The URL can be used to link to this page

Home My WebLink AboutWalker_155_PA-2016-00863 CITY OF ASHLAND July 29, 2016 i Notice of Final Decision On July 29, 2016, the Community Development Director approved the request for the following: I i Planning Action: PA-2016-00863 f Subject Property: 155 & 163 Walker Avenue Applicant: Christopher Brown Owner: Southern Oregon University Description: A request for Site Design Review approval to construct an open air pavilion of approximately 2,300 square feet including a new 5-vehicle parking area on the subject properties. The pavilion will contain a kitchen/lab area. The proposal also includes a bioswale to treat and reduce runoff from the new parking area. COMPREHENSIVE PLAN DESIGNATION: Southern Oregon University District; ZONING: SO; ASSESSOR'S MAP: 39 lE l OCA; TAX LOTS: 1400 & 4100. i The Community Development Director's decision becomes final and is effective on the 12th day after the Notice of Final Decision is mailed. Approval is valid for a period of 18 months 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 Winbum 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) 18.5.1.050(F) and/or file an appeal to the Ashland Planning Commission as provided in ALUO 18.5.1.050(G). 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 Mark Schexnayder in the Community Development Department at (541) 488-5305. I cc: Drew Gilliland; Property owners within 200 ft COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305 51 Winburn Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 www.ashlaud.or.us ' t f. SECTION 18.5.1.050 Type I Procedure (Administrative Decision with Notice) j C E. Effective Date of Decision. Unless the conditions of approval specify otherwise or the decision is appealed pursuant to subsection 18.5.1.050.G, a Type I decision becomes effective 12 days after the City mails the notice of decision. F. Reconsideration. The Staff Advisor may reconsider a Type I decision as set forth below. 1. Any party entitled to notice of the planning action, or any City department 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. 2. Reconsideration requests shall be received within five days of mailing the notice of decision. The Staff Advisor shall decide within three days whether to reconsider the matter. 3. If the 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 days to affirm, modify, or reverse the original decision. The City shall send notice of the reconsideration decision to affmn, modify, or reverse to any party entitled to notice of the planning action. 4. If the Staff Advisor is not satisfied that an error occurred crucial to the decision, the Staff Advisor shall deny the reconsideration request. Notice of denial shall be sent to those parties that requested reconsideration. G. Appeal of Type I Decision. A Type I decision may be appealed to the Planning Commission, pursuant to the following: 1. Who May Appeal. The following persons have standing to appeal a Type I decision. a. The applicant or owner of the subject property. b. Any person who is entitled to written notice of the Type I decision pursuant to subsection 18.5.1.050.B. c. Any other person who participated in the proceeding by submitting written comments on the application to the City by the specified deadline. 2. Appeal Filing Procedure. a. Notice of Appeal. Any person with standing to appeal, as provided in subsection 18.5.1.050. G. 1, above, may appeal a Type I decision by filing a notice of appeal and paying the appeal fee according to the procedures of this subsection. 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. If an appellant prevails at the hearing or upon subsequent appeal, the fee for the initial hearing shall be refunded. b. Time for Filing. A notice of appeal shall be filed with the Staff Advisor within 12 days of the date the notice of decision is mailed. c. Content of Notice of Appeal. The notice of appeal shall be accompanied by the required filing fee and shall contain. i. An identification of the decision being appealed, including the date of the decision. ii. A statement demonstrating the person filing the notice of appeal has standing to appeal. iii. A statement explaining the specific issues being raised on appeal. iv. A statement demonstrating that the appeal issues were raised during the public comment period. d. 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. 3. Scope of Appeal. Appeal hearings on Type I decisions made by the Staff Advisor shall be de novo hearings before the Planning Commission. The appeal shall not be limited to the application materials, evidence and other documentation, and specific issues raised in the review leading up to the Type I decision, but may include other relevant evidence and arguments. The Commission may allow additional evidence, testimony, or argument concerning any relevant ordinance provision. 4. Appeal Hearing Procedure. Hearings on appeals of Type I decisions follow the Type II public hearing procedures, pursuant to section 18.5.1.060, subsections A - E, except that the decision of the Planning Commission is the final decision of the City on an appeal of a Type I decision. A decision on an appeal is final the date the City mails the adopted and signed decision. Appeals of Commission decisions must be filed with the State Land Use Board of Appeals, pursuant to ORS 197.805 - 197.860. COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305 51 Winburn Way Fax: 541-552-2050 f Ashland, Oregon 97520 TTY: 800-735-2900 www.asliland.or.us t ASHLAND PLANNING DIVISION FINDINGS ORDERS PLANNING ACTION: PA-2016-00863 SUBJECT PROPERTY: 155 & 163 Walker Avenue APPLICANT/O ER: Southern Oregon University State of Oregon, Board of Higher Education DESCRIPTION: A request for a Site Design Review approval to construct an open air pavilion of approximately 2,300 square feet including a new 5-vehicle parking area on the subject properties for the Southern Oregon University's Center for Sustainability programs. The proposed pavilion will have a kitchen and lab area. The subject proposal also includes a bioswale to treat and reduce runoff from the new vehicle parking area. COMPREHENSIVE PL DESIGNATION: Southern Oregon University; ZONING: SO; ASSESSOR'S MAP & T LOT 39 lE 10BD #4100 and 39 lE 10CA #1400 SUBMITTAL DATE: May 5, 2016 DEEMED COMPLETE DATE: June 24, 2016 STAFF APPROVAL DATE: July 29, 2016 DEADLINE TO APPEAL (4:30 p.m.): August 10, 2016 FINAL DECISION DATE: August 10, 2016 APPROVAL EXPIRATION DATE: February 10, 2018 DECISION The subject property is part of two larger tax lots (39 lE 10131) #4100 and 391E 10CA #1400) which comprise a total of nearly 23 acres bordered on the south by railroad right-of-way, on the east by Walker Avenue, on the north by East Main Street, and on the west by Wightman Street, and which contain a variety of established uses including the Ashland National Guard Armory, the U.S. Fish & Wildlife Services' Forensics Laboratory, and the Science Works Hands-On Museum. An existing house and the surrounding open space near the southeastern corner of the larger parcels is addressed at 155 Walker Avenue and was converted to the office for the University's Center for Sustainability in 2014 as part of a planning action. Southern Oregon University's Center for Sustainability program, strives to provide a living and learning laboratory for applied research and projects in sustainability. The subject property , was previously identified as part of the "Faculty Village" in the adopted SOU Master Plan, and the planning action included a request for a Conditional Use Permit to allow a use not identified in the Master Plan. This portion of the property currently contains an existing two-story 1,295 square foot single-family residence, two barns, and a hoop house. In reviewing the history of previous applications for the property, while there were files for the Armory, Forensics Laboratory and-Science Works, there are two planning actions specifically associated with 155 Walker Avenue including an approval (PA #93-120) in 1993 for a 24-foot by 30-foot one-story building behind (i.e. west of) the existing residence. This structure was to have been used for the Pacific Northwest Museum of Natural History (now Science Works) to house birds of prey for their exhibits. The only other planning action associated with the site is an approval (PA-2014-00862). in 2014 for the conversion of the single-family residence into an office for the Southern Oregon University Center for Sustainability. Water Resources The property is generally flat, with trees primarily around the perimeter and clustered near the approved PA #2016-00863 155 & 163 Walker Avenue/MMS Page 1 i i i uses. In the vicinity of the existing residence there are a number of established trees, and Ashland's adopted Local Wetlands Inventory and Water Resources Map identifies a `possible wetland' on the property located behind a barn structure which is south of the house along Walker Avenue. This "possible wetland" is located adjacent to the proposed pavilion structure, which will have one anchor point extending into the Wetland Protection Zone. As an identified `possible wetland', this area is regulated under Ashland's Water Resource Protection Zones Ordinance in AMC 18.3.11. These regulations create a Wetland Water Resource Protection Zone that includes all lands identified in the adopted map as having a wetland presence, as well as any unmapped wetlands discovered on site in preparing a wetland delineation, plus all lands within 20 feet of the upland-edge of these wetlands. The area is identified as a "Possible Wetland" in both the Local Wetlands Inventory and the subsequently adopted Water Resources Map. Ashland Municipal Code (AMC) section 18.3.11.040.B.2 explains that a "possible wetland" means an area that appears to meet wetland criteria but is less than the half-acre size threshold established by the Oregon Department of State Lands (DSL) where the state would require its inclusion in the local inventory. The city nonetheless chose to include these smaller possible wetland areas in its inventory, and established "Possible Wetland" as a type of Wetland Protection Zone subject to regulation under the ordinance. Ashland Municipal Code (AMC) section 18.3.040.13.2 requires that for identified "Possible. Wetlands", the Wetland Protection Zone shall consist of all lands identified to have a wetland presence in a wetland delineation, plus all lands within 20 feet of the upland-wetland edge. The ordinance notes clearly that "Possible Wetlands" include all areas designated as such on the Water Resources Map and any unmapped wetlands discovered on site, and requires that a wetland delineation prepared by a qualified wetland specialist be provided with land use applications. AMC 18.3.11.030 explains that the approximate locations of Ashland's Water Resources are identified on the adopted, official maps and that because these maps are acknowledged to be approximate, more precise wetland boundaries can be mapped, staked and used for development review purposes once a delineation occurs, without requiring formal modification of the adopted maps. Ashland Municipal Code (AMC) section 18.3.11.020.C makes clear the burden of proof is on the property owner to demonstrate that the requirements of this chapter either are met or are not applicable to development activity or other proposed use or alteration of land. The Chapter further provides that the Staff Advisor may make a determination based on the Water Resources Map, field checks, and any other relevant maps, site plans and information that a Water Resource or Water Resource Protection Zone is not located on a particular site or is not impacted by proposed development, activities or uses. In cases where the location of the Water Resource or Water Resource Protection Zone is unclear or disputed, the Staff Advisor may require a survey, delineation prepared by a natural resource professional, or a sworn statement from a natural resource professional that no Water Resources or Water Resource Protection Zones exist on the site. The applicant has submitted a site plan map with the current application delineating the "Possible Wetland" and the adjacent Wetland Water Resource Protection Zone. As noted in the application materials and site plan map, the proposed pavilion structure will be located outside of the "Possible Wetland." However, the structural engineering of the proposed pavilion structure requires that a single building anchor point consisting of an 18-inch by 24-inch concrete foundation anchor be located within the Wetland Protection Zone buffer area. Ashland Municipal Code (AMC) section 18.3.11.040.B.2 allows for an average buffer width of 20 feet around the perimeter -of a possible wetland. This buffer may be reduced- upon submission of evidence and a detailed plan by a natural resources professional demonstrating that equal or better protection of the resource will be ensured. A letter submitted with the application materials from Vincent M. Smith, Assistant Professor of Environmental Science and Policy appears to substantiate that better protection of the wetland will be a important component of the- development proposal- The proposed pavilion structure will have a roof capable of collecting stormwater PA #2016-00863 155 & 163 Walker Avenue/MMS Page 2 runoff to recharge the possible wetland. In addition, invasive vegetation will be removed from the wetland and replaced with appropriate native plant species. The area west of the Forensics Laboratory from East Main Street to the railroad tracks also includes a piped reach of Paradise Creek, which is identified in the adopted maps as a protected Water Resource, in the approximate area of the laboratory's existing bio-swale stormwater detention area. Similar to a wetland, there is a Water Resource Protection Zone, which extends 15 feet upland to either side of the centerline of the creek (this is one-half of the standard 30 foot protection zone width because the resource is piped in this location) or the width of any drainage easements, whichever is greater. As with the wetland protection zone, any activities within this protection zone are regulated through AMC 18.3.11. r i As in the wetland discussion above, the course of this piped reach of Paradise Creek is identified in the adopted Water Resources Map and a Water Resource Protection Zone established. The applicants have provided a site plan map that identifies the adopted piped reach of Paradise Creels and the associated Protection Zone according to the requirements of AMC 18.3.11. The current proposal does not involve encroachment into the Water Resource Protection Zone of Paradise Creek. Previous application requested a Site Design Review approval to convert the existing single-family residence located at 155 Walker Avenue into the office for the Southern Oregon University (SOU) Center for Sustainability. The application proposed minimal alterations to the existing home focused on accessibility improvements to the existing wheelchair ramp and entry. Conceptual elevations were provided for future accessory buildings to support the proposed use of the site, including a production building, an equipment storage structure, an open-air kitchen, a carport, an art/science pavilion, an at grade outdoor classroom/presentation area and a covered bicycle parking structure similar to others in use on the university campus. Proposal The current application proposal involves constructing an open-air pavilion on the subject properties. The 2,300 square foot pavilion will be located adjacent to an existing group of structures used by Southern Oregon University Center for Sustainability. The proposed pavilion will contain a kitchen and laboratory area for small gatherings and classroom instruction. Additionally, the applicant has proposed adding a paved five vehicle parking area. The parking area will be located off Walker Avenue and accessed by an existing curb cut. A second curb cut on Walker Avenue will be removed as part of the current application. The parking area design also includes the installation of a bioswale to treat and reduce runoff. The proposal does not include a request for the removal of trees. The applicant has identified a Possible Wetland on the subject property nearest the proposed pavilion. All parts of the new pavilion will be located outside of the wetland; however, a building anchor point consisting of an 18-inch by 24-inch concrete foundation will be located within the 20 foot wetland buffer area. The proposal also includes the restoration and enhancement of the Possible Wetland. The wetland will be recharged using runoff from the pavilions roof structure. In addition, the existing -invasive vegetation will be removed and replaced with appropriate native plant species-. Site Design Revien, As detailed in AMC 18.5.2.020.A.5, "Expansion of impervious surface area in excess of...1000 square feet," triggers Site Design Review approval and requires an application demonstrating that the site is being brought into compliance with the standards for the proposed use. PA #2016-00863 155 & 163 Walker Avenue/MMS Page 3 The first approval criterion for Site Design Review approval is that, "All applicable City ordinances have been rnet or i4~ill be rnet by the proposed development." The application explains that the request is to allow for the continued expansion of the Southern Oregon University Center for Sustainability. The applicant proposes a new pavilion structure, and note that the utilities are installed to the existing house and utilities will be run from the house to the new pavilion. The application indicates that the applicants believe that the proposal complies with all applicable city ordinances. The application materials provided note that the five-space parking lot proposed is intended to comply with the minimum city standards for school use which requires one and a half spaces per classroom, plus one space per five students. The anticipated occupancy of 15 students would require five vehicle parking spaces. Staff and students are to be encouraged to walk, bike or use other alternative means of transportation. A covered, two-level bicycle parking structure similar to those used elsewhere on campus is to be provided which will hold 40 bicycle parking spaces. The construction of a new pavilion structure will require review, permitting and inspection by the Building Division to verify compliance with current building, accessibility and fire codes, and a condition of approval requiring that the requisite permit and inspections be obtained has been included below. The application includes a tree inventory identifying trees six-inches in diameter at breast height (DBH) or greater on the property. No tree is proposed for removal in conjunction with the construction of the proposed pavilion. The application includes a Tree Preservation/Protection Plan associated with the construction of the Pavilion, and notes that no other development on the site will impact existing trees. The second approval criterion is that, "All requirements of the Site Review Chapter have been rnet or will be rnet. " The application notes that the applicants have provided floor plans and elevation drawings for all proposed structures along with a site plan illustrating the proposed improvements to the new parking area. The applicants indicate that they have reviewed the Site Design Review chapter and believe that the submittal fully complies with all requirements. The plans do identify solid waste and recycling facilities and their requisite screening, and that lights be directed so as not to illuminate adjacent properties in keeping with the requirements of the Site Design Review Chapter. The third approval criterion for Site Review is that, "The development complies r44th the Site Design Standards adopted by the City Council for implementation of this Chapter." For the subject property, the applicable requirements include the Basic Site Design Review Standards for Commercial, Employment and Industrial Development, the Parking Lot Landscaping & Screening Standards, Street Tree Standards and Water Conserving Landscaping Guidelines & Policies from the adopted Site Design Standards. Basic Site Review Standards generally seek to have buildings with a strong orientation to the street, with parking behind or to one side, an entrance within 20 feet of the street oriented to the streetscape and accessed from a public sidewalk. Where existing sites or buildings fail to comply with these standards, they are typically required to be brought into compliance with the standards to a degree proportional to any proposed building expansion, so a 25 percent addition to the building would require that 25 percent of the site's non-conformities be addressed. Parking areas are to have at least one parking lot appropriate tree per seven parking spaces and perimeter landscaping to provide a buffer screen to the streetscape and to adjacent properties. In this instance, the proposed pavilion will be oriented towardWalker Street and setback roughly 62 feet from the streetscape with a paved pedestrian path connecting the structure to the public sidewalk. The site currently has an existing gravel driveway and parking area situated between the house building and the street. The existing parking area is proposed to be improved with permeable pavers. In addition, the PA #2016-00863 155 & 163 Walker Avenue/MMS Page 4 t applicants propose to expand the existing four space parking area in front of the home, which is_ currently surfaced in gravel. The new permeable paver parking area will accommodate five vehicle parking spaces. An accessible vehicle parking space is to be provided, and perimeter landscaping planted to provide screening. Walker Avenue is currently improved with curbs. The plans submitted with the application note that a proposed seven foot sidewalk will bring the full Walker Avenue frontage of the property into compliance with city street standards. In staff's view, given that the parking area is existing, the proposed improvements and vehicle parking area can be found to be in keeping with the standards, however conditions have been included to require that the parking area be revised to include one requisite parking lot shade tree. The final Site Review criterion is, "That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity, urban storm drainage, and adequate transportation can and will be provided to and through the subject property." The application explains that city facilities for water, sewer, electrical, storm drainage and driveway access for 155 Walker Avenue are existing and will serve the new pavilion structure in conjunction with the current proposal. The applicants note that the existing water and gas lines will be extended from the existing house to the proposed pavilion structure. A new electrical connection will be connected to the electrical utility services. The new sewer line will connect to the existing services at the house. The application notes that stormwater will be handled on site. The applicant intends to develop a bioswale and raingarden south of the existing house structure to accommodate stormwater runoff from the new paved parking lot. Additionally, the applicant will improve the existing wetland by removing noxious vegetation, planting native species, and utilizing the improved habitat to treat stormwater runoff from the proposed structure. The application goes on to indicate that connections to the city street system are existing. While no public access routes through the site are planned at this time an easement will be granted as part of this application for the "Northside Trail" to accommodate a future multi-use path installation on the north side of the railroad tracks, along the full southern boundary of the subject property. The recently updated Transportation System Plan (TSP) identifies the need to develop a "Northside Trail (Project #TRl)" multi-use path on the north side of the railroad tracks between Tolman Creek Road and the planned multi-use path just west of Orchid Avenue to create a green template, improve bicycle and pedestrian safety, facilitate economic growth, maintain small town character and balance mobility and access. This path location runs along the southern portion of the subject property. The proposed structures do not intrude upon the eventual pathway location, and a condition of approval has been added to require that prior to the approval of the building permit, the applicants provide an easement or dedication to accommodate future multi-use path installation, which typically requires a 12- to 18-foot cross-section, for the "Northside Trail" along the southern boundary of the subject property. The criteria for Site review approval are described in AMC Chapter 18.5.2.050 as follows: A. Underlying Zone: The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited to: building and yard setbacks, 'lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards. B. Overlay Zones: The proposal complies with applicable overlay zone requirements (part 18.3). C. Site Development and Design Standards: The proposal complies with the applicable Site Development and Design Standards of part 18.4,. except as provided by subsection E, below. D. City Facilities:_ The proposal complies with -the applicable standards in section 18.4.6 Public Facilities and that adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to-and throughout the property and adequate transportation can and will be provided to the subject property. PA #2016-00863 155 & 163 Walker Avenue/MMS Page 5 i i E. Exception to the Site Development and Design Standards. The approval authority may approve exceptions to the Site Development and Design Standards of part 18.4 if the circumstances in either subsection I or 2, below, are found to exist. 1. There is a demonstrable difficulty meeting the specific requirements of the Site Development and Design Standards due to a unique or unusual aspect of an existing structure or the proposed use of a site; and approval of the exception will not substantially negatively impact adjacent properties; and approval of the exception is consistent with the stated pur pose of the Site Development and Design; and the exception requested is the minimum which would alleviate the difficulty.; or 2. There is no demonstrable difficulty in meeting the specific requirements, but granting the exception will result in a design that equally or better achieves the stated purpose of the Site Development and Design Standards. The application with the attached conditions complies with all applicable City ordinances. Planning Action #2016-00863 is approved with the following conditions. Further, if any one or more of the following conditions are found to be invalid for any reason whatsoever, then Planning Action #2016- 00863 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 specifically modified herein. 2. 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 the Site Design Review approval shall be submitted and approved prior to issuance of a building permit. 3. That all exterior lighting shall be directed on the property and shall not directly illuminate adjacent proprieties. 4. That building permits shall be obtained for all proposed new structures. 5. That no parking shall be allowed outside of the approved parking area. 6. That prior to the issuance of a building permit for the proposed pavilion structure and prior to the commencement of construction, staging or storage of materials, the required tree protection fencing shall be installed according to the approved plan, inspected, and approved by the Staff Advisor. 7. 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 shall be provided prior to issuance of a building permit. 3. That aii landscaping in the new landscaped areas shall be installed according to the approved plan including but not limited to restoration _of the wetland, and tied into the existing irrigation system, prior to the issuance of a Certificate of Occupancy. 9. That the screening for the trash and recycling enclosure shall be installed in accordance with the Site Design and Use Standards prior to the issuance of Certificate of Occupancy. PA #2016-00863 155 & 163 Walker Avenue/MMS Page 6 9. That all public improvements including but not limited to the sidewalk, street trees, and street lighting shall be installed to City of Ashland standards under permit from the Public Works Department and in accordance with the approved plan prior to Certificate of Occupancy. I 10. That prior to issuance of building permit the applicants shall provide a recorded copy of the easement/right-of-way dedication for the "Northside Trail" to accommodate future multi-use path installation on the north side of the railroad tracks, along the full southern boundary of the subject property. I 11. That the parking lot treatment include one required parking lot shade tree; this tree shall be planted with irrigation installed, inspected and approved by the Staff Advisor prior to issuance of Certificate of Occupancy. i 12. That prior to Certificate of Occupancy the curb cut between the driveway serving the proposed parking area and the driveway serving the existing barn shall be closed under permit from the Public Works/Engineering Division in order to comply with standards calling for the minimization of driveway intersections. Zc z ~f Bill Molnar, irector Date Dep° rtment , f Community Development PA #2016-00863 155 & 163 Walker Avenue/MMS Page 7 t, AFFIDAVIT OF MAILING STATE OF OREGON ) County of Jackson ) i 6 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 7/29/161 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 #2016-00863, 155/163 Walker. Signature of Employee I DocumeW 7/29/2016 PA-2016-00863 391 E10DB 101 PA-2016-00863 391 E10 700 PA-2016-00863391 E10BD 3700 AMERICAN ESTATE & TRUST LC FBO ASHLAND SCHOOL DISTRICT #5 BERNARD. BECKI J ROBERT SI UDIRECT IRA SERVICES LLC 885 SISKIYOU BLVD 2~ WIGHTMAN ST 6900 WESTCLIFF DR 603 ASHLAND, OR 97520 ASHLAND, OR 97520 LAS VEGAS, NV 89145 PA-2016-00863 391 E10BD 1000 PA-2016-00863 391 E10BD 2900 PA-2016-00863 391 E10BD 128 BOVA JOSEPH A BUDD DEREK ]/KIM B CUTTrNG KENT D TRUSTEE 1423 E MAIN ST 1395 EVERGREEN LN ' 1447 E MAIN ST ASHLAND, OR 97520 ASHLAND, OR 97520 '~~AIjHL'AND OR 97620 ASHLAND, 391 E10DB 100 PA-2016-00863 391 E10BD 2800 ` "PA-2016-00863 891 E10BD`3400 EPPINGER WENDY TRUSTEE ET AL FRANTZ THOMAS 'EREDRICKSON GLEN E TRUSTEE ET AL 190 WALKER AVE 1385 E MAIN ST (1866 E~ MAIN ST ASHLAND, OR 97520 ASHLAND, OR 97520 ~'ASHLA'ND; OR 97520 PA-2016-00863 391 E10BD 3800 PA-2016-00863 391 E10 600 1 P'A 2b16=00868 891'E1 OBD 8600 KNAPP SUSAN LOCKE RAYMOND LANCE TRUSTEE' iPETERSON SARAH/ERIK S 29 WIGHTMAN ST 1521 E MAIN ST 1'880 E MAIN ST ASHLAND, OR 97520 ASHLAND, OR 97520 /i6ILAND;'OR `97520 PA-2016-00863 391 E10BD 1200 PA-2016-00863 391 E106D 800 PA=2016-00863 891 E1 OBD 4100 RUST SUSAN P TRUSTEE ET AL SANCHEZ JOSEPH M ~SCIENCEWORKS HANDS-ON MUSEUM PO BOX 3505 C/O CRAIG MURREL CPA 1500 E MAIN ST ASHLAND, OR 97520 18831 BARDEEN AVE STE 200 ASHLAND, OR 97520 IRVINE, CA 92612 PA-2016-00863 391 E10BD 900 PA-2016-00863 PA-2016-00863 WINTER TRUST ET AL SOUTHERN OREGON UNIVERSITY CHRISTOPHER BROWN 634 IOWA DREW GILLILAND 426',A ST, STE 101 ASHLAND, OR 97520 351 WALKER AVE ASHLAND, OR 97520 ASHLAND, OR 97520 155 & 163 Walker Ave NOD 7/29/16 18 1 / e Pf'[TY OF i lanning Department, 51 Winburn Way, Ashland, Oregon 97520 ' 541-488-5305 Fax: 541-552-2050 www.ashland.or.us TTY: 1-800-735-2900 -A~~ LAND NOTICE OF APPLICATION PLANNING ACTION: PA-2016-00863 SUBJECT PROPERTY: 155 & 163 Walker Avenue APPLICANT: Christopher Brown OWNER: Southern Oregon University DESCRIPTION: A request for Site Design Review approval to construct an open air pavilion of approximately 2,300 square feet including a new 5-vehicle parking area on the subject properties, The pavilion will contain a kitchen/lab area. The proposal also includes a bioswale to treat and reduce runoff from the new parking area. COMPREHENSIVE PLAN DESIGNATION: Southern Oregon University District; ZONING: SO; ASSESSOR'S MAP: 391 E 10CA; TAX LOTS: 1400 & 4100. NOTE: The Ashland Tree Commission will also review this Planning Action on Thursday, July 7, 2016 at 6:00 PM in the Community Development and Engineering Services building (Siskiyou Room), located at 51 Winburn Way. NOTICE OF COMPLETE APPLICATION: June 24, 2016 DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: July 8, 2016 r w SUBJECT PROPER~T1' \ 165 Walker Avenue \ j PA-2016-00863 1:1,200 Y A 1 inch= 100 feet u Ymeb.rn~atcmh and mn..w w.,rrexyd, y~ A~II ea rvott ra f nnln,wenvM Or ro.tmy kc+ . . e, rhouW 6e hidepmdendy lbk vxilbd la e:bvrnceard'or laatlon. The Ashland Planning Division Staff has received a complete application for the property noted above. Any affected property owner or resident has a right to submit written comments to the City of Ashland Planning Division, 51 Winburn Way, Ashland, Oregon 97520 prior to 4:30 p.m. on the deadline date shown above. Ashland Planning Division Staff determine if a Land Use application is complete within 30 days of submittal. Upon determination of completeness, a notice is sent to surrounding properties within 200 feet of the property submitting application which allows for a 14 day comment period. After the comment period and not more than 45 days from the application being deemed complete, the Planning Division Staff shall make a final decision on the application. A notice of decision is mailed to the same properties within 5 days of decision. An appeal to the Planning Commission of the Planning Division Staffs decision must be made in writing to the Ashland Planning Division within 12 days from the date of the mailing of final decision. (AMC 18.108.040) The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an objection concerning this application, by letter, or failure to provide sufficient specificity to afford the decision maker an opportunity to respond to the issue, precludes your right of appeal to the Land Use Board of Appeals (LUBA) on that issue. Failure to specify which ordinance criterion the objection is based on also precludes your right of appeal to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with sufficient specificity to allow this Department to respond to the issue precludes an action for damages in circuit court. A copy of the application, all documents and evidence relied upon by the applicant and applicable criteria are available for inspection at no cost and will be provided at reasonable cost, if requested. All materials are available at the Ashland Planning Division, Community Development & Engineering Services Building, 51 Winburn Way, Ashland, Oregon 97520. If you have questions or comments concerning this request, please feel free to contact the Ashland Planning Division at 541-488-5305. GAcomm-dev\planning\Planning Actions\Noticing FolderWailed Notices & Signs\2016\PA-2016-00863.docx SITE DESIGN AND USE STANDARDS r` 18.5.2.050 The following criteria shall be used to approve or deny an application: i A. Underlying Zone: The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards. B. Overlay Zones: The proposal complies with applicable overlay zone requirements (part 18.3). C. Site Development and Design Standards: The proposal complies with the applicable Site Development and Design Standards of part 18.4, except as provided by subsection E, below. D. City Facilities: The proposal complies with the applicable standards in section 18.4.6 Public Facilities and that adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the property and adequate transportation can and will be provided to the subject property. E. Exception to the Site Development and Design Standards. The approval authority may approve exceptions to the Site Development and Design Standards of part 18.4 if the circumstances in either subsection 1 or 2, below, are found to exist. 1. There is a demonstrable difficulty meeting the specific requirements of the Site Development and Design Standards due to a unique or unusual aspect of an existing structure or the proposed use of a site; and approval of the exception will not substantially negatively impact adjacent properties; and approval of the exception is consistent with the stated purpose of the Site Development and Design; and the exception requested is the minimum which would alleviate the difficulty.; or 2. There is no demonstrable difficulty in meeting the specific requirements, but granting the exception will result in a design that equally or better achieves the stated purpose of the Site Development and Design Standards. E GAcomm-de0planningTIanning Actions9Noticing FolderU4failed Notices & Signs\2016\PA-2016-00863.docx i ii _ I € S I ~I Ill` L h w; 7 IT r r ~ Y'4 v i lam, i"~ j1( II Y t ~ , Lill I'__i lit g E l l F _ r i 1 I 1f L l ~ ~ € I I ,V r; ;t,,r T ` G I!, PA-2016-00863 391 E10DB 101 PA-2016-00863 391 E10 700 PA-2016-00863 391 E10BD 3700 AMERICAN ESTATE & TRUST LC FBO ASHLAND SCHOOL DISTRICT #5 BERNARD BECKI J ROBERT SI UDIRECT IRA SERVICES LLC 885 SISKIYOU BLVD 25 WIGHTMAN ST 6900 WESTCLIFF DR 603 ASHLAND, OR 97520 ASHLAND, OR 97520 LAS VEGAS, NV 89145 PA-2016-00863 391 E10BD 1000 PA-2016-00863 391 E10BD 2900 PA-2016-00863 391 E10BD 128 BOVA JOSEPH A BUDD DEREK I/KIM B CUTTING KENT D TRUSTEE 1423 E MAIN ST 1395 EVERGREEN LN 1447 E MAIN ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 j PA-2016-00863 391 E10DB 100 PA-2016-00863 391 E10BD 2800 PA-2016-00863 391 E10BD 3200 EPPINGER WENDY TRUSTEE ET AL FRANTZ THOMAS FRANTZ THOMAS W 190 WALKER AVE 1385 E MAIN ST 1385 E MAIN ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 i PA-2016-00863 391 E10BD 3400 PA-2016-00863 391 E10BD 3800 PA-2016-00863 391 E10 600 FREDRICKSON GLEN E TRUSTEE ET AL KNAPP SUSAN LOCKE RAYMOND LANCE TRUSTEE 1366 E MAIN ST 29 WIGHTMAN ST 1521 E MAIN ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2016-00863 391 E10CA 1400 PA-2016-00863 391 E10BD 3600 PA-2016-00863 391 E10BD 1200 ORE STATE/BOARD HIGHER ED/ PETERSON SARAH/ERIK S RUST SUSAN P TRUSTEE ET AL 1250 SISKIYOU BLVD 1380 E MAIN ST PO BOX 3505 ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2016-00863 391 E10BD 800 PA-2016-00863 391 E101200 PA-2016-00863 391 E10BD 4100 SANCHEZ JOSEPH M C/O CRAIG SCHOOL DISTRICT 5 SCIENCEWORKS HANDS-ON MUSEUM MURREL CPA 885 SISKIYOU BLVD 1500 E MAIN ST 18831 BARDEEN AVE STE 200 ASHLAND, OR 97520 ASHLAND, OR 97520 IRVINE, CA 92612 PA-2016-00863 391 E10BD 3100 PA-2016-00863 391 E10BD 900 PA-2016-00863 TARNAWA THOMAS/SHARON WINTER TRUST ET AL SOUTHERN OREGON UNIVERSITY 1397 EVERGREEN LN 634 IOWA DREW GILLILAND ASHLAND, OR 97520 ASHLAND, OR 97520 351 WALKER AVE ASHLAND, OR 97520 PA-2016-00863 155 Walker CHRISTOPHER BROWN NOC 6/24/16 426 A ST, STE 101 22 ASHLAND, OR 97520 i AFFIDAVIT OF MAILING STATE OF OREGON ) County of Jackson I' F 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 6/24/16 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 #2016-00863, 155 Walker. Signature of Employee Document9 6124/2016 Mark chexnayder From: Christopher Brown <arkitek@arkitek.us> Sent: Wednesday, June 01, 2016 12:21 PM To: Brandon Goldman; Mark Schexnayder Subject: Fwd: 155 walker wetland letter/impact report hi brandon, please see following confirmation from civil in regards to relocation of utility trenches, thank you, cb christopher brown arkitek: deli gn&architecture 426 a street, suite 101 ashland,or 97520 The utility alignment and penetration point can be shifted to the north side of the pavilion. This will just require re-routing to the desired location inside per plumbing plans. I am available in the office today if you'd like to discuss the drainage swale. Thanks, Malia Waters Civil Engineering ZCS Engineering, Inc. From: Christopher Brown [mailto:arkitek(&arkitek.us] Sent: Wednesday, June 01, 2016 11:38 AM To: Malia Waters; Josh Harlan Subject: Fwd: 155 walker wetland letter/impact report hi josh and malia, fyi from city planning, also we need to discuss the drainage swale location in regards to the parking area at your convenience, thanks cb christopher brown arkitek: design&architecture i i i j 426 a street, suite 101 ashland,or 97520 Begin forwarded message: From: Brandon Goldman <brandon.goldmangashland or us> Date: June 1, 2016 at 11:26:19 AM PDT To: christopher brown <arkitek a,arkitek.us>, Mark Schexnayder <mark.schexnaydergashland or us> Subject: RE: 155 walker wetland letter/impact report That's good to hear Chris, thanks for the clarification on the anchor and curbcut. Another issue I'd neglected to raise in my prior email involves the new utility trenching proposed within the dripline of the large sycamore (in close proximity to the trunk). Typically such new utility installation should be outside of the tree protection zone if at all feasible. Is there an alternative location for the Gas and Sewer lines that would not involve such impacts? Brandon Brandon Goldman, AICP Senior Planner City of Ashland, Planning Division 20 East Main Street, Ashland OR 97520 (541) 552-2076, TTY: 1-800-735-2900 FAX: (541) 552-2050 brandon.goldman@ashland.or.us This email transmission is official business of the City of Ashland, and it is subject to Oregon Public Records law for disclosure and retention. If you have received this message in error, please contact me at (541)552-2076. Thank you. From: christopher brown [_mailto:arkitek arkitek us) Sent: Wednesday, June 01, 2016 10:34 AM To: Brandon Goldman; Mark Schexnayder Subject: Re: 155 walker wetland letter/impact report hi brandon, 2 ~ I Mark Schexna der 00MMEMMM-M ROME= From: christopher brown <arkitek@arkitek.us> Sent: Wednesday, June 01, 2016 10:34 AM To: Brandon Goldman; Mark Schexnayder Subject: Re: 155 walker wetland letter/impact report Attachments: SOU_CFS_findings_6_01_16.pdf hi brandon, apologies for the miscommunication from the previous site plan, the structural engineers were able to reduce the anchor points from 3 to 1(as shown in current findings). there will only be 2 tension rods connecting to the anchor point(instead of 6 to 3, as shown previous). there will be no underground diagonals or disturbance beyond the anchor point as shown. i have attached updated findings with correction to the labelin on the center curbcut'to be removed' as is the intention to comply with city planning req's. g thank you brandon, and let me know if additional clarification is needed, best, cb i arkitek christopher brown AIA NCARB LEED HOMES BD+C® 426 a street suite 101 ashland, OR 97520 ph.541.591.9988 From: Brandon Goldman Sent: Wednesday, June 01, 2016 9:54 AM To: christophe_ r brawn Mark Schexnayder Subject: RE:' 155 walker wetland letter/impact report Chris, Some of the materials (siteplan) indicate three anchor points, yet the detail shows only one 24"x18" concrete anchor point proposed. Will all guy-wires be directed to that singular anchor, or are three anchors actually necessary to resist the tensile load of tension wires as shown on the original submittal? Although the concrete deadman anchor is to be just 3sq.ft at the surface do you know how much soil disturbance in the wetland is expected to excavate and backfill for any underground diagonals, or will that too be limited to just 3sq.ft. of surface area? Lastly the recent siteplan indicates the center curbcut as existing and unused, which I believe is to be removed as part of this application. If you could clarify those issues that would be appreciated. Thanks, Brandon I: I Brandon Goldman, AICP' Senior Planner City of Ashland, Planning Division 20 East Main Street, Ashland OR 97520 (541) 552-2076, TTY: 1-800-735-2900 FAX: (541) 552-2050 brandon.goldman@ashland.or.us i This email transmission is official business vi the City of Ashland, and it is subject to Oregon Public Records law for disclosure and retention. If you have received this message in error, please contact me at (541)552-2076. Thank you. From: christopher brown [mailto:arkitek@arkitek.us] Sent: Tuesday, May 31, 2016 1:55 PM To: Mark Schexnayder Cc: Brandon Goldman Subject: 155 walker wetland letter/impact report hi mark & brandon, please see attached letter and impact report regarding the footing in the wetland buffer zone at 155 walker street. i have also included updated findings for reference, thank you and let me know if further information is required, best cb arldtek christopher brown AIA NCARB LEED HOMES BD+CO 426 a street suite 101 ashland, OR 97520 . ph.541.591.9988 2 I' 1! i PROJECT NARRATIVE/FINDINGS 5.o5.3.6 PROJECT NAME: SOU/CFS Center for Outrageous Innovation TYPE OF PLANNING ACTION: Type 1(Administrative Review) PROJECT INFORMATION: CLIENT: Southern Oregon University 1250 Siskiyou Blvd. Ashland, OR 97520 ARCHITECT: Christopher Brown 426 A Street Suite 1o1 Ashland, OR 97520 PROJECT ADDRESS: The Farm-SOU 155 Walker Street Ashland, OR 97520 LEGAL DESCRIPTION: 39-1E-1o CA Tax Lot 1400 COMPREHENSIVE PLAN DESIGNATION: 2,300 SF Pavilion Structure ZONING DESIGNATION: SO 1 i i SITE DATA: Area of Property: 137,649.6 S.F. (3.3.6 acres)1oo% Proposed Pavilion Coverage Area 2,207 S.F. 1% Open Pavilion 1,975 S.F. Kitchen/Lab Area 232 S.F. Existing Structures Coverage Area 2,305 S.F. 1% Total Lot Coverage 8,5o5 S.F. 6% [Existing Structures] [2,305 S.F. Of 137,649 S.F. = 1%] lo.[Proposed Pavilion] [2,207 S.F. of 137,649 S.F. = 1%] Impervious Surface Area 8,5o5 S.F. 6% lo~ [Proposed Parking] [2,290 S.F. of 137,649 S.F. = 1%] PARKING REQUIRED: Total Spaces Required: 5 [Classroom Usage (1.5) + 1 space/5 students (15 students max) (3) = 4.51 Total Spaces Required = 4.5 Spaces PROPOSED PARKING SPACES: Total Spaces Proposed: 5 On-Street Standard o Spaces On-Site Standard 4 Spaces Compact o Spaces Handicap 1 Spaces On-Site Total= 5 Spaces BICYCLE PARKING REQUIRED/PROVIDED: Total Spaces Required: 1 per 5 req. Parking Spaces = 2 Spaces 1 per 1 Bedroom Unit = 2 Spaces Total Spaces Required = 4 Spaces 5o% Sheltered Total Spaces Provided: Total Spaces Provided = 40 Spaces 3.oo% Sheltered 2 i 1 i I SITE DESCRIPTION: LAND USE: The open-air pavilion structure is intended for use primarily in spring/summer/fall. The ancillary kitchen/lab is intended to function as support for farm operations and student classroom support use. (Zoned: SO). Uses and Zoning Districts immediately adjacent to the subject property are as follows: North-ScienceWorks [Hands-on museum]; Zoned SO East-Ashland Middle School; Zoned R-i-S Southeast-John Muir Elementary School; Zoned R-2-5 South-SOU field; Zoned SO SETBACKS: The property has a 20400t setback from Walker Ave. There will be no development in the designated setback. John Muir Elementary School i.o Subject Property 3 c PHYSICAL CHARACTERISTICS: i The property located at i55 Walker Street is approximately 237,649.6 S.F. (3.16 acres) in size and currently has 2,305 S.F. in existing structures and 8,505 S.F. of impervious surface. The site has a city- designated wetland consisting of 1765.96 S.F. (.04 acres). The property slopes to the northwest at a 4.6% slope, (refer to topographic survey). r I i.oi W Approach to Proposed Building Space 1.02 Existing Structures & Bike Parking 1.03 Existing Storage Shed ACCESS TO PROPERTY: Vehicle access to the property is perpendicular to Walker Ave. Pedestrian access to the property is from Walker Ave. and from the adjacent Science Works parking lot accessed via Campus Way. Walker Ave. is classified as an Avenue (major collector). The northern drive apron(z) will be used for the proposed parking area, the center drive apron will be removed(2), and the southern drive apron will be used for service access and load ing/unload ing(3). 11.9 a'K ~y nEen uxEmaowts 1 x ti r..-- y. y . rte; ~ - ' j~Jb O R r 13 . pae tip weird ,Y' ! c« '04 aces - {17fi5 s8,stj / sting prpted9d azea 5wt, «age Ished 26 acmv II - - ~ , {10935.54 sg k 2.o Site Plan of Proposed Design at 155 Walker Ave. I r 4 PROJECT DESCRIPTION: REQUEST: The site is comprised of several small rural/farm structures on an 3.16 acre lot located on Walker Ave. The applicant proposes to build an open pavilion 2,300 S.F and a 5-vehicle parking area of 2,290 S.F. The pavilion will contain a Kitchen/Lab area 232 S.F. The proposed parking area will include 4 regular parking spaces and 1 ADA van accessible space. A proposed bioswale will treat and reduce runoff from the new parking area. ❑ open pavilion kitchen/lab ro a 1,711` y w~ a ,f a w + y ~ ♦ y y "a. y y y y y ' 3.0 Site Plan of Proposed Design at iSS Walker Ave. 5 I ZONING COMPLIANCE: The proposed usage complies with the SO Zone District (Chapter 3.8.3.6) in regard to permitted uses, setbacks, lot coverage, and height. ACCESS/PARKING: Required Parking: 4.5 Credits Provided Parking: 5 Credits Classroom Usage requires 1.5 spaces, with a ratio of 1 space req'd for every 5 students. The anticipated occupancy of 15 students at the center would therefore require 4.5 parking credits. The applicants proposal provides 5 parking credits, in addition to 40 bicycle parking spaces. In the opinion of the applicant, this parking design is most compatible with the mission statement and sustainability goals advocated by the Center for Sustainability. t. / f - - -I - a existing farm _ W house -Swale 4- [ a _'xisting (I ' t green - house SHEn } b6X / parkmy spaces 3 , } drive apron to be removed 1 _ -rd 4.0 Parking with 5 spaces at 3.55 Walker Ave. 6 f y a l t 4.2 Existing Parking located around i55 Walker Ave. LANDSCAPE/OPEN SPACE: The applicant intends to provide requisite landscaping required under 18.4.4 Landscape, lighting, and screening. In addition to required street trees and parking lot trees, the applicant proposes a bioswale located to the north of the proposed parking lot. The bioswale will treat and reduce stormwater runoff from the parking lot. Additionally, the client intends to direct all stormwater runoff from the new pavilion structure into the city-designated wetland that will replenish and restore the surrounding habitat. 1. A Tree Protection Plan approved by the Staff Advisor shall be required prior to conducting any development activities including, but not limited to clearing, grading, excavation, or demolition work on a property or site, which requires a planning action or building permit. See Ls Tree Protection Plan. 7 i I z. In order to obtain approval of a Tree Protection Plan; an applicant shall submit a plan to the City, which clearly depicts all trees to be preserved and/or removed on the site. The plan must be drawn to scale and include the following: a. Location, species, and diameter of each tree on site and within 15 feet of the site; TREE # SPECIES DBH DRIP RADIUS CONDITION 1 Maple 10" 10' Good 2 Cottonwood 12" ? Leans south 3 Cottonwood 22 ? Leans south 4 Cottonwood 8" 8' Good 5 Cedar 12" 12' Good 6 Sycamore 18" 20' Good 7 Sycamore 17" 18' Good 8 Sycamore 28" 28' Good 9 Cedar 10" 7' Good 10 Maple 16" 18' Good 11 Birch 22" 25 Good 12 Cedar 12" 17 Good 13 Spruce 6" 8' Good 24 (2) Locust 12" /12 24 Good 15 Ash 30" 30' Good 16 Ash 14" 14 Good 17 (3) Ash 8" 18" / 8" 14 Good 18 Ash 12" 12' Good 19 (2) Ash 6"/9" 12' Good 5.o Existing Trees at i55 Walker Ave. 8 I ARCHITECTURE: The applicant has provided an architectural appendix to the findings, including site plan, and schematic drawings of the proposed structure. 6.o Proposed Birds-Eye Renderinq of Centre 1 j 6.1 Proposed Perspective Renderinq nf Centre f r 9 i FINDINGS: SITE REVIEW(Chapter 18.72) The planning Staff/Commission can approve a Site Review when the following criteria have been addressed: A. All applicable City Ordinances have been met or will be met by the proposed development. SO Zone District (CHAPTER 18.20) MAJOR PEDESTRIAN ENTRY/ORIENTATION TO STREET: In accordance with Ashland's Site Design & Use Standards and Master Plan Design Guidelines the new pavilion will have a strong and attractive entry that provides a clear connection to Walker Ave. AUTOMOBILE PARKING: Parking requirements set forth in LUO 18.4.3 and the Landscaping, Lighting and Screening Standards in 18.4.4• Section 18.4.3.040 stipulate that 1.5 parking spaces per classroom, plus 1 space per five students is required. The proposed classroom usage, with a maximum occupancy of 15 students requires the provision of 4.5 parking spaces. The applicant has coordinated with city planning staff throughout the design and review process to arrive at a parking lot solution that meets or exceeds parking requirements (5 credits total). The proposed parking lot access point utilizes the northern most existing access apron, removes the central apron(per city planning requirements) and maintains the southernmost service entrance apron, which also provides a service parking credit for utility vehicles, farm loading/drop-off, etc, thus bringing the total on-site parking provided to 6 credits total. In addition to automobile parking one bicycle parking space is required for every 5 required commercial automobile spaces. Currently, there is a covered bike structure on site that accommodates 4o bike parking spaces. The covered bike structure will be located on-site to accommodate the pavilion and parking lot in accordance with applicable laws and standards (as shown in the site plan). Based on the ratio of 1o bicycle spaces/1 parking credit, this allows for an additional 4 parking credits, thus bringing the on-site total provided parking to :Lo credits. FRONTAGEIMPROVEMENTS: The applicant has examined lot configurations that comply with existing standards and setbacks. The applicant believes that the proposed parking lot and pedestrian connections to Walker Ave. comply with applicable standards and setbacks. STREET TREES: Currently, the Walker Street Frontage lacks the requisite street trees. The applicant requests that an existing Gymnocladus dioicus (Kentucky Coffee Tree) 4" DBH, in addition to two new Cercis Canadensis (Eastern redbud) be used to meet the required street tree frontage. The Kentucky Coffee Tree while an approved steet tree, is presently non-conforming to street tree standards due to its distance from the sidewalk (22'). However, the tree's typically height and spread are 90'x 45' allowing the tree to provide 10 i t l i i canopy cover to the street. Due the current size and location of the tree it cannot be moved without damaging existing irrigation or risking the health of the tree. Additionally, in its current location the Kentucky Coffee Tree would interfere with any new properly located street tree. See Lz landscape planting plan TREE PRESERVATION/PROTECTION: All trees on site will be preserved and protected from all construction activities (see tree protection plan). TREE REMOVAL PERMITS: No trees will be removed. TRASH AND RECYCLE SITE: Trash and recycling enclosure is located and enclosed/screened on site behind the existing farmhouse: ICY SHED 888 j LEASE _L1 E' TWOSTOW / "&,4ffN WOODFPAW h T' ROUSE'. Ell 11 -1 ~ ~ cArv ~ bicsaHZS6 w 11 CITY DESIGNATED WETLANDS: The City of Ashland has identified 1765.96 S.F. (04 acres)acres of potential wetland located at 155 Walker Ave. A proposed buffer maintaining a minimum of 20 feet from the edge will result in a protected area Of '0936.S4 S.F. (25 acres). The city designated wetland is outside the building site of the proposed open air pavilion. However, a necessary building anchor point consisting of an 18"X24" concrete foundation anchor is located within the proposed 20' wetland buffer area, as required by subsection AMC 18.3.11.1oo.B.2., `An average buffer width of 20 feet may be utilized around the perimeter of a possible wetland upon submission of evidence and a detailed plan by a natural resources professional demonstrating equal or better protection of the functions and values of the resource will be ensured' It is the intention of the proposed pavilion to recharge the wetland with stormwater runoff from the pavilions roof structure.The proposed open air pavilion will drain approximately 640 sq. ft. of roof surface into the potential wetland. The city of Ashland has an annual rainfall of 20 in. a year, the proposed pavilion will therefore contribute approximately ',o67 cu. ft. of water to the wetland annually. This additional flow of water into the potential wetland will inherently increase the size of the potential wetland, mitigating any impact by the proposed anchor point. Presently, the existing vegetation in the potential wetland is comprised of a significant amount of invasive and noxious plant species including Himalayan Blackberry, English Ivy, and Posion Hemlock. The applicant intends to remove these noxious plants and replace them with appropriate native plants further enhancing and improving the quality and function of the potential wetland. 12 ~ 77 J I {sling 1 e I cep'~a II h se ' s J ~ ' OG~O tNC ~ EN INf50561G d = - propose lam ~ o 1 g y ,I 36* crags i i Proposed Potential Wetland Buffer Area Potential Wetland Area Concrete Anchor Foundation °roposed Pavilion Wing Proposed Buffer Area = 1. Proposed Concrete Anchor Potential Weiland Area Y 4 PARADISE CREEK: The required protection buffer zone for the Paradise Creek culvert is shown on the site plan per conditions of approval. The buffer is 1/i the required buffer of 30-feet, and no structures will be permitted within the buffer areas, and surface work will be minimized. S yJ -1 Z' F"a &id 6@ I f_ 4 1 3 t f tti t ~ 40► -Ali 4 4 ~ ft s 9 ENIQ Path Ease 0& ~ Oil+ j ~ BIKE PATH EASEMENT: The applicants have provided an easement/R.O.W. dedication for the "Northside Trail" to accommodate future multi-use path installation on the north side of the railroad tracks, along the full southern boundary of the subject property (easement description included in appendix). 14 UTILITY CONNECTIONS: ASHLAND PLANNING: A utility service plan is required with the Planning Application. Please show the locations of existing services and proposed services, including transformers, meters, etc. Transformers or cabinets shall be placed in locations least visible from the public right-of-way. New water and gas lines will be extended from the existing Farmhouse to the Southeast corner of the proposed pavilion. The proposed pavilion will utilize existing electrical service, The new sewer line will connect to existing services at the Farmhouse. - s - nng Wa`:er M1lalet V _ - 'bnw Pa en Gas LGtr n A433 ` Bnq VJaterjGas Lines E New Pavilion Water) Gas Lines TWO STORY k~ - i Exas:ing City Sewer BARN WOOD FRAME r Y~ v HOUSE o _ ( New Pavilion City Sewer 1 - a L-' 1 ChN _ I - Ry k s s blo svrale'', w T r--- a- tilke v !parking 4~ / =Yi t spaces. ~ _ ~o r r v _ ~n~c l / _ existing green _ ap ' t N6w Pavd~n \Valer Lme - I { ousn HE SHED 5 pj BOX W, 3 j 43 Now Pavilion Seavrlax / f, r F i'I t drive apron-tq b remo4eQ _ ; I N / > h Tir) Box 15 i LANDSCAPE AND IRRIGATION PLAN: ASHLAND PLANNING: If changes to the site are proposed, a species and size specific landscape plan must be submitted with the application. Existing and proposed landscaping must meet the Landscaping section of the Site Design and Use Standards. Surface parking lots are required to meet the Parking Lot Landscaping and Screening Standards. An irrigation plan is required, but may be deferred until the building permit submittals. New landscaping features will include the required street trees and a non-irrigated upland prairie meadow. The applicant intends to develop a bioswale and raingarden south of the existing farmhouse structure to accommodate stormwater runoff from the new parking lot. Additionally, the applicant intends remove invasive vegetation and improve the habitat value of the wetland-typology. The improved habitat will be used as an educational tool and to treat runoff from the proposed structure. ! 1 ( I 1 t 1 i i1 1 t 1 i 1 1 ! 1 I . I I t 1 e 1 ! 1 1 2 1 1 1 1. L ! A TREE PRESERVATION AND PROTECTION: ASHLAND PLANNING: All planning actions are required to include a tree preservation/protection plan in accordance with AMC 18.61; this is intended to ensure that trees are protected during all site disturbance (including demolition, construction, driveway/parking installation, staging of materials, etc. This plan must address all trees on the property over six-inches in diameter at breast height (d.b.h.) and all trees that are located on adjacent properties within 15 feet of the property line as well. The construction of the proposed building will not impact any trees on the property. NEIGHBORHOOD OUTREACH: ASHLAND PLANNING: Projects involving changes to established neighborhood patterns can be a concern forneighbors; staff always recommends thatapplicants approach the affected neighbors, make them aware of the proposal, and try to address any concerns as early in the process as possible. Notices are typically sent to neighbors (within a Zoo foot radius of the property. The applicant has sent preliminary notice to neighbors within a Zoo-foot radius of the property to make them aware of the proposal and address any concerns. 16 G ZONING: SO I LANDSCAPING REQUIREMENTS: ZONING DEPT: 6o percent of the site must be retained in landscaping, and asite-, size-, and species- specific landscaping plan is required at time of formal application. The landscape plan must address any required screening, and include street trees, one per30' of street frontage where applicable. Avoid using lawn. Provide irrigation system for all landscaped areas. Landscaping shall be designed so that So% coverage occurs after one year and go% afters years. The proposed site design retains 837,88o S.F. of the lot for landscaping, exceeding the 60% requirement. There will be minimal disturbance to surrounding landscaping as a result of construction of the proposed building. Any landscape disturbances will be remediated such as reseeding lawns, re-mulching, etc. The proposed plan does not impact screening or street tree requirements. Any landscape disturbances (grassy/mulched areas) will recovered within one year. New landscape features (such as the bioswale) have been designed so that 50% coverage occurs after one year and go% coverage occurs after 5 years. The landscape irrigation system will both complement the existing site landscaping as well as the new plantings and comply with the standards established by the City of Ashland. There are currently zg trees located on/adjacent to the site. The applicant desires to ensure that the health and integrity of all trees is maintained, and has prepared a tree protection plan to that effect. TREES: ZONING DEPT: Submittal requirements shall include items noted in Chapter18.61.o.5o. In addition, all trees to be removed shall meet the criteria noted in 18.61.08o and all trees to be saved shall meet the requirements noted 18.61.200. If trees are to be removed, the applicant is required to request their removal with the application submittals. There will be no disturbance to trees due to the construction of the proposed building. 17 I is Mark Schexnayder From: christopher brown <arkitek@arkitek.us> Sent: Tuesday, May 31, 2016 1:55 PM To: Mark Schexnayder Cc: Brandon Goldman Subject: 155 walker wetland letter/impact report Attachments: Wetland _Letter VMS.pdf; WETLAND IMPACT REPO RT_5_27.pdf; SOU_CFS_findings_final_5_31. pdf hi mark & brandon, please see attached letter and impact report regarding the footing in the wetland buffer zone at 155 walker street. c i have also included updated findings for reference, f G thank you and let me know if further information is required, best cb arldtek christopher brown AIA NCARB LEED HOMES BD+C© 426 a sheet suite 101 ashland, OR 97520 ph.541.591.9988 G 4 I j r hI i I C 1 i I i I 31 May 2016 Brandon Goldman, Senior Planner City of Ashland, Planning Division 20 East Main Street, Ashland, Oregon 97520 Dear Mr. Goldman, After reviewing the SO.UICFS Center for Outrageous Innovation Potential Wetland Impact Report and visiting the proposed site, it is my professional opinion that both hydrological and vegetative characteristics associated with a wetland will be enhanced by structure placement. The 0,04 acres identified as potential wetland by the City of Ashland is currently dominated by Himalayan blackberry, Rubus armeniacus. The lack of infrastructure, improvement, and care for the area surrounding 155 Walker Avenue has effectively functioned to foster invasive species spread. Structure placement and explicit attention drawn to ecosystem sustainability will leverage the resources needed to assist in invasive species control. The minimal impact to the potential wetland by the necessary concrete anchor will be more than mitigated by the water recharge potential of the roof and the attention that will be drawn to the potential wetland's care. Focused attention on the hydrological feature will undoubtedly generate interest and resources necessary for ecosystem protection. If you have any questions or concerns, please feel free to contact me at your convenience. Sincerely, " Vincent M. Smith, PhD Assistant Professor and Chair, Environmental Science & Policy Department of Environmental Science & Policy 1250 Siskiyou Boulevard Ashland, Oregon 975205045 T~ 541.552.6802 Fc 541.552.6439 l I POTENTIAL WETLAND IMPACT REPORT r 5.27.6 PROJECT NAME: SOU/CFS Center for Outrageous Innovation POTENTIAL WETLAND: The City of Ashland has identified 0.04 acres of potential wetland located at 155 Walker Ave. The potential wetland is outside the building site of the proposed open air pavilion. However, a necessary building anchor point consisting of an 18"X24" concrete foundation anchor is located within the proposed 20' wetland buffer area, as required by subsection AMC 18.3.11.1oo.B.2., 'An average buffer width of 20 feet may be utilized around the perimeter of a possible wetland upon submission of evidence and a detailed plan by a natural resources professional demonstrating equal or better protection of the functions and values of the resource will be ensured'. It is the intention of the proposed pavilion to recharge the wetland with stormwater runoff from the pavilions roof structure.The proposed open air pavilion will drain approximately 640 sq. ft. of roof surface into the potential wetland. The city of Ashland has an annual rainfall of 20 in. a year, the proposed pavilion will therefore contribute approximately 1,o67 cu. ft. of water to the wetland annually. This additional flow of water into the potential wetland will inherently increase the size of the potential wetland, mitigating any impact by the proposed anchor point. Presently, the existing vegetation in the potential wetland is comprised of a significant amount of invasive and noxious plant species including Himalayan Blackberry, English Ivy, and Posion Hemlock. The applicant intends to remove these noxious plants and replace them with appropriate native plants further enhancing and improving the quality and function of the potential wetland. I i'" i I shrtg h se _ a 'S ~ `0E~6 L)NE ~"fiEN Wtacaer~ - _"C_ 319. ! 6• r °~p _ e x - > m y s » stnq - 0 shed Q ( ~Tk~ l I ra.Y i Proposed Potential Wetland Buffer Area Potential Wetland Area Concrete Anchor Foundation r ~j Proposed Pavilion Wing Proposed Buffer Area Proposed Concrete Anchor, I Potential Wetland Area I; i Mark Schexnayder From: Mark Schexnayder Sent: Thursday, May 26, 2016 3:33 PM To: 'arkitek@arkitek.us' Subject: 155 Walker Street - PA-2016-00863 Hello Chris, After reviewing the formal application materials for PA-2016-00863 Staff has determined that the application is technically incomplete. The main issue that needs to be addressed with this application is the proposed structures anchor point currently shown to be located inside of the Wetland Protection Zone. Staff recommends that the anchor point be removed or located outside of the Wetland Protection Zone. If there is no other alternative to the currently proposed location of the anchor point, then the applicant will be required to submit evidence and a detailed plan by a natural resources professional demonstrating that equal or better protection of the functions and values of the resource will be ensured (AMC 18.3.11.040.6.2). Please submit the applicable revised application materials (i.e. site plan map and findings related to the Wetland Protection Zone). The application cannot be further processed or deemed complete until the requested information is submitted. Thank you, Mark Schexnayder, Assistant Planner City of Ashland, Community Development Department 20 E. Main St., Ashland, OR 97520 541.488.5305 Tel 800.735.2900 TTY 541.552.2050 Fax This email transmission is official business of the City of Ashland, and it is subject to Oregon Public Records Law for disclosure and retention. If you have received this message in error, please contact me at 541.552.2044. Thank you. f 1 Planning Division ZONING IT APPLICATION ~ - 51 Winburn Way, Ashland OR 97520 W C I T Y O 541-488-5305 Fax 541-488-6006 FILE _C2 ,ASHLAND DESCRIPTION OF PROJECT DESCRIPTION OF PROPERTY Pursuing LEED® Certification? ❑ YES ErNO cc" Street Address I S v~-l A L_ Assessor's Map No. 39 1 E to C~ A Tax Lot(s) 1 `f 00 Zoning Comp Plan Designation APPLICANT t7 rz ✓ G ` L ` Name G a i isrcf,wm l3 f-v fJ- ..q 1 A Phone Sy/ Sy/ 9V9 E-Mail ~f~ +raw q-j~u rrr , ~5 Address C~ Z 4 S r. S i ra f o/ City 4 s A- L•t-^V'' Zip c2 0 PROPERTY OWNER Name v J Phone E-Mail Address / Z v S isd4-t Y S City / It L2-"/n zip 7 S~ SURVEYOR ENGINEER, ARCHITECT, LANDSCAPE ARCHITECT, OTHER x~ Title r2citI razt Name '+zrsr r Phone -Mail 4Ai-'r-d Address 5r r S rt-G 1©/ City r~ ski ✓d Zip q75-7 a Title Name Phone E-Mail Address City Zip 1 hereby certify that the statements and information contained in this application, including the enclosed drawings and the required findings of fact, are in all respects, true and correct. I understand that all property pins must be shown on the drawings and visible upon the site inspection. In the event the pins are not shown or their location found to be incorrect, the owner assumes full responsibility. I further understand that if this request is subsequently contested, the burden will be on me to establish: 1) that 1 produced sufficient factual evidence at the hearing to support this request; 2) that the findings of fact furnished justifies the granting of the request; 3) that the findings of fact furnished by me are adequate; and further 4) that all structures or improvements are properly located on the ground. Failure in this regard will result most likely in not only the request being set aside, but also possibly in my structures being built in reliance thereon being required to be removed at m expe have any doubts, l am advised to seek competent professional advice and assistance. C Applicant's Signature Date As owner of the property involved irOffils request, l have read and understood the complete application and its consequences to me as a property owner. Property Owner's Signature (required)Date [To be completed by Uy Stafq j Date ReceivedG, I%' Zoning Permit Type L' Filing Fee $ I 1~ OVER GAcomm-dev\planning\Fomrs & Handouts\Zoning Permit Application.doc } = l PROJECT NARRATIVE/FINDINGS 5.05.x.6 PROJECT NAME: SOU/CFS Center for Outrageous Innovation TYPE OF PLANNING ACTION: Type 1(Administrative Review) PROJECT INFORMATION: CLIENT: Southern Oregon University 1.250 Siskiyou Blvd. Ashland, OR 97520 ARCHITECT: Christopher Brown 426 A Street Suite 1o1 Ashland, OR 97520 PROJECT ADDRESS: The Farm-SOU 155 Walker Street Ashland, OR 97520 LEGAL DESCRIPTION: 39-1E-1o CA Tax Lot 1400 COMPREHENSIVE PLAN DESIGNATION: 2,300 SF Pavilion Structure ZONING DESIGNATION: SO 1 SITE DATA: Area of Property: 137,649.6 S.F. (3.16 acres)1oo% Proposed Pavilion Coverage Area 2,207 S.F. 1% Open Pavilion 1,975 S.F. Kitchen/Lab Area 232 S.F. Existing Structures Coverage Area 2,305 S.F. 1% Total Lot Coverage 8,5o5 S.F. 6% 10. [Existing Structures] [2,305 S.F. Of 137,649 S.F. = 1%] [Proposed Pavilion] [2,207 S.F. of 137,649 S.F. = 1%] Impervious Surface Area 8,5o5 S.F. 6% [Proposed Parking] [2,290 S.F. Of 137,649 S.F. = 1%] PARKING REQUIRED: Total Spaces Required: 5 [Classroom Usage (1.5) + 1 space/5 students (15 students max) (3) = 4.51 Total Spaces Required = 4.5 Spaces PROPOSED PARKING SPACES: Total Spaces Proposed: 5 On-Street Standard o Spaces On-Site Standard 4 Spaces Compact o Spaces Handicap 1 Spaces On-Site Total= 5 Spaces BICYCLE PARKING REQUIRED/PROVIDED: Total Spaces Required: 1 per 5 req. Parking Spaces = 2 Spaces 1 per 1 Bedroom Unit = 2 Spaces Total Spaces Required = 4 Spaces 5o% Sheltered Total Spaces Provided: Total Spaces Provided = 40 Spaces zoo% Sheltered i i i 2 i SITE DESCRIPTION: i LAND USE: The open-air pavilion structure is intended for use primarily in spring/summer/fall. The ancillary kitchen/lab is intended to function as support for farm operations and student classroom support use. (Zoned: SO). Uses and Zoning Districts immediately adjacent to the subject property are as follows: North-ScienceWorks [Hands-on museum]; Zoned SO East-Ashland Middle School; Zoned R-1-5 Southeast-John Muir Elementary School; Zoned R-1-5 South-SOU field; Zoned SO SETBACKS: The property has a 20400t setback from Walker Ave. There will be no development in the designated setback. ,.1,.len~it';r181eSc(wi~l John Muir Elementary School ~ r l i.o Subject Property 3 i I PHYSICAL CHARACTERISTICS: The property located at 155 Walker Street is approximately 137,649.6 S.F. (3.16 acres) in size and ! currently has 2,305 S.F. in existing structures and 8,505 S.F. of impervious surface. The site has a city- designated wetland consisting of 3.765.96 S.F. (.04 acres). The property slopes to the northwest at a 4.6% slope, (refer to topographic survey). t I ~ f i s.os W Approach to Proposed Building Space im Existing Structures & Bike Parking 1.03 Existing Storage Shed ACCESS TO PROPERTY: Vehicle access to the property is perpendicular to Walker Ave. Pedestrian access to the property is from Walker Ave. and from the adjacent Science Works parking lot accessed via Campus Way. Walker Ave. is classified as an Avenue (major collector). The northern drive apron(l) will be used for the new parking area, the center drive apron will be removed(2), and the southern drive apron will be used for service access and load ing/unloading (3). ivm sianv e,R„ vrooo cnaee ~ House ` o \ 9:a / , .F, "v1 `s xisime ,,5/ e.~ - stwego - . .fished ~ n 2.0 Site Plan of Proposed Design at z5S Walker Ave. 4 PROJECT DESCRIPTION: REQUEST: The site is comprised of several small rural/farm structures on an 116 acre lot located on Walker Ave. The applicant proposes to build an open pavilion 2,300 S.F and a 5-vehicle parking area of 2,290 S.F. The pavilion will contain a Kitchen/Lab area 165 S.F. and a storage area 16o S.F. The proposed parking area will include 4 regular parking spaces and 1 ADA van accessible space. A proposed bioswale will treat and reduce runoff from the new parking area. _ - Proposed Open Air Pavilion i Proposed Kitchen/Lab A i V i f r ! ` J . . . T 3.o Site Plan of Proposed Design at 155 Walker Ave. 5 ZONING COMPLIANCE: The proposed usage complies with the SO Zone District (Chapter A.3.6) in regard to permitted uses, setbacks, lot coverage, and height. ACCESS/PARKING: Required Parking: 4.5 Credits Provided Parking: 5 Credits Classroom Usage requires 1.5 spaces, with a ratio of 1 space req'd for every 5 students. The anticipated occupancy of 15 students at the center would therefore require 4.5 parking credits. The applicants proposal provides 5 parking credits, in addition to 40 bicycle parking spaces. In the opinion of the applicant, this parking design is most compatible with the mission statement and sustainability goals advocated by the Center for Sustainability. o - farm g - w use 1 E-TK r bio-swale l v misting k green ~i TID 7 house J ~ ~ ~ SHED ~ ~ j i I 11 ~i BOX - 'Irking q0P i r" sees ' P I __L! _ z J I 4.0 Parking with 5 spaces at 155 Walker Ave. 6 . 5 I { I e g. 1 A "I i 4.2 Existing Parking located around i55 Walker Ave. LANDSCAPE/OPEN SPACE: The applicant intends to provide requisite landscaping required under 18.4.4 Landscape, lighting, and screening. In addition to required street trees and parking lot trees, the applicant proposes a bioswale located to the north of the proposed parking lot. The bioswale will treat and reduce stormwater runoff from the parking lot. Additionally, the client intends to direct all stormwater runoff from the new pavilion structure into the city-designated wetland that will replenish and restore the surrounding habitat. i 1. A Tree Protection Plan approved by the Staff Advisor shall be required prior to conducting any development activities including, but not limited to clearing, grading, excavation, or demolition work on a property or site, which requires a planning action or building permit. I See B. Tree Protection Plan. 7 2. In orderto obtain approval of a Tree Protection Plan; an applicant shall submit a plan to the City, which clearly depicts all trees to be preserved and/or removed on the site. The plan must be drawn to scale and include the following: a. Location, species, and diameter of each tree on site and within 15 feet of the site; TREE # SPECIES DBH DRIP RADIUS CONDITION 1 Maple 10" 10' Good z Cottonwood 12" ? Leans south 3 Cottonwood 22" ? Leans south 4 Cottonwood 8" 8' Good i 5 Cedar 12 12' Good 6 Sycamore 18" 20' Good 7 Sycamore 17" 18' Good 8 Sycamore 28" 28' Good g Cedar 10" 7' Good 10 Maple 16" 18' Good 11 Birch 22" 25 Good 12 Cedar 12" 17 Good 13 Spruce 6" 8' Good 14 (2) Locust 12" / 12" 24 Good 15 Ash 30" 30' Good 16 Ash 14" 14 Good 17 (3) Ash 8" / 8" / 8" 14 Good 18 Ash 12" 12' Good 19 (2) Ash 6" / g" 12' Good 5.o Existing Trees at is5 Walker Ave. 8 ARCHITECTURE: The applicant has provided an architectural appendix to the findings, including site plan, and schematic drawings of the proposed structure. 6.o Proposed Birds-Eye Rendering of Centre r a i rx~~r J t 6.1 Proposed Persoective Rendering of Centre Y _r 9 i x FINDINGS: SITE REVIEW(Chapter 18.72) The planning Staff/Commission can approve a Site Review when the following criteria have been addressed: A. All applicable City Ordinances have been met or will be met by the proposed development. SO Zone District (CHAPTER 18.20) MAJOR PEDESTRIAN ENTRY/ORIENTATION TO STREET: In accordance with Ashland's Site Design & Use Standards and Master Plan Design Guidelines the new pavilion will have a strong and attractive entry that provides a clear connection to Walker Ave. AUTOMOBILE PARKING: Parking requirements set forth in LUO 18.4.3 and the Landscaping, Lighting and Screening Standards in 18.4.4. Section 18.4.3.040 stipulate that 1.S parking spaces per classroom, plus 1 space per five students is required. The proposed classroom usage, with a maximum occupancy of 15 students requires the provision of 4.5 parking spaces. The applicant has coordinated with city planning staff throughout the design and review process to arrive at a parking lot solution that meets or exceeds parking requirements(5 credits total). The proposed parking lot access point utilizes the northern most existing access apron, removes the central apron(per city planning requirements) and maintains the southernmost service entrance apron, which also provides a service parking credit for utility vehicles, farm loading/drop-off, etc, thus bringing the total on-site parking provided to 6 credits total. In addition to automobile parking one bicycle parking space is required for every 5 required commercial automobile spaces. Currently, there is a covered bike structure on site that accommodates 4o bike parking spaces. The covered bike structure will be located on-site to accommodate the pavilion and parking lot in accordance with applicable laws and standards (as shown in the site plan). Based on the ratio of 1o bicycle spaces/1 parking credit, this allows for an additional 4 parking credits, thus bringing the on-site total provided parking to 1o credits. FRONTAGE IMPROVEMENTS: The applicant has examined lot configurations that comply with existing standards and setbacks. The applicant believes that the proposed parking lot and pedestrian connections to Walker Ave. comply with applicable standards and setbacks. STREET TREES: Currently, the Walker Street Frontage lacks the requisite street trees. The applicant requests that an existing Gymnocladus dioicus (Kentucky Coffee Tree) 4" DBH, in addition to two new Cercis Canadensis (Eastern redbud) be used to meet the required street tree frontage. The Kentucky Coffee Tree while an approved steet tree, is presently non-conforming to street tree standards due to its distance from the sidewalk (22'). However, the tree's typically height and spread are 90'x 4S' allowing the tree to provide 10 canopy cover to the street. Due the current size and location of the tree it cannot be moved without damaging existing irrigation or risking the health of the tree. Additionally, in it's current location the Kentucky Coffee Tree would interfere with any new properly located street tree. See L2 landscape planting plan TREE PRESERVATION/PROTECTION: All trees on site will be preserved and protected from all construction activities (see tree protection plan). TREE REMOVAL PERMITS: No trees will be removed. TRASH AND RECYCLE SITE: Trash and recycling enclosure is located and enclosed/screened on site behind the existing farmhouse: J F 1 / d ICL' / SHE LEA E LINE r ! A r r - - Le r a r ~ ' TWOSTOR't -'BARN WOOED) ?dam HOkJSE 8 CAW ~lrr 11 i , CITY DESIGNATED WETLANDS: The site currently has a city designated wetland consisting of 3.765.96 S.F. (.04 acres). A proposed buffer maintaining a minimum of 20 feet from the edge will result in a protected area of 3.0936.54 S.F. (.25 acres). s Y f I r . ~l 1 existing . . . . . . storage - ; shed y. f aurna~oa a f { . rat . f 12 PARADISE CREEK: The required protection buffer zone for the Paradise Creek culvert is shown on the site plan per conditions of approval. The buffer is 1/z the required buffer of 3o-feet, and no structures will be permitted within the buffer areas, and surface work will be minimized. 9 ~~s _ I E'4 1 lr r 1 - , r.- • Ir E F1 1 F P cad ise I + rrFr Gesekr 6 s I~r ~F • f- F, J ri' r lp i ' f 'r ~ ~ I l 1 1 1 f i r r %y v ri f \ 4 ~ w~,~ o { I . r yrbG.`''~ pi Bits path ~r r d ; i~ /i BIKE PATH EASEMENT: The applicants have provided an easement/R.O.W. dedication for the "Northside Trail"to accommodate future multi-use path installation on the north side of the railroad tracks, along the full southern boundary of the subject property(easement description included in appendix). 13 I t UTILITY CONNECTIONS: ASHLAND PLANNING: A utility service plan is required with the Planning Application. Please show the locations of existing services and proposed services, including transformers, meters, etc. Transformers or cabinets shall be placed in locations least visible from the public right-of-way. New water and gas lines will be extended from the existing Farmhouse to the Southeast corner of the proposed pavilion. A new electrical connection will be connected to the electrical utility services. The new sewer line will connect to existing services at the Farmhouse. / -l l ff{ ) \ ~Fxlsim9 Gas K" 1, rG ri Pavdon,d.s U- F cE, .~'9.Mater AletM Me Existing Water/Gas Lines j New Pawllon Water/ Gas Lines I TWO STORY + f JM Existing City Sewer -eARN I WOOD FRAME / III + New Pavilion City Sewer HOUSE % ~ EM g o New Pavilion Electrical 21 ~l tH o- swalew New Pavilion Electrical Meter lll` a.:V laik iparking i Spaces( g,o J~ oro y~ existing ygreen~, vm'vPawhm wa{erw,o ) _ ~1 ~tIF ,J house SHED fItiI~V :K Tltl i P ~eox - % New Pnv~~ Srt+er lino \ o~ N c .,J 7 a) CK3 /j N.o}v Pavi1!vn EIecUcal Box i-1 I. r , A r 14 i LANDSCAPE AND IRRIGATION PLAN: ASHLAND PLANNING: If changes to the site are proposed, a species and size specific landscape plan must be submitted with the application. Existing and proposed landscaping must meet the Landscaping section of the Site Design and Use Standards. Surface parking lots are required to meet the Parking Lot Landscaping and Screening Standards. An irrigation plan is required, but may be deferred until the building permit submittals. New landscaping features will include the required street trees and a non-irrigated upland prairie meadow. The applicant intends to develop a bioswale and raingarden south of the existing farmhouse structure to accommodate stormwater runoff from the new parking lot. Additionally, the applicant intends to improve the existing wetland, remove invasive vegetation and improve the habitat value of the wetland-typology. The improved habitat will be used as an educational tool and to treat runoff from the proposed structure. i TREE PRESERVATION AND PROTECTION: ASHLAND PLANNING: All planning actions are required to include a tree preservation/protection plan in accordance with AMC 18.61i this is intended to ensure that trees are protected during all site disturbance (including demolition, construction, driveway/parking installation, staging of materials, etc. This plan must address all trees on the property over six-inches in diameter at breast height (d.b.h.) and all trees that are located on adjacent properties within i5 feet of the property line as well. The construction of the proposed building will not impact any trees on the property. NEIGHBORHOOD OUTREACH: ASHLAND PLANNING: Projects involving changes to established neighborhood patterns can be a concern for neighbors; staff always recommends that applicants approach the affected neighbors, make them aware of the proposal, and try to address any concerns as early in the process as possible. Notices are typically sent to neighbors within a zoo foot radius of the property. The applicant has sent preliminary notice to neighbors within a Zoo-foot radius of the property to make them aware of the proposal and address any concerns. ZONING: SO 15 I LANDSCAPING REQUIREMENTS; i ZONING DEPT. 6o percent of the site must be retained in landscaping, and a site-, size-, and species- specific landscaping plan is required at time of formal application. The landscape plan must address any required screening, and include street trees, one per30' of street frontage where applicable. Avoid using ' lawn. Provide irrigation system for all landscaped areas. Landscaping shall be designed so thatSo% coverage occurs after one year and go% afters years. The proposed site design retains 837,88o S.F. of the lot for landscaping, exceeding the 60% requirement. There will be minimal disturbance to surrounding landscaping as a result of construction of the proposed building. Any landscape disturbances will be remediated such as reseeding lawns, re- mulching, etc. The proposed plan does not impact screening or street tree requirements. Any landscape disturbances (grassy/mulched areas) will recovered within one year. New landscape features (such as the bioswale) have been designed so that 50% coverage occurs after one year and go% coverage occurs after 5 years. The landscape irrigation system will both complement the existing site landscaping as well as the new plantings and comply with the standards established by the City of Ashland. There are currently 1g trees located on/adjacent to the site. The applicant desires to ensure that the health and integrity of all trees is maintained, and has prepared a tree protection plan to that effect. TREES: ZONING DEPT: Submittal requirements shall include items noted in Chapter 18.61.050. In addition, all trees to be removed shall meet the criteria noted in 18.61.o8o and all trees to be saved shall meet the requirements noted 18.61.200. If trees are to be removed, the applicant is required to request their removal with the application submittals. There will be no disturbance to trees due to the construction of the proposed building. 16 is r EXHIBI T N DATE: 3-14-2016 SCALE. 1"--100' ? ( C \ r S8949'20"E 17.61' S 89° 49' 20" E 0 \ 10' _A \ \S STATE BOARD OF HIGHER EDUCATION W DOC. NO. 85-08616 ~ \ F~ J2\o~h ~J lru~. 4F' e x'04, I'- \ ~c ~U~' o \ o REGISTERED \ \ PROFESSIONAL \ LAND SURVEYOR \ > 4W OREGON \ JULY 19, 1994 POINT OF BEGINNING \ ^ N [RICHARD P. ALSPACH r- N No. 2653 PREPARED BY: Renewal 12-31-2017 TERRASURVEY, INC. PROFESSIONAL LAND SURVEYORS 274 FOURTH STI;EET ASHLAND, OREGON 97520 BASIS OF BEARINGS (541) 482-6474 FOUND MONUMENTS PER FILED SURVEY NO. 10905 terrain@bisp.net r `t EASEMENT LEGAL DESCRIP'T'ION That portion of the lands conveyed by deed to the State Board of Higher Education recorded in Document Number 85-08616, Official Records, Jackson County, Oregon described as follows: Beginning at the intersection of the westerly right of way line of Walker Avenue in the City of Ashland, Jackson County, Oregon with the northeasterly right of way line of the Central Oregon and Pacific Railroad(formerly Southern Pacific Railroad) as shown on the Major Land Partition filed as Survey No. 10905 in the office of the Jackson County Surveyor; thence North 55°12'43" West (cited in said deed as North 55°15' West) along said northeasterly right of way line 774.92 feet to the point of intersection with northerly line of said lands recorded in Document Number 85-08616; thence along said northerly line South 89°49'20" East, 17.61 feet to a point 10 feet right angle distant from said northeasterly right of way line; thence South 55° 12'43 "East parallel with and distant 10 feet from said northeasterly right of way line, 753.43 feet to the westerly right of way line of said Walker Avenue; thence South 00° 11' 19" East, along said westerly right of way line, 12.21 feet to the Point of Beginning. REGISTERED 7. G~~; iC7i`lL r, 1 N Si 1~V Y®R hEGO) N JULY 99. 1994 i dCHA: :D) F. ALSPACH No. 2663 Etpiros i sn;2;S 3aafoJd GZ2LC, Jo puss s2zs Ja~;2lN 4G _ I i os - ~,inbd _ V fsJani~nusSa~~ .~s.u,~n uo_. _ II V 6 _ VV _ v o P t j L, -ms 3 .Nj CZ~9L6 Jr PUMI ,eC ',s ja>11enNN g91 I I ;C2~sJaniunuo~a~c u:a Enos- u'ot~nac1 - L7. .I. a i~ m A ~I _ N0110 HLSN00 UOJ ION/M3UA3F3 J3NM0 JOB N01-LVAONNl yyE Sno3evu- no U03 U31N3O €O~N Intl ~3~3MN~1, 9~N$43 3 d A-LITU3NNn NOOSIHO NH3Hlnos o w 3Un10311HOUV V Ml >I31D1Ud Q ~w a " yaw - i 04H 11 a io o= 11.161 . s U sins HI g 11 w! Hu RH 1flw !if a= 11 r- s w F h u 11 Nut P2 1 OR 1H j 1 H. s N ap a7 5z 65 z g 11 18 l in! J! man WIPM 111 IRMLIMPHIMM Rio H 1"- A n Ron Lb I Mann 5,1 o IN o -€3 ~ g. H. M8 1 o d ~ S .d 'zy's ~I R Z II o 02 Cam- L "w '..L "k@ Y. a' 4 y z:: ~E w 9 K E k g w 3- S ajA sty t Pat US; iv H Im up ~H ~ ~ a~ do a~ ~S c co a~ ~ ~ D ~ D D C a~a~ C D C G O wo=~ o - 3 - 0 mow ~ = 1 7. zo uo a~ of 61? VL- m C\ m Q Lr L a`, ln~ - nr S _ m E o n mo n a r o LJ m P c - o !I e zP~ a o I~ w 0 w , 0ZSL6 2J0 puelyse }s J aAIen S S L _ °I ml uo, i eA000 I o _ snoa6e1}no .lo} a 1 4 u a 3 w _ w J e n o s Q kg g m ~~ao ~ s5 z 5-: o w u=~4LL $LL W I__ o§ O _ o o a`~ gyp" ~3§` Of Elf LLI v_ "gip O OP ~ O -B W z cax ? p w 0 LL Q p W «w e Cl) ot-49 DoE U wzios Z Z _p ? N O W Z . Z= a w s ~m~ w ygo z Z o; z- w sm ~;w°a o g~ "S CC o3~ O °o - - Q H- H d. aa~aa U N ~m m a s 0_ w as w_ Z €n~s aow `<a~ ~ V ~ . 1, ~ ~ •V ~ ~ ~ ,j ~ a - l f I ~ s i~; L Y PI `\W OZSl6 jo Pu 4~ e8 en s J a h 'u n uo6aJO uiay4In 3 w _ a w i e -nos ~ QI ~ m~pyll ® e ~ ~ 2 Ypl 2 50 -I E I 2 u-°° it i ~ i~l 3 ! L-~ II II III 'I I I I I I I 3L1~1~~ I I I V~~ I II I~ + ~11IIII i~~ III IIC I~I II Illllllllf I I I I I~ I I IIII- I 1 ll[ I ~I I I~~ , II ~ III II III I11 III 111111 II I 1-11 a~ I me I II III I I ~ °h I °N _ I I I- I~ I II III IIIIiIII I~ ~ I I~I I II II I I~ I I I I I I III L~ I 'I I I I I~ I I ro I~I I ' I~~ r 11111.1E I -11 I ~ II III. ~I T_-III p I I I I 1,~ I I I II = III llM II II I '11 ~ ' I II ~I~'L 111,1, I I I I I C I I- I I I 1- I .III IIC m II C III- m~ 2Wi~ o~~® ~ III mW0 2~ o~2W' II ozi 2 ~ - _ - _ I I I 1111- _ III~~ IIII PI . I I I I III- I 11 1 1 I I I -111= 1= I=11 L- mlr-I~ =111= ~T~~~y~ ~ ~ I I I I I IIL~' 111_ rl I ~I I I I = i!I,1, I I 1~~I I rill- I ~r I li i / I I I =1'TT'1 I I,. ~ A: I-~ I I I i f li~ll_ L II 1= 11 1 -III- I I I L I I -CI -L. L1--111- i =1 I I-I I - I I I I I-I I / I IIIIIIIII~ I I 111 IIL III I ' I ~I I I I I I ~ I I ~ 111= I I 111111111 I 5 1 Illl IIII~I1111111 I zl~ V" Il III- I I I I I! I,` ~I~, L i - II _ I I~ ll Ili . 1= I I I I I i I I-I I L-11 I III ~II~II s qo I I LI~II~[ a I I III-III II1:=IIIJI m~ I III II I I i it I I CU + + - 0 Z S L 6 NO pueiyse '}s J 3~IeM SS1 ~I u014eA000I snoa6eJ4no J0; a14uao w wiej nos a 19ExpZ o l 3l V]s 1 d a{fS pa6jelu3 ~r1 no UL - i v . . . . . . auez Ja4Rc . NOIi 3 NO a~ J Iwo JJ ~ . . . . . . ac60L) _ -ss o _ P ! sajaa SZ= - A v _,266!0}S arsz~ang .ease Fla}9 Old - c3l 6u,_ sixa Cds 96 ~~L 77- { - FEII _ -puellam ;ualod - au m ,9E / . _ ~ - - - - - A<' CD 0 ~i auozn O - Ztb Z9 UOIIIAed- 0- 1 CD\ sodbi-d C~D % A i' ~(e l M e. sa a saoed 0J7 ~ G / bulp3d XOH pp~ 91980'98NO 8J3 3NI-I 0330 d ~Il 6~ An 09H$ asn ~Il Ua2 m A 1 ! ~UIlSI :a o m dyo ~ ✓ I o16 ~t1b A 777- m alems-Olq I N~1218 - - a 000 ~ j O 82in0 ONOO ALVO ~~.v W3 ; - 3SnOH A 31NtJiJd 400M N a V H UJOiS OMl evq O OOSSo -1-~. AOI/ _ M + + 0 Z S L 6 do pue 1 yse - ;s d a~len SSL x a o P I S J a A! u n o M= \ uo6aJO uJay4nos t :2 wJe}-nosl - a I i' T A a e a ~I I~~I I~-~+~ ' ICI` I IIIIII ~I!~II jlllll IIIII~ III G C G G~ e G~ Gy G XAM~G .G - i G n G va I III OZSL6 ~o puelyse {s J0NIeA S5l I 5 J B A i u n 1 m "O I u0 B J 0 uJay4nos - I ' ' wJe}-nos a i I \ fr I € mbm E 6 I ems, - az E~N I pi I I I I I I mm i., m~ ! = tl II mom- e ma ma e f;R A a l e e' e + + 0 Z S L 6 1o p u e I yse {s dahIe - s s L x m SJaniunIo .I 00 u0 B J 0 UJa44nOS - v wJe n - t 0S 3 I a 46 i lh ,li VVV n .c; 0 Z S L6 do pue1 yse {s Ia eM Al SSl - m s.ian i un uo6aJ o uJBg4nos t~ a . _ In ae~-In os Q ~a v~P r t I Imo! ~ I I I- ~I N \i l _ I lei ~ ~ r,- w -jF ~ illlllll i IIII 1 ~ IIII I / vi I I Fr K I II I II II T~~~~-~' I ~n~l , 111111E i ! 11 I s I I I I E i- rn I~ ALE I ~ 75 ~Ill~~llllk EI ml =I o III 1 I I l u, i, l u, I' E ~ lllllllllll 1 ayi 3~ ~ - 0 0 ~V I1 II I ~ _ _ mt-a ~ s a m `o > ITH o ~ jai I 'II I I m ~L rnr -a_ nw 9 i ~ L-- - t li~lil jil ~ l ' U Ilj~~~~ .IIII ± j T I M M M , 9 X X X CM ~ 7 it] ib X h r ti f` 1 Q d y XMMM ul x X x U N y.- c-tO0 w _ ~ ~ r N Vi (6 '6 ~I NIMI VI I W N N N tII N N ~(p ~ ~~p N ul V! y + - - m 0 Z5L6 210 puelyse , }s i aN lem S S L oI - u0142A000I snoa6e.14no io; aiIua~ w - 3 [c n n ~ wia -nos anuaAe Ja>l~e n \ s i \ i .r 1 ~ C N ~ ~ r {LL 0ZSt6 80 p u e 1 4 s e {s J a~l2m SSA u0 4eA000I - ®J snoa6ei no lo} a i I u a 3 w ad N, \A7 -n o s x a 011, - _J a _ _ 41 i ti a co Q O N U C ~ O w O 1 0 \ SLgL JEJ Job Address: 155 WALKER AVE Contractor: ASHLAND OR 97520 Address: C A Owner's Name: SOU b Phone: Customer 07388 N State Lie No: P SOU T City Lie No: L Applicant: 1250 SISKIYOU BLVD R Address: ASHLAND OR 97520 A C C Sub-Contractor: A Phone: T Address: N Applied: 05/05/2016 O Y Issued: R Expires: 11/01/2016 Phone: State Lie No: Maplot: 391e10bd4100 City Lie No: DESCRIPTION: Type 2 Commercial site review for SOU Center for sustainability. Please bill Drew Gilliland at SOU. VALUATION Occupancy Type Construction Units Rate Amt Actual Amt Constuction Description Total for Valuation: MECHANICAL ELECTRICAL STRUCTURAL PERMIT FEE DETAIL Fee Description Amount Fee Description Amount Commercial Site Review (type2) 3,282.00 CONDITIONS OF APPROVAL COMMUNITY DEVELOPMENT Tel: 541-488-5305 20 East Main St. Fax: 541-488-5311 Ashland, OR 97520 TTY: 800-735-2900 www.ashland.onus Inspection Request Line: 541-552-2080 CITY F