Loading...
HomeMy WebLinkAbout2000-12-12 Planning MIN ASHLAND PLANNING COMMISSION REGULAR MEETING DECEMBER 12, 2000 MINUTES CALL TO ORDER The meeting was called to order at 7:05 p.m. by Chair Mike Gardiner. Other Commissioners present were Kerry KenCairn, Marilyn Briggs, John Fields, Russ Chapman, Mike Morris, Chris Hearn and Alex Amarotico. Ray Kistler arrived at 8:00 p.m. Staff present were John McLaughlin, Bill Molnar, Maria Harris and Sue Yates. APPROVAL OF MINUTES AND FINDINGS The Minutes of the November 14, 2000 meeting were approved. Hearn wondered, on the Findings for PA2000-082 (Strawberry Lane), who would bear the cost of improvements of the pathway. Molnar explained it is the overall cost of the subdivision and the improvements will only occur within the subdivision. Chapman moved to approve the Findings, the motion was seconded and approved. PUBLIC FORUM SHAY BLOOD, 695 Oak Street, said she is raising money to go to Europe as an ambassador for People to People. RON ROTH, 6950 Old Highway South, said he was prompted by this week’s railroad property charrette, to express his deep concern about the shrinking supply of affordable rental housing in Ashland. As our downtown gets more developed with office, retail, and food establishments, this housing gets displaced. The railroad property is a large piece of land and he asked the Planning Commission if they could engage in a public planning process beyond a charrette. The mixed housing proposed for the Railroad District is not really affordable. He would hope there could be something done through the Land Trust to provide property for affordable rental housing, in cooperation with the City. Any R-2 zoned land would be workable. Perhaps a builder could get their Systems Development Charges reduced. This would allow young people to work in Ashland, have a nice place to live, be able to walk to work, and at the same time save some money to be able to buy their home in Ashland. He believes many people in Ashland would support this idea. TYPE III PUBLIC HEARING PLANNING ACTION 2000-091 REQUEST FOR ANNEXATION OF AN APPROXIMATELY 1.32 ACRE PARCEL, TWO-LOT LAND PARTITION AND A SITE REVIEW FOR THE DEVELOPMENT OF A 3,000 SQUARE FOOT RESTAURANT TO BE LOCATED AT THE END OF CLOVER LANE. THE PROPOSAL INCLUDES A VARIANCE TO PERMIT A DEAD END PUBLIC STREET (I.E., CLOVER LANE) TO EXCEED A LENGTH OF 500 FEET. APPLICANT: WILLIAM H THOMPSON Site Visits and Ex Parte Contacts - Site visits were made by all Commissioners. STAFF PERMIT Molnar explained this action is continued from October 10, 2000. Most of the discussion at that meeting pertained to the connection of Clover Lane to Spring Creek Drive. Based on the discussion and testimony, the Commission decided it best not to proceed with a street connection due to difficulties of topography, steep grade of the streets, cuts and fills as well as possibly introducing freeway commercial traffic into the residential area and further impacting the intersection at Highway 66 and Oak Knoll Drive. The direction given to the applicant at that time was to look at the opportunity to make a pedestrian link between the two cul-de-sacs. The other primary concern was related to the function of the intersection of Clover Lane and Hwy. 66 and the potential impacts a restaurant use would have on that intersection. ODOT submitted a letter requesting the Planning Commission require a traffic impact analysis. The Commissioners wanted to know how the intersection would function at the time of a full build-out and then with the addition of the restaurant and Parcel 2. Hardey Engineers conducted a traffic analysis and overall concluded that at full build-out, including the portion to be annexed, Clover Lane could still operate within an acceptable capacity. They did suggest at that time, a right-hand turn lane was warranted coming off Highway 66 onto Clover Lane. There was an additional letter from ODOT responding to the study which explained they still did not have enough information to make a complete recommendation. That while the study addressed the capacity of the intersection, ODOT was interested in the safety aspect of the intersection, specifically with regards to sight distance for vehicles exiting, particularly making a left-hand turn from Clover Lane to Hwy. 66. Molnar’s understanding in talking to ODOT, due to the overpass, there is a high crown that effects sight distance as one is trying to make a left-hand turn. At the time of the writing of the Staff Report, Staff’s conclusion was that there was still not enough information on the intersection and until ODOT had additional information, they suggested the Planning Commission not approve the project. Today they received an additional letter from ODOT, outlining specific improvements to be done by the developer prior to the initiation of the use--before the restaurant or any other uses develop and operate on either of the two parcels. They feel the intersection can function properly if the conditions they have recommended are met. ODOT Engineer, Dave Fletcher, is present and will be available for questions. Some of ODOT’s recommendations include designing a turning radius as well as a right-hand turn lane onto Clover Lane that would be approved before a building permit is issued. Those improvements would need to be installed before the restaurant could start generating vehicle trips onto Clover Lane. ODOT is also recommending signage prohibiting on-street parking on Hwy 66. They are also requesting that the developer agree to a deferred improvement agreement that would put the developer on the line at the time that ODOT wanted to look at additional intersection improvements in this area that would likely require the installation of a median prohibiting a left-hand turn. One would have to turn right onto Hwy. 66. The design would have to address some kind of turnaround at some future date. Molnar believes this would also preclude vehicles traveling west from making a left-hand turn and crossing traffic into Clover Lane. ODOT’s letter discusses a median approach. In lieu of connecting the southern cul-de-sac of Clover Lane to Spring Creek Drive, the applicant is proposing to extend the street to the southern boundary to have a truck turnaround area. They are proposing a multi-use pathway to be constructed with a hard surface utilizing an existing 15 foot public pedestrian easement that was obtained when the Clover Lane area running alongside the Masonic building was partitioned. It would come down behind Parcel 2, connecting to the Spring Creek right-of-way. Quite a bit of cutting will be necessary. The only other additional information that was submitted by the applicant is a revised Findings of Fact addressing the request for a variance to allow for the cul-de-sac to ultimately be extended greater than 500 feet. The Staff Report added Conditions that has allowed keeping a window open for the Planning Commission if they receive specific recommendations from ODOT that they could include in the conditions of approval. The Commission is making a decision on the Site Review, Minor Land Partition, and Variance requests. You will be forwarding a recommendation to the Council whether or not to annex the property. Staff has recommended revising existing Conditions 4 and 6. Condition 4: That the following improvements shall be installed by the developer prior to operation of uses on Parcel 1 or 2. Improvements shall be made to the turning radius at the intersection of Clover Lane and Hwy 66. A right-turn only lane shall be installed on Hwy. 66 eastward between northbound off-ramp and Clover Lane. In addition, ODOT will prohibit parking on the highway right-of-way eastward from Clover Lane. The applicant’s engineer shall provide the design for these improvements to ODOT for review and approval prior to issuance of a building permit. Condition 6: That a deferred improvement agreement be recorded on Parcels 1 and 2 prior to the issuance of a building permit or signature of the final survey plat. The agreement would require the owners of Parcels 1 and 2 to install additional improvements at the intersection of Hwy. 66. These would include a raised center median which would create a right-in, right-out intersection at Clover Lane. The developer would be responsible for designing and constructing both the initial and deferred improvements. Prior to issuance of a building permit, the improvement design would again be submitted to ODOT for their review and approval and the deferred improvements shall be installed when deemed necessary and under permit from ODOT for all work in the right-of-way. Molnar also suggested a Condition 17. When Clover Lane was installed there was an issue of adequate storm drainage capacity. Some of the proposals that have been approved were required as part of their parking lot, such as ASHLAND PLANNING COMMISSION 2 REGULAR MEETING MINUTES DECEMBER 12, 2000 incorporating storm water retention so that during peak flows it would be metered into the city system. As part of the building permit, the alternate storm water detention system would need to be designed with an on-site storm water facility for Parcels 1 and 2. PUBLIC HEARING DAVID FLETCHER, ODOT, Regional Access Management Engineer for Jackson County was available. Gardiner asked if there was enough land available to change the turning radius of Clover Lane, and is there a future possibility one would not be able to make a left-hand turn out of Clover Lane or even onto Clover Lane? Fletcher said with regard to the right-of-way, a survey crew is trying to lay it out and they are getting information from the City on their right-of-way. They should have the correct information in the next few days. Briggs can understand the right-hand turn lane but she cannot understand at all the raised center median that might happen down the line. It makes no sense at all to ask people to get into the filling station by going down Clover Lane. Why can’t there be something as simple as a traffic light? Fletcher said the reason they are not currently asking for the center divider is because there is no signal and because there is not an adequate place for people to turn right, go down Hwy. 66, turn around and get back on the freeway. He said at Highway 62 by Costco there are medians to keep traffic from going across. Briggs said she hopes we don’t do anything like that. Fletcher said this is not a safe scenario for sight distances. Gardiner wondered if ODOT had any type of turnaround in mind. Fletcher said it would take some time to figure that out. Gardiner asked Fletcher if this application is approved as it is currently, and assuming the curb radius can be improved, what determines the length of time before the center median is required. Fletcher said there are several criteria. Eventually the ramp will get a signal. If there are fatalities or accidents because of the intersection, that would trigger it. Hearn noted in the future, it is possible an 18-wheeler could come into Clover Lane, then exit by making a right-hand turn at Highway 66 and then have to turn around before heading back to the freeway. Chapman said he has not seen anything that would include a crosswalk where the bus shelter could be accessed across Highway 66. Are there any plans for a crosswalk? Chapman feels it should be included. If people are employed on Clover Lane and are dropped off at the bus shelter, the crossing is not very safe. Fletcher said ODOT would be happy to look at this with the planners. BOB ROBERTSON, Pacific Western DAVE RICHARDSON, Architectural Design Works BILL THOMPSON, purchaser of the property/owner and operator of proposed restaurant Robertson said they did a traffic impact study as well as a sight distance study as requested at the last meeting. They are agreeable to doing the improvements at the intersection of Clover Lane and Hwy. 66 including the radius. Is it correct, if the city or state does not have the requisite right-of-way to be able to do this, that the city and state will cooperate to secure a right-of-way for them? Molnar said that would probably be the only other option. Robertson wondered on the deferred improvement agreement and requirement of the raised center median in the future, would they be required to provide a design for this even before they get a building permit? He is opposed to the raised center median. He is willing to do this if he has to, but to design something now that will never be built, he believes would be totally unfair. He thinks there will be all the other businesses on Clover that would be opposed as well. Fletcher said it is meant to be designed at the time it goes in, not now. Fields said he is unclear about what constitutes enough warrants for a traffic light. The island is going to be a short- term solution before a traffic light. Who would be included in a Local Improvement District? McLaughlin said it would be done through deferred improvement agreements and development pressure. It is not just a matter of installing a light. It would require major road improvements and widening of the overpass. Fields understood ODOT saying when we reach capacity, the traffic will have to be diverted in another direction which he sees as no solution at all. He is trying to get an idea of where the street capacity might be. He would like to gauge ASHLAND PLANNING COMMISSION 3 REGULAR MEETING MINUTES DECEMBER 12, 2000 how quickly a signal would be coming. Robertson said the traffic impact study took into consideration everything that would be built at a maximum in this development. The only thing the traffic engineer recommended is a right-turn lane. McLaughlin said the proposed 2600 square foot restaurant trips generates about 1900 vehicle trips. Fields wondered if this is the one that breaks it and puts the street at capacity. McLaughlin said the worst times at build-out would be the morning peaks and the afternoon peak time. Robertson said Thompson has indicated the traffic at this Kentucky Fried Chicken restaurant is two to three times under what the book indicates it would be. As far as the cost of improvements, the hotel just paid $500,000 in Systems Development Charges. Fields wondered which figures to accept. McLaughlin suggested going by what the engineer reported. Gardiner sees truck traffic as the toughest to handle. Will the hammerhead turnaround be for anyone doing business on Clover Lane? Richardson explained that any truck traffic will go around the restaurant and that parking is provided for trucks. Gardiner read comments by BRENT THOMPSON, 582 Allison, who is opposed to the annexation. He does not feel the applicant has proven that there is a shortage of undeveloped E-1 land in the city. DANIEL CAMPBELL, JR., 690 Spring Creek Drive, does not object to the annexation as long as Clover Lane is not connected to Spring Creek Drive. McLaughlin noted that in the applicant’s narrative the project shows the floor area for the building is 3100 square feet and the trip generation is based on 2600 square feet. Based on 3100 square feet, the number of trips goes from 1887 to 2220. Molnar said that under Condition 6 c. that prior to the installation of the deferred improvements (i.e., raised median), the improvement design shall be submitted for ODOT’s review and approval. Molnar said Condition 17 would say: Prior to issuance of a building permit that a storm drain plan be submitted to the Engineering Division for review and approval. Storm drainage plan to incorporate on-site detention that would allow metering into the city’s system in the public right-of-way. Chapman asked if Brent Thompson raised a valid point. McLaughlin said residential annexations require a finding that there is a need for the land based on inventory. For commercial and employment lands, they can find need based on the need to create a business. Briggs is still very concerned about the three lots south in the wedge in the UGB. The Staff Report says this will not be considered because it is residential. She can’t see approving this because the properties to the south are residential and then she goes back to Criteria B regarding not impeding access to adjacent lands. McLaughlin said the Staff Report echoed what the Planning Commission had told them at the last meeting that they did not want commercial and residential areas connecting. Briggs thinks that maybe the zoning needs to be changed on the R-2 lots. McLaughlin said there is probably no lower traffic generating zone than residential. KenCairn wondered if the Planning Commission, as Clover Lane develops, should limit the types of uses on that street. McLaughlin said with Site Review applications, there is a requirement that there is adequate capacity of city facilities which requires a traffic study for each development to make sure it is still within the limits of turning movements and capacity requirements for the intersection. The Commission would probably be looking at lower intensity uses as the lots are built out. Hearn feels it is difficult to accommodate the development and the existing three lots. Fields would still like to break up the cul-de-sac to break up the traffic. ASHLAND PLANNING COMMISSION 4 REGULAR MEETING MINUTES DECEMBER 12, 2000 Rebuttal Richardson said they have added a vestibule on the KFC building. Thompson said most of the floor space is kitchen. They only have 60 seats and will be geared to later dinners. He said there would not be a drive-up window. Robertson said there are no plans to develop the three lots to the south. Gardiner asked if the applicants would agree to the revised conditions. The applicants agreed. COMMISSIONERS’ DISCUSSION AND MOTION Amarotico is still not comfortable understanding the process of annexing land. McLaughlin said the ordinance is the implementing language of the policy. The policy says annexations be used to incorporate land in the city limits after showing that land of similar qualities do not already exist. A few years ago the city defined what specifically constitutes a need for additional lands in the city limits for commercial developments. If the lots are proposed to be E-1 or C-1 and there is an application for a site design for an outright permitted use concurrent with the request, the thinking when adopting that ordinance, is that if someone has gone through the process of doing the market analysis in acquiring the land and there is a need for that land to operate the business, that constitutes a need in our town. The annexation is linked to them actually building that use. This applicant has identified that this is the need with this restaurant. It is more of a market based approach to annexation. Chapman moved to approve PA2000-091 with the attached Conditions. Morris seconded the motion. The motion failed with Gardiner, Morris, Chapman, and Hearn voting “yes” and Briggs, Fields, Amarotico, Kistler and KenCairn voting “no”. McLaughlin said by their vote, the Commission did not pass a motion to approve the action, but they need to have an affirmative vote for denial. He recommended they move to deny the application and recommend denial of the application to the City Council. Briggs moved to deny PA2000-091, and recommend denial of the annexation to the City Council. Amarotico seconded the motion and it carried with Briggs, Fields, Amarotico, Kistler and KenCairn voting “yes” and Gardiner, Morris, Hearn, and Chapman voting “no”. TYPE II PUBLIC HEARING PLANNING ACTION 2000-127 REQUEST FOR OUTLINE PLAN APPROVAL FOR A 24-LOT SUBDIVISION UNDER THE PERFOMANCE STANDARDS OPTION FOR THE APPROXIMATELY EIGHT ACRES LOCATED ON THE SOUTH SIDE OF HIGHWAY 66, WEST OF OAK KNOLL DRIVE AND ADJACENT TO WINDSOR INN. APPLICANT: ARCHERD/DRESNER, LLC Site Visits and Ex Parte Contacts - Site visits were made by all Commissioners. STAFF REPORT Molnar stated that the property gently slopes in the middle but closer to Highway 66 there are much steeper cut banks. The most notable natural features are the abundance of the native oak trees. According to Urban Forester, Donn Todt, it has one of the remaining Savannah Oak tree stands in the city. Molnar continued, stating this is a proposal for a 24-lot subdivision with a single entrance on Highway 66 with a looped street system. At the southern portion of the city street system is a small segment that will dead end in a cul-de-sac. The property is zoned R-1-10. The application involves a density bonus for conservation measures and open space which brings the total number of units to 24. There will be public sidewalks along all public streets. One part of the application involves bringing a multi-use public pathway system into the property and filtering it down to Highway 66. Another multi-use path is proposed at the end of the cul-de-sac at the southern point of the project where it leads to an existing 15 foot wide pedestrian easement that ASHLAND PLANNING COMMISSION 5 REGULAR MEETING MINUTES DECEMBER 12, 2000 was obtained when the Spring Creek Drive development was created. There was a transportation analysis conducted by a private consulting engineer to look at the intersection and approach to Hwy. 66. As noted in the Staff Report, the analysis summarized that given the 24 units, the intersection would operate at acceptable levels and it did not warrant a separate right or left-hand turn lane. One of the recommendations from the study is that the final engineering would have to show a grading plan shaving the bank down to improve the sight distance to around 350-380 feet. At the pre-application, ODOT and Public Works suggested the applicant install curb, gutter and sidewalk along the Highway 66 frontage. As an alternate, the application is proposing creating a public link to Highway 66 through the open space. There is a hard surface that will come up and connect with the public sidewalk system in the development and connect to the existing sidewalk system that links to Clover Lane. It creates a continuous system. The area along Highway 66 is an inhospitable place to walk. Staff felt the Commissioners could weigh the alternative proposal. At a minimum, however, this improvement would be extended down to the intersection of Oak Knoll and Highway 66. There was a question at the site visit about what the grades of the walkways will be. Storm drainage improvements were another issue. Currently there is an open ditch that goes along the perimeter of the project. A certain portion of the runoff from this development is anticipated to go into that ditch. Staff has concerns about the erosion of the ditch and downcutting, therefore, Staff is recommending that a piped storm water system be installed along the frontage of the property and connect to the city’s storm drain. The applicant engaged a local arborist and landscape architect to assist in the design and specifically try to incorporate the majority of the trees in the project. He believes there are 50 trees to be retained and about a half a dozen proposed for removal. There are some trees that are dead or mediocre or marginal that are proposed for removal. Quite an elaborate and comprehensive tree plan was submitted with the application that goes over specific elements that occur during construction. It shows a fencing plan. Instead of orange plastic fencing, it requires a chainlink fence around the dripline. The lower lots (1-9) are all below grade. They have proposed installing a sewer line, using a lift system to lift it to the public right-of-way. That is not the preferred alternative, but we are trying to balance tree preservation with utility installation and construction. Staff’s preferred alternative is a technique using hand digging. The applicants have not identified a sidewalk system on one side of Oak Crest. Staff has added a condition that a sidewalk be installed on both sides of the street. The applicants wanted to install a vegetative buffer but Staff believes both the sidewalk and the vegetation can be accommodated. The building envelopes are large. Even if the street needs to be shifted, quite a large single floor building can still be accommodated within these envelopes. There should be conditions covering these concerns. Staff distributed a proposed Condition 20 and 21. Condition 9 discusses the installation of fencing along private open space to not exceed four feet “as well as the rear yard areas along Highway 66”. There is evidence for the Commission to find this application complies with Outline Plan approval. Molnar said Condition 18 should be changed to “minimum of six feet”. Briggs wondered where it says how far back the bank will be cut. And, will the oak tree be saved? Staff said the primary concern is the left-hand turning movement. Molnar said that is a possible issue that could be deferred until Final Plan where we have a specific grading plan. The Commission asked for specific evidence under this application. Gardiner noted that ODOT is still recommending curb, gutter and sidewalk along Highway 66. Molnar said they have taken a closer look at the size of some of the building envelopes. If there are some reductions in the envelopes, that could be considered at Final Plan. Fields asked about access to the bus shelter in front of Ashland Hills. ASHLAND PLANNING COMMISSION 6 REGULAR MEETING MINUTES DECEMBER 12, 2000 KenCairn asked about the detention plan. Molnar said there were some issues about a year ago so the Engineering Dept. commented the project should consider a plan to slow it down. Jim Olson, City Engineer is more interested in water quality. EVAN ARCHERD JOHN GALBRAITH Archerd explained that from the very outset of the project, they have tried at every juncture to maximize the benefit and enjoyment of the oak trees. They first worked with Tom Meyer of Upper Limb It to identify the trees that were dying and those which were in poor health and that was re-verified by Donn Todt. The whole project is designed around the oak trees. Very few people know that these trees exist. They hope to build a project that takes advantage of the trees. Highway 66 is not a safe place to walk. They tried to come up with something that is the best of both worlds. The safer and more beautiful trip is too allow the general public to come up through the open space on a public pedestrian path and meet up with the sidewalk they are already building and bring them around to a much safer point over by the hotel so they can continue if they are heading toward the hotel or Denny’s, they have a safe harbor. The reason they did not want to put a sidewalk along the western boundary is because there are no houses on that side. Galbraith suggested keeping the road where it is, and push the lot back since there is 5,000 square feet of building envelope. That will give the root system on the trees a little more room. As a landscape designer, it was exciting to design the roadways. They will probably go to more native oaks instead of Savannah and spread them out. He said they achieved about a ten percent grade on the pathways. Archerd said there are several alternatives they can use to install their sewer line. They can hand dig as much as is appropriate. They can implore a boring technique. The roots of the trees are most susceptible at the surface level. If you go down three or four feet to bore, you won’t hit anything. It may be possible for a couple of the lots to hook right into the street. The intent is to always work with Galbraith to protect the trees. KenCairn is concerned about the slope where the detention area is located. If it is going to be built on 30 percent slope. There won’t be water moving at an even grade to get the water quality improvement. It seems like there are some other open spaces on the site that might be able to incorporate a swale that does not have oaks. She did not think they will get much out of the ponds and the expense of damming the water to create the ponds might be a little extreme. Galbraith said it is the lowest part of the project. KenCairn agreed but said it is the steepest. Archerd said the intent is to work with Public Works, Staff and the Engineer and come up with something that works and is beautiful. Briggs wondered if Highway 66 is not a concrete sidewalk, what material would be used to finish it? Galbraith said a seed mixture used on the bank for erosion control would be compatible. He assumed the Highway Department would keep down the weeds. Archerd thought they would use decomposed granite. Gardiner referred again to the letter from ODOT recommending curb, gutter and sidewalk on Highway 66. That seems to address some of the line of sight for the entrance and egress. Even though the pedestrian path is through a nice piece of the property, there is still going to be a need for pedestrian and bike traffic to go around the development. Archerd had the engineer shoot some grades. Initially, it would require a lot of cutting into the bank and retaining. If ODOT really wanted this, he thinks they would have used different language. They said frontage improvments “should” be provided. There is a big difference between “should” (a request) and “shall” (a mandate). He believes their alternative is a better solution. They did not have this discussion with ODOT. Fields said they would like to be able to see someone in a wheelchair be provided a way to go to Shop N Kart. It would be a rare exception to say a beauty/pleasure walk will save a vehicle trip. There has to be a way for people from Oak Knoll to get across the freeway. Fields said in looking at this property he sees there is a flat area where the residential could connect to Clover Lane. A link to this would allow the two lots further down Clover Lane to develop. What about more dense housing at the end? Archerd explained when they first began discussions about this project, they were proposing higher density along the inside. There was extremely negative input from the neighborhood. They listened to their concerns and decided it ASHLAND PLANNING COMMISSION 7 REGULAR MEETING MINUTES DECEMBER 12, 2000 was more appropriate to have a lower density. McLaughlin said Oak Knoll was originally developed in the county. Why the line right next to it was not commercial, he does not know. The applicant investigated going with some higher densities. There is a base density and it is relatively low. They are not going to get a whole lot more than what is here. Briggs moved to extend the meeting until 10:30 p.m. The motion was seconded and approved. Fields discussed this further. Gardiner took a straw vote. Amarotico was interested in pursuing this option. Hearn felt that if the applicant wanted to come back in with a zone change application, he could still do it even if we approved this one. If he does not want to do it, then he submitted an application under the current R-1-10 zoning and it would be unfair to ask him to change it now. A street plug can be installed and then there is another Spring Creek II ending up with unhappy neighbors coming in again. Fields wished to pursue it. Briggs is sympathetic but cannot agree in this case. KenCairn did not wish to pursue this but liked the thinking. COMMISSIONERS’ DISCUSSION AND MOTION Gardiner asked if there was any interest in pursuing curb, gutter and sidewalk on Highway 66. Briggs said the sidewalk at the hotel next door is beautiful. She thinks because of visitors staying at Windsor Inn and Ashland Hills, they would not be familiar with the path throughout the development and the outside path would be helpful. It is a nice way to trim that area off and make a handsome finish. RE-OPEN PUBLIC HEARING POKII ROBERTS, 213 Piedmont Drive, mentioned the vacant lands inventory. In her 22 years experience, she has never seen so few lots for sale. The list has never been so low. Today, she would be able to show only seven vacant lots for sale. She entered the list in the record. COMMISSIONERS’ DISCUSSION AND MOTION Chapman said the sidewalk issue is significant. How do we abandon the issue requiring sidewalks? As a Planning Commissioner, he is not convinced the sidewalk should be abandoned on Highway 66. KenCairn said the path through the subdivision is much less accessible than a sidewalk on Highway 66. The straw vote showed that everyone was interested in requiring a sidewalk along Highway 66. Molnar said Condition 18 would be changed to include the applicable standards for curb, gutter and sidewalk. Molnar said the storm sewer at minimum would have to connect into the storm sewer system. The sidewalk width would be six feet. Condition 12 does not have to be changed. Briggs said the applicants asked to use some oaks and change the spacing along the sidewalk. Could they be a little more random? KenCairn said they could make them more random if they choose. Molnar said Condition 6 is not looking for spacing every 30 feet but grouping some. Trees are needed along Hwy. 66 randomly (Condition 6). The applicants might want to consider conifers. KenCairn wondered if Tom Meyer could review the plan and if Galbraith and Meyer are convinced the trees will survive the alteration. RE-OPEN THE PUBLIC HEARING Kistler moved to continue the meeting until 11:00 p.m. The motion was seconded and approved. ASHLAND PLANNING COMMISSION 8 REGULAR MEETING MINUTES DECEMBER 12, 2000 Galbraith said the fencing is to keep the trees safe during construction. Archerd said the CC&R’s will incorporate everything mentioned tonight and should have language that will protect the trees. Archerd believes this is an issue that can be dealt with at Final Plan. The Commissioners agreed. Archerd wondered if they were still talking about building a public path going down through the storm drainage. Gardiner said it would be a nice feature but the required sidewalk will be along Highway 66. Briggs did not feel there should still be a sidewalk along the narrow side of the motel. She could see bringing it in some. Archerd agreed and mentioned again taking the sidewalk to a safe harbor. Molnar said the general implication is that the sidewalk should enter the development on the west side. Gardiner reviewed the changes to the Conditions. Re-vamp Condition 18. Molnar said that the frontage improvements including curb, gutter and sidewalk be ? installed along the entire Highway 66 frontage of the property. Condition 9: That fencing along the rear yards of properties on Highway 66 is limited to four feet. The street ? requirement does allow for random placement. Condition 17 - Mutli-use pathways refer to the two public connections. One is through the open space detention ? and one at the very southerly tip that will connect to the existing public pedestrian easement coming from Spring Creek. This does not apply through the private paths through the center open space. Hearn moved to approve PA2000-127 with the revised conditions. Briggs seconded the motion. It carried with Fields casting a dissenting vote. OTHER Hearings Board for 2001 January through April Chapman KenCairn Fields May through August Gardiner Amarotico Briggs September through December Hearn Morris Kistler McLaughlin thought if the Commission would like to have a discussion about affordable housing (Ron Roth’s testimony) they could put it on as an agenda item for the January regular meeting. Kistler thought that the conservation measures the city gives as density bonus are mostly required by building code. We may want to look at revising these. McLaughlin encouraged the Commissioners to attend the Railroad Master Plan charrette meeting that begin tomorrow night. ADJOURNMENT - The meeting was adjourned at 10:50 p.m. ASHLAND PLANNING COMMISSION 9 REGULAR MEETING MINUTES DECEMBER 12, 2000