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HomeMy WebLinkAboutNMain_95_PA-2016-00387 i CITY F ASHLAND i April 21, 2016 i Notice of Final Decision i On April 21, 2016, the Community Development Director approved the request for the following: Planning Action: PA-2016-00387 Subject Property: 95 N. Main St. Owner: Dan Durant Applicant: Kistler Small and White, LLC Description: A request for Site Design Review approval for exterior changes to a contributing property in the Downtown Historic District. The proposal is to make changes to the front fagade of the building facing N. Main St. incorporating some of the features from the original historic structure and to make changes to the rear fagade to allow for the addition of an accessible restroom in Brother's Restaurant. COMPREHENSIVE PLAN DESIGNATION: Commercial - Downtown; ZONING: C-1-D; ASSESSOR'S MAP: 39 lE 091313; TAX LOT: 5700. 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 Derek Severson in the Community Development Department at (541) 488-5305. cc: Dan Durant Property owners within 200 ft COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305 51 Winburn Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 www.ashland.or.us t, 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 lunited 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: 541A88-5305 51 Winburn Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 www.ashland.or.us Irr ASHLAND PLANNING DIVISION FINDINGS & ORDERS i PLANNING ACTION: PA-2016-00387 SUBJECT PROPERTY: 95 North Main Street OWNER: Dan Durant APPLICANT: Kistler Small and White, LLC DESCRIPTION: A request for Site Design Review approval for exterior changes to a contributing property in the Downtown Historic District. The proposal is to make changes to the front fagade of the building facing North Main Street incorporating some of the features from the original historic structure and to make changes to the rear fagade to allow for the addition of an accessible restroom in Brother's Restaurant. COMPREHENSIVE PLAN DESIGNATION: Commercial-Downtown; ZONING: C-1-D; ASSESSOR'S MAP: 39 lE 09BB; TAX LOT: 5700 PLANNER: Derek TREE: NO; HISTORIC: YES SUBMITTAL DATE: March 1, 2016 DEEMED COMPLETE DATE: March 10, 2016 STAFF APPROVAL DATE: April 21, 2016 DEADLINE TO APPEAL (4:30 p.m.): May 3, 2016 FINAL DECISION DATE: May 4, 2016 APPROVAL EXPIRATION DATE: November 4, 2017 DECISION The current application is a request for Site Design Review approval for exterior changes to a contributing property in the Downtown Historic District. The proposal is to make changes to the front fagade of the building facing North Main Street incorporating some of the features from the original historic structure and to make changes to the rear fagade to allow for the addition of an accessible restroom in Brother's Restaurant. In conjunction with the request, three second floor apartments are also being converted into a single condominium. l The subject property is located on the west side of North Main Street, just north of the plaza between ` Church and Granite Street in Ashland's historic downtown. The subject property is zoned C-1-D (Commercial, Downtown) and is approximately 2,750 square feet in area. The property's east boundary fronts on North Main Street for 27 %2 feet. In the historic survey document for the Ashland Downtown Historic District, the existing building on the subject property is designated the Josephine Crocker Building, a primary contributing resource within the district. The survey document notes: An early example of a two-story brick commercial volume, the Josephine Crocker Building opened in early 1889.... As originally constructed, the Crocker Building was of exposed brick exterior with an elaborately detailed cornice. Today, the exposed brick of the east elevation remains, however the front elevation has been stuccoed, probably as part of the 1945-46 remodeling. The storefront, while also remodeled and rebuilt with aluminum sash, retains general compatibility and does not seriously detract from the overall character of the building. A specific element of note is the painted wall graphic of the east elevation, Ashland's Noted Second Hand,' probably PA #2016-00387 95 N. Main St./dds Page 1 painted in the late 19th or very early 20th century. Occupied by Brothers' Restaurant for more than 20 years, the Josephine Crocker Building retains high integrity and effectively relates its development history during the period of significance." Site Review 1 The Site Design Review approval criteria focus on verifying that: A) The proposal complies with all of the applicable provisions of the underlying zone, 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) The proposal complies with applicable overlay zone requirements; C) The proposal complies with the applicable Site Development and Design Standards of part 18.4; and D) 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. The approval authority may approve exceptions to the Site Development and Design Standards of part 18.4 in specific circumstances, where applicable criteria are satisfied. In this instance, the building and its use are in place and long established and the Site Design Review is triggered because exterior modifications to the primary contributing historic building require building permits. The Site Design Review is limited to considering those exterior changes in light of the applicable design standards (i.e. Basic Site Review, Detail Site Review, Historic District Design Standards, and Downtown Design Standards) to insure that the changes proposed are compatible with the existing historic building, surrounding district and the associated design standards. The current proposal includes changes to the front facade of the building incorporating some of the features from the original historic structure, changes to the rear facade to allow for the addition of an accessible restroom in Brother's Restaurant, and some reconfiguration of the rear parking area to gain efficiency. In conjunction with the request, three second-floor apartments are also being converted into a single condominium; no land use review is required for this condominium conversion. The applicants explain that the historic survey document notes that the building is a primary contributing example of a `vernacular storefront,' but that over the years updates to the building have strayed from its original design and architecture. The application goes on to note that the primary component of the project is the conversion of the three second-floor apartments to a single condominium which will involve gutting the second floor and replacing the interior walls, finishes, plumbing and electrical fixtures. In addition, the back porch and some associated storage area will be demolished and reconstructed. One new window is proposed on the front facade for balance, and all of the existing windows are to be replaced (with their existing rough openings to remain the same). As part of the back porch replacement, a new accessible restroom for Brother's Restaurant will be constructed. The application explains that the other major component of the project is to redesign the front street- facing facade with a goal of recreating a facade that is more in keeping with the design and detailing that has been lost with remodels over the years. The applicants propose to apply a new coat of stucco to the building, install new awnings, and add details to accentuate the base, shaft and cap of the building. Efforts are also being made to distinguish the restaurant entry from the condominium entry and to recreate proportions in the facade to better respond to the existing windows, with new paint and new windows to be installed. In addition, the applicants propose to clean up the "back yard" of the site, adding a new trash enclosure, a new landscaped area to meet the parking landscaping requirements of the code, and the addition of parking spaces to serve the condominium. Within the C-1-D district, these parking spaces are not required. Conditions have been included below to require that the applicants provide evidence of access PA #2016-00387 95 N. Main StAds Page 2 casements across the adjacent property to access the proposed parking, that the parking space(s) be configured in such a ways as to provide a back-up area which does not conflict with parking on the ~ adjacent property, and that the proposed landscaping and trash enclosures be installed to standard, c inspected and approved prior to occupancy of the condominium. The applicants assert that the proposal complies with the applicable provisions of the land use ordinance relative to the C-1-1) zoning, the overlays for the Downtown and Historic District, and the applicable Site Development and Design Standards, and that adequate capacity of public facilities can and will be provided to the site by the applicants. The Ashland Historic Commission reviewed the request at its regular meeting of April 6, 2016 and recommended that the application be approved with the addition of one condition to require that painted or finished wood windows be used. This is in keeping with the Historic District "Rehabilitation Standards for Historic Buildings and Additions," which call for replacement windows in historic buildings to match the original windows as detailed in AMC 18.4.2.050.C.2.g, and a condition to this effect has been included below. The criteria for Site Review Approval are described in AMC Chapter 18.5.2.050 as follows: A. Underlying Zone. The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards. B. Overlay Zones. The proposal complies with applicable overlay zone requirements (part 18.3). C. Site Development and Design Standards. The proposal complies with the applicable Site Development and Design Standards of part 18.4, except as provided by subsection E, below. D. City Facilities. The proposal complies with the applicable standards in section 18.4.6 Public Facilities, and that adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the property, and adequate transportation can and will be provided to the subject property. E. Exception to the Site Development and Design Standards. The approval authority may approve exceptions to the Site Development and Design Standards of part 18.4 if the circumstances in either subsection 1 or 2, below, are found to exist. 1. There is a demonstrable difficulty meeting the specific requirements of the Site Development and Design Standards due to a unique or unusual aspect of an existing structure or the proposed use of a site; and approval of the exception will not substantially negatively impact adjacent properties; and approval of the exception is consistent with the stated purpose of the Site Development and Design; and the exception requested is the minimum which would alleviate the difficulty.; or 2. There is no demonstrable difficulty in meeting the specific requirements, but granting the exception will result in a design that equally or better achieves the stated purpose of the Site Development and Design Standards. The application with the attached conditions complies with all applicable City ordinances. Planning Action #2016-00387 is approved with the following conditions. Further, if any one or more of the following conditions are found to be invalid for any reason whatsoever, then Planning Action #2016- PA #2016-00387 95 N. Main StAds ' Page 3 00387 is denied. The following are the conditions and they are attached to the approval: 1. That all proposals of the applicant shall be conditions of approval unless otherwise modified herein. E 2. That the plans submitted for the building permit shall be in substantial conformance with those approved as part of this application. If the plans submitted for the building permit are not in substantial conformance with those approved as part of this application, an application to modify j' this Site Design Review approval shall be submitted and approved prior to the issuance of a building permit. 3. That a sign permit shall be obtained prior to installation of any new signage. All signage shall meet the requirements of the Ashland Municipal Code. 3) That the recommendations of the Ashland Historic Commission from its regular meeting of April 6, 2016 that painted or finished wood windows be used shall be a condition of approval. 4) That the building permit submittals shall include identification of all easements, including but not limited to public and private utility easements and mutual access easements. 5) That exterior building materials and paint colors shall be compatible with the surrounding area, and sample exterior building colors shall be provided with the building permit submittals for review and approval of the Staff Advisor. Colors and materials shall be consistent with those described in the application materials, and very bright or neon paint colors shall not be used. 6) That a size- and species-specific landscaping and irrigation plan to include irrigation details satisfying the requirements of the Site Design and Use Standards Water Conserving Landscaping Guidelines and Policies for the new planning areas shall be provided for the review and approval of the Staff Advisor prior to building permit approval. All landscaping in the new landscaped areas shall be installed according to the approved plan, and tied to the irrigation system, prior to the issuance of a certificate of occupancy. 7) That the screening for the trash and recycling enclosure shall be installed in accordance with the Site Design and Use Standards prior to the issuance of a certificate of occupancy. An opportunity to recycle site of equal or greater size than the solid waste receptacle shall be included in the trash enclosure. 8) That a revised site plan be provided with the building permit submittals which illustrates a functional back-up area for the proposed parking spaces - which are not required in this zone - that does not conflict with the parking spaces on the adjacent property. April 21, 2016 Bill Molnar, Director Date 1?epartment of Community Development PA #2016-00387 95 N. Main StAds Page 4 PA-2016-00387 391 E09BB 7800 PA-2016-00387 391 E09BB 70001 PA-2016-00387 391 E09BB 9200 15 N MAIN LLC ASHLAND HOLDINGS LP BC MTH LLC PO BOX 306 PO BOX 306 175 PIEDMONT DR ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2016-00387 391 E09BB 8900 PA-2016-00387 391 E09BB 7000 PA-2016-00387 391 E09BB 8500 DAW HENRY W TRUSTEE ET AL DEMELLO ANTHONY TRUSTEE ET AL FREY MATTHEW R TRUSTEE/ 482 SUTTER AVE 46 GRANITE ST 106 E RAPP RD MEDFORD, OR 97504 ASHLAND, OR 97520 TALENT, OR 97540 PA-2016-00387 391 E09BB 9000 PA-2016-00387 391 E09BB 8800 PA-2016-00387 391 E09BB 50001 HAINES LLOYD M ET AL JENSEN MELISSA PARKVIEW PLAZA LLC 51 WATER ST 222 690 S MOUNTAIN AVE 5 N MAIN ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2016-00387 391 E09BB 8200 PA-2016-00387 391 E09BB 99001 PA-2016-00387 391 E09BB 8600 PECKHAM BARRY TRUSTEE ET AL SACKS STEPHEN/BINGHAM MICHAEL SZANTO VICTOR AND EVYE REV TRUST 40 GRANITE ST 5 50 W NEVADA ET AL ASHLAND, OR 97520 ASHLAND, OR 97520 PO BOX 11274 ZEPHYR COVE, NV 89448 PA-2016-00387 391 E09BB 8400 PA-2016-00387 391 E09BB 7700 PA-2016-00387 WONG TUNG BALL TRUSTEE ET AL ZE ASSOCIATES LLC KISTLER SMALL & WHITE 1147 PARK ST 11 N MAIN ST 66 WATER ST, STE 101 ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2016-00387 DAN DURANT 642 SUTTON PL ASHLAND, OR 97520 ASHLAND HISTORIC COMMISSION Planning Application Review April 6, 2016 PLANNING ACTION: PA-2016-00387 SUBJECT PROPERTY: 95 North Main Street APPLICANT: Kistler Small and White, LLC OWNER: Dan Durant DESCRIPTION: A request for Site Design Review approval for exterior changes to a contributing property in the Downtown Historic District. The proposal is to make changes to the front fagade of the building facing N. Main St. incorporating some of the features from the original historic structure and to make changes to the rear fagade to allow for the addition of an accessible restroom in Brother's Restaurant. COMPREHENSIVE PLAN DESIGNATION: Commercial- Downtown; ZONING: C-1-D; ASSESSOR'S MAP: 39 1 E 09BB; TAX LOTS: 5700. Recommendation: ; The Historic Commission recommends approving the application with the following condition:' 1) That painted or finished wood windows be used. Department of Community Development Tel: 541-488-5305 20 East Main St. Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 d www.ashland.or.us 7 k I~ - - -v~ IL -0, I , ILA - i I ~ J - f i s - ,III L y , - - ;I, i I i O 2 r m~ rm, D z D al~~ ml~~ NI~ O O .10 a BROTHER'S yayS R~ rsr~ 05 ~ ~ m m A 2 CONDOMINIUM REMODEL - PHASE 1 X~-~ e ® g o = z OWNER: DAN DURANT q` a z 95 N. MAIN STREET, ASHLAND, OREGON , I F 1- T- -T F 1 1 1 1 1 I I I I I I I I I I 1 1 1 1 1 E I i I I I If I Fir,~ ZI) J 1~ - - I O m r , 'a o yo S Z N m p BROTHER'S yzys'R~ gsr~ os~; N D CONDOMINIUM REMODEL - PHASE 1 o g q a~°y C ; 9 o f ° OWNER: DAN DURANT p a p z 95 N. MAIN STREET, ASHLAND, OREGON ocoV 8~~~~~ a 6- - ~I 1 -i - - - - J 'I ' ~ o =pinup T i i z O r- In ~I m O a R yo ! ~ 00 rips Wi 4Z ®p ®A m p BROTHER'S yzys'RSr~ es; D A 2 CONDOMINIUM REMODEL - PHASE 1 0 q 21; ® b 'g o s N OWNER: DAN DURANT~ a z 95 N. MAIN STREET, ASHLAND, OREGON col, 8~a^ i --T J i I - - Iil I I I I I f I - i - I I i I T i c I I Hill fli -Ell i I I cl) IT! r w N m G N S S N pp. m A BROTHER'S yayS'i~gsrFop> N y n CONDOMINIUM REMODEL - PHASE 1 0 NQ- ~d a°p ® 9 o s N OWNER: DAN DURANT p a 95 N. MAIN STREET, ASHLAND, OREGON Fcoy3y~a' ~o w? 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G E F 2. On April 21, 2016 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 I' each person listed on the attached mailing list at such addresses as set forth on this list under each person's name for Planning Action #2016-00387, 95 N Main. Signature of Employee f L" f h I E:. I i DocumenQ 412112016 C r Planning Department, 51 Winburn Way, Ashland, Oregon 97520 CTY 0. 541-488-5305 Fax: 541-552-2050 www,ashland.or,us TTY: 1-800-735-2900 1 - i NOTICE OF APPLICATION PLANNING ACTION: PA-2016-00387 SUBJECT PROPERTY: 95 N. Main St. OWNER: Dan Durant APPLICANT: Kistler Small and White, LLC DESCRIPTION: A request for Site Design Review approval for exterior changes to a contributing property in the Downtown Historic District. The proposal is to make changes to the front fagade of the building facing N. Main St. incorporating some of the features from the original historic structure and to make changes to the rear fagade to allow for the addition of an accessible restroom in Brother's Restaurant. COMPREHENSIVE PLAN DESIGNATION: Commercial - Downtown; ZONING: C-1-D; ASSESSOR'S MAP: 39 1 E 09BB; TAX LOT: 5700. NOTE: The Ashland Historic Commission will also review this Planning Action on Wednesday April 6, 2016 at 6:00 PM in the Community 4 Development and Engineering Services building (Siskiyou Room), located at 51 Winburn Way. I NOTICE OF COMPLETE APPLICATION: March 11, 2016 DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: March 25, 2016 j,. aL IPA 92016-00387 AIN ST / 7~ i3 SUBJECT PROPERTY II 4, n ' j / E i _ IL 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. Wcomm-dev\planning\Planning Actions\Noticing Polder\Mailed Notices & Signs\2016\PA-2016-00387.docs 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 Development and Design Standards. The approval authority may approve exceptions to the Site Development and Design Standards of part 18.4 if the circumstances in either subsection 1 or 2, below, are found to exist. 1. There is a demonstrable difficulty meeting the specific requirements of the Site Development and Design Standards due to a unique or unusual aspect of an existing structure or the proposed use of a site; and approval of the exception will not substantially negatively impact adjacent properties; and approval of the exception is consistent with the stated purpose of the Site Development and Design; and the exception requested is the minimum which would alleviate the difficulty.; or 2. There is no demonstrable difficulty in meeting the specific requirements, but granting the exception will result in a design that equally or better achieves the stated purpose of the Site Development and Design Standards. L, i GAcomm-dev\planning\Planning Actions\Noticing Folder\Maited Notices & Signs\2016TA-2016-00387.docx ii?. MID (TI 4r'I 4 Troo s7 'UM fl- JJ~ . 9 Pa7?lR7f -i I HID I; F``; AFFIDAVIT OF MAILING i I STATE OF OREGON ) c County of Jackson ) I The undersigned being first duly sworn states that: i 1. 1 am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On March 11, 2016 1 caused to be mailed, by regular mail, in a sealed envelope with postage fully prepaid, a copy of the attached planning action notice to each person listed on the attached mailing list at such addresses as set forth on this list under each person's name for Planning Action #2016-00387, 95 N Main. y . Signature of Employee is h6? I( f, r. F, R 4 i Gg Document1l 3/10/2016 J PA-2016-00387 391 E09BB 80001 PA-2016-00387 391 E09BB 500 PA-2016-00387 391 E09BB 9200 88 NORTH MAIN LLC BARD'S INN LIMITED PTNSHIP BC MTH LLC 51 WATER ST STE 222 1120 PROSPECT ST 175 PIEDMONT DR ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 i t PA-2016-00387 391 E09BB 5000 PA-2016-00387 391 E09BB 5700 PA-2016-00387 391 E09BB 5401 BISCHOF PHYLLIS B TRUSTEE ET AL DURANT-NEWTON TRUST ET AL FULLER MICHAELMOANNA I 468 MICHIGAN AVE 95 N MAIN ST 14374 WYRICK AVE BERKELEY, CA 94707 ASHLAND, OR 97520 SAN JOSE, CA 95124 L PA-2016-00387 391 E09BB 10000 PA-2016-00387 391 E09BB 402 PA-2016-00387 391 E09BB 5501 GINSBURG JUDITH R TRUSTEE ET AL HAINES LLOYD M TRUSTEE ET AL KAPLAN JORY TRUSTEE ET AL 51 WATER ST STE 222 51 WATER ST 222 15269 MIDDLETON PARK DR' ASHLAND, OR 97520 ASHLAND, OR 97520 REDDING, CA 96001 PA-2016-00387 391 E09BB 5300 PA-2016-00387 391 E09BB 6200 PA-2016-00387 391 E09BB 6100 PAROWSKI ALAN P PHELPS JONATHAN D/ESTHER BRAD REITAN JOHN.A TRUSTEE ET AL 92 CHURCH ST THOMPSON PO BOX 2204 ASHLAND, OR 97520 3300 UNIVERSITY BLVD 219 DAVIS, CA 95617 WINTER PARK, FL 32792 PA-2016-00387 391 E09BB 5500 PA-2016-00387 PA-2016-00387 SPRAGUE DAVID E TRUSTEE DAN DURANT KISTLER, SMALL, & WHITE P 0 BOX 1258 642 SUTTON PL 66 WATER ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 95 N Main NOC 3/11/16 15 4 = ZONING PERMIT APPLICATION Planning Division ) 51 Winburn Way, Ashland OR 97520 CITY OF FILE -ASHLAND 541-488-5305 Fax 541-488-6006 DESCRIPTION OF PROJECT DESCRIPTION OF PROPERTY Pursuing LEED® Certification? ❑ YES R NO Street Address 95 North Main Street Assessor's Map No, 391E 0966 Tax Lot(s) 5700 Zoning C-1-D (Commercial - Downtown Comp Plan Designation Downtown APPLICANT Name Kistler Small + White, LLC Phone 541.488.8200 E-Mail mattakistlersmallwhite.com Address 66 Water Street, Suite 101 City Ashland, OR zip 97520 PROPERTY OWNER Name Dan Durant Phone 541.941.8851 E-Mail dan.dj.durant .gmail.com Address 642 Sutton Place City Ashland, OR Zip 97520 SURVEYOR. ENGINEER, ARCHITECT. LANDSCAPE ARCHITECT. OTHER Title Architect Name Matthew J. Small Phone 541.488.8200 x15 E-Mail matt@kistlersmallwhite.com Address 66 Water Street, Suite 101 City Ashland, OR zip 97520 Title Name Phone E-Mail Address City Zip _ I 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 thereon being required to re oved at my a ense, ave any doubts, l am advised to seek competent professional advice and assistance. February 29, 2016 Ap icant' "19 ature Date As owner of the propert ' volved in this request, I have read and understood the complete application and its consequences to me as a property owner. ®r February 29, 2016 Property Owner's Signature (required) Date [To be completed by City Stafq i 7 Date Received ' (19 Zoning Permit Type _ Filing Fee OVER N G:\com -de,\planning\Fonns&Handouts\Zoning Permit Application.doc r kiln + small + whit architects March 1, 2016 i I1Il111[111111 ~~P~~ l~H~ Il~Site Plan Review Findings of Fact jFl~-7tl + lYl l'1~~ ~ ki tl r + small + white architects table of contents PROJECT INFORMATION 3 PROJECT DESCRIPTION 5 FINDINGS OF FACT 10 APPROVAL CRITERIA 10 SITE DEVELOPMENT & DESIGN STANDARDS 11 BASIC SITE REVIEW STANDARDS f DETAILED SITE REVIEW STANDARDS HISTORIC DISTRICT DESIGN STANDARDS REHABILITATION STANDARDS DOWNTOWN DESIGN STANDARDS PARKING, ACCESS, AND CIRCULATION 17 LANDSCAPING, LIGHTING, AND SCREENING 17 RECYCLING AND REFUSE DISPOSAL AREAS 14 TREE PRESERVATION AND PROTECTION 18 SIGNS 19 PRE-APPLICATION COMMENTS RESPONSES 19 PROJECT DRAWINGS ATTACHMENT GENERAL INFORMATION SITE PLAN FLOOR PLANS EXTERIOR ELEVATIONS EXTERIOR PHOTOS EXISTING FLOOR PLANS EXISTING EXTERIOR ELEVATIONS WALL/BUILDING SECTIONS LANDSCAPE PLAN NORTH ELEVATION RENDERING MATERIAL SAMPLE BOARD ATTACHMENT BROTHERS - REMODEL MARCH I, 2016 Page If~,_ kislr + small + whit architects PROJECT INFORMATION PLANNING ACTION: Site Review (Type 1) for the remodel of the 95 N. Main Street, a primary contributing historic building owned by Dan Durant. The proposed project includes the conversion of (3) existing second floor apartments into a single condominium, a remodel of the rear of the building, and the rehabilitation of the front, north facing building facade. ADDRESS & LEGAL DESCRIPTION: OWNER: ARCHITECTS: Dan Durant Kistler Small + White 95 N. Main Street 66 Water Street, Suite 101 Ashland Or 97520 Ashland, OR 97520 541.488.8200 LAND USE PLANNING: PROJECT LANDSCAPE: Kistler, Small + White Kistler Small + White 66 Water Street, Suite 101 66 Water Street, Suite 101 1 Ashland, OR 97520 Ashland, OR 97520 541.4883.8200 541.488.8200 COMPREHENSIVE PLAN DESIGNATION: Commercial-Downtown ZONING DESIGNATION: C-1-D ADDRESS: Brother's Restaurant, 95 N. Main. Note: Historic Register of Historic Places records the address as 89 Main St, the address of the upper floor residences. MAP AND TAX LOT: 39 1E 09BB, Tax Lot 5700 ACREAGE: .06 Acres CURRENT OCCUPANCY TYPE: R-2 PROPOSED OCCUPANCY TYPE: R-3 BUILDING CONSTRUCTION TYPE: Type VB BROTHERS - REMODEL. ~ MARCH 1, 2016 Page 1 3 h ki tl r + small + whit architects FIRE SPRINKLER SYSTEM: To Be Determined BUILDING AREA: Floor: Existing: Remodeled: New Expansion: First Floor 1,700 s.f. 125 s.f. 0 s.f. Mezzanine 846 s.f. 287 s.f. 0 s.f. Second Floor 1,390 s.f. 1,390 s.f. 0 s.f. TOTAL 3,936 s.f. 1,802 s.f. 0 s.f. LOT COVERAGE: Lot Area: 2,614 s.f. (.06 acres) Building Footprint: 1,738 s.f. Proposed Impervious Area: 702 s.f. Proposed Landscaped Area: 174 s.f. APPLICABLE ORDINANCES: C-1-D, Commercial Downtown Site Design & Use Standards, Chapter 18.4.2 Basic Site Review, Section 18.4.2.040 Historic District Design Standards, 18.4.2.050 Historic District Development Rehabilitation Standards 18.4.2.050.C Downtown Design Standards, 18.4.2.060 Vehicle Area Design, 18.4.3.080 Landscaping and Screening, 18.4.4.030 Tree Preservation and Protection 18.4.5 Signs 18.4.7 ADJACENT ZONING/USE: NORTH: C-1-D EAST: C-1-D SOUTH: C-1-D WEST: C-1-D SUBJECT SITE: C-1-D II, f BROTHERS - RCMODIL MARCH I, 2016 Page i I kitl r + small + whit architects PROJECT DIESCRIRTION INTRODUCTION: Opened in 1889 the Josephine Crocker Building is one of Ashland's very earliest institutions. "Mrs. J. D. Crocker has put up a two-story brick building, the lower story of which is used for a store and the upper story for lodging rooms." ((Tidings, 7-Jan-1889, 4:7) National Register of Historic Places (NRHP)). Brother's restaurant is the current occupant of this main street location; a popular eatery for tourists and locals. According to the NRHP the building is a primary contributing example of a "vernacular storefront". Over the years updates to the street facade have strayed away from the design and detail of the original architecture. The main component of the proposed project is the remodel of (3) existing second floor apartments into a single condominium. Access to the new condominium will be from an existing front entry off of North Main Street and a more private, existing entry from a parking area at the rear of the building. The interior of the second floor will be gutted with new interior walls, finishes, electrical and plumbing fixtures throughout. In addition, the existing back porch and associated storage spaces which are in very poor condition will be demolished and replaced. A new window is proposed on the front, street facade of the building and all existing windows are scheduled to be replaced with new (existing rough openings to remain). As part of the new back porch remodel a new restroom accessible from the mezzanine of Brother's Restaurant will be added. These upgrades, along with the internal improvements to the plumbing and electrical systems, will insure the soundness of this valuable historic resource for the future. Another major component of the remodel is a redesign of the front, street facing facade. The goal of this redesign is to recreate a facade that is in better keeping with the design and detailing that has been lost with remodels to the building over the years (see attached drawing A6.2 North Elevation (circa 1890) and North Elevation (circa 2015). The intent is to apply a new stucco finish coat throughout, add new awnings and create details that accentuate the "base", "shaft" and "cap" of the building. Also, an effort has been made to distinguish the entry to the condominium from the entry to Brother's and to recreate the proportions of the facade to better respond to the existing windows that replaced the original windows years ago. New storefront windows and paint will also update the tired facade (see attached drawings, A6.1 North Elevation and R1.0 North Elevation Rendering). Recognizing that the architectural treatment of the exterior facades are of primary concern to this planning action please note the following additional comments: BROTHERS - REMODEL MARCH I, 2016 zrt~;J'~' ~rotlEl P a g e ki l r + small + whit architects NORTH MAIN STREET FACADE: It was determined early on in the design process that restoring the building to its original brick facade was unrealistic. This was due mostly to the estimated cost and structural concerns of removing the existing stucco and pilasters and the fact that the original, second floor window openings were now infilled and buried under this stucco. Once this decision was made it became the goal of the design to create a facade meeting Ashland's design guidelines with historical references and one that was more appealing while necessarily incorporating the existing stucco, pilasters and renovated window openings. Pilasters: An effect of the existing pilasters is to segregate the front facade into two distinct elements - the element associated with Brother's Restaurant and the element associated with the entry into the second floor - please note that this segregation continues from the first floor to the top of the building facade (see attached drawing, A6.4 Existing North Elevation). This division of the elevation does not occur in the original, brick building. A design goal of the proposed elevation was to accentuate and enhance this division. This was accomplished in the design by adding ornament, a new cornice, an awning over the condominium entry and a third window. Second Floor Openings: The number, size, proportion and location of the original, second floor windows were drastically changed in the current Main Street facade. The current windows are responding to the stucco pilasters. As mentioned above a third window was added in an effort to balance the facade and to enhance the new emphasis on the restaurant portion of the facade (see attached drawing, A6.1 North Elevation). Awnings: The awnings offer a significant element to the building face and are a direct reflection of the original building. The proposed awning design is striped similar to that of the original awning. In addition, the new awnings will eliminate the barrel shape of the existing awnings and will have a single slope to a front, vertical flat edge which will contain the street address numbers (see attached drawing, R1.0 North Elevation Rendering) Base, Shaft, Cap: In an effort to restore some historical proportions to the front facade the proposed design includes a more clear delineation of the building's base, shaft and cap. BASE. The new "base" was accomplished with the addition of a detailed wood element below the new storefront windows, a change in color of the stucco at the "base" level and a trim detail delineating the top of the "base". The wood detail below the storefront is a historical reference to a similar wood element in the original building. CAP: The "cap" for the building was created with the addition of a new cornice and new trim details at the top of the building facade. The BROTHERS - REMODEL MARCH I, 2016 4F~af=~~ . Page 6 L `t i tl r + small whit architects National Register of Historic Places describes an elaborately detailed cornice. While not a copy of the original, the new design includes a detailed cornice and other interesting features that reflect the original feel and relates to other primary contributing buildings in Ashland's downtown. This added detail along with the strategic placement of ornaments creates a more clearly defined "cap" to the building facade. SHAFT. The space between the cap and the base creates the shaft. Window Mullions: The new metal clad wood windows are proposed as single hung windows with vertically arranged mullions in contrast to the horizontal mullions of the existing second floor windows. Ornament: The existing blue, wood trim will be removed. New ornamental treatment includes the addition of "sun dials", a circle at the very top of the cornice, the number 2MXVI, two "birdhouses" and six, small vertical elements. The ornaments were added to help accentuate the "cap" of the building facade and to add interest and historical reference. The proposed "birdhouses", located at the top corners of the new cornice are a direct reference to a design element that has appeared in photographs of the original Crocker building. This design element along with the number 2MXVI (2016, year of the scheduled completion of the construction) are intended to be whimsical. REAR/SOUTH FACADE: The need for a major renovation can be seen at the rear of the building (see attached drawing A6.2 West Elevation and South West Elevation), which has become dilapidated. In keeping with the original feel the back porch with roofs will be rebuilt. In addition to the entrance to the condominium, there will be an entrance to the mezzanine and primary seating area, of Brother's restaurant. The remodel will also include a restroom to be accessible from the restaurant's mezzanine, there being none in the current layout. Window Openings: The original window openings in the brick wall are intact however, over the years the openings have been infilled with framing in some instances and in others have been enclosed within a structure. It is the intent of this project to retain the original openings and provide new, metal clad wood windows. In addition, the existing storage structure located on the west end of the porch will be removed thus exposing an existing opening. This will restore natural light and ventilation to the new condominium. The new windows are scheduled to be single hung below with fixed, upper arched windows above. Materials: The selected materials are intended to reflect a more utilitarian, alley architecture in keeping with the facade's rear orientation. Also, because this facade will serve as the primary BROTHERS - REMODEL MARCH I, 2016 P a g e 1 7 ,i~t. ki l r + small + whit architects I entrance into the condominium consideration has been made to keep the finishes attractive and to a scale suitable for a residence. Roofing: Corrugated metal. Clear aluminum, factory finish. Siding: Painted, cementitous (Nardi Panel) board and batten. Existing Brick: Clean exposed brick to remain. E EAST FACADE: The bricks on the East Elevation will be re-pointed but the iconic painted signage will remain unaltered. No additional work is scheduled for the east facade. WEST FACADE: The project proposes to eliminate the existing blue painted, wood trim from the entire facade. This will serve to remove the arbitrarily divided elevation and return it to its more historic, monolithic look. The existing stucco is scheduled to be refinished with an added finish coat and painted. In addition, the windows on this facade will be replaced with new, energy efficient, metal clad wood windows. ADDITIONAL CONSIDERATIONS: SITE IMPROVEMENTS: The proposed project includes a vastly improved "backyard". The area is currently unkempt, unpaved, without organization and with very minor allowances for landscaping. The parking is undefined and unpaved. The proposed upgrades will improve what is seen from those traveling on Church Street and provide a safer, more usable area for those living and occupying the new condominium. Improvements include the following: New Trash Enclosure: Currently there is not a trash enclosure and the trash receptacles are scattered throughout the back yard. The new enclosure will be large enough to contain all of the many receptacles required of a busy restaurant as well as trash receptacles for the new condominium. The trash enclosure will be fenced on all sides. New Landscaped Area: The proposed upgrades to the backyard includes a landscaped strip to screen the new parking from the abutting property line. This landscaped area will include trees sufficient to shade the parking area and also is intended to meet the seven percent landscaped area requirement of the code. This landscaped area will serve as a break area for the restaurant's employees as well as a viewpoint from the condominium's rear porch. In addition, BROTHERS - REMODEL 1 MARCH I, 2016 O.1 - ~ P a g e 1 8 vrliP e f_ l kistl r + small + whit architects the trees planted in this area will offer needed shade for the residents from the south and west summer sun. Parking: Parking is not required but will be provided for use by the condo. An easement has been granted to the Brother's building allowing access from Church Street through the adjacent property to the new parking area. INTERNAL UPGRADES: i While not directly in the purview of this site review, the internal renovation will bring much needed improvements to the electrical and plumbing systems improving the safety of the building. The apartments units were in extreme disrepair and require a total remodel. In addition, there will now be a handicapped accessible entrance to the mezzanine seating area of Brother's restaurant and a new handicapped accessible bathroom. BROTHERS - REMODEL MARCH I, 2016 Page 1 9 7 kistl r II + white architects i The following information has been provided by the applicants to help the Planning Staff, Planning Commission and neighbors better understand the proposed project. In addition, the required findings of fact have been provided to ensure the proposed project meets the Site Design & Use Standards as outlined in the Ashland Municipal Code (AMC), 18.4.2, Site Design & Use Standards E For clarity reasons, the following documentation has been formatted in "outline" form with the City's approval criteria noted in BOLD font and the applicant's response in regular font. Also, there are a number of responses that are repeated in order to ensure that the findings of fact are complete. Where appropriate numbering follows the sited LUO. APPROVAL CRITERIA. 18.5.2.050 Approval Criteria An application for Site Design Review shall be approved if the proposal meets the criteria in subsections A,B,C, and D below. The approval authority may, in approving the application, impose conditions of approval, consistent with the applicable criteria. L A. Underlying Zone. The proposed complies with all the applicable provisions of the underlying zone C-1-D. B. Overlay Zones. The proposed complies with the applicable overlays of the Historic District and the Downtown Overlay District. Ei C. Site Development and Design Standards. The proposed complies will the site Development and Design Standards. D. City Facilities. The proposed complies with the applicable standards in section 18.4.6 Public Facilities and that there are adequate capacity of City Facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the property, and adequate transportation are provided to the subject property. E. Exception to the site Development and Design Standards. No exceptions are requested. BROTHERS - REMODEL MARCH I, 2016 r9?tm~ =16i1:1LL: Page 10 E istl r + small + whit architects CHAPTER 13.4.2.040 -.060, SITE DEVELOPMENT & [DESIGN STANDARDS. 18.4.2.040.B NON-RESIDENTIAL DEVELOPMENT/BASIC SITE REVIEW STANDARDS: 1. Orientation and Scale: a. The existing orientation faces the street and will not be altered. The existing and proposed parking is in the back of the building. Note: per 18.4.3.030. C This C-1- D use is exempt from the off-street parking requirement but is being provided for the condominium. b. This project will not alter the existing facade orientation which is compliant with this design standard. c. The existing entrance will remain oriented towards N. Main Street. It continues to be clearly visible, functional, and shall be open to the public during all business hours. d. No change will be made to the current zero front setback. e. The building entrance is a storefront located on N. Main Street, the primary street f. It is the intent of the Applicant to use the existing sidewalk which is compliant. g. N/A 2. Streetscape: There is a mature tree in front of the building. This tree meets the standard for street trees. It will remain and be protected during construction. 3. Landscaping: a. Site is in the Historic District and there are no landscaping requirements except that parking areas shall meet the requirements of 18.4.3 Parking, Access & Circulation and 18.4.4 (see sections below). Landscaping, Lighting and Screening. The Street Tree, in front of the building, will remain and comply with the 1 per 30" of frontage street tree requirement. b. A new recycle/refuse disposal area will be located in the rear of the property and compliant with chapter 18.4.4. 4. Designated Creek Protection: N/A 5. Noise and Glare: There will be no additional lighting sources added. All Lighting will meet the requirements of section 18.434.050. 6. Expansion of Existing Sites and Buildings: N/A 18.4.2.040.C DETAILED SITE REVIEW STANDARDS: 1. Orientation and Scale: a. Existing Floor Area Ratio will not be altered. b. N/A BROTHERS - REMODEL l MARCH I, 2016 ~r`F1lt i Page I i ;lclli ki tl r + small + whit architects c. The frontage of the building, that will be windows or doorways, is much greater than 20% and will provided views of the restaurant interior. d. The doorway will be clearly defined e. N/A f. There will be a large awning that will protect pedestrians (and diners) from the rain and sun. 2. Streetscape: a. N/A b. The building has a zero setback which will not be changed. 3. Buffering and Screening: a. There will be a new landscape buffer located in the rear on the East edge of the parking area. b. This lot has an intervening building between it and the R-2 zone toward the south. 4. Building Materials: a. The new facade will include a include reliefs in excess of the 15% required. b. The will not be any bright or neon paint colors used. Glass is not a majority of the building skin. Note: The owner investigated removing the stucco to expose the original brick however it has proven to be cost prohibitive. 18.4.2.050.B HISTORIC DISTRICT/HISTORIC DISTRICT DESIGN STANDARDS: 1. Transitional Areas: The location of the existing building is in the Historic District 2. Height: The existing height of the building is unchanged. 3. Scale: The existing scale will remain unchanged. 4. Massing: The massing of the building will remain unchanged 5. Setback: The setback of the existing building will not be altered. 6. Roof: The roof of the existing building will not be altered. 7. Rhythms of Openings: This building does not have a direct neighbor in which to be compared, however the pattern of the historic facade is largely being restored. Also, an effort has been made to distinguish the entry to the condominium from the entry to BROTHERS - REMODEL MARCH I, 2016 Page 1 1 27~ i kitlr + small + whit architects Brother's and to recreate the proportions of the facade to better respond to the existing windows. Note: Original windows were replaced years ago. 8. Base of Platforms: The remodel will create a strong, defined base as characteristic of historic buildings downtown. 9. Form: The form of the building will remain unchanged. i 10. Entrances: The primary entrance will be better defined than the current entrance It will have an awning that is reminiscent of the earliest images of this storefront. Note; new handicapped entrance to the mezzanine will be accessible in the rear of the building. 11. Imitation of Historic Features: The applicants believe that the proposed changes provide an update of the facade but reflect the historic building in design and detailing. 12. N/A 13. N/A 18.4.2.050.C HISTORIC DISTRICT DEVELOPMENT/REHABILITATION STANDARDS OR EXISTING BUILDINGS AND ADDITIONS: 2. Rehabilitation Standards: a. Historic architectural styles: There will be no new additions on the project. b. Original architectural features: The goal of the project is to bring the facade more in keeping with its original architectural features. c. Replacement finishes: A new smooth stucco finish coat will be applied throughout. With the exception of the painted signage on the East Exterior. d. Diagonal and vertical siding: Vertical siding will not be used. e. Exterior wall colors: Historic colors will used for exterior wall. (see attached drawing, North Elevation Rendering and material board submissions) f. Imitative materials: N/A g. Replacement windows: All existing second floor (condominium) windows will be replaced with new, metal clad wood windows. The existing storefront windows at the Brother's Restaurant will be replaced with new, clear anodized, aluminum storefront windows. All existing openings will be utilized with the new windows simply replacing the old, existing windows. Please refer to the drawings to see the new mullion configurations and note comments in the Project Description, pages (5) - (10) of this document. BROTHERS - REMODEL FJ;I L L MARCH I, 2016 r f li~ L Page 1 3 "rn~.; kitl r + small + whit architects h. Reconstructed Roofs: The main roof will not be changed. The rear porch roofs will be corrugated metal. i. Asphalt or composition shingle roofs: No change to the main roof will be made. j. New porches: The rebuilt porches in the rear will be rebuilt with historic character. k. New detached buildings: N/A h Standards for Rehabilitation: Noted i I I I I { i4 k k f BROTHERS - REMODEL MARCH I, 2016 Page 1 4 "liae~• kisl r + small whit architects 18.4.2.060.C DOWNTOWN ASHLAND/DOWNTOWN DESIGN STANDARDS: 1. Height: The existing building height will not be changed. 2. Setback: a. Building maintains a zero setback from sidewalk. b. Primary entry will be on ground level.. c. N/A, porch is located on the rear of the building. 3. Width: a. The building extends from side lot to side lot. b. N/A 4. Openings: a. The majority of the ground floor storefront will be transparent with windows b. This is a primary contributing building in Ashland and the proposed design will restore the scale and proportions of the original architecture. c. The upper floor windows will have vertical orientation. d. Windows will not break the front plane of the building. e. Main entry door will be transparent. f. There are no blank walls adjacent to a public sidewalk. 5. Horizontal Rhythms: a. A prominent base will provide a contiguous horizontal line. b. The will be a clear visual division between ground level floors and upper floors. 6. Vertical Rhythms: a. Vertical Rhythms will be enhanced by the updating of the window, and the panel detail. Also the columns running vertically will be accentuated. b. The designed facade will reflect a traditional structural system. 7. Roof Forms: The roof not be sloped and have a well defined "cap" and cornice. 8. Materials: a. The primary exterior of the building will be painted smooth stucco. b. When possible the new design has incorporated many of the interesting historic details of the original architecture. See the Birdhouse detail from the original building (see attached drawing, A6.2 North Elevation (circa 1890)). BROTHERS - REMODEL MARCH I, 2016 ?'C~r~nla~i P a g e I i~lik -1 kistlr + small + whit architects 9. Awnings: a. The new design calls for a large awning, especially appropriate because the historic building had a dominate awning. The sides of the new awning will be open creating a protected, welcoming yet open public space. b. The awnings will be placed above the store front windows with a second, matching smaller awning delineating the condominium's entrance. c. The awning will be more aligned with the existing horizontal elements of the Patricia Sprague building next door. The awning will also be horizontally in line with the second smaller awning above the condominium's door. 10. Non-street or alley elevations: a. The private entrance to the condominium is located in the rear. b. Visual integrity of the original building is being restored, not diminished with this remodel. c. The remodel will restore original design elements. d. The parking will remain in the rear of the building. e. The sidewalk will be unaltered. f. N/A 11. Exceptions to Standards: This project is requires no exceptions to the Design Standards. BROTHERS - REI'1ODFL MARCH I, 2016 P a g e ( E Fi ~3RU :ui °%M1llk-9 kistler + small + white architects CHAPTER 13.4.3, PARKING, ACCESS, AND CIRCULATION. j 18.4.3.080.C VEHICLE AREA DESIGN: 7. LANDSCAPING: Landscaping in the parking facilities is approximately 10 3% greater than the 7% required.(see attached drawing, devoted to outdoor parking facilities, including the landscaping required in subsection 18.4.3.080.E.6). The Landscaped area will be a contiguous area in the South East corner of the lot and will include two new trees. Note: The parking area is accessed by an easement through the neighboring parking lot. 8. LIGHTING: Lights for the parking area, landscaping and refuse area will be directed down and not directly visible from the any residential property. Light will comply to section 18.4.4.050. CHAPTER 18.4.4, LANDSCAPING, LIGHTING, AND SCREENING. 18.4.4.030.F PARKING LOT LANDSCAPING AND SCREENING. 1. Landscaping. a. Parking area landscaping is approximately 10 3% greater than the 7% required. There two trees proposed for a parking area with a total of two parking spaces. b. The trees will be selected from Ashland Tree Commission's approved trees. c. The trees will be planted at least two feet from any curb or paved area d. The area is located at the south, east corner and serves as a property line screening as well as providing a recreational area for the residence and employees of Brother's Restaurant. The parking area is not large enough to support, landscaped areas "distributed throughout the parking area". e. The planted area will serve as property line screening. 2. Screening. a. Screening Abutting Property Lines. A landscaped area 5' at min and 9' at the max) buffers the abutting a property line to the East. b. Screening Adjacent to Residential Building. The property does not adjoin a residential building. c. Screening at Required Yards. N/A BROTHERS - REMODEL MARCH I, 2016 Page 1 1 7 lrrl~r kistl r small + whit architects I 18.4.4.030.G OTHER SCREENING REQUIREMENTS. i r 1. Recycle and Refuse Container Screen. A new fenced trash enclosure will screen the refuse containers from view. 2. Outdoor Storage. There is no outdoor Storage other than the recycle and refuse containers as noted above. 3. Loading Facilities and Services Corridors. N/A 4. Mechanical Equipment. Any mechanical equipment will meet the screening requirement. CHAPTER 18.4.4, RECYCLING AND REFUSE DISPOSAL AREAS. 18.4.4.040.A RECYCLING AND REFUSE DISPOSAL AREAS: 2. Commercial. The refuse receptacle provided is equal or greater to the comparable refuse receptacle. Brother's Restaurant has been in existence on this site for over a decade. This proposal will not increase the need and will greatly improve the existing conditions. 18.4.4.040.6 SERVICE AREAS: Recycling and refuse disposal areas are located to provide truck access and not within any required landscape area. 18.4.4.040.C SCREENING: A new fenced trash enclosure will screen the refuse containers from view as noted in 18.4.4.030.G.1. 18.4.4.050. OUTDOOR LIGHTING: There will be a minimal accent and safety lights in addition to the lights currently in use for the parking lot. Note: Brother's Restaurant is open for operation only until 2 in the afternoon and therefore has minimal evening activity. CHAPTER 18.4.5, TREE PRESERVATION AND PROTECTION 18.4.5.030.6 TREE PRESERVATION AND PROTECTION The applicant has already received the required tree removal permits. No additional permits are required. The Street tree directly in front of Brothers will be trimmed by an arborist and protected during construction. A tree protection plan will be submitted. BROTHERS - REMODEL MARCH I, 2016 P a g e f II Sv%il5. kistlr + small whit architects CHAPTER 18.4.7, SIGNS 18.4.7.080 COMMERCIAL-DOWNTOWN ZONE: The proposed signage is identified on the Building elevation drawing. The current Brother's logo will be updated, but remain in its general current location on the awning over the front entrance. PLANNING STAFF'S PRE-APPLICATION COMMENTS RESPONSES: East Elevation Wall Graphic: The painted sign on the East Elevation will be preserved. The mortar joints will be repointed. Prepared and Respectfully Submitted by: Matt Sma, rchitect Date Kistler Small + White, Architect BROTH-HERS - REMODEL MARCH I, 2016 a ~rl-3i P a g e 1 9 n1fi. MILLER PAINT: ASIAN JUTE H0023M MILLER PAINT: PUMPKIN H0016N I I I i f t~ PAMT CO. 1~01fP CCc)l E MILLER PAINT: HICKORY NUT H0137A MILLER PAINT: WARREN TAVERN H009ON ( I f:. ILL MILLER PAINT: STURGIS GRAY H-1 19A WINDOWS: EL CAJON SILVER 068 , CANVAS AWNING CORRUGATED METAL ROOF AJ i"Ni _ckd BROTHER'S CONDOMINIUM ® EXTERIOR FINISH MATERIALS INTERIOR REMODEL SCALE: NO SCALE 03.01.16 (b4t ) 488 8200 i 66 Weter Street 975d d, OR 2 ASHLAND, OR 15-01.1 °nwwyy LI_ r w w ~~N ~gwwxx ® x (7a°a 6aaaaa Z a r Q z p m > ❑ W~j^W O WW ax¢ m o N~ zzgF " O F zp a N gaWwp 3 Q Wm QY U WZ xwZO W aO'~¢r WjZ<w a ZQ r g ruwip WK~ z r m z ❑ w w U w~vi er( V' W Vm¢ wwr Km w m O F F`upr K~ K Y O- Z m w a' zm m Z_ K aa K KW pKrn W WQ r U~1 W IU J W T p Z F W a FZ J W m r z W m0 Q mo OW 2 2 > a. zUz W ZO W W Z W W QQ N D 7) V O Z > U w- aaOwLLO rrFmmma~w OZF a0 ww~ w°oo~iiwwa>>w'~"rn«~ ?mz'Z"°wwr~zm ~°~a~~~r~~LLQ1~zzwom dodo oo~N°O~m~3mw0g~ac C) ¢5m-VV'a~'p Vp Y-Vwrr~3rwVwIz zm zmmwwp~p°°da»ww-wwwOw¢¢a?m.ta-amaavr ¢ iaa>-J'rgz~=~c Z z>o~¢a oww=d¢?Ndw w?w0>OazzS Uag~Ogg mOw OO Ow 00 xx~xxa?r r rr OO wa>x000zFzz?ww zaa aa- o W Yg~gsgs 22iz z 000oo0 Oaapaaapa.am¢mmmmmmmmmmmmmm 0mmrrrrp rrr rr» » » >~~>3333333 O >O x¢am w°w~3zNaw VUacC~~pLL Jy35~-pw OpwWO=='g E~amF'~.,aawmmI->m>>a} OVZ ~=zOVww4WVmVpo Q Z Yg ~gggg gmgg2g2~g?Z000000 Oaaa aaaa KK Cmmmmmmmmmmmmmmm rrrl-l-r~Fr rF» 3333 5' O z W Z Q ~ Co ° M U W e a e O ? 2 z o w U w 0 W = m Q 0 m r Z W a O [11 W w Ko N U U a W LL Q 1~HO wm m 0 Z p r z W- z~ z m~ ww 2z o on w W wx z w my a o Ozwd O LL? o g Z o zF r x O =z° " r m K m rrW z KC U Y KSZ~ r U pm rs ~w r fG z ¢ wY o ¢ O N S2 OOWS a Um Op z O ~ ~mz ¢ U U m Q O Y L U m r Z m 0 r,~ W wa Z aza [=7 (=7 0 O¢ m <z m H y h O p Q O ❑ p w°~¢w V~ °O wZw~.o gw¢ WoCa'Ja SpU Ocai~~cwio pm ZO¢K??oo~W°a wa VLLm Cm_mm0 Q'~ym3~NQ a 00 0108,010 0 m OSm WQ~I-gUU~~Z<Z? 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C) F- Z0c/yw Z DZ 0 ~u.I UDWQ U ¢N ~0 QC:D 2i x U) ir 3: Fn F O Z S W O¢ ¢ z Z Z J z> 0 a H x cn co O¢ C~ I I o I ICI - II o - _ III Ll I - o i i I Job Address: 95 N MAIN ST Contractor: ASHLAND OR 97520 Address: C Owner's Name: DURANT DANIEL J TRUSTEE ET ® Phone: P N State Lie No: P Customer 03412 KISTLER SMALL & WHITE ARCH LLC T City Lie No: Applicant: 66 WATER ST R I Address: ASHLAND OR 97520 A C C Sub-Contractor: A Phone: (541) 488-8200 T Address: N Applied: 03/01/2016 O -T Issued: Expires: 08/28/2016 Phone: State Lie No: Maplot: 391 E09BB5600 City Lie No: DESCRIPTION: Type 1 I VALUATION Occupancy Type Construction Units Rate Amt Actual Amt Constuction Description Total for Valuation: MECHANICAL ELECTRICAL STRUCTURAL PERMIT FEE DETAIL Fee Description Amount Fee Description Amount Commercial Site Review (typel) 1,512.00 CONDITIONS OF APPROVAL i I i COMMUNITY DEVELOPMENT Tel: 541-488-5305 20 East Main St. Fax: 541-488-5311 Ashland, OR 97520 TTY: 800-735-2900 www.ashiand.or.us Inspection Request Line: 541-552-2080 CITY F -AS 1`1 L AN I i E i' r k> G 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. Utility Connection Fees: $ 0.00 $ 0.00 3. Any modifications in plans or work shall be reported in advance to the department. Public Works Fees: $ 0.00 $ 0.00 4. Responsibility for complying with all applicable federal, state, Planning Fees: $ 1,512.00 $ 1,512.00 or local laws, ordinances, or regulations rests solely with the applicant. Sub-Total: $ 1,512.00 Fees Paid: $ 1,512.00 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 Inspection Request Line: 541-552-2080 CITY OF -ASr'ff-iw LAN D""'