HomeMy WebLinkAbout1994-05-10 Planning MINASHLAND PLANNING COMMISSION
REGULAR MEETING
MINUTES
MAY 10, 1994
CALL TO ORDER
The meeting was called to order by Chairperson Barbara Jarvis. Other
Commissioners present were Cloer, Thompson, Carr, Bingham, Armitage, Powell,
Hibbert, and Giordano. Staff present were McLaughlin, Molnar, Knox, and Yates.
APPROVAL OF MINUTES & FINDINGS
April 12, 1994 - Hearings Board - Carr moved and Cloer seconded approval of the
Minutes and Findings.
Carr moved and Powell seconded approval of the following. Everyone voted approval
except Giordano who abstained.
April 12, 1994 - Regular Meeting
April 12, 1994 - Study Session
April 26, 1994 - Study Session
PUBLIC FORUM
Larry Medinger came forward and Jarvis thanked him for his study, hard work, and
expertise while on the Planning Commission for the past four years. He was
presented with a plaque and a gift.
Tom Giordano was welcomed as a new Commission member.
ELECTION OF OFFICERS
With the adoption of the revised by-laws, the elections will be
held in January, however, the by-laws have not yet been adopted. Thompson moved
to continue with the current set of officers for the next six months. Hibbert seconded
the motion and the Commission approved. Elections will be held in January.
Thompson wanted to remind the Commission to keep encouraging public input and
continue to be as welcoming and open as possible.
TYPE III PLANNING ACTIONS
PLANNING ACTION 94-056
REQUEST FOR OUTLINE PLAN, FINAL PLAN, AND SITE REVIEW APPROVAL
FOR A 4-LOT, 9-UNIT PERFORMANCE STANDARDS DEVELOPMENT LOCATED
AT 1680 SISKIYOU BOULEVARD. ALSO REQUEST FOR A ZONE CHANGE FROM
COMMERCIAL (C-1) TO MULTI-FAMILY RESIDENTIAL (R-2).
APPLICANT: DON GREENE
Site Visits and Ex Parte Contacts
Site visits were made by all Commissioners.
Thompson noticed that the parcel had a couple of trails next
Bingham noticed that the sign was down and that there was
to it that
looked
heavily used.
access to a
storm drain.
STAFF REPORT
The zone change from Commercial to R-2 involves only the rear portion of the
property. The Site Review is to construct three triplex structures. From Clark Street
the structures will have the appearance of one-story units. There will be a request
before the Council to vacate a 23 foot wide portion of Clark Street.
As per the Staff Report, the applicant appears to have met the Criteria for a Zone
Change and Site Review. This application provides an opportunity to consider the
upgrading of Siskiyou Boulevard, 'therefore, Staff is suggesting the asphalt area
between Siskiyou Boulevard and the restaurant be removed (about 33 feet length x 24
feet wide) and that the area be landscaped. Outdoor seating could be incorporated in
that area. This would mean the loss of three diagonal parking spaces, however, there
would still be sufficient parking. Staff has recommended approval with the attached 11
Conditions, specifically Condition 2).
While the Parks Department was doing construction in Garden Way Park, they came
across some artifacts from the Shasta Indians. There may be another permitting
process required for an architectural survey to be done before construction on the
proposed site.
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Thompson wondered what mechanism could be used to be certain that a pedestrian
pathway be provided on every possible application -- in other words, so it is not
suddenly brought up at a meeting. He wants to make sure this path is not blocked
off. McLaughlin stated that a path has been discussed with the applicant throughout
the process. Armitage and Bingham both noticed children using the path for a play
area.
Staff showed a video of the site.
PUBLIC HEARING
DON GREENE, 375 Normal Avenue, applicant, said he tried to orient the units to Clark
Street and develop at a low density with low impact. The neighbors brought up the
need for the continued use of a pathway. He can use the storm drain easement for
the pedestrian link. There will be an 18 foot area between the units. The studio will
be rented out as affordable housing.
Greene further stated that they have been able to incorporate the large trees in the
development. The elm trees have been sick, but have been pruned and sprayed this
year.
Greene has no problem with the Conditions. He would like the Fire Department's
recommendation clarified with regards to residential fire sprinklers (Condition 3).
With regard to the removal of the asphalt and paving in front of Bento's, Greene does
not mind doing this, however, he would like to make this a contoured area, not
necessarily rectangular. He had a sketch that he presented to the Commissioners that
tied the area into the existing planter. He would like to be able to preserve one of the
parking spaces.
DON PAUL, intended to point out that the Fire Department has to have a hydrant, and
until a hydrant is installed and tested and meets flow requirement, they may not know
whether fire sprinklers are required or not. In other words, the hydrant installation will
be done before any combustible construction occurs, and if the flow is not enough,
the residential fire sprinkler will be required.
Cloer asked why Greene wished to retain a parking space and Greene responded that
with the fast food restaurant there is high automobile turnover.
Armitage wondered if any consideration was given for lights and noise at the
apartments more exposed to Siskiyou Boulevard. Greene wanted any buffering to be
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done with landscaping. The primary orientation of the studios are toward a courtyard
patio area.
DAVID BOYD, 2692 N. Pacific Highway, Medford, OR 97501, from Oregon
Department of Transportation submitted a written comment.
Staff Response
Add a Condition 12 that the applicant obtain an Approach Road permit from ODOT.
Bingham suggested under Condition 3, the word "possibly" before
"interior sprinkler system".
Molnar said Staff is not locked into a rectangular landscaped area in the area along
Siskiyou Boulevard. If one parking space can be retained, Molnar suggested the
space be screened.
DON GREENE, in rebuttal, said he does not have a problem extending the
landscaping out.
COMMISSIONER DISCUSSION AND MOTION
In an advisory vote, Hibbert moved to approve the zone change, stating it had met the
criteria. The motion was seconded and all Commissioners approved.
Under approval of the Site Review, Thompson recommended adding Condition 12,
that the applicant obtain an Approach Road permit from ODOT. Add Condition 13
that, due to apparent pedestrian easement, a pathway or walkway open to the public
be maintained through the property, signed as follows: "Passage at one's own risk".
Giordano has a problem with the parking lot. The pedestrian path should link to
Siskiyou Boulevard. The first parking space on Siskiyou Boulevard should be
eliminated. He is concerned about the circulation of the drive-thru through the
residential parking lot. He would like to see better landscaping provided.
RE-OPEN PUBLIC HEARING
DON GREENE said all diagonal spaces are existing. The parallel spaces are new.
pointed out that traffic will be minimal between the commercial building and the
proposed apartments.
He
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MINUTES
COMMISSIONERS DISCUSSION AND MOTION
The Commissioners came up with several ideas for redesigning the parking area but
decided it should be looked at more thoroughly. McLaughlin said Staff could work
with the applicant on a new design of the parking area and work on the front
landscaped portion.
Jarvis asked the applicant if he would extend the 120 day limit for approval and
Greene said he did not wish to do so. Even though the zone change could move
ahead to the Council, Greene thought the Council would prefer to see the entire
project.
Thompson moved to approve Planning Action 94-056 with the additional wording on
Condition 2 that the applicant work with Staff on the final details of the site plan,
addressing the removal of the asphalt area in front, pedestrian routing through the
project, traffic flow and parking. If an agreement cannot be reached between Staff
and the applicant, the application will be continued or returned to the Planning
Commission. The Zone Change has been unconditionally approved. Condition 1 is
unchanged. Condition 2 has been rewritten. Condition 3 has been rewritten.
Conditions 4, 5, and 6 remain the same. Conditions 7, 8, 9, 10 and 11 remain the
same. Add Condition 12 (ODOT). There is no need for Condition 13. The motion
was seconded and approved with Hibbert voting "no".
PLANNING ACTION 94-081
REQUEST FOR A SITE REVIEW TO CONSTRUCT A 114-UNIT RETIREMENT
FACILITY LOCATED ON THE EAST SIDE OF NORTH MAIN STREET, OPPOSITE
THE MAPLE STREET INTERSECTION. ALSO REQUEST FOR A ZONE CHANGE
FROM EMPLOYMENT (E-l) TO HEALTH CARE (HC) AND MODIFICATION OF
DETAIL SITE REVIEW ZONE BOUNDARY.
APPLICANT: CLIFF CURRY
Site Visits and Ex Parte contacts
Cloer had a site visit and talked with Jack Morris
talked about traffic concerns. Cloer too has concerns with traffic. He was
almost rear ended while turning into Dr. Epstein's lot.
Thompson abstained because he is a neighboring property owner.
Carr had a site visit.
Bingham had a site visit and noticed the proximity of the property to the railroad
tracks. He noted that the traffic turning left from Maple Street to North Main
had to wait a long time (at 6:05 p.m.). If it was during rush hour, it would be a
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very long wait.
Armitage had a site visit and when leaving the property, he had to turn right and
find a place to turn around and come back, instead of turning left to begin with.
He had an ex parte contact with someone and discussed where the property
line was in relationship to this person's property. He also had a phone
conversation with Mary Gardiner and discussed the meeting process, not the
action.
Powell made a site visit and looked at the property from the Epstein lot. She
noticed an area of cattails and red-winged blackbirds. She wondered if it was a
wetland area. She received a letter from Debbie Miller but did not bring it with
her to the meeting.
Hibbert had a site visit.
Giordano had a site visit and met with John McLaughlin and a staff person from
RVTD. He is working on a design for the bus stops.
Bingham read a letter from Debbie Miller into the record.
Powell said the substance of her letter from Miller was similar to that of
Bingham's. Miller thought the proposed application had an institutional look
and she is concerned with traffic, zoning and density. She hoped the
Commission would not be emotional in the desire to have something like this
for Ashland.
A letter from Don Cowan was read into the record.
The letter from Charles Tracy to Barbara Jarvis and a copy of the article in the Daily
Tidings were read into the record.
STAFF REPORT
The property for the proposed facility is located opposite the Maple Street intersection
and is approximately 4 acres in size. The application involves the construction of a
114-unit congregate care facility. The total square footage will be 90,000 square feet
of gross floor space and will consist of six buildings. Three of the larger buildings will
be connected by an enclosed walkway. The buildings along North Main will be one-
story. Access to the development will be via a 20 foot wide driveway to the site.
The applicants have provided evidence that there is a public need for this type of
housing to support their request for a Zone Change (E-1 to HC). This project
complies with all the standards except it's considered one structure because of the
walkway connections. The applicants believe the area should not be in the Detailed
Site Review Zone since the requirement was written for commercial and industrial
purposes.
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The design materials have a residential flavor. The Historic Commission was
supportive. An effort has been made by the applicant to break up the design with
gables and dormers.
There is information in the packet with regard to public facilities and the intersection of
Maple and No. Main. A widening of North Main Street which would include a left hand
turn lane and a widening of the curb radius where the BP station was located is being
planned.
At this point, there is an irrigation ditch running across the property. The applicants
have proposed to relocate the ditch and incorporate a water feature as part of the
relocation. Some type of on-site retention of storm water may need to be added.
There have been some comments from the neighbors regarding building height. The
project will be roughly four stories in height looking from the railroad tracks. There is
residentially zoned property to the north of the property, however, the height limitation
in the HC Zone is 35 feet and the applicant will comply.
The Historic Commission noted that though they liked the overall design, there was
some concern about the connectors between buildings gave a more commercial and
institutional look. They would like to see a redesign of the connectors.
Overall, Staff feels there is evidence in the record to support a Zone Change to
provide this type of housing. Staff has recommended approval with the attached 15
Conditions. Some items will need further discussion and may need some fine-tuning.
Jarvis asked if any consideration given to Mr. Tracy's suggestion about traffic
movement and relocation. Molnar said that even with a relocation, Maple Street or
Glenn Street would still need a traffic signal. McLaughlin said Tracy's idea has been
investigated, but the problem is, the routes would not go anyplace.
Armitage noticed that there are not densities in the HC zone, but there are in the R-2
zone. McLaughlin said the traffic impacts are not as great with this proposal as for
instance an apartment complex. The proposed development would be similar to a 40-
unit apartment complex and will generate approximately 250 vehicle trips per day.
McLaughlin said this proposal falls between a retirement home and a nursing home
and the parking demand for these types of uses are different than what our ordinance
refers. The Commission may request the applicant to provide more data for an
unspecified use.
Cloer wondered if Staff was willing to accept the traffic data taken in December of
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MINUTES
1991. McLaughlin said a representative from ODOT might want to speak to this issue.
Again, the Commission may find further information is needed.
Bingham inquired if the Planning Commission requires a traffic signal and ODOT does
not, who prevails. McLaughlin thought it would mean the applicant would have to
comply with the Conditions and if he could not comply, the application could not go
forward. Carr said she spoke with Kip Osbourne of ODOT and he said a traffic signal
will not be planned for the Maple/No. Main intersection for quite some time.
Folders with information, plot plans and elevations have been provided to each
Commissioner and have been made a part of the record.
PUBLIC HEARING
CLIFFORD CURRY, 471 High Street, Salem, OR, stated he is the applicant and the
project architect. He said they would be able to comply with everything required in the
Staff Report. He has submitted material with the application that describes the project.
Curry described in more detail the project that is being specifically designed for the
elderly that is not fully independent living. Medical services are not provided, however,
they are working with the hospital to provide home health care.
Holiday Retirement Corporation is based in Salem and they have been building
complexes since 1972. The corporation starts a facility and does not sell it -- they are
in it for the long-term as an operator. There is a tremendous unmet demand for this
type of housing. There is nothing in Ashland now.
Curry thinks this is an ideal site for the retirement facility. It is between medical
facilities and the downtown. This type of facility works best on a busy, active spot.
This site complies with the Comp Plan because it is an infill site on flatland, in an area
that makes sense.
A market research study showing a tremendous need has been submitted. Curry
mentioned several design features -- extensive walkway, drought tolerant plantings,
handicap accessible all around, compatible with the Historic District, and a storm
retention system has been planned.
Curry intends to comply with all requirements of ODOT. This development decreases
the dependency on the automobiles. They will work with the City, hospital and
community to get a traffic signal.
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The visual impact was considered by Curry and the view from the east. They made a
lot of design decisions that relate to the neighbors on the east. The setback is larger
than required and it is about 180 feet to the nearest house. The use of dormers
lowers the overall effect with the one-story portion and different heights adding
variation. The berry bushes along the railroad track will be retained for screening.
There will be a number of plantings along the facade. He passed around photos
showing different views.
CARR MOVED AND HIBBERT SECONDED TO CONTINUE THE MEETING UNTIL
10:30 P.M. THE MOTION CARRIED.
Bingham had some operational questions for Curry. Curry said they do not rent to
any specific age group but that it is totally self-regulating with no age limits. There will
be 12 employees at peak times. A manager and co-manager live on-site. A home
health care office will be set up. There can be services provided by outside groups,
but the facility provides none. There will be a specific room for a dispensary.
Powell wondered if a person needs some assistance with their daily care, can they
stay in this facility. Curry said this would fall under home health care. This would be
in addition to the 12 employees and there would be some traffic impact. The
employees that work at the facility come and go during off-peak times (e.g., cooks).
The 250 vehicle trips per day include visitors. Curry said that the units have a six foot
counter and a small refrigerator. Some people bring in a microwave or toaster oven.
In answer to a question by Carr, Curry stated that walkers and wheelchairs are
allowed, but a person needs to be able to exit the building in case of an emergency.
Jarvis read comments from the following who favor the proposal.
Lorraine S. Cuffell, 291 Terrace Street
Laurence Powell, 306 Hillcrest
Betty H. Kester, 1644 Parker
Trudie Revoir, 725 Frances Lane
Leote Frakes, 80 Pine Street
Grace Sledge, 415 Azalea Court, Talent
A. J. Sledge, 415 Azalea Court, Talent
Patricia A. Adams, P.O. Box 3519, Ashland
Ruby J. Stewart, 1188 Linda Avenue
Harriette Cummens, 211 Glenview Drive
David Boyd, ODOT District Operations Mgr., 2692 N. Pacific Hwy., Medford, OR
97501
Milton/Natalie Padno, 573 Carol Street
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Tom Kennedy, 400 W. Hersey
Jim Watson, 515 Guthrie
Robert Blair, 745 Park Street
Betty Jespersen, 390 Cambridge
Patrick Flannery, 800 Cambridge
Brent Thompson, Allison Street
MICHAEL DONOVAN, 1120 Beswick, President of Ashland Community Hospital
Foundation, explained this project is being done in conjunction with the Foundation,
not the Ashland Community Hospital. It will benefit the hospital. The land for the
project site was donated with the provision it be used for a retirement center. The
Foundation believe they have come to the best possible end by working with Holiday
Retirement Corporation. Everyone knows North Main Street is a traffic concern. The
improvements made to the area should vastly improve the situation and fortunately the
applicant is willing to contribute to the cost of improvements. The traffic signal is out
of our hands. This project is for the citizens that live in Ashland and there will be a
return to the Ashland Hospital Foundation and a direct benefit to Ashland Community
Hospital.
KEN HAGEN, 548 Rock Street, -¢5, lives near the proposed site and favors this
proposal because he advocates making Ashland more compact. Hagen wondered
what existing trees will remain after the project is built. Also, what provisions have
been made for recycling and garbage service? Where will the driveway be located in
relationship to Maple after Maple is moved over? It appears the facility's driveway will
be coming out and have to cross through the left turn lane. The buildings look too
massive unless lots of trees are planted, but Hagen hoped this would not be the
ultimate solution. He requested that a Condition of approval would be included that if
and when the railroad tracks become a bicycle/pedestrian way, that it would tie into
the rest of the system. Will there be any on-site amenities, such as a small market?
Photos appears to be taken from some distance away but the vast majority will be
viewing the facility from No. Main Street and from the rear.
JERRY SIVIN, 1552 Lilac Circle, said the view from the east is a non-issue. A bank of
trees completely obscures the back of the property. Sivin believes the issue of an
85,000 square foot facility is for commercial/industrial. There is no place for the older
population now and we need to provide for and take care of that segment of our
population. Holiday Retirement Corporation is the best there is. Things are changing
to the detriment of the hospital and we don't want to turn down $4.5 million. Sivin
cannot understand ODOT saying we do not need a traffic signal, however, 12
employees will not cause much impact. With van service, the residents will give up
their cars. We cannot lose this proposal because of traffic impact. Sivin is willing to
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form a committee and go to the State and work to get a traffic signal.
CARR MOVED AND HIBBERT SECONDED TO CONTINUE THE MEETING UNTIL
11:00 P.M. THE MOTION CARRIED.
MICHAEL ELTON, 17311 S. W. Canyon Drive, Lake Oswego, OR, is
partner of Curry's, said this architecture is a little more unique than their other projects
because of the gables and bridges. He believes the left hand turn lane will solve the
traffic problem on North Main Street.
JACK MORSE, 588 N. Main Street, stated he is concerned with limited access for
emergency equipment at the proposed facility. Average delivery trucks will have
trouble turning out of a 10 foot lane into an 11 foot lane. He would like to see a traffic
signal.
JED MEESE, 88 Granite Street, is a member of the Hospital Board and has worked
the last three years on this project. The project is needed by so many citizens in this
community. So many can't afford to move to the Manor and we don't want to see
these people leave the community.
MAUREEN MEISER, 151 Nursery Street, thinks the applicants need to have a new
traffic study done because she has seen a change in the traffic since 1991. Approval
of this application should all be conditional upon whether something can be done with
the State Highway Department. It is completely impossible to cross the street as a
pedestrian without a light.
MICHAEL GARDINER, 349 Orange Street, owns the property adjacent to the rear of
the building. He is concerned with the mass and scale of the building. The
surrounding buildings are residential. He is approximately 180 feet from the structure
and believes it is important there be some transition in this building. In some places
along the back, the building will be close to 50 feet tall.
JOHN FIELDS, 845 Oak Street, discussed the Detailed Site Review Zone. The City
has worked to establish it and it doesn't say anything about whether it is commercial
or not. Its purpose was to look at breaking up building mass (18.54 - maximum height
is 35 feet). It is difficult to speak against the proposal because there is so much
economic opportunity and Fields knows the residents need this facility. He questions
the presentation of the design and scale -- let's see what we can cram onto this. This
is a test case -- what does the Detailed Site Review Zone mean? Is this a health care
facility? That is marginal. He believes another traffic study needs to be done.
Secondary access should be considered. He would ask for cooperation from the
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applicant to go another round of refining. Approval of this application will be setting a
standard for our infill pattern. If this property is taken out of the E-1 zone, it will
deplete the E-1 supply of land.
BARBARA STOUT, 356 Otis, lives to the north side of the project. The trees blocking
the proposed buildings are deciduous so it would create a visual barrier part of the
year. Ashland already decided they do not want a project this massive when they
decided on smaller buildings. Stout thought the pictures submitted by the applicant
are deceptive. She would like to make sure the drainage is addressed. If any of the
drainage goes onto the railroad tracks, it goes onto her property. What about the
possibility of a right turn lane from downtown into the property? A traffic signal needs
to be pursued.
MARY GAnDINER, 349 Orange Avenue, said she takes offense to Sivin's comments
that the project is not that big. Given the amount of time the Gardiners spend in their
yard, the facility is a huge mass. By approving, the Commission is setting a
precedent. Some of the design elements need to be examined. Outside lighting is a
concern.
LARRY MEDINGER, 695 Mistletoe, stated that it is important Ashlanders don't have to
retire in Medford. What is important to the hospital is those people who don't leave
will become bigger clientele to hospital. He is involved in a project similar to this in the
sense it serves the senior community. Medinger is wondering about traffic, not just
now, but what about in the next ten to 20 years. The property between the proposed
facility and Glenn Street is bare land. Should consideration be given for traffic to
connect more through Glenn? The backs of the properties on North Main could be
served with a street in the rear. He urged the Commission to look at the bigger
picture.
MOVE FOR CONTINUANCE
The applicant stated they are willing to continue the hearing and they are willing also
to extend the 120 day limit for the application.
Giordano told the applicant he would like to see a model of the site including some of
the adjacent properties. What are the cumulative effects of traffic? Look beyond the
boundaries of this property. Bring the data up to date. The community should push
for a signal. He would like more study done on the pedestrian linking of the project to
the downtown and other activities -- also bus access and other transit.
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The public hearing will be continued on June 14, 1994, 7:00 p.m. at the Council
Chambers.
Carr moved to continue PA94-081, Powell seconded the motion and it carried
unanimously.
PLANNING ACTION 94-050 will be continued.
ADJOURNMENT
The meeting was adjourned at 11:00 p.m.
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