HomeMy WebLinkAboutB_5_PA-2013-00358
CITE F
-AS H LAN D
May 3, 2013
Notice of Final Decision
On April 23, 2013, the Community Development Director approved the request for the following:
Planning Action: 2013-00358
Subject Property: 5 B. Street
Applicant: Spartan Properties LLC
Description: Environmental Constraints Review and Water Resource Protection
Zone Permit approval to construct a 5,000 square foot, two-story commercial structure and
parking lot, located at 5 B Street. The property is subject to the Physical Constraints and Water
Resource permits due to the location of the FEMA Floodway for Ashland Creek. The applicant
has requested an Exception to Street Standards for the sidewalks along B and Water Streets. The
existing approximately 1,000 square foot concrete block building on the site is proposed to be
demolished to allow for the new construction.
The Community Development Director's decision becomes final and is effective on the 13'h day after the
Notice of Final Decision is mailed. Approval is valid for a period of one year and all conditions of
approval identified on the attached Findings are required to be met prior to project completion.
The application, all associated documents and evidence submitted, and the applicable criteria are
available for review 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.
Prior to the final decision date, anyone who was mailed this Notice of Final Decision may request a
reconsideration of the action 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 ALUO
18.108.070(B)(2)(c). The ALUO sections covering reconsideration and appeal procedures are attached.
The appeal may not be made directly to the Oregon Land Use Board of Appeals.
If you have any questions regarding, this decision, please contact Amy Gunter in the Community
Development Department at (541) 552-2044.
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cc: Ray Kistler, KSW Architects
Parties of record and property owners within 200 ft
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COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541488-5305
51 Winburn Way . Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900 { \ \
www.ashland.or.us \
SECTION 18.108.070(5)2 Effective Date of Decision and Appeals.
B. Actions subject to appeal
2. Type I Planning Actions.
a. Effective Date of Decision. The final decision of the City for planning actions resulting from the
Type I Planning Procedure shall be the Staff Advisor decision, effective on the 13. day after
notice of the decision is mailed unless reconsideration of the action is approved by the Staff
Advisor or appealed to the Commission. as provided in section 18.108.070(B)(2)(c).
b.. Reconsideration. The Staff Advisor may reconsider Type I planning actions as set forth below.
i. 'Any parry entitled to notice of the planning action, or any City Agency may request
reconsideration of the action after the decision has been made by providing evidence to the
Staff Advisor that a factual error occurred through no fault of the party asking for
reconsideration, which in the opinion of the staff advisor, might -affect the decision.
Reconsideration requests are limited to factual errors and not the failure of an issue to be
raised by letter or evidence during the opportunity to provide public input on the application
sufficient to afford the Staff Advisor an opportunity to respond to the issue prior to making a
decision.
ii. Reconsideration requests shall be received within five (5) days of mailing. The Staff Advisor
shall decide-within three (3) days whether to reconsider the matter.,
iii. If the Planning Staff Advisor is satisfied that an error occurred crucial to the decision, the
Staff Advisor shall withdraw the decision for purposes of reconsideration. The. Staff Advisor
shall decide within ten (10) days to affirm, modify, or reverse the original decision. The Staff
Advisor shall send notice of the reconsideration decision to affirm, modify, or reverse to any
party entitled to notice of the planning action.
iv. If the Staff Advisor is not satisfied that an error occurred crucial to the decision, the Staff f
Advisor shall deny the reconsideration request. Notice of denial shall be sent to those parties
that requested reconsideration.
c. Appeal. I
i. Within twelve (12) days. of the date of the mailing of the Staff Advisor's final decision,
including any approved reconsideration request, the decision may be appealed to the Planning
Commission by any party entitled to receive notice of the planning action. The appeal shall be
submitted : to the Planning Commission Secretary on a form approved by the City.
Administrator, be accompanied by a fee established pursuant to City Council action, and be
received by the city no later than 4:30 p.m. on the 12th day after the notice of decision is
mailed.
ii. If an appellant prevails at the hearing or upon subsequent appeal, the fee for the initial hearing
shall be refunded. The fee required` in this section shall not apply to appeals made by
neighborhood or, community organizations recognized by the city and.whose boundaries.
include the site.
iii. The appeal shall be considered at the next regular Planning Commission or Hearings Board
meeting. The appeal shall be a de novo hearing and shall be considered the initial evidentiary
hearing required under ALUO 18.108.050 and ORS 197.763 as the basis for an appeal to the
Land Use Board of Appeals. The Planning Commission or Hearings Board decision on appeal
shall be effective 13 days after the findings adopted by the Commission or Board are signed
by the Chair of the Commission or Board.and mailed to the parties.
iv. The appeal requirements of this section must be fully met or the appeal will be considered by
the city as a jurisdictional defect and will not be heard or considered.
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COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541488-5305
51 Winbum Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.or.us _ _ ~J
ASHLAND PLANNING DIVISION
FINDINGS & ORDERS
PLANNING ACTION: 2013-00358
SUBJECT PROPERTY. 5 B Street
OWNERS: Spartan Properties LLC.
APPLICANT: Kistler, Small, White Architecture
DESCRIPTION: A request for a Commercial Site Review, Physical and
Environmental Constraints Review and Water Resource Protection Zone Permit approval to
construct a 5,000" square foot, two-story commercial structure and parking lot, located at 5 B
Street. The property is subject to the Physical Constraints and Water Resource permits due to the
location of the FEMA Floodway for Ashland Creels. The applicant has requested an Exception to
Street Standards for the sidewalks along B and Water Streets. The existing approximately 1,000
square foot concrete blocks building on the site is proposed to be demolished to allow for the new
construction. COMPREHENSIVE. PLAN DESIGNATION: Employment; ZONING: E-1;
ASSESSOR'S MAP/TAX LOTS: 39 lE 09BB 15800
SUBMITTAL DATE: March 12, 2013
DEEMED COMPLETE DATE: March 25, 2013
STAFF APPROVAL DATE: April 25, 2013
APPEAL DEADLINE DATE: May 17, 2013
FINAL DECISION DATE: May 18, 2013
APPROVAL EXPIRATION DATE: May 18, 2014
DECISION
The subject site is located on the northeast corner at the intersection of B and Water Streets. The
parcel is 72-feet of frontage along B Street and 152.16 feet of frontage on Water Street. The
parcel is 10,960 square feet in area. Both B and Water Streets are considered avenues under the
most recent, 2012 Transportation System Plan. The property is zoned Employment (E-1) as are
the properties to the north, south and west. The adjacent property to the east is zoned Low-
Density, Multi-Family Residential (R-2). A portion the Water Street Bridge crosses the
northwest corner of the property. Ashland Creek is at the northern boundary of the subject site.
The site 'is mostly devoid of vegetation except for weeds. The northern most portion of the
property along the banks of Ashland Creels was recently re-vegetated as part of a recent stream
banks restoration project. There is also a ten-inch cedar tree within the public right-of-way at the
intersection of the two streets.
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The site has been utilized by many different entities over the years. According to the 1884
Sandbom Maps it was the site of a Chinese wash house, a carpenter shop, later it became a
blacksmith shop and in the early 1900s the City of Ashland used the site as a repository and City
storage facilities. The site later became the Water Department Headquarters. According to the
1949 Sandborn Maps the site was utilized by California Public Utility Company and had above .
ground gas storage tanks, then Washington Water and Power with the last `tenant' being the
Avista Gas Works. There is an approximately 1,200 square foot warehouse building on the
southeast corner of the parcel, built circa 1950 and approximately 18-inches from the east
property line. The site is covered primarily in concrete and gravel. There is an ten-foot tall chain
PA #2013-00358
5 B Street/adg
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link fence encircling the property. The property owner received approval of an Exception to the
Water Resource Protection Zone ()ARPZ) to reduce the zone by 25 percent (2,553 square foot
WRPZ by 25 percent or 638 square feet) which established a buildable area for the proposed site
improvements (parking lot and structure) in September 2012. In addition, a recent stream "bank
restoration project (PA2011-01555 & 2012-01121) was completed on the northern most portion
of the property and on the adjacent property to the north.
The request is to construct a 5,000 square foot, two-story, 36-foot tall, commercial structure and
a 10 space parking lot, street improvements and landscaping. The subject site is within the Detail
Site Review Zone. As a result the application is subject to the Basic Site Review Standards for
Commercial Development, Detail Site Review Standards, and is subject to Historic District
Design Standards. Additionally the request includes a request for Exception to the Street
Standards, Physical and Environmental Constraints Review Permit for floodplain development
and Water Resource Protection Zone Permit for improvement to the Water. Resource Protection
Zone of Ashland Creek.
As proposed the entire building is proposed for office uses. The proposed building is oriented
towards the intersection of B and Water Streets and will have a two-story glass foyer which leads
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to the two ground floor tenant spaces and the stairway to the upstairs tenant spaces. The building
is proposed to have a mixture of khaki-colored ground face block as a base, and a darker beige
brick masonry veneer. A recessed, steel (belly band) channel is provided between the floors. The
applicant has also proposed corrugated metal siding on the upper floor windows that taper out to
the eave to break the mass of the upper story and large wooden beams supporting the five foot
eaves. The windows and doors are proposed to be aluminum store front style with clear glazing.
The applicant has proposed a 3:12 pitch, zinc alum roof.
The City of Ashland Historic Commission reviewed the proposal at their April 3, 2013 regular
meeting and gave the design high regards as to its historic compatibility, sensitivity to the
adjacent. residential neighborhood, and orientation to the street, massing and form. The applicant
has also expressed an interest in partnering with the City of Ashland Historic Commission and
their proposed Historic- Markers program to include a marker or small piece of public art
referencing the previous sites occupants and their operation of the Chinese laundry on the
property.
The applicant has proposed a small pedestrian plaza area at the corner of the B and Water Streets
of 399 square feet that will have a seating platform that will also serve as the abase for the corner
of the two-story glassed entry area and wraps into the entry. The applicant has also proposed a
small private plaza with a table and chair seating area at the northwest corner of the property
adjacent to the creek where the bridge deck goes under the property.
The property size of 10,960 square foot requires a Floor Area Ratio (FAR) of .5 or 5,480 square
feet. The proposed building is 5,000 and the two outdoor plaza areas of 614 square feet for a total
of 5,614 square feet. Additionally, due to the physical constraints of the property posed by the
Floodplain and the Water Resource Protection Zone, the lot area is effectively reduced by 2,000
square feet and thus the proposed 5,000 square foot building exceeds the FAR if the unbuildable
areas were factored into the lot area.
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Along the rear (north) of the property between the proposed parking lot and Ashland Creels, is
the protection zone and riparian buffer. A portion of this area was planted as part of a recent
bank stabilization and creek enhancement project. As stated above the property owner obtained
approval for a WRPZ reduction permit to reduced the 2,553 square feet of the lot within the
WRPZ by 25 ; percent or 638 square feet. The remaining area of the WRPZ is approximately
1,600 feet.
The WRPZ ordinance allows for an up to 50 percent reduction of the dimensional standards
when proposed development is as far outside or upland of the WRPZ as possible. The adjacent
property to the east is zoned Low Density Multi-Family Residential (R-2). According the
Ashland Municipal Code, when adjacent to a residential zone, employment zoned property
requires a ten-foot per story setback. The second story setback was reduced from 20-feet to 10-
feet as part of the WRPZ reduction. This setback meets the criteria for reducing a dimensional
standard to avoid intrusion into the WRPZ by using multi-story construction and a compact
building footprint. The applicant has proposed the minimum number of parking spaces for the
proposed uses by taking advantage of two on-street parking credits. Additionally, the pavement
area has been minimized and the area within the WRPZ zone is proposed to be pervious material
for 587 square feet. By concentrating the building at the -minimum setbacks at the front of the lot,
the parking can be moved further south, and the development impacts are thereby shifted away
from the creek and the protection zone.
Following the development of the property, riparian plantings in accordance with the standards
for restoration and enhancement from AMC 18.63.120 will be installed in the area between the
proposed parking lot and the recent creels enhancement project. The applicant's landscape plan
complies with the requirements for WRPZ plantings. The ten-inch cedar tree at the intersection I
of B and Water Streets is proposed for removal. The tree is in the vision clearance triangle, if
retained would cause issues for the sidewalk grades. and the handicap access ramp. A detailed
irrigation plan has not been submitted but will be required prior to the issuance of a building
permit. In the E-1 zone 15 percent of the total lot area is required to be landscaped, the proposal
exceeds that amount with 41 percent of the site landscaped. A long term
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The proposed access to the site will be a new driveway curb cut at the end of the bridge wall on
.the Water Street frontage. This and a portion of the proposed ten-space parking lot are through
the Ashland Flood zone and the FEMA- floodway. The applicant is proposing to strip the gravel
surface and to install the paving for the parking on-top of the existing grade. The parking lot
surface within the WRPZ will be surfaced with pervious asphalt and the applicant is proposing to
utilize as much of the existing grade of the site as possible to minimize any filling or cutting .
within the area. The applicant has proposed to locate the building at the furthest extent possible
away from the Water Resource Protection Zone (WRPZ) and FEMA floodway. According to the
FEMA Flood Insurance Rate Map (FIRM) the elevation in the area where the floodway is
located is between 1863 and 1860 feet above sea level. Based on the survey provided, it.appears
that the finished elevation of the deck of the bridge is below the elevation of the FEMA
Floodway. A No-Rise Certificate or similar instrument is necessary to demonstrate that the
"improvements" in the floodway are not going to displace additional floodwaters. Due to the
location of the wall of the bridge and the minimal disturbance in the floodway the proposal will
not have an adverse impact on adjacent properties.
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In order to address the requirements for parking lot development which requires detention and
treatment and to reduce the impacts of the building and pavement run-off, the applicant has
proposed to construct- a landscape bio-swale in the northeast corner of the property outside of the
FEMA floodway, Ashland Flood zone and WRPZ.
The applicant has proposed street improvements including a new curb and gutter and five-foot
curbside sidewalk on B Street to connect to the existing curbside sidewalk. Additionally, a five-
foot landscape parkrow and five-foot sidewalk is proposed on the Water Street frontage. The
applicant will also be installing a "truncated dome" for a handicap accessible ramp to direct
pedestrian traffic across Water to the east to the continuous sidewalk and to provide a connection
to the sidewalk on the south side of Water Street. The City standards for street improvements
along B and Water Streets are five-foot hardscape parkrow for street trees and eight to ten feet of
sidewalk. Based on the applicant's proposal, an Exception to Street Standards to Street
improvements is required.
The exception is necessary on the Water Street frontage because the sidewalk does not extend
past the proposed driveway which is adjacent to the bridge wall and continuous pedestrian
connectivity is not possible approximately 85- feet beyond the intersection. The installation of an
accessible ramp to direct pedestrian traffic across Water to the continuous sidewalk on the west
side of the street is provided. The structure of a bridge on and adjacent to the subject property is
a unique circumstance. Additionally the applicant has proposed a vegetated parkrow. This
provides a good transition from the heavily vegetated creek corridor along the west side of the
street and will blend the new construction into the natural environment better. Additionally, with
the limited right-of-way and the existing conditions of the site, the landscape parkrow will
provide more access to air and precipitation for the new street trees than smaller than standard
street tree grates would.
There is an existing five foot curbside sidewalk on B Street; near the east property line between
the subject property and the adjacent property there is a fairly significant grade change which the
existing sidewalk follows. Based on that grade change between the properties, a ten-foot
sidewalk on the subject property would end at the concrete retaining wall which separates the
two properties and not provide for adequate pedestrian connectivity. The provided plan has a
landscaped area between the building and the sidewalk which could be converted to sidewalk at
a later date if the property to the east redevelops.
The application materials provided address the utilities to the site. Two water meters exist
adjacent to B Street, currently within the sidewalk. If the water meters are upgraded, moved or
modified, they should be removed from the public sidewalk and, placed behind the sidewalk. A
condition to this effect has been added. The applicant intends to treat storm drainage on site in a
proposed bioswale near the northeast property- line outside of the WRPZ. Electric services the
site and will be provided for in a new utility "closet" on the backside of the building along the j
east property line. The site is served by an 8-inch main line in Water Street which is adequate to
meet the proposed buildings needs.
A public pedestrian access easement is necessary for the portion of the sidewalk that is on the
private property along Water Street, Additionally, public utility easements may be necessary is
the water meter location is modified and for the electric service "closet".
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As proposed the building design complies with the Basic and Detail Site Review approval
standards: The building meets. the orientation standards, pedestrian entrances are accessed
directly from the public sidewalk and vehicular parking is located to the rear of the building. The
proposed FAR also complies with the requirements. The design incorporates a recessed covered
entrance, horizontal steel band and fixed aluminum sunshades over the windows to provide
pedestrians with protection from the sun and rain. The design incorporates vertical design
elements with the widows and areas of metal siding on the' upper story. The proposed material
variations and strong architectural base provide a sense of strength and provides good horizontal
and vertical rhythms reflective of other commercial buildings in the Historic District. The
recessed entry and plaza area at the entrance will have a different surface treatment in color and
pattern than the public sidewalk.
Staff finds that based on the applicant's submittals, the redevelopment of this blighted sight will
provide a significant enhancement to the neighborhood. The request is approved as submitted
with the following conditions of approval.
The criteria for Site Review approval are described in AMC 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. All
improvements in the street right-of-way shall comply with the Street Standards in
Chapter 18.88, Performance Standards Options.
The criteria for an Exception to the Street Standards approval are described in
Chapter 18.88.050. as follows:
An exception to the Street Standards is not subject to the Variance requirements of
section 18.100 and maybe granted with respect to the
Street Standards in 18.88.050 if all of the following circumstances are found to exist:
A. There is demonstrable difficulty in meeting the specific requirements of this
chapter due to a unique or unusual aspect of the site or proposed use of the site.
B. The variance will result in equal or superior transportation facilities and
connectivity;
C. The variance is the minimum necessary to alleviate the difficulty; and
D. The variance is consistent with the stated Purpose and Intent of the Performance
Standards Options Chapter.
The criteria for a Water Resource Protection Zone approval are described in
Chapter 18:63.070.® as follows:
A Water Resource Permit shall be issued by the Staff Advisor when the Applicant
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demonstrates the following:
1. All activities shall be located as far away from streams and wetlands as practicable,
designed to minimize intrusion into the Water Resources Protection Zone and
disturb as little of the surface area of the Water Resource Protection Zone as
practicable.
2. The proposed activity shall be designed, located and constructed to minimize
excavation, grading, area of impervious surfaces, loss of native vegetation, erosion,
and other adverse impacts on Water Resources.
3. On stream beds or banks within the bank full stage, in wetlands, and on slopes of
25% or greater in a Water Resource Protection Zone, excavation, grading,
installation of impervious surfaces, and removal of native vegetation. shall be
- avoided except where no practicable alternative exists, or where necessary to
construct public facilities or to ensure slope stability.
4. Water, storm drain and sewer systems shall be designed, located and constructed to
avoid exposure to, floodwaters, and to avoid accidental discharges to streams and
wetlands.
5. Stream channel repair and enhancement, riparian habitat restoration and
enhancement and wetland restoration and enhancement will be restored through the
implementation of a mitigation plan prepared in accordance with the standards and
requirements in Section 18.63.120.
6. Long term conservation, management and maintenance of the Water Resource
Protection Zone shall be ensured through preparation and recordation of a
management plan as described in Section 18.63.120. C, except a management plan
is not required for residentially zoned lots occupied only by a single-family dwelling
and accessory structures.
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The criteria for a Physical and Environmental Constraints approval are described !
in Chapter 18.62.040.1 as follows: j
A Physical Constraints Review Permit shall be issued by the Staff Advisor when the
Applicant demonstrates the following:
1. Through the application of the development standards of this chapter, the. potential
impacts to the property and nearby areas have been considered, and adverse
impacts have been minimized.
2: That the applicant has considered the potential hazards that the development may
create and implemented measures to mitigate the potential hazards caused by the
development.
3. That the applicant has taken all reasonable steps to reduce the adverse impact on
the environment. Irreversible actions shall be considered more seriously than
reversible actions. The Staff Advisor or Planning Commission shall consider the
existing development of the surrounding area, and the maximum permitted
development permitted by the Land Use Ordinance.
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Planning Action 2013-00358 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
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Planning Action 2013-00358 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 a Demolition Permit application shall be provided for Review and Approval of the
Building Division prior to the removal of the concrete block building.
3) That a No Rise Certificate or similar instrument regarding the FEMA floodway, and any
development impacts shall be submitted with the building permit.
4) That the engineered construction drawings for the public improvements along B and
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Water Streets shall be submitted for review and approval of the Ashland Planning and
Engineering Divisions prior to work in the street right-of-way and prior to installation of
improvements. The sidewalk shall be a minimum of five feet in width with five-foot
landscape parkrow between the sidewalk and the street on Water Street. All frontage
improvements, including but not limited to the sidewalk, parkrow with street trees and
grates, and street lighting, shall be constructed across the entire frontage of the site. The
sidewalk shall be constructed to City of Ashland Street Standards. If necessary for
alignment of frontage improvements, area for street improvements shall have a public
pedestrian access easement. The easement shall be submitted for review and approval of
the Ashland.
5) If the water meters within the sidewalk are moved, modified or upgraded they shall be re-
installed behind the B Street sidewalk and if required by the City of Ashland Water
Departmenta public'utility easement shall be provided.
6) That the engineering plans for the parking lot and storm drainage construction be
consistent with the applicants proposal including the use of pervious pavement in the
Water Resource Protection Zone and the detention of parking lot run-off and shall
comply with the minimum standards of the City of Ashland, Public Works / Engineering
Standards.
7) That the erosion and sediment control measures as required by the City of Ashland Public
Works / Engineering shall be in place prior to any construction related to the project
begins.
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8) That prior to the issuance of a building permit:
a) That the plans submitted for the building permit shall be in substantial conformance
with those approved as part of this application. If the plans submitted for the building
permit are not in substantial conformance with those approved as part of this
application, an application to modify this Site Review approval shall be submitted
and approved prior to issuance of a building permit.
b) A final utility plan for the project shall be reviewed and approved by the Planning,
Engineering and Building Divisions prior to issuance of a building permit. The utility
plan shall include the location of connections to all public facilities in and adjacent to
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the development, including the locations of water lines and meter sizes, sewer mains
and services, manholes and clean-outs, storm drainage pipes and catch basins..
Meters, vaults, fire department connections, and other utility equipment shall be-,
located outside of the pedestrian corridor in areas least visible from the street, while
considering the access needs of the utility providers.
c) That a revised landscaping and irrigation plan to include irrigation details satisfying
the requirements of the Site Design and Use Standards Water Conserving
Landscaping Guidelines and Policies and showing parkrow improvements shall be
provided prior to building permit issuance.
d) That a comprehensive sign program in accordance with the requirements of 'Chapter
18.96 shall be developed for the building and submitted for review and approval with
the building permit submittals. A sign permit shall be obtained prior to the
installation of any new signage,, and all signage shall meet the requirements of
Chapter 18.96.
e) Exterior lighting shall be shown on the building permit submittals along with
appropriate shrouding to demonstrate that there will be no direct illumination of
surrounding properties.
f) That the building materials and the exterior colors shall be identified in the building
permit submittals. The information shall be consistent with the colors,. texture,
dimensions and shape of materials and building details proposed and approved as part
of the land use application. Exterior building colors shall be muted colors, as
described in the application. Bright or neon paint colors shall not be used in
accordance with the Detail Site Review Standards.
9) That prior to the issuance of a certificate of occupancy:
a) That the deferred long term conservation, management and maintenance of the Water
Resource Protection Zone management plan in accordance with Section 18.63.120
shall be submitted for review and approval by the Staff Advisor prior to the issuance
of a certificate of occupancy.
b All hardscaPe, landscaping, irrigation, parking, bicycle parking, walkways, sidewalks
street trees, street lights and pedestrian scale on-site lighting shall be installed
according to approved plan, inspected, and approved by the Staff Advisor.
c) Required bicycle parking. shall be installed in accordance with design and rack
standards in 18.92.040.1 and J prior to the issuance of the certificate of occupancy.
d) That all public improvements including but not limited to the sidewalks, commercial
hardscape parkrow with street trees, and city-standard street lighting shall be installed
to City of Ashland standards under permit from the Public Works Department and in
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accordance with the approved plan prior to occupancy.
10) That the existing Water Resource Protection Zone landscaping,/ trees etc. provided in
project 2011-01555 on the subject property, shall be maintained and incorporated into the
required mitigation, restoration and enhancement planting plans.
11) The windows on the ground floor shall not be tinted so as to prevent views from outside
of the building into the interior of the building
tdill Moln r, Director Date
lDepartm t of Community Development
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AFFIDAVIT OF MAILING
STATE OF OREGON )
County of Jackson )
The undersigned being first duly sworn states that:
1. 1 am employed by the City of Ashland, 20 East Main Street, Ashland,
Oregon 97520, in the Community Development Department.
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2. On May 3, 2013 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 #PA-2013-00358, 5 B Street.
Signature of Employee
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G:Icomm-devlplanninglTemplateslTEMPLATE-Affidavit of Mailing-Planning Action Nofice.dot 51312013
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PA-2013-00358 391 E09BB 11500 PA-2013-00358 391 E09BB 16400 PA-2013-00358 391 E09BB 90002
171 OAK STREET LLC ASHLAND CREEK HOLDINGS LLC BERNARD RICHARD A TRUSTEE
PO BOX 1169 70 WATER ST ET AL
ASHLAND OR 97520 ASHLAND OR 97520 ; 71 WATER ST 103
ASHLAND OR 97520
PA-2013-00358 391 E09BB 16100 PA-2013-00358 391 E09BB 90003 PA-2013-00358 391 E09BB 15600
BLAIZE JOHN FRANK/MARY S BOULIANE ANNE EDWARDS OREN E
239 OAK ST 776 NOE ST 219 N MOUNTAIN AVE
ASHLAND OR 97520 SAN FRANCISCO CA 94114 ASHLAND OR 97520
PA-2013-00358 391 E09BB 100 PA-2013-00358 391 E096B 11200 PA-2013-00358 391 E09BB 16300
HAINES LLOYD M TRUSTEE ET HAYES MERRILL E HIBBERT JAMES F/E JANE
AL 191 OAK ST 263 OAK ST
96 N MAIN ST 202 ASHLAND OR 97520 ASHLAND OR 97520
ASHLAND OR 97520
PA-2013-00358 391 E09BB 15900 PA-2013-00358 391 E09BB 11000 PA-2013-00358 391 E09BB 11100
LAURSEN ERIC TRUSTEE ET AL LOVETT RICHARD P TRUSTEE MATHER CHARLENE M TRUSTEE
PO BOX 44 PO BOX 427 ET AL
ASHLAND OR 97520 ASHLAND OR 97520 14 B ST
ASHLAND OR 97520
PA-2013-00358 391 E09BB 16600 PA-2013-00358 391 E09BB 11600 PA-2013-00358 391 E09BB 400
OAKY DOAKY LLC PAGE JOSEPH PLAZA HOSPITALITY LLC
1085 DEER VISTA LN 1 LOUDON LN 203 SE PARK PL 230
ASHLAND OR 97520 LOUDONVILLE NY 12211 VANCOUVER WA 98684
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PA-2013-00358 391 E09BB 11300 PA-2013-00358391 E09BB 90001 PA-2013-00358 391 E09BB 15800
RENICK KAREN SELBY KAREN TRUSTEE ET AL SPARTAN PROPERTIES LLC I
350 OXFORD ST 171 WATER ST 101 195 PIEDMONT DR
ASHLAND OR 97520 ASHLAND OR 97520-1867 ASHLAND OR 97520 j
PA-2013-00358 391 E09BB 16200
TRYGG LEIF W/DIANA G PA-2013-00358 PA-2013-00358
247 OAK ST Ray Kistler. Anne Bouliane & Victor Griffin
552 A Street 776 Noe
ASrHLAND OR 97520 Ashland OR 97520 San Francisco CA 94114
PA-2013-00358 PA-2013-00358 PA-2013-00358
Nicole & Eric Bailey George Goldberg Harold Goldstein & Carol Streeter
1082 Fuchia Dr. 25335 th St 11744 SW Summerville Av
Sunnyvale CA 94086 Santa Monica CA 90402 Portland OR 97219
PA-2013-00358
Colette & Jerry Coleman " NOC
1760 W Bertainia #14D Email List -See File 8=25=291°
Honolulu HI 96826 37
PA-2013-00358
Lorrie Coey
PO Box 1354
Ashland OR 97520
I
ASHLAND TREE COMMISSION
PLANNING APPLICATION REVIEW COMMENT SHEET
April 4, 2013
PLANNING ACTION: 2013-00308
SUBJECT PROPERTY: 5 B Street
OWNERS: Spartan Properties LLC.
APPLICANT: Kistler, Small, White Architecture
DESCRIPTION: A request for a Commercial Site Review, Physical and
Environmental Constraints Review and Water Resource Protection Zone Permit approval
to construct a 5,000 square foot, two-story commercial structure and parking lot, located
at 5 B Street. The property is subject to the Physical Constraints and Water Resource
permits due to the location of the FEMA Floodway for Ashland Creek. The applicant has
requested an Exception to Street Standards for the sidewalks along B and Water Streets.
The existing approximately 1,000 square foot concrete block building on the site is
proposed to be demolished to allow for the new construction.
COMPREHENSIVE PLAN DESIGNATION: Employment; ZONING: E-1;
ASSESSOR'S MAP/TAX LOTS: 39 lE 09BB 15800 j
Recommendation: a
The Tree Commission recommends approving the application as submitted, along with specific
recommendations below:
1) That the two trees along Water street be a Street Tree variety rather than a riparian
species.
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Department of Community Development Tel: 541.488-5350 CITY F
51 Winburn Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900 ASHLAND
www.ashland.or.us
CITY OF
ASHLAND ASHLAND
HISTORIC COMMISSION
Meeting Minutes
April 3, 2013
Community Development/Engineering Services Building - 51 Winburn Way - Siskiyou Room
CALL TO ORDER - REGULAR MEETING, 6:00 pm
Historic Commissioners Present: Allison Renwick, Tom Giordano, Dale Shostrom, Ally Phelps, Keith Swink,
Victoria Law, Sam Whitford, Kerry Kencairn
Commission Members Absent: Terry Skibby
Council Liaison: Greg Lemhouse
High School Liaison: None Appointed
SOU Liaison: None Appointed
Staff Present: Staff Liaison: Amy Gunter; Clerk: Billie Boswell
APPROVAL OF MINUTES: The minutes of the March 6, 2013 Historic Commission meeting were reviewed. Mr.
Whitford made a motion to approve the minutes as presented. Ms. Phelps seconded the motion and the motion was
approved unanimously.
PUBLIC FORUM: none
COUNCIL LIAISON REPORT: Greg Lemhouse reported that the City Council had approved its goals, including the
one that the Historic Commission had put forward. The Council also expressed support for Ashland becoming part of
the Rogue Valley Heritage District Levy which would be on the 2014 ballot. Mr. Lemhouse also spoke of the Plaza
remodel and invited everyone to the dedication on Friday, April 5th at 5:00pm. There was consensus that it greatly
improved the look and function of the public space.
PUBLIC HEARING: I
PLANNING ACTION: 2013-00308
SUBJECT PROPERTY: 5 B Street
OWNERS: Spartan Properties LLC.
APPLICANT: Kistler, Small, White Architecture
DESCRIPTION: A request for a Commercial Site Review, Physical and Environmental Constraints Review and
Water Resource Protection Zone Permit approval to construct a 5,000 square foot, two-story commercial structure
and parking lot, located at 5 B Street. The property is subject to the Physical Constraints and Water Resource
permits due to the location of the FEMA Floodway for Ashland Creek. The applicant has requested an Exception to
Street Standards for the sidewalks along B and Water Streets. The existing approximately 1,000 square foot concrete
block building on the site is proposed to be demolished to allow for the new construction. COMPREHENSIVE PLAN
DESIGNATION: Employment; ZONING: E-1; ASSESSOR'S MAP/TAX LOTS: 391E 09BB 15800.
Chairman Shostrom confirmed that there was no conflict of interest or exparte contact. Ms. Gunter explained that the
property was within the Water Resources Protection Zone, and the Detail Site and Historic Design Standards overlay
which restricts development of portions of the site. She also commented that this was originally the Chinese Laundry
site and the applicants were willing to consider have a historical marker installed. Ms. Gunter said staff feels it meets
standards but are recommending the street be landscaped with a stop sign and street light. There were no further
questions of staff.
The applicants, Ray Kistler, architect, and Ed Bemis, contractor, described the building and its use as general office
space. They detailed the materials being used such as block on the base, aluminum store front windows, and steel
channel between floors. They also described a seat wall that would run from inside to outside. The building would
have a Zincalume standing seam roof. Mr. Giordano asked about the removal of the Cedar tree Ms. Gunter said
Ashland Historic Commission Minutes
8/23/2013
i
CITY OF
ASHLAND
the Tree Commission and Staff recommended removing it. Ms. Kencairn added that it was in a bad location that
would interfere with the ADA access. Ms. Law confirmed that no excavation would be done around the creek.
Chairman Shostrom felt the building was nice looking and a good design. He asked if a steeper roof could be
accommodated. Mr, Bemis explained that little of the roof would be visible from the public areas, Mr. Kistler said 3'
to 8' could be an option. Ms. Law asked if they could be careful about saving any historic artifacts that might turn up
during digging and construction, Mr. Bemis said he would speak to the owner about it..
There being no one in the audience wishing to comment, the public hearing was closed.
Ms. Gunter said she would write an option for the roof pitch in the findings.
Ms. Kencairn made a .motion to recommend approving the plans. The motion was seconded by Mr. Swink and it
passed unanimously.
PLANNING ACTION: PA-2013-00366
SUBJECT PROPERTY: 57 North Main Street
APPLICANT: Jamie North/Mix Sweet Shop
DESCRIPTION: A request for a Site Review approval to modify the entrance of Mix Sweet Shop at 57
Noah Main Street in order to add a recessed vestibule and relocate the existing door and transom so that the door
will open outward, in the direction of egress. The Site Review is triggered by the exterior modification to the building.
COMPREHENSIVE PLAN DESIGNATION: Commercial; ZONING: C-1-D; ASSESSOR'S MAP: 39 1E 09BB; TAX
LOT: 9200
Chairman Shostrom confirmed that there was no conflict of interest or exparte contact. Ms. Gunter said the building
was registered on the Historic National Register and has been in continuous use since 1880. Due to the remodel of
the interior of building, exiting requirements from the Secretary of Interior dictate that the door must swing out. In
order to accomplish this, the applicant plans to recess the existing door and transom to allow room for the door to
swing out. This will expose the brick columns as they were originally. The outside stairwell cannot be used because
it is on City property.
Jamie North, the business owner, explained that they needed a larger production area for the bakery portion of the
shop which would be located downstairs. The upstairs kitchen would be removed and additional seating installed. Mr.
Comte, the building owner, stated he did not support the change to the front door. He felt since the building had fire
sprinklers they would be sufficient. Several Commissioners explained they did not have the authority to overrule the
Building Official and the Fire Marshal on this type of Life/Safety issue, but they did support the change and felt that it
would not degrade the historical significance of the building.
There being no one in the audience wishing to speak, the public hearing was closed.
Ms. Phelps made a motion to recommend approval for the project. Ms. Renwick seconded the motion and it passed
unanimously.
OLD BUSINESS:
Historic Markers Subcommittee Report: Ms. Gunter said they planned on a Hub and Spokes design for the Historic
Markers system where the Hub would explain the significance of the area and then direct folks to the specific
markers placed on buildings and sites of interest. The new building at 4th & A Street could be a potential Hub for the
Railroad District and Evo's as a Hub for the SiskiyoulHargadine area. Amy will be writing it up with maps for
presentation to the Council. Mr. Lemhouse shared that free WiFi will be available on the Plaza, The design of the
plaques is still being developed.
i
Ashland Historic Commission Minutes
8/23/2013
CITY OF
Planning Department, 51 Winbum Nay, Ashland, Oregon 97520
541-488-5305 Fax: 541-552-2050 www.ashlantl.or.us TTY: 1-800-735-2900 ASHLAND
NOTICE OF APPLICATION
PLANNING ACTION: 2013.00353
SUBJECT PROPERTY: 5 B Street
OWNERS: Spartan Properties LLC.
APPLICANT Kistler, Small, White Architecture
DESCRIPTION: A request for a Commercial Site Review, Physical and Environmental Constraints Review
and.Water Resource Protection Zone Permit approval to construct a 5,000 square foot, two-story
commercial structure and parking lot, located at 5 B Street. The property is subject to the Physical
Constraints and Water Resource permits due to the location of the FEMA Floodway for Ashland Creek. The
applicant has requested an Exception to Street Standards for the sidewalks along B and Water Streets. The
existing approximately 1,000 square foot concrete block building on the site is proposed to be demolished
to allow for the new construction. COMPREHENSIVE PLAN DESIGNATION: Employment; ZONING: E-1;
ASSESSOR'S MAP/TAX LOTS: 391E 09BB 15500
NOTE: The Ashland Historic Commission will also review this Planning Action on Wednesday, April 3, 2013 at 6:00 PM in the
Community Development and Engineering Services building (Siskiyou Room), located at 51 Winburn Way.
NOTE: The Ashland Tree Commission will also review this Planning Action on Thursday, April 4, 2013 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 25, 2013 .
DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: April 5,2013
1 JL T 7T
S ST
=mat
The Ashland' Planning Division Staff has received a complete application for the properly 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 detemrination 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 riot 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 thesarne properties within 5'days of decision. An appealto 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
1 £3.108.040)
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 opporiuriity'to respond to trio issue, precludes your night of
appeal to the Land Use Board of Appeals (LUBA)' on that issue. fFailure to specify which ordinance criterion the objection is based on also precludes your
right of appeal to L.UBA 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.
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 bc;
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 fiec'to contact the Ashland Planning Division at b41-4£311-5305.
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PO BOX 1169 70 WATER ST ET AL
ASHLAND OR 97520 ASHLAND OR 97520 71 WATER ST 103
ASHLAND OR 97520
PA-2013-00358 391 E09BB 16100 PA-2013-00358 391 E09BB 90003 PA-2013-00358 391 E09BB 15600
BLAIZE JOHN FRANK/MARY S BOULIANE ANNE EDWARDS OREN E
239 OAK ST 776 NOE ST 219 N MOUNTAIN AVE
ASHLAND OR 97520 SAN FRANCISCO CA 94114 ASHLAND OR 97520
PA-2013-00358 391 E09BB 100 PA-2013-00358 391 E09BB 11200 PA-2013-00358 391 E09BB 16300
HAINES LLOYD M TRUSTEE ET HAYES MERRILL E HIBBERT JAMES F/E JANE
AL 191 OAK ST 263 OAK ST
96 N MAIN ST 202 ASHLAND OR 97520 ASHLAND OR 97520
ASHLAND OR 97520
PA-2013-00358 391 E09BB 15900 PA-2013-00358 391 E09BB 11000 PA-2013700358 391 E09BB 11100
LAURSEN ERIC TRUSTEE ET AL LOVETT RICHARD P TRUSTEE MATHER CHARLENE M TRUSTEE
PO BOX 44 PO BOX 427 ET AL
ASHLAND OR 97520 ASHLAND OR 97520 14 B ST '
ASHLAND OR 97520
PA-2013-00358 391 E09BB 16600 PA-2013-00358 391 E09BB 11600 PA-2013-00358 391 E09BB 400
OAKY DOAKY LLC PAGE JOSEPH PLAZA HOSPITALITY LLC
1085 DEER VISTA LN 1 LOUDON LN 203 SE PARK PL 230
ASHLAND OR 97520 LOUDONVILLE NY 12211 VANCOUVER WA 98684
PA-2013-00358 391 E09BB 11300 PA-2013-00358 391 E09BB 90001 PA-2013-00358 391 E09BB 15800
RENICK KAREN SELBY KAREN TRUSTEE ET AL SPARTAN PROPERTIES LLC
350 OXFORD ST 71 WATER ST 101 195 PIEDMONT DR
ASHLAND OR 97520 ASHLAND OR 97520-1867 ASHLAND OR 97520
PA-2013-00358 391 E09BB 16200 PA-2013-00358 PA-2013-00358
TRYGG LEIF W/DIANA G
247 OAK ST Ray Kistler Anne Bouliane & Victor Griffin
247 OA 552 A Street 776 Noe
ASHLAND OR 97520
Ashland OR 97520 San Francisco CA 94114
PA-2013-00358 PA-2013-00358 PA-2013-00358
Nicole & Eric Bailey George Goldberg Harold Goldstein & Carol Streeter
1082 Fuchia Dr. 25335 th St 11744 SW Summerville AV'
Sunnyvale CA 94086 Santa Monica CA 90402 Portland OR 97219
PA-2013-00358 NOC
Colette & Jerry Coleman Email List - See File 3-25-2013
1760 W Bertainia #14D 37
Honolulu HI 96826
I
PA-2013-00358
Lorrie Coey
PO Box 1354
Ashland OR`97520
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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 25, 2013 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
I
under each person's name for Planning Action BD-2013-00358, 5 B St.
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Signature of Employee
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ASHLAND CREEK C ND INIU to
ASSOCIATION OF UNIT OWNERS
Unit NAME MAILING ADDRESS LE-MAIL PHONE
J 101 Karen Selby selby Karen@yahoo com 541.488.3862
541.944.8114 c
N/ 103 Jean & Dick Bernard nick@rbemard.com 541.488.2010 c
V 105 Anne Bouliane / Victor Griffin ✓776 Noe, San Francisco, CA 94114 415.310.5261 c
6bouliane0yahoo.com
x/201 Susan & Jim Littlefield sjl@ieffnet.org 541.488.4155 j
}
202 Nicole & Eric Bailey 1082 Fuchsia Dr., Sunnyvale, CA 94086
ntoddbaifey@vahoo.com 408.242.0217
ebailey@mae.com 408.203.3021
Laurie & Ron Todd
laurietodd@mac.com 408.990.2261
ratarch@mag.com 602.284.9122 c
tv/203 MJ Daspit * mdaspit ftitnet.org 541.261.4657 c
Gary Greksouk garyg@'effnet.org 541.261.4284 c
,/204 Teddi Jacobsen teddijacobsen@charter.net 541.488.8241
,/205 Eleanor Davis (Lee) davislee@97520.net 541.482.5293
,/206 Sandi & Jim Risser dsser.sandi@gmail.com 541.488.4594
risserim@Qmail.com
j 301 Em & Neale Walsch emailrfeal@aol.com 541.708.0448 f) a
541.482.4751 c ,~J,''..-
1/302 Wendy & Michael Ross * rossashiand@ieffnet.org 541.488.0531
303 George Goldberg 253 35th St., Santa Monica, CA 90402 310.395.8989
ggmusic@vedzon.net 202.744.6818 c
J 304 Elin & Mike Babcock * anglersinfo@aol.com 541.201.7647
I
J 305 Harold Goldstein ✓ 11744 S.W. Summerville Ave. Portland OR 97219 541.552.0376
Carol Streeter HGOPAD@aol.com 503.744.0708
306 Colette & Jerry Coleman
1760 VV Bertainia #14D, Honolulu, HI 96826 808.942.8786
colemanhior@amail com 541.482.6999
,/'Majestic Properties / Lorrie Coey P.O. Box1354, Ashland, OR 97520 541.973.7217
Pro ert Mana or for Ashland Creek Condominiums Ir e.coev@gmail.com 1 /2011
* 71 later Street, Ashland, OR 97520
Billie Boswell
From: Mail Delivery System [MAI LER-DAEMON@zimbra.ashland.or. us]
Sent: Tuesday, March 26, 2013.9:11 AM
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I. PROJECT INFORMATION:
PLANNING ACTION: The applicant, Don Jones, is requesting a Site Review to
construct a 5,000 square foot, two-story professional office building. The application
does not require a conditional-use or variance for any known reason but the north end of
the property is within the Water Resource Setback area. The subject property is located
at the NE corner of "B" & Water Streets and was formerly the site of an Avista Utilities
pipe storage yard.
ADDRESS & LEGAL DESCRIPTION: Address, Map and Tax Lot
OWNERS: ARCHITECTS:
Don Jones Kistler, Small & White
552 "A" Street
Ashland, OR 97520
Ashland, OR 97520 541.488.8200
LAND USE PLANNING: PROJECT LANDSCAPE:
Kistler Small White Architects Covey-Pardee Landscape Arch's.
552 "A" St. 295 E. Main St. Ste. 8
Ashland, OR 97520 Ashland, OR 97520
Tel: 541-:821:52 541.482.5009
COMPREHENSIVE PLAN DESIGNATION:
Downtown
ZONING DESIGNATION:
E-1/R
LOT AREA: j
Total Area: 10,960 square feet
RESIDENTIAL DENSITY:
N/A
BUILDING DATA:
First Floor: 2,500 square feet
Second Floor: 2,500 square feet
PARKING:
Required: One (1) parking space per 500 sf of office space
5000sf office space / 500 =10 spaces
MAR 1 2 Z013
Proposed: 10 spaces including one ADA space.
2
1 2, 20113
APPLICABLE ORDINANCES:
E-1/R, Employment Use, Chapter 18.40 `
"R" Residential Overlay District, Section 18.56
Tree Removal, Chapter 16.61
Site Design & Use Standards, Chapter 18.72
Administrative Variance from Site Design & Use Standards, Section 18.72.090
Site Design & Use Standards (Design Standards)
Basic Site Review, Section II
Detail Site Review, Sections II & III
Street Tree Standards, Section II
Historic District Design Standards, Section IV
Downtown Design Standards, Section VI
Off-Street Parking, Chapter 18.92
ADJACENT ZONING/USE:
WEST: C-1; Commercial - Use = Hotel; and Parking Lot
EAST: R-2; Multi-Family Residential - Use = Residential
SOUTH: C-1; Commercial - Use = City Parking Lot
NORTH: E-1-R' Employment Use = Use; Hotel
SUBJECT SITE: E-1/R; Employment -Use= Office Bldg.
II. PROJECT DESCRIPTION:
Introduction: The applicant, Don Jones, local Ashland resident is requesting approval for a
Site Review to construct a 5,000 square foot, Two-story professional office building on his
vacant parcel located at the NE corner of Water and B Streets. - Site is now vacant of use
but was a storage yard for Avista Utilities with an existing 800sf emu block storage bldg. j
proposed for removal. The applicant desire to construct a total 5000sf; 2500sf per floor
new office building with parking behind on the north side of the site. The design of the
building, as further described below, is designed to fit into the Ashland Historic District in
massing/scale/site placement and materials yet read as a building constructed in 2013.
A written narrative and findings of fact as well as a Site Plan, Utility Plan, Building
Elevations, Wall Sections, Landscape Plan are enclosed. This information is provided
in the application materials and addresses the submittal requirements of Chapter
18.72.060. Further, below is a narrative description of the proposal in an attempt to
thoroughly explain the property's attributes and to address the applicants' current and
long term goals for the property.
i
Site: The subject property at the NE Corner of Water/B Streets formerly the site of the
Avista Utilities storage yard and currently behind a non-conforming 10' cyclone fence
with white plastic privacy dividers. At the east side of the site is a 800sf cmu block
storage building slated for demo lition/removal. Most of the site is currently paved for use
as a pipe storage yard. At the north end of the site is Ashland Creek which has recently
been widened under the NW corner of the site and bridged over. In 2012 a Stream
3
Reclamation/ Re-vegetation project was completed on this section of stream bankus, 2
subject property.
A 100yr FEMA Flood Plain designation follows this corner of the property and is
indicated on the submitted site plan is addition to the Water Resource Zone Setback Line.
Through the Pre-Application Process working with Planning Staff the applicant/architect
were given the approval of a 25% intrusion onto the Water Resource Area for paved
parking. (It should be noted this area is already paved). The proposed Building Footprint
is at the SE corner of the site near the Water/B St intersection away from the FEMA
Floodway and Water Resource Zone.
E-1 Employment Use: The property is within the El/R zoning district (Chapter 18.40)
The district is designed to provide for a variety of uses such as office, retail, or
manufacturing in an aesthetic environment and having a minimal impact on surrounding
uses. Professional Office such as this proposed project is probably the most common use
of E-1 zoned properties helping to create a place for jobs within the community for local
residents. The property is also located in the Downtown Design Standards overlay which
is intended to guide development in the downtown to be designed in context with its
surroundings. In the applicants' opinion, the proposed development and desired uses are
in concert with the "Near" Downtown environment. Further, the proposed development
meets the requirements of Chapter 18.40 such as recycling, light, glare, landscaping,
etc. This information is substantiated with the drawings and the Findings of Fact provided
herein.
i
Architecture: The applicant's have attempted to identify the area's design characteristics as
they relate to new development in the Ashland Downtown Historic District by closely G
following the Downtown Design Standards and to design a building so that its architecture
is contextually compatible with other buildings found in the downtown area, but not to the
degree that it mimics a specific building or architectural period. In the end, the proposed
building has a strong sense of pedestrian orientation with plenty of ground level glazing to
offer pedestrians a glimpse of the indoor activities. The building's south and west facing j
facades visible from Water and B St (as well as the Lithia St. overpass) are brick with a
cast stone base. Even the north (parking lot side) and east elevations are brick with
similar windows. The windows are vertical in orientation. South and West Windows
have steel windows shading devices at header height with transom windows above.
The building's mass is roughly 24' in height to the large roof overhangs and measures 28'
tall at the sloping roof mid-line. There is a glazed Entry that is prominent at the corner that
rises to 36' at top of its sloping roof. Max allowable height in this zoning district is 40'.
i
Water Street and B Street Elevations: As noted, the design approach to the Lithia Way
elevation was to respect the scale and proportions of historic buildings in downtown
Ashland while incorporating modern materials and details. The design acknowledges
historic traditions while offering a contemporary interpretation that is compatible within
the historic district. The building will have a strong base up to 30" above floor line.
Window areas are proportioned vertically and are kept to less than 50% of the total
surface area. Overall, the applicant and Architects believe the proposed building is well
designed and fits perfectly into the WaterB Streets streetscape. A new hotel across the
street, a refurbished hotel next door, condominiums and a community health center as well
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MAR 1 ~ 2013
as all of the backside/creekside eating/dining establishments create the local neighborhood
Side Elevations: The north side, back of building facing the parking lot and side
yard (east) side elevations facing uphill residential are basically similar with the
same stone base, brick veneer materials as the two street side elevations but
lacking an entry.
Plaza Space: A 400 sf hardscape plaza space will be developed at the sw property corner
addressing the intersection of Water and B Streets as a corner lot development. This will
be an area for gathering or resting. Since the proposed project is under I0,000sf a public
plaza space designation is not required.
Tree Removal: Currently there is one 10" dba Cedar tree on the corner of Water and B Streets
just off the intersection of the sidewalks. It is within the vision clearance triangle and probably
a hazard. The applicants are not attached to the City removing the tree if so desired. The
Ashland Creek restoration work along this property has already been completed. Street trees
will be installed per City per 18.61 standards.
Parking: Ten on-site parking spaces (including ADA space are proposed at the rear of
the building with a driveway access at Water Street. Further, two additional on-street
public parking spaces will be created along "B" street frontage.
FINDINGS OF FACT:
The following information has been provided by the applicants to help the Planning Stafl
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 the
Site Design & Use Standards as outlined in the Ashland Municipal Code (AMC), Section
18.72, Site Design & Use Standards (Design Standards Booklet, adopted August 4th,
1992) and Conditional Use Permit criteria as outlined in (AMC), Section 18.104.050.
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.
CHAPTER 18.72.070, SITE DESIGN & USE STANDARDS:
All applicable City Ordinances have been met or will be met by the proposed
development.
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To the applicant's knowledge all City regulations are or will be met by the proposed
development.
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All requirements of the Site Review Chapter have been met or will be met.
As noted below, all requirements listed in the Site Review Chapter (18.72) have or will
be complied with. Specifically, the landscaping will be irrigated and maintained (three
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street trees), the trash/recycling area will be screened and light and glare conceAO-A ii i`e Z G 13
addressed with down lighting and screening where necessary.
The development complies with the Site Design Standards adopted by the City Council
for implementation of this Chapter.
As noted below, all requirements listed in the Site Design Standards (booklet) have or
will be complied with except as noted. Specifically, the applicants have addressed the
pertinent requirements of the Basic Site Review Standards, the Detail Site Review
Standards, Street Tree Standards, Historic District Design Standards.
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 the development of this property will either be directed
towards Water or B Streets. Adequate public facilities are available within the adjacent
rights-of-way. The applicants have worked with the various utility companies to ensure
both existing and proposed utilities are available to provide the necessary services. At no
time has there been any indication by these service providers that services will be
unavailable or exceed capacity.
An Electric Utility Plan will be developed in consultation with the City's Electric
Department, Dave Tygerson, to ensure not only capacities can be accommodated, but to
also minimize aesthetic impact to the proposed building. All electrical services will be
provided from B Street where the service currently exist. All electrical work will be
completed under the direction of the Ashland Electric and Building Departments. Further,
all improvements within the adjacent rights-of-way, including construction detouring,
will be completed under the direction of the Ashland Engineering Department and the
Oregon Department of Transportation (ODOT).
Applicants have addressed or will address at the time of the building permit all code
issues relating to the Ashland Fire Department. A fire hydrant is within 150' of the
property boundary with adequate pressure to service the building. All work will be
completed under the direction of the Ashland Building and/or Fire Departments.
II- BA I SITE REVIEW TANDARD
As noted previously, the project applicant, architect walked the Downtown and
reviewed the Downtown Design Standards in an attempt to generate the proposed design.
All of these individuals are local residents who have a very solid understanding of the
Downtown's context, design regulations, comprehensive plan policies and overall intent of
urban development within Ashland's Downtown core. As such, a primary point of
concern was to make sure the building's architecture, mass and rhythm of openings were
contextually compatible with other buildings found in the surrounding downtown periphery
area, such as fire station and library, but not to the degree that it mimics a specific building
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or architectural period. Overall, it is the applicant's belief the proposed design and use of
materials will help the building "read" as a compatible building constructed in the year 2013.
II-C-1a) Orientation and Scale MAR 1 12 2013
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.
The submitted building elevations show the primary orientation facing the intersection of
Water St and B St. The main entrance is also on facing both streets on this corner without
one being more important than the other; the building faces both equally. Any existing
sidewalk panels that are damaged after construction will be replaced to provide pedestrian
access to the building. The sidewalks will blend into a plaza hardscape at the intersection.
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There is currently an existing cedar tree already mentioned in the sidewalk itself that
probably should be removed per City recommendations.
H-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.
Three street trees are proposed along the frontage of B Street and Water Street before the
Ashland Creek bridge which were chosen from the City's Street Tree List. The trees will be
planted in accordance with the specifications shown on the attached plans.
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I1-C-1c) Landscaping
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Landscaping shall be designed so that 50% coverage occurs after one year and
90% coverage occurs after 5 years.
Landscaping design shall use a variety of low water deciduous and evergreen
trees and shrubs and flowering plant species.
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
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zoned land. MAR 1 2 2013
Irrigation systems shall be installed to assure landscaping success.
Efforts shall be made to save as many existing healthy trees and shrubs on the site
as possible.
Landscaping is proposed along all 4 sides of the proposed building. Low water use
landscaping that only requires drip irrigation to get established is proposed. Street trees
along the south and west elevations (B and Water Streets) are envisioned with the same
trees at the north (parking lot side) and east (sideyard) are also planned. There will be
much more landscaping than required because the building footprint is small in relation to
the rest of the lot due to the creek / floodplain issues.
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.
Parking is located behind the building with landscaping around all (4) sides.
II-C-le) Designated Creek Protection
Designated creek protection areas shall be considered design elements and
incorporated in the overall design of a given project.
Native riparian plant materials shall be planted in the adjacent to the creek to
enhance the creek habitat.
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Very applicable. Ashland Creek through the subject property. Previous property owner and
Applicant has been working with the City on a major riparian mitigation plan removing
unwanted streamside vegetation and replacing with appropriate riparian species in 2012. C
II-C-1f) Noise and Glare
1) Special attention to glare (AMC18.72.110) and noise ( C9.08.170(c) & C
9.08.175) shall be considered in the project design to insure compliance with these
Standards.
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The proposed office uses will not generate noise beyond what is legally permitted or
typically generated with such uses. The applicant is proposing wall mounted lights for the
.project. These lights will be directed down toward the sidewalk along both Water and B
Streets (as well as the north parking lot side), in an attempt to provide a sense of
security and increased comfort level to pedestrians.
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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.
This standard is not applicable as the site is currently vacant except for a uninhabited
storage building to be demolished.
II- -2 DETAIL, SITE VIEW:.
Developments that are within the Detail Site Review Zone shall, in addition to
complying with the standards for Basic Site Review, conform to the following
standards:
H-C-2a) Orientation and Scale
Developments shall have a minimum Floor Area Ratio of .35 and shall not
exceed a maximum Floor Area Ratio of .5 for all areas outside the historic District.
Plazas and pedestrian areas shall count as floor area for the purposes of meeting the
minimum floor area ratio.
Not applicable as the site is within the Historic District.
Building frontages greater than 100 feet in length shall have offsets, jogs, or have other
distinctive changes in the building facade.
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Not applicable as the front facade is less than 100 feet. However, the building does have
distinctive changes in the building facade. The architecture incorporates a number of
distinctive elements such as a recessed entrance, windows, roof overhangs with
supporting beams and a strong fully glazed 2-1/2 story tall corner entrance.
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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 views into working areas or lobbies, pedestrian
entrances or display areas. Blank walls within 30 feet of the street are prohibited. Up to j
40% of the length of the building perimeter can be exempted from this standard if oriented
toward loading or service areas.
The proposed building has its walls directly adjacent to the Water and B Street right-
of-way consistent with the other buildings along the street with generous glazed
openings with low sill heights. The submitted elevations show this standard is being
complied with.
Buildings shall incorporate lighting and changes in mass, surface of finish to give emphasis
to entrances.
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As shown on the elevations, the applicant is providing a covered corner entrance, w/ a
strong change in materials to an all aluminum glazed entrance contrasted with the brick at
the remainder of the building. The entrance element is the tallest form of the building
reminiscent of a clock-tower with its own roof form.
Infill of buildings, adjacent to public sidewalks, in existing parking lots is encouraged
and desirable.
This project is exactly what this standard is attempting to do; replace unattractive surface
parking lots (in this case a paved unused utility staging yard) with attractive
buildings along the sidewalk that encourage pedestrian activity and mobility.
Buildings shall incorporate arcades, roofs, alcoves, porticoes and awning that protect
edestrian from the rain and sun.
The proposed design incorporates a generous covered recessed entrances addressing the
corner intersection of two popular pedestrian ways, Water and B Streets.
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II-C-2b) Streetscape
Ilardscape (paving material) shall be utilized to designate "people" areas. Sample
materials could be unit masonry, scored and colored concrete, grasscrete, or
combination of the above.
The recessed entrance corner as well will have a slightly different surface pattern and
shade than what will exist with the public sidewalk along "B" and Water Streets in order
to delineate property boundaries and "people" areas.
A building shall be setback not more than 20 feet from a public sidewalk unless
the area is used for pedestrian activities such as plazas or outside eating areas. If more than
one structure is proposed for a site, at least 25% of the aggregate building frontage shall be
within 20 feet of the sidewalk.
The proposed building is only 5' behind the public sidewalk along both Water and B
Streets as encouraged with the Design Standards. The exception is the at the building
entrance at the corner is set back also aiding in addressing the corner building as designed
for a corner location.
II-C-2c) Parking & ®n-site Circulation
Protected, raised walkways shall be installed through parking areas of 50 or
more spaces or more than 100 feet in average width or depth.
Parking lots with 50 spaces or more shall be divided into separate areas and
divided by landscaped areas or walkways at least 10 feet in width, or by a building
or group of buildings.
Developments of one acre or more must provide a pedestrian and bicycle 1A A Z 13
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circulation plan for the site. On-site pedestrian walkways must be lighted to a level
where the system can be used at night by employees, residents and customers.
Pedestrian walkways shall be directly linked to entrances and the internal
circulation of the building.
Not applicable as the project is proposing only t en parking spaces located directly
behind the building and accessed off Water Street just south of the Ashland Creek bridge.
II-C-2d Buffering and Screening
Landscape buffers and screening shall be located between incompatible uses on an
adjacent lot. Those buffers can consist of either plant material or building materials
and must be compatible with proposed buildings.
There is a 5' landscape buffer between the Water Street R.O.W and the parking lot behind the
building. There is a 5' landscape buffer between the parking lot and the properties to the
east from E-1 to R-2 where there is actually a significant uphill grade change to help the
neighbors from potential headlight issues. There is between 35' and 26' landscape and
creek buffer to the north of the proposed parking lot.
Parking lots shall be buffered from the main street, cross streets and screened from
residentially zoned land.
There is a 5' landscape buffer between the parking lot and the Residential R-2 properties
to the east from this E-1 property to the R-2 properties to the east. This parking lot also
steps down considerably from the residential property to the east such that headlight
intrusion will not be an issue.
II-C-2e) Lighting
Lighting shall include adequate lights that are scaled for pedestrians by including
light standards or placements of no greater than 14 feet in height along pedestrian
path ways.
The applicant will provide wall mounted lights which will be placed no greater than 14 feet
in height along B Street and Water Street sidewalks 5' away. All lighting will be down-lit to
reduce light and glare onto adjacent properties and limit light pollution.
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II-C-2f) Building Materials
Buildings shall include changes in relief such as cornices, bases, fenestration,
fluted masonry, for at least 15% of the exterior wall area.
The submitted elevations show a building fagade with changes in relief greater than 15%
of the exterior wall area.
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Bright or neon paint colors used extensively to attract attention to the buildt r use ,i
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are prohibited. Buildings may not incorporate glass as a majority of the building skin.
Bright or neon paint colors are not proposed as part of the building's exterior finish. The
building does not incorporate glass as a majority of the building skin.
MAR 1 2 2013
TT-E_ STREET TREE STANDARDS;
All development fronting on public or private streets shall be required to plant trees in
accordance with the following standards and chosen from the recommended list of street trees
found in this section.
II-E-1) Location for Street Trees
Street trees shall be located behind the sidewalk except in cases where there is a
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designated planting strip in the right of-way, or the sidewalk is greater shall include
irrigation, root barriers, and generally conform to the standard established by the
Department of Community Development.
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The application plans on (2) street trees in front of the building at B and at Water Streets
evenly spaced. Another (3) street trees are proposed at the west side of the rear parking
lot as well fronting Water Street. The planting of the trees will include root barriers,
staking and irrigation to ensure their survival. The proposed street trees have been
chosen from the City's adopted Street Tree List.
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 follows:
Street trees shall be placed 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.
The proposed application includes two street trees along the B and Water Street frontages.
The trees provide adequate separation and continuity along the B and Water Street
streetscapes.
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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.
Trees will not be planted closer than 25' to intersections or 10' to driveway. There is an
existing cedar tree at the Water and B street intersection that is probably considered a hazard
tree for vision clearance that the City may want removed-
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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.
There currently no street lights on B or Water Street fronting this property to interfere with
the planned street trees.
Trees shall not be planted closer than 21/2 feet from the face of the curb except at
intersections where it shall be 5 feet from the curb, in a curb return area.
All street trees to be planted will be at least 2%2 feet from the face of curb as the existing
sidewalks are adjacent to curb in this neighborhood. Street trees will be planted therefore
in the landscape area adjacent to sidewalk and therefore no closer than 5' to curb.
Where there are overhead power lines, tree species are to be chosen that will not interfere
with those lines.
The one existing power line that is now serving the storage building will be buried as part
of the proposed project.
J) Trees shall not be planted within 2 feet of any permanent hard surface paving or
walkway. Sidewalk cuts in concrete for trees shall be at least 10 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. Space between the tree and such hard surface
may be covered by permeable non permanent hard surfaces such as grates, bricks on sand,
or paver blocks.
All trees will not be planted within 2' of permanent hard surface w/o a l Osq. ft. tree grate.
Trees, as they grow, shall be pruned to provide at least 8 feet of clearance above
sidewalks and 12 feet above street roadway surfaces.
According to the project Arborist and Landscape Architect, the proposed street trees will
comply with this standard. The trees have been chosen trees from the City's Street Tree
List that will grow and canopy over the subject sidewalk as desired and not interfere with
adjacent buildings or automobile movements.
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.
N/A; street trees do not currently exist. U 13
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II-E-3) Replacement of Street Trees
1) 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'
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be of size and species similar to the trees that are approved by the Staff Advisor.
No street trees are proposed to be removed with this application.
1~,R 1 2 2013
II-E-4) Recommended Street Trees
1) Street trees shall conform to the street tree list approved by the Ashland Tree
Commission.
The project's Landscape Architect has chosen three street trees - a Zelkova Serrata, two
Quercus Rubras from the Street Tree List. The trees chosen are appropriate to the urban
environment of the area in species, size and canopy to other trees found along Lithia
Way.
Mc HIST®IZIC DISTRICT I)ESIGI`1 STANI~A S
In addition to the standards found in Section Il, the following standards will be used by
the Planning and Historic Commissions for new development and renovation of existing
structures within the Historic District.
NOTE: The following standards appear to be "residential design standards" and not
applicable to this "commercial" project. However, in order to insure compliance and
avoid procedural error, 'the applicants have submitted the following responses to the
standards.
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Construct buildings to a height of existing buildings from the historic period on and
across the street. Avoid construction that greatly varies in height (too high or too low)
from older buildings in the vicinity.
The subject building is similar in height as other two-story buildings found on the eastside
of Water Street and along B St. between Water and Oak. The proposed building is about a
floor to a floor lower in elevation to the buildings uphill and across Water St. to the west.
The proposed building does not vary in height too greatly beyond what currently exist and
creates a staggered appearance as typically found in the RR District neighborhood
transitioning to the downtown core.
Relate the size and proportions of new structures to the scale of adjacent buildings.
Avoid buildings that in height, width, or massing, violate the existing scale of the
area.
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The subject building has a similar proportion in height, width, and mass as other
buildings found in the RR District commercial edge streets. Besides a couple of City
Parking Lots to the South and West, there is only a 2 story similar height hotel to the north
and to the east most of the buildings on B St. to Oak are 2 story.
Break up uninteresting boxlike forms into smaller, varied masses which are common
on most building from the historic period. Avoid single, monolithic forms that are not
relieved by variations in massing.
14
t \R 1 2,, 2013
The proposed building design does not have large masses or monolithic box-like forms
that have little to no relief.
Maintain the historic facade lines of,streetscapes by locating front walls of new
buildings in the same plane as the facades of adjacent buildings. Avoid violating the
existing setback pattern by placing new buildings in front or behind the historic
facade line.
Probably the only building on Water St that this relates to is the hotel to the north which is
built on a zero setback vs. the 5' the applicant has proposed. The closest residence on the
north side and south sides of B Street are also about 5' setback from front property line as
well.
Relate the new roof forms of the building to those found in the area. Avoid
introducing roof shapes, pitches, or materials not traditionally used in the area.
The roof shape is a low hip roof slope similar to the hotels and condominiums across Water
Street. We have introduced a small inverted gable roof shape atop the entry tower as well.
Respect the alternation of the wall areas with door and window elements in the facade.
Also consider the width-to-height ratio of bays in the facade. Avoid introducing
incompatible facade patterns that upset the rhythm of openings established by the
surrounding structures.
The building has been designed to be a just off "main street" type of building complying
with the Downtown Design Standards. The design respects the window-to-height ratios
found in the RR District commercial buildings; with transoms above window shading
devices as is common in newer buildings in historic districts across Oregon.
The use of a raised platform is a traditional siting characteristics of most of the older
buildings in Ashland. Avoid bringing the walls of the building straight out of the ground
without a sense of platform.
The proposed building is designed with a heavier base giving the building a platform.
Relate the vertical, horizontal or non-directional facade character of new buildings to
the predominant directional expression of nearby buildings. Avoid horizontal or vertical
facade expressions unless they are compatible with the character of structures in the
immediate area.
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The directional expression faces the corner as neither B nor Water Street seems to be the
predominant street. The building front and facade and entrance address the corner with
equal importance.
Articulate the main entrances to the building with covered porches, porticos, and other
pronounced architectural forms. Avoid facades with no strong sense of entry.
The front entrance is well articulated in form so that it creates a strong sense of entry
from both Water and B Streets through a recessed building envelope, covered entry with semi-
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Vi,R122013
circular marquee and a heavily glazed vertical entry form.
Utilize accurate restoration of, or visually compatible additions to, existing buildings. For
new construction, traditional architecture that well represents our own time, yet
enhances the nature and character of the historic district should be used. Avoid
replicating or imitating the styles, motifs, or details of older periods. Such attempts
are rarely successful and, even if well done, present a confusing picture of the true
character of the historical area.
The design of the building is fitting to the Water Street street facade that has been slowly
occurring along Water St. over the last 15 years and does not attempt to mimic any
specific building or styles found in the Downtown. The applicants believe the proposed
building is traditional in symmetry, volume, rhythm and setting, but has certain
contemporary elements such as the glazed entry tower that will reflect positively on
the Water street facade.
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.AMC l~ 61 0~0 C'1ZITEI~T f+'OI2IS TAN E OF'1't2EE MOAT PEI2 T'i'
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.
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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:
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
The only tree slated for removal in the applicants opinion is the Cedar at the SE corner of
the property and well within the site vision clearance triangle. Applicants defer to City
for'recommendation for removal from a safety concern is all.
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
The removal of the trees will not have a significant negative impact on the site's erosion,
soil stability, flow of surface waters, protection of adjacent trees, or existing windbreaks
as the property will be built upon and landscaped with vegetation that is comprehensively
designed as part of the building.
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.
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The removal of the trees will not have a significant negative impact on the tree densities,
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sizes, canopies and species within 200 feet of the 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.
The City shall require the applicant to mitigate for the removal of each tree
granted approval pursuant to C 18.61.084. Such mitigation requirements shall
be a condition of approval of the permit.
In the applicants opinion and based on the City's various development standards, the only
concern is safety of the vision clearance triangle. If the City feels this is a concern, then
the applicant will remove the tree as part of the site development.
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March 11th with 18.62
FINDINGS r:
Map and Tax Lot # 391e09bb T.L. 15800
Address: located at the NE Corner of B and Water Streets, Ashland.
PROPERTY NARRATIVE: Site has most recently been used by Avista for storage and equipment.
Avista sold to current buyer with site remaining vacant. Site is fenced about 10-12' high with a
cyclone fence and diagonal strips to visually block storage uses. Interest buyer of property
would like to develop a 2500 sf mixed-use building. 50% Office and 50% Retail downstairs, (2) 1-
bedroom apartments upstairs. Ashland Creek flow channel was recently widened at the
northwest corner of the site with a concrete bridge spanning widened creek-bed.
18.62 Physical and Environmental Constraints
18.62.60 Development Standards for Flood Plain Corridor Lands
A. Standards for fill in Flood Plain Corridor Lands:
1. Fill shall be designed as required by the OSSC, and ORSC where applicable.
N/A; No fill is anticipated as part of this project.
B. Stream crossing for streets, access or utilities of any waterway identified on the official maps
adopted pursuant to Section 18.62.060 must be designed by an engineer.
Existing bridge was recently installed/improved by City of Ashland after 1997 last floo, no
new bridges are part of this project scope. The existing Water Street bridge does encroach
upon this site but the Owners will not be altering it in any way.
C. Non-residential structures shall be flood proof to the Standards in Chapter 15.10 to one foot
above the elevation contained in the maps adopted by Chapter 15.10, or up to the elevation
contained in the official maps adopted by Section 18.62.060, whichever height is greater.
Finish Floor Elevation on lower level of proposed building will be 1' higher than indicated
flood level on adopted maps. First Floor Finish Elevation =1865. top of water elevation
recently surveyed at 1849.90' at approx. mid-point of site, for a 15' elevation differential.
D. All residential structures.... N/A
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E. To the maximum extent feasible, structures shall be placed on other than Flood Plain
Corridor Lands. In the case where development is permitted (this is the case here), then
development shall be limited to that area which would have the shallowest flooding.
The proposed building is as placed on the highest part of the site, the least flooding potential
and as far away from the creek as possible.
F. -Residential Structures outside the Corridor Land ...N/A.
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G. New non-residential uses may be located on that portion of the Flood Plain corridor Lands
that equal to or above the flood elevations on the official maps adopted in Section 18.62.060.
Second Story construction may be cantilevered or supported by pillars that will have minimal
impact on the flow of floodwaters over the Flood Plain Corridor for a distance of 20' if it does
not impact riparian vegetation, and the clearance from the finished grade is at least ten feet in
height. The finished floor elevation may not be more than 2' below the flood corridor
elevations.
Proposed building envelope is not within the Flood Plain Corridor. 2,350sf of lot is within the
Water Resource Setback Zone and only 587sf of parking is placed within the 25% allowable
setback area.
H. All lots modified by lot line adjustments NIA
1. Basement NIA; no proposed basements are part of this project.
J. Storage of petroleum products, pesticides, or other hazardous or toxic chemicals is not
permitted within Flood Plain Corridor Lands.
N/A; none will be stored on site.
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K. Fences shall be located and sonxtructed in accordance with Section 18.63.060.6.3. Fences
shall not be constrsucted across any waterway or stream identified on the official maps
adopted per Section 18.62.060. Fences shall not be constructed within any designated
floodway. I
Existing fences will be removed and no new fences will be constructed as part of the project.
L. Decks and structures other than buildings, if constructed on Flood Plain Corridor Lands and at
or below the levels specified in Sectin 18.62.070.C&D shall be flood-proofed to the standards
contained in Chapter 15,10.
N/A; No decks or other auxiliary structures are planned as part of this project. If any future
decks are to be built it is understood the owner must then comply with these standards.
M. Local streets and utility connections to developments in and adjacent to the Flood Plain
Corridor shall be located outside of the Flood Plain Corridor, except as provided for in Chapter
18.63 Water Resource Protection Zones.
Connections will not be made within the Flood Plain Corridor as planned, if there is something
unforeseen that needs another connection, it will comply with Chapter 18.63.
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/.I 1 1 21111 gir~i $~l:ul~l1
August 3, 2012
FINDINGS r:
Map and Tax Lot # 391e09bb T.L. 15800
Address: located at the NE Corner of B and Water Streets, Ashland.
PROPERTY NARRATIVE: Site has most recently been used by Avista for storage and equipment.
Avista sold to current buyer with site remaining vacant. Site is fenced about 10-12' high with a j
cyclone fence and diagonal strips to visually block storage uses. Interest buyer of property
would like to develop a 2500 sf mixed-use building. 50% Office and 50% Retail downstairs, (2) 1- j
bedroom apartments upstairs. Ashland Creek flow channel was recently widened at the
northwest corner of the site with a concrete bridge spanning widened creek-bed.
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18,63.08OWater Resource Protection Zone Reductions
A. The proposed use or activity is designed to avoid intrusion into the Water Resource I
Protection Zone through the use of up to a 50% reduction of any dimensional standards to (e.g.
required front, side, and rear yeard setbacks; required distance between buildings, etc) to
permit development as far outside or upland of the Water Resource Projection Zone as
possible. Such adjustment to any applicable dimensional stands shall be reviewed as part of
the requested reduction, and shall not be subject to a separate Variance application under
Chapter 18.100. Reductions to dimensional standards may not be used to reduce Solar Access
setbacks without evidence of agreement by the affected property owner(s). to the north j
through a concurrent Solar Access Variance application as described in section 18.70.060.
No reduction in any dimensional setback is requested in this application.
The alteration of the Water Resource Protection Zone is the minimum necessary to efficiently
perform the proposed activity and/or use. The proposed development shall minimize
disturbance to the Water Resource Protection Zone by utilizing the following design options to
minimize or reduce impacts of development.
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1. Multi-Story construction shall be considered.
Proposed Development includes multistory construction.
2. Parking Spaces shall be minimized
11 spaces required per occupancy uses, 10 provided on-site and 2 off-site.
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:in~)ii!Kil n1~G3. Pavement shall be minimized, and all pavement used shall be installed and
maintained in a pervious paving material.
No additional paving is planned other than code minimum for parking and
backup.
4. Engineering solutions shall be used to minimize additional grading and/or fill.
Existing grade will be final grade within 1'-0" throughout site.
C. The application demonstrates that equal or better protection for identified resources will be
ensured through restoration, enhancement and mitigation measures. The structures, functions
and values of the Water Resource will be restored through the implementation of a restoration
and enhancement strategy set forth in a mitigation plan prepared in accordance with the
standards and requirements in section 18.63.120
A program of riparian area restoration is completed and currently being planned for
this year in cooperation with the City of Ashland.
D. Long term conservation, management and maintenance of the Water Resource Protection
Zone shall be ensured through preparation and recordation of a management plan as described
in section 18.63.120.C-
This will be prepared and submitted for approval prior to submission of building plans
as a deferred submittal. Currently, the Client is simply in a period of due-dilligence into the
build-ability of this lot.
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18® Z PLAN REQUIREMENTS-
Please see attached Site Plan- Per 1
1) Narrative: Site has most recently been used by Avista for storage and equipment.
Avista sold to current buyer with site remaining vacant. Site is fenced about 10-12'
high with a cyclone fence and diagonal strips to visually block storage uses. Interest
buyer of property would like to develop a 2500 sf mixed-use building. 50% Office
and 50% Retail downstairs, (2) 1-bedroom apartments upstairs. Ashland Creek flow
channel was recently widened at the northwest corner of the site with a concrete
bridge spanning widened creek-bed.
2) Property comprises 10,960sf with an existing 12'x60', 1260+-sf single level, concrete
block storage building located 18" from west property line and 8' from the Water St
southerly property line. Most of the remaining site is paved. The northernmost 12'
area that is not paved is sloping into the creek or actually over Ashland Creek itself.
Rather uniquely, the northwest corner of the paved area actually bridges over
recently widened creek channel.
See attached Site Plan which indicates property lines, existing structures and single tree, creek,
centerline of creek, bridge, top of bank, building area footprint, parking area footprint, Line of
FEMA Floodway, and 25' setback from top of bank "Water Resources Setback Zone". New
proposed sidewalk along Water Street is shown between existing curb and existing bridge
sidewall. Site Plan indicates 25% allowed encroachment into Water Resource Setback zone for
parking requirements, but not for dimensional setbacks.
Note that downstairs east sideyard setback is the allowed 10' and building envelope is 20' from
east property line on second level. No variance in setbacks is requested as part of this Type 1
application.
3) Site Development Map:
Fishbearing - Steambank noted on Site Plan.
c) There is no construction activity within a Wetland Protection Zone.
d) Topographic information shown on Site Plan at 1' contour intervals.
e) Only one tree exists on site, a Cedar to be protected with fencing to remain is located at
right on the southwest corner within the vision clearance triangle thus to be limbed up
10'm in.
f) No other vegetation on site except invasive blackberry in the creek channel that the City
is currently rehabilitating this year.
g) Existing and proposed development is shown on Site Plan attached.
h) Natural Features shown on Site Plan.
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i) Proposed and existing land uses within 100; of the Water Resources Protection Zone:
Shown on Site Plan
j) The location of temporary fencing and erosion control measures installed to prevent
encroachment and flow of material into Water Resource Protection Zone, such as
sediment fencing and hay bales. Shown on Site Plan
k) North arrow and Scale: Shown on Site Plan.
1) Sources of information: (Federal, State and local): Local, per City of Ashland.
18.63.120 MITIGATION REQUIREMENTS
A. Vegetation Preservation and Construction Staging: The following standards shall be
addressed in mitigation plans to protect vegetation identified for preservation and
water resources from sedimentation when construction activity is proposed within a
Water Resources Protection Zone. r
1) All listed requirements in 18.63.120 will be followed.
I
B. Options for Satisfying Restoration and Enhancement Requirements in Mitigation Plans.
Applicants will comply with the "Prescriptive Option" as outlined in this chapter.
a) Re-Planting Timeline. Within 90days.
b) Restoration Ratio: Disturbed areas shall be re-planted and an additional area
restored, re-planted and enhanced at a one square feet of surface are disturbed,
150sf shall be restored, replanted, and enhanced.
c) Local Native Plant Species Coverage: The Stream Protection Zone shall be a
minimum of 50% plant coverage in local native plant species with the installation of
new trees only to consist of native trees.
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d) Re-planting Priorities:
i. Priority shall be given to removal of noxious and invasive species and planted
with natives.
e) Shrub and Tree Requirements:
Shrubs shall be planted and maintained to provide a minimum of 50% total coverage
of the restored area within a 5 year period. 1 gallon minimum size.
Canopy trees shall be planted at 20' intervals with 1" caliper minimum. Staked and
protected by deer/rodent proof fencing.
f) Erosion Control: Mulch, hay, jute netting shal be applied to protect disturbed, re-
planted areas.
g) Irrigation: New plantings shall be irrigated for 5 years minimum.
h) Performance: Replaced those that don't survive for the first 2 years.
i) Irrigation Plans: Deferred Sumbittal.
C. Management Plan: Deferred Submittal
D. Performance Guarantee: Deferred Submittal.
5 St. Proposed Office Bldg.
Applicant's Narative and response to Ashland Planning Staff Comments of
March 21, 2013:
SITE REVIEW RESPONSE COMMENTS:
1) Floor Area Ratio of .50 is required in E-1 Zone. Lot is in fact 10,967 sf however, a
substantial portion of the site is within the Floodway corridor and unbuildable leaving a net site
area of 8,616sf. 50% of that is 4,308sf and this building is 5,000sf. However, per staff
recommendations applicant is going to additionally develop the existing bridge portion of the
NW corner of the site with safety guardrail at creek and add site furnishings for building users.
This would eliminate the need for an exception or variance to the FAR Requirements.
2) Pedestrian Plaza amenities: Applicants site plan shows an L Shaped seat wall at between both
entry doors that is 16" hgt, 30" depth. Applicant also agrees to cooperate with city in the
placement of a marker commemorating the historic Chinese Laundry.
3) Samples of materials will be submitted at Historic Commission Hearing.
REQUIRED STREET IMPROVEMENTS
1) Per City notes, the B St Sidewalk will remain as shown which is matching the rest of the B St j
Sidewalk at 5' wide along the curb. Applicant will replace the length of gutter, with new
sidewalk and truncated dome at intersection.
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There currently is no sidewalk on the east side of Water St., and 1/2 way north on the site there is
not a possibility of a sidewalk because of the existing concrete bridge walls. Therefore, the only {
purpose for this sidewalk on the west side of proposed building is for building users to access
rear parking lot to the north as the only feasible "public" sidewalk exists on the west side of
Water Street and over the bridge to walk in the north/south direction. Applicant agrees per
revised site plan to install the private sidewalk on private property and will develop a parkrow
along Water St. with trees along Water St. as suggested by City Staff Comments.
PARKING LOT CONSTRUCTION STANDARDS
1) Due to an existing retaining wall, it is rather difficult to plant above the wall however the
Landscape Architect has added 2 parking lot shade trees. Additionally, de of the 7 east side
parking spaces shade trees will be planted.
2) Additionally, the entire area of pavement within the WRPC and outside will be paved with
pervious paving material.
FEMA Floodway and Ashland Adopted Floodplan:
1) Section 15.10.80 will be complied with; nothing in this zone will increase the flow of water. A
"No Rise Certificate" will be submitted to the City from our Civil Engineer guaranteeing
compliance.
35
Water Resource Protection Zone (WRPZ):
Landscape Architect will revise Landscape Plan prior to Tree Commission Hearing to comply with
AMC 18.63.07013; all trees within the WRPZ will in fact be 100% native and plants 100% native as
well vs. 50% native as required. Last year the riparian zone on this property was rehabilitated to
these requirements in a joint public/private partnership and nothing is proposed to be changed in
that area.
Drainage/On Site Detention:
1) The proposed project will have less impervious surface than the existing building to be
demolished with virtually the entire site paved to the creek banks as it was used as a storage
yard for Avista. Our proposed project will have less paving, and the paving that will be used
will be pervious. The project Civil Engineer final plans will also indicate on site detention.
Post development peak flows will be significantly less than pre-development flow levels. Final
Civil Engineering plans will incorporate landscape areas that will retain, filter and absorb run-
off. A new detention tank for any excess water will be buried at the northeast corner of the
parking lot and outside the Water Resource Protection Zone setback.
Bike Parking Facilities:
1) Two covered bicycle spaces w/ U rack were relocated under roof at the expanded entry plaza,
SE corner. It will be installed 24-26" from face of building, complying with ALOU
18.92.060.J.
Tree Removal
1) Only one tree is scheduled to be removed. It is infact about 6-8" dba at the corner of Water and
B, within the vision triangle. A permit will be applied for. If the tree connnission denies the
request, it would have no impact on the proposed project one way or the other.
Demolition
There is an existing windowless 1000 sq $ cmu storage building that is only a couple feet away
from the east property line that is proposed to be demolished. It is of no historic or architectural
significance and a Demolition Permit will be applied for as part of this application.
36
Additional Findings as requested for 115" Water Street Ashland public sidewalks issue:
F. Exception to Street Standards An exception to the Street Standards is not subject to the
Variance requirements of section 18.100 and may be granted with respect to the Street Standards
in 18.88.050 if all of the following circumstances are found to exist.
L A. There is demonstrable difficulty in meeting the specific requirements of this chapter
due to a unique or unusual aspect of the site or proposed use of the site.
On B Street there is only 5' between curb and property line, on Water Street there is only 2'-
3', then zero from the bridge abutment and south.
On many properties along B St between Water and Oak St, the buildings and/or retaining
walls are at property lines, effectively only 5' curbside sidewalks are all that is possible.
A 5' parkrow and 8'-10' sidewalk would intrude through neighboring buildings and old
historic retaining walls making it infeasible to connect this design standard elsewhere on the
block including the City's own parking lot to the south.
ii. B. The variance will result in equal or superior transportation facilities and connectivity
. I
All of the sidewalks along Water Street from the Plaza north to VanNess are 5' curbside
sidewalks where they occur at all.
All of the sidewalks on both sides of B St., from Water Street to Oak St are also 5' curbside
style. A couple of properties across B street don't have any sidewalks at all but there those
buildings are built on the property line so there is so possible way to move the sidewalks
back 5' and or make the sidewalks wider.
The proposed sidewalks are exactly equal to those on B St., and wider, better than the non-
existent sidewalks on the east side of Water St.
M. The variance is the minimum necessary to alleviate the difficulty
The variance allows for the sidewalks to match those in the existing neighborhood both in
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width and location without having short jogs that are not going around natural features such
as trees, boulders or grade issues.
iv. D. The variance is consistent with the stated Purpose and Intent of the Performance
Standards Options Chapter.
The variance is consistent with adding new sidewalks where none exist now, and allows for
a continuation of the neighborhood sidewalk pattern. There is not a lot of downtown pedestrian
traffic past this site as it is not really downtown and is past the public parking lots on Water St. The
new Water Street bridge prevents any sidewalk on the east side of Water St. and a new sidewalk has
been installed on the west side of Water St. where there is more clearance and a safer walking
space.
37
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Microsoft Word - Zoning Permit Application.do^ - 2010_ZoningPerm... http://www.ashland.or.us/Files/2010_ ZoningPermitApplication.pdf ZONING PEMTAPPLICAMON
Planning Division
CITY OF - 51 Winburn Way, Ashland OR 97520
FILE # Z ~ / _
ASHLAND 541-488-5305 Fax 541-488-6006 ® !
0 _'a c 2
DESCaPION PROJECT Q t I DESCRP'nON OF PROPERTY Pursuing LEED® Certification? DYES X NO
Street Address
15 a
Assessor's Map No. 391E 0'7/315 Tax Lot(s) I~Vb®®
Zoning Carp Plan Designation
i
APPUCANT
Nam SM k t ~ k~r~ H ITzCT5 Rrar,e E-wil re ki'J'erom-rj(W~14,com
i
Address f:61 l"CF I City Zp '17'320
t
PROPERTY O4MVER E
Nam 5?A-g--rAv4 is e,-TI ae., LL C- Rhone E Mail d_ ~0n'%5' rrwlroqP Gam,
4V 4
Address 1175' P/ bAto!A T° PA • aty Zip v'H74::>
SURVEYOR ENGINEER RCHITE ARCHITECT, OTHER
Titled a► iL Nam AY kv~,-mee, Ra-ie 414° -Mail ( u~kl l aIIt~~1~ ~.c~
Address 55--? A -r . '~ki t ~ City zip 2767-o
Title L-v Araitivcr Nam Gpw-rs CvY'p-`( Phase I °5572°l0i✓ E-Mail U -.3 cv ~~.c®a~
Address 79 Ae,-r U Ai r\t ~r . f> aty Ao H c> zip 275 Z I
I hereby c9d'fy that the state/rents and infonreUon contained in this applrcatlon, indudng the enclosed d pings and the required firdngs of fact are in all respects
true and catect. I understand that all property pins must be shown on the &aWngs and visible upon the site inspection. In the event the pins are not shaven or their
locatlon found to be Incci ect, the owner assunm full respawblllty. 1 further understand that If this request Is subsequently contested, the burden W11 be on me to
establish:
1) that /producedsfdwn factual evidere at the hearing to support this request;
2) that the frr&gs of fad fwdshedJusUh'es the granting of the request
3) that the flrdngs of fact famished by rre are adequate, and further
4) that all shctures or irrlxovenwks are propedy located on the ground
Failure in thls regard wfil result mast likely in not only the request being set aside, but also possibly in my structures being bolt in reliance thereat being required to
be wroved3t my eVpe j 1 haye arty doubts, I am advised to seek ca7petent professional advice and assistance
r /
A01ca s Si nature bate
i
As owner of the property invdved in this request; I have read and understood the corrlniete application and its camquerces to me as a properly
i
ignature (required) Date
(To ha ca Todod try Qty 54q
Date Received Zoning Pemit Type Fling Fee $ ,
OVER 1/
C+ `comm-dee'plamm~g`Forms S Handolits'Zonlne Penntl Application doc
1 of 2 3/12/2013 4:41 PM
Job Address: 5 B ST Contractor:
ASHLAND OR 97520 Address:
A Owner's Name: SPARTAN PROPERTIES LLC Phone:
P Customer 01582 State Lie No:
P BEMIS DEVELOPMENT INC. 1 City Lie No:
L Applicant: R
Address: A
C C Sub-Contractor:
A Phone: T Address:
N Applied: 03/12/2013 O
T Issued:
Expires: 09/08/2013 Phone:
State Lie No:
Mapiot: 391e09bb15800 City Lie No:
DESCRIPTION: Commercial Site Review
VALUATION
Occupancy Type Construction Units Rate Amt Actual Amt Constuction Description
Total for Valuation:
MECHANICAL
ELECTRICAL
I
i
STRUCTURAL
PERMIT FEE DETAIL j
Fee Description _ Amount Fee Description Amount
Commercial Site Review (type2) 4,678.00
CONDITIONS OF APPROVAL
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.orms
CITY OF
Inspection Request Line: 541-552-2080
-ASHLAND