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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. ASHLAND PLANNING COMMISSION REGULAR MEETING MINUTES 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 REGULAR MEETING MINUTES 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