ASHLAND PLANNING COMMISSION
I. CALL TO ORDER:
May 26, 2020
Chair Roger Pearce called the meeting to order at 7:02 p.m.
||Bill Molnar, Community Development Director
Maria Harris, Planning Manager
Derek Severson, Senior Planner
Dana Smith, Executive Assistant
Community Development Director Bill Molnar announced the City Council passed the first reading of the ordinance that would eliminate private plaza space for large-scale buildings in the C-1-D Zone and the Downtown Design Standards Overlay. The City Administration Department was discussing a greater roll out for city commission meetings. Soon, it would allow live testimony via Zoom for the City Council and Planning Commission.
III. PUBLIC FORUM
IV. TYPE II PUBLIC HEARINGS CONT’D (The record and public hearing was closed on this matter. No further submittals (evidence or argument) would be accepted into the record.)
A. PLANNING ACTION: #PA-T2-2020-00017
SUBJECT PROPERTY: 210 Alicia Street
OWNER/APPLICANT: David Scott Construction, LLC
DESCRIPTION: A request for Outline Plan subdivision and Site Design Review approvals for a 12-unit, 13-lot Cottage Housing Development for the property located at 210 Alicia Street. The application also requests a Tree Removal Permit to remove two trees including one 36-inch diameter multi-trunked Willow tree proposed to be removed as a hazard, and a 20-inch Plum tree proposed to be removed to accommodate driveway installation. COMPREHENSIVE PLAN DESIGNATION: Single-Family Residential; ZONING: R-1-5; ASSESSOR’S MAP: 39 1E 04DB; TAX LOT #: 1700.
Chair Pearce explained at the meeting May 12, 2020, the Commission considered the proposal, closed the public record and dealt with procedural issues. When they started deliberations, the power went out at the RVTV building. The item was re-noticed for this meeting. There was some confusion with information on the re-notice that indicated the meeting was continued to this meeting and the meeting on June 9, 2020. The Commission discussed continuing the meeting to June 9, 2020. Chair Pearce officially opened the public hearing.
Commissioner Dawkins/Harper m/s to continue the hearing to June 9, 202 at 7:00 p.m. DISCUSSION:
Chair Pearce explained the record was still closed and no new evidence could be submitted. There were several emails received since the record was closed. If they were procedural, the Commission might review them. They would not be admitted into the record at this meeting. Voice Vote: ALL AYES. Motion passed.
V. LEGISLATIVE PUBLIC HEARING CONT’D
A. PLANNING ACTION: PA-L-2020-00008
APPLICANT: City of Ashland
DESCRIPTION: A public hearing on ordinance amendments to the Ashland Land Use Ordinance to update and clarify the open space requirements and design standards for multifamily and single-family housing developments, and to correct terminology related to open space and other minor wording edits. The proposed amendments include two ordinances: 1) An ordinance amending Chapters 18.2.5 Standards for Residential Zones, 18.3.9 Performance Standards Option and PSO Overlay, 18.4.2 Building Placement, Orientation, and Design, 18.4.4 Landscaping, Lighting, and Screening, and 18.6 Definitions of the Ashland Land Use Ordinance to amend the open space requirements and design standards, and 2) an ordinance amending chapters 18.2.2 Base Zones and Allowed Uses, 18.2.3 Special Use Standards, 18.2.5 Standards for Residential Zones, 18.3.2 Croman Mill District, 18.3.4 Normal Neighborhood District, 18.3.5 North Mountain Neighborhood District, 18.3.9 Performance Standards Option and PSO Overlay, 18.3.10 Physical and Environmental Constraints Overlay, 18.3.11 Water Resources Protection Zones (Overlays), 18.3.14 Transit Triangle Overlay, 18.4.2 Building Placement, Orientation, and Design, 18.4.2 Parking, Access, and Circulation, 18.4.4 Landscaping, Lighting, and Screening, 18.4.5. Tree Preservation and Protection, 18.4.6. Public Facilities, 18.5.2 Site Design Review, 18.5.3 Land Divisions and Property Line Adjustments, and 18.5.7 Tree Removal Permits of the Ashland Land Use Ordinance for consistency in terminology related to open space and other minor wording edits.
Chair Pearce confirmed no additional records had been submitted.
Commissioner KenCairn joined the meeting at 7:11 p.m.
Planning Manager Maria Harris explained the Commission made three changes to Ordinance One at the meeting April 28, 2020. Portions that were struck out or underlined were highlighted as well.
The changes added references to the new section 18.4.4.020
; clarifying density bonuses did not apply to cottage housing developments in 18.3.9.050.A.2
; and revising surfacing of common open space in 18.4.4.070.C.a
Staff made four additional changes to 18.4.4.070
as well. They revised and inserted graphics for common and private open space. They clarified identifying common open space for the use of residents; that pedestrian connections and natural features could be in required buffer or perimeter yard areas; and that play areas and credit for proximity to parks applied to the multi-family zones. A correction was made to table 18.4.4.070.A – Minimum Area Required in Common or Private Open Space
, third column Minimum Area Required for Common Open Space
, all three boxes should read “4 percent of total lot area with base developments of 10 units or more.”
Questions of Staff
Commissioner Thompson noted some words were missing on page 2 of 19, C. Minimum Density.2.d.
On page 6 of 19 B. Density Bonus Point Calculations.2.a
, she wanted to change “interact”
in the third sentence. She noted common open space now included unbuildable areas and thought the density bonus section should be drafted more narrowly so the kind of open space that would qualify someone for a density bonus would have a stricter standard. Ms. Harris clarified the provision was not new code. Chair Pearce agreed with Commissioner Thompson on striking the language on being developed as an open space amenity. Removing rock out cropping’s and adding language that open space could include preservation and enhancement of natural features if it met the common open space definition would resolve the issue. The Commission agreed to modify the definition of natural features in 1. Dimensional Standards.b
on page 13 of 19 and retain the density bonus language.
Commissioner Harper addressed the location of open space. He thought setbacks and side yards should be excluded from page 13 of 19 1. Dimensional Standards.2
and explained why. Ms. Harris explained at the ground level staff had seen people putting open spaces instead of a side yard with no buffer between common open space and used a townhome as an example. They had also seen open space overlap the side yard that could be used for other units. Commissioner KenCairn thought making the 20-foot space contiguous would solve the problem. Commissioner Harper would allow them to be counted if the side yard and setbacks met the definitions and dimensional requirements. Chair Pearce added front yards should be excluded from the language. Ms. Harris thought it might be better to delete it completely. Chair Pearce suggested adding language that would state “except for perimeter yards abutting streets”
. Ms. Harris recommended leaving in the second highlighted part. Chair Pearce clarified the language change as common open space not located in yards abutting a street except for pedestrian connections and natural features.
Ms. Harris noted that only changes to Ordinance Two was adding highlights to bolded or underlined portions.
Commissioner Thompson/Dawkins m/s to forward the two ordinance amendment recommendations to the City Council. Roll Call Vote: Commissioner Thompson, Dawkins, Norton, Pearce, Harper and KenCairn, YES. Motion passed.
Mr. Molnar explained it would go before City Council at their meeting June 16, 2020.
VI. OTHER BUSINESS
A. Election of Officers.
Commissioner Thompson/Harper m/s to nominate Commissioner Norton as Chair. Voice Vote: ALL AYES. Motion passed.
Commissioner Pearce/Thompson m/s to nominate Commissioner Dawkins as Vice Chair. Voice Vote: ALL AYES. Motion passed.
Meeting adjourned 7:50 p.m.
Dana Smith, Executive Assistant