HomeMy WebLinkAboutWalker_155_PA-2014-00862
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CITY F
ASHLAND
February 4, 2015
Notice of Final Decision
On February 4, 2015, the Community Development Director approved the request for the following:
Planning Action: #2014-00862
Subject Property: 155 Walker Avenue
Applicant: Southern Oregon University/ State of Oregon, Board of Higher Education
Description: A request for a Site Review approval to convert the existing single family
residence located at 155 Walker Avenue into the office for Southern Oregon University's Center for
Sustainability programs, which seek 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 application includes a request for a Conditional
Use Permit to allow a use not identified in the Master Plan.
The Community Development Director's decision becomes final and is effective on the 13th day after the
Notice of Final Decision is mailed. Approval is valid for a period of one year and all conditions of
approval identified on the attached Findings are required to be met prior to project completion.
The application, all associated documents and evidence submitted, and the applicable criteria are
available for review at the Ashland Community Development Department, located at 51 Winburn Way.
Copies of file documents can be requested and are charged based on the City of Ashland copy fee
schedule.
Prior to the final decision date, anyone who was mailed this Notice of Final Decision may request a
reconsideration of the action as set forth in the Ashland Land Use Ordinance (ALUO)
18.108.070(B)(2)(b) and/or file an appeal to the Ashland Planning Commission as provided in ALUO
18.108.070(B)(2)(c). The ALUO sections covering reconsideration and appeal procedures are attached.
The appeal may not be made directly to the Oregon Land Use Board of Appeals.
If you have any questions regarding this decision, please contact Derek Severson in the Community
Development Department at (541) 488-5305.
N: Parties of record and property owners within 200 ft
COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541A88-5305
51 Winburn Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.or.us
SECTION 18.108.070(B)2 Effective Date of Decision and Appeals.
B. Actions subject to appeal:
2. Type I Planning Actions.
a. Effective Date of Decision. The final decision of the City for planning actions resulting from the
Type I Planning Procedure shall be the Staff Advisor decision, effective on the 13'x' day after
notice of the decision is mailed unless reconsideration of the action is approved by the Staff
Advisor or appealed to the Commission as provided in section 18.108.070(3)(2)(c).
b. Reconsideration. The Staff Advisor may reconsider Type I planning actions as set forth below.
i. Any party entitled to notice of the planning action, or any City Agency may request
reconsideration of the action after the decision has been made by providing evidence to the
Staff Advisor that a factual error occurred through no fault of the party asking for
reconsideration, which in the opinion of the staff advisor, might affect the decision.
Reconsideration requests are limited to factual errors and not the failure of an issue to be
raised by letter or evidence during the opportunity to provide public input on the application
sufficient to afford the Staff Advisor an opportunity to respond to the issue prior to making a
decision.
ii. Reconsideration requests shall be received within five (5) days of mailing. The Staff Advisor
shall decide within three (3) days whether to reconsider the matter.
iii. If the Planning Staff Advisor is satisfied that an error occurred crucial to the decision, the
Staff Advisor shall withdraw the decision for purposes of reconsideration. The Staff Advisor
shall decide within ten (10) days to affirm, modify, or reverse the original decision. The Staff
Advisor shall send notice of the reconsideration decision to affirm, modify, or reverse to any
party entitled to notice of the planning action.
iv. If the Staff Advisor is not satisfied that an error occurred crucial to the decision, the Staff
Advisor shall deny the reconsideration request. Notice of denial shall be sent to those parties
that requested reconsideration.
c. Appeal.
i. Within twelve (12) days of the date of the mailing of the Staff Advisor's final decision,
including any approved reconsideration request, the decision may be appealed to the Planning
Commission by any party entitled to receive notice of the planning action. The appeal shall be
submitted to the Planning Commission Secretary on a form approved by the City
Administrator, be accompanied by a fee established pursuant to City Council action, and be
received by the city no later than 4:30 p.m. on the 12th day after the notice of decision is
mailed.
ii. If an appellant prevails at the hearing or upon subsequent appeal, the fee for the initial hearing
shall be refunded. The fee required in this section shall not apply to appeals made by
neighborhood or community organizations recognized by the city and whose boundaries
include the site.
iii. The appeal shall be considered at the next regular Planning Commission or Hearings Board
meeting. The appeal shall be a de novo hearing and shall be considered the initial evidentiary
hearing required under ALUO 18.108.050 and ORS 197.763 as the basis for an appeal to the
Land Use Board of Appeals. The Planning Commission or Hearings Board decision on appeal
shall be effective 13 days after the findings adopted by the Commission or Board are signed
by the Chair of the Commission or Board and mailed to the parties.
iv. The appeal requirements of this section must be fully met or the appeal will be considered by
the city as a jurisdictional defect and will not be heard or considered.
COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305
51 Winburn Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.or.us
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ASHLAND PLANNING DIVISION
FINDINGS & ORDERS
PLANNING ACTION: PA-2014-00862
SUBJECT PROPERTY: 155 Walker Avenue
APPLICANT/O ER: Southern Oregon University
State of Oregon, Board of Higher Education
DESCRIPTION: A request for a Site Review approval to convert the existing single family
residence located at 155 Walker Avenue into the office for Southern Oregon University's Center for
Sustainability programs, which seek 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 application includes a request for a Conditional Use
Permit to allow a use not identified in the Master Plan.
COMPREHENSIVE PLAN DESIGNATION: Southern Oregon University; ZONING: SO;
ASSESSOR'S MAP & TAX LOT 39 lE l OBD 44100 and 39 lE l OCA #1400
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SUBMITTAL DATE: May 20, 2014
DEEMED COMPLETE DATE: December 18, 2014
STAFF APPROVAL DATE: February 4, 2015
DEADLINE TO APPEAL (4:30 p.m,): February 17, 2015
FINAL DECISION DATE: February 18, 2015
APPROVAL EXPIRATION DATE: February 18, 2016
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DECISION
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The current application involves a request for a Site Review approval to convert the existing single
family residence located at 155 Walker Avenue into the office for Southern Oregon University's Center
for Sustainability programs, which seeks to provide a living and learning laboratory for applied research 4
and projects in sustainability. The subject property was previously identified as part of the "Faculty
Village" in the adopted SOU Master Plan, and the application includes a request for a Conditional Use
Permit to allow a use not identified in the Master Plan.
Site
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The subject property is part of two larger tax lots (39 1E lOBD #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 is proposed here to be converted to the office for the University's Center for Sustainability.
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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, the only action specifically associated with 155 Walker
Avenue site was 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. There were
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no other actions of record associated with the existing residence at 155 Walker Avenue.
Water Resources
The property is generally flat, with trees primarily around the perimeter and clustered near the approved
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 f
"possible wetland" is roughly in the location of the children's garden area identified on the site plan
provided. As an identified `possible wetland', this area is regulated under Ashland's Water Resource
Protection Zones Ordinance in AMC 18.63. 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 application materials provided note that 1952 and 1969 aerial photography clearly show that there
were no wetlands in the area, and point out that the parcel has been used for farming for decades before
the University acquired it in 1985. The applicants explain that they have contacted Oregon Department
of State Lands Regional Coordinator for Enforcement in its Southern Region, Robert Lobdell, and that
following an on-site inspection Mr. Lobdell provided an assessment via e-mail that has been included
with the application materials noting: f'
we don't think the area in question is a jurisdictional wetland... The LWI (Local
Wetlands Inventory) is an approximation based on air photo review and county soil
surveys. Due to the sinall size of the area in question and the location it sits in the
landscape (higher ground than the surrounding areas) makes me believe that the
hydrology source is artificial and our regulations do not allow us to take jurisdiction on
artificially created wetlands that are less than one acre in size. If it was a natural
wetlands feature, the soils and hydrology would likely extend downslope which in this
case they do not which supports the artificially created wetland call, thus no jurisdiction
over that area.
The application materials indicate that based on this e-mail that indicates that the water feature in
question is not a jurisdictional wetland at the state level, they do not consider it to be a wetland and
consider the issue to be closed.
The area is identified as a "Possible Wetland" in both the Local Wetlands Inventory and the
subsequently adopted Water Resources Map. AMC 18.63.030 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. AMC 18.63.050.B.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 delineationplus 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 18.63.040 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
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development review purposes once a delineation occurs, without requiring formal modification of the
adopted maps.
AMC 18.63.020.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 c
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.
For staff, an informal e-mail from Mr. Lobdell indicating that he doesn't believe that the identified
"Possible Wetland" qualifies as jurisdictional under state regulations is insufficient to make a
determination that there is no Water Resource or Water Resource Protection Zone on the property, and
without a delineation or any identification of the "Possible Wetland" location relative to proposed uses
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of the site it is impossible to determine whether the proposal complies with the Water Resources
Protection Zone regulations of AMC 18.63. A condition has accordingly been included below to require
that prior to the issuance of permits for the proposed occupancy change, the applicants either: 1) obtain
and provide a formal letter on Department of State Lands letterhead making a clear determination not
only that the "Possible Wetland" is not a jurisdictional wetland under state regulations, but that the
"Possible Wetland" is from an artificial hydrology source and not part of the area's broader hydrology,
and that the soil and vegetation do not constitute a wetland; or 2) arrange a site visit with the Staff F;
Advisor to examine the "Possible Wetland" in question, and if Staff is unable to determine that no Water
Resource exists on site, then revise the site plan to identify the "Possible Wetland" and its associated 20-
foot Wetland Protection Zone and if necessary adjust the proposed uses in these areas.
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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 Resouce, in
the approximate area of the lab'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 center line
of the creels (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 18.63.
With regard to the Streambank Protection Zone, the application materials indicate:
we assume that "Paradise Creek" refers to the 42-inch storm drain that the City
constructed about 15 years ago. Prior to that storm drain installation the water°flowed
in ditch along north edge of the railroad right-of-way. The east portion of the storm
drain is noted on the site plan. The surveyors could not locate the west portion of the
storm drain precisely, but we assume it follows the "Drainage Swale " that is noted on the
site plan. The 1969 ar°iel photos also show the original conditions prior to modifications
by C.O.A. No modifications have been made in the Drainage Swale. This area is not
being used for° CFS pr^ogr^ams and no improvements are planned for° this area.
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As in the wetland discussion above, the course of this piped reach of Paradise Creels is identified in the
adopted Water Resources Map and a Water Resource Protection Zone established, and without
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identification of the Water Resource and its Protection Zone it is impossible to determine whether the
proposal complies with the Water Resources Protection Zone regulations of AMC 18.63. A rough
estimation of the creek's location of the site plan suggests that the proposed hoop houses and orchard
plantings may be very near the protection zone. A condition has accordingly been included below to
require that prior to the issuance of permits for the proposed occupancy change, the applicants provide a
revised site plan that identifies the adopted piped reach of Paradise Creek and the associated Protection
Zone, and if necessary adjust the proposed uses in these areas to those allowed under AMC 18.63.
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PI'OpOSa~
The Center for Sustain ahility
The current application involves a request for a Site Review approval to convert the existing single-
family residence located at 155 Walker Avenue into the office for the Souther Oregon University
(SOU) Center for Sustainability. The plans provided detail the proposed alterations to the existing
home, which are generally minimal and focused on accessibility improvements to the existing
wheelchair ramp and entry. In addition, conceptual elevations have been provided for a 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.
The Center's website explains that SOU is uniquely positioned to showcase sustainability as a key
campus element, and goes on to note that current campus resources include an on-campus recycling
program, an environmental studies program; a sustainability leadership certificate, the Net Impact Club
and the Ecology Center of the Siskiyous (ECOS). The website emphasizes that these resources set SOU
apart as a destination for students interested in sustainability science and practice and goes on to explain
that the "The "Green House" Adventure: Explorations in Sustainabilio; and Environmental Change"
which was launched in the Fall of 2013 sought to further establish SOU as a destination for students
interested in exploring sustainability as a core component of their education, and the Center hopes to
mobilize new and existing resources in innovative ways to serve the emerging need for sustainability-
inspired project-based expeditionary learning at SOU.
The Center for Sustainability's mission statement envisions the proposal as creating "a living and
learning laboratory for applied research and projects in sustainability. The Center serves as a
community resource for sustainability education, fosters sustainable business development, promotes
interconnectedness, andfacilitates leadership training through thoughtful learning andpractice." The
Center's vision statement goes on to state:
The SOU Center for Sustainability serves Southern Oregon as an interdependent hub
of innovative sustainability training, leadership, and technology. Through community and
industry partnership, the Center models a learning space for innovation, global citizenry,
and sustainable living. The Center adds beauty to the SOU campus as a place of art,
resilience, thoughtful activity, and transformation. SOU students, faculty, and staff work
collectively with community leaders, children, families, businesses, neighbors, leaders, .
and government to train sustainability leaders through hands-on authentic solution
development. The Center, is a place of respect for culture and tradition that models
equity, promotes ecological consciousness, and values fiscal responsibility. The
innovative structure of the Center encourages service learning by providing a place for
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community-based problem solving, civic agriculture designed to alleviate food insecurity,
and an explicit focus on synergistic partnerships.
Among other things, the Center would serve as a collaborative community learning space providing a
transdisciplinary laboratory for students while engaging the broader' community in hands-on, authentic
learning around sustainability. The Center would demonstrate sustainable building, landscape
management and other appropriate technologies, and would demonstrate the ecological viability of
small-scale farming in Southern Oregon while providing the SOU student community with access to
healthy, affordable local food.
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Site Review
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As detailed in AMC 18.108.040.A.I-.c.7, any change in use of a lot from one general use occupancy
category under building code to another (i.e. from residential (R-1) occupancy to commercial (B)
occupancy as proposed here) triggers Site Review approval and requires an application demonstrating
that the site is being brought into compliance with the standards for the proposed use.
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The first approval criterion for Site Review approval is that, "All applicable City ordinances have been
met or will be met by the proposed 'development." The application explains that the request is for a
change in the existing home's current approved occupancy from R-1 (residential) to a B (office)
occupancy. The only alterations proposed for the home are to provide necessary accessibility
improvements, and the applicants note that the house is already served by city utilities with no changes
anticipated. The application indicates that the applicants believe that the proposal complies with all
applicable city ordinances.
The application materials provided note that the four-space parking lot proposed is intended to comply
with the minimum city standards for general office use for the 1,295 square foot building, and indicates
that the applicants believe that this will be adequate for the occasional visitors to the office building.
Staff and students are to be encouraged to walk, bike or use other alternative means of transportation,
and a covered, two-level bicycle parking structure similar to those used elsewhere on campus is to be
provided. The applicants have also provided a copy of a lease agreement with Science Works which
allows for occasional drop-off of school groups at the Science Works parking lot, and an accessible
route from the parking lot to an outdoor classroom area where visiting student groups will be hosted will
be provided.
The alteration of the existing residence in converting the approved occupancy from R-1 to B 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.
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With regard to signage, the application, notes that SOU will install one freestanding bulding
identification sign in front of 155 Walker Avenue, and have provided a drawing for the typical SOU
building identification sign details. In addition, the application indicates that a welcome kiosk for
student groups will be placed at the southeast corner of the subject property and will include an
entrance/welcome sign which is depicted in the application materials. The application indicates that
signage will be limited to the two signs described. In staff's view, the signage proposed is in keeping
with the campus signage master plan, and conditions have been added below to require that the
applicants obtain a sign permit before the installation of signage, and to require that signs be limited to
the two approved here, as proposed by the applicants.
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The application includes a tree inventory identifying trees six-inches in diameter at breast height (d.b.h.)
or greater on the property, and notes that there are not trees of this size on adjacent properties within 15
feet of the property line. One ten=inch d.b.h.cedar tree is proposed for removal in conjunction with the
construction of the AYt/Science Pavilion, however because this size tree is not defined as
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proposed
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significant by code, no tree removal permit is required. 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.
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While it is not clearly addressed in.the application, it is staff's understanding that bee hives are to be
maintained on the property in conjunction with the agricultural use proposed, and a condition of j
approval has accordingly been included below to require that any hives be kept in a manner consistent
with the requirements of AMC 9.08.040.C, which includes recently adopted regulations relative to the
keeping of bees.
The second approval criterion is that, "All requirements of the Site Review Chapter have been met or
will be met." The application notes that the applicants have provided floor plans and elevation drawings
for the existing house and all proposed structures along with a site plan illustrating the proposed c
improvements to the existing parking area. The applicants indicate that they have reviewed the Site
Review chapter and believe that the submittal fully complies with all requirements. Conditions have
been added to require that the plans be revised to indentify solid waste and recycling facilities and their
requisite screening, and that any lights be directed so as not to illuminate adjacent properties in keeping
with the requirements of the Site Review Chapter.
The third approval criterion for Site Review is that, "The development complies with 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 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.
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The application identifies a number of accessory structures, to be constructed in phases with the
development of the Center for Sustainability. These include an outdoor kitchen, storage and production
buildings, an art/science pavilion, and a carport. Conceptual elevations of these structures have been
provided, and in staff's view given their locations relative to the rights-of-way, placement on the
property, and conceptual designs provided, they can be found to be in keeping with applicable design
standards. Conditions have been added to require that these buildings obtain required building permits,
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 fi•om 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.
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In this instance, the residence proposed for conversion is setback roughly 45 feet from the streetscape,
and has a gravel driveway and parking area situated between the building and the street. The application
emphasizes that the house and all other structures are existing and will remain, and that the only
proposed changes to the structure are to rebuild the existing wheelchair ramp to meet current
accessibility standards and to create an accessible front entrance. In addition, the applicants propose to
use the existing four space parking area in front of the home, which is currently surfaced in gravel. An
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accessible parking space is to be provided, and perimeter landscaping planted to provide screening. The
application further notes that Walker Avenue is currently on the city's project list for sidewalk and park
row installation in 2015 which will bring the full Walker Avenue frontage of the property into
compliance with city street standards.
In staff's view, given that the building and parking areas are existing and not proposed for expansion,
the proposed improvements and existing gravel 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 not be changed in conjunction with the current proposal. The applicants note that the I;.
site has an existing 1 1/2-inch water meter- that will accommodate any domestic water needs for the
proposed development, and that future phases including a proposed outdoor kitchen, art/science pavilion
and production building may ultimately require extension of existing electric and sewer services, the
future demand on city services is anticipated to be minimal. The application emphasizes that no new
storm water connections are proposed, and that any stormwater run-off from the site is to be handled on
site.' The application goes on to indicate that connections to the city street system are existing, and that
no public access routes through the site are planned. Drives and paths to accommodate circulation
within the site are to be surfaced in granite or crushed rock in keeping with the sustainable vision of the.
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The application further notes that Walker Avenue is currently on the city's project list for sidewalk and
park row installation in 2015 which will bring the full Walker Avenue frontage of the property into
compliance with city street standards. A condition of approval has been included below to require that
should any additional right-of-way be necessary to accommodate full city standard street improvements
along the property frontage in conjunction with the upcoming city frontage improvement project that the r,
necessary right-of-way be dedicated, or public access easements dedicated.
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 E
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
accessory 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 change in occupancy, 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.
Conditional Use Permit
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The subject property was previously identified as part of the "Faculty Village" in the adopted SOU
Master Plan. AMC 18.64.030.A. provides that, "Any use, site design, or construction or alteration of
same not agreed upon in advance by the Cite and SOU in the SOU Plan" is subject to review as a
Conditional Use Permit, and the application includes a request for a Conditional Use Permit to allow the
proposed use not identified in the Master Plan. The application notes that the vision of the site has
changed since the Master Plan's adoption in 2010, and that this change will be addressed in the next
update.
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The first criterion for the approval of a Conditional Use Permit is, "That the use would be in
conformance with all standards within the zoning district in which the use is proposed to be located, and
in conformance with relevant Comprehensive plan policies that are not implemented by any City, State,
or Federal law or program." In this instance, the Conditional Use Permit is requested because the
proposal differs from the adopted Master Plan's previous identification of the site as a future faculty
village.
The second approval criterion for Conditional Use permitting is, "That adequate capacity of City
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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 prooperty."
As detailed in the Site Review discussion above, the application explains that city facilities for water,
sewer, electrical, storm drainage and driveway access for 155 Walker Avenue are existing and will not
be changed in conjunction with the current proposal. The applicants note that the site has an existing 1
%2-inch water meter that will accommodate any domestic water needs for the proposed development, and
that future phases including a proposed outdoor kitchen, art/science pavilion and production building
may ultimately require extension of existing electric and sewer services, the future demand on city
services is anticipated to be minimal. The application emphasizes that no new storm water connections
are proposed, and that any stornwater run-off from the site is to be handled on site. The application i?!
goes on to indicate that connections to the city street system are existing, and that no public access
routes through the site are planned. Drives and paths to accommodate circulation within the site are to
be surfaced in granite or crushed rock in keeping with the sustainable vision of the Center. The
application further notes that Walker Avenue is currently on the city's project list for sidewalk and park
row installation in 2015 which will bring the full Walker Avenue frontage of the property into
compliance with city street standards, and a condition of approval has been included below to require
that right-of-way dedication or public access easements be provided if necessary to accommodate city
standard improvements along the property's frontage.
The final approval criterion is, "That the conditional use will have no greater adverse material. effect on
the livability of the impact area when compared to the development of the subject lot with the target use
of the zone. When evaluating the effect of the proposed use on the impact area, the following factors of
livability of the impact area shall be considered in relation to the target use of the zone: similarity in
scale, bulk and coverage; generation of traffic and effects on surrounding streets. Increases in
pedestrian, bicycle, and mass transit use are considered beneficial regardless of capacity of facilities;
architectural compatibility with the impact area; air quality, including the generation of dust, odors, or
other environmental pollutants; generation of noise, light, _ and glare; the development of adjacent
properties as envisioned in the Comprehensive Plan; and other factors found to be relevant by the
Hearing Authority for review of the proposed use." In staff's assessment, the proposal involves use of
the existing site and its structures to accommodate a use that, while not identified in the recently adopted
master plan is nonetheless in keeping both with the University's educational role and the Master Plan's
goals for sustainability. These uses seem to have minimal impacts to the surrounding area, while having
significant benefits to the University and the broader community. The proposal involves no irreversible
changes to the site that would preclude a return to the envisioned faculty village use under the current
Master Plan, or to prevent the development of adjacent properties according to the vision of the
j;
Comprehensive Plan, and the University's ultimate vision of the site can be revisited in the next periodic E
update of that plan.
The criteria for Site Review Approval are described in AMC Chapter 18.72.070, as follows:
A. All applicable City ordinances have been met or will be met by the proposed
PA #2014-00862
155 Walker Ave/dds
Page 8
i
development.
B. All requirements of the Site Review Chapter have been met or will be met.
C. The development complies with the Site Design Standards adopted by the City Council
for implementation of this Chapter.
D. That adequate capacity of City facilities for water, sewer, paved access to and through
the development, electricity, urban storm drainage, and adequate transportation can
and will be provided to and through the subject property.
z
The criteria for Conditional Use Permit approval are described in AMC Chapter 18.104.050, as
follows:
A. That the. use would be in conformance with all standards within the zoning district in j
which the use is proposed to be located, and in conformance with relevant
Comprehensive plan policies that are not implemented by any City, State, or Federal law
or program.
B, 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.
C. That the conditional use will have no greater adverse material effect on the livability of
the impact area when compared to the development of the subject lot with the target use
of the zone. When evaluating the effect of the proposed use on the impact area, the
following factors of livability of the impact area shall be considered in relation to the
target use of the zone: C
1. Similarity in scale, bulk, and coverage.
2. Generation of traffic and effects on surrounding streets. Increases in pedestrian,
bicycle, ' and mass transit use are considered beneficial regardless of capacity of
facilities.
3. Architectural compatibility with the impact area.
4. Air quality, including the generation of dust, odors, or other environmental
i
pollutants.
5. Generation of noise, light, 'and glare.
6. The development of adjacent properties as envisioned in the Comprehensive
Plan.
7. Other factors found to be relevant by the Hearing Authority for review of the
proposed use.
The application with the attached conditions complies with all applicable City ordinances. Planning
Action #2014-00862 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,#2014-
00862 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 all exterior lighting shall be directed on the property and shall not directly illuminate
adjacent proprieties.
3. That a sign permit shall be obtained prior to installation of any signage on the property. Signage
shall be consistent with that described herein, and shall meet the requirements of 18.2.4.040 if
located in a vision clearance area. All signage other than the two signs described in the
application shall be removed.
4. That building permits shall be obtained for all proposed new structures.
PA #2014-00862
155 Walker Ave/dds
Page 9
i
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 Art/Science Pavilion 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.
c
7. The alteration of the existing residence in converting the approved occupancy from R-1 to B will k
require review, permitting and inspection by the Building Division to verify compliance with
current building, accessibility and fire codes. The applicants shall obtain required permits and
c
inspection and pay the associated fees and charges for the proposed change of use. Prior to the
issuance of a building permit for the structural alterations necessary for a change in occupancy:
a. That the applicants either: 1) obtain and provide a formal letter on Department of State
Lands letterhead making a clear determination not only that the "Possible Wetland" is not E
a jurisdictional wetland under state regulations, but that the "Possible Wetland" is fiom
an artificial hydrology source and that the hydrology, soil and vegetation do not
constitute a wetland; or 2) arrange a site visit with the Staff Advisor to examine the
"Possible Wetland" in question, and if Staff is unable to determine that no Water
Resource exists on site, then revise the site plan to identify the "Possible. Wetland" and its
associated 20-foot Wetland Protection Zone, and if necessary adjust the proposed uses to
those allowed within a Wetland Protection Zone.
b. That the applicants provide a revised site plan which identifies the adopted piped reach of
Paradise Creek and the associated Protection Zone, and if necessary adjust the proposed
uses in these areas to those allowed under AMC 18.63. Access to the existing culvert and
clean-out area associated with this piped drainage shall be identified on the revised plan
and maintained. l
c. That any additional right-of-way necessary to accommodate full city standard street
improvements along the property frontage in conjunction with the upcoming city frontage
improvement project shall be dedicated, or sufficient public access easements provided.
d. That the applicants shall provide an easement or 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.
e. That the parking lot treatment be revised to include one required parking lot shade tree;
this tree shall be planted with irrigation installed, inspected and approved by the Staff
Advisor prior to final approval of the occupancy change.
f. That the curb cut between the driveway serving the proposed parking area and the
driveway serving the existing barn shall be closed under permit fiom the Public
Works/Engineering Division in order to comply with standards calling for the
minimization of driveway intersections.
I
g: That a revised plan be provided identifying the solid waste receptacle, opportunity to
recycle site and requisite screening as required in AMC 18.72.115. The installation of
these facilities shall be inspected and approved by the Staff Advisor prior to the final
approval of the occupancy change.
8. That if bee hives are to be kept on the property, they shall be maintained in a manner consistent
with the requirements of AMC 9.08.040.D, including but not limited to:
PA #2014-00862
155 Walker Ave/dds
Page 10
r
a. Any beehives shall be registered with the Department. of Community Development
through the established beekeeping registration process. No more than five (5) bee
colonies shall be kept or maintained on properties of one acre or greater.
b. Bee colonies shall be kept in hives with removable frames, which shall be kept in sound
and usable condition. For each colony permitted to be maintained under this ordinance,
there may also be maintained upon the same property, one nucleus colony in a hive
structure not to exceed one standard 9-5/8 inch depth 10-frame hive body.
c. In each instance where a colony is kept less than twenty five (25) feet from a property
line, a flyway barrier at least six (6) feet in height shall be maintained parallel to the
property line for a minimum.of ten (10) feet in either direction from the hive. The flyway
barrier may consist of a wall, fence, dense vegetation or a combination thereof, such that
bees will fly over rather than through the material to reach the colony.
d. A constant supply of fresh water shall be provided for the colonies on site within fifteen
(15) feet of each hive.
e. No wax comb or other material that might encourage robbing by other bees shall be left
upon the grounds of the property. Such materials, once removed from the site, shall be
handled and stored in sealed containers or placed within a building or other insect proof
container.
February 4 2015
olnar, irector Date
epaitment f Community Development
i
PA #2014-00862
155 Walker Aveldds
Page 11
1
AFFIDAVIT OF MAILING
STATE OF OREGON )
County of Jackson )
The undersigned being first duly sworn states that:
1. 1 am employed by the City of Ashland, 20 East Main Street, Ashland,
Oregon 97520, in the Community Development Department.
2. On 2/4/15 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 #2014-00862, 155 Walker Ave.
Signature of Employee
Documend 214/2015
PA-2014-00862 391 E10 600 PA-2014-00862 391 E10 700 PA-20'14-00862 391 E10BD 128
LOCKE RAYMOND LANCE TRUSTEE ASHLAND SCHOOL DISTRICT #5 CUTTING KENT D TRUSTEE
1521 E MAIN ST 885 SISKIYOU BLVD 1447 E MAIN ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND; OR 97520
PA-2014-00862 391 E10BD 800 PA-2014-00862 391 E10BD 900 PA-2014-00862 391 E10BD 1100
SANCHEZ JOSEPH M BASHAW LUCY M BOVA JOSEPH A
20 N WIGHTMAN ST 32 N WIGHTMAN ST 1423 E MAIN ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND; OR 97520
PA-2014-00862 391 E10BD 1200 PA-2014-00862 391 E10BD 2700 PA-2014-00862 391 E10BD 2900
RUST SUSAN P TRUSTEE ASHLAND CITY OF BUDD DEREK I/KIM B
20 E MAIN ST '1395 EVERGREEN LN
PO BOX 3505
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
I
PA-2014-00862 391 E10BD 3200 PA-2014-00862 391 E10BD 3500 PA-2014-00862 391 E10BD 3600
FRANTZ THOMAS W FREDRICKSON GLEN E TRUSTEE PETERSON 'SARAH/ERIK S
1385 E MAIN ST 1366 E MAIN ST 1380E MAIN ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520'
r
i
G
PA-2014-00862 391 E10BD 3800 PA-2014-00862 391 E10BD 3900 PA-2014-00862 391 E10BD 4000
KNAPP SUSAN CANNON LINDA D TRUSTEE BERNARD BECK[ J c
29 WIGHTMAN ST 503 BEACH ST 25 WIGHTMAN ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
SOU FACILITIES DIRECTOR PA-2014-00862 391E10BD 4100 SOU FACILITIES & PLANNING
DREW GILLILAND SCIENCEWORKS HANDS-ON MUSEUM JIM MCNAMARA
351 WALKER AVE 1500 E MAIN ST 351 WALKER AVE
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
155 WALKER AVE
NOD 2/4/15
17
i
Planning Department, 51 Winburn Way, Ashland, Oregon 97520 CITY
541-488-5305 Fax: 541-552-2050 www.ashland,or,us TTY: 1-800-735-2900 ASHLAND
NOTICE OF APPLICATION
PLANNING ACTION: 2014-00862
SUBJECT PROPERTY: 155 Walker
OWNER/APPLICANT: Southern Oregon University/ State of Oregon, Board of Higher Education
DESCRIPTION: A request for a Site Review approval to convert the existing single family residence located
at 155 Walker Avenue into the office for Southern Oregon University's Center for Sustainability programs,
which seek 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 application includes a request for a Conditional Use Permit to allow a use not identified in the Master Plan.
COMPREHENSIVE PLAN DESIGNATION: Southern Oregon University; ZONING: SO; ASSESSOR'S MAP &
TAX LOT : 39 1 E 1 OBD 4100 and 39 1 E 10CA 1400
NOTICE OF COMPLETE APPLICATION: December 18, 2014 E
DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: January 2, 2015
) E MAIWST
Annory uSFWS PA #2014-00862
I Forenslcs Lab
- 155 WALKERAVENUE
Illl 1 SUBJECT PROPERTY
f
i~ PROPOSED
SOU CENTER FOR SUSTAINABILITY
Sclenceworlcs
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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 Staff's 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. ntl
SITE DESIGN AND USE STANDARL
18.72.070 Criteria for Approval
The following criteria shall be used to approve or deny an application:
A. All applicable City ordinances have been met or will be met by the proposed development.
B. All requirements of the Site Review Chapter have been met or will be met.
C. The development complies with the Site Design Standards adopted by the City Council for implementation of this
Chapter.
D. That adequate capacity of City facilities for water, sewer, paved access to and through the development,
electricity, urban storm drainage, and adequate transportation can and will be provided to and through the subject
property. All improvements in the street right-of-way shall comply with the Street Standards in Chapter 18.88,
Performance Standards Options.
CONDITIONAL USE PERMITS
18.104.050 Approval Criteria
A conditional use permit shall be granted if the approval authority finds that the proposed use conforms, or can be
made to conform through the imposition of conditions, with the following approval criteria.
A. That the use would be in conformance with all standards within the zoning district in which the use is proposed to
be located, and in conformance with relevant Comprehensive plan policies that are not implemented by any City,
State, or Federal law or program.
B. 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.
C. That the conditional use will have no greater adverse material effect on the livability of the impact area when
compared to the development of the subject lot with the target use of the zone. When evaluating the effect of the
proposed use on the impact area, the following factors of livability of the impact area shall be considered in relation
to the target use of the zone:
1. Similarity in scale, bulk, and coverage.
2. Generation of traffic and effects on surrounding streets. Increases in pedestrian, bicycle, and mass transit use
are considered beneficial regardless of capacity of facilities.
3. Architectural compatibility with the impact area.
4. Air quality, including the generation of dust, odors, or other environmental pollutants.
5. Generation of noise, light, and glare.
& The development of adjacent properties as envisioned in the Comprehensive Plan.
7. Other factors found to be relevant by the Hearing Authority for review of the proposed use.
t
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i
Document 1
i
PA-2014-00862 391 E10 600 PA-2014-00862 391 E10 700 PA-2014-00862 391 E10BD 128
LOCKE RAYMOND LANCE ASHLAND SCHOOL DISTRICT #5 CUTTING KENT D TRUSTEE
TRUSTEE 885 SISKIYOU BLVD 1447 E MAIN ST
1521 E MAIN ST ASHLAND, OR 97520 ASHLAND, OR 97520
ASHLAND, OR 97520
PA-2014-00862 391 E10BD 800 PA-2014-00862 391 E10BD 900 PA-2014-00862 391 E10BD 1100
SANCHEZ JOSEPH M BASHAW LUCY M BOVA JOSEPH A
20 N WIGHTMAN ST 32 N WIGHTMAN ST 1423 E MAIN ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2014-00862 391 E10BD 1200 PA-2014-00862 391 E10BD 2700 PA-2014-00862 391 E10BD 2900
RUST SUSAN P TRUSTEE ASHLAND CITY OF BUDD DEREK I/KIM B
PO BOX 3505 20 E MAIN ST 1395 EVERGREEN LN
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2014-00862 391 E10BD 3200 PA-2014-00862 391 E10BD 3500 PA-2014-00862 391 E10BD 3600
FRANTZ THOMAS W FREDRICKSON GLEN E PETERSON SARAH/ERIK S
1385 E MAIN ST TRUSTEE 1380 E MAIN ST
ASHLAND, OR 97520 1366 E MAIN ST ASHLAND, OR 97520
ASHLAND, OR 97520
PA-2014-00862 391 E10BD 3800 PA-2014-00862 391 E10BD 3900 PA-2014-00862 391 E10BD 4000
KNAPP SUSAN CANNON LINDA D TRUSTEE BERNARD BECKI J
29 WIGHTMAN ST,: 503 BEACH ST 25 WIGHTMAN ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
i
PA-2014-00862 391 E 10BD 4100 PA-2014-00862 391 E10BD 4100 r n (a K
UV
OREGON STATE OF SCIENCEWORKS HANDS-ON
1250 SISKIYOU BLVD MUSEUM IZj~U~f~~ NOC
ASHLAND, OR 97520 1500 E MAIN ST
ASHLAND, OR 97520 17
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AFFIDAVIT OF MAILING
STATE OF OREGON )
County of Jackson )
The undersigned being first duly sworn states that:
1. 1 am employed by the City of Ashland, 20 East Main Street, Ashland,
Oregon 97520, in the Community Development Department.
2. On December 18, 2014 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 #2014-00862, 155 Walker.
Sig ure of Employee
Documentl 12/1812014
0
SOUTHERN
OREGON
UNIVERSITY
November 16, 2014
Derek Severson
Associate Planner
City of Ashland
Community Development Department
20 East Main Street
Ashland, OR 97520
Re: PA-2014-00862
SOU Center for Sustainability (CFS)/155 Walker Avenue
Additional Information Requested
Derek:
Following is our response to your request for additional information for the subject Planning Action. We
addressed each of the bullet points listed in your June 11, 2014 letter- in the same order as you listed
them.
Conditional Use Permit (CUP)
We are not requesting amending the SOU Master Plan. As you suggest, we are requesting a simple CUP
to allow for the proposed CFS programs. As you state in your letter, the proposed CFS usage will not
preclude future development of the site as a "Faculty Village" (or any other use) in the future. The
vision for this site has obviously changed since 2010 and the next SOU Master Plan update will address
those changes.
Site Review
Written Findings Addressing the Following Criteria from 18.72 for Site Review Approval for the 155
Walker Avenue Change-of-Use.
A. All applicable City ordinances have been met or will be met by the proposed development.
This site review request is for a change the use to the existing house at 155 Walker, from a
residential (R-1) occupancy to an office (B) occupancy. The only alterations proposed for the
house are to provide necessary improvements to make the building ADA accessible. The house is
connected to City utilities and no utility changes are planned for the house. We have reviewed
the SO zone requirements and we believe the proposed project conforms to all applicable City
ordinances.
Facilities Management and Planning
351 Walker Avenue
Ashland, Oregon 97520-5097
Tel 541-552-6231
Fax 541-552-6235
1, If
B. All requirements of the Site Review Chapter have been met or will be met. Seethe
enclosed drawings showing floor plans and elevations for all proposed structures. Current and
proposed floor plans and exterior elevations for the 155 Walker house are included. A separate
drawing for proposed improvements to the parking area at 155 Walker is also included. We have
reviewed Chapter 18.72 and we believe this submittal conforms to those requirements.
C. The development complies with the Site Design Standards, adopted by the City Council for
implementation of this chapter.
The 155 Walker house and all other structures on the property are existing and will remain. The
only proposed changes to the 155 Walker exterior are to rebuild the existing wheelchair ramp so
that it meets ADA standards and to create an accessible front door. The small existing parking lot
next to 155 Walker has a gravel surface. Per the attached detail parking lot drawing, SOU would
pave the four-space lot per City requirements, provide an accessible parking space, and provide
screen plantings. We have been informed that a public sidewalk including park row and street
trees will be constructed on Walker Avenue by COA Public Works in 2015. We believe the
proposed project complies with all applicable requirements of the Site Review Chapter
D. That adequate capacity of City facilities for water, sewer, paved access to and through the
development, electricity, urban storm drainage, and adequate transportation can be provided to
and through the subject property.
Water, sewer, electrical, storm drainage and driveway access for 155 Walker are existing and will
not be changed by this project. The site has an existing 1%2" City water meter that will
accommodate the domestic water needs of all the proposed development. The future
Art/Science Pavilion, Outdoor Kitchen and Production building may require connection to City
sewer and power (depends on final design), but the future demand on City utilities will be very
limited. No new connections to City storm sewers are requested. Any runoff from new
development would be handled on site. As shown on the site plan, connections to the City street
system are existing. No public access routes through the site are planned. Work roads and paths
within the site will be surfaced with granite or crushed rock - in keeping with sustainability goals.
Parkin
See the attached detail drawing for proposed improvements to the existing gravel parking lot at 155
Walker. This proposed plan will reduce the area that currently used for random parking. Screen shrubs
are proposed as shown. The COA will be constructing a public sidewalk with park row and street trees in
2015, according to COA Public Works. Asphalt paving for the 155 Walker lot is proposed to comply with
COA standards. The existing road approach will be improved to current COA standards.
The proposed four-space lot complies with the minimum City standard for general office usage (1 space
per 500 square feet GFA) and is adequate for occasional visitors expected at 155 Walker. CFS staff and
students are encouraged to walk, bike and use alternate transportation. Covered bike parking (SOU
campus standard 2-level bike barn) has been installed where shown on the site plan.
A copy of the SOU Lease Agreement with Science Works is attached. The agreement with Science Works
allows for occasional drop-off of school groups at the Science Works parking lot where shown on the site
plan. Covey-Pardee Landscape Architects has designed an accessible route from the Science Works
parking lot to the Outdoor Classroom area where visiting groups will be hosted.
Wetland Delineation
The 1952 and 1969 aerial photographs clearly show that there were no "wetlands" in the area that you
noted in your letter. That parcel had been used for farming for decades before SOU acquired the
property in 1985. Per COA direction, we contacted and met on site with the Oregon Department of
State Lands Regional Coordinator Robert Lobdell (Enforcement, Southern Region) for an on-site
inspection. The meeting was attended by your code enforcement officer Kevin Flynn and SOU Facilities
Director Drew Gilliland. Robert agreed that there are no "wetlands" on that site. A copy of Mr.
Lobdell's emailed report is attached. We consider this issue closed.
Paradise Creek
We assume "Paradise Creek" refers to the 42" storm drain that the City constructed about 15 years ago.
Prior to that storm drain installation the water flowed in ditch along north edge of the railroad right-of-
way. The east portion of the storm drain is noted on the site plan. The surveyors could not locate the
west portion of storm drain precisely, but we assume it follows the "Drainage Swale" that is noted on
the site plan. The 1969 ariel photos also show the original conditions prior to modification by C.O.A.
No modifications have been made in the Drainage Swale. This area is not being used for CFS programs
and no improvements are planned for this area.
Tree Preservation/Protection/Removal
All trees 6" DBH or larger are shown and labeled on the site plan. There are no 6" or larger trees on
adjacent properties within 15 ft. of this site. No trees 18" DBH or larger will be removed.
The proposed Art/Science Pavilion will require removal of one 10" cedar tree. Tree protection during
the Art/Science Pavilion construction is indicated on the site plan. Other than the area around the
Art/Science Pavilion, no other existing trees will be impacted by proposed improvements.
Signage
SOU will install one free-standing building identification sign in front of 155 Walker. See the attached
drawing for typical SOU building identification sign details. This sign complies with our current campus
standard that has been installed in multiple locations at North Campus Village and elsewhere on
campus. We are gradually replacing all of the old plywood Building I.D. signs with these more durable
models. A welcome kiosk for student groups is proposed at the southeast corner of the site and a
drawing of the proposed welcome sign is also on the drawings.
No additional signage is proposed other than the two signs described above.
Building Code Issues
We understand that the change from R1 to B occupancy will require some minor modifications to the
existing 155 Walker building. We did a walk though of that building with the former Ashland Building
Official (Michael Grubbs) and any required changes appeared to be minor. The existing building systems
G
(life safety, plumbing, HVAC and electrical) would not require any significant modification to comply
with B occupancy requirements. We did discuss ADA improvements which are shown on the proposed „i
floor plan. We have scheduled a walk-through of the structure on November 19th to identify any other
potential building code issues.
Your June 11 letter refers to "...site grading done without permits...". To our knowledge no significant
quantities of soil has been moved, none that would trigger a grading permit. However, we are (and
i
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always will be) willing and available to meet whenever a concern arises. It's never been our intention or
practice to avoid municipal rules and regulations. We did redistribute approximately 10 cubic yards of
soil creating the walkway and seating area for the Outdoor Classroom space. All other soil work has
been standard farming practices. No drainage has been altered as it relates to adjacent properties or
uses.
E
Contact Person
For questions or more information concerning this application please contact Jim McNamara at SOU
Facilities Management and Planning. Phone: 541-552-6888. Email: mailto:mcnamarai@sou.edu.
I
Sincerely,
Drew Gilliland, Facilities Director
Jim McNamara, Project Manager
Enclosures:
Site Plan Drawing
155 Walker Ave Existing and Proposed Floor Plans
155 Walker Exterior Elevations
155 Walker Parking Lot Detail
Production/Equipment Storage Floor Plan and Elevation
Art/Science Pavilion Floor Plan and Elevation
Outdoor Kitchen Plan and Elevation
Entrance Sign Detail
SOU-Science Works Lease Agreement
SOU Campus Standard Building ID Sign
Email Correspondence from Oregon Department of State Lands
LICENSE AGREEMENT
This License Agreement for Use of Real Property ("Agreement") is made this 2nd day of April,
2014, by and between SCIENCEWORKS HANDS-ON MUSEUM ("LICENSOR") and THE STATE OF
OREGON, ACTING BY AND THROUGH THE STATE BOARD OF HIGHER EDUCATION, ON
BEHALF OF SOUTHERN OREGON UNIVERSITY ("LICENSEE").
1. RECITALS
A. WHEREAS, LICENSEE is the Owner and lessor of certain real property located at the
southwest corner of E. Main and Walker Avenue in Ashland, Oregon, known by its street address of 1500
E. Main Street (the "Property").
B. WHEREAS, LICENSOR is the lessee of the Property and holds all the rights and
obligations granted to it by the November 19, 1993 Restated Ground Lease between LICENSEE and the
Kirlin Foundation, which was assigned to LICENSOR on or about December 18, 2012 (the "Lease").
C. WHEREAS, LICENSEE is also the owner of certain real property located at the street
address of 155 Walker Avenue ("SOU Sustainability Center"), which is adjacent to and located to the
immediately south of the Property.
D. WHEREAS, LICENSEE desires the limited access and right to use the Property to (1)
permit buses transporting visitors to the SOU Sustainability Center to use of the Property's parking lot,
(2) allow use of the parking lot by other visitors during special events at the SOU Sustainability Center,
(3) allow LICENSEE the right of ingress, egress, and regress onto LICENSOR'S Property for the purpose
of transporting labor and materials to the adjacent SOU Sustainability Center through a curb cut located
on the southwest side of the Property, (4) allow LICENSEE the right of ingress, egress, and regress and
the limited right to install and use approved access routes on the southern border of the Property that
visitors to the SOU Sustainability Center and the Property can use to safely and permissibly enter, leave
and return from either property to the other, (5) allow LICENSEE to, subject to written approval by
LICENSOR, alter the grading along the southern border of the property, and (b) allow LICENSEE to,
subject to written approval by the LICENSOR, make improvements to the landscaping along the southern
border of the Property in the areas located between the Property's parking lot and the SOU Sustainability
Center's property.
E. WHEREAS, LICENSOR is willing to grant to LICENSEE a revocable license to use the
Property for the uses described above.
NOW, THEREFORE, in consideration of the following mutual covenants and conditions, it is hereby
agreed as follows:
2. REPRESENTATIONS AND WARRANTIES
A. LICENSOR represents and warrants to LICENSEE that: (1) LICENSOR, and its
authorized signatory, has full right, power and authority to execute this Agreement; and (2) LICENSOR'S
execution and performance of this Agreement will not violate any laws, ordinances, covenants,
mortgages, licenses or other agreements binding on LICENSOR.
B. LICENSEE represents and warrants to LICENSOR that: (1) LICENSEE, and its
authorized signatory, has full right, power and authority to execute this Agreement; and (2) LICENSEE'S
execution and performance of this Agreement will not violate any laws, ordinances, covenants,
mortgages, licenses or other agreements binding on LICENSEE.
3. GRANT OF LICENSE; TERM.
A. LICENSOR hereby grants to LICENSEE:
1. A non-exclusive license in favor of LICENSEE: (1) permitting buses bringing
visitors to the SOU Sustainability Center the right of ingress, egress, and regress onto the
Property and it's parking lot for the purpose of dropping such visitors off at the SOU
Sustainability Center along the southern border of the Property; and (2) permitting such
buses to park in the Property's parking lot. The license permitting such buses to park in
the Property's parking lot is subordinate to any conflicting need(s) or uses LICENSOR
may have for the parking lot. LICENSOR may direct LICENSEE not to park any buses
in the Property's parking lot any time its need(s) and/or uses of the Property's parking lot
conflict with LICENSEE'S otherwise permitted use of the Property's parking lot.
2. A non-exclusive license in favor of LICENSEE permitting visitors to the SOU
Sustainability Center the right of ingress, egress, and regress onto the Property and its
parking lot for the purpose of allowing such visitors to park in the Property's parking lot
during special events at the SOU Sustainability Center. LICENSEE will provide
reasonable advance notice of such special events to LICENSOR. LICENSEE will also
provide no less than three (3) days' advance notice of any event where LICENSEE
anticipates using more than fifteen (15) parking spaces. The license permitting such
visitors to park in the Property's parking lot during special events is subordinate to any
conflicting need(s) or uses LICENSOR may have for the parking lot. LICENSOR may
direct LICENSEE to instruct such visitors for special events not to park in the Property's
parking lot any time its need(s) and/or uses of the Property's parking lot conflict with
LICENSEE'S otherwise permitted use of the Property's parking lot during special events
at the SOU Sustainability Center.
3. A non-exclusive license in favor of LICENSEE granting it the right of ingress,
egress, and regress onto the Property for the purpose of allowing LICENSEE to have
labor and materials delivered to the adjacent SOU Sustainability Center property.
LICENSEE'S limited license shall permit LICENSEE to transport such labor and
materials through the curb cut located on Campus Way along the southwest border of the
Property, which leads directly to, from, and onto the adjacent SOU Sustainability Center
property.
4. A non-exclusive license in favor of LICENSEE granting (1) the right of ingress,
egress, and regress at points of access to be approved in writing by LICENSOR and
located along the southern border of the Property through which visitors to either the
Property or the SOU Sustainability Center can reasonably and safely be permitted entry,
exit and return to and from either property and (2) the right to install improvements to
C'
those points of access necessary for the purpose of ensuring that the approved pathways
to and from the two properties are reasonably safe and usable. The right to install any
improvements on the Property pursuant to this limited license is subject to the written
approval of LICENSOR. All improvements approved for installation on the Property, if
any, shall be the sole Property of LICENSOR upon final installation of such
improvements.
5. A non-exclusive license in favor of LICENSEE granting it the right to make
modifications to the southern border of the Property that will alter the grade of the
southern border of the Property for the sole purpose of installing an outdoor classroom on
the SOU Sustainability Center. The right to alter the grading of the southern border of
the Property pursuant to this limited license is subject to written approval by LICENSOR.
All improvements approved for installation on the Property, if any, shall be the sole
Property of LICENSOR upon final installation of such improvements.
6. A non-exclusive license in favor of LICENSEE granting it the right to improve
the landscaping to the area of the Property between the parking lot and the SOU
Sustainability Center's property along the Property's southern border. The right to
improve the landscaping in that area of the Property is subject to written approval by
LICENSOR. All improvements to the landscaping approved on the Property, if any, shall
be the sole Property of LICENSOR upon final completion of such improvements.
B. In consideration for these licenses, LICENSEE grants LICENSOR a non-exclusive and
non-transferable license to use the outdoor classroom that LICENSEE intends to build at the SOU
Sustainability Center. LICENSOR may use the outdoor classroom in a manner consistent with the
educational purposes of the outdoor classroom and its use is subordinate and subject to LICENSEE'S
need to use the outdoor classroom space for any purpose. LICENSEE may terminate this non-exclusive
license to use the outdoor classroom without cause by giving sixty (60) days' advance written notice to
LICENSOR of its intent to terminate this Agreement. LICENSOR acknowledges and agrees that
Sections 3 through 10 of this Agreement apply to LICENSOR'S use of LICENSEE'S outdoor classroom
in the same manner, to the same extent, and impose the same obligations on LICENSOR as such
provisions impose on LICENSEE'S use of the licenses granted in Section 3.A herein.
C. Nothing in this Agreement shall be construed as granting LICENSEE the authority to use
any property that is owned by any person or entity other than LICENSOR.
D. This Agreement is not intended to represent permission granted to either party in
perpetuity. Either party may terminate this Agreement, in whole or in part, without cause by giving sixty
(60) days' advance written notice to the other of intent to terminate. Either party may elect to terminate
some but not all uses of the property granted by this Agreement. For example, LICENSOR may provide
advance notice that it is terminating LICENSEE'S right to use the curb cut on the Property used for
delivery of labor and materials to the SOU Sustainability Center without terminating LICENSEE'S right
to use the parking lot as contemplated by this Agreement.
E. Notwithstanding any provision in this Agreement to the contrary or any negotiation,
correspondence, course of performance or dealing, or other statements or acts by or between the parties,
i I
I
i
f
this Agreement grants LICENSEE only those rights expressly stated in this Agreement. This Agreement
creates only a license in the Property, which is revocable only as set forth expressly herein. LICENSOR
and LICENSEE do not by this Agreement intend to create a sublease, easement or another new real
property interest in favor of LICENSEE. The rights granted to LICENSEE by this Agreement are subject
to all covenants, restrictions, easements, agreements, reservations and encumbrances upon, and all other
conditions of title to the Property. The rights granted to LICENSEE by this Agreement are further subject
to all present and future building restrictions, regulations, zoning laws, ordinances, resolutions and orders
of any local, state or federal agency, now or later having jurisdiction over the Property or LICENSEE'S
use of the Property. The parties acknowledge and agree that LICENSEE already has a real property
interest in the Property that exists by reason of its ownership of the Property and its status as lessor of the
Property to LICENSOR, as its lessee. The parties further acknowledge and agree that nothing in this
Agreement violates the Lease in any respect and that the Lease remains in full force and effect. It is the
parties' mutual intention that their respective property interests, rights, and obligations existing prior to
r:
execution of this Agreement remain unchanged by this Agreement, except with regard to the limited and
revocable uses of the Property expressly granted by LICENSOR to LICENSEE in this Agreement.
R This license Agreement is specific to LICENSEE, and may not be transferred or assigned
in any manner, without the prior written approval of LICENSOR.
4. USE RESTRICTIONS
A. LICENSEE shall not remove, damage or alter in any way any existing improvements or
personal property of LICENSOR within the Property without LICENSOR'S prior written approval.
LICENSEE shall repair any damage or alteration to LICENSOR'S property to the same condition that
existed before the damage or alteration, with reasonable wear and tear excepted.
B. LICENSEE shall have a non-exclusive right for ingress, egress and regress, seven (7)
days a week, twenty-four (24) hours a day, for the authorized uses, which right shall be exercised so as
not to unreasonably interfere with any LICENSOR operations.
C. LICENSEE shall maintain any improvements that it makes to the Property and ensure
that its uses do not cause the Property to be disorderly, unsafe or unclean at any time.
D. Subject to the terms set forth herein, LICENSEE acknowledges that its use of the
Property shall be subject and subordinate to, and shall not adversely affect, LICENSOR'S use of the
Property.
E. In the event that LICENSOR terminates some or all of the licenses granted by this
Agreement, LICENSEE shall have no obligation to remove any of the improvements installed on the
Property that LICENSOR approved, including but not limited to approved landscaping, pathways, or
access routes.
5. INDEMNIFICATION.
A. To the extent permitted by Article XI, Section 7 of the Oregon Constitution and the
Oregon Tort Claims Act (ORS 30.260 through 30.300), LICENSEE shall indemnify, defend and hold the
LICENSOR, and its officers, agents and employees harmless against any and all third party claims and
demands, including court costs and reasonable attorney fees at trial and on appeal, arising from the use of
the Property pursuant to this Agreement or other such claims by third parties asserted by reason of this
Agreement, the negligence of LICENSEE, its officers, agents, invitees and/or employees, in conjunction
with or arising out of this Agreement, and the failure of LICENSEE to comply with any term of this
Agreement on its part to be performed. The foregoing indemnity provisions shall not apply to third party
claims or demands arising solely from the negligence of LICENSOR or its officers, agents or employees.
The LICENSOR shall give prompt and timely notice to LICENSEE and LICENSEE shall also give such
notice to the LICENSOR of any third party claim made or suit instituted which might directly or
indirectly affect the other party hereto. Both parties shall have the right to compromise or participate in
the defense of any such matter to the extent of its own interests.
B. LICENSOR shall indemnify, defend and hold the LICENSEE, and its officers, agents and
employees harmless against any and all third party claims and demands, including court costs and
reasonable attorney fees at trial and on appeal, arising from the use of the Property pursuant to this
Agreement or other such claims by third parties asserted by reason of this Agreement, the negligence of
LICENSOR, its officers, agents, invitees and/or employees, in conjunction with or arising out of this
Agreement, and the failure of LICENSOR to comply with any term of this Agreement on its part to be
performed. The foregoing indemnity provisions shall not apply to third party claims or demands arising
solely from the negligence of LICENSEE or its officers, agents or employees. The LICENSEE shall give
prompt and timely notice to LICENSOR and LICENSOR shall also give such notice to the LICENSEE of
any third party claim made or suit instituted which might directly or indirectly affect the other party
hereto. Both parties shall have the right to compromise or participate in the defense of any such matter to
the extent of its own interests.
6. INSURANCE
A. Prior to any use of the Property by LICENSEE and at all times during the term of this
Agreement, LICENSEE and LICENSOR shall carry Commercial General Liability Insurance, including
personal injury liability coverage, with limits of $1,000,000 per occurrence and $2,000,000.00 in the
aggregate. Each party shall provide the other with a certificate of insurance upon request.
B. Nothing contained in the applicable insurance provisions shall be construed as limiting
the liability assumed by LICENSOR and LICENSEE under the express indemnifications in Section 5 of
this Agreement.
7. SURRENDER OF POSSESSION.
Upon the expiration or termination of this Agreement, LICENSEE'S limited right to use the
Property and exercise the privileges and rights granted under this Agreement shall cease, and it shall
surrender and leave the Property in good condition, normal wear and tear excepted.
8. NOTICE.
All notices required or permitted to be given under this Agreement may be personally delivered
or mailed by certified mail, return receipt requested, postage prepaid, to the following address:
r,
TO LICENSOR: Science Works
ATTN: Executive Director
1500 E. Main Street
Ashland, OR 97520
TO LICENSEE: Southern Oregon University
ATTN: Vice President for Finance and Administration
1250 Siskiyou Blvd.
Ashland, OR 97520
9. SEVE ILITY.
If any court or competent authority finds that any provision of this agreement (or part of any
provision) is invalid, illegal or unenforceable, that provision or partial-provision shall, to the extent
required, be deemed to be deleted, and the validity and enforceability of the other provisions of this
agreement shall not be affected.
10. EN'T'IRE AGREEMENT.
This document, together with is expressly referenced exhibits, constitutes the entire agreement
between the parties with respect to the subject matter herein. No other terms or conditions shall be
binding upon either party unless accepted by it in writing. No change in, addition to, or waiver of any of
the provisions of this Agreement shall be binding on either party unless in writing, signed by each party.
No waiver by either party of any breach by the other party of any of the provisions herein contained shall
be construed as a waiver of any subsequent breach, whether of the same or a different provision. This
document may be modified only by an amendment, expressly stated as such, signed by both parties.
It. AGREEMENT AS LICENSE
The parties intend and mutually agree that this Agreement shall be construed as a mere license by
LICENSOR to LICENSEE to use the Property as described herein. This Agreement shall not be
construed as a lease, sublease, rental agreement or easement. It is understood and mutually agreed that
this Agreement creates no interest in the Property that does not already belong to LICENSEE by reason of
its ownership of the Property and status as its lessor of the Property. It is likewise understood and
mutually agreed that the license for LICENSOR to use the outdoor classroom at the SOU Sustainability
Center creates no interest in LICENSEE'S adjacent property.
i
4
F
12. GOVERNING LAW.
This Agreement and any questions which may arise thereunder shall be governed by the laws of
the State of Oregon notwithstanding its conflicts of law pravisions. Venue for any action shall be
exclusively limited to Jackson County or federal courts located in the State of Oregon.
IN WITNESS WHERE OF, the parties hereto have executed this agreement as of the day and year of the
latest date appearing with the signatures below.
SCIENC:EW0, HANDS-ON MUSEUM
BY
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Title:
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STATE OF OREGON ACTING BY AND THROUGH THE STATE BOARD OF HIGHER
EDUCATION, on behalf of Southern Oregon University
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LOBDELL Robert <bob.lobdell@statevoreus> 10:12 AM (1 hour ago)
to Drew, me, Vincent
Hi Drew,
Based on our site visit a few months ago and subsequent research, we don't think that the area in
question is a jurisdictional wetland either. The LWI is an approximation based on air photo review and
county soil surveys. Due to the small size of the area in question and the location it sits in the landscape
(higher ground than the surrounding areas) makes me believe that the hydrology source is artificial and
our regulations do not allow us to take jurisdiction on artificially created wetlands that are less than one
acre in size. If it was a natural wetlands feature, the soils and hydrology would likely extend downslope
which in this case they do not which supports the artificially created wetland call, thus no jurisdiction
over that area.
Forward this email to the city of Ashland and that way if they have any questions of DSL, they can ask
me directly.
Cheers
4i
jj
Robert Lobdell
Resource Coordinator-Enforcement
i
Southern Region-WWCD
Department of State Lands
503-986-5282 Phone
503-378-4844 Fax
I
Zimbra https://zimhra.ashiand.or.us/h/printtnessage?id=91122& 1
i r seversod@ashiand.or.us
Re: Center For Sustainability Planning Application
From : Derek Severson Thu, Jun 12, 2014 10:56 AM
<derek.severson@ashland.or. us>
Subject : Re: Center For Sustainability
Planning Application
:Drew <gilliland@sou.edu>
:Bill Molnar
<molnarb@ashland.or. us>,
James McNamara
<mcnamaraj@sou.edu>
Bcc :Amy Gunter
<amy.gunter@ashland.or.us>
Reply To : Derek Severson
<derek.severson@ashland.or.us>
Drew,
I had reviewed Amy's prior correspondence and spoken with Bill Molnar
before sending the e-mail yesterday.
Both the "possible wetland" and the piped reach of Paradise Creek are
identified in adopted city maps as subject to city regulations. These
maps and associated regulations have been adopted by ordinance and
acknowledged by the state.
As Amy noted in her May 16th e-mail, AMC 18.63.020.C. states that
The burden is on the property owner to demonstrate that the
requirements of this chapter are met or not applicable to development
activity or other proposed use or alteration of the land... 1/7 cases where
the location of the Water Resource Protection Zone is unclear or
disputed, the Staff /l dvisor may require a survey, delineation prepared
1 of 5 6/12/2014 10:59 AM
Zimbra https•//7.imbra.ashland.or.us/h/printmessage?id=91122&1
by a natural resource professional or a sworn statement from a natural
resource professional that no Water Resources or Water Resource
Protection Zones ekist on site." Amy also explained that if the adopted
maps are to be disputed, this would need to be addressed with a
delineation through your land use application.
The land use application provided May 20th does not address the
wetland, and work seems to be continuing in proximity to apparent
wetland vegetation (cattails) observed on site without land use review
or approval. To be clear, until a delineation is provided that has been
completed by a wetlands biologist, accepted in writing by the state, and
reviewed through the local land use process there should not be work
occurring in the vicinity of possible wetlands, wetland-like features or
the piped section of Paradise Creek on the site.
Derek Severson, Associate Planner
City of Ashland, Department of Community Development
51 Winburn Way, Ashland, OR 97520
PH- (541) 552-2040 FAX: (541) 552-2050 TTY:'1-800-735-2900
E-MAIL:derek.severson@ashiand.or.us
this e-mail transmission is the official business of the City of l sh/and,
and is subject to Oregon s public records laws for disclosure and
retention. If you've received this email in error, please contact me at
P11) SS2°2040. Thank you.
Original Message
From: Drew <gilliland@sou.edu>
To: Derek Severson <derek.severson@ashland.or.us>
Cc: Bill Molnar <molnarb@ashland.or.us>, James McNamara
<mcnamaraj@sou.edu>
Sent: Wed, 11 Jun 2014 23:10:33 -0700 (PDT)
2 of 5 6/12/2014 10:59 AM
Zimbra https:Hzimbra.ashland.or.us/h/printi-nessage?id=91122&I
Subject: Re: Center For Sustainability Planning Application
Derek,
Thanks for reviewing. However, it's our understanding the wetlands
were mis-identified; thus, not wetlads. The state is reviewing and have
visited the site. Please speak with Amy Gunter in your department and
she can bring you up to speed. It's also my understanding this is a
state issue and prior to issuing citations it seems prudent to review this
issue that's currently under review.
The path also is outside the wetlands as currently delineated on the
map. Ironically if you review the map that shows the designated
wetlands out in the middle of the field, where no wetlands have ever
been based on county and city maps dated prior to the original
wetlands designation. We have appealed the wetlands designation
through the city and were referred to the State and they did visit the
site with a member of your staff along with SOU staff. His initial review
on site indicated they were not wetlands and most likely mis-identifed,
but he wanted to review with his staff. I would be happy to walk the
site with you. The wetland ruling should be available any day. It's my
understanding the State will communicate directly with Amy Gunter
concerning that specific topic.
Best,
Drew g
Sent from my iPad
On Jun 11, 2014, at 4:40 PM, Derek Severson
erek.severson@ashlan .or.u > wrote:
Drew,
I have reviewed the Planning Action for SOU's Center for
3 of 5 6/12/201 10:59 AM
Zimbra https:Hzirnbra, ashiand. or,us/li/printtnessage?id=91122& 1
Subject: Re: Center For Sustainability Planning Application
Derek,
Thanks for reviewing. However, it's our understanding the wetlands
were mis-identified; thus, not wetlads. The state is reviewing and have
visited the site. Please speak with Amy Gunter in your department and
she can bring you up to speed. It's also my understanding this is a
state issue and prior to issuing citations it seems prudent to review this
issue that's currently under review.
The path also is outside the wetlands as currently delineated on the
map. Ironically if you review the map that shows the designated
wetlands out in the middle of the field, where no wetlands have ever
been based on county and city maps dated prior to the original
wetlands designation. We have appealed the wetlands designation
through the city and were referred to the State and they did visit the
site with a member of your staff along with SOU staff. His initial review
on site indicated they were not wetlands and most likely mis-identifed,
but he wanted to review with his staff. I would be happy to walk the
site with you. The wetland ruling should be available any day. It's my
understanding the State will communicate directly with Amy Gunter
concerning that specific topic.
Best,
Drew e
i
Sent from my iPad
On Jun 11, 2014, at 4:40 PM, Derek Severson
< erek.seversonCa)ashland.or.us> wrote:
Drew,
I have reviewed the Planning Action for SOU's Center for
3 of 5 6/12/2014 10:59 AM
Zimbra https:Hzi-hra.ashland.or.us/h/printmessage?id=91122& 1
This e-mail transmission is the official business of the City of
Ashland, and is subject to Oregon's public records laws for
disclosure and retention. If you've received this e-mail in error,
please contact me at (511) SS2®2040. Thank you.
<2014®0611 Incomplete Letter.pdf>
5 of 5 6/12/2014 10:59 AM
i
June 11, 2014
Southern Oregon University
Facilities Management and Planning
Attn: Drew Gilliland
355 Walker Avenue
Ashland, OR 97520-5097
RE: Incompleteness Determination for PA-2014-00862
155 Walker Avenue/SOU Center for Sustainability
Dear Mr. Gilliland,
I have reviewed the submittals for your application received on May 20, 2014 for Site Review and
Conditional Use Permit approval for SOU's Center for Sustainability located at 155 Walker Avenue.
After examining the materials presented, I have determined that the application is incomplete as further
detailed below. Incomplete applications are subject to delay in accordance with ORS 227.178. The
application cannot be further processed and deemed complete until the missing information described
below is submitted, or the applicant indicates that the missing information will not be provided.
o Conditional Use Permit (CUP) -The materials provided indicate that the application includes a request
to amend the SOU Master Plan. This would require a "Type III" procedure before the City Council to
adopt a revised Master Plan by ordinance, and would entail a longer, more involved application process
and substantially higher fee. In staff's view, it would be cleaner all around to simply request a
Conditional Use Permit as provided in AMC 18.64.030.A. to allow, "Any use, site design, or construction
or alteration of some not agreed upon in advance by the City and SOU in the SOU Plan." While not
entirely clear without a site plan in the application materials, it does not seem that the portion of the
site identified as part of the "Faculty Village" will be irreversibly altered with the current request, and
changes to the long-term plans forthe area could be revisited with the next Master Plan update.
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o Site Review - As detailed in AMC 18.108.040.A.1.c:7, any change in use of a lot from one general use
category to another general use category (e.g., from residential (R-1) occupancy to commercial (B)
occupancy, triggers Site Review approval and requires an application demonstrating that the site is
being brought into compliance with the standards for the proposed use.
o The approval criteria for Site Review, which must be addressed in written findings, are found
on-line at http://ashiand.onus/CodePrint.asp?CodelD=3358 and include:
A. All applicable City ordinances have been met or will be met by the proposed
development.
B. All requirements of the Site Review Chapter have been met or will be met,
C. The development complies with the Site Design Standards adopted by the City Council
for implementation of this Chapter (see below).
Community Development Dept. Tel: 541-552-2040
20 E. Main Street Fax: 541-552-2050 l
Ashland, Oregon 97520 TTY: 800-735-2900 J
wwmashland.or.us derek.severson,asWand.or.us
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D. That adequate capacity of City facilities for water, sewer, paved access to and through
the development, electricity, urban storm drainage, and adequate transportation can
and will be provided to and through the subject property. All improvements in the street
right-of-way shall comply with the Street Standards in Chapter 18.88, Performance
Standards Options,
z
o The applicable Site Design Standards referenced in the approval criteria are found in the Site
Design & Use Standards on-line at: hftp://www.ashiand.or.us/Files/SDUS Revised 6.1.2012,pdf.
Applicable sections of the Site Design & Use Standards include: `
Basic Site Review Standards (Comm., Emp,, Ind,) (begins on page 21 of 124)
Parking Lot Landscaping & Screening (begins on page 33 of 124)
Street Tree Standards (begins on page 35 of 124)
Water Conserving Landscaping Guidelines & Policies (begins on page 37 of 124)
o The plan submittal requirements for Site Review are found on-line at:
http://ashland.or.us/CodePrint.asp?CodelD=3357.
Particularly attention should be paid to providing detailed written findings; a detailed, scalable site plan
for the entire site; existing and proposed floor plans for the existing farmhouse and any additional
accessory buildings proposed; exterior elevations of the buildings; the uses proposed for the site; and
details of how parking and site circulation are to be addressed.
o Parking - The application notes that an existing six vehicle gravel lot will remain to provide parking for
the proposed Center for Sustainability, with one space to be paved as the required disabled-accessible
space. City standards require that parking other than for single family residential uses be paved and
improved to standards, with required parking lot landscaping including one parking lot tree per seven
parking spaces, similar to (and referenced in) the Parking Lot design standards from SOU's own Master
Plan. The application needs to detail how the parking requirements, placement and design standards
are to be satisfied, or demonstrate that the proposal qualifies for Variance to the standards. (If parking
at Science Works is to be used, with an accessible path installed, a lease detailing the use and availability
of that parking needs to be provided and the parking and associated improvements to accommodate
circulation detailed on the site plan in order to review the proposal for compliance with standards.) The
bicycle parking type. and placement should also be noted on the site plan to be provided.
o Wetland Delineation - As has been previously discussed at some length, Ashland's adopted Local
Wetlands Inventory and Water Resources Map (See http://ashiand.or.us/Files/Riparian Wetlands.pdf )
identify a 'possible wetland' on the property located behind the barn structure on Walker Avenue. As
an identified 'possible wetland', this area is regulated under Ashland's Water Resource Protection Zones
Ordinance in.AMC 18.63 (See http://ashland.or.us/CodePrint.asp?Branch=True&CodelD=3816 These
regulations created a Wetland Water Resource Protection Zone which 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 the wetlands. (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 that equal
or better protection of the functions and values of the resource will be ensured.) And activities within
the wetland protection zone are strictly regulated and to be deemed complete and further processed
the application will need to include a wetland delineation that graphically represents the location of
Community Development Dept. Tel: 541-552-2040
20 E. Main Street Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.onus derek.severson( ss ( ~
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wetlands on a site plan map in accordance with Section 18.63.12.t1.A.3. This delineation must be
prepared by a prepared by a qualified wetland specialist Depending upon the findings of the
delineation, the application would also need to address the proposed uses of the site (and any work
already done without required approvals) in terms of the requirements and allowances of AMC 18.63.
Despite several communications that the site contains a wetland which needs to be addressed prior to
continued site disturbance, work appears to be continuing on site in proximity of the wetland. This work
may need to be corrected as a condition of land use approvals, depending on the ultimate outcome of a
wetland delineation. Should further work on site continue prior to the wetland being delineated by a
qualified professional and obtaining requisite approvals, the City will be forced to issue citations as
provided in the municipal code for violations of the Water Resource Protection Zones Ordinance.
o Paradise Creek - The area west of the Forensics Lab from East Main Street to the railroad tracks
includes a piped reach of Paradise Creek, in the approximate area of the Forensics Lab's bio-swale.
Similar to a wetland, there is a water resource protection zone which extends 15 feet from the center
line of this creek (one-half the standard protection zone width because the resource is piped in this
location) or the width of any easements (whichever is greater). As with the wetland protection zone,
any activities within this protection zone are strictly regulated. The application will need to address the
proposed uses of the site (and any work already done without required approvals) in terms of the
requirements and allowances of AMC 18.63.
o: Tree Preservation/Protection/Removal - A Tree Inventory and Tree Preservation/Protection Plan in
accordance with AMC 18.61 is required with the application (see
http://ashiand.or.us/CodePrint.asp?CodelD=3302 Any trees six-inches in diameter at breast height or
greater.on the property, or on adjacent properties within 15 feet of the property line, must be identified
on the plan. Any tree removals of trees greater than 18-inches in diameter at breast height (d.b.h.)
require a tree removal permit in conjunction with the application, in accordance with AMC 18.61.080
(see_ _ I/ashland.or.us/CodePrini.z c _elD=3296
o Signage - The application should include details for all existing and proposed signage include size,
material and placement for review in light of the City's sign ordinance and the University's existing
approved sign program.
o Building Code Issues - There are likely to be Building Code requirements tied to the intensification of
use of the existing residential "R-1" occupancy to a "B" occupancy which may include improvements
beyond simple accessibility upgrades. The Building Division and Public Works/Engineering Department
may also have issues if site grading done without permits has altered drainage as it relates to adjacent
properties or uses. Please contact the Building Division at 541-488-5305 as soon as possible to verify
any issues.
To continue review of your application, you must select and complete one of the following three
options:
1. Submit all of the missing information;
2. Submit some of the requested information and give the City of Ashland Planning Division
written notice that no other information will be provided; or
Community Development Dept. Tel: 541-552-2040
20 E, Main Street Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
wwrwr.ashland.or.us derek.sewerso i@ashbnd.or.us
t
3. Submit written notice to the City of Ashland Planning Division indicating that no other
information will be provided.
Please note that failure to complete one of the three options within 180 days of the original application
submittal date of May 20, 2014 will result in your application being deemed void. The application will
be deemed void if the additional information is not submitted by November 16, 2014. Planning staff
will expedite review of the requested materials once they are received.
I have enclosed a form, entitled the "Applicant's Statement of Completeness". Please review the
enclosed form and return it to me with any additional material you will be submitting. Your application
will not be further processed until the Applicant's Statement of Completeness form is completed and
received by the City of Ashland Planning Division. If you have questions, please don't hesitate to
contact me at 541-552-2040 or via e-mail to de_-L';.L.~;versonrii~,,ashland.or.us .
Regards,
x -_:y--
Derek Severson, Associate Planner
Encl: Applicant's Statement of Completeness
Cc: File, Compliance
Community Development Dept. Tel: 541-552-2040
20 E. Main Street Fax: 541-552-2050 " l
Ashland, Oregon 97520 TTY: 800-735-2900 _
www.ashiand.or.us derekseversont@ashland.or.us
Date Received
(to be completed by staff)
Applicant's Statement of Completeness
(To be completed by the Applicant and returned to the Cite of Ashland Planning Division)
Re: PA-2014-00862;155 Walker Avenue
Date Application Expires: November 16, 2014
Pursuant to an Incompleteness Determination, t, the undersigned applicant or agent for the applicant,
elects one of the three options below by initialing:
1. Submit All of the Missing Information
(Iniiial if clccted)
I am submitting all of the information requested in the Incompleteness Determination letter.
Unless checked below, I am requesting that the City of Ashland Planning Division review this additional
information within 30 days of submission to determine whether the application is complete. I understand,
that this 30-day review for completeness period for the new information preserves my opportunity to
submit additional materials, should it be determined that the application is still incomplete after the
second review. (Note: the 120-day period for° the City of Ashland's final determination of compliance
with applicable criteria does not commence until the additional review for completeness period is
completed.)
Check if desired
❑ I waive further review of the information submitted for completeness and direct review of
the information submitted for compliance with the Community Development Code
criteria, regardless of whether the application is, in fact, later determined by the staff to
be incomplete.
I understand that by checking the above statement the application will be evaluated based upon
the material submitted and no notice of any missing information will be given. If material
information is missing from the. application, the application will fail to meet the burden of
showing that all criteria are met, and the application will be denied.
Community Development Dept. Tel: 541-552-2040
20 E. Main Street Fax: 541-552-2050 "
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.or.us derek.severson(- us
( ) 2. Submit Some of the Requested Information: Decline to Provide Other
Information
(Initial if clecteil)
I am submitting some of the information requested and declining to submit other information requested
in the Incompleteness Determination letter. I understand that by declining to submit all information the
City of Ashland believes necessary, the Ashland Planning Division may conclude that the applicable
criteria are not met and a Denial will be issued or recommended.
) 3. Decline to Provide any of the requested Information
(Iftitcxl if elector
I decline to provide any of the information requested. I understand that the Community Development
Department may conclude that the applicable criteria are not met and a Denial will be issued or
recommended.
Signed and Acknowledged
(Applicant or Applicant's Agent)
Date
return to:
City of Ashland
Planning Department
Attn: Derek Severson
c/o 20 E. Main St.
Ashland, OR 97520
Community Development Dept. Tel: 541-552-2040
20 E. Main Street Fax: 541-552-2050 (
Ashland, Oregon 97520 TTY: 800-735-2900 l
www.ashland.or.us derek.sf id.or.us
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May 19, 2014
Application for a Conditional Use Permit and Site Review for the SOU Center for
Sustainability (CFS).
SOUTHERN
OREGON Purpose of this Application
UNIVERSITY The subject property is designated "Faculty Village" housing on the currently adopted
SOU Master Plan. This CUP is to request a change to the SOU Master Plan to allow for
current and future CFS programs. Concurrently, a Site Review is requested to change the
occupancy of the existing single family house at 155 Walker Avenue from an "R-1"
(residential) to"B" (business) occupancy. This house will be used as an office for CFS
programs.
General CFS Project/Program Description
The SOU Center for Sustainability is a living and learning laboratory for applied research
and projects in sustainability. The Center serves as a community resource for
sustainability education, fosters sustainable business development, promotes
interconnectedness, and facilitates leadership training through thoughtful learning and
practice. The SOU Center for Sustainability will serve Southern Oregon as an
interdependent hub of innovative sustainability training, leadership, and technology.
Through community and industry partnership, the Center models a learning space for
innovation, global citizenry, and sustainable living. The Center adds beauty to the SOU
campus as a place of art, resilience, thoughtful activity, and transformation. SOU
students, faculty, and staff work collectively with community leaders, children, families,
businesses, neighbors, leaders, and government to train sustainability leaders through
hands-on authentic solution development. Short-term development of the project
includes development of outdoor spaces for demonstration in sustainable technologies,
sustainable agriculture, and nature interpretation.
Project Location
Southern Oregon University
391EIOCA Tax Lot 1400; 391EIOBD Tax Lot 4100
CFS Street address; 155 Walker Avenue
Zoning
SO Zone
155 Walker House - Proposed Changes
The existing house at 155 Walker Avenue has been used as a rental house in recent years.
By this application, SOU requests a change of occupancy from R-1(Residential) to B
(Business). The building will serve as the on-site office for the CFS. The only changes
planned for the building are necessary improvements to bring the bnildillg into
compliance with current ADA standards.
Facilities Management and Planning
351 Walker Avenue
Ashland, Oregon 97520-5097
Tel 541-552-6231
Fax 541-552-6235 Page 1 of 5
i.
Utility Summary
Domestic Water: A new water meter has been installed on Walker Ave south of the
155 Walker house. The primary water source for CFS activities is
Talent hrigation District (TID) water. City water will be utilized
SOUTHERN for plant propagation when TID is not available and for uses
OREGON requiring potable water such as produce washing.
UNIVERSITY Sanitary Sewer: No new connections to the City sewer system.
Storm Drainage: No plans to add any significant impervious area.
Electrical Service: No new electrical service required.
Access and Parking
No new parking will be provided for the CFS. The existing gravel parking lot at 155
Walker accommodates approximately (6) vehicles and will remain. SOU will pave one
space in that lot along with an access aisle to make the 155 Walker house ADA
accessible.
SOU has a lease agreement with Science Works to bring bus groups of students to CFS
via the existing Science Works parking lot. A curb cut and an accessible path with a
crushed rock surface will allow ADA access into the site from the Science Works lot.
Promoting alternate modes of transportation is part of the CFS mission. Many CFS
students and visitors will walk to the site. A 40-unit covered bike parking unit has
already been installed next to 155 Walker.
Planned Site Changes
The current site is almost completely covered with weeds which SOU mows a couple of
times each spring to reduce fire danger. Several hundred cubic yards of unsuitable soils
and debris (concrete, asphalt, construction debris, tree stumps, etc.) has been removed
from the site. No existing trees will be removed as part of this project.
The site will be used to promote collaborative education and research in the field of
sustainability broadly. Site enhancements will include horticultural and ornamental
plantings, sites for student research, and educational or interpretive areas.
Written Findinl4s Addressing Criteria from 18.104 for the Conditional Use Permit
A. That the use would be in conformance 144th all standards }-Within the zoning district
in which the use is proposed to be located, and in conformance with relevant
comprehensive plan policies that are not implemented by any City, State or
Federal laiv or program. The site for the proposed CFS is in the SO zone. The
proposed use (agricultural and educational activities) is outright permitted use in
the SO zone and is in conformance with the comprehensive plan.
B. That adequate capacity of City facilities for water, sewer, paved access to and
Facilities Management and Planning
351 Walker Avenue
Ashland, Oregon 97520-5097
Tel 541-552-6231
Fax 541-552-6235 Page 2 of 5
through the development, electricity, urban storm drainage, and adequate
transportation can be provided to and through the subject property.
Anew 1 `/z" domestic water service will supply water to irrigate plantings when
the primary (TID) irrigation water is not available or where potable water is
SOUTHERN needed. No new sewer, electrical or stolen drain connections are required.
OREGON
UNIVERSITY All existing vehicle, bicycle and pedestrian routes and connections adjacent to the site
will remain unchanged by this project. The only vehicle access within the site will be for
agricultural and service vehicles. CFS activities will generate additional trips to the
currently unused property.
k
C. That the conditional use ivill have no greater adverse material effect on the
livability of the impact area when compared to the development of the subject lot ~
with the target use of the zone. When evaluating the effect of the proposed use on
the impact area, the following factors of livability of the impact area shall be
considered in relation to the target use of the zone:
1) Similarity) in scale, bulk and coverage.
The target use in the currently adopted SO plan is for faculty housing.
The proposed agricultural and educational uses will have far less effect on
the livability of the impact area than would faculty housing. The proposed
uses do not envision any significant permanent new structures; therefore
Scale, Bulk and Coverage of the site do not apply to this review.
2) Generation of traffic and effects on surrounding streets. Increases in
pedestrian, bicycle, and mass transit use are considered beneficial
regardless of the capacity offacilities.
This project will result in some additional vehicle trips to the site, but not
very many. No new parking is needed for the CFS. As previously
discussed, the proximity to the campus, the existing bike lanes on Walker,
a continuous sidewalk along the west side of Walker from Ashland St to
East Main (to be finished this summer) and new covered bicycle parking
(already installed) all encourage alternate modes of transportation.
3) Architectural compatibility with the impact area.
No significant permanent structures are proposed. Architectural
compatibility is not applicable.
4) Air quality, including the generation of dust, odors, or other
environmental pollutants.
Dust and odors associated with environmentally sound farming practices
are to be expected. Agricultural uses are outright permitted use in this
zone.
5) Generation of noise, light and glare.
Facilities Management and Planning
351 Walker Avenue
Ashland, Oregon 97520-5097
Tel 541-552-6231
Fax 541-552-6235 Page 3 Of 5
i
Noise resulting from typical farming practices and from educational group
activities is expected. No new exterior lighting is proposed.
6) The development of adjacent properties cis envisioned in the
SOUTHERN Comprehensive Plan. SOU owns all the property surrounding the
OREGON proposed site with the exception of the railroad right-of-way to the south
UNIVERSITY and the Ashland School District property across Walker Ave to the east.
This project would not affect development of adjacent properties in any
way.
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7) Other factors found to be relevant by the Hearing Authority for review of
the proposed use.
We know of no other factors to address at this time.
Written Findings Addressing the Following Criteria from 18.72 for Site Review
Approval for the 155 Walker Avenue Change-of-Use.
A. All applicable City ordinances have been met or ivill be met by the proposed
development.
This site review request is limited to a change the use of the existing house at 155
Walker, from a residential (R-1) occupancy to an office (B) occupancy. The only
alterations proposed for the house are to provide necessary improvements to make
the building ADA accessible. We have reviewed the SO zone requirements and we
believe the proposed project conforms to all applicable City ordinances.
B. All requirements of the Site Review Chapter have been met or will be met.
We have reviewed Chapter 18.72 and we believe this submittal conforms to all
requirements.
C. The development complies ivith the Site Design Standards adopted by the City
Council for implementation of this chapter.
The 155 Walker Ave house and all other structures on the property are existing and
will remain. The only proposed changes to the 155 Walker exterior are to rebuild
the existing wheelchair ramp so that it meets ADA standards and to create an
accessible front door.. We believe the proposed project complies with all
applicable requirements of the Site Review Chapter
D. That adequate capacity of City facilities for water, sewer, and paved access to and
through the development, electricity, urban storm drainage, and adequate
transportation can be provided to and through the subject property.
Water, sewer, electrical, storm drainage, driveway access and parking for 155
Walker are existing and will not be changed by this project. No new connections to
City utilities are requested.
Facilities Management and Planning
351 Walker Avenue
Ashland, Oregon 97520-5097
Tel 541-552-6231
Fax 541-552-6235 Page 4 of 5
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Contact Person
For questions or more information concerning this application please contact Jim McNamara at
SOU Facilities Management and Planning. Phone: 541-552-6888, Email: mcnamaraj@sou.edu.
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Enclosures:
SOUTHERN Site Map
OREGON
UNIVERSITY
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Facilities Management and Planning
351 Walker Avenue
Ashland, Oregon 97520-5097
Tel 541-552-6231
Fax 541-552-6235 Page 5 of 5
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WALKER
EXI
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APPROXIMATE BNDARY OF
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Planning Division ZONING MIT APPLICATION
- 51 Winburn Way, Ashland OR 97520
CITY of FILE#
ASHLAND 541-488-5305 Fax 541-488-6006
DESCRIPTION OF PROJECT
DESCRIPTION OF PROPERTY Pursuing LEEDO Certification? ❑ YES ❑ NO
Street Address -
Assessor's Map No. 39 1 E Tax Lot(s)
Zoning Comp Plan Designation
APPLICANT
Name Phone E-Mail
Address -
City Zip
PROPERTY OWNER
Name Phone E-Mail
Address : e City _ i Zip
SURVEYOR ENGINEER ARCHITECT LANDSCAPE ARCHITECT OTHER
Title Name Phone E-Mail
Address City Zip
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. 1 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. 1 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 possib in my structures being built in reliance thereon being required to
be lemoved .my expense If 1 ha`vs any d~Ubts, l am advised to seek competent professional a f . ice and as `istance.
t a N
`Applicant's Signature Date
As,owner of the properfi rrv lved in this request, l have read and understood the comp) to application and its consequences to me as a property
owner f
Prope y Owner's Signature (required) Date
[To be completed by City Staff)
Date Received r` Zoning Permit Type Filing Fee $
OVER
Wcomm-dev\planning\Fonns & HandoutsVoning Pemit Application. doe
ZONING PERMIT SUBMITTAL REQUIREMENTS
❑ APPLICATION FORM must be completed and signed by both applicant and property owner.
❑ FINDINGS OF FACT - Respond to the appropriate zoning requirements in the form of factual statements or
findings of fact and supported by evidence. List the findings criteria and the evidence that supports it. Include
information necessary to address all issues detailed in the Pre-Application Comment document.
❑ 2 SETS OF SCALED PLANS no larger than 11"x17". Include site plan, building elevations, parking and landscape
details. (Optional -1 additional large set of plans, 2'x3', to use in meetings)
❑ FEE (Check, Charge or Cash)
❑ LEED® CERTIFICATION (optional) - Applicant's wishing to receive priority planning action processing shall
provide the following documentation with the application demonstrating the completion of the following steps:
® Hiring and retaining a LEED® Accredited Professional as part of the project team throughout design and
construction of the project; and
® The LEED® checklist indicating the credits that will be pursued.
NOTE:
® Applications are accepted on a first come, first served basis.
® Applications will not be accepted without a complete application form signed by the applicant(s) AND property
owner(s), all required materials and full payment.
® All applications received are reviewed for completeness by staff within 30 days from application date in accordance
with ORS 227.178.
® The first fifteen COMPLETE applications submitted are processed at the next available Planning Commission
meeting. (Planning Commission meetings include the Hearings Board, which meets at 1:30 pm, or the full Planning Commission, which
meets at 7:00 pm on the second Tuesday of each month. Meetings are held at the City Council Chambers at 1175 East Main St).
® A notice of the project request will be sent to neighboring properties for their comments or concerns.
® If applicable, the application will also be reviewed by the Tree and/or Historic Commissions.
Wcomm-dev\plannin&om & Hmdouts\Zoning Permit ApplicationAm
Job Address: 155 WALKER AVE Contractor:
ASHLAND OR 97520 Address:
C
Owner's Name: SOU O Phone:
Customer 07388 N State Lic No:
P SOU T City Lic No:
L Applicant: 1250 SISKIYOU BLVD R
Address: ASHLAND OR 97520 A,
C C Sub-Contractor:
A Phone: T Address:
N Applied: 05/20/2014 O
T Issued: R
Expires: 11/16/2014 Phone:
State Lic No:
Maplot: 391 e10bd4100 City Lic No:
DESCRIPTION: Conditional use permit for SOU center for sustainability.
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
Conditional Use Permit Type 1 998.00
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.or.us
Inspection Request Line: 541-552-2080 CITY ® F
,
Job Address: 155 WALKER AVE Contractor:
ASHLAND OR 97520 Address:
A C
P Owner's Name: SOU 0 Phone:
Customer 07388 N State Lic No:
L SOU T City Lic No:
Applicant: 1250 SISKIYOU BLVD R
Address: ASHLAND OR 97520 A
C Sub-Contractor:
A Phone: T Address:
N Applied: 05/20/2014 0
T Issued: R
Expires: 11/16/2014 Phone:
State Lic No:
Maplot: 391e10bd4100 City Lic No:
DESCRIPTION: Conditional use permit for SOU center for sustainability.
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
Conditional Use Permit Type 1 998.00
CONDITIONS OF APPROVAL
COMMUNITY DEVELOPMENT Tel: 541-488-5305
20 East Main St. Fax: 541-488-5311
Ashland, OR 97520 TTY: 800-735-2900
wwmashland.or.us
CITY OF,
Inspection Request Line: 541-552-2080 -A S H LAN