ASHLAND PLANNING COMMISSION
CALL TO ORDER
JUNE 13, 2017
Chair Melanie Mindlin called the meeting to order at 7:00 p.m. in the Civic Center Council Chambers, 1175 East Main Street.
|Troy J. Brown, Jr.
||Bill Molnar, Community Development Director
Derek Severson, Senior Planner
April Lucas, Administrative Supervisor
||Dennis Slattery, absent
Community Development Director Bill Molnar announced PA-2016-02103 - Approval of an accessory residential unit at 133 Alida, has been appealed to the Land Use Board of Appeals and the City is waiting on the final ruling.
- Approval of Minutes.
Commissioners Brown/Pearce m/s to approve the Consent Agenda. Voice Vote: all AYES. Motion passed unanimously. [Commissioner Mindlin abstained from voting on the May 9 minutes.]
- April 25, 2017 Study Session.
- May 9, 2017 Regular Meeting.
No one came forward to speak.
- Adoption of Findings for PA-2017-00200, 165 Water Street.
No ex parte contact was reported.
Commissioners Brown/Dawkins m/s to approve the Findings for PA-2017-00200, 165 Water Street. Voice Vote: all AYES. Motion passed unanimously. [Commissioner Mindlin abstained]
TYPE II PUBLIC HEARINGS
SUBJECT PROPERTY: 361 South Mountain Avenue
OWNER/APPLICANT: Martin & Trina Ashworth/Rogue Planning & Development
DESCRIPTION: A request for Outline Plan, Final Plan and Site Design Review approvals for a seven-lot/six-unit subdivision under the Performance Standards Options Chapter (AMC 18.3.9) for the property located at 361 South Mountain Avenue. The application proposes a Solar Access Performance Standard which would allow the southern units to shade the northern units no more than four feet above the finished floor elevation, and requests an Exception to Street Standards to allow a new driveway location approximately 55 feet from the driveway to the south where a 75-foot separation between driveways is required (the existing driveway is only five feet from the driveway to the south, and the proposal brings the driveway significantly closer to meeting the standard). COMPREHENSIVE PLAN DESIGNATION: Low-Density Multi-Family Residential; ZONING: R-2; ASSESSOR’S MAP: 39 1E 09DD; TAX LOT #: 600.
- PLANNING ACTION: PA-2017-00615
Commissioner Mindlin read aloud the public hearing procedures for land use hearings.
Ex Parte Contact
Commissioners Norton, Mindlin, Brown, Pearce, and Dawkins declared site visits. No ex parte contact was reported.
Senior Planner Derek Severson explained the application is for outline plan, final plan, and site design review for a seven-lot, six-unit subdivision for the property located at 361 S. Mountain Ave. He stated the proposal is to relocate the existing house to Lot #1 and build five new residential units. Mr. Severson presented the site plan, landscape plan, elevations, and perspectives for the buildings, and explained the building designs relate well to the design features and character of the existing house. He noted the Mill Pond standard for solar access has been utilized and will not affect the units’ living space. He also provided details on the relocated driveway and commented on the 75 ft. driveway separation standard. Mr. Severson explained in this case it is not a full 75 ft. but they are getting the most they can and are significantly improving the situation. He noted the applicants are proposing to add street trees and stated staff has recommended an arborist’s report prior to any site work to ensure the existing trees are adequately protected. Mr. Severson stated this is a straight forward application and staff is recommending approval with the conditions listed in the staff report.
Questions of Staff
Mr. Severson clarified the solar ordinance language and stated the area that will be shaded is identified in the SOU Master Plan as a parking lot and it is slated to remain so. He added this is permitted outright in the land use code.
Mr. Severson clarified the fire access requirements and stated staff has included a condition approval that states the flag drive will be 20ft. in width, with a vertical clearance of 13 ft. 6 in, and be able to support a 44,000 lb. vehicle. He noted the applicants have a bit of wiggle room on their plan and have indicated they could meet this standard without much difficulty. He added the parking space at the terminus of the driveway is not considered part of the driveway and would not be impacted.
Mr. Severson clarified Condition #5m addresses the open space requirement and requires a detail of its treatment. He stated there are some heavily landscaped areas shown on the plan and it is not clear whether these areas would support recreational use as called for in the open space requirement. However, he added, it is clear the applicants can meet the 8% standard and noted the lower corner alone well exceeds the requirement.
Amy Gunter, Rogue Planning & Development/
Ms. Gunter stated the property owners will live on the site and it will function similar to a co-housing development. She touched on the issues raised by staff and clarified under the site review chapter of the land use code, decks, balconies and patio areas all count towards the 8% open space requirement and they exceed this requirement without even counting the landscaped areas. Ms. Gunter noted they are seeking an Earth Advantage Platinum rating which limits the use of turf. Regarding the fire access requirements, she stated there is room on their plan to shift the houses slightly to the south which will provide the needed width to meet the requirement. Ms. Gunter added if the end units on Lots 4 and 5 have fire sprinklers installed, a 20 ft. driveway in front of those lots would not be necessary and requested the flexibility to maintain this option. She also commented briefly on the storm drainage plan and stated their engineer will be working with the city’s Public Works Department to resolve any issues.
Rick Lindemann, Building Designer/
Stated the owners will be a great asset to the community and a lot of the design and layout of the site was focused on them living on the property. Mr. Lindemann noted there are interesting projections that break up the mass of the buildings and stated the design borrows from that of the existing home. He added the colors selected are muted and blend in well with nature.
Questions of the Applicant
The applicants were asked clarify why the sidewalk was placed so close to units 2 and 3. Mr. Lindemann agreed that a landscaped buffer would have been preferred but it was a matter of constraints to get the units, vehicular access, and fire truck access in place. Comment was made that this makes for an uncomfortable living situation and it was suggested that the applicants to take another look at creating a small planting buffer.
The applicant was asked about the existing on-street parking and the placement of trash cans. Ms. Gunter clarified the driveway will have 10 ft. of yellow on each side for clearance and the individual cans will fit in this area on collection day. She explained they met with Recology and were informed the company would not collect trash on the site unless a full turnaround was provided.
Comment was made that there is landscaping shown between lots 2 and 3, however this is listed as a garage. Ms. Gunter acknowledged the error and stated they would correct this on the revised landscape plan.
Questions of Staff
It was noted that the commission has requested some changes and staff was asked whether this is an issue since they are approving final plan. Mr. Severson stated the conditions of approval can address the issues raised without the need for this to come back for additional review or for staff to exercise any discretion.
Comment was made that the trash collection could pose a problem and staff was asked for potential solutions. Mr. Severson explained there are various other instances in town where it is not ideal, however there is no criteria in the code to address this.
Deliberations & Decision
Commissioners Thompson/Dawkins m/s to approve PA-2017-00615 with the conditions listed by staff. DISCUSSION:
Commissioner Pearce requested Condition I be amended to allow the option for fire sprinklers and Commissioner Brown stated the word “flag” should be removed as well. Mr. Severson recommended the language be updated to state “the drive shall be paved to a 20 ft. width with vertical clearance to withstand 44,000 lbs. and comply with 18.4.3.080 prior to the signature of the final survey plat.” Commissioners Thompson and Dawkins approved this amendment. Roll Call Vote: Commissioners Dawkins, Brown, Norton, Pearce, Thompson, and Mindlin, YES.
Motion passed 6-0.
Commissioners Dawkins/Norton m/s to nominate Roger Pearce to serve as chair of the Planning Commission. Voice Vote: all AYES. Motion passed unanimously.
Commissioners Dawkins/Brown m/s to nominate Melanie Mindlin to serve as vice chair of the Planning Commission. Voice Vote: all AYES. Motion passed unanimously.
- Election of Officers.
- Attendance Report.
Meeting adjourned at 8:15 p.m.
April Lucas, Administrative Supervisor