HomeMy WebLinkAbout1994-03-08 Planning MINASHLAND PLANNING COMMISSION
REGULAR MEETING
MINUTES
MARCH 8, 1994
CALL TO ORDER
The meeting was called to order at 7:05 p.m. by Chairperson Barbara Jarvis. Other
Commissioners present were Cioer, Hibbert, Armitage, and Bingham. Staff present
were McLaughlin, Molnar, Knox, and Yates.
APPROVAL OF MINUTES AND FINDINGS
Hibbert moved to approve the Minutes of the March 8, 1994 Regular Meeting.
Armitage seconded the motion and the Minutes were approved.
The Findings of the March 8, 1994 Regular Meeting were approved.
PUBLIC FORUM
No one came forth to speak.
TYPE II PLANNING ACTIONS
PLANNING ACTION 94-035
REQUEST FOR A CONDITIONAL USE PERMIT AND SITE REVIEW FOR THE
CONSTRUCTION OF A 72-UNIT MOTEL BUILDING AT THE REAR OF THE
PROPERTY LOCATED AT 2525 ASHLAND STREET (WINDMILL ASHLAND HILLS
INN). AN ADMINISTRATIVE VARIANCE FROM THE CITY'S SITE DESIGN AND
USE STANDARDS IS REQUESTED TO ALLOW FOR A COMBINED CONTIGUOUS
BUILDING LENGTH IN EXCESS OF 300 FEET.
Site Visit or Ex Parte Contacts
All Commissioners had a site visit.
STAFF REPORT
Staff reported that this application does not in fact require a Variance. It does comply
with the Site Design Standards because no one face of the building is over 300 feet in
length.
The proposal involves the Ashland Hills Inn site. There are two buildings on the
property now. The applicant proposes to construct a three-story building housing 72
units, just under 45,000 square feet. There will be an additional 71 parking spaces
provided. A central courtyard has been incorporated and there will be a connecting
walkway system for the entire Ashland Hills Inn campus.
The applicant has shown how the proposed construction would be similar to the target
use of the zone, that lot coverage is less than the 85 percent allowed and the
landscaping is twice the required area. The Planning Commission has the ability to
require transit facilities as part of the application. Staff has been working with the
applicant to locate a new bus stop along the frontage in conjunction with the Dept. of
Transportation and RVTD. Work is also being done for a model transit stop that
would be designed specifically for Ashland and the applicant has been willing to
incorporate that design as part of their proposal. A sidewalk will be installed along
approximately 50 percent of the frontage, leading from the transit stop going west
toward the Texaco station.
Staff is recommending approval and feel the applicant has done a good job with
regards to large scale development, and the proposal fits into the goals of the
economic element of the Comprehensive Plan. There six Conditions attached. The
wording of Conditions 2 and 3 have been changed as follows:
Condition 3 - Delete the first sentence. That a final sidewalk construction plan
indicating location and design to be reviewed by the Staff Advisor prior to the issuance
of a building permit. (Staff wants to sit down with the applicant before the building
permit is issued to know exactly where the sidewalk is going to be located and what
will be involved in constructing it.)
Condition 2 - The beginning of the second sentence -- Construction drawings
indicating final location design, etc. be approved prior to building permit for the transit
stop location also.
Add Condition 7 - That 15 bicycle spaces, eight of which are sheltered, be installed in
accordance with the design standards outlined in 18.92, prior to the issuance of a
certificate of occupancy. Location and design of the spaces to be included as part of
the building permit.
Armitage asked for a clarification of public space. The 6,500 square feet proposed is
all new space, in addition to what is already there.
Jarvis asked why there are 71 parking spaces for 72 units. Molnar said there is more
than adequate parking at this time.
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REGULAR MEETING
MINUTES
MARCH 8, 1994
PUBLIC HEARING
PARI PEDERSEN, 409 Pine Street, Klamath Falls, OR 97601, addressed the
architectural features of this project. She explained that 72 units work well for staffing
purposes. The rooms can be grouped in units of 12. There are nine disabled
accessible units that will be up to ADA standards. Pedersen had to work around
significant topographic changes in designing the building. She paid particular attention
to the public space. Landsoaping will use drought resistant plants and should be
easily maintained. She tried to break up the building enough to give it some human
scale. The suites are large enough to encourage business people to conduct
business at their suites which should decrease vehicle trips per day. They will be
incorporating the bus stop designs done by Tom Giordano when he is finished. There
will be 15 bicycle parking spaces. Ashland Hills Inn already encourage visitors to use
bikes. They also have a shuttle to downtown.
Jarvis noticed that all the handicap parking is in one place, as though it is segregated.
Pedersen responded that those spaces are placed between two handicap accessible
routes. They cannot cross any vehicular traffic areas. They are meeting the ADA
guidelines and that is the reason this type of segregated situation is created. All
handicap units are on one side.
Bingham asked if they anticipated attracting conventions and if so, how will this impact
the parking.
GEORGE FARMAKIS, 2525 Ashland Street, General Manager of Ashland Hills Inn,
replied that the hotel is turning down conventions at this time. People are wanting 200
rooms plus. Customers do not always drive to the hotel, but fly into Medford or
Ashland. He does not see a large parking impact. They have three shuttles and are
looking at getting two more.
COMMISSIONERS DISCUSSION AND MOTION
Bingham's only concern is that he knows there are those times during conventions
that every single parking space is filled, especially if the convention would draw
Ashland/Medford residents. Since this only happens a few times a year, he does not
feel it would adversely impact this application. He sees it as a needed addition.
Bingham moved to approve PA94-035 with the attached Conditions as amended by
Staff. Hibbert seconded the motion and it carried unanimously.
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PLANNING ACTION 94-043
REQUEST FOR A SITE REVIEW FOR THE CONSTRUCTION OF A 2,450 SQUARE
FOOT SECOND FLOOR ADDITION TO THE PROFESSIONAL OFFICES LOCATED
AT 362, 366, AND 370 LITHIA WAY.
APPLICANT: DON GREENE
Site Visits and Ex Parte Contacts
All Commissioners had a site visit.
Jarvis had an ex parte contact with Larry Medinger. He wanted Jarvis to tell the
Commission that he is very concerned about the existing building's ability to support
weight.
STAFF REPORT
The applicant is requesting a Site Review. The parcel is triangular, just over 6,000
square feet with the existing single story building about 2,400 square feet. It is a
concrete block building with aluminum sliders. There are eight parking spaces on the
property located off the abutting public alley. The proposal is to construct a second
story. One change to the existing footprint is to build out to incorporate an internal
stairwell. The first floor will remain mostly unchanged. There is a colored elevation
shown tonight. The windows will be recessed. In order to break up the massing, the
applicant has proposed a roofline cornice and a stucco band, thus drawing a
distinction between the first and second floor. The texture on the second story will be
stucco. The landscaping plan has been provided and a planter bench similar to those
in the downtown will be installed. The applicant will put in a glass store front door with
a wood type trim instead of aluminum. A sign program will be drawn up for the
building. With buildings with multiple jogs and the potential for several tenants, usually
the first tenants get the best choice of signs. Staff would request that as part of the
Planning Action, the applicant meet and review with Staff specifically where, how
many, and size of signs for the building. Staff and the Historic Commission would
approve for materials and size. This should avoid confusion in the future. The
applicants are in agreement with this plan.
Overall, this application has met the criteria for Site Review approval. Infill of buildings
and use of second and third floors are encouraged in the downtown. Staff has
recommended approval with the attached seven Conditions. Condition 8 - "That the
existing first floor doors be replaced with full glass store front doors with wood trim.
Final door style to be reviewed by the Historic Commission and approved by the Staff
Advisor."
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MARCH 8, 1994
Even though no bike parking is required downtown, Armitage would encourage the
applicant to locate some.
Cloer wondered how the Building Department deals with earthquake standards for
existing structures. McLaughlin responded that the building will have to be fully
engineered and will have to comply with Oregon standards. He thought the applicant
had already discussed these issues with Mike Broomfield, Building Official.
Bingham is concerned with parking. He understands there is no off-street parking
requirements, but parking could be a potential problem. McLaughlin said the
Commission may want to look at parking in the future if the trend continues to add
second stories to buildings. Rather than providing parking on-site, the City could
require an applicant pay into a fund that would allow for development of additional
parking downtown.
Armitage thought the design looked like a turn-of-the century building on top of a
contemporary building. Molnar said that was the original concern of the Historic
Commission.
Molnar read the letter from J. David Fine into the record.
PUBLIC HEARING
DON GREENE, 375 Normal Avenue, is the applicant representing the owners, Irvin
and Vivian Korn. The existing businesses in the building have outgrown the space
they are in and they decided to build a story. Greene had many meetings with the
Historic Commission to come up with a design that is compatible. The major change
will be in the color scheme and this should help mask the many windows. They
worked on a sense of entry. The design is similar to the old Co-op building.
With regard to engineering and seismic requirements of the building, an engineer has
already done testing of the structure and foundation and he has found there are
adequate footings and steel for the second floor. As discussed in the meetings with
the Building Official, Greene said the building will be designed to meet all of the
standards. They will be adding a handicap parking space and accessibility route.
There will be some minor remodeling downstairs to meet ADA requirements. There
will be a new bathroom and employee lounge that will be handicap accessible.
They have looked at ways for accommodating bike parking but have not found a
place. If anyone has a solution, let Greene know.
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MARCH 8, 1994
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Greene sees the parking problem as a regional issue, not an individual issue.
In meeting with Mike Broomfield, the applicant is faced with adding a second exit to
meet fire and life safety. If the Commission would approve, they would like an open
permanent stairway facing the U.S. Bank parking lot.
COMMISSIONERS DISCUSSION AND MOTION
Cloer moved to approve PA94-043 with the attached Conditions. Hibbert seconded the
motion and it was carried unanimously.
PLANNING ACTION 94-044
REQUEST FOR A CONDITIONAL USE PERMIT AND SITE REVIEW TO EXPAND
AN EXISTING HOTEL (ENDERS HOUSE) FROM FOUR UNITS TO NINE UNITS.
THE PROPOSAL INVOLVES THE CONSTRUCTION OF A THIRD STORY ONTO
THE BUILDING.
APPLICANT: MICHAEL AND LAURIE GIBBS
Site Visits or Ex Parte Contacts
All Commissioners had a site visit. Armitage observed there was no roof on the
building. Jarvis had a note from Larry Medinger. Medinger had talked with Terry
Skibby and Skibby said the Enders House had already been expanded before the
Historic Commission reviewed the proposal.
Jarvis also noted a potential conflict of interest. On occasion, Michael Gibbs calls her
to perform marriages at the Winchester House. The City Attorney said that since it
would only remotely bring more people to the Inn that would get married, there would
be a remote possibility that she would have any financial gain.
STAFF REPORT
This application is subject to a Conditional Use Permit and Site Review approval. The
Staff Report contains the history of this application. The proposal is to expand the
Enders House by adding a third story with the original feeling of the building. The
Historic Commission reviewed the Minutes and they are included in the packet. They
recommended approval. This use would be encouraged in the downtown. Staff has
recommended approval with the attached five Conditions.
Cloer asked how the applicant could begin construction before the hearing.
McLaughlin said the project was currently red tagged until the Building Official can
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MARCH 8, 1994
review the situation. If the applicants were remodeling, they could to so without a
planning action. They made the choice to move ahead with the risk that the planning
action would be approved. Staff is concerned with the design and want the building to
conform to standards.
Cloer inquired about earthquake standards, but Staff was unsure where this stood with
the Building Official.
PUBLIC HEARING
MICHAEL GIBBS, 536 Ashland Street, thought that the removal of roof was somewhat
of a misunderstanding. He did not want to imply that they are taking anything for
granted. It is imperative they hit the summer season. If they miss it, there could have
significant financial ramifications. Their goal is to enhance and retain the historical
significance of the building. They are addressing seismic issues.
DARRELL BOLDT, 1950 Tamarack Place, North Pacific Builders, stated that he has
discussed with Mike Broomfield all seismic requirements. Also, with regard to ADA,
they will be converting one handicap space to make it accessible to the building.
Boldt has also worked with the Historic Commission during design of the project.
COMMISSIONERS DISCUSSION AND MOTION
Armitage moved to approve PA94-044 with the attached Conditions. Bingham
seconded the motion and it carried unanimously.
OTHER
A letter was received from Alan DeBoer regarding parking at the Apple Cellar.
A letter was received from Joan Spear regarding scale of accessory units. She
wanted the Planning Commission to be more aware of this in future approvals.
The Planning Commission received an article from Public Management
concerning tourist towns.
Cloer announced a workshop on May 4, 1994 put on by the Oregon Progress
Board entitled "Livable Communities - Partnerships for our Regional Future".
The workshop will be held in the Rogue Valley. He thought the Planning
Director and Planning Commission Chair should be invited. For more
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MARCH 8, 1994
information, call Roi Crouch, 772-7288.
Armitage wanted to schedule a review of the proposed rules of the Planning
Commission. The subcommittee is recommending election of the Chair to
occur in January because May is a time when new Commissioners are coming
on board and they would not be as informed at that point.
Jarvis announced that the Southern Oregon Land Conservancy will be meeting
on Friday, March 11, 1994 at C. K. Tiffens. The subject of the meeting will be
conservation easements. The speaker will discuss land trusts in Napa County
where there are 24 conservation easements covering 6,500 acres of land.
There was some discussion of the resolution concerning ending the meetings at
10:00 p.m. with motions to continue no later than 11:00 p.m. The Planning
Commission needs to be alert to the 120 day rule on planning actions.
McLaughlin said there may be an opportunity for a presentation about growth
management from the Metro area. It would possibly be an afternoon
presentation on March 24th or 25th, if anyone is interested.
ADJOURNMENT
The meeting was adjourned at 9:15 p.m.
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