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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. ASHLAND PLANNING COMMISSION REGULAR MEETING MINUTES 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 ~SHLAND PLANNING COMMISSION REGULAR MEETING MINUTES JUNE 13, 1995 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. ASHLAND PLANNING COMMISSION REGULAR MEETING MINUTES JUNE 13, 1995 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 ASHLAND PLANNING COMMISSION REGULAR MEETING MINUTES JUNE 13, 1995 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 MINUTES 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. 'A~..IL.,A, ND PLANNING COMMISSION REGULAR MEETING MINUTES JUNE 13, 1995 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. ASHLAND PLANNING COMMISSION REGULAR MEETING MINUTES JUNE 13, 1995 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. ASHLAND PLANNING COMMISSION REGULAR MEETING MINUTES JUNE 13, 1995 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. ASHLAND PLANNING COMMISSION REGULAR MEETING MINUTES JUNE 13, 1995 10