Agendas and Minutes

Planning Commission (View All)

Planning Commission Mtg

Tuesday, December 10, 2019

December 10, 2019
I.              CALL TO ORDER:
Chair Roger Pearce called the meeting to order at 7:00 p.m. in the Civic Center Council Chambers, 1175 East Main Street.
Commissioners Present:   Staff Present:
Troy Brown, Jr.
Michael Dawkins
Alan Harper
Haywood Norton
Roger Pearce
Lynn Thompson
  Bill Molnar, Director
Brandon Goldman, Senior Planner
Derek Severson, Senior Planner
Dana Smith, Executive Assistant

Absent Members:   Council Liaison:
Melanie Mindlin
  Stefani Seffinger, absent
Community Development Director Bill Molnar announced the Commissionís annual report to the City Council was rescheduled to December 17, 2019 at 6:00 p.m. 
A.  Approval of Minutes
1.  November 12, 2019 Regular Meeting
Commissioner Thompson/Dawkins m/s to approve the minutes of November 12, 2019.  Voice Vote: all AYES.  Motion passed. 
V.            PUBLIC FORUM
Huelz Gutcheon/Ashland/Spoke on electric vehicles and solar panels.
PLANNING ACTION:          PA-T2-2019-00015
SUBJECT PROPERTY:  459 Russell Street
OWNER/APPLICANT:        KDA Homes, LLC/Laz Ayala
DESCRIPTION:   A request for Site Design Review approval to construct a 13,816 square foot, two-story mixed-use building on the property located at 459 Russell Street (Lot 2 of the Falcon Heights subdivision).  The proposed building will include a 4,837 square feet of ground floor commercial space, and a total of 13 residential studio units (497 s.f.) on the ground and second floors.  The application includes a Property Line Adjustment between Lots 1 and 2, and an Exception to the Site Development and Design Standards in order to utilize existing parking installed with the subdivision which does not comply with more recent parking lot treatment standards in AMC  [The current application would supersede the previously approved PA-T2-2018-00001 which granted approval to consolidate Lots 1 and 2 of the subdivision to develop a single 22,469 square foot building.  The current proposal also illustrates conceptual development of Lot 1 with floor plans, elevations and landscape details, but these are conceptual and not being reviewed or approved here.]   COMPREHENSIVE PLAN DESIGNATION:  Employment; ZONING: E-1, Detail Site Review Overlay; ASSESSORíS MAP #: 391E 09AA; TAX LOT: 2800 & 2801.
Chair Pearce read the rules of the Public Hearing.
Ex Parte Contact
Commission Harper and Chair Pearce declared no ex parte.  Commissioner Norton, Brown and Thompson had no ex parte and one site visit.  Commissioner Dawkins had no ex parte but had run past the site.
Staff Report
Senior Planner Derek Severson provided a presentation (see attached):
  • Proposal.
  • Vicinity Map.
  • Falcon Heights Subdivision.
  • 2006 Aerial photo.
  • Lot illustrations and photos.
  • Elevation Drawings.
  • Site Plan.
  • Proposed Utility & Drainage Plan.
  • Proposed Landscape Plan.
  • Elevation Drawings.
  • Proposed Floor Plans.
  • Standard A Solar Shadow Study.
  • Parking Calculation.
  • Key Points for Staff.
  • Clear Creek Drive plaza space illustration.
Staff recommended approved with the Conditions in the draft findings.
Questions of Staff - None
Applicantís Presentation
Mark Knox/Ashland/Spoke to the proposal and provided background on why they went back to their original plan of phased building.  They had no issues with the Conditions.  The proposal would build thirteen units under 500 square feet (sq. ft.).  
Laz Ayala/Ashland/Spoke to housing trends getting smaller.  The proposal would build housing the city lacked. 
Questions of the Applicant
Mr. Knox confirmed there were two separate lots with most of the density on one.  They would have a deed restriction specifying density as well as commercial and plaza space.    Commissioner Harper suggested making the condition for the deed restriction clear.  Mr. Ayala clarified the intent was having two one-story buildings.  The second building would have 30% residential and 70% commercial on the ground level.  Building would occur in phases.
Public Testimony - None
Rebuttal by Applicant - None
Deliberations & Decision
Commissioner Harper/Norton m/s to approve PA-T2-2019-00015, as presented by staff with the Conditions.  Roll Call Vote:  Commissioner Pearce, Norton, Brown, Dawkins, Harper and Thompson, YES.  Motion passed.
  1.  Requirements for plaza space in the Downtown Detail Site Review (DSR) overlay and C-1-D zone
 Senior Planner Brandon Goldman provided a presentation (see attached):
  • Detail Site Review Overlay Ė Plaza Space Requirements Downtown.
  • Existing Plaza Space Standards.
  • Detail Site Review Overlay Applicability.
  • Downtown Applicability. 
  • Downtown Applicability C-1-D Zone.
  • Discussion Items; Public-Private Use, Ground Floor Area, Historic Development Pattern, Multi Story Development, Design Implications.
  • Option 1: would eliminate the requirement for any private plaza space in the downtown area for new or redeveloped buildings.
  • Option 2: would require one square foot of plaza space in the downtown area to apply to the area of the ground floor only, for a building 10,000 square feet or greater.
  • Timeline for Public Hearings (2020).
Mr. Molnar provided legislative history on the large-scale development standards.  Commissioner Thompson voiced concern it would increase density and parking challenges. She suggested having a downtown parking analysis done or establishing an LID to resolve potential parking issues.  Staff would include the suggestion in the recommendation to City Council.  Parking was not required on the north side of Lithia Way.  On the south side of Lithia Way in the C-1-D zone it was not required unless it was travelerís accommodations. 
Commissioner Brown explained why Option 1 was more viable.  Current plaza areas in the downtown were under used or over used depending on the time of the day or year.  He supported having the building facades flush with the street.  Overhangs would change the vertical sense of the city.
Public Testimony
Barry Thalden/Ashland/Submitted a document into the record (see attached).  He explained why he supported eliminating the plaza space requirement.
Mark Knox/Ashland/Agreed with Mr. Thaldenís testimony and spoke in support of Option 1.
Laz Ayala/Ashland/Supported changing the plaza requirements.  He addressed parking concerns.  Transportation needs would rely more on shared transportation in the future eliminating the need for more parking.
The Commission discussed their support of Option 1. 
Commissioner Harper/Brown m/s to recommend to City Council Option 1 as outlined by staff including Commission comments.  Voice Vote:  ALL AYES.  Motion passed.
Commissioner Norton suggested a future study session that would look at improvements to existing parking, then address future parking needs.
Meeting adjourned at 8:09 p.m.
Submitted by,
Dana Smith, Executive Assistant

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