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HomeMy WebLinkAbout1995-07-11 Planning MINASHLAND PLANNING COMMISSION REGULAR MEETING MINUTES JULY 11, 1995 CALL TO ORDER The meeting was called to order by Vice Chair Steve Armitage AT 7:05 p.m. Other Commissioners present were Giordano, Bass, Finkle, Howe, Cloer and Carr. Those members absent were Jarvis and Bingham. Staff present were McLaughlin, Molnar and Yates. APPROVAL OF MINUTES Carr moved to approve the Minutes of the June 13, 1995 Regular meeting and asked for inclusion of her comments about Installing 'Stop' signs at East Main (corner of North Mountain) to aid in the flow of traffic at East Main and North Mountain. Giordano seconded the motion and it carried unanimously. PUBLIC FORUM JIM HIBBERT explained that because of the various shaped lots in Ashland, it would benefit the Commission to look at the solar ordinance and find a way to make it more equitable for each land owner. McLaughlin said it was his hope that Staff would be bringing an amendment to the Commission within the next few months. Armitage presented Hibbert with a certificate and photograph and thanked him for his years of service on the Planning Commission. Armitage Introduced Anna Howe, Hibbert's replacement. TYPE II PUBLIC HEARINGS PLANNING ACTION 95-057 REQUEST FOR OUTLINE PLAN APPROVAL OF AN 18-UNIT SUBDIVISION UNDER THE PERFORMANCE STANDARDS OPTION. 525 SHERIDAN STREET APPLICANT: SHERUSUL, INC. Site Visits and Ex Parte Contacts -,Giordano is the agent for the applicant and will abstain from voting. -,Howe listened to the tapes from the last meeting, had a site visit and will be participating in the discussion and voting. -,All other Commissioners had a site visit. STAFF REPORT Last month the applicant made their presentation and public testimony was taken. The public hearing was left open and the action has been continued. The applicant will have the opportunity for rebuttal. McLaughlin provided a memo to the Commissioners addressing the unimproved streets that would provide access to the development. Don Paul of the Fire Department included a memo clarifying what the Fire Department would look for in the way of access. Staff showed a video of the three intersections of Sheridan, Grant and Schofield. Last month, Monte Vista was included as one the streets to be improved. If the local improvement district is formed, it would involve the paving of portions of Sheridan and Schofield and since Monte Vista is in the same area, it would make sense to include it along with the paving of the other streets since there are enough signatures in favor of paving to form the LID. Cloer said there are ways of paving that do more to retain a rural character than others; for example: no concrete curbs, blacktop forming gutters with no curbs, maintain the banks, contours, etc. Cloer has noticed in some areas, residents have very much wanted to retain the rural quality. Is there a possibility of compromise in paving on Monte Vista? Does Grover need to be paved? Has there been any discussion in an attempt to retain the rural character?. McLaughlin responded that Staff has recommended Grover not be paved. As far as other methods of surfacing, slope and storm drainage are a consideration. If a surface is improved with asphalt making the surface impervious, the runoff goes to the ditches which are granite and granite erodes. Eventually, the edges of the asphalt erode and the water gets underneath the asphalt and causes it to fail. The amount of granite being collected by the storm drain increases. Very little paving is done in Ashland without the installation of storm drains which is done through a curb and gutter system. A chip seal surface has been applied to Grandview Street from the top to the intersection of Scenic, (layers of oil and asphalt-like material, covered with gravel) giving the appearance of a gravel street. The improvement Is short-term. Bass wondered how the signatures in favor of paving were obtained. McLaughlin said it was usually a condition tied to a minor land partition. The property owners would not have been able to divide their property without signing in favor. McLaughlin said the final decision for forming a local improvement district and the type of improvement done is determined by the City Council. The developer can be responsible for a certain share of the street improvement and should be Included as a Condition. PUBLIC HEARING AUSTIN BRAYFIELD, 400 Monte Vista, said the previous owner subdivided the property and signed an agreement in favor of street improvements. DR. ARTHUR BRAYFIELD, 400 Monte Vista, wondered if the Commissioner excused himself from the hearing because he represents a party coming before the Commission. Armitage affirmed. Brayfield asked Staff how the paving of Monte Vista came up for discussion. McLaughlin explained that the Engineering Department noted there are 100 percent signatures in favor along Monte Vista and if the City looks at forming a local Improvement district for Schofield and Sheridan, it would make sense to Include Monte Vista and not have a granite street in between the two Improved streets. Brayfield said they purchased their property in 1986 and the Public Works Director knew of no plans in the near future to Improve Monte Vista. Brayfield prefers a quiet, rural, dirt road to an urban street. He would rather characterize Ashland as a diverse community with diverse places to live. DENISE GALL, 460 Schofield, said her property runs the full width of the property. Why was Grandview paved as it is now?. McLaughlin said it was tied to another subdivision approval and the paving is temporary. There are very few signatures in favor of paving along Grandview (about 20 percent). LISA ROBERTS, 1192 Beswick Way, read a letter in favor of the development. Her comments were entered into the record. ASHLAND PLANNING COMMISSION REGULAR MEETING JULY 1 ~, 1995 MINUTES GENE GALL, 460 Schofield, said no one in the neighborho(xl is against the development but against the Improvement to the road. Why should the neighbores pay for the development through paving? They were forced to sign in favor. There is still fire protection, ingress and egress. Rebuttal BOB SULMVAN, 525 Sheridan Street TOM GIORDANO, 157 Moming Light Drive, thought it unfortunate that the controversy has developed over paving the access. This project is in the City of Ashland, an urban area. He is sure Sullivan would rather not have roads paved, but they are willing to pave if necessary. There are many types of paving available. The recommended trees for the development would be 20-24 feet maximum height in order to not Intrude on anyone's view. Howe questioned the parking space shown right off the entrance. If it was moved up further it could Increase the area of the Intersection (three-way Intersection). There would be a place for a vehicle to pull off if being approached by an on-coming car. Giordano agreed. Molnar said the distance of the pedestrian crossing should be maintained and not increased. Cloer asked Sullivan how he gets down the road on icy days. In the 30 years he has lived on the property, he has chained up his vehicle for a total of six to seven days. Otherwise, people have to learn to drive on icy surfaces. Grant Street is a good street to travel because when it snows, residents take their cars off the street. Giordano mentioned a half dozen routes in his findings. Carr wanted it clarified that the applicant is NOT making an application for a local improvement district. Sullivan said he was asked to provide a route to and through the development. COMMISSIONERS DISCUSSION AND MOTION Bass stated the project has been sensitively designed (landscape, hills and terrein) and he has no problem with the overall scheme of the development. If the roads are to be paved, the approval should be conditioned on the applicant participating in some way in the local improvement district as well as those landowners that have street frontage. The agreements signed were designed to benefit the future of the city. The Commission's role is to look at the long-term benef~s to the city as well as to the consistency to the Comprehensive Plan policies that encourage street improvement. Bass would approve the development subject to the formation of a local improvement district. Finkle felt the Commission needs to reduce the dust and increase safety for pedestrians and automobiles, Including the roads that access this development. Dust is a source of pollution for individuals and the community as a whole. He would strongly recommend following up on Cloer's suggestion and not necessarily going with the standard paving. He would like to see provisions made for pedestrians. McLaughlin said if the Commission have paving suggestions for the Council they can send a memo. McLaughlin's suggested wording for Condition 10: "That the applicant sign in favor of future improvement to Sheridan and Schofield Streets, and agree to pay the assigned share of such street, curb, gutter, and sidewalk improvements. Local Improvement district to be formed by the City Council prior to the signature of the final survey plat". In addition, "Should the LID not be formed, the developer ASHLAND PLANNING COMMISSION REGULAR MEETING JULY 11, 1995 MINUTES shall be responsible for the half-street improvement of the Improved portion of Sheridan Street and shall complete such improvement prior to signature of the final survey plat." Howe mentioned that the reliance on Sheridan as a single access is problematic because of the danger of trying to make left-hand turns onto North Main. It is a dangerous Intersection to make it the only strong access to this site. Schofield is steep at the bottom, faces north, thus the opportunity for ice in the winter. Is it possible to make a strong statement that the developrhent needs both accesses and to see if there is some type of paving material specific for steep grades that would give greater traction or be less likely to form ice? Cloer thought the area would not have a great deal of through traffic. The city's main concern with paving seems to pertain to storm sewer cleaning. He would like the Engineering Department to look at treating certain areas of the city differently. How much pedestrian traffic is there? Are sidewalks necessary?. There could be a compromise in terms of urban and non-urban type of development with regard to road surface and the need for sidewalks. Cloer has seen in poor soils the use of blacktop for gutters with meandering roads with no grading out, leaving a very rural atmosphere. He is disturbed about Resolution 91-39. Streets should be planned based on traffic, character, and need and not arbitrarily decide that every street in town is going to be curbed, guttered, and surfaced exactly the same. If Schofield is paved, the suggestions in the letters should be reviewed. Carr wanted to see subdivision approval and street paving kept as two separate issues. Under Criteria B, 'That adequate key City facilities c,~n be provided,' has been demonstrated by the applicant that It c~n be done, therefore making this an appropriate project for the site. Carr agreed that a memo to the Council about paving is important. There are some areas in the city where routine, unimaginative puerile approach is wrong. There are several options from which to choose. Armitage agreed with Carr. There is future development for another eight to ten lots. He favored the subdivision because paved access can be provided. Staff will draft a memo to the Council for the Commissioner's review. Carr moved to approve Planning Action 95-057 with the attached nine Conditions and added Condition 10. Bass seconded the motion and it carried unanimously. APPROVAL OF FINDINGS Finkle moved to approve and amend the Findings for Planning Action 95-044 (Fred Cox). Signage for the development will be on 'B" Street as well as 'A' Street. Howe and Bass abstained. Carr seconded the approval and amendment and the Findings were approved. PLANNING ACTION 95-060 REQUEST FOR OUTUNE AND FINAL PLAN APPROVAL OF A FIVE LOT SUBDIVISION UNDER THE PERFORMANCE STANDARDS OPTION NEXT TO 970 ELKADER APPUCANT: TOM AND KATHY COX Site Visits and Ex Parte Contacts ASHLAND PLANNING COMMISSION REGULAR MEETING JULY 11, 1995 MINUTES Site visits were made by all. STAFF REPORT Refer to the Staff Report for details of the proposed development. The private driveway is Just under 250 feet in length, therefore no turnaround is shown on this plan. Lot 4 will be required to install a residential fire sprinkler system. The Fire Pmventlon and Control Plan submitted has been pmliminarily reviewed by the Fire Department. The property has many notable mature trees and the applicant has provided a tree management plan indicating only a minimal numbera of trees that will need to be removed to construct the homes. The applicant has been agreeable to record on the deed of each lot that no other trees in excess of six Inches in diameter at breast height be removed. Staff has recommended approval with the attached 13 Conditions. PUBUC HEARING TOM COX, 450 Guthrie Street, chose not to do elevations because he will probably sell the individual lots. He showed where homes can be built and which trees can be cut. The lots are large. Finkle wondered if COx considered having Lot 1 access from a private drive. Cox said the lot has 300 feet of access from the street and the TID ditch is in the way. Giordano agreed that elevations am not necessary in this case, however, it was his understanding elevations am mandatory. McLaughlin said the Commission can require elevations if they find it is a detail requirement necessary in order to grant approval of the application. Them is probably not a typical elevation that would apply here. Howe asked how the public/pedestrian access will be maintained. Molnar said when the additional links are made, the City will take over the maintenance and liability. Howe noticed that the neighbors have a gate on the lower path and the path coming off the bridge. Cox said TID has the right to have access to the easement. Howe suggested a change to condition 3: '...easement to be dedicated along the southwestern property line of Lot 4 and adjacent to the private driveway...'. Change Condition 10: "That prior to signature of the final survey, all subdivision property owner(s) agree...". COx did not think sidewalks would be appropriate for the upper portidn because it drops off steeply with a line of oak trees that would screen the lot. McLaughlin said Cox will be required to sign in favor of sidewalks, even though the city might not want them at this time, and some time in the future, if everyone along Elkader Street decided sidewalks were appropriate, the signatures would be ready. Cioer suggested that the pedestrian paths could be maintained by those who reside in the subdivision instead of having the Parks Department maintain. McLaughlin said the applicant is allowing public access so the city can reciprocate by maintaining. COMMISSIONERS DISCUSSION AND MOTION Giordano said if them had been any opposition to the project, he would have asked for elevations because the City could not have sustained an appeal. ASHLAHD PLANNING COMMISSION REGULAR MEETING JULY 11, 1995 MINUTES 5 Bass shared Giordano's opinion and wondered if this would set a precedent by not requiring elevations. McLaughlin said it would not. Carr and Cloer were comfortable with the application, as submitted. Howe was concemed about public access along the pedestrian easements between Lots 2 and 4. She did not think the easement should be maintained open past the end of the driveway. McLaughlin explained that the easement provides a pedestrian link and it is not required to be improved and until that time, the path will probably not be used because it is not marked. Howe wanted a turnaround at Lot 4. McLaughlin said the turnaround is needed primarily for emergency vehicles. In exchange for not having the turnaround, the applicant has agreed to Install residential fire sprinklers. The problem with a turnaround on a 20 percent slope to get it level enough would require additional cut, fill and additional paving that may not be necessary. Howe has found that delivering children at night, she has encountered long driveways with fences across driveways, cars in driveways, and no place to turn around. The driveway proposed in this development is too sloped and too curved to back up easily and Howe believes It should be extended to 250 feet to require the turnaround. Giordano agreed there should be a passenger car turnaround that would be kept clear. Re-Opened Public Hearing Cox gave an explanation on how cars can turn around without a turnaround. He would like to leave it to the builder as to whether a turnaround would be required. COMMISSIONERS DISCUSSION AND MOTION Bass pointed out this is the last discretionary approval on the proposed subdivision. If it is not shown or in the Conditions of approval, there is no guarantee a turnaround would be built. McLaughlin said a Condition could be added that a turnaround be designed at the end of the private drive for Lots 4 and 5 to allow for passenger car turnaround. The turnaround is not required to meet City/Fire Department standard. Carr could not imagine anyone building a house at the end of a drive where they could not get out. She did not want to disturb the plan because it has been designed for options to be exercised within given parameters. Armitage asked to place a Condition so Lot 4 has to provide the turnaround. Carr did not see a need for a Condition and did not wish to encumber the application. Giordano, Bass, Cloer and Howe would like to see a Condition for a turnaround. Finkle, Carr and Armitage disagreed. McLaughlin's wording for the Condition: "That a turnaround be designed at the end of the private drive for Lot 4 to allow for passenger car turnaround. Turnaround not required to meet City/Fire Department standards. Turnaround design to be indicated on the building permit for Lot 4.# McLaughlin will clarify to future applicants that elevations are required. Giordano moved to approve Planning Action 95-060 for Outline and Final Plan approval with the 13 attached Conditions with the changes to Condition 3 and 10 and the addition of Condition 14. Carr seconded the motion and it carried unanimously. ASHLAND PLANNING COMMISSION REGULAR MEETING JULY 11, MINUTES PLANNING ACTION 95-074 REQUEST FOR OUTUNE PLAN APPROVAL OF A RETIREMENT COMMUNITY NORTH MOUNTAIN AVENUE APPUCANT: MADEUNE AND HUNTER HILL Site Visits and Ex Parte Contacts Cloer abstained because of his bias in favor of the project. Giordano was involved at the very beginning of this project and since there is a potential conflict, he stepped down. All other Commissioners had a site visit. STAFF REPORT McLaughlin reported the Commission is ready to view the specific development patterns for this 20 acre retirement facility. Staff does not have a procedure for processing a retirement development. As Staff has tried to review the application, they have been trying to consolidate the processes into one and there may have been some unclear communication between the applicant and Staff. The applicant would like specific approval for the single family development (25 unit subdivision). Further, the applicant would like conceptual approval for the remainder of the project, understanding that in order to move forward with any further phases, more specific information will be necessary such as elevations, mass and scale, particularly with the congregate care building. There are also issues of streetscape in the multi-family buildings and how they relate to North Mountain and the future neighborhood in the North Mountain area. Staff would recommend giving guidance to the applicant for the next phases. Outline Plan (25 single family homes) Staff has recommended approval of the first phase (Outline Plan). The design is appropriate for this size and scale of development. Open Space and Drainaoe The applicant has presented findings to address the next area which is open space and drainage. At the point of Final Plan, Staff would like to see the revised landscaping plans submitted for Division of State Land approval. Community Buildina The community building should be located up on North Mountain to help with that streetscape rather than having it away from the street and the parking closer. The building could be an amenity to the street. The parking is detrimental to North Mountain as it is proposed. The applicant has said the building does not function well Internally with the way the open space park layout works and it is not conducive to their overall development. Staff's assertion is that North Mountain is going to be the focal point of the neighborhood in the future and a community building that is to be used, not only by this development, but perhaps by outside areas, should have a focus toward North Mountain. Duplex/Fourplex The applicant has presented a streetscape design to see its relationship to the street. are heading in the right direction. Staff believe they ASHLAND PLANNING COMMISSION REGULAR MEETING JULY 11, 1995 MINUTES Congregate Care Staff is concerned with the masslng of the building and how it will relate to the remainder of the project and the other neighborhood. The applicant has tired to show a building that is more fitting for the hillside area. Sixplex/Eiahtolex/Garden Units and Assisted Uvina near the freeway The design and parking layouts are detail issues that would be handled with the detailed site review. Bass wondered if conceptual approval has any legal standing. McLaughlin responded that it did not, however, it could be used as a guide for the developer. The Commission could choose not to vote for conceptual approval. Bass wondered why the applicant did not present the whole package at once. McLaughlin suggested asking the applicant. CARRMOVED TO~THEMEETINGUNTIL lO:30. THEMOTIONWASSECONDEDANDCARRIED. PUBUC HEARING LESUE MULDOW, architect representing Dieterich Mithun in Seattle. LARRY MEDINGER, 695 Mistletoe Road MADEUNE HILL, 66 Scenic Drive Medinger explained that even though the Commission may be reluctant to grant conceptual approval, this is a large, complicated project and may take five to ten years to build out and he would like broad parameters set so when the market forces determine a certain need, modifications can be made to fit that need. With this big a target, there is no way in the end to know what will be built. The information before the Commission is about as specific as the applicant can get. LESLIE MULDOW, reviewed and explained the renderings with the Commission. MEDINGER explained the difficulty with bringing the community center closer to North Mountain. They have looked at the options and the design they have presented is the best they can do. There will be a porch on the rear for residents to look at the park. This would not work with the parking lot in front of the porch area. There is a very large oak tree that they don't want to remove to put in the building. Medinger added they are intending to send their plans to Division of State Lands. They would like to submit building plans for the first house on the six acre lot. It already has its own water and sewer line in the rear along with a functional fire hydrant within the required distance with adequate flow. He would like Condition 7 changed to read "certificate of occupancy' Instead of "building permits". The new fire hydrants and the new water lines should be Installed by the time they request any new buildings besides the first house. The Fire Department will allow them to build wood structures if they are within 500 feet of a fire hydrant. Medinger would favor continuing the conceptual portion of this action until next month. They will bring back more details. He is asking guidance as to what they should bring to the commission. Carr asked Medinger if the community center is moved, where would the community access the center; it seemed Medinger was Indicating the congregate care area. Medinger answered that it is not his responsibility to provide the community with community buildings. Cart responded that it was her recollection that the Commission felt very strongly about some sort of community access and this was ASHLAND PLANNING COMMISSION REGULAR MEETING JULY 11, 1995 MINUTES not to be a dosed community. This was going to be a threshold over which the community can and should pass. Medinger said it would not be a community center at that point, but an activity center. Carr asked what would happen to the child care facility. Medinger said they have discussed siting it near the assisted living and the child pick-up area would be up close to North Mountain. Medinger said the shops, etc. would be in the congregate care area. Carr wondered if that meant those would be accessible to the public and Medinger affirmed. Howe questioned Phase I and thought it appeared to be one footprint moved around in different ways. Medinger said there was not a single design but the map indicates the house/garage relationship to the street. Muldow said there would be at least four different footprints. Howe noticed they seemed to all be oriented the same way along roads, indicating they would have all the same setback, frontage, and strest exposure. Medinger said it would be similar to the developments he has done in the past by varying the roofiines, the use of facades, garages set back, garages up to the street, etc. The drawings presented were stdctly schematic. Howe wondered if the Commission would be approving the specific footprints shown tonight. CARR MOVED TO EXTEND THE MEETING UNTIL 11:00P. M. HOWE SECONDED THE MOTION AND IT CARRIED. Howe questioned Medinger as to whether or not he would like approval of the open space at this time. Medinger would like to get as much approved as possible because he would like to begin construction before winter. McLaughlin said the applicant has provided evidence showing the landscape plans and with the other information provided, Staff would feel comfortable granting approval including the crossing. McLaughlin thought for the next phase of development that the applicant should provide full elevations showing each structure's relationship to the street and to each structure. Is the orientation correct in relationship to the elevation and the street and to the way the lots are created? The Commission should also look at the community building. FinHe noted that the community center and housing along North Mountain are oriented into the community. Medinger said in the sense of automobile traffic that it is oriented into the community and the garages are served from an inside street. Medinger explained that Staff had asked for the facades that face North Mountain to continue the same kind of relationship to the street with porches wrapped around and visible from North Mountain. The articulation is similar to a front yard facing North Mountain. In most cases, it is the side yard that faces North Mountain. Muldow interjected that the buildings are set back from the transmission wires. FinHe again mentioned that some of the Commissioners were hoping this development could happen in conjunction with the North Mountain Neighborhood Plan. He envisioned and felt very strongly that the applicant's community, not be thought of as a senior retirement community, but as a neighborhood. Across the street will be part of that neighborhood. It can be designed so it is inward and also so it can be all one neighborhood. It is important to meet the needs of the residents, but not be exclusive. Medinger said they have picket fences, french doom, and amenities other than porches that are front yard type of things that face North Mountain. FinHe expressed the same concems about the community center and would hope to see some commercial development on the other side of North Mountain and that there would be an exchange of ASHLAND PLANNING COMMISSION REGULAR MEETING JULY 11, 1995 MINUTES services and residents in the area. Medinger reiterated that by putting the parking lot between the community center and the park would not make sense. Muldow further explained that they visualize the long porch on the rear of the community center to draw residents to 1;he outdoors. Bass wondered if there could be a way to design the building so when driving by, people would not just see the parking lot. BRICE FARWELL, 290 W. Nevada, asked if the community center would be a place where the residents in the area have access to craft shops and a place to conduct retirement functions of all sorts? He would like to have a better idea about the conceptual idea of the community center and how it will interface with the community at large. DON PAUL, stated he was not sure how the applicant's request for a hydrant ties in with Outline Plan, but he does not have the authority to waive that because it is a City ordinance. It would be better to work it out on a case-by-case basis. Condition 7 can be modified so the applicant will comply with the requirements of the Ashland Fire Department for the Issuance of building permits. Staff Response McLaughlin recommended modification of Staff Exhibit A for Phase I to include the open space and creek crossing, excluding the community building so street construction includes the full connection from Nepenthe to North Mountain. Delete Condition 9. COMMISSIONERS DISCUSSION AND MOTION Howe queried about the road going through the development and whether or not there would be a turnaround. Medinger said that would be addressed at Final Plan. Bass emphasized that under the approval of the zone change, he expressed his concern about separating out this plan from the neighborhood plan. He is still not very comfortable with the process being used, but will follow Staff's direction. Carr moved to approve Outline Plan approval for the 25 single family residences as amended by Staff and the conjunctive open space but without the parking lot/community center with the attached Conditions and deletion of Condition 9. Howe seconded the motion and it carried unanimously. The remainder of this action will be continued next month. ADJOURNMENT The meeting was adjourned at 11:00 p.m. ASHLAND PLANNING COMMISSION REGULAR MEETING JULY 11, 1995 MINUTES 10