HomeMy WebLinkAbout1994-06-14 Planning MINASHLAND PLANNING COMMISSION
REGULAR MEETING
MINUTES
JUNE 14, 1994
CALL TO ORDER
The meeting was called to order at 7:10 p.m. by Chairperson Barbara Jarvis. Other
Commissioners present were Bingham, Cloer, Giordano, Carr, Armitage, Powell, and
Hibbert. Staff present were McLaughlin, Molnar, Knox and Yates.
APPROVAL OF MINUTES AND FINDINGS
Carr moved to approve the Minutes and Findings of the May 10, 1994 meeting.
Powell seconded the motion and it carried unanimously.
PUBLIC FORUM
No one came forth to speak.
HEARINGS BOARD BUSINESS
PLANNING ACTION 94-087
REQUEST FOR A MINOR LAND PARTITION TO DIVIDE A PARCEL INTO THREE
LOTS FOR THE PROPERTY LOCATED AT 25 WESTWOOD STREET
APPLICANT: ANNA HASSELL
McLaughlin explained that this application is in accord with the Strawberry
Neighborhood Plan. The property owner is on board with the neighborhood planning
process. This action was approved.
TYPE III PLANNING ACTION
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
(continuation of hearing from May 10, 1994)
The hearing will be re-opened in its entirety and all testimony will be heard.
Site Visits and Ex Parte Contacts
Bingham, Carr, Giordano, Armitage, and Hibbert had additional site visits.
Cloer had a site visit and looked at a possible pathway from Otis to Randy Street. In
addition, Cloer explained that over the past several years he has been concerned
about the need for a retirement center in Ashland. He looked at this site with the
SOSC Emeritus Faculty because they have been interested in promoting a facility of
this type. Cloer said he was more interested in the proposal located on Helman that
came to the Planning Commission because it was closer to the downtown. However,
he believes he can give an unbiased opinion of this action.
Powell attempted another site visit but the blackberries and grasses were so tall, she
could not see from the rear of the property as she had hoped.
Jarvis went to the house at 349 Orange Street to look at the site. Also, she has read
every article in the Tribune and Daily Tidings and all extra papers that have been
circulated with regard to this action.
STAFF REPORT
McLaughlin explained that the applicant has made some modifications to the site plan
by moving the buildings closer to North Main Street thus providing a better
streetscape and giving a feeling of enclosure along North Main Street which Staff feels
is more appropriate. The rear portion of the building will be over 100 feet away from
the rear property line. This will provide a better area for landscaping where a water
feature will be incorporated. The layout of the buildings has changed somewhat also.
The building mass has been split more evenly into three buildings with the square
footages on each building falling below 45,000 square feet. The massing and height
will remain essentially the same.
McLaughlin said he met with David Boyd of ODOT and Bill Molnar and Cliff Curry to
discuss the traffic light at Maple Street and North Main. According to Boyd, if the City
chooses to put in a light and has the funding and State was not involved in the
monetary end, unless the State agreed and saw a need for it, they would not agree.
By their standards and measurements, this intersection is no where near the
requirements for a light at this time. The applicant can be required to sign in favor of
future improvements for a light, but without the State's concurrence requiring the
developer to install a light, it would be futile at this point.
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McLaughlin addressed the process the Commission is going through for this
application. A number of requests are involved in this one application and because it
affects the overall community, it is necessary to look at all the information possible to
make a decision. Some citizens have felt this process has flagrantly circumvented the
Detailed Site Review Zone. All the information is before the Commission and the
applicant has even attempted to meet the Detailed Site Review Zone ordinance. The
only item not met is the distance between buildings. The ordinance is not perfect and
ordinances evolve out of public input. It is Staff's opinion that the application has met
the intent of the ordinance. Staff also considers the walkways as part of the
structures.
Cloer thought it was time to take a look at the traffic speed in the area of the site,
especially with more right turns that require almost stopping. The widths of the
driveways at the doctor's offices on North Main are very narrow. McLaughlin said the
State sets the speed and it has been lowered to 30 mph. He added that as part of the
access permit, the design of the entrance can vary in terms of a turning radius.
McLaughlin said the road will be widened with bike lanes on both sides.
PUBLIC HEARING
CLIFF CURRY, 471 High Street SE, Salem, OR, said the changes have been made to
reflect the input from the last meeting and to improve the plan and make it more
acceptable to the community. By moving the buildings closer to North Main, the large
flat area in the rear will have natural landscaping with a water feature and the
blackberries will be retained. The buildings are about 330 feet to the closest
residence.
A memo from Curry regarding the Detailed Site Review Zone to the Planning
Commission dated June 14, 1994 was entered into the record. Curry also submitted a
letter from ODOT to Jerry Sivin. Curry did not feel a stop light would be needed and
does not believe this project will be contributing any traffic problems. They will not be
using the roads during peak traffic times. Also added to the record by Curry, were
building height calculations.
Bingham asked if there were going to be residents who would want to walk to the
hospital but Curry responded that the average age of the residents would be about 83
years and they would not be wanting to walk. The facility provides a van for trips
away from the facility and even though walking around the site will be a major activity,
the residents will rarely walk off-site. Curry mentioned the facility would have one
elevator.
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Armitage asked Curry why he didn't think he had to comply with the Detailed Site
Review Zone at one time. Curry responded that when he first read the ordinance, he
thought it was speaking to a commercial use and he views this project as residential.
After consultation with the Staff and City Attorney, he felt it was best to deal with the
issue directly.
Cloer read the letter from Brent Thompson into the record regarding an alternate
pedestrian walk. Curry is willing to work out a pedestrian way.
Powell noticed a road stub coming off the turnaround and heading toward Glenn
Street. Curry explained this was a service access. Powell's main concern was that
there is no traffic circulation in the project. There would be no way in or out in an
emergency. Curry considered this when they added the service stub, but rejected it
because a dip in the road would be necessary and a bridge. This would create two
retaining walls and elevator access would be lost. Powell envisions lots of truck
delivery traffic coming into the development. Curry said most of the service will be in
the stub.
Carr noted that since the elevator would be used for deliveries, it would be larger than
a passenger elevator and more the size of a service elevator.
With regard to health care, Curry said there would be a central place where groups
could do wellness programs and spaces will be available for home health providers.
They will not be providing medical care and they do not provide medical insurance.
Giordano questioned the internal circulation of the facility. Curry described that
residents, food service, maintenance, etc. all go through the same main door. The
bottom floor of the facility will not have much residential space. This is typical of other
facilities they own.
Giordano mentioned the issue of mass, bulk and scale and asked Curry why he had
not provided a model to show relative scale. Giordano felt a model would help sell the
facility to the community where there is a strong concern with mass, bulk and scale of
the facility. Curry said they would have needed to hire a professional model maker
and that would have taken time and money.
Armitage wondered how the number of cars would be limited. Curry said they do
everything they can to make it as convenient as possible for the residents not to drive.
Carr asked the percentage of slope from North Main to the facility and Curry replied it
was about 12 percent. Curry said there would be a platform of sufficient depth that a
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car would not roll back.
MICHAEL DONOVAN, stated that several letters were delivered which he asked to be
read into the record. The letters were from Judy Uhberleau, Allen Drescher, and Bob
Edwards. Donovan submitted a letter from Darrell Boldt for the record.
Donovan said he did not believe the intent of the Detailed Site Review Zone would
include a retirement home. If it had been the intent, it would have been brought up at
the time and it was not. Traffic is a legitimate concern. The Planning Commission has
to look at how the area is going to look in the future. There will be two left lane turns
in the future. Donovan also said the $4.5 million financial impact is a lot of money to a
small community hospital.
Carr asked about the lease with Holiday Retirement and Donovan said the lease
payment to the Foundation is based on an assessment of the property value. This
valuation should go up and $4.5 million is conservative.
Jarvis denied Donovan's request to read the letters into the record. The letters will be
entered into the permanent record. Letters already entered in the record are from:
Trudie Revoir
Ted Kovtunovich
Robert and Charleen Edwards
J. Ellen Austin
Mr. Tracy
Brent Thompson
Harry and Luanne Cook
Lorraine Cuffel
Judith Uherbelau
John Fischer Smith
Testimony request forms were submitted but those not wishing to speak were:
Trudie Revoir
R. C. Cuffel
Lorraine Cuffel
Dennis Slattery
Kenneth Ehlers
Paula Brown
Chuck Butler
Richard Nichols
Frank Billovits
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Betty Kester
Jerry Sivin
Sandra Slattery
Robin Osborne
Helen Jensen
JED MEESE, 88 Granite Street, said that employment at this facility will provide
employment for graduates of Ashland's nursing school, physictherapists, counselors,
and others that will earn a decent living. Each dollar generated from the Foundation
will be used to buy equipment and this will bring in revenue and will save lives. The
proposed facility will provide excellent care for senior citizens and will assure long-term
stability of Ashland Community Hospital.
Carr thought there would be a greater number of support people than health care
professionals at this facility.
WESLEY HOXIE, 821 Hillview Drive, said he could be looking at moving into a facility
such as the proposal in the future and he is supportive. He believes public
transportation is important.
JIM WATSON, 515 Guthrie, said he would support the zone change. There is need
for a facility that is reasonably priced. He asked the Commission to imagine what the
intersection (No. Main and Maple) will look like going north and south in the future.
Holiday would be a real force in the community to make a traffic light happen. Watson
said there are people on the Foundation Board who have contacted Senator Harmon
and Representative Peterson in an attempt to see who can make a decision and
whose attention you have to get regarding a traffic light. The $4.5 million would be
very meaningful to the hospital.
STEPHEN LUNT, 145 Manzanita, reminded the Commission the hospital is City
owned. The hospital is here for a good purpose and he totally favors the project.
STEPHEN JENSEN, 355 Otis Street, expressed several concerns and submitted his
remarks for the record. His concerns included water rights and maintenance of
irrigation ditch, building bulk and height, and traffic. His comments were entered into
the record.
MIKE GARDINER, 349 Orange, stated he is not looking at the intent of the restrictions
of the 45,000 square foot size building. It is going to be larger than intended.
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MARY GARDINER, 349 Orange Avenue, said she is not opposed to a retirement facility
but it is still 90,000 square foot and four stories in the rear. One elevator does not
seem like it would be enough. Gardiner is also interested in an emergency access
from Glenn Street to the project and she would like it evaluated now, not later.
JOE ECKHARDT, 108 Bush Street, a retired psychiatrist, remarked that he is
concerned with the care of geriatric citizens. He would object to the Planning
Commission allowing variances to the size of buildings and square footages. He
objects to lifting the Detailed Site Review Zone. Of course a facility is needed, but he
feels seniors would be at a considerable risk in escaping a fire or earthquake. The
presence of only one entrance to the facility is disturbing. If safety issues are not met,
they could be open to lawsuits. He wondered, too, how seniors can be restricted
from crossing North Main Street. Older people are not always going to be making
good judgments. If the Commission recommends favorably on these changes in the
Detailed Site Review, it would be a violation of some City codes and ordinances.
JOHN FIELDS, 845 Oak Street, asserted he is not in opposition to the project, but he
would like to evaluate what is a commercial zone. He is concerned with the size of
the buildings and said that at sidewalk level, the depth and mass of the buildings will
be seen. The Commission will be setting a precedent by what is meant by the
Detailed Site Review Zone. The developer would be a fool not to maximize density.
The community asks how does it fit, how does it feel, and with some lots left to infill, is
an exception being created to maximize this lot? Will the next person be restricted?
The Commission needs to look at the biggest gain to the community if this facility is
permitted. Fields would like to see more distance between the buildings so you can
see through the buildings.
JACK BLACKBURN, 805 Oak Street, is not opposed to the project, but he agreed that
Commissioner Powell raised a legitimate argument about only one entrance. Also, he
is concerned that one elevator will have traffic jams. He does not want the Site Review
rules violated.
Staff Response
McLaughlin mentioned that bus pockets were considered but with the widening of
North Main for the turn lanes and extension of the right-of-way, there would be a drop-
off requiring a great deal of fill and retaining walls. With the left-hand turn lane, a bus
can stop in the right hand lane.
McLaughlin referred to the single access and explained that the limitations for a single
access are similar to that of a dead end street. Traffic generation is approximately 250
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vehicle trips per day. The retirement facility will generate approximately 240-247
vehicle trips per day.
As a member of the Site Design Committee, Giordano would have been one member
that meant that not just commercial buildings be restricted to 45,000 square feet but all
buildings. The space between buildings was to mimic a street corridor between
blocks of buildings. However, he also believes ordinances are good, but some
discretion is needed. He is disappointed there is no model and he does not have
enough information to make a decision.
CURRY, in rebuttal, said the building is not monolithic. The building has lots of built-in
safety features. It is fully sprinkled and the walls are fire walls. Even though there is a
main entrance, there are probably 15 exterior doors for common use. Most units have
patios and all units on the ground floor have access to the outside. He did not know
how wide the entry to North Main would be, but they will work with ODOT and will
make it as wide as possible. There is handicap accessibility within the building and to
the street. He has been sensitive to the Site Design Guidelines.
Powell asked how the 14 foot emergency access, worked out with Brent Thompson,
could be created after the building breezeway is built. Curry is totally confident it will
not be needed, however, it could be worked out along the back of the project. Curry
said the walkway could be paved to the width of a road, but again, does not feel it will
be necessary. Curry said there is one exit that meets the City standards.
COMMISSIONERS DISCUSSION AND MOTION
Zone Change (E-1 to HC) and removal of Detailed Site Review Zone
McLaughlin asked if the Detailed Site Review Zone would apply to non-commercial
zones. There can be some flexibility with breezeways. Do they constitute a common
wall?
Cloer was uncomfortable in thinking that the issue of size, scale and design are
enough to sink the project. He does not want the 45,000 square foot limitation to get
in the way of approving the application.
Jarvis addressed Debbie Miller's comments about the HC zone and are people living
there in need of health care. Jarvis said that everyone in the health care zone are not
"sick". It is just presumed if you enter a facility as proposed, a person would
presumably have a health problem. Jarvis feels this facility would fit in a Health Care
Zone.
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Bingham has always felt arbitrary size limitations are a problem. He would favor
removing the proposal from the Detailed Site Review Zone. Hibbert agreed that use
and design are the consideration.
Armitage was uncomfortable with approving because he believes the bulk and scale is
what people are talking about in the Detailed Site Review Zone. McLaughlin said there
are some residentially zoned properties that are in the Detailed Site Review. The
ordinance is unclear. Giordano never projected a project of this nature would come
before the Commission.
Powell is in favor of removing the Detailed Site Review Zone.
Giordano was not ready to vote on approval of the project.
Jarvis said that looking at the project from the street side is not adverse and with the
varied rooflines, the concern for bulk should be diminished. From below the project,
there is significant buffering. She was against the 45,000 square foot cap at the time
she served on the Site Design Committee and suggested that it would be difficult to
foresee all the types of projects that could be proposed. She also favors this project
because it is needed and close to the hospital.
Carr clarified that it should not be misconstrued that a reluctance to remove the
project from the Detailed Site Review Zone and is in no way a statement against the
necessity for this sort of facility in the City or is in opposition to the concept of this
project.
Cloer moved to recommend approval of the Type III amendment based on the criteria.
There is a public need for this type of facility and it is in the best interest of the
community to make the change. Hibbert seconded the motion. The motion carried
with Powell, Hibbert, Bingham, Jarvis, and CIoer voting "yes" and Armitage, Carr, and
Giordano voting "no".
Added Conditions of Approval for the Site Review
Add Condition 16 that the pathway surrounding the project be widened for emergency
vehicle use (one ton pick-up bearing). Access to the path to be made by the existing
driveway.
CARR MOVED TO CONTINUE THE MEETING TO 11:00 P.M. THE MOTION WAS
SECONDED AND CARRIED.
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The ingress/egress driveway be a minimum width of 24 feet.
A provision be made to gain a pedestrian easement to connect with Thompson's
property.
Insure that irrigation rights be protected and preserved.
The applicant must adhere to the lighting standards as stated in his findings.
Provide a covered bike facility.
The applicant must provide a complete sidewalk to Glenn Street.
Hibbert moved to approve the above Conditions. Cloer seconded the motion and it
carried with Armitage and Carr voting "no".
TYPE II PLANNING ACTION
PLANNING ACTION 93-121
IVY LANE
RAD WELLS
The hearing was not opened but Pete Seda was asked to give an overview of what he
has done on the property. He put together a tree plan for the City that outlines what
needs to be done and what the project looked like two weeks ago.
DON PAUL, said it became apparent that more people should view the property to
make sure it did not look like the place was being clear cut. Commissioners Jarvis
and Hibbert along with Molnar, Chief Woodley and Paul observed the site. Major work
needed to be done. In terms of fire safety, it is a great improvement. Visually, there is
a big difference. Nothing but dead trees have been cut.
Cloer is now worried about overkill. In his view it would look better if the area was
replanted. Some oaks can be saved, but he is dubious about saving the remaining
evergreens. There is only growth at the tops of the trees. If this property were
Cloer's, he would like to plant his own evergreens.
Armitage said with development slowing moving up the hill, there will not be a forest
there anymore.
Jarvis recommended everyone look at the property. The neighbors have been given
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an opportunity to go through it.
OTHER
COMMISSIONERS -- RETAIN THIS PACKET TO SAVE COPYING COSTS
ADJOURNMENT
The meeting was adjourned at 11:00 p.m.
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