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Development gets tentative nod from commission By Myles Murphy Ashland Daily Tidings Another large development appears to be on the path to approval by Ashland Planning Commission, despite misgivings of neighbors and even some commissioners. The commission Tuesday decided to send Medford-based developer North Mountain Land Company LLC back for more information on some key issues before making a decision, but none of the concerns raised appear to worry Lake Oswego-based project consultant Robert Foster. "It's all doable because (Ashland City Planning) staff is available and willing to work with us," Foster said following the decision to hold off. "We're looking forward to it." On the table Tuesday was a request for outline plan approval for an 83-lot subdivision across the street from the Mountain Meadows Retirement Community - the largest development yet in the North Mountain Neighborhood Plan area. City planning staff in general liked the proposal, but cautioned care with such a large development. The 16-acre site is located along the west side of North Mountain Avenue, just south of the unimproved section of Nevada Street. It is bordered on the west by Bear Creek. The application calls for a mix of zoning, including a commercial plaza area, single-family housing, more dense housing types and a public park. The land comes under the North Mountain Neighborhood Plan, which was adopted in 1997 after community discussion to guide the development of the area. The plan sets zoning densities, a street network, design standards and public areas. The application included major amendments to the North Mountain Neighborhood Plan and a waiver of the city's solar access requirements, along with other requests. Residents and city staff had concerns about many of the requests, and staff recommended a few conditions before approval. Because of the layout of the project and the size of the houses, the city's solar access rules would cut into designers' artistic ability to make interesting homes, according to Foster, but said he was willing to work with staff to make it work. Similarly, the applicant expressed a willingness to address all the technical issues brought up by staff and residents. Other, larger issues which reflect residents' philosophies and beliefs - but are not covered by land-use rules - were not so easily addressed. Commissioner Marilyn Briggs asked if any units would be voluntarily built to be affordable, and project coordinator Kevin Nering explained there were difficulties. "This is a prominent Ashland project, visible from the freeway and we wanted to make it something special," Nering said. "That drives up the price." Nering said there may be a possibility of lower-priced housing above the proposed commercial spaces, "But it depends on your definition of 'affordable.'" "So the answer is 'perhaps,'" Briggs said. Commissioner John Fields expressed discomfort with the project, which appears to him to be geared toward older, wealthier retired people rather than families and children. "I guess what your telling us is families won't be moving to Ashland, so why plan for it." Fields said. "It's kind of frightening. I guess Ashland isn't going to have families and kids anymore. That whole area is kind of for senior rich people. I find it intimidating, not exciting, and I'm a little nervous about what we're getting into." Speaking as a citizen rather than in his capacity as an Ashland Tree Commissioner, Bryan Holley also bewailed the lack of family-focused building in the proposal. "I didn't hear one sentence about affordable housing. Across the street you have a place where rich white people go to die," Holley said. "Is this going to be another place where rich white people go to die?" "You gotta kill this, folks," Holley said. "This is ridiculous." Neighbor Tom Marr suggested the developer add natural wildlife corridors to allow safe movement for animals. "This development will change our neighborhood forever, and I think this would hugely impact wildlife," Marr said. "The North Mountain plan is for this whole area to be developed," Foster said, explaining there was no plan for wildlife corridors. "That's what we're trying to do, we're just conforming to the North Mountain plan." Ashlander Carol Carlson asked city leaders to slow down and consider impacts before rushing forward with more development. "We haven't been able to see the effects on one (development) being built now before we build another one," Carlson said. But with nothing solid to sink their teeth into, and with the applicant's willingness to work out the kinks with city staff, the council decided to continue the discussion. On April 8, the applicant will bring back more information on a potential wetland area, ideas on improvements to the remainder of Nevada Street and a future bridge, possibilities for dealing with the solar access issue, and other concerns raised Tuesday. "I think the commissioners listened to us and the commission and staff will hold them to very strict standards," neighbor Matt Marr said. "I'm glad the commission isn't rushing in." LINKS: DAILY TIDINGS: Main | News | Sports | Business | Obituaries | Opinion | Columnists | AP News | Subscribe | Archives | Weather | Classifieds | Contact Us | Privacy REVELS: Main | Calendar | Dining | Movies | T.V. OTHER: Road Cams Copyright 2003 Ashland Daily Tidings 541.482.3456. 1661 Siskiyou Blvd., Ashland, OR 97520. Ottaway Newspapers, Inc. - Advertisers -