) as possible. He might need to remove a couple of spruce trees. He would be
willing to put another tree on the other side of the fence to make up for it, if
necessary. A one-story home will take up the lot nearest Bass.
TERRY $KIBBY, 611 Beach Street, Vice-President of the Historic Commission, stated
that the Historic Commission had concerns about the private drive from the railroad
area. The railroad addition is on a grid pattern typical of the area and the proposed
development is a departure from it. The bottom of "A" Street is a critical place with the
location of the Golden Spike and in addition closes the door to the extension of "A"
Street to Mountain Avenue. The Historic Commission objects to the visual impact of
the private drive and the drive is not compatible with the rest of the area.
PHILIP LANG, 758 B Street, is opposed to this development because it adversely
affects development use, livability, safety and economic value of the adjacent
neighborhood and the development is poorly designed and in conflict with the
adjacent developed neighborhood. (Exhibit O-1.)
Staff Response
Molnar said Condition 9 states that the trees be retained to the greatest extent feasible
and that similar size trees be installed for a buffer if they have to be removed. With
regard to the Historic Commission's concerns about the alignment of the private drive
and "A" Street, Staff suggested a neighborhood sign be placed at the entrance to the
development to set it apart from the Historic District (Condition 10). The applicant has
been willing to use porches, build detached units and use materials to make the
homes more compatible with the Historic District. A narrower street has been allowed
in this development to encourage traffic calming.
Rebuffal
COX thought it was important to have the private drive from "A" Street so it would not
look like an extension of "A", along with the narrower street. He pointed out that 16
units he has proposed will create less traffic that the 23 units that the property could
accommodate.
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JUNE 13, 1995
Molnar also recommended adding another Condition. The parking space in the
garage on unit 1 (from the "A" Street entrance) is on the west side of the unit. The
applicant will mirror this design to put in on the right side so the garage is not what is
seen first. (This will be Condition 11.)
COMMISSIONERS DISCUSSION AND MOTION
Giordano would like the private drive to look like an extension of "A" Street, however,
he does not feel strongly enough about it to vote against it.
Carr likes the concept of a drive (and the jog), not a public street.
Finkle would hope the private drive will feel like an alleyway in the Historic District.
Carr moved to approve PA95-044 as presented with the addition of Condition 10 that
will require signing the exit and entrance, and Condition 11 to mirror unit 1 so the
parking is on the other side. Giordano seconded the motion and it carried
unanimously. Bingham and Bass abstained.
PLANNING ACTION 95-058
REQUEST FOR ANNEXATION OF 7.96 ACRES AND OUTLINE PLAN APPROVAL
OF A 43-LOT SUBDIVISION UNDER THE PERFORMANCE STANDARDS OPTION
LOCATED BETWEEN NO. MOUNTAIN AND MUNSON DRIVE.
APPLICANT: MARY POWERS/DOUG NEUMAN
Site Visits and Ex Parte Contacts
Site visits were made by all.
Giordano stepped down because he is the agent for the applicant.
STAFF REPORT
The application is requesting annexation of approximately 8 acres and for a 43 lot
subdivision (41 new homes and 2 existing). The Staff Report outlines the details of the
project. The section of Mountain Avenue involved in this application is under a five
year no cut paving moratorium (about one year ago). A waiver could be granted by
the City Council. The applicant complies with ordinances for annexation and outline
plan approval with the ten attached Conditions.
Armitage noted that if the land is annexed, this will create a piece to the south that will
become an island. McLaughlin said the Commission has the discretion to enlarge the
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annexation area. The property owner to the south is not interested in annexing at this
time. If the proposed parcel is annexed, this would have no bearing on whether or not
the unannexed parcel to the south would receive city services.
PUBLIC HEARING
DOUG NEUMAN has worked to provide a development with amenities and affordable
housing.
TOM GIORDANO, 157 Morninglight Drive, agent for the applicant, said they are in
agreement with the Staff Report. Giordano showed an aerial photo of the property
and photos of existing housing in the Historic District and neighboring properties. The
homes that will be built will be similar to those in the photos. The development is using
a nee-traditional concept with homes ranging from 1100 to 1300 square feet (mix of
one and two-story).
Giordano said he does not view this application as an annexation, but as in-fill. A
portion of the property is within the City limits with interconnected streets between
Fordyce and the Mill Pond area as the City's Transportation Plan has outlined. This
project will also provide pedestrian and bike access. A proposed park will be located
to the north of the project and access from the project will be provided. There is no
public transportation to this area, however RVTD is planning a loop that will go along
E. Main.
The project allows for four types of open space: the village green (at the ends of two
streets) providing a focal point of green with a pedestrian path and benches, a
pedestrian and bicycle link is provided to the north between lots 23 and 24, a small
drainage channel, and a streetscape/parkway on both sides of the street.
With regard to the no-cut moratorium, utilities could be redirected from Munson or by
a public utility easement on the north property line.
Staff reported that transportation is about three-quarters of a mile, shopping is about
one-quarter of a mile, the bike path is on E. Main, and Munson Drive has sidewalks on
both sides. There are no sidewalks along No. Mountain. There is a plan in process
for sidewalks along Fordyce. Service levels at No. Mountain and E. Main are B and C
most of the time. At some time in the near future, a center left turn lane will be striped
on Mountain to turn left on E. Main Street.
Bass noticed the biggest problem is getting across Mountain. Carr thought a four-way
stop would be helpful. McLaughlin said there would be a light eventually.
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Finkle likes the incorporation of pedestrian circulation in the development as well as
pedestrian and bike access to the park. Finkle wondered if the gravel walkway would
be for bicycles as well as pedestrians. Giordano said they do not want to encourage
bike riders on the gravel path because of a conflict between pedestrians and cyclist.
MARY POWERS, 248 N. Mountain Avenue, favored the application and her comments
were read into the record.
CAROLYN ElDMAN, 541 Fordyce Street, is concerned about keeping her irrigation
water and the run-off from her Talent irrigation water.
WAYNE LEEMAN, 14.7 Blue Heron Lane, favored the development. The only way to
reduce the cost of housing is to increase the supply of buildable land. This proposal
does just that and creates competition in the land market.
BEVERLY SPJUT, 531 Fordyce, stated that she also irrigates her land with TID and the
water drains along the proposed development. She wants to make sure Romeo Drive
will go through and connect somewhere in case she wants to develop her land in the
future.
McLaughlin said the City wants to work out the best solution with the property owners
to make the best connection. The developer is responsible for drainage issues.
DICK STRENG, 1255 Munson Drive, President of Meadowhawk Homeowner's Assn
explained that the association reviewed the proposal at their last meeting and those in
attendance liked the idea of this development, the village green, the route to the city
park, turnarounds, and the idea of making a connecting neighborhood.
PENNY CURTIS, 264 N. Mountain, said she is concerned with the additional traffic on
Mountain and wants to understand the issues of rezoning their property. Curtis is
concerned with the portion of their property that the new street will run along and she
does not want to have a sidewalk on that side as a drop-off to their property. They
would request a wall or a buffer to protect their property from noise and traffic. What
about the back half of her property that is in the County? McLaughlin explained that
there would be no impact for them to annex except it would probably make sense in
clarifying all the issues. Staff can contact other owners prior to the Council meeting to
see if it is feasible to annex that strip behind the lots fronting Mountain.
MARIE MOREHEAD, 310 No. Mountain, said she likes the look of development but
does not like added traffic to Mountain. She would also favor stop signs at No.
Mountain and E. Main. She would like to be included in annexing the rear portion of
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her lot. She believes 20 foot streets are too narrow.
ANDY COCHRAN, 624 W. Valley View Road, favors the project and believes affordable
housing fits nicely.
CYNTHIA PARK, 1245 Munson Drive, likes the access to the park, the 90 degree turns
to reduce traffic speed. She wondered what will happen with the water easement and
her fencing. Will there be two fences with an easement in between? The common
areas seem too blockish. With the garages setback, that will create more pavement.
Park is also concerned with this high density development.
KELLY MADDING, Affordable Housing Officer for the City of Ashland, explained the
program allows for developers to increase density and defers system development
charges. She does not believe a home has re-sold within the affordable housing
program. Most people purchasing homes sold under the affordable housing program
have been earning $28,000.
No Staff Response
Rebuttal
Giordano responded that roof drains will be handled by gutters and downspouts and
taken to the street by both surface and underground drainage systems to the north
end of the property. He is willing to work with Parks on the irrigation easement. He
willing to install a six foot high wooden fence to help buffer the Curtis property.
COMMISSIONERS DISCUSSION AND MOTION
Bass thought this would be an opportunity to clean up the City boundaries and that
the project encourages in-fill besides meeting the criteria for annexation. Potentially
there are some revisions needed in the annexation criteria. Because of the projects
coming up in this area that will all feed traffic into No. Mountain and E. Main, the
intersection solution needs to be accelerated.
Bingham noted many years ago the Commission talked about having a pre-planned
grid pattern for this entire area and it never happened. If all of Mill Pond/Fordyce
Street decide to start using this area to get to Mountain, because it isn't a straight
path, there could be some potential traffic problems. He wants some solution to the
E. Main/No. Mountain intersection as soon as possible.
ASHLAND PLANNING COMMISSION
REGULAR MEETING
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JUNE 13, 1995
Bingham moved to approve PA 95-058 with the attached Conditions. Bass seconded
the motion and it carried unanimously.
APPROVAL OF FINDINGS
Armitage moved to approve the Findings of the May 9, 1995 meeting. The last
Condition (Ivy Lane) needs to be corrected to use Nolte's wording. Armitage moved
as corrected. Giordano seconded. The motion carried with Bingham and Bass
abstaining.
PLANNING ACTION 95-064
REQUEST FOR AMENDMENTS TO THE ClTY'S TRANSPORTATION PLAN MAP~
SPECIFICALLY RELATING TO THE BIKEWAY SYSTEM.
APPLICANT: CITY OF ASHLAND
Pam Barlow, Public Works Dept., reviewed the bikeway system.
Giordano moved to approve of PA95-064, Finkle seconded the motion and it carried
unanimously.
Finkle added that there will be many bike connections that are not shown that will
allow connections between neighborhoods and those need to continue be added as
small connections to the master plan.
PA95-060 (Tom and Kathy Cox) will be continued until next month.
PLANNING ACTION 95-057
REQUEST FOR OUTLINE PLAN APPROVAL OF AN 18-UNIT SUBDIVISION
UNDER THE PERFORMANCE STANDARDS SUBDIVISION
525 SHERIDAN STREET
APPLICANT: SHERUSUL, INC.
Site Visits and Ex Parte Contacts
Bingham had a site visit and noted the native grasses and brought back many in his
shoes.
Giordano stepped down because he is the agent for the applicant.
All other Commissioners had a site visit.
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STAFF REPORT
Refer to the Staff Report for a detailed explanation of the proposal. The main
concerns are improvements to Sheridan and Schofield Streets. The last 450 feet of
Sheridan will be required to be paved. The Schofield connection has occurred in
ordered to provide another means of access, not only for emergency vehicles, but
also for traffic going to Medford as well as an additional access. Schofield is
proposed to be paved through the formation of a local improvement district. Over the
years, as development has occurred along Schofield and Sheridan, the City has
required property owners to sign in favor of future street improvements. The
Engineering Department has indicated that over 50 percent of the frontages of both
Sheridan and Schofield have signed in favor of street improvements.
Adequate transportation has to exist to the development and because of the City's
resolution, it will not cause a City street to function beyond capacity. The applicant
has shown a route from Sheridan to Grover to Grant Streets. Another portion of the
street capacity resolution states that not only do City residential streets need to be
less than 18 percent to have additional capacity, they have to have a minimum width
or travel portion of 20 feet wide. There are some sections along Grover Street where
the physical width is less than 20 feet. Staff has recommended approval with the
attached Conditions.
PUBLIC HEARING
BOB SULLIVAN, 525 Sheridan Street, speaking on behalf of SheruSul, Inc., said he
and his family have enjoyed the ownership of the property on Sheridan for many years
and are sensitive to the needs of the neighborhood.
TOM GIORDANO, 157 Morninglight Drive, agent for the applicant, reviewed the
exhibits. Giordano explained the process he went through to develop a design for the
proposed site. He showed an aerial photo of the site, site analysis which looks at
slopes, areas suitable for development, views, solar, etc. They started with 27 lots
and ended up with 18. He used the topography of the site to design the streets. He
does not believe Schofield should be paved since there will be paved access on
Sheridan. He is concerned about the width of Grover because a resident has built a
rock garden in the right-of-way. He would prefer to see that remain because it adds
to the character of the neighborhood. There are a number of routes from the
subdivision to the City, and the routes will depend on weather conditions, time of year,
destinations, and driving ability.
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Flowering fruit trees will be planted in the development. There will be a sign to
announce the development with open spaces at the entrances to give a sense of
arrival. The trees along the easterly boundary will be retained and supplemented on
the western boundary. Some trees along the southerly boundary will be retained.
Grading on-site will be limited and where grading needs to occur, it will be rounded.
The building envelopes will be limited or restricted with setbacks in some cases being
30 feet and some sideyards at 20 feet to allow for green areas, so when the
development is viewed from below, it will not look like a mass of houses. They will be
imposing architectural restrictions to mitigate the development on a slope. Giordano
said they agree with the Conditions but thought they had already provided a fire
management plan. They are specific about the plant material that will be used.
PUBLIC HEARING
The following citizens made favorable written comments:
Pauline Sullivan, 525 Sheridan Street
Jeri L. Sullivan, 2242 Orchard Home Drive, Medford
Martin Reece-Sullivan, 1997 Tolman Creek Road
Shawn M. Sullivan, Sr., P.O. Box 749
Julie Brown, 222 Mowetza Drive
Letters were submitted from:
Gene and Denise Gall, 460 Schofield Street,
Arthur Brayfield, 400 Monte Vista Drive
Austin Brayfield, 400 Monte Vista Drive
Alan Adeleman, 100 Schofield Street
E. Kendall and Marylyn L. Clarke, 445 Schofield Street
Also signed by Lyn Hill, Shawn Wilson, Teri and Vince
Littleton, Gene and Denise Gall, Marty Mann, Art Bower, Lila and Jay
Quinby, Austin and Art Brayfield, and Frank and Alan Adelman.
CLOER MOVED TO CONTINUE THE MEETING UNTIL 11:00 PM. FINKLE
SECONDED THE MOTION AND EVERYONE APPROVED.
SID FIELD, 525 Tucker Street, lives above the proposed lots 17 and 18. He supports
the project as long as the square footage of the lots is maintained with the side and
rear setbacks of 20 and 30 feet. He is concerned about the trees and wants to make
sure that the existing oak trees not be cut down. Field would like the building heights
to be no more than 30 feet from grade. He would like to see Grover Street remain as
it is now because he does not believe that street will be used. The street grades are a
problem for all who live there. He agrees that Schofield should not be paved.
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VAL DUTSON, 735 Prim Street, stated he is concerned about height of trees growing
in the future development and would like a deed restriction. He believes Schofield is
the most accessible to North Main because drivers can see in both directions on E.
Main for quite a distance.
VANCE LI'I-I'LETON, 465 Schofield Street, does not want Schofield paved because he
likes the rural feel in the area. If Schofield is extended, he would hope the trees could
be retained to preserve the integrity of the neighborhood.
BOB SULLIVAN, JR, 2242 Orchard Home Drive, Medford, appreciates the work his
father has done on this development. He wants the Commission to listen to a request
of not paving Schofield.
CRAIG SHIPMAN, 731 Grover Street is opposed to the development.
MICHAEL G. KNOX, 720 Grover Street, does not object to the development. His only
concern is that Grover is a dirt road and he would like it to remain as such.
LINDA SHADDUCK, 731 Grover Street, is the owner of the property that has the
garden, trees, and fence. She is concerned that if Grover is improved, it will
accomplish nothing.
The applicant waived the 120 days to complete his application.
McLaughlin explained that the ordinance requires paved access to and through the
development. Conditions have been placed on partitions and developments where
many people have signed in favor of paving and the ordinances would seem to
encourage that to happen. To do otherwise, a finding would have to be made as to
why Schofield is not necessary.
Armitage moved to continue the hearing until July 11, 1995. Finkle seconded the
motion and it carried unanimously.
ADJOURNMENT
The meeting was adjourned at 11:00 p.m.
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