Loading...
HomeMy WebLinkAbout1992-12-08 Planning MIN ASHLAND PLANNING COMMISSION REGULAR MEETING MINUTES DECEMBER 8, 1992 CALL TO ORDER The meeting was called to order at 7:10 p.m. by Chairperson Barbara Jarvis. Other Commissioners present were Armitage, Hibbert, Powell, Bingham, Thompson, and Medinger. Cloer and Carr arrived at 7:30. Staff present were McLaughlin, Molnar and Yates. APPROVAL OF MINUTES AND FINDINGS Hibbert moved to approve the Minutes of the November 10, 1992 Regular Meeting as amended. On Page 5, Commissioners Discussion and Motion, add that the road connecting Weller Lane and Forest would not have to be a specific "Z" design, but a design that would fit the topography of the land and work to save as many trees as possible. The street dedication ordinance gives the ability for flexibility in street design. Powell seconded the motion and the Minutes were approved. Powell moved to approve the Findings of the November 10, 1992 meeting, Hibbert seconded and the Findings were approved. PUBLIC FORUM No one came forth to speak. TYPE II PUBLIC HEARING PLANNING ACTION 92-145 REQUEST FOR OUTLINE PLAN APPROVAL OF A FIVE-LOT SUBDIVISION UNDER THE PERFORMANCE STANDARD GUIDELINES LOCATED OFF TOLMAN CREEK ROAD ON CAPELLA CIRCLE. APPLICANT: TRI-STAR CORP. (HAROLD T. GENTRY) Site Visits and Ex Parte Contacts Armitage, Hibbert and Thompson had no site visits. ? Powell had no site visit but is familiar with the neighborhood. ? Medinger is familiar with the area because of a previous planning action on the ? Hearings Board. Jarvis had a site visit and circled the entire area, noting the development in the area. ? Bingham had a site visit and noted the native grasses. He also would have preferred ? a grid system in this area. STAFF REPORT Molnar reported this is the last vacant parcel in the area. The proposal involves a five- lot subdivision and is being developed at the base density of the zone. Each lot will be in excess of 7,500 square feet with zoning of R-1-5. There will be a slight extension of Capella Circle and a cul-de-sac turnaround. All City facilities are available. As noted in the Staff Report, because of the properties surrounding this area, there can be no other way through the area, consequently, the need for a cul-de-sac. Staff would have preferred a link to Jaquelyn or Tolman Creek but that would be difficult because of the developed area surrounding the proposal. Staff has considered a pedestrian easement along the north property line of Lot 5, lining up with the existing flag lots serving Lot 4054. The pedestrian easement was not listed as a condition of approval in order to let the Commission discuss it and to give the applicant an opportunity to speak. Staff has recommended approval of this action with the attached 11 Conditions. Molnar read the criteria for approval of outline plan. Carr and Cloer arrived. Carr made a site visit and she wondered if the general sewer problem in Ashland would require a statement from the City Council regarding the adequacy of the sewer or if it would overburden existing facilities. McLaughlin said there is no problem with capacity of the sewer system, just meeting new standards established by the state. There are no inadequacies in the storm drainage system either. Cloer made a brief site visit. PUBLIC HEARING HAROLD "RED" GENTRY, 2886 Stonebrook Drive, Medford, stated this is the last piece to be developed in this area. He has no disagreement with the Conditions put forth by Staff. If he is not able to acquire the corner piece of the cul-de-sac, he will move the cul-de-sac back into the development. KATHLEEN BULLOCK, 795 Tolman Creek Road, and FRANCIE DIETZ, 815 Tolman Creek Drive, both made written statements stating they were against the proposal. JAMES DIETZ, 815 Tolman Creek Road, lives adjacent to the proposed development. He is unhappy with the way the entire area has developed and asked the Commission ASHLAND PLANNING COMMISSION 2 REGULAR MEETING MINUTES DECEMBER 8, 1992 to look at Criteria B (paved access to and through the development). This might preclude, by definition, a cul-de-sac. Criteria C (significant features) - Dietz felt there is no open space, at least no usable open space. He views this area as crowded and unfriendly. Criteria E - (adequate provisions for maintenance of common area) - again, Dietz felt there is no open space. He said it impacts the surrounding area and takes away his privacy with lot sizes that are inadequate. He wondered why eastern Ashland has no park areas. Thompson explained that in Phase I open space was required and this was one of the first projects where open space was required. Medinger asked what is on the parks list for that area. Staff said Bellview School functions as a neighborhood park and school and the YMCA park was mentioned. Bingham asked Dietz what he felt the solution for open space would be. Dietz would like condemnation or acquiring the property as is being done in the railroad district. However, they would need a certain amount of time. KATHLEEN BULLOCK, agreed that this is the very last piece of land in this area and has been used as open space. DON PAUL, 752 Capella Circle, lives on Lot 4506 and has had personal experience with his home being burglarized in the last year. He is concerned about people wandering in the back field. He bought his house knowing there would be homes in the back field. He believes this will be a quality subdivision. Paul sees the walkway as a problem area because of burglaries. He does not think five homes will overburden the area. GENTRY plans on living in this area and took exception to Dietz's comments. He also thought the neighbors would disagree with Dietz about open space. Sixty five percent of these houses have gone to first time buyers and residents of the City, 20 percent to retired people, and 15 percent were out of the area buyers. This area is providing for local residents a medium priced housing area. COMMISSIONERS DISCUSSION AND MOTION Thompson felt this area has met a goal to provide affordable housing. He is in favor of the application as submitted. He would like to see a potential for shared driveways for the residents so the whole cul-de-sac frontage wouldn't be driveways. Jarvis mentioned that the standard for provisions of common open space starts with ten units or greater. ASHLAND PLANNING COMMISSION 3 REGULAR MEETING MINUTES DECEMBER 8, 1992 Carr also concurred with Thompson on fewer curb cuts. Medinger urged the neighbors act now for open space if they have in any their backyards. Bingham noted that street system in this entire subdivision has not been Gentry's fault because he has gone in the direction that the Commission has asked. The failure falls with the Planning Commission because they an had opportunity when the area was one large parcel to design a development in phases that included a grid system and open space on both ends. Bingham supported the proposal. Jarvis liked the idea of a pathway but felt it is totally inappropriate in this area. She appreciated Don Paul's comments about burglaries in this type of configuration. She took exception to Dietz because she thinks this area has a pleasant look and she is a proponent of open space. Bingham would like it known that there is no stop sign at the corner of Nova and Tolman Creek. Carr moved to approve PA91-145 with the attached 11 Conditions and add Condition 12 to recommend that shared driveways be considered wherever possible within the cul-de-sac. Thompson seconded the motion and it carried unanimously. TYPE III PUBLIC HEARINGS PLANNING ACTION 92-094 REQUEST FOR ZONING ORDINANCE TEXT CHANGE TO ALLOW RECREATIONAL VEHICLE PARKS AS A CONDITIONAL USE IN THE E-1 ZONE (CHANGE TO 18.40 OF THE ASHLAND MUNICIPAL CODE). APPLICATION ALSO INVOLVES A CONCURRENT REQUEST FOR A CONDITIONAL USE PERMIT TO ALLOW LOCATION OF A RECREATIONAL VEHICLE PARK AT THE SOUTH END OF CLOVER LANE. APPLICANT: RUDOLPH J. WERTEPNY Site Visits and Ex Parte Contacts Cloer, Armitage, Powell, Medinger, Carr, and Jarvis had site visits. ? Hibbert had a site visit and prior to the application he spoke with Mr. Wertepny. ? Thompson made two phone calls. The first to the Phoenix Police Department to see ? if they receive an extraordinary number of calls regarding the Holiday RV Park in Phoenix. He was told that was generally handled through the County. The second call ASHLAND PLANNING COMMISSION 4 REGULAR MEETING MINUTES DECEMBER 8, 1992 was to the County and he spoke to Bob Kennedy of the County Sheriff's office. Kennedy felt overnight parks did result in police responses as a consequence of the people that were staying there. Some types of calls would require extra services. Bingham made another site visit and drove up Spring Creek Drive and Clover Lane ? and noticed the native grasses. STAFF REPORT This is the third detailed look at this application. The three areas the Commission should be considering are: 1) Should RV parks be an allowable use in the City through the CUP process? 2) Is the RV park ordinance adequate as submitted by the applicant? 3) Consider the specific application on Clover Lane and does it meet the standards adopted in the ordinance? Staff has recommended denial and believe RV parks are not an appropriate use and remain allowable in the County in different zones due to their low employment and the amount of land it takes to operate such a use. Items 1) and 2) above are legislative acts, and 3) is a quasi-judicial. McLaughlin read the criteria for approval. The Commission received a folder of photos of RV parks and of the site that were submitted by Joanne Johns. Thompson was also reminded that in his conversation with Officer Kennedy that Kennedy said a fair amount of people staying in RV parks are "Wanted". Also, home improvement groups (working out of their RV's, getting payment up front and working quickly) staying in the RV parks. They handle disturbance complaints. PUBLIC HEARING RUDY WERTEPNY, 535 Clover Lane, thought there had been some misleading facts that the Commissioners heard at the Study Session. He said according to Jackson County Assessor's office, KOA has 68 units on nine acres valued at $572,000 with taxes of over $10,000 generated. The park is rated by Good Sam Club as a Three Star park. The Holiday RV park has 110 units on six acres valued at $1,141,000 with taxes of $23,000 generated. This park is rated by Good Sam Club as a Five Star park. Wertepny would like to develop such a park. Wertepny explained that he supplied an economic impact study to the Commissioners included in their packet. The minimum tax revenue to the City (bed tax) would run from $44,000 to $65,000 per year. This project should bring additional income of $1.5 to $2.0 million to Ashland by directly and indirectly creating 40 to 60 jobs. The standards ASHLAND PLANNING COMMISSION 5 REGULAR MEETING MINUTES DECEMBER 8, 1992 set for this park are the greatest of any in the State of Oregon. This park would provide 10 to 15 jobs on the site that would include an RV repair shop, store, office, recreational facility and extensive grounds. Jarvis read statements in favor of the proposal from Steve Peters, Ashland Auto Parts, Ken Khosro of 2371 Ashland Street, Rick Ackerman of Les Schwab Tire Center, and Steve R. Reed, Ashland Shop-N-Kart. PAUL MORGAN, 301 Kent Street, favors the proposal. He has a heating and air conditioning business and he would benefit economically from this proposal by repairing RV's. Appliance businesses could also benefit, along with grocery stores and restaurants. He did not believe there would be a significant traffic impact in downtown Ashland because a shuttle service would be provided to the downtown. There was a letter against the proposal from Scott Morrell marked Exhibit 0-5. Those persons opposed to the action but did not wish to speak were as follows: Ritchie L. Bixby, 571 Oak Hill Circle, Ashland Laurie Bixby, 571 Oak Hill Circle Charles S. Ranger, 630 Spring Creek Drive CHARLOTTE KNOWLES, 88 Neil Creek Road, owns a residence near KOA. KOA is operated in an exemplary fashion, however, there have been many problems living near KOA. Noise is a significant problem. RV's have large truck engines. Most people visiting are here attend Shakespeare, Britt or other evening events. They return to the park around 10:00 p.m. and make lots of noise. No one in her house sleeps for a couple of hours. The visitors like to get an early start in the morning which begins at 6:00 until about 8:00 or 9:00 a.m. She has had problems with trespassing and petty theft. He property is large and properly fenced and gated and posted, however, she rejects trespassers on a daily basis and two to three times per week she stops people from taking things from her garden. Garbage is a minor nuisance and she fills a regular garbage bag weekly from trash along Neil Creek Road. CAROL ENGLE, 581 Spring Creek Drive, does not believe there is a public need in the area proposed. The area is residential and the noise from the RV park will have a significant impact on the residents of Oak Knoll. She believes the development is inappropriate. She sees very few large RV's parked in town. JOANNE JOHNS, 6505 Spring Creek Drive, said the book she sent around is of the Holiday RV park. She wanted the Commission to have a concept of how large the motor homes are. Her main concern is traffic--RV's are very large and hard to ASHLAND PLANNING COMMISSION 6 REGULAR MEETING MINUTES DECEMBER 8, 1992 maneuver. RV's coming off the exit would be a problem. The pictures she sent around show Spring Creek Drive area filled with expensive, new homes. Residents have purchased homes in Oak Knoll not expecting an RV park nearby. She does not see a public need for the RV park. The existing parks are not operating at capacity. She thinks there would be problems with noise with RV's coming in all hours of the day and night. The RV park would be uphill from Spring Creek Drive and would be unsightly. She is concerned about the transient population and wonders if this is an appropriate use for the site. She believes the City's water services could be better served. The park would create very few jobs and she would question the numbers given. Johns said she did not feel rezoning would be correcting mistakes. There are many uses that would be very profitable and without negative impact on the neighbors. LARRY PARDUCCI, 201 Fern Valley Road, Holiday RV owner, said that with the occupancy this time of year, there would be no way to make it unless he takes monthlies. He has about 60 monthlies now. In the last two to three weeks, he is getting three overnighters per night and more and more monthlies because people are selling their homes, purchasing an RV and moving into RV parks. If Parducci hired two to three more people, he could not make a profit at the end of the year. MIKE COUGHLIN, 5310 Highway 66, owner of KOA, said at the previous hearing he was at no time trying to dispute competition. He said those people who stay at rest areas and Albertsons parking lot would not stay in an RV park anyway. They will visit only to dump their sewer. He has 100% occupancy from June 10th through September 30th. In the winter, it is not economical to keep the store open. He keeps 15 sites open and averages three people per night. If he staffed any more than six people, he could not financially afford to run his facility. Coughlin has tried different methods to get people into town for Shakespeare. He has gone to an on-call taxi. WERTEPNY wondered if the residents would rather have apartments or a business park near Oak Knoll. The property is not going to stay vacant. Jarvis asked Wertepny why there was a public need for an RV park. Wertepny responded that he has found a public need from the business owners in the community. They have lost 25 percent of their business locally because of the economy. We do not have an RV park that generates income for this City. It would save tax dollars. COMMISSIONERS DISCUSSION AND MOTION Powell did not hear compelling evidence of a public need and she believes there are no mistakes that need correction and since RV's have been around for a long time, there are no new conditions, and the public welfare does not require this. Medinger and Cloer agreed. ASHLAND PLANNING COMMISSION 7 REGULAR MEETING MINUTES DECEMBER 8, 1992 Hibbert believes there is a public need. The public has a need to stay nearby in the summer and when the passes close (and there is skiing) in the winter, they need a place to stay. Hibbert felt that a well-designed, well-managed, upscale RV park would be an additional benefit to the City. It would be an opportunity to improve public transit to downtown. In reviewing the E-1 zone, Carr felt this project is not a City project. This type of installation would be far more successful and aesthetically pleasing in a rural atmosphere. A public need is something that is a void, not something that would be convenient for someone who has $50,000 to put into a motor home. She does not believe there are RV parks near all mountain passes. She does not think there is any element of the non-inclusion of this particular usage in an E-1 zone that could be defined as a mistake. This is not a new condition. If people are selling their homes to live in an RV park, it is not within the purview of the City. The compelling circumstances relating to general public welfare requires no such facilities in the City. Bingham mentioned the survey in the packet of 10 cities. Of those, five have chosen not to have an RV park. He would compare Ashland to Astoria because of the small UGB--too land intensive. Jarvis suggested this development would be more appropriate on County land, perhaps around the north exit. She is not convinced that so many acres of E-1 land with so few employers is a good idea. Since our UGB is so small, we need to develop the E-1 land to the highest and best use possible with high employment. She would see no public need. Cloer warned the residents of Spring Creek Drive that eventually this land will be developed and could be similar to the Ashland Business Park. Residents can look forward to having a very high employment use in that area. Powell moved to deny PA92-094 because none of applicable criteria have been met and the burden of proof has not been met. Carr seconded the motion. It was denied with Hibbert casting the only "no" vote. ASHLAND PLANNING COMMISSION 8 REGULAR MEETING MINUTES DECEMBER 8, 1992 PLANNING ACTION 92-147 REQUEST FOR ADOPTION OF AIRPORT MASTER PLAN AS A SUPPORTING DOCUMENT OF THE ASHLAND COMPREHENSIVE PLAN. APPLICANT: CITY OF ASHLAND The memo from Jim Olson and the letters from Foster, Nicholson, and Insley were entered into the record. JACK BLACKBURN, 805 Oak Street, asked to defer this issue to the Council. STAFF REPORT The Airport Master Plan is the supporting document of the Transporation Plan. There are no policies or goals within the Comp Plan referring to the airport other than noise. Also, the City should attempt to discourage residential development near the airport or near the noise area identified in the Airport Master Plan. This has been done through the E-1 overlay of the zoning ordinance. The adoption of the Master Plan is a supporting document of the Comprehensive Plan. Most of the preparation of this document has been through Public Works. This plan works better with the Land Use Ordinance and Comp Plan. Staff has recommended adoption of the plan. PUBLIC HEARING STEVE HALL, Public Works Director, and airport manager, said that Pam Barlow and Jerry Insley will make comments. He reserved the right for rebuttal. PAM BARLOW, explained that the Airport Master Plan has been rewritten with the help of a consultant and the Airport Master Plan Advisory Committee. She showed projections and activities at the airport on the overhead. There has been some commercial development space reserved at the airport for future use. There has been a demand for more hangars with a waiting list of 40. Aviation is a good industry for Ashland. It provides clean jobs and contributes over $1 million to the community. GERALD INSLEY, 399 Mowetza Drive, Chairman of the Ashland Airport Commission, stated that the capital improvements would be privately funded with a City lease. They have been reluctant to encourage businesses until they have a plan to hang their hat on. There have been public meetings over the past two years on this master plan. In addition to serving the needs for private aviation, the airport functions in conjunction with Medford Airport since Ashland tends to be more "fog free" in the winter months. The airport has a considerable impact on the City of Ashland as a whole. ASHLAND PLANNING COMMISSION 9 REGULAR MEETING MINUTES DECEMBER 8, 1992 Jarvis noted that there have been fewer and fewer small planes being built because of the liability involved and she wondered if this would mean a decrease in the number of small planes at the airport. Insley said there are a number of manufacturers that still manufacture small airplanes. He looks to see an increase rather than a decrease. Medinger asked if the City was subsidizing the airport. Insley answered that the airport is on a break even basis. There were business practices in the past that were not in the best interest of the City as far as generation of income. The airport is not operating in a deficit situation and would like to bring in as many revenue producing enterprises as possible. AL ALSING, 970 Walker Avenue, stated that he believes the airport can be self- supporting. There is a new FBO coming. Alsing reiterated that this is an update of an existing plan. He would like to be assured the Commission will make their decision based on planning criteria. Medinger asked Alsing to briefly summarize what changes are being proposed. Alsing said there is a demand for more hangars and that most of the improvements will be done with private money--not funded by the City. Every item shown has to be okayed by the City Council. Federal grants provide 90 percent of the money. In many cases the state has provided 5 percent and the county 5 percent. Money also comes from airport users. MERLE MILLS, 34 Scenic Drive, Airport Commissioner, said that Ashland has an airport for the same reason Ashland has an interstate. The only thing that changed in the update of plan is the additional 22 acres as E-1 land. Projected uses in the plan conform to E-1 zoning. CLIFFORD CHANEY, 1601 E. Nevada, retired United Air Line captain, moved here because Ashland has an airport. A master plan is needed for growth. ART MCKINNEY, 609 N. Mountain Avenue, pilot, reported that the Search and Rescue patrol uses Ashland, especially in the winter. There is a chronic shortage of hangar space at the airport. ALLAN SANDLER, 1260 Prospect, supports the master plan. He attended many meetings that developed this plan. He also sees a need for new hangars. JOHN YEAMANS, 376 Crowson Road, mentioned that one of the things that comes with receiving Federal grant money is that the City has promised to operate the airport 20 years after receiving the grants. Of the 18,000 operations in that past year, only 3,000 are local, 15,000 are itinerant. Yeamans is thankful for each City with an airport as it can be a lifesaver. Ashland is in need of a helicopter facility. That item is not in ASHLAND PLANNING COMMISSION 10 REGULAR MEETING MINUTES DECEMBER 8, 1992 the master plan. This would be important in finding and fighting fires. CLIFFORD CHANEY, expressed that if Ashland Airport is open, Mercy Flights can pick up passengers here. He is anxious to make sure Ashland does not close. COMMISSIONERS DISCUSSION AND MOTION Carr moved to recommend approval of the Airport Master Plan to the City Council as a supporting document to Ashland . Armitage seconded the motion and it carried unanimously. PLANNING ACTION 92-148 MODIFICATION OF X-3-h OF COMPREHENSIVE PLAN (TRANSPORTATION ELEMENT - STREET DEDICATIONS AND DESIGN) TO ENCOURAGE INTERCONNECTED STREET NETWORKS WHILE NOT ENCOURAGING THROUGH TRAFFIC. APPLICANT: CITY OF ASHLAND STAFF REPORT through McLaughlin requested one change in the proposed new wording. "...but non-local automobile traffic shall be discouraged...", change to "... but automobile traffic shall be discouraged..." Medinger did not recall the discussion of disliking cul-de-sacs. This could be a mistake while infilling in small parcels. Bingham thought cul-de-sacs were a remnant of curvilinear planning. A good example of the problems with cul-de-sacs is the extension of Oak Knoll where the cul-de-sacs terminate 200 feet from each other. This wording is probably coming too late, but it is a step in the right direction. This will not ban cul-de-sacs, but just discourage them. McLaughlin showed the aerial map of the large vacant area around Grizzly Meadows. Right now, there is no master plan showing street interconnections. He was able to convince Buck Munson to dead end a road and that will later connect with Jaquelyn street. Hibbert agreed with Bingham and McLaughlin and believes this wording will accomplish through streets. Jarvis said the new wording is saying the same thing as the old wording, only more clearly. ASHLAND PLANNING COMMISSION 11 REGULAR MEETING MINUTES DECEMBER 8, 1992 Medinger wondered in what situations cul-de-sacs would be acceptable in the future. Bingham noted that Tri-Star's application tonight would indicate they would where a piece of land is landlocked. There cannot be rampant cul-de-sacs in Ashland. We need narrow lanes on a grid. PUBLIC HEARING JOHN YEAMANS, 376 Crowson Road, noted that traffic has gone up considerably on Crowson since the newest development went in. He read from an article about small town development. COMMISSIONERS DISCUSSION AND MOTION Carr moved to approve the new language (with the word non-local) as it meets the need to correct mistakes, specifically, mistakes in the language. Hibbert seconded the motion and it carried unanimously. OTHER McLaughlin said an application was received from the county for a 172 unit RV park to be located at the north interchange just this side of the Shell Station. Does the Commission wish for Staff to intervene? The Commission would like Staff to intervene with regard to traffic generation, etc. RV parks may be appropriate in the County. Hearings Board Appointments January, February, March and April Carr, Armitage and Powell May, June, July and August Cloer, Jarvis and Hibbert September, October, November and December Medinger, Thompson and Bingham ADJOURNMENT The meeting was adjourned at 11:00 P.M. ASHLAND PLANNING COMMISSION 12 REGULAR MEETING MINUTES DECEMBER 8, 1992