HomeMy WebLinkAboutPioneer_147_&_149_PA-2017-00005
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February 10, 2017
Notice of Final Decision
On February 9, 2017, the Community Development Director approved the request for the
following:
Planning Action: PA-2017-00005
Subject Property: 147/149 N. Pioneer
Owner: Katherine J. Uhtoff Trustee
Applicant: Marie Uhtoff
Description: This application has two components. The first is a request for "Site Design
Review" to allow for a change-of-use from office to retail with associated interior modifications.
The second is a request for a "Variance to Parking Standard for Commercial Buildings in the
Historic District". COMPREHENSIVE PLAN DESIGNATION: Commercial; ZONING: C-1;
ASSESSOR'S MAP: 39 lE 09 BB; TAX LOT 12000.
The Community Development Director's decision becomes final and is effective on the 12th day
after the Notice of Final Decision is mailed. Approval is valid for a period of 18 months and all
conditions of approval identified on the attached Findings are required to be met prior to project
completion.
The application, all associated documents and evidence submitted, and the applicable criteria are
available for review at the Ashland Community Development Department, located at 51
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)
18.5.1.050(F) and/or file an appeal to the Ashland Planning Commission as provided in ALUO
18.5.1.050(G). The ALUO sections covering reconsideration and appeal procedures are attached.
The appeal may not be made directly to the Oregon Land Use Board of Appeals.
If you have any questions regarding this decision, please contact Cory Darrow in the Community
Development Department at (541) 488-5305,
cc: Parties of record and property owners within 200 ft
COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541488-5305
51 Winburn Way Fax: 541-552-2050 f A
Ashland, Oregon 97520 TTY: 800-735-2900 4
www.ashland.or.us
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SECTION 18.5.1.050 Type I Procedure (Administrative Decision with Notice)
E. Effective Date of Decision. Unless the conditions of approval specify otherwise or the decision is appealed pursuant to
subsection 18.5.1.050.G, a Type I decision becomes effective 12 days after the City mails the notice of decision.
F. Reconsideration. The Staff Advisor may reconsider a Type I decision as set forth below.
1. Any party entitled to notice of the planning action, or any City department may request reconsideration of the action
after the decision has been made by providing evidence to the Staff Advisor that a factual error occurred through no
fault of the party asking for reconsideration, which in the opinion of the Staff Advisor, might affect the decision.
Reconsideration requests are limited to factual errors and not the failure of an issue to be raised by letter or evidence
during the opportunity to provide public input on the application sufficient to afford the Staff Advisor an opportunity
to respond to the issue prior to making a decision.
2. Reconsideration requests shall be received within five days of mailing the notice of decision. The Staff Advisor shall
decide within three days whether to reconsider the matter.
3. If the Staff Advisor is satisfied that an error occurred crucial to the decision, the Staff Advisor shall withdraw the
decision for purposes of reconsideration. The Staff Advisor shall decide within ten days to affirm, modify, or reverse
the original decision. The City shall send notice of the reconsideration decision to affirm, modify, or reverse to any
party entitled to notice of the planning action.
4. If the Staff Advisor is not satisfied that an error occurred crucial to the decision, the Staff Advisor shall deny the
reconsideration request. Notice of denial shall be sent to those parties that requested reconsideration.
G. Appeal of Type I Decision. A Type I decision may be appealed to the Planning Commission, pursuant to the following:
1. Who May Appeal. The following persons have standing to appeal a Type I decision.
a. The applicant or owner of the subject property.
b. Any person who is entitled to written notice of the Type I decision pursuant to subsection
18.5.1.050.B.
c. Any other person who participated in the proceeding by submitting written comments on the application to the
City by the specified deadline.
2. Appeal Filing Procedure.
a. Notice of Appeal. Any person with standing to appeal, as provided in subsection 18.5.1.050.G.1, above, may
appeal a Type I decision by filing a notice of appeal and paying the appeal fee according to the procedures of
this subsection. The fee required in this section shall not apply to appeals made by neighborhood or community
organizations recognized by the City and whose boundaries include the site. If an appellant prevails at the
hearing or upon subsequent appeal, the fee for the initial hearing shall be refunded.
b. Time for Filing. A notice of appeal shall be filed with the Staff Advisor within 12 days of the date the notice of
decision is mailed.
c. Content of Notice of Appeal. The notice of appeal shall be accompanied by the required filing fee and shall
contain.
i. An identification of the decision being appealed, including the date of the decision,
ii. A statement demonstrating the person filing the notice of appeal has standing to appeal.
iii. A statement explaining the specific issues being raised on appeal.
iv. A statement demonstrating that the appeal issues were raised during the public comment period.
d. The appeal requirements of this section must be fully met or the appeal will be considered by the City as a
jurisdictional defect and will not be heard or considered.
3. Scope of Appeal. Appeal hearings on Type I decisions made by the Staff Advisor shall be de novo hearings before
the Planning Commission. The appeal shall not be limited to the application materials, evidence and other
documentation, and specific issues raised in the review leading up to the Type I decision, but may include other
relevant evidence and arguments. The Commission may allow additional evidence, testimony, or argument
concerning any relevant ordinance provision.
4. Appeal Hearing Procedure. Hearings on appeals of Type I decisions follow the Type II public hearing procedures,
pursuant to section 18.5.1.060, subsections A - E, except that the decision of the Planning Commission is the final
decision of the City on an appeal of a Type I decision. A decision on an appeal is final the date the City mails the
adopted and signed decision. Appeals of Commission decisions must be filed with the State Land Use Board of
Appeals, pursuant to ORS 197.805 - 197.860.
COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305
51 Winburn Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.onus
ASHLAND PLANNING DEPARTMENT
FINDINGS & ORDERS
PLANNING ACTION: PA-2017-00005
SUBJECT PROPERTY: 147 / 149 N. Pioneer Street
OWNER: Katherine J. Uhtoff Trustee
APPLICANT: Marie Uhtoff
DESCRIPTION: This application has two components. The first is a request for "Site Design
Review" to allow for a change-of-use from office to retail with associated interior modifications. The
second is a request for a "Variance to Parking Standard for Commercial Buildings in the Historic District".
COMPREHENSIVE PLAN DESIGNATION: Commercial; ZONING: C-1; ASSESSOR'S MAP: 39
lE 09 BB; T LOT 12000
SUBMITTAL, DATE: January 3, 2017
DEEMED COMPLETE DATE: January 9, 2017
STAFF APPROVAL DATE: February 9, 2017
FINAL DECISION DATE: February 21, 2016
APPROVAL EXPIRATION DATE: August 21, 2018
Property:
The subject property, Assessor's map 39 lE 09 BB Tax Lot 12000, is a through-lot located approximately
100 feet north of Lithia Way with frontage on both North Pioneer Street and Oak Street. The C-1
(Commercial) zoned property is 0.11 acres in size and irregularly shaped with a depth of approximately
139 feet and a narrow average width of approximately 34 feet.
The property is located within the Ashland Railroad Addition Historic District and is listed in the Ashland
Historic Resources Inventory as containing a non-contributing, "single-story concrete block office j
building... constructed in 1971 [that were] long the offices of Bob Cresap, a Farmers Insurance Agent."
There building is divided into two suites; 147 and 149 North Pioneer Street. Both suites have been
historically used as office space since the construction of the building. The structure is approximately
1,440 square feet in total and the site contains two non-striped vehicle parking spaces and zero bicycle
parking spaces.
Proposal:
The application requests Site Design Review approval to allow for the conversion from office to retail.
The interior will be adjusted to contain approximately 1,000 square feet of retail space; the remaining 440
square feet will be dedicated for storage, office space and restrooms.
Retail uses have a higher parldng requirement than offices leading to the second component of the
proposal, which is a request for a Variance to Parking Standards for Commercial Buildings in the Historic
District. Under certain circumstances, this variance allows for a parking requirement reduction of up to
50%.
In order to preserve existing structures within the Historic District overlay while permitting the
redevelopment of property to its highest commercial use, the Staff Advisor, through a Type I procedure
and pursuant to section 18.5.1.050, may grant a Variance to the parking standards of section 18.4.3.040
PA-2017 -00005
147 / 149 North Pioneer Street / ctd
Page 1
by up to 50 percent for commercial uses within the Historic District overlay. The intent of this provision
is to provide as much off-street parking as practical while preserving existing structures and allowing them
to develop to their hill commercial potential. j
The City, through this ordinance provision, finds that reuse of the building stock within the Historic
District overlay is an exceptional circumstance and an unusual hardship for the purposes of granting a
variance.
Site Design Review:
Many aspects of the subject property are nonconforming as construction took place prior to the adoption of
current design standards. For sites, such as 147 / 149 N. Pioneer, that do not conform to the standards of
section 18.4.2.040 (Building Placement, Orientation, and Design), an equal percentage of the site must be
made to comply with the standards of this section as the percentage of building expansion. No expansion of
the building has been proposed in this application.
The proposal includes actions that will bring the site further into conformance with other Site Design Review
requirements including those identified in sections `Landscaping, Lighting, and Scr Bening', `Parking, Access
and Circulation', and 'Street Design Standards'.
The application proposes to install a screened garbage and recycle area west of the building along the northern
property line. The parking spaces will be restriped in a staggered accommodation to accommodate this area.
The Ashland Municipal Code requires one street tree per 30 feet within the public-right-of-way. Currently,
there are no street trees along the west side of North Pioneer between Lithia Way and the subject property.
The application proposes to install one new irrigated street tree adjacent to the property. More details
regarding right-of-way improvements are addressed later in the findings.
The site currently has two established off-street parking spaces. The parking requirement for retail uses is one
space per 350 square feet of floor space. The parking requirement for office space is one per 500 square feet
of floor space. The total parking requirement for the retail portion of the proposal is 2.86 (1,000 / 350); the
requirement for the remaining space is.88 (440 / 500). The total parking requirement for the proposal is four
off-street spaces (3.76 rounded). Parking is addressed further when reviewing the variance proposal.
Bicycle parking is required at a minimum of two spaces. The application notes bicycle parking will be
provided in excess of this requirement by providing two spaces (one inverted u-rack) along the front of
the building between the two primary entrances, as well as an additional six spaces (three inverted u-racks)
within the landscaped parkrow through issuance of a right-of-way encroachment permit by the Public
Works Department. Installation of bicycle parking and concrete pavers within the parkrow requires an
exception to Street Design Standards.
Exception:
The application requests an Exception to the Street Design Standards to allow for the installation of concrete
or pavers and bicycle parking within the parkrow.
Staff finds that the exception would result in a product largely consistent with the existing pattern along North
Pioneer Street. The exception will result also in superior transportation facilities, and increase feelings of
safety and experience for local cyclists. The Ashland Municipal Code recognizes that increases in bicycle or
pedestrian traffic are beneficial regardless of existing capacity.
PA-2017 -00005
147 / 149 North Pioneer Street / ctd
Page 2
Variance:
Staff may approve a variance if a number of criteria are met. Below is Staff's analysis of the proposal for a
variance.
1. The variance is necessary because the subject code provision does not account for special or unique
physical circumstances of the subject site, such as topography, natural features, adjacent
development, or similar circumstances. A legal lot determination may be sufficient evidence of a
hardship for purposes of approving a variance.
Pursuant to AMC 18.4.3.020.E the "reuse of the building stock within the Historic District overlay is
an exceptional circumstance and an unusual hardship for the purposes of granting a variance". It has
also been found that a special or unique physical circumstance exists because of the unusually narrow
width and triangular shape of the lot, which prevents the addition of creating additional parking spaces
on site.
2. The variance is the minimum necessary to address the special or unique circumstance related to the
subject site.
The parking requirement for the proposal is 3.76 (read four spaces) spaces. The request is to recognize
the unique circumstance and constraints of the lot which prevent the site from adapting to other uses.
The applicant is requesting a variance to reduce the parking requirement by 1.76 spaces to allow the
two existing parking spaces to serve the proposed retail use.
Staff finds the requested variance is the minimum necessary to alleviate the constraints caused by the
unique and unusual circumstance to allow for the adaptive reuse of the site.
3. The proposal's benefits will be greater than any negative impacts on the development of the adjacent
uses and will further the purpose and intent of this ordinance and the Comprehensive Plan of the city.
The target use of the C-I zone is general retail. The current office use of the site is best suited within
the E-I zoning areas. Allowance of the conversion to retail via issuance of a variance will allow the
site to realize its fullest potential and align more closely with the target use of the zoning designation.
By allowing for the conversion to retail space, the site will see improvements including the addition
of eight bicycle parking spaces, a street tree, screened hash and recycle areas, as well as re-striped
parking areas, and pedestrian refuge areas (awning). These improvements will significantly enhance
the aesthetic of a highly visible site, and will also increase the availability of alternative transportation
infrastructure and the City's street tree inventory. Staff finds the benefits will be greater than any
potential negative impacts.
4. The need for the variance is not self-imposed by the applicant or property owner. For example, the
variance request does not arise as result of a property line adjustment or land division approval
previously granted to the applicant.
The need for the variance arises from the irregular and unusual configuration of the historic property.
This lot was developed long before the current owners took possession. Staff finds the need for a
PA-2017 -00005
147 / 149 North Pioneer Street / ctd
Page 3
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variance is not self-imposed and has not resulted from any action previously taken by the applicant.
The criteria for Site Review approval are described in AMC Chapter 18.5.2.050 as follows:
A. Underlying Zone: The proposal complies with all of the applicable provisions of the underlying zone
(part 18.2), including but not limited to., building and yard setbacks, lot area and dimensions, density
and floor area, lot coverage, building height, building orientation, architecture, and other applicable
standards,
B. Overlay Zones: The proposal complies with applicable overlay zone requirements (part 18.3).
C. Site Development and Design Standards: The proposal con7plies with the applicable Site Development
and Design Standards of part 18.4, except as provided by subsection E, below.
D. City Facilities: The proposal con7plies with the applicable standards in section 18.46 Public Facilities
and that adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved
access to and throughout the property and adequate transportation can and will be provided to the
subject property.
E. Exception to the Site Development and Design Standards. The approval authority may approve
exceptions to the Site Development and Design Standards of part 18.4 if the circun7stances in either
subsection I or 2, below, are found to exist.
1. There is a demonstrable difficulty meeting the specific requirements of the Site Development
and Design Standards due to a unique or unusual aspect of an existing structure or the
proposed use of a site; and approval of the exception will not substantially negatively inipact
adjacent properties; and approval of the exception is consistent with the stated purpose of the
Site Development and Design; and the exception requested is the 7nininu717 which would
alleviate the difficulty.; or
2. There is no demonstrable d cithy in meeting the specific requirements, but granting the
exception will result in a design that equally or better achieves the stated purpose of the Site
Development and Design Standards.
The criteria for an Exception to the Street Design Standards in AMC 18.4.6.040 are as follows:
a. There is demonstrable difficulty in meeting the specific requirements of this chapter due to a unique
or unusual aspect of the site or proposed use of the site.
b. The exception will result in equal or superior transportation facilities and connectivity considering
the following factors where applicable.
i. For transit facilities and related iniproven7ents, access, wait tine, and ride experience.
ii. For bicycle facilities, feeling of safety, quality of experience (i.e., comfort level of bicycling
along the roadway), and fi°equency of conflicts with vehicle cross traffic.
iii. For pedestrian facilities, feeling ofsafety, quality of experience (i. e., comfort level of walking
along roadway), and ability to safety and efficiency crossing roadway.
C. The exception is the rninirnum necessary to alleviate the difficulty.
PA-2017 -00005
147 / 149 North Pioneer Street / ctd
Page 4
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d. The exception is consistent with the Purpose and Intent of the Street Standards in subsection
18.4.6.040.A.
The criteria for a Variance are detailed in AMC 18.5.5.050 as follows:
A. The approval authority through a Type I or Tjpe II procedure, as applicable, may approve a variance upon
finding that it Meets all of the following criteria.
1. The variance is necessary because the subject code provision does not account for special or unique
physical circumstances of the subject site, such as topography, natural features, adjacent development,
or shnilar° circumstances. A legal lot detern7ination n7ay be sufficient evidence of a hardship for° purposes
of approving a variance.
2. The variance is the n7ininiwn necessary to address the special or unique physical circumstances related
to the subject site.
3. The proposal's benefits will be greater than any negative impacts on the development of the adjacent uses
and will further the purpose and intent of this ordinance and the Con7prehensive Plan of the City.
4. The need for° the variance is not self-imposed by the applicant or property) owner. For exan7ple, the
variance request does not arise as result of a property line adjustment or land division approval
previously granted to the applicant.
A In granting a variance, the approval authority may impose conditions similar' to those provided for conditional
uses to protect the best interests of the surrounding property and property owners, the neighborhood, or the
City as a whole.
In Staff's review, the application with the attached conditions meets all applicable criteria for approval of
Site Design Reivew, an exception to Street Design Standards and a variance.
Planning Action # 2017-00005 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
#2017-00005 is denied. The following are the conditions and they are attached to the approval:
1. That all proposals of the applicant be conditions of approval unless otherwise modified here.
2. That the total retail space between both suites shall not exceed 1,000 square feet.
3. That any modification to the interior floor plan that creates additional retail space shall not occur
without first receiving approval from the City of Ashland Planning Division through a Type I
Modification of Planning Approval process.
4. That an encroachment permit from the Ashland Public Works Department shall be obtained prior
to any construction encroaching in the North Pioneer Street right-of-way.
5. That bicycle racks shall consist of staple-design or inverted-u steel racks meeting the individual
rack specifications as illustrated in AMC Figure 18.4.3.070.J.1.
6. That lighting shall be provided in the bicycle parking area on site so that all facilities are thoroughly
illuminated and visible from adjacent walkways or motor vehicle parking lots during all hours of
use.
7. That all site improvements shall be complted prior to operation of any retail operations on site.
PA-2017 -00005
147 / 149 North Pioneer Street / ctd
Page 5
8. That the street tree shall be chosen from the adopted Street Tree List and shall be installed in
accordance with the specifications noted in the Ashland Municipal Code.
9. That the street tree shall be irrigated.
10. An opportunity-to-recycle site of equal or greater size than the solid waste receptacle shall be
included in the trash enclosure in accordance with 18.4.4.040.A.1.
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Bill``Molnar, `i~°ector DAte
PA-2017 -00005
147 / 149 North Pioneer Street / ctd
Page 6
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AFFIDAVIT OF MAILING
STATE OF OREGON )
County of Jackson )
The undersigned being first duly sworn states that:
1. I am employed by the City of Ashland, 20 East Main Street, Ashland,
Oregon 97520, in the Community Development Department.
2. On 2/10/17 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 #2017-00005, 147/149 N Pioneer.
Signature of Employee
Documet2 2/1012017
i
PA-2017-00005 391 E09BB 98001 PA-2017-00005 391 E09BA 11900 PA-2017-00005 391 E09BB 12300
BERMAN STEVEN BERMAN
171 OAK STREET LLC BERMAN SANDRA TRUSTEE ET AL MITCHELL/STEVEN
PO BOX 1169 162 N PIONEER ST
ASHLAND, OR 97520 ASHLAND, OR 97520 79 PINE ST
ASHLAND, OR 97520
PA-2017-00005 391 E09BB 10500 PA-2017-00005 391 E09BB 12400 PA-2017-00005 391 E09BB 13000
CONKLIN JAMES D ET AL DELAUNAY DEBORAH ET AL FIRST INTERSTATE BANK/OR NA
3120 SOUTH STAGE RD 336 MOWETZA DR C/O THOMSON PROPERTY TAX SVC
MEDFORD, OR 97501 ASHLAND, OR 97520 P 0 BOX 2609
CARLSBAD, CA 92018
PA-2017-00005 391 E09BB 11900 PA-2017-00005 391 E09BB 11700 PA-2017-00005 391 E09BB 11200
GREG BAILEY ENTERPRISES II LLC HAINES LLOYD M HAYES MERRILL E
4902 MT ASHLAND SKI RD 51 WATER ST 222 191 OAK ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2017-00005 391 E09BB 11600 PA-2017-00005 391 E09BA 12000 PA-2017-00005 391 E09BA 11800
MC CALL MC LAUGHLIN LLC MITCHELL MEGAN ANN POTOCKI STAN
M3 REALTY LLC 180 N PIONEER ST 2020 CRESTVIEW DR
WINSTON-SALEM, NC 27114 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2017-00005 391 E09BB 11300 PA-2017-00005 391 E09BB 12200 PA-2017-00005 391 E09BA 12100
RENICK KAREN RIGOTTI GARY R/YVONNE DUNN - RUSTY LLC HOLLEYJOAN L
350 OXFORD ST 12 PEBBLE CREEK DR 2305 ASHLAND ST C312
ASHLAND, OR 97520 EAGLE POINT, OR 97524 ASHLAND, OR 97520
PA-2017-00005 391 E09BA 11400 PA-2017-00005 391 E09BB 10300 PA-2017-00005 391 E09BB 12100
SINGH SUKHDEV STANDING STONE BREWING CO UHTOFF KATHERINE J TRUSTEE ET AL
453 MONTANA DE ORO ST 101 OAK ST 633 ROCA ST
TULARE, CA 93274 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2017-00005 391 E09BB 12600 PA-2017-00005 391 E09BB 12700 PA-2017-00005
YATES JOAN M ET AL YORK ELIZABETH G MARIE UHTOFF
10 BUCHANAN ST 640 PRACHT 633 ROCA ST
NASHUA, NH 03060 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2017-00005 PA-2017-00005 147/149 N Pioneer
ROGUE PLANNING & DEVELOPMENT CHRIS KEEGE NOD 2/10/17
1424 S IVY ST 775 FAITH AVE 23
MEDFORD, OR 97501 ASHLAND, OR 97520
Planning Department, 51 Winburn Way, Ashland, Oregon 97520 CITY F
541-488-5305 Fax; 541-552-2050 www.ashland.or.us TTY: 1-800-735-2900 ASHLAND
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NOTICE OF APPLICATION
PLANNING ACTION: PA-2017-00005
SUBJECT PROPERTY: 147/149 N. Pioneer
OWNER/APPLICANT: Katherine J. Uhtoff Trustee/Marie Uhtoff
DESCRIPTION: This application has two components. The first is a request for "Site Design Review" to allow
for a change-of-use from office to retail with associated interior modifications. The second is a request for a
"Variance to Parking Standard for Commercial Buildings in the Historic District". COMPREHENSIVE PLAN
DESIGNATION: Commercial; ZONING: C-1; ASSESSOR'S MAP: 39 lE 09 BB; TAX LOT 12000
NOTICE OF COMPLETE APPLICATION: January 9, 2017
DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: January 23, 2017
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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 18.5.1.050.G)
The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an objection concerning this application,
by letter, or failure to provide sufficient specificity to afford the decision maker an opportunity to respond to the issue, precludes your right of appeal to the
Land Use Board of Appeals (LUBA) on that issue. Failure to specify which ordinance criterion the objection is based on also precludes your right of appeal
to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with sufficient specificity
to allow this Department to respond to the issue precludes an action for damages in circuit court.
A copy of the application, all documents and evidence relied upon by the applicant and applicable criteria are available for inspection at no cost and will be
provided at reasonable cost, if requested. All materials are available at the Ashland Planning Division, Community Development & Engineering Services
Building, 51 Winburn Way, Ashland, Oregon 97520.
If you have questions or comments concerning this request, please feel free to contact the Ashland Planning Division at 541-488-5305.
GAcomm-deOplanning\Planning Actions\Noticing Folder\kfailed Notices & Signs\2017\PA-2017-00005.docx
`SITE DESIGN AND USE STANDARDS
18.5.2.050
The following criteria shall be used to approve or deny an application:
A. Underlying Zone: The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited
to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation,
architecture, and other applicable standards.
B. Overlay Zones: The proposal complies with applicable overlay zone requirements (part 18.3).
C. Site Development and Design Standards: The proposal complies with the applicable Site Development and Design Standards of part 18.4,
except as provided by subsection E, below.
D. City Facilities: The proposal complies with the applicable standards in section 18.4.6 Public Facilities and that adequate capacity of City
facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the property and adequate transportation can
and will be provided to the subject property.
E. Exception to the Site D 1 ' and Design Sla77dards. The approval authority may approve exceptions to the Site Development and
Design Standards of part 18.4 if the circumstances in either subsection 1 or 2, below, are found to exist.
1. There is a demonstrable difficulty meeting the specific requirements of the Site Development and Design Standards due to a unique or
unusual aspect of an existing structure or the proposed use of a site; and approval of the exception will not substantially negatively
impact adjacent properties; and approval of the exception is consistent with the stated purpose of the Site Development and Design;
and the exception requested is the minimum which would alleviate the difficulty.; or
2. There is no demonstrable difficulty in meeting the specific requirements, but granting the exception will result in a design that equally
or better achieves the stated purpose of the Site Development and Design Standards.
VARIANCE
18.5.5.050
1. The variance is necessary because the subject code provision does not account for special or unique physical circumstances of the subject
site, such as topography, natural features, adjacent development, or similar circumstances. A legal lot determination may be sufficient
evidence of a hardship for purposes of approving a variance.
2. The variance is the minimum necessary to address the special or unique physical circumstances related to the subject site.
3. The proposal's benefits will be greater than any negative impacts on the development of the adjacent uses and will further the purpose and
intent of this ordinance and the Comprehensive Plan of the City.
4. The need for the variance is not self-imposed by the applicant or property owner. For example, the variance request does not arise as result
of a property line adjustment or land division approval previously granted to the applicant.
GAcomm-dev\planning\Planning Actions\Noticing FolderWtailed Notices & Signs\2017\PA-2017-00005.doex `
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AFFIDAVIT OF MAILING
STATE OF OREGON )
County of Jackson )
The undersigned being first duly sworn states that:
1. I am employed by the City of Ashland, 20 East Main Street, Ashland,
Oregon 97520, in the Community Development Department.
2. On January 9, 2017 1 caused to be mailed, by regular mail, in a sealed
envelope with postage fully prepaid, a copy of the attached planning action notice to
each person listed on the attached mailing list at such addresses as set forth on this list
under each person's name for Planning Action #PA-2017-00005, 147 & 149 N. Pioneer.
"4n, (fi Znr
Signa re of Employee
C:IUsersltrapprlDesktoplTemplateslAFFIDAVIT OF MAILINO_Regan.dou 119/2017
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PA-2017-00005 391 E09BB 98002 HA-2017-00005 391 E09BA 11900 rA-2017-00005 391 E09BB 12300
171 OAK STREET LLC BERMAN SANDRA TRUSTEE ET AL I BERMAN STEVEN
PO BOX 1169 162 N PIONEER ST 79 PINE ST
ASHLAND, OR 97520 ASHLAND, OR 97520 I ASHLAND, OR 97520
PA-2017-00005 i PA-2017-00005 391 E09BB 10500 j PA-2017-00005 391 E09BB 13000
CHRIS KEEFE CONKLIN JAMES D ET AL I FIRST INTERSTATE BANK/OR NA
775 FAITH AVE 3120 SOUTH STAGE RD P 0 BOX 2609
ASHLAND, OR 97520. MEDFORD, OR 97501 CARLSBAD, CA 92018
PA-2017-00005 391 E09BB 11900 PA-2017-00005 391 E09BB 11700 PA-2017-00005 391 E09BB 11200
GREG BAILEY ENTERPRISES II LLC HAINES LLOYD M HAYES MERRILL E
4902 MT ASHLAND SKI RD 51 WATER ST 222 191 OAK ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2017-00005 PA-2017-00005 391 E09BB 11600 PA-2017-00005 391 E09BA 12000
MARIE UHTOFF MC CALL MC LAUGHLIN LLC MITCHELL MEGAN ANN j
633 ROCA ST PO BOX 25145 180 N PIONEER ST
ASHLAND, OR 97520 WINSTON-SALEM, NC 27114 ASHLAND, OR 97520
i
PA-2017-00005 391 E09 BA 11800 PA-2017-00005 391 E09BB 11300 PA-2017-00005 391 E09BB 12400
POTOCKI STAN RENICK KAREN RESIDENT
2020 CRESTVIEW DR 350 OXFORD ST 336 MOWETZA DR j
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2017-00005 391 E09BB 12200 PA-2017-00005 PA-2017-00005 391 E09BA 12100
RIGOTTI GARY R/YVONNE DUNN ROGUE PLANNING & DEVELOPMENT RUSTY LLC
12 PEBBLE CREEK DR 1424 S. IVY STREET 2305 ASHLAND ST C312
EAGLE POINT, OR 97524 MEDFORD, OR 97501 ASHLAND, OR 97520 j
PA-2017-00005 391 E09BA 11400 PA-2017-00005 391 E09BB 10300 PA-2017-00005 391 E09BB 12100
SINGH SUKHDEV STANDING STONE BREWING CO UHTOFF KATHERINE J TRUSTEE ET
453 MONTANA DE ORO ST 101 OAK ST AL
TULARE, CA 93274 ASHLAND, OR 97520 633 ROCA ST
ASHLAND, OR 97520
PA-2017-00005 391 E09BB 12600 PA-2017-00005 391 E09BB 12700 147 & 147 N. PIONEER
YATES JOAN M ET AL i YORK ELIZABETH G 1/9/2017 NOC j
10 BUCHANAN ST 640 PRACHT 23
NASHUA, NH 03060 ASHLAND, OR 97520
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ZONING PERMIT APPLICATION
Planning Division
51 Winhurn Way, Ashland OR 97520 E
~ 0541-488-5305 Fax 541-488-6006 FILE p 6~~ 6 E
I
DESCRIPTION OF PROJECT
Via
DESCRIPTION OF PROPERTY Pursuing LEEDO Certification? ❑ YES 9NO
Street Address ) t_1 0011J A/9 1 r' o ee r S1,
Assessor's Map No. 39 1 E 0-1 E L8 Tax Lot(s) _ Z
Zoning Comp Plan Designation (6 m i'YI e~ C (u >r
APPLICANT
Name ~')j UrI U~l Phone S`!I ° `10S'=Ioi.3 E-Mail
r~ y ~ A C~ C c7 i~
Address 6 3 3 Rot, 5/, City _ Wcr ,rJ Zip cy ~ 5 2 (D
PROPERTY OWNER
y!° 9
Name a h-,., Phone y t~ -E-Mail k(A l'h to rc
Address City A5)1l Zip i S 2
SURVEYOR, ENGINEER, ARCHITECT, LANDSCAPE ARCHITECT, OTHER
Title 11onn'i (6t506I-Name_[~tYtin ~~~i~TeP Phone E-Mail U(11 r U' c0
OL)
~C v
Address City Ind Farr/ Zip 9 f_'>01
Title r~(nt ~e c Name C h rl , -ee Phone E-Mail ~P6rG lr 5_-Ae6!91)
Address a-7-5 61 ! h A V'c city &~t tc zip V ~K
1 hereby certify that the statements and information contained in this application, including the enclosed drawings and the required findings of fact, are in all respects,
true and correct. I understand that all property pins must be shown on the drawings and visible upon the site inspection. In the event the pins are not shown or their
location found to be incorrect, the owner assumes full responsibility. I further understand that if this request is subsequently contested, the burden will be on me to
establish:
1) that I produced sufficient factual evidence at the hearing to support this request;
2) that the findings of fact furnished justifies the granting of the request;
3) that the findings of fact furnished by me are adequate; and further
4) that all structures or improvements are properly located on the ground.
Failure in this regard will result most likely in not only the request being set aside, but also possibly in my structures being built in reliance th9reon beinq r equired to
be removed at my expense, If /I~have any doubts, I am dvised to seek competent professional advice and assistance. a '
0&aA'k_L 1, aoD 01 1.3 1 f
Applicant's Signature Date
As owner 1th:,:roperty involved in this req est, /have read and understood the complete application and its consequences tome as a property
own
roperty Owner's Signature (require Date
Fro be completed by City Staff]
Date Received ° 1e Zoning Permit Type CI Filing Fee $
OVER 0
GAcomm-dev\planning\Fotms & Handouts7oning Pe,mit Application.doc
147 & 149 North Pioneer Street
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ROGUE PLANNING 8 DEVELOPMENT SERVICES, LLC
Subiect Property
Address: 147 and 149 North Pioneer Street
Map & Tax Lot: 39 lE 09BB; Tax Lot 12000
Property Owner: Utoff Family Trust
633 Roca Street
Ashland, OR 97520
Planning Consultant: Rogue Planning & Development Services
1424 S Ivy Street
Medford, OR 97501
Amyguntelannin gmaiLcom
Architect: Organic Forms Design
Chris Keefe
775 Faith Avenue
Ashland, OR 97520
Chris o, ~anicformsdesincom
Comprehensive Plan Designation: Commercial
Zoning: C-1
Request:
Request for a Site Design Review in accordance with Ashland Municipal Code AMC
18.5.020.A.1. to allow for the reuse of an existing 1,440 square foot single-story concrete block
office building located at 147 and 149 Pioneer Street as retail space. The requested change of use
requires additional parking than the previous uses required. Due to the sites constraints, a variance
to allow for the reduction in the parking for the re-use of an existing commercial structure in the
historic district is warranted.
Property Description and Background:
The subject property is on the west side of North Pioneer Street, just north of the intersection of
Lithia Way and N Pioneer Street. The property is triangular shaped and extends from N Pioneer
Street to Oak Street. A ten foot wide, asphalt driveway extends from N Pioneer to Oak along the
south property line. This driveway is shared with the property to the north, the Northwest Nature
Shop.
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ROGUE PLANNING 8 DEVELOPMENT SERVICES, LIE
The property is approximately 4,792 square feet in area(. I 1 ac).
The property is zoned Commercial (C-1). : ' - - -
Properties to the north, west, and south are also .%N
zoned C-1. The adjacent properties to the north'`,
south, and west are occupied by commercial
businesses including gas station, retail, offices,
mixed use, commercial / residential B & B'
gallery and restaurant. The property to the east, ' 1
across Pioneer Street are primarily residential"
with a business presence. The property at the
southeast corner of the intersection of B and
Pioneer Street is a residential use. A public
parking lot is to the southeast across N Pioneer
Street from the subject property.
The site is occupied by a 1,440-sf, single story,
s
concrete block structure that was constructed
around 1971. The building is considered a non-
historic, non-contributing resource in the J--~
City's Historic Resources inventory and it is less than 50 years old. The structure was built as Bob
Cresap's Insurance. The space was divided into two tenant office units. The rear unit also has two
smaller offices along the south wall. The space was used as an Insurance and an Accounting office
since construction. Both tenant spaces have a single stall restroom.
The original building is constructed directly adjacent to the north and east property lines. Two
I
business entrances face south towards the driveway. A 4' X 6' fixed pane picture window faces
Pioneer Street. There are three, 4' X 6' fixed pane picture windows and a vertical slider window j
along the south wall of the structure. Excepting signage on the updated awnings and freshened up
paint, no physical alterations to the structure are proposed.
I
There is a three-foot-wide, concrete walkway along the south and west sides of the building. The
walkway is adjacent to the driveway. A landscape strip buffers the property from the gas station
property to the south property.
There are two, un-marked vehicle parking spaces at the rear of the building along the west side.
Parallel parking had been `squeezed' in alongside the driveway and the south wall of the building.
This parking that had been utilized along the structure, adjacent to the building does not adequate
clearance for the driveway and is an awkward and uncomfortable presence on a business
"frontage".
The utilities for the property are from Pioneer Street. No changes are anticipated.
North Pioneer Street is classified as a neighborhood street. There is a six-foot-wide "landscape"
parkrow with a six-foot sidewalk along the frontage. The are no street trees in the parkrmy.
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Project Details: ROGUE PI.ANNING 8 DEVELOPMENT SERVICES, LLC
The proposal is to modify the interior of the building from office space to retail tenant space. The
intent of the proposal is to convert each half of the building to retail space with associated office,
restroom and storage rooms for the businesses.
The structure was recently painted light grey with darker paint along the base. Signs in accordance
with sign ordinance will be installed under a separate permit. The doors to the structure face the
driveway, new awnings are proposed to enhance the new business entrances. The existing building
has a front facing gable with ridge vent and a metal roof. No changes are proposed to the exterior
beyond cosmetic details.
The proposal will not modify the lot area and dimensions or the building setbacks. The structure
is setback less than five-feet from the sidewalk. The proposal will not affect the Floor Area Ratio
(FAR) or the density of the parcel. There are no residential units on the property.
There is currently 4,692 sf of impervious area (building, driveway and parking area). The lot has
nearly 100 percent coverage, it is not proposed to be modified or increased.
The property has been served by public utilities the proposed uses are not anticipated to have a
negative impact on the existing public infrastructure. Adequate capacity is available to service the
proposed use. Electric is from an overhead service from the line on this side of N Pioneer Street.
The water is in N Pioneer Street, Sanitary Sewer is also in N Pioneer Street.
The existing six-foot sidewalk along the property frontage will remain as is and a new street tree
with irrigation is proposed in the landscape park row between the street and the sidewalk. The
current standards would require a hardscape park row with 5' X 5' tree wells covered with metal
grates. Most the block, on both sides of the street has landscape park rows. The proposal is to
install bicycle parking within the park row. A street tree on the north end of the park row is
proposed and a concrete or paver surface under the bicycle parking structure. An exception to the
Street Standards is requested for these improvements which do not comply with the Street
Standards.
The existing site is non-conforming due to several reasons, from the building orientation to the
parking layout, the lack of landscaping, lack of refuse area and no bicycle parking to name a few.
Though the site and building are not proposed to be expanded or enlarged, the applicant finds that
the proposed change of use has a higher parking requirement than the previous office uses. The
proposal is an attempt to bring the property closer to conformance with the city standards while
retaining the existing structure.
The interior of the space will be utilized, as approximately 1,000 square feet as retail customer
area (1,000 / 350 = 2.8 spaces) and the remaining 440 square feet, are the restrooms, storage and
office areas (440 / 500 = .88 parking spaces). This requires four parking spaces. Two 9' X 18'
parking spaces are provided on-site.
To preserve the built environment, the municipal code has a provision regarding the re-use of
existing buildings in the historic district and the allowed reduction in the required parki~OJy(uly
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ROGUE PLANNING 8 DEVELOPMENT SERVICES, LLC
to 50 percent. This variance, permits the redevelopment of the property to its highest commercial
use, retail.
i
There are no bicycle parking spaces on the site. A single space U-Rack is proposed along the south f
side of the building near the entrance of the tenant space at 147 Pioneer Street. This U rack will be
under the awning over the western tenant entrance.
Currently, there is not a dedicated recycle / refuse disposal area the complies with AMC 18.4.4 on
site. A screened trash and recycle area will be provided for to the west of the building near the
north property line.
The proposal sees forth the Comprehensive Plan Designation of the property as a commercial use.
The highest and best use of the site is a retail business that will complement the other retail and
restaurant businesses in immediate vicinity. The Northwest Nature Shop has been a main-stay for
decades and based on Yelp reviews is still a wonderful community asset. The property to the
immediate north, had been a dry-cleaners for many years and it has recently been converted to all
gallery and artist studio space. The building and the property underwent a major renovation. The
two businesses to the north, Ruby's and Gil's are restaurant, bar/tap-house spaces that also
underwent major renovations in the past few years and though newer to Ashland have developed
a dedicated following.
The applicant believes that the findings can be made that the change of use to the highest and best
use through the allowance of two retail commercial spaces. Findings that justify the variance to
reduce the required parking for the preservation of existing commercial building stock in the
historic district and the exception to the street standards to provide landscape parkrow and paver
surface for additional bicycle parking spaces instead of the hardscape parkrow.
Below are the written findings addressing the applicable criteria from the Ashland Municipal
Code, the code is in CaIibri font. The applicant's findings are in Times New Roman font.
Written findings for Site Design Review: AMC 18.5.2.050
A. Underlying Zone. The proposal complies with all of the applicable provisions of the
underlying zone (part 18.2), including but not limited to; building and yard setbacks, lot area and
dimensions, density and floor area, lot coverage, building height, building orientation,
architecture, and other applicable standards.
The proposed change of use complies with underlying zone. The property has numerous non-
conformities as it is a 1971 structure on an oddly shaped parcel. The proposed use does not increase
the non-conformities and attempts to bring the site closer to conformance with the standards
through the implementation of on-site bicycle parking, clearly delineated vehicle parking spaces,
planting of a street tree and installation of additional bicycle parking to provide neighborhood
bicycle parking spaces in the right-of-way. The lot area, building setbacks, dimensions, density,
RDGLIE PLANNING 8 DEVELOPMENT SERVICES, LIE
floor area, lot coverage, building orientation, architecture, etc, are not proposed to be modified
with the site review application.
B. Overlay Zones. The proposal complies with applicable overlay zone requirements (part
18.3 (Detail, Downtown and Historic District Overlays
The property is pre-existing non-conforming. The proposed change of use will not influence the
requirements of the Site Review, Detail Site Review or Historic District Overlay standards.
C. Site Development and Design Standards. The proposal complies with the applicable Site
Development and Design Standards of part 18.4, except as provided by subsection E, below.
The proposed change of use of a pre-existing non-conforming site that was developed in the 1970s
will not be filly in compliance with the Site Development and Design Standards, but the structure
is not proposed to be physically altered.
Three significant site modifications are proposed to bring the property closer to the standards. A
Bicycle parking space is proposed adjacent to the south side of the structure where none where is
provided. A dedicated trash and recycle area will be provided at the rear of the building where
none was previously provided. The on-site vehicle parking spaces at the rear of the building will
be striped at 9' X 18'. No modifications to the site are proposed which necessitate an exception to
the standards and no non-conforming situations are being increased.
D. City Facilities. The proposal complies with the applicable standards in section 18.4.6
Public Facilities, and that adequate capacity of City facilities for water, sewer, electricity, urban
storm drainage, paved access to and throughout the property, and adequate transportation can F`
and will be provided to the subject property.
Public facilities for water, sewer, electricity and urban storm drainage exist in a capacity to service
the proposed change of use as no increase in services are expected. The property is on North
Pioneer Street which is paved with curb, gutter, landscaped park row and sidewalk. A ten-foot
wide asphalt driveway traverses the property providing access to the parking spaces and the
entrances of the retail tenant spaces.
With the improvements, modifications to the public right of way, park row are proposed. A new
street tree will be planted on the north end of the existing landscape park row. There is not
irrigation existing under the sidewalk. Slow release, tree irrigation bags (Tree Gator is a common
brand) would be the preferred method of irrigating the new street tree until it is established (see
attachment). To the south of the street tree, paver surface with bicycle parking facilities for public
use are proposed. This may off-set vehicle parking for the subject property aii)d the adjacent
businesses.
ROGUE PLANNING S DEVELOPMENT SERVICES, LLC
Development and Design Standards. The approval authority may
E Exception to the Site ment and Design Standards of part 13.4 if the
approve exceptions to the Site Develop
circumstances in either subsection 1 or 2, below, are found to exist.
None requested
addressing the criteria for a Variance: AMC 18.5.5.050
may approve
Written findings e It procedure, as applicable,
A. The approval authority through a Type I or Type a variance upon finding that it meets all of the following criteovision does not account for special
use the subject code p natural features,
1 The variance is necessary beca o ra h
subject site, such as top g p
unique hysical circumstances of the be sufficient
variance. lot determination may
or p
adjacent development, or similar circumsa. a legal
for pu required rposes of approving number of parking of a hardship spaces from
The variance to reduce the four to two is necessary due
layout of the subject property. The existing
to the unique size and the triangular shaped physical
structure's location prevents the construction of additional vehicle parlcing spaces.
2. The variance is the minimum necessary to address the special or unique physical
circumstances related to the subject site. s acesforcommercialbuildingswithinthehistoric
arking p aired parking spaces on site is the
diUpstritoct a is 50% reduction rOduCtlon in permissible the request. nu mbeThep eduction in the required
on the property does not exist.
minimum necessary as the physical area for additional parking
greater than any negative impacts on the development of
t The proposal's benefits will the adjacent uses and will further the purpose and intent of this ordinance and the
Comprehensive Plan of the City. furthers the
s to change to use from an office structure to a retail site. This proposal es are.
The proposal i ehensive Plan as it s
not the highest and best use, retail, restaurant and similar us
purpose an intent of the Comp' to and
commercial zones. Offices are pedestrian and bicycle transportation
The proposal is in the area of other locally operated, successful, sinall business
through the osal includes site modifications that improve downtown busv~eSS Gj1pl0~'ees.
site. The property shoppers and
that serve the existing neighborhood, downtown
ROGUE PLANNING & DEVELOPMENT SERVICES, LLC
4. The need for the variance is not self-imposed by the applicant or property owner. For
example, the variance request does not arise as result of a property line adjustment or land
division approval previously granted to the applicant.
According to AMC 18.4.3.040 that reuse of the existing commercial building stock within the
Historic District overlay is an exceptional circumstance and an unusual hardship for the purposes
of granting a variance.
Written findings addressing the criteria for an Exception to the Street Standards: 18.4.6.020
1. Exception to the Street Design Standards. The approval authority may approve exceptions to
the standards section in 18.4.6.040 Street Design Standards if all of the following circumstances
are found to exist.
The request is to retain a portion of the existing landscape park row that is connected to a landscape
parkrow on the property to the north and to install public bicycle parking on pavers or concrete
surface instead of just hardscape park row as required for Neighborhood Commercial Streets.
a. There is demonstrable difficulty in meeting the specific requirements of this chapter due to a
unique or unusual aspect of the site or proposed use of the site.
The existing parkrows on North Pioneer Street, excepting the asphalt parkrow to the south at the
gas station / auto repair shop are all landscape park row, not hardscape park row. The proposal
maintains consistency with the existing street scape.
b The exception will result in equal or superior transportation facilities and connectivity
considering the following factors where applicable.
ii. For bicycle facilities, feeling of safety, quality of experience, and frequency of conflicts with
vehicle cross traffic.
North Pioneer Street does not have dedicated bicycle lane but due to the proximity to downtown,
A and B Streets, the Co-Op, etc. there is a number of bicyclist. The provided public spaces will
improve safety and the quality of the bicyclist experience.
iii. For pedestrian facilities, feeling of safety, quality of experience and ability to safety and
efficiency crossing roadway.
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ROGUE PLANNING 6 DEVELOPMENT SERVICES, LLE
4. The need for the variance is not self-imposed by the applicant or property owner. For
example, the variance request does not arise as result of a property line adjustment or land
division approval previously granted to the applicant.
According to AMC 18.4.3.040 that reuse of the existing commercial building stock within the
Historic District overlay is an exceptional circumstance and an unusual hardship for the purposes
of granting a variance.
Written findings addressing the criteria for an Exception to the Street Standards: 18.4.6.020
1. Exception to the Street Design Standards. The approval authority may approve exceptions to
the standards section in 18.4.6.040 Street Design Standards if all of the following circumstances
are found to exist.
The request is to retain a portion of the existing landscape park row that is connected to a landscape
parkrow on the property to the north and to install public bicycle parking on pavers or concrete
surface instead of just hardscape park row as required for Neighborhood Commercial Streets.
a. There is demonstrable difficulty in meeting the specific requirements of this chapter due to a
unique or unusual aspect of the site or proposed use of the site.
The existing parkrows on North Pioneer Street, excepting the asphalt parkrow to the south at the
gas station / auto repair shop are all landscape park row, not hardscape park row. The proposal
maintains consistency with the existing street scape.
b The exception will result in equal or superior transportation facilities and connectivity
considering the following factors where applicable.
ii. For bicycle facilities, feeling of safety, quality of experience, and frequency of conflicts with
vehicle cross traffic.
North Pioneer Street does not have dedicated bicycle lane but due to the proximity to downtown,
A and B Streets, the Co-Op, etc. there is a number of bicyclist. The provided public spaces will
improve safety and the quality of the bicyclist experience.
iii. For pedestrian facilities, feeling of safety, quality of experience and ability to safety and
efficiency crossing roadway.
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ROGUE PLANNING G DEVELOPMENT SERVICES, LLC
The existing sidewalk is consistent with the sidewalk development pattern to the north and across
N Pioneer Street. Improved park rows including new street tree, and bicycle parking improve the
quality of experience for pedestrians visiting the businesses or passing through.
c. The exception is the minimum necessary to alleviate the difficulty.
The requested exception is the minimum necessary to provide for a consistent street pattern and to
improve bicycle parking facilities in the public realm.
d. The exception is consistent with the Purpose and Intent of the Street Standards in subsection
18.4.6.040.A.
The purpose of the Street Standards seeks to improve the existing and provide multiple
transportation options. With a focus on a safe environment for all users, using the streets as public
spaces, and enhancing the livability of the neighborhood, the proposed bicycle parking and
landscape park row achieve this purpose. The exception furthers the intent of the Street Standards
which speak to developing healthy, livable streets with sidewalks shaded by trees for pedestrian
comfort while addressing the mix of pedestrian, bicycle, and motor vehicle traffic by providing
additional bicycle parking facilities and a street tree to provide shade.
Attachments:
Site Plan
Proposed Floor Plan
Exterior Details
Tree Gator specs
/ 6 01
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2 PROPOSED PARKING
4 SPACES (g' X 18')
2 ® 1/149 N. PIONEER ST.
7 3 EXISING ASPHALT DRIVEWAY
PROPOSED BIKE PARKING
STUDIO 151
NORTHWEST NAT`URE SHOP
EXISTING GAS STATION.
FIRE HYDRANT
/
8" SEWER LINE, 10" STORM
j~ SITE PLAN DRAIN, 4" WATER LINE
Z SCALE 1° = 50'
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UNTOFF FAMILY TRUST
C-I 147-149 N. PIONEER ST.
N pw t_., s. ASHLAND, OR 97520
MAP-#391E09BB 12000
12-20-2016
„t COMMERCIAL (C-1) ZONE
DETAIL SITE REVIEW
{ HISTORIC DISTRICT
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TREEGATORO 0R1GV'__ -1
SLOW RELEASE WATERING BAG
FOR SHADE TREES
BENEFITS:
® Ideal for newly planted shade or street trees.
n ®Reduces transplant and drought shock.
®1007o water absorption with no run-off:
® Install and fill in minutes with no tools required.
- ® Deep water saturation with every fill.
® Fill just 1 to 2 times per week, or as needed.**
® Promotes deep root growth.
® Non-invasive design will not harm existing landscape.
® Can be used with nutrient / chemical additives.
® Zip multiple bags together to accomodate large trees.
Made in the U.S.A. with a 5-year limited warranty
- -
**REFER TO WATERING CAPACITY/ FREQUENCY CHART SHOWNBELOW
DESCRIPTION:
If you plant shade trees, you need a Treegator® Original Slow Release Watering Bag! Golf courses, parrs, cities, nurseries,
landscapers, DOT's, resorts and homeowners all love its simple, affordable patented tree watering technology. K-d(es anyone
a watering professional. Perfect for newly planted or established trees up to 8" in caliper, with branches beginning at least 25
inches from the ground or higher. Save time, water, effort and trees!
S :
Single bag fits min. I inch to max. 4 inch caliper tree with T I G C P ITY 1 FRE-Q'UEN0Y H Y:
branches at least 25" from the ground or higher. -
Use a Double Bag setup (2 single bags zipped together Treegator' Trunl< Approx. Water Recon,mended
origin to water 4 inch to 8 inch caliper trees. rigin it carper capacity Fins per
Bag Setup (diameter) (per single bag) Weel<
Made of green polyethylene with scrim reinforcement,
black polypro straps and nylon zippers.
2 water release points per bag. 1 to 2 inch 1 gallons I Fill per
Bag is empty in approximately 5 to 9 hours. (3 to 5 cm) (56.78 liters) Week
UV stabilized to withstand exposure to sunlight.
14•.75 to
Fill opening fits up to 3" diameter hose. Single 2 to 3 inch 14.25 gallons 2 Fills per (5 to 8 cm) Week
DIRECTIONS FOR USE Bag Setup (55.84 to 53,94 liters)
:
Place around tree trunk, with the zippers on uphill side of tree. inch 25 gallons Varies based
Wrap both sides around trunk until zippers meet and zip (stand-alonet) (94.63 liters) on application
together from bottom to top.
Lift tag to expose fill opening at top of bag.
4 to S inch 23.51 gallons I Fill per
Insert hose into fill opening and begin filling with water. (10 to 13 cm) (89.95 liters) Week
Fill bag to 1/4 capacity, Double
Gently lift up on straps at top of bag to expand bottom. Bag Setup*
Fill to desired level and let empty. (2 single bags) 5 to 8 inch 21222.7755 ns 2 Fills per
(13 to 20 on) Week
Continuously waters for approximately 5 to 9 hours. (86.11 to 81.38 liters)
MEASUREMENTS: *Double Bag setup is two (2) single Treegatar® Original bags zipped together back-to-back.
tWhen watering older established trees with fully developed root systems, a Double Bag
Full - 30" tall x 18" wide (at base) setup can also be used as a stand-alone watering solution (i. e. not wrapped around a trunk)
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Job Address: 149 PIONEER STN Contractor: i
ASHLAND OR 97520 Address:
t
C
A Owner's Name: KATHY UHTOFF 0 Phone:
P Customer 09157 N State Lic No:
~ T City Lic No:
KATHY UHTOFF E;
Applicant: 633 ROCA ST R
Address: ASHLAND OR 97520 A
C c Sub-Contractor: l`
A Phone: T Address:
N Applied: 01/03/2017 0
T Issued:
Expires: 07/02/2017 Phone:
State Lic No:
Maplot: City Lic No:
DESCRIPTION: Type 1 Commercial site review & variance for a change of occupancy at 147 &149 N. Pioneer
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
Variance (Type 1) 1,022.00 Commercial Site Review (type1) 1,027.00
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
r
-AS H L AN AE
i
Ii
[E
I'
I hereby certify the contents of this application to be correct to the
best of my knowledge, and furthermore, that I have read, Fee Summary Paid Amounts
understood and agreed to the following:
Building: $ 0.00 $ 0.00
1. This permit shall remain valid only in accordance with code State Surcharge: $ 0.00 $ 0.00
or regulation provisions relating to time lapse and revocation Development Fees: $ 0.00 $ 0.00
(180 days).
2. Work shall not proceed past approved inspection stage. All Systems Development Charges: $ 0.00 $ 0.00
required inspections shall be called for 24 hours in advance.
3. Any modifications in plans or work shall be reported in Utility Connection Fees: $ 0.00 $ 0.00
Public Works Fees: $ 0.00 $ 0.00
advance to the department.
4. Responsibility for complying with all applicable federal, state, Planning Fees: $ 2,049.00 $ 2,049.00
or local laws, ordinances, or regulations rests solely with the
Sub-Total: $ 2,049.00
applicant. Fees Paid: $ 2,049.00
Applicant Date Total Amount Due: $ 0
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
CITY F
Inspection Request Line: 541-552-2080
-ASHMININD
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