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Home My WebLink AboutNMain_430_PA-2012-00263 CITY OF April 18,2012 ASHLAND City of Ashland Public Works 20 E Main Street Ashland, OR 97520 RE: Planning Action#2012-00263 Notice of Final Decision—CORRECTED See revised condition#7 On April 16, 2012,the Staff Advisor for the Ashland Planning Division administratively approved your request for the following: PLANNING ACTION: 2012-00263 SUBJECT PROPERTY: 430 North Main Street APPLICANT: City of Ashland DESCRIPTION: A request for Site Review approval to construct a public parking lot on the vacant lot located at 430 North Main, adjacent to 410 North Main St. The request includes a tree removal permit to remove two trees greater than six inches in diameter at breast height. COMPREHENSIVE PLAN DESIGNATION: Employment; ZONING: E-1; ASSESSOR'S MAP: 39 1E 05DA; TAX LOT: 2700 The Staff Advisor's decision becomes final and is effective on the 13th day after the Notice of Final Decision is mailed. Prior to the final decision date, anyone who was mailed this Notice Of Final Decision may request a reconsideration of the action by the Staff Advisor as set forth in the Ashland Land Use Ordinance (ALUO) 18.108.070(B)(2)(b)and/or file an appeal to the Ashland Planning Commission as provided in the ALUO 18.108.070(B)(2)(c). An appeal may not be made directly to the Land Use Board of Appeals. Oregon law states that failure to raise an objection concerning this application,by letter, or failure to provide sufficient specificity to afford the decision maker an opportunity to respond to the issue,precludes your right of appeal to LUBA on that issue. Failure to specify which ordinance criterion the objection is based on also precludes your right of appeal to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with sufficient specificity to allow this Department to respond to the issue precludes an action for damages in circuit court. The application, all associated documents and evidence submitted, and the applicable criteria are available for review at no cost at the Ashland Community Development Department, located at 51 Winburn Way. Copies of file documents can be requested and are charged based on the City of Ashland copy fee schedule. If you have any questions regarding this decision,please contact the Community Development Department between the hours of 8:00 am and 4:30 pm,Monday through Friday at(541)488-5305. cc: Parties of record and property owners within 200 ft COMMUNITY DEVELOPMENT DEPARTMENT Tel:541-488-5305 51 Winburn Way Fax:541-552-2050 Ashland,Oregon 97520 TTY: 800-735-2900 wmashland.or.us i i ASHLAND PLANNING DIVISION FINDINGS & ORDERS PLANNING ACTION: 20-12-00263 SUBJECT PROPERTY: 430 North Main Street APPLICANT: City of Ashland DESCRIPTION: A request for Site Review approval to construct a public parking lot on the vacant lot located at 430 North Main,adjacent to 410 North Main St.The request includes.a tree removal permit to remove two trees greater than six inches in diameter at breast height. COMPREHENSIVE PLAN DESIGNATION.Employment;ZONING:E-1;ASSESSOR'S MAP:39 lE 05DA; TAX LOT: 2700 SUBMITTAL DATE: March 2, 2012 DEEMED COMPLETE DATE: March 21, 2012 STAFF APPROVAL DATE: April 18, 2012 FINAL DECISION DATE: May 1, 2012 APPROVAL EXPIRATION DATE: May 1, 2012 DECISION The subject property is on the east side of North Main St. one lot to the west of the intersection of North Main and Hersey Streets. The subject property is 12,023 square feet in size and has an average slope of approximately six percent downhill to the north. There are two trees on the subject site and five in the I vicinity. A 25-inch in diameter at breast height (DBH) Cedar tree on the west property line and a 14-inch DBH Walnut tree on the east property line are proposed for removal. There is an approximately 20-foot wide asphalt driveway, accessing the site on the north side of the parcel. It connects to the adjacent parcel to the east,which fronts on Lori Lane. A barricade blocks the driveway from the crossing to the property to the east. There is a 20-foot wide area of pavement on the east 1/4 of the property. The subject property is zoned Employment(E-1), as are the properties to the north, south and east. The properties across North Main St. to the west are zoned R-2 Multi-Family Residential. The adjacent E-1 uses include a chiropractic office directly to the south, a four-unit office complex to the southeast, and traveler's accommodations to the east and to the north. A five-foot wide curbside sidewalk is along the North Main St. frontage of the subject site and connects to the five-foot wide curbside sidewalk to the north and south of the subject site. A public parking lot is a permitted use in the E-1 zone. The construction of the parking lot is subject to a Site Review approval because the expansion of 10 percent or 1,000 square feet of impervious surface area,the construction of a structure (bicycle parking cover) and a modification to a parking lot, which alters site circulation, require review and approval. The proposed parking lot will serve a number of j functions, access to an existing parcel,parking for an existing business and as a quasi-park and ride facility for the Rogue Valley Transportation District (RVTD) bus stop, which is located 160-feet to the north on North Main Street. i PA#2012-00263 430 N Main/adg Page 1 i The property to the south, Coldwell Chiropractic is at the intersection of Hersey Street and North Main. Wimer Street is across North Main St. approximately 30-feet to the north of the Hersey St. intersection creating an unaligned four-way intersection. According to Ashland's Transportation System Plan (TSP), North Main is a boulevard (arterial) and both Hersey St. and Wimer St. are classified as avenues or major collectors. North Main receives more than 15,000 vehicle trips on average per day. In the past 10 years, there have been nearly 40 accidents reported to Ashland Police Department at the intersection of Wimer, Hersey and North Main streets. Aligning this intersection is a City Council priority and the subject parcel.was obtained by the City in 2005 for the purposes of the realignment of this intersection. In order to get a proper alignment it was necessary for one of the cross streets, Hersey or Wimer to be shifted to the north or south. Due to topography on the Wimer side of North Main and constraints caused by existing structures, retaining walls, established vegetation, it was evident that shifting Wimer to the south would be prohibitive. The most effective option determined was to shift Hersey Street to the north through the parking lot of Coldwell Chiropractic. There are two pre-existing non-conforming driveways accessing the Chiropractic office lot. The driveways are non-conforming due to their proximity to the intersection of North Main and Hersey Street. Access management standards call for a distance of 100-feet from the intersection to driveways on arterial streets (North Main) and 75-feet on major collectors (Wimer and Hersey). In order for Hersey to be aligned with Wimer, both of the existing accesses to the chiropractic office will be removed. In addition, two parking spaces in the parking lot will also be removed.Nine parking spaces are required for the medical use at 410 North Main based on the calculation of one parking space for every 350 square feet of floor area(2863 /350 = 8.18) and nine spaces are remaining in their private parking lot. The proposed 14-space parking lot will provide access to Coldwell Chiropractic and the three removed parking spaces wilt be reserved within the new parking lot. No more than three spaces can be signed for exclusive use by Dr. Coldwell's office and/or the use at 410 North Main St. because the required number of parking spaces is currently provided for at 410 North Main Street and properties are only allowed to exceed the required number of parking spaces by a maximum of ten percent or in this case, ten total spaces. Since the road realignment is removing three spaces those three may be reserved in the public lot. The parking lot will be two levels due to the existing topography of the site. A series of retaining walls ranging between two and five feet in height will separate the parking lot levels and create landscape buffer and planter areas including an on-site bio-swale detention area along the rear property line to treat the storm water generated from the new parking lot. According to the Parking,Access and Circulation design requirements of the Ashland Municipal Code,parking lots are required to be designed to minimize the adverse environmental and microclimatic impacts of surface parking through design and material selection. The driving aisles within the parking lot were originally proposed to be surfaced with light colored asphalt.,Upon completion of the Engineering of the project,the entire parking lot is now proposed to be surfaced with a porous asphalt concrete with five-foot wide concrete crosswalks as pedestrian circulation paths through the parking lot and up to the public sidewalk on North Main Street. Additionally,parking lots are required to be designed with a landscape swale that will capture and treat the run-off from the hard surface areas; a ten-foot wide bio-swale planter is proposed to achieve this requirement. Two new lights are proposed between the two levels of the parking lot. The type of fixture for the lights was not provided in the application but the lights will be required to be down shrouded to not create light and glare issues for adjacent properties. A condition to this effect has been added. PA#2012-00263 430 N Main/adg Page 2 Two trees are proposed for removal as part of the parking lot proposal. At the April 5, 2012, Ashland Tree Commission meeting the commission did not concur with the applicants finding that the 25-inch. DBH cedar tree was in poor condition and denied the request to remove that tree. From the plans submitted it does appear that the construction of the parking lot may cause some disturbance near the cedar tree yet there is currently an asphalt driveway in the location of the proposed parking lot access driveway. A condition of approval has been added that the project arborist shall be on site to guide and direct excavation in that area to ensure the proposed construction near the tree will not significantly affect the tree more than it is currently. Tree protection fencing in accordance with Ashland Municipal Code 18.61.200 shall be provided for this tree in addition to the other trees proposed for protection. Additionally, the tree has a large amount of English Ivy growing around the trunk and branches. English Ivy is a injurious, noxious vegetation and in accordance with Ashland Municipal Code 18.61.094.3, a condition of approval has been added requiring the removal of the English Ivy from the cedar tree. The 14-inch DBH Walnut tree is located directly in the path of the driving lane accessing Coldwell Chiropractics office and its removal is necessary to complete the driveway access. A detailed landscape plan with more than 19 percent of the total site area as landscape and bio-swale has been provided as landscape area. The applicant has also proposed multiple trees to meet the standards for required parking lot shade trees, mitigation for removed trees and to provide shade and canopy coverage to reduce the solar reflectance. As part of the street realignment and parking lot construction project the sidewalk along the entire frontage of the property is being brought up to the Street Standards. The applicant has proposed a vegetated, seven-foot wide park row with two new street trees,between the sidewalk and the street and a nine-foot wide sidewalk. According to the Street Standards, landscape park rows may be appropriate in some commercial areas where no on-street parking is permitted and the minimum sidewalk width is eight feet. The proposal complies with these standards. Additional amenities for pedestrian and bicyclists are also proposed, the applicant has proposed two benches in accordance with the City's street furniture standards and a bicycle parking area for four bicycles with a wooden structure to cover the bicycles. A drinking fountain is also proposed. These amenities will enhance the site and further the sites purpose as a park and ride facility. One adjacent property owner submitted written comments expressing concern about overnight parking, large vehicle parking, lighting and requesting that the company, which enforces parking throughout the downtown,be utilized to enforce the any regulations the City has on the parking lot. The comments, though important, are not able to be addressed as conditions of approval since they did not address the j criteria for approval of a site review. The comments were forwarded to the Public Works Department so i they could work with the neighbor to address their issues. The parking lot is the first public parking lot constructed in the City in more than 15 years. As proposed it complies with the standards of the Site Review,Parking, Access and Circulation chapters of the Municipal Code and the City's Street Standards. The lot will provide a number of functions and will help achieve a City Council goal regarding the safety and alignment of the Wimer Street/Hersey Street intersections while replacing unsafe driveway access points and relocating parking for an existing business. Though the RVTD bus stop could not be relocated to this site due to the proximity of the intersection,the bus stop is only 160-feet away and this lot will provide a place for people to park their vehicles and ride the bus or carpool to other destinations. The parkrow and sidewalk improvements will create an inviting streetscape and set the stage for the future street improvements for North Main Street. One of the proposed trees to be removed is denied but should not negatively impact the proposal. The PA#2012-00263 430 N Main/adg Page 3 proposed parking lot will be under construction at the same time as,the intersection improvements to lessen the disruption to the neighborhood and affected businesses. The criteria for Site Review Approval are described in AMC Chapter 18.72.070, as follows: A. All applicable City ordinances have been met or will be met by the proposed development. B. All requirements of the Site Review Chapter have been met or will be met. C. The development complies with the Site Design Standards adopted by the City Council for implementation of this Chapter. D. That adequate capacity of City facilities for water, sewer,paved access to and through the development, electricity, urban storm drainage, and adequate transportation can and will be provided to and through the subject property. The application with the attached conditions complies with all applicable City ordinances. Planning Action 2012-00263 is approved with the following conditions. Further, if any one or more of the following conditions are found to be invalid for any reason whatsoever,then Planning Action 2012- 00263 is denied.The following are the conditions and they are attached to the approval: 1) That all proposals of the applicant shall be conditions of approval unless otherwise modified here. 2) That the 25-inch DBH Cedar tree along the north property line is not approved for removal. The invasive ivy shall be removed from the tree. The project arborist shall be on-site to provide guidance during the excavation and driveway, and curb construction occurring below the canopy of the cedar tree. 3) That building permit submittals shall include: i a) The structural details and any Engineering for the proposed bicycle parking structure shall be submitted with the building permit. i b) The height of the proposed walls and the surcharge placed on them by the parked vehicles j will require a building permit. The Engineering details for the walls shall be submitted with the building permit. 4) That prior to the issuance of a building permit: a) That the tree protection fencing shall be installed according to the approved plan and shall be I chain link fencing six feet tall and installed in accordance with 18.61.200.B. prior to any site work, storage of materials or issuance of the building permit. The tree protection shall be inspected and approved by the Ashland Planning Division prior to site work, storage of materials and/or the issuance of a building permit. b) That all parking lot lighting standards shall shown on the building permit submittals and shall be directed on the property and shall not directly illuminate adjacent proprieties. The lights shall be no greater than 14-feet in height. 5) That all proposed landscaping and irrigation shall be installed according to the approved plan. PA#2012-00263 430 N Main/adg Page 4 I 6) That the bicycle parking facilities shall be installed prior to finalization of the building permit for the bicycle parking structure. The inverted u-racks shall be used for the bicycle parking. All bicycle parking shall be installed in accordance with design and rack standards in 18.92.040.I and J prior to the issuance of the certificate of occupancy. The building permit submittals shall verify that the bicycle parking spacing and coverage requirements are met in accordance with 18.92.040.1. 7) That parking spaces shall be reserved in the new parking lot for the exclusive use by Dr. Coldwell and/or 410 North Main Street to replace those removed as part of the road realignment. Maria Harris, Planning Manager Date Department of Community Development I I i PA#2012-00263 j 430 N Main/adg Page 5 i ASHLAND TREE COMMISSION PLANNING APPLICATION REVIEW COMMENT SHEET April 5, 2012 PL A NNI N G A C T IO N. 2012-00263 SUBJECT PROPERTY.• 430 North Main Street APPLICANT.• City of Ashland DESCRIPTION.• A request for Site Review approval to construct a public parking r lot on the vacant lot located at 430 North Main, adjacent to 410 North Main St. The request includes a tree retnoval permit to remove two trees greater than six inches in diameter at breast height. COMPREHENSIVE PLAN DESIGNATION- Employment; ZONING. E-1; ASSESSOR'S MAP. 391E 05DA; TAXLOT.• 2700 Recommendation: 1) The Commission found that the 25-inch Cedar is not in poor health as the findings state, and therefore should have the ivy cleaned off of it and be retained and protected. 2) The 25-inch Cedar is also located on the property line and is shared between the adjacent property owner to the north. The Commission has reservations about approving the removal of a tree without the written consent of the adjacent property owner. 3) The 14-inch Walnut is approved to be removed as presented 4) That the project arborist be on-site while working within the tree protection zone while installing the bike parking shelter footings. 5) That the specifications remove the use of pesticides (#7). I i i Department of Community Development Tel:541-488-5350 CITY OF 51 Winburn Way Fax:541-552-2050 Ashland,Oregon 97520 TTY: 800-735-2900 w AND www.ashland.orms ASHL i i Amy Gunter From: abi [abi @abigailsbandb.com] Sent: Monday, April 02, 2012 8:47 PM To: Amy Gunter Subject: Re: 430 N Main parking lot Hi Amy; Thanks for sending the parking lot plans. It is very important for the city as the owner/operator to incorporate the following conditions as part of development and operation; 1. Provide adequate lighting to create a safe environment and to prevent dark areas that would encourage undesirable activities; 2. No overnight parking. 3. No parking for oversize vehicles such as RVs, trucks, etc... 4.No "For Sale" vehicle parking; 5. Enforce parking rules through city's parking contractor, Diamond Parking. Thanks Abi Maghamfar Proprietor/Innkeeper Abigail's Bed & Breakfast Inn 451 N Main Street Ashland, OR 97520 On Fri, Mar 23, 2012 at 2:40 PM, Amy Gunter< untera cr ashland.or.us>wrote: Hello Abi, Attached are the plans for the parking lot. It is going to be worked on at the same time as the realignment and will be processed as part of that bid. The bids have not gone out and likely will not until the end of April. Public Works is still working on some easements and waiting for final Land Use Approval. The whole project is expected to be complete in about 6 months pending no major setbacks or delays. I i Hope this helps. Feel free to email me your comments and I can make them part of the record. i Thank you. i Amy D. Gunter, Assistant Planner i u Planning Department,51 Winbt lay,Ashland, Oregon 97520 CITY OF 541-488-5305 Fax:541-552-2050 www,ashland.or.us TTY; 1-800-735-2900 ASHLAND NOTICE OF APPLICATION PLANNING ACTION: 2012-00263 SUBJECT PROPERTY: 430 North Main OWNERIAPPLICANT: CityofAshland DESCRIPTION: A request for Site Review approval to construct a public parking lot on the vacant lot adjacent to 410 North Main St. The request includes a tree removal permit to remove two trees greater than six inches in diameter at breast height. COMPREHENSIVE PLAN DESIGNATION:Employment,ZONING:E-1;ASSESSOR'S MAP: 391E 05DA; TAX LOT: 2700. NOTE: The Ashland Tree Commission will also review this Planning Action on April 5,2012 at 6:00 p.m.in the Community Development and Engineering Services building(Siskiyou Room)located at 51 Winburn Way, NOTICE OF COMPLETE APPLICATION: March 21, 2012 DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: April 4, 2012 P42012-00263 SUBJECT PROPERTY 430 N MAIN .: 39 1E 05DA2700 O 25 50 100 Feet Property tines arc for rrence onlJ,not scale«btc I The Ashland Planning Division Staff has received a complete application for the property noted above. Any affected property owner or resident has a right to submit written comments to the City of Ashland Planning Division, 51 Winburn Way,Ashland, Oregon 97520 prior to 4:30 p.m. on the deadline date shown above. Ashland Planning Division Staff determine if a Land Use application is complete within 30 days of submittal. Upon determination of completeness, a notice is sent to surrounding properties within 200 feet of the property submitting application which allows for a 14 day comment period. After the comment period and not more than 45 days from the application being deemed complete, the Planning Division Staff shall make a final decision on the application. A notice of decision is mailed to the same properties within 5 days of decision. An appeal to the Planning Commission of the Planning Division Staffs decision must be made in writing to the Ashland Planning Division within 12 days from the date of the mailing of final decision. (AMC 18.108.040) The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an objection concerning this application, by letter, or failure to provide sufficient specificity to afford the decision maker an opportunity to respond to the issue, precludes your right of appeal to the Land Use Board of Appeals(LUBA)on that issue. Failure to specify which ordinance criterion the objection is based on also precludes your right of appeal to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with sufficient specificity to allow this Department to respond to the issue precludes an action for damages in circuit court. i A copy of the application,all documents and evidence relied upon by the applicant and applicable criteria are available for inspection at no cost and will be provided at reasonable cost, if requested. All materials are available at the Ashland Planning Division, Community Development&Engineering Services Building,51 Winburn Way,Ashland,Oregon 97520. If you have questions or comments concerning this request,please feel free to contact the Ashland Planning Division at 541-488-5305. wcomm-cle7planningTianning Acnons oticing Folueniviallea Notic partmendlocx I SITE DESIGN AND USE STANDARDS 18.72.070 Criteria for Approval The following criteria shall be used to approve or deny an application: A. All applicable City ordinances have been met or will be met by the proposed development. B. All requirements of the Site Review Chapter have been met or will be met. C. The development complies with the Site Design Standards adopted by the City Council for implementation of this Chapter. D. That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity, urban storm drainage, and adequate transportation can and will be provided to and through the subject property.All improvements in the street right-of-way shall comply with the Street Standards in Chapter 18.88, Performance Standards Options. TREE REMOVAL 18.61.080 Criteria for Issuance of Tree Removal-Staff Permit An applicant for a Tree Removal Permit shall demonstrate that the following criteria are satisfied.The Staff Advisor may require an arborist's report to substantiate the criteria for a permit. A. Hazard Tree: The Staff Advisor shall issue a tree removal permit for a hazard tree if the applicant demonstrates that a tree is a hazard and warrants removal. 1. A hazard tree is a tree that is physically damaged to the degree that it is clear that it is likely to fall and injure persons or property. A hazard tree may also include a tree that is located within public rights of way and is causing damage to existing public or private facilities or services and such facilities or services cannot be relocated or the damage alleviated. The applicant must demonstrate that the condition or location of the tree presents a clear public safety hazard or a foreseeable danger of property damage to an existing structure and such hazard or danger cannot reasonably be alleviated by treatment or pruning. 2. The City may require the applicant to mitigate for the removal of each hazard tree pursuant to AMC 18.61.084. Such mitigation requirements shall be a condition of approval of the permit. B. Tree that is Not a Hazard:The City shall issue a tree removal permit for a tree that is not a hazard if the applicant demonstrates all of the following: 1. The tree is proposed for removal in order to permit the application to be consistent with other applicable Ashland Land Use Ordinance requirements and standards, including but not limited to applicable Site Design and Use Standards and Physical and Environmental Constraints. The Staff Advisor may require the building footprint of the development to be staked to allow for accurate verification of the permit application; and 2. Removal of the tree will not have a significant negative impact on erosion, soil stability,flow of surface waters, protection of adjacent trees,or existing windbreaks;and 3. Removal of the tree will not have a significant negative impact on the tree densities,sizes,canopies, and species diversity within 200 feet of the subject property. The City shall grant an exception to this criterion when alternatives to the tree removal have been considered and no reasonable alternative exists to allow the property to be used as permitted in the zone. Nothing in this section shall require that the residential density be reduced below the permitted density allowed by the zone. In making this determination,the City may consider alternative site plans or placement of structures or alternate landscaping designs that would lessen the impact on trees, so long as the alternatives continue to comply with other provisions of the Ashland Land Use Ordinance. 4. The City shall require the applicant to mitigate for the removal of each tree granted approval pursuant to AMC 18.61.084. Such mitigation requirements shall be a condition of approval of the permit. (ORD 2951, 2008; ORD 2883, 2002) f i I i I� I I Wcomm-dev\planning\Planning Actions\Noticing FolderWailed Notices&Signs\2012\Planning Department.docx AFFIDAVIT OF MAILING STATE OF OREGON ) County of Jackson ) The undersigned being first duly sworn states that: 1. I am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On March 21, 2012 1 caused to be mailed, by regular mail, in a sealed envelope with postage fully prepaid, a copy of the attached planning action notice to each person listed on the attached mailing list at such addresses as set forth on this list under each person's name for Planning Action #2012-00263, 430 N Main. Signatuf, of Employee � I I i I i I r i I I I I Gkomm-devlplanningTorms&Handouts%ffidavit of Mailing—Planning Action Notice.doc I) f �Jp,�.,n.• - 'qa�'yy T N INFORMATION TECHNOLOGY f rJ1 Application .331 Property Data Online Legend Highlighted Feature theBuffer 3449 '+ is ~ theBufferTarget P , a � Tax Lot©uWnes Tax Lot Numbers i 3�1 mss. ,tl 1 'P t •' t G -330 40 do £F 30, 42 z ~ s i alto ° 3 "ir"V i � iTd if9l r" 64 9 iW CPI 3400 Ii '' +`� '� Vr7NV .'k $ � f s' I ` JACKSON _4 CO @ 4 - Oregori ' @� `{a ',,,.r • "" spy f a7"tPV This map is based on a digital database @ - c compiled byackson County From a variety 4100 6 � of sources.Jackson County cannot accept 77fJYY7r .. ' '9 res onsibily for errors,omissions,or ' 3201 ' � r � 0 �� positional accuracy.There are no i - warranties,expressed or Implied. Please recycle with colored office grade paper Created with MapMaker Map created on 3121/2012 11:07:32 AM using web.iacksoncounty.org PA-2012-00263 391E05DA 3000 A-2012-00263 391E05DA 7200 A-2012-00263 391E05DA 12900 ABBOTT'S DEVELOPMENTS LLC ABIPAT HOSPITALITY INC ABROMAITIS KRISTINA E 1085 DEER VISTA LN 451 MAIN ST PO BOX 3437 ASHLAND OR 97520 ASHLAND OR 97520 CENTRAL POINT OR 97502 PA-2012-00263 391E05DA 345 PA-2012-00263 391E05DA 350 PA-2012-00263 391E05DA 2900 ALTMAN JACK/BEVERLEY J BLOCH 2005 TRUST ET AL CARVER ALLAN C/DONNA L 454 LORI LN 1720 14TH AVE 333 MOUNTAIN VIEW DR 38 ASHLAND OR 97520 SAN FRANCISCO CA 94122 TALENT OR 97540 PA-2012-00263 391E05DA 70001 on 2012 00263 39!EOSDA 2700 PA-2012-00263 391E05DA 2500 CHATROUX SYLVIA S MD CITY OF ASHLAND COLWELL JOHN C TRUSTEE 400 HERSEY ST 20 E MAIN 410 N MAIN ST ASHLAND OR 97520 A S L A ND Q Q-7S20 ASHLAND OR 97520 PA-2012-00263 391E05DD 3500 PA-2012-00263 391E05DA 400 PA-2012-00263 391E05DA 301 COWEN TRAVIS/SUZANNE JAMILA DE COSTA KIM DE LUCA RONALD L TRUSTEE 349 MAIN ST 824 FOSS RD 725 ROYAL AVE ASHLAND OR 97520 TALENT OR 97540 MEDFORD OR 97504 PA-2012-00263 391E05DA 344 PA-2012-00263 391E05DA 7300 PA-2012-00263 391EOSDA 70004 DOLE MARGARET HOFFMAN TRUSTEE EDWARDS OREN RALPH ENGELUND K J/C A TRUST FBO 456 LORI LN 219 N MOUNTAIN AVE 560 WELLER LN ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520 PA-2012-00263 391E05DD 9600 PA-2012-00263 391E05DA 7500 PA-2012-00263 391E05DA 349 GUCHES RICHARD TRUSTEE ET AL HOFFORD LEON K TRUSTEE ET AL IMPARA JANICE L 345 MAIN ST 2310 TALENT AVE 446 LORI LN ASHLAND OR 97520 TALENT OR 97540 ASHLAND OR 97520 PA-2012-00263 391E05DA 7100 PA-2012-00263 391E05DA 346 PA-2012-00263 391E05DD 3600 KENNEDY KATHERINE M TRUSTEE ET AL LIPKIND ARNOLD R ET AL LOMBARDI ROBERTJ/CORINNE S 132 GREENWAY CIR 452 LORI LN 1685 S OLD HWY 99 MEDFORD OR 97504 ASHLAND OR 97520 ASHLAND OR 97520 i PA-2012-00263 391E05DA 343 PA-2012-00263 391E05DA 347 PA-2012-00263 391E05DA 2800 MELDAHL CATHY CTRUSTEE/ MINER RUDY B O'BRIEN DERMOTJ/SALLY j 681 MAGNOLIA RD 450 LORI LN 438 N MAIN ST LONGBOAT KEY FL 34228 ASHLAND OR 97520 ASHLAND OR 97520 i PA-2012-00263 391E05DA 348 PA-2012-00263 391E05DA 501 PA-2012-00263 391E05DA 7600 POWELL SARA HOPKINS STEVENSON JOHN M ET AL TERRYJULIA 448 LORI LN 515 G ST 312 407 N MAIN ST ASHLAND OR 97520 JACKSONVILLE OR 97530 ASHLAND OR 97520 j i PA-2012-00263 28 Urban Development Services o 3-21-2012 485 W Nevada St 430 N Main St Ashland OR 97520 I PROJECT DESCRIPTION FOR THE CITY OF ASHLAND FOR A SITE 1 I TO CONSTRUCT A PUBLIC I , INCLUDING MODIFICATIONS 1 1 Subject Property—430 N. Main Street SUBJECT PROPERTIY: 430 N. Main Street LEGAL DESCRIPTION: 391E 05DA 2700 OWNER: LAND USE PLANNER: City of Ashland Urban Development Services LLC p , 59 Winburn Way 485 W. Nevada Street Ashland, OR 97520 Ashland, OR 97520 Tel: 541-488-5347 Tel: 541-482-3334 ZONING & COMPREHENISVE PLAN DESIGNATION: E-1; Employment i LOT AREA: Total Area: .28 acres 12,023 sq. ft. 1 I APPLICABLE ORDINANC : Site Design & Use Standards, Chapter 18.72 (Criteria and Standards) Site Design & Use Standards (Design Standards) Basic Site Review Standards Detail Site Review Standards Parking Lot Landscaping and Screening Standards Street Tree Standards Water Conservation Landscape Guidelines Tree Preservation & Protection, Chapter 18.61 ADJACENT ZONING & USES: North: E-1; Bayberry Inn Bread & Breakfast South: E-1; Colwell Chiropractic Offices East: E-1; Two-Unit Residence West: R-2; Bed & Breakfast (across N. Main Street) VA M ar 3' 9# n Yy f' 1a �^ SCd�� x Adjacent Property, Colwell Chiropractic Offices (driveway access to be modified) i FINDINGS OF FACT: A written narrative of the proposal and the findings of fact are provided below. Also included are the plans addressing the proposal. This information is provided in the application materials and ad drs bmittal requirements of Chapter 18.72.060. Introduction: The City of Ashland's Engineering Services Dtrent;,,,pra behalf AEA sA G 211"A I I of the Ashland City Council, proposes to construct a public parking lot on the vacant property located at 430 N. Main Street, between the Bayberry Inn Bed & Breakfast and the Colwell Chiropractic Offices. The proposal has a number of purposes, but the principal goal is to replace vehicular access and parking spaces that will be removed from the adjacent property (410 N. Main Street; Tax Lot 2500, Colwell Chiropractic Office) as a result of the Heresy, Wimer and North Main Streets realignment. The subject vacant parcel was purchased by the Ashland City Council in 2005 for this purpose. Public parking lots are a permitted use in the E-1 (Employment Zone), AMC 16.40.020 M., but they do require a Site Review Permit in order to verify the required Site Design & Use Standards, including various access management standards noted within the City's Street Standards and Transportation System Plan are being complied with. Property Description: The property is rectangular in shape measuring 100' in width and 123' in depth for a total of 12,023 sq. ft. The property is zoned E-1 (Employment) and has an approximate 6% slope to the northeast, most notably dropping at the back of the public sidewalk. There are a couple of trees along the property's perimeter which will remain except for the one tree and some small shrubs that are located where the new driveway will be extended into the adjacent parcel. An existing asphalt driveway serves the property from N. Main Street and extends to a private parcel fronting on Lori Lane (431 Lori Lane; Tax Lot 2701, Robert and Corinne Lombardi). Proposal: The subject property was purchased in 2005 in order to accommodate vehicular parking and access conflicts as a result of the future Heresy and Wimer Street's intersection realignment approved by the City Council in 2011. That said, the City has contracted with a Civil Engineer, Landscape Architect, Land Use Planner and Property Acquisition Consultant in order to proceed with an application that addresses the various transportation and site design standards and policies adopted by both the Oregon Department of Transportation (ODOT) and City of Ashland. Further, contact has been made with a number of the adjoining property owners in order to obtain their initial input and accommodate their requests where possible. The attached site plan is a result of this work. The realignment's greatest impact will be to the subject lot's adjacent property owners to the south, Colwell Chiropractic Offices, 410 N. Main Street. The impacts are severe as it will necessitate the property's only two entrances to be removed and replaced by a new driveway that extends from the subject parcel. The two driveways, one on Heresy Street and the other on N. Main Street, are located too close to the intersection and do not conform to access management standards as they create safety, turning and congestion conflicts (see photo below). Further, the street's realignment will also require the removal of two parking spaces now located adjacent to the Chiropractic offices' southern wall and a third space near the corner. Without the proposed parking lot and its driveway's shared access isle, the adjacent property would~ F p h less parking spaces and without any vehicular access. Fin t, -t om` tions AR 0 2 201 3 M ! � associated with the parking lot plan, including possible dedication of the spaces through a Lot Line Adjustment, are also being accompanied by financial contributions in order to justifiably compensate the owners for their loss of property value and impact on their business. �e I Driveway(2) cuts to be removed and replaced with standard curb and sidewalk. The City's Engineering Services Department would like to obtain a Site Review Permit to develop the vacant property at 430 N. Main Street into a Public Parking Lot which would also provide access to 410 N. Main Street due to its driveway closures associated with the Heresy, Wimer and North Main Streets intersection realignment. Plans: Attached are plans that describe the proposal and address the various Site Design regulations (further addressed below). The plans include a cover sheet illustrating the overall street realignment (A.1); a cover sheet illustrating the basic configuration and circulation pattern for the subject property (LS Cover); a Planting Plan illustrating the intended landscape coverage and plant variety (L-1); an Irrigation Plan (L-2), a Details sheet addressing a bike shelter design as well as plant and irrigation details (L-3); a Tree Removal and Protection Plan (T-1) and cross section details (13.2). i The basic configuration of the plan was essentially derived by two principal factors. The first being the need to maintain access to 430 North Main and the second to meet access management standards (City here the driveway is required to be a minimum of 100' feet from 1il 1♦g=" 't6rsection MAR 0 2 012, 4 z P ziA, F and thus the existing driveway opening at approximately 130' provided the only option. Further, the existing driveway needed to be retained as it also serves the rear property at 431 Lori Lane (Tax Lot 2701) via a recorded easement. Overall, when considering these factors and the need to replace the parking spaces lost due to the realignment, the basic design was determined. The plans show a total of 14 parking spaces, including one handicap space. Four of the 14 parking spaces are compact. Of the 14 spaces, at least four will be dedicated via easement or potentially a Lot Line Adjustment to the adjacent property at 410 N. Main Street (Colwell Chiropractic) in order to replace the lost parking spaces associated with the intersection realignment and to provide the property at 410 N. Main Street with a handicap parking space where one does not currently exist. The parking is terraced in two levels consisting of six spaces and eight spaces. The improvements will include replacing the well-worn sidewalk along North Main Street with a seven foot parkrow/planting strip adjacent to the curb and a new 10' sidewalk in order to meet current City street standards. Adjacent to the sidewalk is a drinking fountain, two benches and a small covered bike structure to further enhance the site's purpose, but also provide transportation amenities to pedestrians and the site's users. Due to the sloping nature of the property, the parking lot will include terracing walls ranging from 2' to 5' in height. The terracing and adjacent landscaping will help sensitively screen the parking and access isles in order to soften their appearance from the rights-of-way and adjacent neighboring properties, but the design also attempts to maintain a sense of security through "open corridor" planting and site lighting. The surface areas of the parking lot vary in material and light reflectivity to address heat gain and meet the City's minimum Solar Reflective Standard of .29. The access isles will be constructed of standard asphalt in order to accommodate heavy maneuvering, but the adjacent walkways will be concrete for delineation and less reflectivity. Further, the parking spaces will be constructed of porous concrete. Storm water runoff will flow to the site's bio- swale area at the rear of the property where it will filter out any particulates from the impervious surface areas. Finally, a positive element of the parking lot not typically appreciated with parking lot design is the effort to soften typical right angles associated with parking lots and instead create a meandering flow with the main driveway that is highlighted with curved landscape bays that include trees intended to give the appearance of a quaint street. In the design teams' opinion, this helps soften the appearance of the parking lot from the adjacent rights-of-way and is befitting to the site's location within a National Register Historic District. (°' When completed, the parking lot will appear similar to the City's parking lot on i MAR 0 2 2017 x t' the corner of Lithia Way and Pioneer Streets, but due to added design elements driven by new Planning codes and conscious environmental forethought, the new parking lot will be significantly better and be a positive example for future public and private parking lots. Overall the plans illustrate an impressive attempt to create a parking lot that is attractive, environmentally conscious and functional. Tree Preservation and Removal: Sheet T-1 describes the details of the site's trees and any adjacent trees that may be impacted by the proposed parking lot. The site has two trees both of which will be removed due to their health, location and impact by the improvements. The first is a 14" dbh Walnut Tree (#3) that is in poor condition and appears to have been severely topped. The tree sits directly in line with the driveway connecting to the existing parking lot at 410 North Main Street (Colwell Chiropractic). The second tree is a 25" dbh Cedar Tree (#4) located along the north property line, between the driveway and the property line. This tree is in poor condition and its poor health will likely, according to the project's arborist, accelerate creating a safety issue in the near future. The tree will be replaced with a new Zelkova Tree that should thrive in this location and provide for an improved canopy. Replacement trees are systematically proposed through-out the site which include two street trees along North Main Street and seven parking lot trees for both shade and heat gain reduction. Bike Parking: A total of four bike spaces are being provided where three are required. The design of the shelter, surface area and rack type are in conformance with City standards. Parking Lot Lighting: All parking lot lighting will be designed in a manner that will not produce glare on adjacent properties. Street Standards Exception: Parkrows in commercial areas are required to be hardscaped (concrete) with tree wells. Instead, the applicant's design team is requesting an exception based on the site's use, location and context and instead proposing a natural landscape parkrow with trees and plantings. The primary reason is this section of property is along an arterial street with no parking which is generally the purpose for having hardscape areas along the curb to allow drivers and passengers to exit onto a stable surface area. Second, this section of North Main Street has an existing pattern that is already being deviated from and with the added hardscape area it further enhances its presence which is not necessarily appropriate and desired. Instead, if North Main j Street is ever completely reconstructed and hardscape materials are used, this j site would could then be easily adapted. In the interim, it wouldn't make sense. i i Negation status: It should be understood by the Planning staff and noted in the application file that minor changes may still occur as the adjacent property owners and the City have not officially completed their negotiations to address their losses associated with the intersection realignment. Although't� a► ..6be��': not foresee major changes, every attempt is being made to make sltthe project AR 6 �. continues to meet traffic safety concerns, neighbor obligations, design regulations, public sentiment and desired timelines in order to proceed with construction this summer. Nevertheless, the team contends the final decision(s) will have little impact on the design and will generally look the same as presented. Utilities: All of the necessary utilities are available to serve the proposal. No structural or utility infrastructure modifications are anticipated that are not already identified. The proposal will not create a need to increase the site's infrastructure and at no time during the proposal's pre-application meeting and follow-up correspondence with the various City departments or State agencies was there any indication services were unavailable to serve the proposed parking lot. Finally, the applicants have addressed or will address at the time of the Excavation Permit all code issues, added conditions of approval and possible amendments associated with the acquisition agreements from the Heresy, Wimer and North Main Street realignment. FINDINGS OF FACT CHAPTER 18.72.070, SITE DESIGN & USE STANDARDS The following information has been provided by the applicants to help the Planning Staff, Planning Commission and neighbors better understand the proposed project. In addition, the required findings of fact have been provided to ensure the proposed project meets criteria as outlined in the Ashland Municipal for a Site Review Permit. For clarity reasons, the following documentation has been formatted in "outline" form with the City's approval criteria noted in BOLD font and the applicant's response in regular font. Also, there are a number of responses that are repeated in order to ensure that the findings of fact are complete. A. All applicable City Ordinances have been met or will be met by the proposed development. To the applicant's knowledge all City regulations are or will be complied with unless otherwise noted herein. E. All requirements of the Site Review Chapter have been met or will be met. To the applicant's knowledge all City regulations are or will be complied with. All requirements listed in the Site Review Chapter (18.72) have or will be complied with. C. The development complies with the Site Design Stan rds o td y X012 7 � . the City Council for implementation of this Chapter. As further addressed below, all requirements listed in the Site Design Standards have or will be complied with. Specifically, the applicants have addressed the pertinent requirements of the Basic Site Review Standards, Detail Site Review Standards, Parking Lot Landscaping and Sceening Standards, Street Tree Standards and Water Conservation Landscape guidelines. D. That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity, urban storm drainage, and adequate transportation can and will be provided to and through the subject property. All improvements in the street right-of-way shall comply with the Street Standards in Chapter 18.88, Performance Standards Options. All utilities associated with this development proposal are adequate to service the proposal. BASIC SITE REVIEW STANDARDS ll-C-1a) Orientation and Scale Buildings shall have their primary orientation toward the street rather than the parking area. Building entrances shall be functional, and shall be shall be accessed from a public sidewalk. Public sidewalks shall be provided adjacent to a public street frontage. Buildings that are within 30 feet of the street shall have an entrance for pedestrians directly from the street to the building interior. This entrance shall be designed to be attractive and functional, and shall be open to the public during all business hours. These requirements may be waived if the building is not accessed by pedestrians, such as warehouses and industrial buildings without attached offices, and automotive service uses such as service stations and tire stores. t Not applicable. i II-C-lb) Streetscape 1) One street tree chosen from the street tree list shall be placed for each 30 feet of frontage for that portion of the development fronting the street. Street trees are proposed in accordance with this standard. x MAR 0 2 2012 8 II-C-1c) Landscaping 1) Landscaping shall be designed so that 50% coverage occurs after one year and 90% coverage occurs after 5 years. 2) Landscaping design shall use a variety of low water deciduous and evergreen trees and shrubs and flowering plant species. 3) Buildings adjacent to streets shall be buffered by landscaped areas at least 10 feet in width, except in the Ashland Historic District. Outdoor storage areas shall be screened from view form adjacent public rights-of- way, except in M-1 zones. Loading facilities shall be screened and buffered when adjacent to residentially zoned land. 4) Irrigation systems shall be installed to assure landscaping success. 5) Efforts shall be made to save as many existing healthy trees and shrubs on the site as possible. The landscaping and irrigation plans have been designed by a professional Landscape Architect and will be installed by a local landscape company. The submitted plans comply with the above standards and can be verified at the time of installation. II-C-1d) Parking Parking areas shall be located behind buildings or on one or both sides. Parking areas shall be shaded by deciduous trees, buffered from adjacent non-residential uses and screened from non-residential uses. Not applicable. II-C-le) Designated Creek Protection 1) Designated creek protection areas shall be considered design elements and incorporated in the overall design of a given project. 2) Native riparian plant materials shall be planted in the adjacent to the creek to enhance the creek habitat. Not applicable. There is no creek associated with the subject property. I II-C-1f) Noise and Glare MAR 0 2 201? `. 1) Special attention to glare (AMC18.72.110) and noise (AC9.08.170(c) & AMC 9.08.175) shall be considered in the project design to insure compliance with these Standards. The applicants have reviewed the glare and noise standards and contend the proposed public parking lot will be in compliance. In no case, will the glare from the lights be directed off the property and in no case will noise emanating from the public parking lot be any greater than a private commercial parking lot. II-C-1g) Expansions of Existing Sites and Buildings 1) For sites which do not conform to these requirements, an equal percentage of the site must be made to comply with these standards as the percentage of building expansion, e.g., if the building area is to expand by 25%, then 25% of the site must be brought up to the standards required by this document. 100% of the property is complying with the adopted standards. i DETAIL SITE REVIEW STANDARDS Il-C-2a) Orientation and Scale 1. Developments shall have a minimum Floor Area Ratio (FAR) of .50. Plazas and pedestrian areas shall count as floor area for the purposes of meeting the minimum FAR. Projects including existing buildings or vacant parcels of a half an acre or greater in size shall achieve the required minimum FAR, or provide a shadow plan (see graphic) that demonstrates how development may be intensified over time to meet the required minimum FAR. j Not applicable as the proposal has no floor area, but the plan does attempt to j provide plaza/gathering space along the frontage that is intended with this standard. 2. Building frontages greater than 100 feet in length shall have offsets, jogs, or have other distinctive changes in the building facade. Not applicable 3. Any wall which is within 30 feet of the street, plaza or other public open space shall contain at least 20% of the wall area facing the street in display areas, windows, or doorways. Windows must allow view into working areas or lobbies, pedestrian entrances or displays areas. Blank walls within 30 feet of the street are prohibited. Up to 40% of the length MAR 0 2 2012, 10 �k 3 perimeter can be exempted for this standard if oriented toward loading or service areas. Not applicable 4. Buildings shall incorporate lighting and changes in mass, surface or finish to give emphasis to entrances. Not applicable 5. Infill or buildings, adjacent to public sidewalks, in existing parking lots is encouraged and desirable. Not applicable. Every attempt was made to minimize the negative effects often associated with parking lots and generally insinuated with this standard. 6. Buildings shall incorporate arcades, roofs, alcoves, porticoes, and awnings that protect pedestrians from the rain and sun. Not applicable II-C-2b) Streetscape 1. Hardscape (paving material) shall be utilized to designate "people" areas. Sample materials could be unit masonry, scored and colored concrete, grasscrete, or combinations of the above. The plan attempts to provide plaza/gathering space along the frontage that is intended by this standard. 2. A building shall be setback not more than 5 feet from a public sidewalk unless the area is used for pedestrian activities such as plazas or outside eating areas, or for a required public utility easement. This standard shall apply to both street frontages on corner lots. If more than one structure is proposed for a site, at least 65% of the aggregate building frontage shall be within 5 feet of the sidewalk. Not applicable II-C-2c) Buffering and Screening 1. Landscape buffers and screening shall be located between incompatible uses on an adjacent lot. Those buffers can consist or either plant material or building materials and must be compatible with proposed buildings. Landscape buffers are provided along all property lines. i 1 11 ! ' i 2. Parking lots shall be buffered from the main street, cross streets and screened from residentially zoned land. As noted, the proposed plan is designed to be an attractive and innovative parking lot with many conservation measures and screening measures. II-C-2d) Building Materials 1. Buildings shall include changes in relief such as cornices, bases, fenestration, fluted masonry, for at least 15% of the exterior wall area. Not applicable 2. Bright or neon paint colors used extensively to attract attention to the building or use are prohibited. Buildings may not incorporate glass as a majority of the building skin. Not applicable PARKING LOT LANDSCAPING AND SCREENING STANDARDS II-D-1 Screening at Required Yards 1. Parking abutting a required landscaped front yard or exterior yard shall incorporate a sight obstructing hedge screen into the required landscaped yard. 2. The screen shall grow to be at least 36 inches higher than the finished grade of the parking area, except for required vision clearance areas. 3. The screen height may be achieved by a combination of earth mounding and plant materials. i i 4. Elevated parking lots shall screen both the parking and the retaining j walls. j Application complies with the above standards. The plans were developed by a professional Landscape Architect who specializes in Southern Oregon and has I extensive experience with commercial landscaping environments. II-D-2 Screening Abutting Property Lines i Parking abutting a property line shall be screened by a 5 foot landscaped strip. Where a buffer between zones is required, the spree ing s"]I be incorporated into the required buffer strip, and will no dMnal requirement. MAR 10 ' ; 12 I A u� � II-D-3 Landscape Standards 1. Parking lot landscaping shall consist of a minimum of 7% of the total parking area plus a ratio of 1 tree for each 7 parking spaces to create a canopy effect. 2. The tree species shall be an appropriate large canopied shade tree and shall be selected from the street tree list to avoid root damage to pavement and utilities, and damage from droppings to parked cars and pedestrians. 3. The tree shall be planted in a landscaped area such that the tree bole is at least 2 feet from any curb or paved area. 4. The landscaped area shall be planted with shrubs and/or living ground cover to assure 50% coverage within 1 year and 90% within 5 years. 5. The landscaped area shall be distributed throughout the parking area and parking perimeter at the required ratio. 6. That portion of a required landscaped yard, buffer strip or screening strip abutting parking stalls may be counted toward required parking lot landscaping but only for those stalls abutting landscaping as long as the tree species, living plant material coverage and placement distribution criteria are also met. Front or exterior yard landscaping may not be substituted for the interior landscaping required for interior parking stalls. Application complies with the above standards. The plans were developed by a professional Landscape Architect who specializes in Southern Oregon and has extensive experience with commercial landscaping environments. II-D-4 Residential Screening Parking areas adjacent to residential dwellings shall be setback at least 6 feet from the building, and shall provide a continuous hedge screen. Not applicable II-D-5 Hedge Screening The required hedge screen shall be installed as follows: i i 1. Evergreen shrubs shall be planted so that 50% of the desired screening is achieved within 2 years and 100% within 4 years. Not applicable as hedge screening is not required. : . t II-D-6 Other Screening MAR 13 . r '�, Other Screening and buffering shall be provided as follows: Refuse Container Screen: Refuse containers or disposal areas shall be screened from view by placement of a solid wood fence or masonry wall from five to eight feet in height. All refuse materials shall be contained within the refuse area. Not applicable Service Corridor Screen: When adjacent to residential uses, commercial and industrial service corridors shall be screened. Siting and design of such service areas shall reduce the adverse effects of noise, odor and visual clutter upon adjacent residential uses. Not applicable Light and Glare Screen: Artificial lighting shall be so arranged and constructed as to not produce direct glare on adjacent residential properties or streets. Lighting has been designed so as not to produce direct glare in adjacent residential properties or streets. II- -1 Location for Street Trees Street trees shall be located behind the sidewalk except in cases where there is a designated planting strip in the right-of-way, or the sidewalk is greater than 8 feet wide. Street trees shall include irrigation, root barriers, and generally conform to the standards established by the Department of Community Development. Application generally complies with this standard with the street trees being planted between the sidewalk and the street. II-E-2 Spacing, Placement, and Pruning of Street Trees All tree spacing may be made subject to special site conditions which may, for reasons such as safety, affect the decision. Any such proposed special condition shall be subject to the Staff Advisor's review and approval. The placement, spacing, and pruning of street trees shall be as follow: 1. Street trees shall be placed at the rate of one tree for every 30 feet of street frontage. Trees shall be evenly spaced, with variations to the spacing permitted for specific site limitations, such as driveway approaches. Application complies with the above standard. MAR C:) 2 i 14 2. Trees shall not be planted closer than 25 feet from the curb line of intersections of streets or alleys, and not closer than 10 feet from private driveways (measured at the back edge of the sidewalk), fire hydrants, or utility poles. Application complies with the above standard. 3. Street trees shall not be planted closer than 20 feet to light standards. Except for public safety no new light standard location shall be positioned closer than 10 feet to any existing street tree, and preferably such locations will be at least 20 feet distant. Application complies with the above standard. 4. Trees shall not be planted closer than 2 '/2 feet from the face of the curb except at intersections where it shall be 5 feet from the curb, in a curb return area. Application complies with the above standard. 5. Where there are overhead power lines, tree species are to be chosen that will not interfere with those lines. The appropriate street trees were chosen from the Street Tree List for the environment along North Main Street. 6. Trees shall not be planted within 2 feet of any permanent hard surface paving or walkway. Sidewalk cuts in concrete for trees, or tree wells, shall be at least 25 square feet; however, larger cuts are encouraged because they allow additional air and water into the root system and add to the health of the tree. Tree wells shall be covered by tree grates in accordance with city specifications. Application complies with the above standard. 7. Trees, as they grow, shall be pruned to provide at least 8 feet of clearance above sidewalks and 12 feet above street roadway surfaces. Application complies with the above standard. 8. Existing trees may be used as street trees if there will be no damage from the development which will kill or weaken the tree. Sidewalks of variable width and elevation may be utilized to save existing street trees, subject to approval by the Staff Advisor. 43f '° i R 2 011,' 15 i Not Applicable II-E-3 Replacement of Street Trees Existing street trees removed by development projects shall be replaced by the developer with those from the approved street tree list. The replacement trees shall be of size and species similar to the trees that are approved by the Staff Advisor. Not Applicable II- -4 Recommended Street Trees Street trees shall conform to the street tree list approved by the Ashland Tree Commission. The proposed street trees were chosen from the Street Tree List. WATER CONSERVING LANDSCAPING GUIDELINES AND POLICIES I The proposed landscaping plan was design in accordance with the City's Water Conservation and Landscaping Guidelines and Policies. As noted previously, there are a number of conservation and environmentally conscious efforts incorporated into the plans that meet to exceed the requirements noted in the Site Design Standards. Exception to the Site Design and Use Standards 13.72.090 A. There is a demonstrable difficulty in meeting the specific requirements of the Site Design and Use Standards due to a unique or unusual aspect of an existing structure or the proposed use of a site; and approval of the exception will not substantially negatively impact adjacent properties; and approval of the exception is consistent with the stated purpose of the Site Design and Use Standards; and the exception requested is the minimum which would alleviate the difficulty; or As noted, parkrows in commercial areas are required to be hardscaped (concrete) with tree wells. Instead, the applicant's design team is requesting an exception based on the site's use, location and context and instead proposing a natural landscape parkrow with trees and plantings. The primary reason is this section of property is along an arterial street with no parking which is generally the purpose for having hardscape areas along the curb to allow drivers and passengers to exit onto a stable surface area. Second, this section of North Main Street has an existing pattern that is already being deviated from and with the added hardscape area it further enhances its presence which,,is,,not gece anly appropriate and desired. Instead, if North Main Street �l ,;wcon�tely reconstructed and hardscape materials are used, this site would could then be MAR 0 2 2 011'1 16 easily adapted. In the interim, it wouldn't make sense. In the applicants opinion, the requested exception is the minimum necessary to alleviate the circumstances described. R. There is no demonstrable difficulty in meeting the specific requirements, but granting the exception will result in a design that equally or better achieves the stated purpose of the Site Design and Use Standards. The applicant's design team believes there is no demonstrable difficulty in meeting the specific requirements, but granting the exception will result in a design that equally or better achieves the stated purpose of the Site Design and Use Standards. TREE REMOVAL - STAFF PERMIT 18.61.080 A. Hazard Tree: The Staff Advisor shall issue a tree removal permit for a hazard tree if the applicant demonstrates that a tree is a hazard and warrants removal. 1. A hazard tree is a tree that is physically damaged to the degree that it is clear that it is likely to fall and injure persons or property. A hazard tree may also include a tree that is located within public rights of way and is causing damage to existing public or private facilities or services and such facilities or services cannot be relocated or the damage alleviated. The applicant must demonstrate that the condition or location of the tree presents a clear public safety hazard or a foreseeable danger of property damage to an existing structure and such hazard or danger cannot reasonably be alleviated by treatment or pruning. Sheet T-1 describes the details of the site's trees and any adjacent trees that may be impacted by the proposed parking lot. The site has two trees both of which will be removed due to their health, location and impact by the improvements. The first is a 14" dbh Walnut Tree (#3) that is in poor condition and appears to have been severely topped. The tree sits directly in line with the driveway connecting to the existing parking lot at 410 North Main Street (Colwell Chiropractic). The second tree is a 25" dbh Cedar Tree (#4) located along the north property line, between the driveway and the property line. This tree is in poor condition and its poor health will likely, according to the project's arborist, accelerate creating a hazardous issue in the near future. The tree will be replaced with a new Zelkova Tree that should thrive in this location and provide for an improved canopy. Replacement trees are systematically proposed through-out the site which include two street trees along North Main Street. 0 174 2. The City may require the applicant to mitigate for the removal of each hazard tree pursuant to AMC 18.61.084. Such mitigation requirements shall be a condition of approval of the permit. The applicants contend they have complied with this standard. B. Tree that is Not a Hazard: The City shall issue a tree removal permit for a tree that is not a hazard if the applicant demonstrates all of the following: 1. The tree is proposed for removal in order to permit the application to be consistent with other applicable Ashland Land Use Ordinance requirements and standards, including but not limited to applicable Site Design and Use Standards and Physical and Environmental Constraints. The Staff Advisor may require the building footprint of the development to be staked to allow for accurate verification of the permit application; and 2. Removal of the tree will not have a significant negative impact on erosion, soil stability, flow of surface waters, protection of adjacent trees, or existing windbreaks; and 3. Removal of the tree will not have a significant negative impact on the tree densities, sizes, canopies, and species diversity within 200 feet of the subject property. The applicants contend the two trees to be removed are not only in poor condition, but are also either directly in the path of the driveways or too close that their long term care and survivability would be questioned. The City shall grant an exception to this criterion when alternatives to the tree removal have been considered and no reasonable alternative exists to allow the property to be used as permitted in the zone. Nothing in this section shall require that the residential density be reduced below the permitted density allowed by the zone. In making this determination, the City may consider alternative site plans or placement of structures or alternate landscaping designs that would lessen the impact on trees, so long as the alternatives continue to comply with other provisions of the Ashland Land Use Ordinance. 4. The City shall require the applicant to mitigate for the removal of each tree granted approval pursuant to AMC 18.61.084. Such mitigation requirements shall be.a condition of approval of the permit. The applicants contend they have complied with this standard. MAR LC j Site Photos M AR 0 2 2012 410 N. 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"}. h 111j1 I 1 111111��4 �n• �,, `� ^$o W � h1i .lam""�" I" •J x� t 1 I �.11 I FI n.l - .�'-��1. _l •� t' y �„�1•K e j-`}" e xti J `S CI 6 ter. 1 d � t ill `iC: I.il'ial� III I'�� shy Aia Y r II J$ i 1�'�I•I,.1;,1{I 1 111 I,;;'r',•" ',1 ZONING MIT APPLICATION Planning Division 51 Winburn Way,Ashland OR 97520 CITY t r v o F 541-488-5305 Fax 541-488-6006 FILE ': ASHLAND DESCRIPTION OF PROJECT DESCRIPTION OF PROPERTY t Pursuing LEED®Certification? ❑'YES ❑ NO Street Address 5o 4� Assessor's Map No.391 E / D� .270-0 Tax Lot(s) / Zoning / Comp Plan Designation /VO 'VE APPLICANT / Name D a LLC Phone (9Zl° 7 SPZ E-Mail r Address A - 4— �'.. City _0 Zip PROPERTY OWNER / Name �: a e S/ Phone ��r° �B Q ' S j 4 7 E-Mail Address lit oe City Zip l V_Ca SURVEYOR ENGINEER ARCHITECT LANDSCAPE ARCHITECT,OTHER Title Name �h aot Phone E-Mail Address City Zip Title Name Phone E-Mail Address City Zip . I 1 hereby certify that the statements and information contained in this application,including the enclosed drawings and the required findings of fact,are in all respects, true and correct. I understand that all property pins must be shown on the drawings and visible upon the site inspection. In the event the pins are not shown or their location found to be incorrect, the owner assumes full responsibility, I further understand that if this request is subsequently contested, the burden will be on me to establish: 1) that 1 produced sufficient factual evidence at the hearing to support this request; 2) that the findings of fact furnishedjustifies the granting of the request; 3) that the findings of fact furnished by me are adequate;and further 4) that all structures or improvements are properly located on the ground. Failure in this regard will result most likely in not on1 the request being set aside,but also possibly in my structures being built in reliance thereon being required to be removed at m nse. If 1 have an ts,l am adviseR117eek competent professional advice and assistance. Applicant's Signature Date As owner of the property involved in this request, have read and understood the complete a pp lication and its consequences to me as a property owner. Property Owners Signature (required) Date rfo be completed by City Staff] XI Date Received . / ` Zoning Permit Type Filing Fee$ i OVER ®® C:\Documents and Sctlings\lucasa\Desktop\Zoning Permit Application.doc , r s� PW Job Address: 430 N MAIN ST Contractor: ASHLAND OR 97520 Address: C Owner's Name: CITY OF ASHLAND 0 Phone: Customer#: 06667 N State Lic No: P ' CITY OF ASHLAND T City Lic No: L. Applicant: R' Address: C' Sub-Contractor: Phone: C A -� Address: IV Applied: 03/02/2012 i Issued: Expires: 08/29/2012 R Phone: State Lic No: Maplot: 391 E05DA2700 City Lic No: DESCRIPTION: Site Review to construct a public parking, including access modiications to a neighboring property VALUATI( C*I' Occupancy Type Construction Units Rate Amt Actual Amt Constuction Description Total for Valuation: ' M1rCHANICAL ELECTRICAL S TRUCTUF2AL i PERMIT FED bTAll. Fee Description Amount Fee Description Amount CONDITIONS OF APPROVgL° I I i COMMUNITY DEVELOPMENT Tel: 541-488-5305 20 East Main St. Fax: 541-488-5311 Ashland, OR 97520 TTY: 800-735-2900 www.ashland.or.us Inspection Request Line: 541-552-2080 CITY F ASHLAND