HomeMy WebLinkAbout1994-12-13 Planning MINASHLAND PLANNING COMMISSION
REGULAR MEETING
MINUTES
DECEMBER 13, 1994
CALL TO ORDER
The meeting was called to order by Barbara Jarvis at 7:05 p.m. Other Commissioners
present were Ron Bass, Peter Finkle, Jim Hibbert, Tom Giordano, Jenifer Carr and Hal
Cloer. Absent Commissioners were Bingham and Armitage. Staff present were
McLaughlin, Molnar, Knox, and Yates.
APPROVAL OF MINUTES
Giordano moved to approve the Findings of the November 8, 1994 meeting. Cloer
seconded the motion and the Minutes and Findings were approved.
PUBLIC FORUM
Jarvis announced the appointment of Ron Bass to the Planning Commission and
welcomed him.
Hibbert received a call from Barbara Ryberg asking him to invite the Planning
Commissioners to a visioning meeting on March 11, 1995.
TYPE II PUBLIC HEARING
PLANNING ACTION 94-117
REQUEST FOR A SITE REVIEW AND OUTLINE PLAN APPROVAL FOR A SEVEN-
LOT, MUTLI-FAMILY PROJECT (TOWNHOUSE) UNDER THE PERFORMANCE
STANDARDS OPTIONS FOR THE PROPERTY LOCATED ON CHURCH STREET
(THE VACANT LOTS BEHIND THE NEW BARD'S INN ADDITION ON CHURCH
STREET). ALSO INCLUDE A REQUEST FOR A SOLAR WAIVER TO ALLOW FOR
A SHADOW IN EXCESS OF CITY REQUIREMENTS.
APPLICANT: M. H. HEDGES
Site Visits and Ex Parte Contacts
All Commissioners had a site visit.
STAFF REPORT
The applicant is proposing to construct seven townhouse units with common areas
between the units with those areas to be maintained by the homeowner's association.
All units are two-stow, three bedroom and approximately 1700 square feet. There will
be a lap pool for use by those who live in the development.
The applicants submitted a revised site plan that showed removal of concrete patios
and walkways and the addition of lawn area. After a recent survey of the property,
the applicant found there is about 500 square feet of additional land with the project
and they are not required to come up with a density bonus.
The Historic Commission and Staff had concerns about design and scale. The length
of the building along Church Street is approximately 80 feet. The applicant submitted
a profile of the project as viewed from Church Street. The building height will be
approximately 24 feet. (Patricia Sprague's building is 23 feet.) There are offsets to the
building facade with the use of dormers and entryways. The Historic recommended
approval of the current design. Staff has also recommended approval with the added
14 Conditions.
Finkle wondered how the trees would fit along the street. Molnar showed where the
four street trees would be located and noted the existing trees that the Tree
Commission asked to be preserved and incorporated into the design. A Condition
has been included to add a few similar street trees along the alley to give it a tree-lined
appearance. There is an adequate amount of landscaping shown.
PUBLIC HEARING
NORBERT BISCHOF, 468 Michigan Avenue, Berkeley, CA, stated this project should
be a nice transition from the Bard's Inn to the neighborhood. He felt he benefited
from the Historic Commission's suggestions and those suggestions have led to a
much better project.
Cloer wondered, given the issue of affordable housing in Ashland, what would these
units be likely to sell for. Bischof hoped below $200,000. He will have to see what the
construction costs will be.
DAVE LARSON, the designer of the project, was available for questions.
LISA SCHUMACHER, 122 High Street, uses the alley to get to her parking garage.
She is very concerned about the two units situated on the alley besides the increased
use of alley. Right now it is quiet and private. This development seems like it will be
creating too many houses and too many cars. There are lots of children in the
neighborhood. In response to Commissioner's questions, Schumacher said that there
is more traffic in the summer because of the traveller's accommodations on No. Main.
The cars travel slowly, but they don't stop at the ends of the alley. Finkle asked if
Schumacher thought a mirror would make a difference in terms of safety. She did not
ASHLAND PLANNING COMMISSION
REGULAR MEETING
MINUTES
DECEMBER 13, 1994
know.
MARY MAHER, 56 Church Street, lives across the street from the proposed
development. This project will greatly impact her property. She will be looking at a
mass of 80 feet. Traffic on Church Street will be a mess. She predicted there would
be accidents because of cars entering Church Street off the alley. Did anyone on the
Commission see how this development would be compatible with her home?
DENNIS JARVI, 117 High Street, spoke with all his neighbors all the way to the north
side of project on High Street. Most people he talked to didn't feel it was worth
coming to this meeting because they thought a decision had already been made
before a vote of the Commissioners. Several neighbors were concerned about traffic
coming out of the alley onto High Street and the amount of traffic it will generate.
There is a blind spot where the alley enters onto High. There are lots of school
children that walk along High. Jarvi would like to see fewer units built. He was also
concerned with energy efficiency and a water shortage in Ashland. The lap pool will
be a big water user. He would like to make sure Staff has taken a look at how much
water will be used.
FinMe wondered where the traffic issues are dealt with--is it Traffic Safety? McLaughlin
said that Traffic Safety does not deal with private alleys. This would be more of a
vision clearance problem where the alley meets the street. It is possible that some
improvements could be made to improve that intersection.
Jarvi mentioned that there is a power pole and a large maple tree and the visibility to
the left is limited. On-street parking reaches all the way to the alley on High. High
Street is crowned, making driving on the street more difficult.
McLaughlin explained that this project will generate approximately 56 vehicle trips per
day. About 30 percent will go to Medford (18 trips). One house will access right onto
Church Street reducing alley trips to 48 per day. Some vehicles will be coming into
town by way of Church Street. McLaughlin added that he did not believe there would
be speeding traffic through the alley because the homeowners will not want speeding
traffic either and they may also have children.
Staff Response
It was determined that a solar waiver would not be needed because calculations show
a shadow would not require a Variance.
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REGULAR MEETING
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DECEMBER 13, 1994
Applicant's Rebuttal
LARSON, in rebuttal, discussed access to the alley He said the upper two residences
will have access to High Street by way of the alley. The majority of the residents will
probably use Church Street. The alley width will be increased to 20 feet. The
traveller's accommodations create more traffic than the proposed project. Many
people will walk to the downtown rather than use their car. The corner (where the
alley turns) will have the fence removed and a low retaining wall added, thus
eliminating obstructions or visibility problems. All requirements for visibility have been
met.
COMMISSIONERS DISCUSSION AND MOTION
Giordano likes the project and believes it makes a nice transition from the Bard's Inn
to the neighborhood. However, density is a concern-it seems like a much of the site
has been taken up by buildings. The landscaped areas do not seem too usable. The
front yards are adequate, but the area around the pool and between the buildings
looks tight. The project could succeed if the landscaping plan would go into more
detail. Instead of any larger landscaped areas, there are just bits and pieces of yard
throughout the project that are not usable. Giordano is not as concerned about the
traffic because he believes it will be spread out with vehicles travelling in different
directions.
Jarvis read the testimony request form from by Gall Barham, 117 N. Main. She is
concerned with traffic.
Hibbert empathized with the neighbors as this project will create additional traffic but it
should not be very much traffic during the day. The property is zoned R-2 and allows
for the proposed building at the proposed density. The water supply is adequate;
storage is the problem during drought years. There is no legal means at this time to
solve the growth problem.
Carr liked the way the buildings were broken up. She feels badly if people were
misled at the time they purchased their property, but it is important to remember that
the R-2 zone runs to the end of the block and if a project meets the criteria and
ordinances, a developer is allowed to develop. The Commissioners make their
decisions based on the project meeting the criteria.
Finkle noted that the height of the project is compatible with the neighboring homes.
He is happy that the blind corner (within the alley) will be more open and he is hopeful
ASHLAND PLANNING COMMISSION
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DECEMBER 13, 1994
that there will be an awareness of the alley entrances to the street even though they
seem to meet all City requirements.
Cloer asked Giordano to elaborate on what can be done with landscaping. Giordano
replied that the elimination of one unit would open things up greatly.
Bass thought the project is a good transition between Bard's Inn and the
neighborhood. The 56 vehicle trips per day mentioned by McLaughlin is a national
average, however, this project is located in a unique area and it is highly probable
there will be a lower number of trips per day because the project is located near the
downtown. The way the project is situated on the site, it divides the traffic into three
potentially different routes.
Jarvis explained to the neighbors that she had not made up her mind on how she
would vote on this project before she came to the meeting. She and the rest of the
Commissioners try to listen to everyone and weigh all the testimony. She is impressed
by the front part of the buildings because of the way the mass has been broken up,
the setbacks are suitable, and the project creates an attractive transition. After having
spent time on the Transportation Planning Advisory Committee (TPAC), she knows
that smaller traffic areas such as alleys are conducive to slower speeds. She would
also encourage the developer to do a little better job of landscaping.
Carr moved to approve Planning Action 94-117 for a Site Review and Outline Plan
Approval with the attached Conditions. The request for a solar variance can be
stricken and is no longer a part of the application. Hibbert seconded the motion and it
carried unanimously.
PLANNING ACTION 94-127
REQUEST FOR AMENDMENTS TO THE ASHLAND LAND USE ORDINANCE
CHAPTER 18.76 PARTITIONS.
APPLICANT: CITY OF ASHLAND
STAFF REPORT
After becoming aware of some problems with flag lots as outlined in the Staff Report,
Staff drafted an ordinance, reviewed it at a Study Session in October and reviewed it
with the City Attorney. The City Attorney made some changes as seen in the draft
ordinance. Knox reviewed each section of the ordinance with the Commissioners.
The three portions being modified are the standard partitions, flag lot, and the
definition of flag lots.
ASHLAND PLANNING COMMISSION
REGULAR MEETING
MINUTES
DECEMBER 13, 1994
Hibbert moved to recommend approval to the City Council with a few minor
modifications. Carr seconded the motion and it was approved.
OTHER
HEARINGS BOARD APPOINTMENTS
January through April
Carr
Jarvis
Bass
May through August
Cloer
Finkle
Hibbert
September through December
Armitage
Bingham
Giordano
ADJOURNMENT
The meeting was adjourned at 9:10 p,m.
ASHLAND PLANNING COMMISSION
REGULAR MEETING
MINUTES
DECEMBER 13, 1994