HomeMy WebLinkAbout1995-09-12 Planning MINASHLAND PLANNING COMMISSION
REGULAR MEETING
SEPTEMBER 12, 1995
MINUTES
CALL TO ORDER
The meeting was called to order at 7:10 p.m. by Chairperson Barbara Jarvis. Other
Commissioners present were Carr, Finkle, Howe, Giordano, Armitage, Bass, and
Bingham. Cloer was absent. Staff present were McLaughlin, Molnar, Knox, and Yates.
APPROVAL OF MINUTES AND FINDINGS
Carr moved to approve the Minutes and Findings of the August 8, 1995 Hearings
Board and Regular Meeting. Howe seconded the motion and all approved.
PUBLIC FORUM
No one came forth to speak.
TYPE II PUBLIC HEARINGS
PLANNING ACTION 95-085
REQUEST FOR OUTLINE PLAN APPROVAL OF A 55-LOT SUBDIVISION
LOCATED ON THE WEST SIDE OF NORTH MOUNTAIN AVENUE AT HERSEY
STREET. A PHYSICAL AND ENVIRONMENTAL CONSTRAINTS REVIEW PERMIT
IS ALSO REQUESTED TO ALLOW FOR MODIFICATIONS TO A SEASONAL
DRAINAGE ON THE PROPERTY.
APPLICANT: DONOVAN GILLILAND
Site Visits and Ex Parte Conflicts
Armitage and Giordano abstained. Bingham, Howe, and Finkle had no new site visits.
Carr and Jarvis had a site visit.
STAFF REPORT
This application is continued from last month. One issue was the treatment of the
drainageway area, specifically the proposed alleyway and two crossings across the
drainageway. The Commissioners should have received an 11x17 cross section of the
drainageway. The elimination of one of the crossings opens up the open space area
making it a fairly significant sized central area. The parking spaces were redesigned
locating them further to the south, keeping them away from the drainage. There is a
minimal conceptual design for the drainage included in the packet too. Overall, Staff is
satisfied with the applicant's revisions. The submittals for outline plan give the
framework for final plan. One other item is that the applicant maintain right-of-way
designation for future street connection.
Ron Bass arrived at the meeting.
Condition 14 has been added and the wording could be reworked at final plan to base
the contribution on the number of vehicles trips this development will generate.
Condition 15 has been added regarding the street extension.
PUBLIC HEARING
TOM GIORDANO, agent for the project, 157 Morning Light Drive
DONOrAN GILLILAND, 777 N. E. 7th, Suite 219, Grants Pass, OR 97526
Giordano stated that by changing the design, there is now a view corridor down each
street. The wetland is an important element in the project. All storm water will be
dumping into the wetlands system. There may be some money coming from the State
to do a pilot project using the wetland to have filtered water going into Bear Creek.
The applicant has no problem with participating in improvement of the North
Mountain/East Main intersection signal particularly if it is based on vehicle trips. The
connection with the Mahar property is also acceptable.
Bass suggested the following wording for Condition 14 regarding the traffic signal:
That the property owner agree to contribute a pro rate share of the installation of a
traffic signal at the intersection of East Main Street and North Mountain Avenue in an
amount that is roughly proportional to the applicant's contribution to the cumulative
traffic problem at the intersection. This is generally based on trip generation.
Carr wanted to remind Staff of the possibility of a four-way stop at East Main and
North Mountain.
JILL MURPHEY, 492 Lynn Street, wondered if mosquito control had been addressed.
Molnar said it could be addressed at the time of final plan.
Staff Response
There is adequate engineering information provided in the application to sustain
findings that there is adequate drainage.
Howe wondered if the southern most through street connected with the street above.
McLaughlin said a Condition can be added to incorporate the turnaround at the
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driveway of Lot 28.
Carr viewed the property again after the last meeting and noticed how wet it is. She is
very concerned with the enormous impact on that area with the addition of 55
foundations and driveway. She would be interested in a hydrology report. There are
houses downhill from this property. McLaughlin thought the applicant could address
the drainage further.
Giordano read from their findings regarding drainage. He added that the Division of
State Lands has looked at the property. The drainage should improve with this
development. Gilliland went to the map and explained the movement of the storm
drain water.
COMMISSIONERS DISCUSSION AND MOTION
Bass expressed his frustration that the Commission receives a certain level of data on
some projects but not on others that are of similar or greater concerns (as with the
drainage).
Howe particularly liked the revision of the open space, making a nice entrance with an
environmental attitude that could be an example to many developments in the area.
Finkle is happy to have retained the street connections to the adjoining properties that
will have eventually multiple entrances to the property.
Howe moved to approve Planning Action 95-085 with the attached Conditions
including Condition 14 with Bass' suggested wording and an added Condition that Lot
28 be modified to include turnaround access for the short roadway. Carr seconded
the motion. The motion carried unanimously.
Armitage and Giordano rejoined the meeting.
PLANNING ACTION 95-075
REQUEST FOR OUTLINE PLAN AND SITE REVIEW APPROVAL OF A 17-LOT, 17-
UNIT (15 TOWNHOUSES & 2 RESIDENCES) MULTI-FAMILY DEVELOPMENT
963 "B" STREET.
APPLICANT: WILLIAM D. BARCHET
Site Visits and Ex Parte Contacts
All Commissioners visited the site.
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STAFF REPORT
Molnar reported the property is just outside the Historic District. The applicant wants
to refurbish the existing two-bedroom house and construct 15 additional units. There
have been issues raised by individuals in the neighborhood with regard to the
materials being used and their compatibility with the area. The applicant has made
changes to the exterior materials on the unit on B Street by going to a horizontal wood
siding and composition roof to better match the existing neighborhood. Private rear
yards have been adjusted to have at least 10 feet. The applicant has provided
adequate off-street parking. The building height for unit 17 will comply.
There was some question as to whether or not there are 26 or 27 parking spaces,
Howe asked where the mail boxes are located because this could be a point of heavy
traffic and Molnar said that location is usually worked out with the Post Office.
Molnar said the property to the west of Barchet's property was just approved for a 17
unit town home type design on individual lots (Fred Cox). City yards are on the east
side.
Armitage thought access in and out of the compact spaces looked tight. Molnar was
hoping the applicant could come up with a better configuration at final plan.
PUBLIC HEARING
BILL BARCHET, 734 Elkader Street, said it was a difficult lot to design. He tried to
follow the site design guidelines. He will be using durable and environmentally
conscious materials for construction and saving as many trees on the site as possible.
Carr counted only 27 parking spaces. Barchet explained there was one on-street
parking space, however, Molnar said the curb space does not count toward the
overall plan. Barchet thought he could resolve the parking requirement by reducing
the project by one unit.
Barchet thought he would locate the mail boxes to the top of the parking lot.
Howe is concerned that all the housing has been pushed to the west side of the
property. There will be a canyon with small back yards from Cox's development and
Barchet's--two story buildings looking down on everyone. Why was the larger area to
the east not considered? Barchet responded that Cox's development and his will
have a mix of one and two-story units. The reason he did not consider developing on
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the east side was because of the gravel piles, sound and dust coming from the City
yards.
Giordano thought the garage design as one large building was very monotonous and
needs to be broken up. Also, maybe there should be a cut-through from the walkway
to the parking area. He would like to see more information provided showing the
distance between the garage and parking on the other side.
Bass wondered if the applicant could stagger the height of the garages from the units
pick up the flat-roof design.
PHILIP LANG, 758 "B" Street, voiced his opposition to the proposal. (See letter dated
August 8, 1995.)
Jarvis read a letter from ANN BASS, DAN HELLER, and JANE STEWART into the
record.
A phone message from MRS. ORTEGA was read into the record.
MARGARET SCHWEITZER, 156 Sixth Street, agrees with Lang regarding the criteria.
She objects to the increased traffic flow. This project opens door to ruining their
existing neighborhood.
MRS. ORTEGA, 954 B, said her biggest concern is increased traffic.
Staff Response
Molnar explained the Commissioners have a lot of latitude in deciding whether or not
they have enough information to decide if the development is compatible with the
surrounding neighborhood. There is not as much review control because the property
is outside the Historic District.
McLaughlin said "B" Street is identified as a collector and functions as such. Traffic
levels are established in the Comp Plan. The street also functions as a residential
street with pedestrians, sidewalks thus creating a conflict.
Rebuttal
Barchet feels this design will create and nourish the community within itself and within
the larger community. He has tried to minimize the impact of vehicles. He has also
attempted to satisfy the need for affordable housing near the downtown.
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Jarvis said she would be interested in seeing 29 to 30 parking spaces.
Giordano asked Barchet to consider a more formal layout using some historic design
with some respect for neighborhood compatibility. There is too much crammed into
one space.
McLaughlin suggested that all the issues raised need to be addressed in complete
detail by the applicant in the next month or two as the plan presented does not appear
to be ready to approve at this meeting.
Barchet agreed to continue and waive his 120 time limit.
Bingham thought "A" Street should go through to Mountain Avenue. The City should
have encouraged the applicant to work with Cox so traffic will not be going through
both developments. The application is not designed in conjunction with anything
around it. Barchet said he did try to contact Cox but he was not amenable to working
out a joint effort.
Carr moved to continue Planning Action 95-075 until November. Giordano seconded
the motion and it carried unanimously.
The Commissioners offered the following suggestions that had not been previously
mentioned:
Look for the visual safety of a long corridor of parking. As it is now, it looks like
a traffic channel.
Plot back-up area for each parking place.
Show west elevation along the west property line with a variety of building
heights.
Garage line - Show an east elevation looking at the east property line showing
garages with more external connection to the area around.
Address Criteria D - paved access to and through the development.
Work with Cox for a flow of traffic from one development to the other.
PLANNING ACTION 95-027
REQUEST FOR MINOR LAND PARTITION TO DIVIDE A PARCEL INTO THREE
LOTS LOCATED 54'1 FORDYCE. A VARIANCE IS REQUESTED TO CREATE A1
LOT WITH A WIDTH GREATER THAN ITS DEPTH.
APPLICANT: CAROLYN J. ElDMAN
Site Visits and Ex Parte Contacts
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Bass and Giordano left the meeting.
Bingham, Carr and Armitage had a previous site visit.
Finkle and Howe had site visits.
STAFF REPORT
McLaughlin explained that the rear two lots do not access a public street. From the
street plugs at Romeo and Mill Pond there is a one foot strip dividing the street from
the property. The application does not meet the criteria, therefore, cannot be
approved. The fact that the lot would be wider than deep is a secondary issue
because there is still not access to a public street. The transportation map shows the
street going through.
Carr asked about creating two flag lots. McLaughlin said the applicant proposed two
flags during the process but chose not to pursue that request.
PUBLIC HEARING
KURT KNUDSEN, attorney representing Carolyn Eidman, explained that with regard to
the lot width, Eidman's lot is approximately two acres in size (rectangular). The lot line
could be moved between Lots 1 and 2 about 35 feet to the east and that would
eliminate the need for a variance, however, Eidman has structures that would have to
be removed.
Knudsen said he tried to find other cities with street plugs with one foot strips owned
by a city. He has yet to find another city with this situation. To be denied access to a
city street that abuts Eidman's property is absurd. The partition could be done with
flag lots but the product would be expensive with absurd results. Another concern
would be crossing the creek.
Howe wondered what Eidman's position was if Romeo Drive was extended to the
other public street. Knudsen said Eidman has no intention of developing her property.
Eidman is asking for a Minor Land Partition but she has no plans for developing the
property. The City cannot look to the future development of the property.
CARR MOVED TO CONTINUE THE MEETING UNTIL 10:30 P.M. HOWE
SECONDED AND ALL APPROVED.
Howe said if the lot is divided into lots, it should be scrutinized as though dividing the
lot for "development". Whether it is now or in the future, consideration has to be given
to what is appropriate for the City.
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Finkle wondered if Eidman would be willing to give a pedestrian or bike path through
the property. Knudsen thought it would be better at the time of development because
Eidman does not know what she wants to do with the property.
Jarvis asked what were the unique and unusual circumstances for the Variance?
Knudsen said they do not think the particular location of the lot line has any particular
impact on circulation or access or anything else. He did not see a valid reason for the
width not exceeding the depth in this case.
Carr questioned how the applicant met Criteria 2 (preservation of property rights) since
there are other remedies. Knudsen agreed, however, said those remedies caused
more problems for Eidman and everyone (for example, roadways next to each other,
wasteful and intrusive).
CARR MOVED TO CONTINUE THE MEETING UNTIL 11:00 P.M. BINGHAM
SECONDED THE MOTION AND ALL APPROVED.
Knudsen responded that since the Commission has no authority to grant access to
Romeo or Mill Pond, he would recommend that the issue be taken to the City Council
and the Council can choose to allow access over any reserve strip. Knudsen said if
the Commission wishes to deny the application he would like to amend his application
and move the lot line (between Lot 1 and 2) 36 feet to the east.
COMMISSIONERS DISCUSSION AND MOTION
Carr moved to deny the Variance as part of Planning Action 95-027 because the lot
width is greater than its depth and it does not meet Criteria 1 and 2. Howe seconded
the motion and it carried with Finkle voting "no".
Carr moved to continue PA95-027 for a Minor Land Partition to the November meeting
(October 17th - Council meeting). Knudsen waived the 120 day limit for approval.
Bingham seconded the motion and it carried unanimously.
PLANNING ACTION 95-102
REQUEST FOR OUTLINE PLAN AND SITE REVIEW APPROVAL UNDER THE
PERFORMANCE STANDARDS OPTION FOR PHASE II OF MOUNTAIN MEADOWS
WHICH WILL INCLUDE THE CONSTRUCTION OF SINGLE FAMILY RESIDENCES,
AN ASSISTED LIVING FACILITY AND A SPECIAL NEEDS FACILITY.
APPLICANT: MOUNTAIN MEADOWS L.L.C.
Site Visits and Ex Parte Contacts
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Armitage, Carr and Howe had previous site visits.
Finkle, Jarvis and Bingham had a new site visit. Bingham noticed North Mountain get
more "washboardy".
STAFF REPORT
McLaughlin said the applicant's proposals are matching up with Staff's expectations
for the project. The major points have been addressed and the project is moving
along consistent with what Staff and the Commission wanted.
PUBLIC HEARING
LARRY MEDINGER, 695 Mistletoe Road, explained that in Condition 3 (improvement of
North Mountain) road construction will begin in a week. He would like the wording
changed to "Certificate of Occupancy" instead of "building permit". Condition 5, (street
trees) please add at the end of the sentence "associated with that occupancy".
COMMISSIONERS DISCUSSION AND MOTION
Bingham moved to approve PA95-102 with the attached Conditions with changes
made by Medinger to Conditions 3 and 5. Armitage seconded the motion and it
carried unanimously.
OTHER
Finkle would like to require a sign at the end of Fourth Street where it ends at the
railroad track. The sign could say: "We are anticipating this to be a future street
connection".
ADJOURNMENT
The meeting was adjourned at 11:00 p.m.
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SEPTEMBER 12, 1995