Loading...
HomeMy WebLinkAboutA_101_PA-T1-2021-00164CITY OF -ASHLAND January 13, 2022 Notice of Final Decision On January 13, 2022, the Community Development Director approved the request for the following: Planning Action: PA -T1-2021-00164 Subject Property: 101 A Street Applicant: Chris Brown, Arkitek: Design & Architecture Description: A request for Site Design Review approval to permit a remodel and an 8,159 square foot addition to the building at 101 A Street. Proposed improvements include: re- roofing; constructing a new rooftop addition and solar array, and replacing rooftop mechanical equipment; installing new exterior stairs, exterior windows, awnings and a dormer; constructing interior second floor space; installing a parking area gate to regulate access; and adding new plaza space with seating COMPREHENSIVE PLAN DESIGNATION: Employment; ZONING: E-1 with Historic, Residential and Detail Site Review Overlays; MAP: 39 1E 09BA; TAX LOT: 14600 & 14900 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: Parties of record and property owners within 200 ft COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305 51 Winbum Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 www.ashland.or.us 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 Piling 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. Tinge 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 ofNotice ofAppeal. 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 bearings 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 lI 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 Winbarn Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 www.ashland.or.us ASHLAND PLANNING DIVISION FINDINGS & ORDERS PLANNING ACTION: PA -T1-2021-00164 SUBJECT PROPERTY: 101 A Street OWNER: Blue Marble/Jordan Willing APPLICANT: Christopher Brown, Arkitek: Design & Architecture DESCRIPTION: A request for Site Design Review approval to permit a remodel and an 8,159 square foot addition to the building at 101 A Street. Proposed improvements include: re- roofing; constructing a new rooftop addition and solar array, and replacing rooftop mechanical equipment; installing new exterior stairs, exterior windows, awnings and a dormer; constructing interior second floor space; installing a parking area gate to regulate access; and adding new plaza space with seating. COMPREHENSIVE PLAN DESIGNATION: Employment; ZONING: E-1 with Historic, Residential and Detail Site Review Overlays; MAP: 39 IE 09BA; TAX LOT: 14600 & 14900 SUBMITTAL DATE: October 15, 2021 NOTICE OF COMPLETE APPLICATION: December 1, 2021 STAFF APPROVAL DATE: January 13, 2021 APPEAL DEADLINE (4:30 P.M.) January 25, 2022 FINAL DECISION DATE (4:30 P.M.): January 25, 2022 APPROVAL EXPIRATION DATE: July 25, 2023 DECISION Subject Property The subject property is located at 101 A Street/340 Oak Street, on the North side of A Street near its intersection with Oak Street. The property is within the Ashland Railroad Addition Historic District, and is zoned E-1 (Employment). The building is listed on the National Register of Historic Places as the "Ashland fruit & Produce Association Warehouse" and is designated a primary/contributing resource within the district. Over time the building has been home to the Ashland Fruit and Produce Association, Oak Street Tank & Steel, the A Street Marketplace, and most recently Plexis Healthcare. The "Hay Warehouse," another primary/contributing resource in the district, is located just across the street. Proposal The application involves a request for Site Design Review approval to permit a remodel and 8,159 square foot addition to the building. The proposed improvements include: ■ A new rooftop addition on the southeast building. Additional rooftop work includes re- roofing e- roofng the existing structures, installing a rooftop solar array, and replacing the existing rooftop mechanical units. ■ Anew exterior stair is proposed in the northwest corner of the parking area to allow egress from the building. • New exterior windows and a new awning cover are proposed on the southeast building. ■ A new dormer, facing the railroad tracks, is proposed on the northwest building. 101 A Street/dds PA #T1-2021-00164 Page I 1 ■ Interior work is to include the construction of second floor spaces in the southeast and northwest buildings. ■ The proposed site work includes minor landscaping, new sidewalk paving around the proposed exterior stair, relocating the existing bicycle parking, and removing and replacing a parking lot tree which is less than six -inches in diameter at breast height. New benches and plaza space are proposed. ■ A parking lot barrier gate/boom arm is proposed to regulate access to the parking lot. ■ An electrical box will also be relocated as a part of the proposed site work. The application materials provided emphasize that the proposed improvements will not create any new uses or activities on site, which is proposed as 100 percent office use, will not increase the number of users, and will not intensify or expand the current uses and activities now in place on site. Site Design Review New structures, additions or expansions in the E-1 zoning district are subject to Site Design Review. Because of the building size and location, development of the property is subject to Basic Site Review, Detail Site Review, Additional Standards for Large Scale Developments and the Historic District Development Standards. The application submittal materials include written findings responding fully to the applicable criteria and standards. Given that the building is existing and its placement of the site and general relationship to the surrounding streetscape is well-established, in staff's view the key considerations for Site Design Review are in looking at changes to the A Street facade in terms of adding new windows and awning covering, the stair and rooftop additions, and the parking gate/boom arm in terms of compliance with applicable design standards and in verifying that the addition of usable interior space is supported by available parking. ■ A Street Facade Proposed changes to the A Street facade of the building include infilling an existing door and adding new windows and wood infill in the opening to match the treatment of an adjacent window on the facade near Oak Street, adding two new storefront windows and a new fabric awning cover and upper level aluminum windows. In staff s assessment, these bring the facade more in line with the design standards calling for walls within 30 feet of the street to include at least 20 percent of the wall area in display area, windows and doorways. ■ Stair Addition The proposed stair addition is at the northwest corner of the parking area and will allow egress from the building. In staff's assessment, the stairs are not on a primary facade and instead orient to the parking area. The applicant proposes to relocate existing bike parking with the stair addition, and will also reconfigure the adjacent area with minor landscaping adjustments, new walkway paving, replacing a parking area tree, and providing a small plaza area with bench seating to address plaza space requirements proportionally to the proposed addition. 101 A Street/dds PA #T1-2421-00154 Page 1 2 ■ Rooftop Addition For staff, the key issues with the proposed rooftop addition are insuring that the addition is compatible with the existing historic building and surrounding historic district through compliance with the Historic District Development Standards. The addition was reviewed and discussed extensively by the Historic Commission was discussed below. Based on the Historic Commission's recommendation, staff believe that the rooftop addition merits approval subject to a condition to reduce its plate height from ten feet to eight feet to address standards for scale, massing and orientation to minimize the visual impact of the addition as viewed from the A Street pedestrian streetscape. ■ Parking Lot Barrier GateBoom Arm The application proposes to install a parking lot barrier gate/boom arm to regulate access to the private parking lot. To alleviate the potential for cars waiting to access the parking lot backing up into the street, the applicant proposes to leave the gate open during morning commuting hours from 7:00 a.m. to 9:30 a.m. Once the gate is activated, individual entry access will be by code. The gate will activate automatically to allow vehicles to exit, and staff will coordinate gate access for visitors and deliveries. Zn staff's view, the barrier should be placed as far into the parking area as practicable so as to prevent cars waiting for entry from queuing over the sidewalk. With the applicants proposed operational measures and proper placement, staff believe that the gate will continue to allow the parking access and circulation to function in keeping with the standards and requirements of the ordinance. ■ Parking The application materials include parking calculations which demonstrate that 43 parking spaces are required to serve the building as proposed, based on 15,150 square feet of office space at one space per 500 square feet and 12,420 square feet of industrial space at one space per 1,000 square feet. There are 42 off-street spaces available, and there are 13 on - street parking spaces available along A Street to more than accommodate a single on -street parking credit. Historic Commission Review The Historic Commission initially reviewed the proposal at the pre -application level in October of 2021. The proposal then came before the Historic Commission again at its regular meeting in December, 2021 as a formal application review. The Historic Commission commended the applicant on the design and effort to remodel and repurpose a significant historic structure. The Commission also commended the applicant for the excellent application materials, as well as the presentation of the perspectives, elevations and site plans at the Commission meeting. Commissioners emphasized that the presentation and materials assisted greatly in understanding the proposed changes to the building exterior and the third -story addition. When the Commission initially saw the proposal at the pre -application level in October, the roof- top addition was lower and broken into two separate cupola or clerestory elements which Commissioners noted as both historically fitting and having the effect of softening the scale of the addition. With the formal application, the two cupola elements initially proposed were merged into one and expanded, and Commissioners noted that the revised design tended to add visual emphasis to the rooftop addition, affecting the massing without breaking it up so that the addition was much more prominent. After discussion of the single, longer and taller rooftop space, Historic 101 A Street/dds PA #T1--2021-00164 Page 13 Commissioners recommended reducing the plate height from ten -feet shown to eight- feet in height to minimize the visual impact of the mass and scale of the third -story addition from a variety of views from a pedestrian's perspective on A Street. This recommendation was based on the Historic District Design Standards in AMC 18.4.2.050.13 which speak to scale and massing as follows: 3. Scale. Recommended: Height, width, and massing of new buildings conform to historic buildings in the immediate vicinity. Avoid: Height, width, or massing of new buildings that is out of scale with historic buildings in the vicinity. 4. MaT ssinq. Recommended: Small, varied masses consistent with historic buildings in the immediate vicinity. Avoid: Single, monolithic forms that are not relieved by variations in massing. This recommendation also relates to the `Additional Standards for Large Scale Projects' in AMC 18.4.2.040.D which speak to orientation and scale as follows: 1. Orientation and Scale. a. Developments shall divide large building masses into heights and sizes that relate to human scale by incorporating changes in building masses or direction, sheltering roofs, a distinct pattern of divisions on surfaces, windows, trees, and small scale lighting. Decision As did the Historic Commission, staff greatly appreciates the applicant's efforts to remodel and repurpose the significant historic structure here, and to do so in a thoughtful manner that is sensitive both to the building's historic character and the surrounding district through an on-going design conversation with the Historic Commission. In staff's view, the proposed changes are in keeping with the applicable criteria and standards, provide additional windows in keeping with design standards to provide a more engaging pedestrian streetscape along A Street and provide plaza space to serve the building's tenants proportionally to the proposed addition. The Historic Commission's recommendations with regard to the rooftop addition are directly related to achieving compliance with the applicable design standards for scale, massing and orientation, and at the Historic Commission meeting, the applicant's team indicated they were agreeable to implementing these recommendations in their final designs. As such, a condition requiring that the Historic Commission recommendations be made a condition of approval and reflected in the final building permit submittals has been included below. The approval criteria for Site Design Review are detailed in AMC Section 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). 101 A Street/dds PA #T1-2021-00154 Page 14 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. In staff s final assessment, the application with the attached conditions complies with applicable ordinances and meets all required criteria. Planning Action #PA -T1-2021-00164 is therefore 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 #PA -T 1-2021-00164 is denied. The following are the conditions and they are attached to the approval: 1. That all proposals of the applicant shall be conditions of approval unless otherwise specifically modified herein. 2. That the plans submitted for the building permit shall be in conformance with those approved as part of this application. If the plans submitted for the building permit are not in substantial conformance with those approved as part of this application, an application to modify this Site Design Review approval shall be submitted and approved prior to issuance of a building permit. 3. That the applicants shall obtain required building permits, including any structural, mechanical, electrical or plumbing permits; pay associated fees and charges; and obtain all required inspection approvals. All requirements of the Building Division shall be addressed in the permit submittals. 4. That the windows on the ground floor shall not be tinted so as to prevent views from outside of the building into the interior of the building. 5. That the entrances adjacent to Oak and A Streets shall remain functional and open to the public during business hours. 6. For any construction within the adjacent public rights-of-way, including but not limited to utility installations or driveway, curb or sidewalk installation or repairs, the applicant shall obtain necessary permits and inspections from the Ashland Public Works Department. 7. That building permit submittals shall include: 101 A Street/dds PA #T1-2021-00164 Page 15 a. Identification of all easements, including but not limited to any existing or proposed public and private utility easements, access easements, public pedestrian access easements, and fire apparatus access easements. b. Solar setback calculations demonstrating that all new construction complies with `Solar Setback Standard B' in the formula [(Height — 16)/(0.445 + Slope) Required Solar Setback] and elevations or cross section drawings clearly identifying the highest shadow producing point(s) and their height(s) from natural grade. c. Final lot coverage calculations including all building footprints, driveways, parking, and circulation areas. Lot coverage shall be limited to no more than the existing 85.8 percent coverage described in the application. d. Demonstration that storm water from all new impervious surfaces and run-off associated with peak rainfalls must be collected on site and channeled to the City storm water collection system (i.e., curb gutter at public street, public storm pipe or public drainage way) or through an approved alternative in accordance with Ashland Building Division policy BD -PP -0029. Any existing or proposed on-site collection systems shall be detailed on the building permit submittals. e. Exterior building materials and paint colors shall be consistent with those depicted in the land use application and 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. Very bright or neon paint colors shall not be used in accordance with the Non -Residential Development standards in AMC 18.4.2.040.C,4.b. £ A final size- and species-specific landscaping and irrigation plan detailing existing and proposed plantings including street trees. The landscaping and irrigation plan shall include irrigation details satisfying the requirements of the Site Design and Use Standards Water Conserving Landscaping Guidelines and Policies and show parkrow improvements. All landscaping in the new landscaped areas shall be installed according to the approved plan, tied into the existing irrigation system, inspected and approved prior to final inspection approval or the issuance of a certificate of occupancy. g. A final electric design and distribution plan including load calculations and locations of all primary and secondary services including transformers, cabinets and all other necessary equipment. This plan must be reviewed and approved by the Electric Department prior to the issuance of a building permit. New or relocated transformers and cabinets shall be located in areas least visible from streets and sidewalks, while considering the access needs of the Electric Department. h. A final Tree Protection Plan consistent with the standards described in 18.4.5 shall be submitted for the review and approval of the Staff Advisor prior to the issuance of a building permit. The plan shall identify the location and placement of fencing around the drip lines of trees identified for preservation. The tree protection fencing shall be installed according to the approved plan, inspected and approved prior to any site work. No construction shall occur within the tree protection zone including dumping or storage of materials such as building supplies, soil, waste, equipment, or parked vehicles. The amount of fill and grading within the drip lines shall be minimized. Cuts within the drip line shall be noted on the tree protection plan, and 101 A Street/dds PA #T1-2021-00164 Page 1 6 shall be executed by handsaw and kept to a minimum.. No fill shall be placed around the trunk/crown root. i. A Tree Verification Permit shall be applied for and approved by the Ashland Planning Division prior to permit issuance, tree removal, or any site work including demolition, staging, storage of materials, or excavation. The Tree Verification Permit is to inspect the identification of the single parking lot tree to be removed and the installation of tree protection fencing for the trees to be protected on and adjacent to the site. The tree protection shall be chain link fencing six feet tall and installed in accordance with AMC 18.4.5.030. 8. That the requirements of the Ashland Fire Department including but not limited to approved addressing; fire apparatus access and turn -around; firefighter access and work area; fire flow; fire hydrant distance, spacing, reflectors & clearance; fire sprinklers; fire department connection; Knox box; extinguishers; limitations on gates, fences and other access obstructions; and wildfire hazard area & fire season restrictions shall be complied with prior to issuance of the building permit or the use of combustible materials, whichever is applicable. Fire Department requirements shall be included on the engineered construction documents for public facilities. If a fire protection vault is required, the vault shall not be located in the sidewalk. 9. That a Fire Prevention and Control Plan addressing the General Fuel Modification Area requirements in AMC 18.3.10.100.A.2 of the Ashland Land Use Ordinance shall be provided prior to bringing combustible materials onto the property, and any new landscaping proposed shall comply with these standards and shall not include plants listed on the Prohibited Flammable Plant List per Resolution 2018-028. 10. That the recommendation of the Ashland Historic Commission that the plate height of the rooftop addition be reduced from ten -feet to eight- feet in height to minimize the visual impact of the mass and scale of the third -story addition on the A Street pedestrian streetscape is a condition of this approval, and shall be reflected in the final building permit drawings. 11. That the proposed parking lot barrier gate/boom arm shall be placed as far into the parking lot as practicable to avoid vehicles waiting for access from queuing over the sidewalk. To alleviate the potential for cars waiting to access the parking lot backing up into the street, the applicant's proposed measures to leave the gate open during morning commuting hours (i.e. from 7:00 a.m. to 9:30 a.m.), to allow individual entry access via code and automatic activation for exiting, and to require on-site staff to be responsible for coordinating gate access for visitors and deliveries are also made conditions of this approval. 12. Relocated bicycle parking facilities shall be installed according to the approved plan prior to final inspection approval or issuance of a certificate of occupancy. Standard inverted U -racks shall be used for the bicycle parking. All bicycle parking shall be installed in accordance with design and rack standards in 18.4.3.070.1 and 7, and the building permit submittals shall verify that the bicycle parking spacing and coverage requirements are met in accordance with 18.4.3.070.1. 13. That all exterior lighting shall be directed on the property and shall not directly illuminate adjacent proprieties. Lighting compliance shall be site -verified prior to final inspection approval or issuance of a certificate of occupancy. 101 A Street/dds PA #T1-2021-00164 Page 1 7 14. That a sign permit shall be obtained prior to the installation of any new signage. Signage shall meet the requirements of AMC 18.4.7. r 12.2022 Bill Molnar, Director Date Department of Community Development 101 A Street/dds PA #T1-2021-00164 Page 18 � r ffl MIU411111,01, STATE OF OREGON County of Jackson The undersigned being first duly sworn states that: 1., 1 am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On January 13, 2022 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 #T1-2021-00,164, Signature of Employee G:'comm-devlplanninglPlanningAcfiorislPAshyS6eed'�A\AS�eeM INA 101—PATI-2021-001644NoUcinglNODV,141..T'1-2021-00164_NOE�_AffidavitatMailing.docxl/1312022 T1_2021_00164 391E09BA1100 A STREET ARTS BUILDING LLC 406 IOWA ST ASHLAND, OR 97520 T1 2021 00164 391 E04CD1200 ASHLAND CHRISTIAN 50 W HERSEY ST ASHLAND, OR 97520 T1_2021_00164 391E09BA14000 T1_2021_00164 BJORKLUND LLC BRENT E THOMPSON BROWN CHRISTOPHER PO BOX 201 426 A STREET SUITE 101 ASHLAND, OR 97520 ASHLAND, OR 97520 T1_2021 00164 391 E09BA1200 T1_2021 00164 391 E09BA14602 DONNELLY DENNIS P/DARLENE EMARD PROPERTIES LLC 2022 COVE RD PO BOX 1180 ASHLAND, OR 97520 ASHLAND, OR 97520 Go t� �v�ry cpm/tam�l�aie� � F T1 2021 00164 391 E04CD3600 ASHLAND FOOD COOPERATIVE 237 N 1 ST ST ASHLAND, OR 97520 T1_2021_00164 391 E09BB16800 DB FAMILY REV TRUST ET AL 348 PEARL ST ASHLAND, OR 97520 T1_2021_00164 391E04CD1400 HODGINS ROBERT C TRUSTEE ET A 630 E VALLEY VIEW RD ASHLAND, OR 97520 T1 2021 00164 391 E09BA13900 T1 2021 00164 391 E09BB16700 71_2021 00164 391 E09BB16801 NCOR GROUP LLC OAKY DOAKY LLC PECKHAM FRANCS B JR 175 PILOT VIEW RD 1085 DEER VISTA LN MECCA SUZETTE ASHLAND, OR 97520 ASHLAND, OR 97520 315 OAK ST ASHLAND, OR 97520 T1_2021_00164 391E04CC5900 T1_2021_00164 391E09BA1300 T1 2021_00164 391E09BA14700 RUBIN MARGARET NASH i SEAMAN MICHAEL J ET AL SPUR RAIL PROPERTY OWNER'S AS 323 OAK ST 270 N FIRST ST 253 N 3RD ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 T1_2021_00164 391E09BA14800 T1_2021_00164 391E09BA13400 71_2021_00164 391E04CC5800 UNION?ACIFIC RR CO PROPERTY TAX VALLEY OF THE ROGUE BANK C/0 VAN AUSDALL JOHN MICHAEL DEPARTMENT UMPQUA BANK TAX DEPARTMEN VE 40 VAN NESS AVE 1400 DOUGLAS ST 1640 9285 NE TANASBOURNE DR ASHLAND, OR 97520 OMAHA, NE 68179 € HILLSBORO, OR 97124 T1 2021 00164 391 E04CC5801 T1 2021 00164391 E09BA14600 T1 2021 00164 391 E09BA14600 VANDERZWAN LISA DAWN WILLING JORDAN MICHAEL WILLING JORDAN MICHAEL 337 OAK ST 621 MORTON ST 101 AST ASHLAND, OR 97520 - ASHLAND, OR 97520 ASHLAND, OR 97520 101 A St 12101/21 NOC 21 Planning Department, 51 Winburr, vvay, Ashland, Oregon 97520 CITY OF lr 541-488-5305 Fax:541-552-2050 www.ashland,orms TTY:1-800-735-2900 %a -ASHLAND Irelol PLANNING ACTION: PA -T1'-2021-00164 SUBJECT PROPERTY: 101 A Street OWNER: Blue Marble/Jordan Willing APPLICANT: Chris Brown, Arkitek Design & Architecture DESCRIPTION: A request for Site Design Review approval to permit a remodel and an 8,159 square foot addition to the building at 101 A Street. Proposed improvements include: re -roofing- constructing a new rooftop addition and solar array, and replacing rooftop mechanical equipment; installing new exterior stairs, exterior windows, awnings and a dormer; constructing interior second floor space; installing a parking area gate to regulate access; and adding new plaza space with seating, COMPREHENSIVE PLAN DESIGNATION: Employment; ZONING: E-1 with Historic, Residential and Detail Site Review Overlays; MAP: 601 E 09BA; TAX LOT: 14600 & 14900 NOTE: The Ashland Historic Commission will review this Planning Action at an electronic puMc hearing on Wednesday, December 8 at 6:00 PW See page 2 of this notice for information about participating in the electronic public hearing. IM11111111i INVII INTI . .1 0 PA-TI-2021-CO16,4�Noticiyig4A__101 T1-2021-U0[64N0C,dwx OVER C; Historic Commission Meetings Notice is hereby given that the Historic Commission will hold an electronic public hearing ,n the above, described planning action unthe meeting date and time shown onPage 1.|fyou would like towatch andUatentotheTreeCommisoionmeetingvirtwa|Ny.but not participate in any discussion, you can use the Zoom link posted on the City of Ashland calendar website . Oral testimony will be taken during the electronic public hearing. If you wish to provide oral testimony during the electronic meetimg, mend on email to PC-public-6esdnmony@ash|amd.mr.us by . In order to provide testimony at the public hearing, please provide dhehz[fovving information: 1) make the subject line of the email "Advisory ComnmimaionTaatUmonyRequest".2)[mo|wdeyourname.3)opeuifvthedabeandmzmm|eeionmeetinQyouvviohtnhautify at, 4) specify the agenda item you wish to speak to, 5) specify if you will be participating by computer or telephone, and 6)the name you will use if participating by computer or the telephone number you wRl use if participating by telephone. In compliance with the American with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Administrator's o�fficeat541-488-GO82(TTY phone number 1-8OO-735-2QOO). Notification 72hours prior tothe meeting will enable the City to make reasonable arrangements to ensure accessibility to the meeting. (28 CFR 35,102,-35, 10!4 ADA Title 1). The Ashland Planning DivisionStaffhoareceivedaoomplehsmpp|ication6zrthepropedynotedonPege1affhianotce. Because of the COVID-19 pandernic, application materials are provided online and comments will be accepted by email. Alternative arrangements for reviewing the application or submitting comments can be made by contacting (541) 488-5305 or . A copy of the application, including all documents, evidence and applicable criteria are aveUUeb|eonline at"What'a Happening in my City" at Copies of application materials will be provided at reasonable cost, if requested. Under extenuating circumstances, application materials may be requested to be reviewed in-person at the Ashland Community Development & Engineering Services Building, 51 Winburn Way, via a pre -arranged appointment bycalling (S41)488-53Q5mrmmaiUnQ Any affected property owner or resident has a right to submit written cornments to orhothe City uf Ashland Planning Division, 51 Winburn Way, Ashland, Oregon 97520 prior to 4:30 p,m, an the deadline date shown on Page 1� Ashland Planning Division Staff determine if a Land Use application is complete within 30 days mf submittal. Upon cleterm i nation of completeness, a notice is sent to surrounding properties within 200 feet of the property submitting application which a0mvvafor a 14 -day comment period. After the comment period and not more than 45 days from the application being deemed complete, the Manning Division Staff Sha1l make a final decision on the application. A notice of decision is mailed to the same prnperbosvvVthin 5days cfdecision. Amappeal tothe Planning Commission mfthe Planning Oiv[s,ion Staff's decision mustbenuodeinm/riUngtothe&ahkandP8anningDiv|e|onm/ithin12daysfronmthedateofthemaUingoffina|demiaion.(AMC 18,5.1.850.G) The ordinance criteria applicable to this application are attached to this nofioe. Oregon law states that failure to raise an objeot�iom oonoannimQ this application, by |ettor, or failure to, provide sufficient specificity to afford the decision maker an opportunity to respond to the issue, preciudes 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 LUB/\ on that criterion. Failure mfthe applicant to raise oonedbuNoma| or other issues relating to proposed conditions ofapproval with sufficient specificity to allow this Department to respond to the issue precludes an action for damages in circuit court. If you have questions or comments oonmmrm|nQ this request, please feel free to contact Derek Severson at 541-552-2040/ demsh.severson@aahi|and.or.mo. SITE DESIGN AND USE STANDARDS 18.52050 The following criteria shall beused to approve ordeny an application: A^ Underlying Zone: The proposal complies with all of the applicable provisions of the underlyingzono(part1Q2).imc|udiogbutnot|imitedtn:bu|Nimgand yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building uhenta8on, anchibedUm, and other applicable oimndanW. 101 Paz:-202/*o1w�Nwici"m^mco-2oumm+�ucd"" B. Overlay zones: The proposal complies with ap, )le overlay zone requirements (part 18.3). C. Site Development and Design Standards: The proposal complies with the applicable Site Developm�llt 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 18.4.5 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. GAcomm-dMplannin.-TIanningActiunsT& bySIree6A\AStreet\A_101\A 191 YA-Tt-2021-001641Noticing\A_101_T1-2021-00164_NOCAd x 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 December 1, 2021 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 lint under each person's name for Planning Action #T1-2021-00164, 101 A St. Gtomm-deOplanningftnnlng Adonsfts by StreeWA SVeeE%A_101',�A_101_PA-1"1-2021-001644NoJcing"k 101 JI -2021-00164 AffidavilafMaHing.dou 121112021 T1 2021_00164.391 E09BA1100 T1_2021_00164 391 E04CD1200 T1_2021 00164 391 E04CD3600 A STREET ARTS BUILDING LLC ASHLAND CHRISTIAN ASHLAND FOOD COOPERATIVE 406 IOWA ST 50 W HERSEY ST 237 N IST ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 T1 2021_00164 391 E09BA1.4.000 T1_2021 00164, BJORKLUND LLC BRENT E THOMPSON BROWN CHRISTOPHER PO BOX 201 426 A STREET SUITE 101 ASHLAND, OR 97520 ASHLAND, OR 97520 T1 2021 00164 391E09BA1200 DONNELLY DENNIS PIDARLENE 2022 COVE RD ASHLAND, OR 97520 T1 2021 00164 391 E09BA13900 NCOR GROUP LLC 175 PILOT VIEW RD ASHLAND, OR 97520 T1 2021 00164 391E04CC5900 RUBIN MARGARET NASH 323 OAK ST ASHLAND, OR 97520 T1 2021_00164 391E09BA14602 EMARD PROPERTIES LLC PO BOX 1180 ASHLAND, OR 97520 71 2021 00164 391 E09BB1 6700 OAKY DOAKY LLC 1085 DEER VISTA LN ASHLAND, OR 97520 T1_2021 00164 391E09BA1300 SEAMAN MICHAEL J ET AL 270 N FIRST ST ASHLAND, OR 97520 71_2021_00164391 E09BA14800 T1 2021_00164 391E09BA13400 UNION PACIFIC RR CO PROPERTY TAX VALLEY OF THE ROGUE BANK CIO DEPARTMENT UMPQUA BANK TAX DEPARTMEN 1400 DOUGLAS ST 1640 ; 9285 NE TANASBOURNE DR OMAHA, NE 68179 HILLSBORO, OR 97124 T1_2021_00164 391E04CC5801 VANDERZWAN LISA DAWN 337 OAK ST ASHLAND, OR 97520 101 A St 12101/21 NOC 21 T1_2021_00164 391E09BA14600 WILLING JORDAN MICHAEL 621 MORTON ST ASHLAND, OR 97520 T1_2021_00.164 391E09BB16800 DB FAMILY REV TRUST ET AL 348 PEARL ST ASHLAND, OR 97520 T1_2021 00164 391 E04CD1400 HODGINS ROBERT C TRUSTEE ET A 630 E VALLEY VIEW RD ASHLAND, OR 97520 T1_2021_00164 391 E09BB16801 PECKHAM FRANCIS B JR MECCA SUZETTE 315 OAK ST ASHLAND, OR 97520 T1_2021_00164 391E09BA14700 SPUR RAIL PROPERTY OWNER'S AS 253 N 3RD ST ASHLAND, OR 97520 T1 2021 00164 391 E04CC5800 VAN AUSDALL JOHN MICHAEL 40 VAN NESS AVE ASHLAND, OR 97520 T1_2021 00164 391E09BA14600 WILLING JORDAN MICHAEL 101 A ST ASHLAND, OR 97520 bluernci�rl'-.:de' 101,A Street Ashland, OR 97520 Octob,er8, 2021 (Updated 11/19/2021) a r k � f e k , e s i g n t a r t h i f e E t u r 6 �wv "� '') ?()21' u 1 BY:-----, —, - - ""�a rk, Meek ,.l,des i g n & a r ch..i teckure. 426 a %treeL aQi7 and Or 97520 MI) 5919988 arkitek@arkitek.us vvww.arkate k.us .,. ... _ .. _..,.. .w......,,.... ....... _ Blue Marble HQ Type I Site Design Review`s "r I. Project Information Date: Subject Site: Map & Tax Lot #: Zoning: Property Owner: Total Acreage:. 11. Project Scope 10/08/2021. 101 A Street Ashland, OR 97520 39 1E 09 BA; 14900 and 14600 E-1 (Employment) Detail Site Review Overlay Historic District Overlay Residential Overlay Jordan ll iUing; glue Marble 0.94 Acres (40,954 square feet) The anticipated development Ionated at 101 A Street, proposed by Blue Marble, includes renovations and additions to the existing facility. The purpose of the project is to establish the new headquarters for the Blue Marble Company and revitalize the existing "Oak Street. Tank and Steel' building. A new rooftop addition on tap of the southeast building is proposed. Further rooftop work includes a re -roof of the existing structures, installation of a rooftop solar array, and replacement of the existing rooftop mechanical units. To allow egress from the building, a new exterior stair is proposed in the northwest corner of the parking area. On the southeast building, new exterior windows, and a neva awning cover are proposed. On the northwest building a new dormer, facing the railroad tracks, is proposed, The Interior work scope includes the construction of second floor spaces in the southeast and northwest buildings. The proposed site work includes minor landscaping, new sidewalk paving around the proposed exterior stair, relocation of existing bicycle parking, and the removal and replacement of a parking area tree (less than 6" DBH). The installation of a parking area barrier gate (boom arm) is proposed to regulate access. New benches and plaza space are proposed to improve the pedestrian experience. An electric box will need to relocated as a part of the proposed site work. The proposed improvements will not create any new uses or activities on site, will not increase the number of users, and will not intensify or expand the current uses and activities of the site. III. Attachments Evidence of Record Document No. Document Name: LU.O Site Topographical Survey Document No. Document Name: LU.5 Proposed Exterior Elevations LU.1 Tree Protection Plan LU.6 Proposed Exterior Elevations. LU.2 Landscape and Irrigation Plans LU.7 Proposed Fluor Plans LU.3 Existing/ Demoiition Site Plan LU.g Solar Setback Calculations LU.4 Architectural Site Plan LU.9 Proposed Plaza HC Historic Commision Review IN T 1Site DesiEn Review Blue Marble HQ IV. Site Description The, Blue Marble Headquarter site consists of one building with a total building footprint of 17,258 square feet. There is one point of access to the site from A Street for vehicles and vehicular parking is at this location, with handicap parking located directly next to the East side of the building. Bicycle parking is also located at that location, with bicycle and pedestrian access from all sides and partial fencing along the north side of the property. There is, well established landscaping along the perimeter of the 0,94 acre site, including shade trees adjacent to parking areas. Located on site is an existing chain-link enclosed trash enclosure to the far Southeast corner of the site and the railroad tracks border the North side of the property line. Underground City water, sewer, storm sewer, and electricity currently supply the site and the Blue Marble, Headquarter building. The approximate overall site coverage is currently 42.2% buildings, 14.2% landscaping, and 85,8% impervious surfacing Such as driveways, parking areas, and trash enclosure. Subject Parcel: Assessor's Map 39 1E 09 BA City of Ashland zoning map (E-1) 3 IN A 1'� 4 4 P Z Subject Parcel: Assessor's Map 39 1E 09 BA City of Ashland zoning map (E-1) 3 T I Site Design Review Nue Marble HQ • Chapter 18.5.2 Compliance Narrative SITE DESIGN REVIEW 18.5.2.020 The proposed work is an expansion of an existing Applicability building in the F-1 zone. It is subject to a: site design Site Design Review is required for the following types of review, project proposals. A. Commercial, Industrial, Non -Residential, and Mixed i Uses. Site Design Review applies to the following types of non-residential uses and project proposals, including proposals for commercial, industrial, and mixed-use projects, pursuant to section 18.5.2.030, Review Procedures. 1. New structures, additions, or expansions in C-1, E-1, HC, CM, and M-1 zones. 18.5.2.030 The proposed work is in the Detail Site review Overlay. Review Procedures The building footprint is not expanded, but the gross A. Type I Review. Except as provided by 18-5.2-030, floor area is expanded by 8,159 square feet. Since the subsections B - G, below, applications for Site Design expansion is less than 10,00 square feet, it is subject to Review are subject to the Type I procedure, pursuant to a Type I review. section 18,5.1.050. D. Detail Site Review Overlay. In the DetaH Site Review overlay, new structures or additions greater than 10,000 square feet in gross floor area, or longer than 100 feet in length or width are subject to Type 11 review. 18.5.2.040 The application contains all required information within Application Submission Requirements this application narrative and the attached Exhibits The following information is required for site design listed insection '111. Attachments.' review application submittal, except where the Staff Advisor determines that some information is not pertinent and therefore is not required: B. Site Design Review information. In addition to the general information required for site design review, the applicant shall provide the following information: V E NOVI 215"�'29 BY. . ....... I Site Design Review 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. A. Underlying Zone, B. Overlay Zones. C. Site Development and Des,ign, Standards, D. City Facilities. E. Exception to the Site Development and Design Standards. Blue Marble This application narrative and the attached Exhibits listed insection '111. Attachments' demonstrate that this proposal meets the approval criteria. RECEIVED 2' 8 021, Type I Site Design Review Blue Marble HQ VI. Findings of Fact Chapter 18.2.2 BASE ZONES AND ALLOWED USES Compliance Narrative 18.2.2,030 Per Table 18.2.2.30 permitted Commercial Uses for zone Allowed Uses E-1 include "Office." Permitted industrial and A. Uses Allowed in Base Zones. Allowed uses include Employment Uses include "Manufacture, Light." those that are permitted, permitted subject to special use standards, and allowed subject to approval of a The proposed development will include 15,150 square conditional use permit. Where Table 18.2.2.030 does feet of office space (including individual offices, shared not list a specific use and part 18.6 does not define the offices, conference rooms, a photo studio, and product use or include it as an example of an allowed use, the displays). This is a permitted use. City may find that use is allowed, or is not allowed, B. following the procedures of section 18.1.5.040. The proposed development will also include 12,420 principal use, except where specifically modified by this square feet of industrial space (including product ordinance. testing, product development, soldering, 3d printing, light manufacturing, packaging, storage, shipping and B. Mechanical Equipment. Mechanical equipment shall returns) This is a permitted use. not be located between the main structure on the site Seethe attached exhibit LUA Architectural Site Plan for locations of each use. Chapter 18.2.4 GENERAL REGULATIONS FOR BASE ZONES Compliance Narrative 18.2.4.010 The existing lot abuts 'A' street for a width of 600 k Access and Minimum Street Frontage This exceeds the minimum frontage of 40 ft. Each lot shall abut a public street other than an alley for a width of not less than 40 feet; except, where a lot is part of an approved flag partition or abuts a cul-de-sac vehicle turnaround area, the minimum width is 25 feet. 18.14.020 A. Accessory Structures and Mechanical Equipment There are no accessory structures. A. Accessory Structures. Accessory buildings and B. structures shall comply with all requirements for the Existing electrical equi'pment is located on 'A' street principal use, except where specifically modified by this between the existing building and the street. Existing ordinance. mechanical equipment is located on the building roofs and on the railroad facing side of the building. The B. Mechanical Equipment. Mechanical equipment shall rooftop mechanical equipment will be replaced with not be located between the main structure on the site I new units. A new rooftop solar array is proposed. V S Type r Site Design Review Blue Marble HQ and any street adjacent to a front or side yard, and every attempt shall be made to place such equipment so that it is not visible from adjacent public streets. Mechanical equipment and associated enclosures, not taller than allowed fence heights, may be located within required interior side or rear yards, provided such installation and operation is consistent with other provisions of this ordinance or the Ashland Municipal Code, including but not limited to noise attenuation. Any installation of mechanical equipment shall require a building permit. 18.2.4.030 The existing structure has a setback the width of the Arterial Street Setback existing sidewalk. See the attached exhibit LUA The setback from an arterial street shall be riot less Architectural Site Plan & Zoning Summary for details. than 20 feet, or the width required to install sidewalk and park row improvements, consistent with the street I standards in chapter 18.4.6, whichever is less. 18.2.4.050 A. Yard Requirements and General Exceptions The solar access standards of chapter 18.4.8 apply. See A. In addition to the requirements of chapters 18.2.5 attached exhibit LU.8 Solar Setback Calculations for and 18.2.6, yard requirements shall conform to the details. Solar Access standards of chapter 18.4.8. B. B. Eaves and awnings may encroach three feet into Not applicable, there are no setback requirements for required yards; all other architectural projections may zone E-1. See narrative for 18.2.6. Also, within the encroach 18 inches into required yards. Detail Site Review Overlay, awnings are required to provide pedestrian protection from sun/rain. See C. The following general exceptions are aliowedl for narrative for 18.4.2.40.8. structures that are 30 inches in height or less, including entry stairs, uncovered porches, patios, and similar C. structures: Not applicable, there are no setback requirements for zone E-1, L The structures are exempt from the side and rear yard setback requirements. 2. The front and side yards abutting a public street may be reduced by half. I Chapter 18.2.6Compliance Narrative STANDARDS FOR NON-RESIDENTIAL ZONES I MINK-1111TV11 Chapter 18.2.6 applies. The property is in the E-1 zone. Wl")V 11"', (q) 2014'1111� I Z i Site Design Review Applicability The standards contained in this chapter apply to all uses and development in the city's employment zones. Property owners are responsible for verifying whether a proposed use or development meets the applicable standards of this ordinance and for obtaining Zoning Permits. Lot Area, Width, Depth, Lot Coverage No requirements. Special districts, overlay zones, and site and design standards are addressed later in this There is no minimum lot area, width or depth, or narrative. rnaximum, lot coverage; or minimum front, side or rear yard, except as required to comply with the special district and overlay zone provisions of part 18.3 or the site development and design standards of part 18.4. Setback Yards (feet) There is no minimum front, side, or rear yard required, except where buildings on the subject site abut a residential zone, in which case a side of not less than 10 ft and a rear yard of not less than 10 ft per story is required. The solar setback standards of chapter 18.4.8 do not apply to structures in the C -1-D zone. Except for buildings within 100 feet of a residential zone, the solar setback standards of chapter 18,4,8 do not apply to structures in the C-1 zone, See also section 18,2,4,030 Arterial Street Setback. Building Height 2 & 3 — Max mum Lfgeetj 2, See definition of "height of building" in section 18.6.1,030. 3. Parapets may be erected up to five feet above the maximum building height; see also, 18.4.4.030.G.4 for mechanical equipment screening requirements, and 18.5.2.020 for Site Design Review for mechanical equipment review process. 40 ft, except: - Buildings greater than 40 ft and less than 55 ft are permitted in C -1-D zone with approval of a Conditional Use Permit, -Where located more than 100 feet from a residential zone, buildings greater than 40 ft and less than 55 ft are permitted in C-1 zone with approval of a Conditional No minimum front, side, or rear yard is required. The exception does not apply. Although the property is adjacent to residential zone (R-2) across Oak Street, the property does not directly abut any residential property on the front, side or rear yards. The site is in the E -I zone, therefore the solar setback standards of chapter 18.4.8 apply, See attached exhibit LLI.8 Solar Setback Calculations for details. The exception to the solar setback requirement does not apply. The site is, located an an arterial street, therefore section 18.2.4.030 applies. See compliance narrative for section 18.2.4.030 above. The building height is 39 feet. This meets the building height requirements. The average of the finished ground level at the center of all walls of the building is 1868' above sea level. Refer to LUA Architectural Site Plan & Zoning Summary for this calculation See the demonstration of building height on exhibit LU.5 Proposed Exterior Elevations. The building height was conservatively taken as the highest projecting point, the solar panels on top of the rooftop addition. '140V 0 BY--, ......... 1.1 I Site Design Review Blue Marble Use Permit, Landscape Area — Minimum (% of developed lot area) The existing landscaped area is, 14,2%. With the 15% proposed site work, the new landscaped area is 14.2%. Limited landscaping exists on property. The existing historic building Occupies a significant amount of tax lot 14900. On tax lot 14600, the parking area occupies the entire lot. There are limited opportunities to create new landscaping without impacting the existing features of the property. Minimal site work is proposed, and has little impact on the existing landscape area. It is not feaslbe to meet this requirement. 11 'IV 111",4 T. �1 0 Vt 1') 2 V"l Iype I Site Design Review Blue Marble HQ Chapter 18.3.12 SITE DEVELOPMENT AND DESIGN OVERLAYS Compliance Narrative I Detail Site Review Overlay The development is located in the Detail Site Review B. Development in the Detail Site Review Overlay is overlay. Subsection 18.4.2.040.0 applies. subject to subsection 18.4.2.040.0 in addition to all Mixed -Use Residential. This section is not applicable, other applicable sections of this ordinance. C. C. Any development in the Detail Site Review Overlay Does not apply. The addition is less than 10,000 square which exceeds 10,000 square feet or is longer than 100 feet. feet in length or width shall be reviewed according to the Type 11 procedure in section 18.5.1.060. Historic Diistrict Overlay The development is located in the, Historic District B. Development in the Historic District Overlay is Overlay. Section 18.4.2.050 applies. subject to section 18.4.2,050 Historic District Standards in addition to all other appficable sections of this ordinance. I Chapter 18.3.13 RESIDENTIAL OVERLAY Compliance Narrative Residential Overlay Regulations 101 "A' Street lies within the Residential Overlay, C. Requirements. The Residential overlay requirements however the proposed development will not be are as follows, except that dwellings developed under Mixed -Use Residential. This section is not applicable, the Transit Triangle (TT) overlay option are not subject to this subsection. See section 18,314,040 for the allowed uses in the TT overlay. Type I Site Design Review Blue Marble HQ Chapter 18.4.2 BUILDING PLACEMENT, ORIENTATION, AND DESIGN SITE DEVELOPMENT AND DESIGN OVERLAYS Non -Residential', Development B. Basic Site Review Standards. 1. Orientation and Scale. a. Buildings shall have their primary orientation toward the street and not a parking area. Automobile circulation or off-street parking is not allowed between the building and the street. Parking areas shall be located behind buildings, or to one side. See Figure 18,4.2.040,6.1. b. A building fagade or multiple building facades shall occupy a large majority of a project's street frontage as illustrated in Figure 18,4.2.040.B.6, and avoid site design that incorporates extensive gaps between building frontages created through a combination of driveway aprons, parking areas, or vehicle aisles. This can be addressed by, but not limited to, positioning the wider side of the building rather than the narrow side of the building toward the street. In the case of a corner lot, this standard applies to both street frontages. Spaces between buildings shall consist of landscaping and hard durable surface materials to highlight pedestrian areas. c. Building entrances shall be oriented toward the street and shall be accessed from a public sidewalk. The entrance shall be designed to be clearly visible, functional, and shall be open to the public during all business hours, See Figure 18.4.2.040.8.1, d. Building entrances shall be located within 20 feet of the public right-of-way to which they are required to be oriented. Exceptions may be granted for topographic constraints, lot configuration, designs where a greater setback results in an improved La. The building is oriented towards 'A' street. Off Street parking is located beside the building, The standard is met. Lb. The building's street facade features prominently along 'A' street and Oak street. There are no gaps between the building facades. The widest part of the building is oriented along the street frontage. The standard is met. i.c. Multiple building entrances are located along "A' Street, directly accessible from the public sidewalk. Another entrance is located on Oal( Street, which is directly accessible from the public sidewalk. The entrances are clearly visible. The standard is met. 1.d. All building entrances are within 20 feet of the public right of way. The standard is met, Le. The building is on a corner lot. The building is existing and located at the intersection of 'A' street and Oak street. The building has multiple existing entrances on both 'A' and Oak streets. Lf. Public sidewalks are present on the 'A' and Oak street frontages. Lg. Not applicable. d X&O �NOV 1111',)l 2"11 11 Type I Site Design Review Blue Marble HQ access or for sites with multiple buildings, such as shopping centers, where other buildings meet this standard, e. Where a building is located on a corner lot, its entrance shall be oriented toward the higher order street or to the lot corner at the intersection of the streets. The building shall be located as close to the intersection corner as practicable. f. Public sidewalks shall be provided adjacent to a public street along the street frontage. g. The standards in subsections 18.4.2.040.B.1,a through cl, above, may be waived if the building is not accessed by pedestrians, such as warehouses and industrial buildings without attached offices, and automotive service stations. 2, Streetscape. 2. There are existing street trees along the street frontage, One street tree chosen from the street tree list shall Along Oak Street the property has 90 feet of frontage, be placed for each 30 feet of frontage for that requiring 3 street trees. Currently there are 2 street portion of the development fronting the street trees. Given the utility pole and light post in the vicinity, pursuant to subsection 18.4.4.030.E. as well as the historic nature of the sidewalk streetscape, it is not feasible to add another tree adherent to this standard. Along 'A' Street, there is 600 feet of frontage, requiring 20 street trees. Currently there are 12 trees, These trees are located on the private side of the property line, and not in the public right of way. The proposed site work removes one tree to accommodate a new walkway. This tree will be replaced at a nearby location. Due to the historic condition of the sidewalk design, the majority of the existing building sits on a narrow sidewalk/streetscape. It is not feasible to place any new street trees in this area. There is limited space between the building and the street. The site is deficient 9 street trees. 9 new trees are proposed in the parking area to offset this difference. See exhibit LU.2 Landscape and Irrigation Plans for details. 3. Landscapia& 3.a. Does not apply. The proposed development is in the Detail Site Review and Historic District Overlays. a, Landscape areas at least ten feet in width shall 12 r rt Type I Site Design Review Blue Marble HQ buffer buildings adjacent to streets, except the buffer is riot required in the Detail Site Review, Historic District, and Pedestrian Place overlays. b. Landscaping and recycle/refuse disposal areas shall be provided pursuant to chapter 18.4.4. 3.b. Existing trash and recycling facilities are located in the corner of the, parking area. No alterations are proposed, 4. Designated Creek Protection. 4. Not applicable. The proposed development is, not in a designated creek protection area. Where a project is proposed adjacent to a designated creek protection area, the project shall incorporate the creek into the design while maintaining required setbacks and buffering, and complying with water quality protection standards. The developer shall plant native riparian plants in and adjacent to the creek protection zone. 5. Noise and Glare. S. No modification to the existing street lights, and parking area lights, are proposed. Artificial lighting shall meet the requirements of section 18.4.4.050. Compliance with AMC 9.08.170.0 related to noise is required. 18.4.2.040.B.6. Expansion of Existing Sites and Buildings. For sites that do not conform to the standards of section 18.4.2.040 (i.e., nonconforming developments), an equal percentage of the site must be made to comply with the standards of this section as the percentage of building expansion. For example, if a building area is expanded by 25 percent, then 25 percent of the, site must be brought up to the standards required by this document. Due to the existing and historic characteristics of the site, the total building may not be in keeping with some of the standards of 18.4.2.040. The existing building floor area is being expanded by 8,159 square feet. Non -conformities observed: • 18.4.2.040.B.2. Streetscape. • 18.4.2.040.C.1.c. Wall area. • 18.4.2.040.D.1.b.iv. Contiguous building length • 18.4.2.040.D.2.a. Plaza space 8,159SF of the site must be brought up to the standards of 18,4.2.040, Area 'C' has a proposed area of 9,817 SF, This section of the building will be brought up to the standards of 18.4.2.040. 13 T I Site DesiEn Review Blue Marble HQ 18.4.2.040 N'on-Residential Development C. Detailed Site Review Standards. Development that is within the Detail Site Review overlay shall, in addition to complying with the standards for Basic Site Review in subsection 18.4.2.040.8, above, conform to the following standards. See conceptual site plan of detail site review development in Figure 18.4.2.040.C.1 and maps of the Detail Site Review overlay in Figures 18.4.2.040.C,2 through 5, 1. Orientation and Scale. a. Developments shall have a minimum Floor Area Ratio (FAR) of 0.50. Where a site is one-half an, acre or greater in size, the FAR requirement may be met through a phased development plan or a shadow plan that demonstrates how development may be intensified over time to meet the minimum FAR, See shadow plan example in Figure 18.4,2.040.C,1.a. Plazas and pedestrian areas shall Count as floor area for the purposes of meeting the minimum FAR. b. Building frontages greater than 100 feet in length shall have offsets, jogs, or have other distinctive changes in the building fagade. c. Any wall that is within 30 feet of the street, plaza, or other public or common open space shall contain at least 20 percent of the wall area facing the street in display areas, windows, or doorways. Windows must allow view into working areas, lobbies, pedestrian entrances, or display areas. Blank walls within 30 feet of the street are prohibited. Up to 40 percent of the length of the building perimeter can be exempted for this standard if oriented toward loading or service areas. d. Buildings shall incorporate fighting and changes in mass, surface or finish to give emphasis to entrances. e. Infill or buildings, adjacent to public sidewalks, in existing parking lots is encouraged and desirable, f. Buildings shall incorporate arcades, roofs, alcoves, porticoes, and awnings that protect pedestrians from the rain and sun. Compliance Narrative i.a. The proposed development has a Floor Area Ratio of 0.67, which meets the standard. Cross floor area with proposed renovation: 27,570 SF Lot area: 40,954 SF FAR = 27,570 SF140,954 SF= 0,67 1.h. The existing building frontage is greater than 100 feet in length. The existing building is broken into three distinct forms, which are marked by offsets in the facade and changes in roof height. The standard is met. I.C. The existing building is deficient. The wall facing area along Oak Street rneets the standard (greater than 20% of the wall facing area contains windows/doorways). The wall facing area along 'AStreet does meet the standard (the wall facing area does not contain greater than 20% displays/windows/doorways. The 'A' street facing facade of Area C is brought up to the standard. With the addition of new windows (see Detail 1 on LU.5 Exterior Elevations), there are approximately mately 1,240 square feet of windows and doorways proposed and 3,500 square feet of wall) area. This is 35% of the wall area, which meets the standard of 20% minimum, 1.d. Existing building entrances are emphasized with recesses, and changes in material (concrete wall vs, glass entry). No new ground floor entries are proposed, 1.e. Parking area is existing. 1.f. Existing awnings protect pedestrians from the rain and sun. One canvas awning will be recovered with new P.,ECI IVED 14 Type I Sate Design Review Blue Marble HQ J;g"C Jig; 15 11y" fabric. 2. Streetscape. 2,a. The proposed hardscape is there to provide accessibility a. IHardscape (paving material) shall be utilized to to parking area, exterior stair, and bicycle parking. The designate "people" areas. Sample materials could be proposed plaza area will be paved with hardscape that unit masonry, scored and colored concrete, grasscrete, differentiates it from normal sidewalk, No other paving or combinations of the above. is proposed. b. A building shall be set back not more than five feet 2.b. The building is not setback from the sidewalk. See from a public sidewalk unless the area is used for attached exhibit LU.4 Architectural Site Plan for details, pedestrian activities such as plazas or outside eating areas, or for a required Public Utility easement. This standard shall apply to both street frontages on corner lots. If more than one structure is proposed for a site, at least 65 percent of the aggregate building frontage shall be within five feet of the sidewalk. 3. Buffering and Screening, 3.a. The railroad right of way, the existing parking area, and a. Landscape buffers and screening shall be located 'A' Street buffer the rooftop addition from adjacent lots. between incompatible uses on an adjacent lot. Those buffers can consist of either plant material or building 3.b Existing parking area is buffered from 'A' street by materials and must be compatible with proposed existing landscaping. buildings. b. Parking lots shall be buffered from the main street, cross streets, and screened from residentially zoned land, 4. Building Materials. 4.a. At least SO % of the exterior wall area has changes in relief. The facade is broken into bays by the use of a. Buildings shall include changes in relief such as structural members with diagonal bracing that stand cornices, bases, fenestration, and fluted masonry, for at proud of the exterior wall behind. The awning least 15 percent of the exterior wall area, projection, the recessed entry, and rooftop addition setback all provide for changes in relief. This is difficult b. Bright or neon paint colors used extensively to to quantify, but well exceeds the 15% requirement. attract attention to the building or use are prohibited. Buildings may not incorporate glass as a majority of the 4.b. No bright or neon colors are proposed. The building skin. proposed rooftop addition incorporates a significant amount of glass, however it does not constitute the majority of the whole building's skin. J;g"C Jig; 15 11y" Type I Site DesiFn Review Blue Marble HQ 18.4.2.040 Non -Residential, Development D. Additional Standards for Large Scale Projects. 1. Orientation and Scale. a, Developments shall divide large building masses into heights and sizes that relate to human scale by incorporating changes in building masses or direction, sheltering roofs, a distinct pattern of divisions on surfaces, windows, trees, and small scale lighting. b. Outside of the Downtown Design Standards overlay; new buildings or expansions of existing buildings in the Detail Site Review overlay shall conform to the following standards: L Buildings sharing a common wall or having walls touching at or above grade shall be, considered as one building. fl. Buildings shall not exceed a building footprint area of 45,000 square feet as measured outside of the exterior walls and including all interior courtyards. For the purpose of this section an interior courtyard means a space bounded on three or more sides by walls but not a roof, M. Buildings shall not exceed a gross floor area of 45,000 square feet, including all interior floor space, roof top parking, and outdoor retail and storage areas, with the following exception: Automobile parking areas located within the building footprint and in the basement shall not count toward the total gross floor area. For the purpose of this section, "basement" means any floor level below the first story in a building. "First story" shall have the same meaning as provided in the building code. iv. Buildings shall not exceed a combined contiguous building length of 300 feet. c. Inside the Downtown Design Standards overlay, new buildings or expansions of existing buildings shall not exceed a building footprint area of 45,000 square feet Compliance Narrative I.a. The existing building incorporates recessed entries, sheltering awnings, and varied masses. The proposed rooftop addition is inset from the existing building, creating a varied mass. Pedestrians may view people in the rooftop addition to get a sense of its scale. I, b.i. The historic site has three distinct building masses that share common walls. Therefore, for the purposes of 18.4.2.040.D., they shall be considered as one building. 1.b.ij. The building footprint is 17,258 SF, which is less than the maximum of 45,000 5F. The standard is met. 1.b.iii. The proposed gross floor area is 27,570 SF, which is less than the maximum of 45,000 SF. The standard is met. The exception is not applicable. 1.b.iv. The existing, historical, building is approximately 380 feet in length as measured parallel to 'A' street. This length exceeds the rnaxirnurn of 300 feet. The proposed work does not expand the footprint of the existing building. It is not feasible to meet this standard because of the historic nature of the building, I.c. Does not apply. The proposed development is not in the Downtown Design Standards overlay, X E CIAH; I V D 16 T I Site Desin Review Blue Marble HQ or a gross floor area of 45,000 square feet, including roof top parking, with the following exception: Automobile parking areas located within the building footprint and in the basement shall not count toward the total gross floor area. For the purpose of this section, "basement" means any, floor level below the first story in a building. 'First story" shall have the same meaning as provided in the building code. 2, Detail Site Review Plaza Space Standards, 2.a The existing site does not meet the requirement for a. one square foot of plaza space shall be required for plaza space. every ten square feet of gross floor area, except for the fourth gross floor area. One square foot of plaza is required for every 10 square feet of gross floor area. The existing floor area is being b. Within the C -1-D zone, or Downtown Design expanded by 8,159 square feet, so 816 square feet of Standards overlay, no plaza space shall be required. plaza is required. c. A plaza space shall incorporate at least four of the Due to the existing/historic condition of the site, limited following elements: space is available to create new plaza space, i. Sitting Space — at least one sitting space for each 500 The proposed plaza is 879 Square feet, and is adjacent square feet shall be included in the plaza. Seating shall to the exterior stair. The plaza contains five of the plaza be a minimum of 16 inches in height and 30 inches in design elements, exceeding the number required. width. Ledge benches shall have a minimum depth of i. Sitting space. 2 benches are proposed. 30 inches. ii. A mixture of areas that provide both sunlight and ii. A mixture of areas that provide both sunlight and shade. Seating is provided both under cover of the shade. exterior stair and outside of its shadow. iii. Protection from wind by screens and buildings, iii. Protection from wind by screens and buildings. The existing building, as well as the new exterior stair, iv. Trees — provided in proportion to the space at a provide wind protection, minimum of one tree per 500 square feet, at least two inches in diameter at breast height. Iv. Trees. There are two trees in the plaza. v. Water features or public art. vi. Outdoor eating areas or food vendors. The plaza contains an outdoor eating area with a patio table. vi. Outdoor eating areas or food vendors. 2.b. Does not apply. The proposed development is not in the Downtown Design Standards overlay. 2.c. See 18.4.2.040.D.2.a. above. 3. Transit Amenities, 3. Not applicable, the city has not requested any I V, Er "E") 17 NO`,�,f, J11'' 1`11"), �-By: .Lee I.Si'te.Des�gn Review Blue Marble HQ Transit amenitiesbus shelters, pullouts, and designated upgrades on preapp. bike lanes shall berequired imaccordance with the Ashland Transportation P|anamdgoideUnesestabUished 18.4.2.050 Historic District Development B. Historic District Design Standards. Compliance Narrative 1, Transitional Areas. The proposed rooftop addition is adjacent to the For projects located at the boundary between zones or railroad tracks (and Ashiand Lumber) to the north, a overlays, appropriate adjustments to building form, parking lot (and Ashland Hardware) to the east, and massing, height, scale, placernent, or architectural and several commercial buildings (including the Ashland material treatment may be considered to address Co-op) to the south. To the west of the proposed compatibility with the transitional area while not los,ing addition is the Ashland Fruit and Produce Association sight of the underlying standards or requirements Warehouse portion of the existing building. applicable to the subject property. In the immediate vicinity of the proposed rooftop addition there are only two non-residential, historic buildings (listed as primary or contributing an the National Register of Historic Places). First, is the 'Ashland Fruit and Produce Association Warehouse' portion of the existing building. Second, is the 'Hay Warehouse' located across the street (behind 309 Pioneer Street). The Proposed awning faces the railroad track and is a modification to the 'Ashland Fruit and Produce Association Warehouse.' 2. Heigh The proposed rooftop addition is most comparable to the 'A' street marketp1ace clocktower. Traveling from RECOMMENDED Oak street towards Ashland Hardware, there is a Construct new buildings to a height within the range of progressive stepping of building heights up to the historic building he,ights on and across the street. proposed rooftop addition. For zone E-1 the maximum height is 40 ft, which the design meets. AVOID New construction that varies in height (Le., too high or The proposed dormer does not project above the too low) from historic buildings in the vicinity, existing Oak Street facade 3. Scale, The proposed rooftop addition modulates the scale of the existing building, and is setback from the facade of RECOMMENDED the existing building below. Height, width, and massing of new buildings, conform to historic buildings in the immediate vicinity. The proposed dormer breaks up the existing building Type I Site Design Review Blue Marble HQ Ji 16 19 rd, form in a similar way to the clock tower. AVOID Height, width, or massing of new buildings that is out of scale with historic buiidings in the vicinity. 4. Massing. The proposed rooftop addition is setback from the facade of the existing buiiding below. This design RECOMMENDED choice, along with the use of glass, intended to Small, varied masses consistent with historic buildings minimize the overall mass and impact of the building. in the immediate vicinity. The proposed dormer breaks up the existing building AVOID form. Single, monolithic forms that are not relieved by variations in massing. 5. Sethack. Given the limited number of historic buildings adjacent, there is no established facade setback. See, RECOMMENDED 18.4.2,050.B.4. above. Front walls of new buildings are in the same plane as facades of adjacent historic buildings. AVOID Front walls that are constructed forward of or behind setback line of adjacent historic buildings. 6. Roof. The proposed rooftop addition has a metal gable roof that retains the slope and material of the existing roof RECOMMENDED below. Roof shape, pitches, and materials consistent with historic buildings, in the immediate vicinity. The proposed dormer matches the existing metal roofing. AVOID Roof shapes, pitches, or materials not historically used in the immediate vicinity. 7. Rhythm of Openings, The 'Ashland Fruit and Produce Association Warehouse' portion of the building has an irregular rhythm to its RECOMMENDED window and door openings. Across the street, the 'Hay Pattern or rhythm of wall to door/window openings on Warehouse' has few openings along its 'A' street facade, the primary fagade or other visually prominent elevation is maintained. Maintain compatible The placement and rhythm of new windows on the 'Oak width -to -height ratio of bays in the fagade. street tank and Steel' facade was informed by the existing metal structure. AVOID A pattern or rhythm of window/door openings that is The proposed dormer size is informed by the spacing of inconsistent with adjacent historic buildings. the existing trusses. 8. Base or Platforms. The historic buildings in the immediate vicinity have no Ji 16 19 rd, 20 base. The 'Hay Warehouse' has metal siding running RECOMMENDED down to its foundation without any breaks, The A clearly defi:ned base, or platform characteristic of 'Ashland Fruit and Produce Association Warehouse' histor�c buildings in the immediate vicinity. portion of the existing building has concrete walls that rise out of the sidewalk with no break. AVOID Walls that appearto rise straight out of the ground The proposed exterior changes to the 'Oak street tank without a distinct platform or base at the ground level. and Steel' facade do not alter the existing platform/base of the building. 9. FgrM. The proposed rooftop addition mimics the form of a clerestory iight/lantern, as seen on the adjacent RECOMMENDED 'Ashland Fruit and Produce Association Warehouse' Form (i.e., vertical/horizontall emphasis of building) that roof. is consistent with that of adjacent historic buildings. AVOID Form, that varies from that of exlst�ng adjacent historic 10. Entrances. The existing entries into the building are well defined, On 'A'street, the clock tower marks the main entrance RECOMMENDED to the building, while recesses mark secondary Well-defined primary entrances with covered parches, entrances. porticos, and other architectural features compatible but riot imitative of historic counterparts. AVOID Fagades with minimally defined primary entrances, i 11. Imitation of Historic Features. The rooftop addition distinguishes itself from the existing '0ak street tank and Steel' building by the use RECOMMENDED of glass and its placement on the roof, its setback Accurate restoration of original architectural features reduces the visual prominence. on historic buildings. New construction, including additions, that is clearly contemporary in design, which The proposed dormer distinguishes itself whiile not enhances but does not compete visually with adjacent competing with the existing. There is a corollary to the historic buildings. Oak Street entrance to the building. AVOID Replicating or imitating the styles, motifs, or details of historic buildings, 12. Additions. The proposed rooftop addition is set back from the existing facade, and does not obscure the view of the RECOMMENDED existing building. Additions that are visually unobtrusive frorn a public right-of-way, and do not obscure or eliminate character The proposed dormer faces the railroad, 20 Type I Site Design Review Blue Marble HQ defining features of historic buildings. AVOID Additions on the primary facade or any elevation that is visually prominent from a public right-of-way, and additions that obscure or destroy character defining features. Chapter 18.4.3 PARKING, ACCESS, AND CIRCULATION RESIDENTIAL OVERLAY Compliance Narrative 18.4.3.040 The total proposed floor area is 27,570 square feet. Parking Ratios There are 15,150 square feet of offices, and 12,420 Offices square feet of industrial activity. General Office: 1 space per 500 sq. ft. floor area. For "General Office" uses, 31 spaces are required industrial: I space per 100 sq. ft. floor area. (15,150 square feet / 500 square feet per space = 30.3) For "Industrial" uses, 13 spaces are required (12,420 square feet / 1000 square feet per space = 12A) 44 total spaces are required. The number of off-street parking spaces provided is 42. The number of On -Street Parking Credits requested is 2. The total number of parking spaces provided is 44. The proposed development meets the required minimum number of parking spaces, conditional to the requested On -Street Parking Credit. Per 18.43.030,13, the maximum number of off-street parking spaces is 48 (110% x 44 required = 4&4). 42 off-street parking spaces are proposed, which is less than the maximurn of 48. 18.4.3.0,50 Per OSSC 1106 two parking spaces are required to be Accessible Parking Spaces accessible, with at least one being van accessible. Accessible parking shall be provided consistent with the requirements of the building code, including but not There are two existing accessible spaces, one of which limited to the minimum number of spaces for is van accessible. This fulfills the requirement, automobiles, van -accessible spaces, location of spaces relative to building entrances, accessible routes See attached exhibit LUA Architectural Site Plan for between parking areas and building entrances, details. 21 NOV' BY: e � Site Design Review Blue Marble N identification signs, lighfing, and other design and construction requirements. Accessible parking shaIll be included and inclentified on the planning application 18.4.3.060 Approximately 13 public parking spaces exist along'A' Parking Management Strategies street in front of the existing building and the existing Except for single-family dwellings, the off-street parking parking area. spaces may be reduced through the application of the following credits. The total maximum reduction in Two on -street parking credits are requested along 'A' off-street parking spaces is 50 percent, except as street adjacent to the ciocktower. See attached exhibit allowed for off-site shared parking credits in subsection LUA Architectura/Site Plan for details, 18.4.3.060.E, below. The approval authoriity shall have the discretion to adjust the proposed off-street parking reduction based upon site specific evidence and testimony, and may require a parking analysiis prepared by a qualified professional, See subsection 18,.4.3.030.A.3 for parking analysis requirements. A. On -Street Parking Credit. Credit for on -street parking spaces may reduce the required off-street parklng spaces up to 50 percent, as follows, 18.43.070 One bicycle parking space is required for every 5 Bicycle Parking autornobile parking spaces provided. Fifty percent of D, BicVcle Parking for Non -Residential Uses, bicycle spaces mu,st be covered. Uses required to provide off street parking, except as specifically noted, shall provide two spaces per primary There 44 required automobile parking spaces. use, or one bicycle parking space for every five required automobile parking spaces, whichever is greater. Fifty 9 bicycle parking spaces are required (44 / 5 =8.8) percent of the bicycle parking spaces required shalil be sheltered from the weather, Ali spaces shall be located 5 bicycle parking spaces must be covered (9 / 2 = 4.5) in proximity to the uses they are intended to serve. 9 bicycle parking spaces are provided, 5 bicycle spaces are existing and already covered (5 existing uncovered bicycle spaces are displaced by the new exterior stair), 4 new bicycle spaces are proposed next to the new exterior stair. See attachied exhibit LU.4 Architecturo) Site Plan for 18.4.3.080 The parking lot is existing. One automobile space is Vehicle Area Design rep�aced with bicycle parking, to make room for the new exterior stair. A new sidewalk is proposed, to provide an accessible path to the parldng area and 22 Type U Site Design Review Blue Marble HQ 18.4.3.090 Pedestrian Access and Circulation 18.4.3.110 Availability of Facilities Required parking, access, and circulation shall be available for use by residents, customers, and employees only, and shall not be used for the storage or display of vehicles or materials. Chapter 18.4.4 LANDSCAPING, LIGHTING, AND SCREENING 18.4.4.030 Landscaping and Screening B. Minimum Landscape Area and Coverage. C. Landscape Design and Plant Selection. D. Tree Preservation, Protection, and Removal. F. Parking Lot Landscaping and Screening. G. Other Screening Requirements. 4,. Mechanical Equipment. Mechanical equipment shall be screened by placement of features at least equal in height to the equipment to limit view from public rights-of-way, except alleys, and adjacent residentially zoned property. Mechanical equipment meeting the requirernents, of this section satisfy the, screening requirements in subsection 18.5.2.020.0.4. a. Roof-Mouinted Equipment. Screening for exterior stair from the public sidewalk. No other changes to the existing parking lot are proposed. Proposed changes do not affect the existing vehicle area design. The building may be accessed from numerous entrances along 'A' street, Each is traversable by a public sidewalk. A new sidewalk is proposed to provide a new accessible path, the new exterior stair, and the parking area to the public sidewalk. No other changes to existing pedestrian access are proposed. To alleviate traffic backup into the street, the owner will leave the gate open daily during morning commuting hours, lam-9:30am. After this time the gate will be closed and accessible via individual access remotes. Parking gate will activate automatically to allow vehicles to exit, Local facilities staff will coordinate gate access for visitors and deliveries, B. See compliance narrative for 18.2.6.020. See exhibit LU,2 Landscape and Irrigation Plans for details. C. See exhibit LU.2 Landscape and Irrigation Plans for details, D. See exhibit LU,2 Landscape and Irrigation Plans and LUA Tree Protection Plan for details. One tree is proposed to be removed (tree 2021 on exhibit LU.0 Site Topographical Survey). It is a 5" diameter hawthorns. Per 18.5.7.020.0., trees less than 6" in diameter are exempt from a tree removal permit. F. Parking area is existing. Proposed changes do not affect the existing screening. G.4.a. New rooftop solar arrays are proposed and are exempt from screening requirements. Existing rooftop mechanical units will be removed and replaced with new units. New rooftop mechanical units will be V, E 171 23 BY �� ...... .......auakh 4t Y.k Site Des�gn Review Blue Marble HQ roof -mounted equipment shall heconstructed uf materials used in the building's exterior construction and include features such asaparapet, wall, orother sight -blocking features, Roof -mounted solar collection devices are exempt from this requirement pursuant tm subsection 18.5.2.020,.C.4. positioned omthe railroad side asmuch aspossible and screened pursuant to18.4.4.O3O. Chapter 18.4.5 TREE PRESERVATION AND PROTECTION 18.4.5.030 See exhibit LU.2 Landscape and Irrigation Plans and Tree Protection LU.1 Tree Protection Plan for details, Two trees are A. Tree Protection Plan. A tree prot�ect�ion plan shall be proposed to be removed. One is a 5" diameter approved by the Staff Advisor concurrent with hawthorne, The second is a 3" diameter dead tree. Per applications for Type 1, Type 11, and Type IH planning 18.S.7.020.C., trees less than 6" in diameter are exempt actions, If tree removal is proposed, a Tree Removal from a tree removal permit, The tree protection plan Pertnit pursuant to chapter 18.5.7 may be required, also provides a detailed inventory of existing trees. Chapter 18.4.8 SOLAR ACCESS 18.4.8.030 Refer to exhibit LU.8 Solar Setback Calculation,. Solar Setbacks B. Setback Standard B. This setback is designed to The north side of the property borders the railroad. The ensure that shadows are no greater than 16 feet at the north property line is taken as the north side of the north property line. Buildings for lots which are railroad right of way for the purposes of the solar classified as standard B, pursuant to subsection setback determination. 18,4.8.020.A.2, shall be set back from the northern lot line as set forth in the following formula: The proposed rooftop addition does not cast a shadow over the north side of the railroad right of way greater NZ11 �� s:,.w uu'xnm wry 9W'VWk'WYw�PM ANM�i"DVR@wIDmm wwmmww.wwyw{pr�ww.w.ww.wV,nv Y, .PVP ..mm BLUE MARBLE HQ 10 1 A Stree:t Ashland, - 97520 TYPE I SITE DESIGN REVIEW 10/08/202 arkitek: d i Mrd .' ✓ arrn fecture, ht !, 2 6 a s f r e i' o �I,I,IIVl�IpI�pr 4 gyp"°' j�" ��jµry�k �ryyµp Ifs �x IIµI�yI� Ili dJY' NYMur✓ ! uRWtt 1;�, m a sMl and, on 5'7520 II� "'M'1 YF� W Y. WMr 4 Wv,W'.,. P�xP M U�'" mWPluu 5411.591.5988 Wri BLUE MARBLE HQ 10 1 A Stree:t Ashland, - 97520 TYPE I SITE DESIGN REVIEW 10/08/202 TOPOGRAPHIC MAP F01-1 S5 fli.NA1MNSitC. V .//0 F.' EE ,A",` Y�J .�I..�i l°"1. WILLING f F.L ,n5 ARpll-FECle DESIGN & ARCI-DTZ"'EC-IFURE SITE. DATE 04,-22-2621' N 7 o 1 C� ' A" STREET RE0SIGN 06-P8 -292; £T alsl e4 eoz 3a ADDED RECORD 900NDARY ME1 ASHLAND, OREGON 97520 SCALL I"= .30 1Y ELE'w- 6 CG 1 tlS1U1rvMEST pJ5 Lt,Ew. �Y&59. a' I ees lea '." a/ s- COEV'fDUR (Ak FURVAL xwEST Elk... asvw Tu .• 1" NQRIF 1x69 s ESE Ev a ` / 12 N 91 1959 \ yCy,� NCYP. A I EL=V 9 � / F /` r���� ` 6! /" Lam.. > � d� dM iNJcwN1'..xL.E sr9 tram) �+A\a `V y'f N4d'05'Gti."E 9p isl Ed laq'P.W� � bb 53 KN I.GN N- o if.G.,v _t59N .�n• ''. U, ¢ ` \ dQa7.�'7\.cyy� .,,7�, G I 1 1 I IBSNd B E -E Leat �' d h^Ofl •'ti9959" 0 Ni'NIH—T IN.7 k4E 1959.1" PGE 5`p fix, E Y Sp � Is saeal�I III 3CYl"ITHANIN wo m l RYHMCSi til,T - EkW =vPu 6 [LEV •te5d.91 ikl, M14FM. �. tlGC.W" I�F.cifliC f1a£S 655E AS Z8'J y4. '.w •` 7S S NFAL P45F 57ptiCL'ruC�N194L: _-- ELF C, Y'ryz�Sl iMR9 �2' uOF Y m T C bfi39 TiRF.,F TABLE 1 BASIS q BEARING;. WAS OETERMIN50 9YRTK EREAI. TIME h9NFMATEC) Vey OBSERVATIONS C" ENtATEO TG TRUE GEODETIC NORTH 2 VCR71CAL DATUTA IS NOVD2P,/5G AND t5 BASED EHN CITY' CPP ASHLAND BENCHMARK 63, A BRASS CISE IN THE souLHAFE52' OLIADRA.N I or THE INTFRSEQC ION CTC A STR EEL AND FOURTH ST HAVING A RECORD ELEVATION GP 1®785161'. 7 uJILIIVES SHOML` HEREON ARE FROM FIELD BTJ1i VEK 11ES OF P"OCATC PAINT PER CY.LP .N .0 TICME P #'21005706.. NO ATTE'MR7 1A5 MADS TO LOCATE 110DERN UPLIloS, 4. No E'ASEmENT RESEARCH WAS PEFEORMEJ AS PART OF HIS TDpOGRAPHID SURvEY', EHE PROPERTY �S'NOY1N HEREIN MAY PC 5UB.rE'CT TU EASEMENTS AND RSSTRICLON. BOUNDARYLINES SHOWN ARE PER CIELD RECOVERED CEN7ERLtnE MONUMENTS, RECORD DEED DATA. AND RECORD DATA AS SHOW" SO FILED SURVEY N MEIER 13482 THESE LINES ARE gUIS,ECT TC CHAKCE AFTER A FULLY RES"OLVE`U BOUNDARY IS PERFORMED. [- CONTOURS ARE 1' N4"I'ERVALS, Luo UO% SITE TOPOGRAPHICAL SURVEY RST IN ELE9x0 WAS, TALST 4-.' C 5p �� s R 2B94 93' ZA%'�. CII. arec,=8.58'e5 as"E. C inh(MEI. WRMN o' y �, ✓` ra SSP f{�1u12'.E. Avy 1 :UFP I ; ItlY9�ir ' DROP INLET �fG ELECTRIC: B'0'A/VAULT 4 2a 4G� GAS ME PER P\11 Clr lPN 4.16' rl- f N Brt G. N36 t6 d2'W � ✓ :.IUFAL.NP.NNfx.L I E .w la 5, LN ..18o uT�HE rx NNN ou5 EI Pv- tire..` 'Y M.— -IN-7 INF flk'.v�'�.v96e.tlr�.�y-»t.� v� ti,. S3 _,,32z,p 5S 82 p3 M EAST "\,�'vti "., as �i C Viso sera sE�.t,tws�n�W 9 �qkp"ixiKT ~"„r.- �5.,,,ry IY-NW 1b WEST G'J „I,I£'. J. i=IBfiV.S '��09' '�-•.-,� `VSs I.Nytl VAI a��bAs AIN �" �Umo/ #P ✓"H„m E NJ ,bye/E( a" Ik. . .0„R ”, _au-__ LEGEND � �., CURE INLET ra Cf7MMUNICA'I70N NANLJOLE Avy COMMUNICATION VAULT Fj DROP INLET rPi.r ELECTRIC: B'0'A/VAULT EIRE HY©RAN7 GAS ME PER [,A PIPE (CAF^PED) rl- IRRICATION CONTROL 501 el LIG`rvF POLE'. MA LBOx FORT (METAL) r >DtiwPR POFE: PWC STAND PIPE -0 R00% DRAIN. Vx SEWER MANIHOLE. CCFANC0.1P ( 1AER✓STORM) CE`a I SIGN Dun. sPURMI MANHOLE WAFER METER " WATER VALVE FCNCE PCHAINL NIC) .. .,."- -- BUILDING EAVF -„_-�-y�-I -�)-_ BOUNDARY 6.INEP (SEF' N07E” 5) CENTER OF RAEROACt TNAC:A (M.AINLINE) UVDERGROUNU COMMUNICATION VGE — UNDERGROUND ELECTRIC _.... UNDERGROUND FIRER Op FIC G ---- UNDERGROUND GAS -55—. -SS— UNDERGROUND SC'AIER UNOERGROJIND STORM ..; UNDERGROUND WATER APPROXIMATE TREE [TRIP' 1976) TREE NUMBER (SEE TABLE) T CONCRi:l'E SURFACE: TERR.AISUR.VE Y, INC. PROFESSIONAL LAND SURVEYORS PRCiFESS1 ON AL LAND SURVEM'R 274 FOURTH STREET' DG { A y ASHLAND, OREGON 9—(520 ti (541) 482-6474 RHIL�. va xais 1A1 OUR gSSDS terra W'bisp.net JOB NO. 1461-21 EXISTING TREES; 7.3 i YL fit , fr, ap fwf" "4 pt r yy 7 r ©� 9 q' 04 14-9 Ir4 ua 1 MAPLE 3"DBH 2MAPLE. 3" DBH 3. MAPLE, a"' OBH 4. ASH e" DBH 5 HAVVHORNE., 5" DEH 6 HA""ORNE 3 DBH 7 LE.LKOVA 5 DBH tiHAWGHCRNE 9 DBH 9HAWTHCRNE 3 DBH 10 HAAV'7 HORNE 3 DBH I" HAWVHORNE B DBH 12ZiELKOVA t6 DBH 13 ASH. SN a" OSH 14 HAWCHORNE 3" DBHI 15 ZELKOVA 4 DSH 15 ZIELKOVA 4 DSH iT ZELKOVA a DBH 16 ZELICOM 6 DSH 19 DEAD (STUMP I, 10., DEH dp GOLDENRAIN 5" D131 21t)EAE 3°. DSH 22 GCLDENRAlN. 12"'DON 23 GOLDENRAIN G"ci 24 ASH S"DBH 26. ASH. Rb" DBH 2a. GOLDENRAIN, S" DBH. 27. MAPLE., 6' DBH 28 MAPLE., 5' DBH 29. HAWTHORNE 3 DSH TREES TO BE REMOVE 5. HAWTHORNE, 5" DSH', 21. DEAD, 3'" DBH rrlv�l�r NrN��ht' �drGa«'I" „udY,r�Pi � � u41'Mind"WIOw v ' 'AjiP y � INIPRq T. Yu^ orf, al 1 uylll rxa ^g, w 011 V i e� NORTH TREE PROTECTION PLAN VIII II IIY ¶ 1"'=29" ON 27'X39.'. I SHEET NOTES: t. Verify locations of all helcw-grade utilities prior to beginning work. Contractor is responsib{2 for coordinating all utility locates. 2 Topographic survey piovldmi by TERRASURVEY Inc., P fosslonaG Land Surveyors. 3 Th. h information contained on this Tree Protection. Plan Zeroed- the labels on the topographic survey for existing tree ap..T.. and sizes. 4 C -tracer shall provide Install, and maintain tree protection fencing according to City of Ashland Municipal, code Chapter 18 4,5,030. 5. All required Tree pro@ecll n measures shy H be N nstitmt d Prior to any development ctivitlea. B. Final Ilooatton of fres protection fencing shale be dolermined by a certified arborist. LEGEND:5.. EXISTING TREES T4 REMAIN EXISTING TREE NUMBER. �— CHAIN LINK TREE PROTEC 11ON FENCE (SEE NOTE 4) TREES TO BE REMOVE© NEW LANDSCAPE AREA as _ Db x 9i 13. arkitek desiIgn and architecture, Ile 426 a street ashland, or 97529 fel: 541.591 9988 Stlarnp CIO C9n31 Ka't Revisions N!o,. De'scrlplion Date male MUM Job No, 21-06 DraNvn Py Author Checked BV Checker Type I Site Design Review Dole 11119121 Peelle' Number 21-®6 flrawing TIil9 TREE PROTECTION PLAN Sheet 11'o W LU r D C4 GC9 U YY i 0 « IJP Ul W 0 ra co ,, C9n31 Ka't Revisions N!o,. De'scrlplion Date male MUM Job No, 21-06 DraNvn Py Author Checked BV Checker Type I Site Design Review Dole 11119121 Peelle' Number 21-®6 flrawing TIil9 TREE PROTECTION PLAN Sheet 11'o r k i f e k design and r c h i t e c t u r e c shVand,ar 9 7 5 2 0 el 5 4 5 9 1 . 9 9 8 8 Rrm D. ... ipti.. D.t. to OfQ8121 b No. 21-06 ign By Author eGked By Checker ,e I Site Design Review (19121 d NuMM -06 W LU M C4 LO uj uj Lu 0 ccm W W V) 0 100 uj LU 0 eo :D D -J -J Rrm D. ... ipti.. D.t. to OfQ8121 b No. 21-06 ign By Author eGked By Checker ,e I Site Design Review (19121 d NuMM -06 PROJECT INFORMATION PERMIT APPLICANT.: BLUE MARBLE JORDAN WILLING 101 A STREET ASHLAND, OR 97520, PROJECT ADDRESS: 1101 A STREET ASHLAND, OR 97520 JACKSON COUNTY BUILDING OWNER: BLUE MARBLE 101 A STREET ASHLAND. OR 97520 PROJECT ARCHITECT: arkI- design B architecture „11r 42B A STREET, SUITE 101 ASHLAND, OR 97520 JACKSON COUNTY PROJECT NARRATIVE„ LEE PROJFCT INCLUDES INTERIOR REMODEDEXPANSION AND ROOFTOP ADDITION OF THE EXISTING "OAK STREET TANK ANC $TEEL BUILDING AT 1014 A STREET ROOFTOP SCOPE INCLUDES A RE -ROOF OF THE. EXISTING STRUCTURES INSTALLATION OF A NEIN SOLAR ARRAY REPLACEMENT OF MECHANICAL UNITS, AND ANEW DORMER ON THE NORTHWEST BUILDING (AREA A), NE^W EX1 ERGS WINDOWS AND A NEW AWNING COVER ARE PROPOSED ON THE SOUTHEAST BUILDING (ARP -A C ). MINOR LANDSCAPING IS PROPOSED INCLUDING THE REM OVALlRE:PLACEMENT OF AN EXISTING TREE. SITE WORK INCLUDES. THE CONSTRUCTION OF A NEW EXTERIOR STAIR, RELOCATION OF BICYCLE PARKING NEW PARKING LOT SIDEWALK (ADJACENT TO EXTERIOR STAIR)„ A NEW PARKING LOT TRAFFIC BARRIER GATE, AND NEW PUBLIC BENCHES. RELOCATION OF AN EXISTING ELECTRIC BOX WILL BE REQUIRED TO SUPPORT SH`E WORK. PROPQSED. ZONING INFORMATION. ....-. BASE ZONE: E-1 OVERLAY ZONES: RESIDENTIAL NATIONAL HISTORIC DISTRICT (RAILROAD} DETAIL SITE REVIEW ADJACENT ZONES: E-1 TO EAST M-1 A, RS T'C} WEST R-1.5 TO NORTH: It -2 _BU SOUTH MAP S. TAX LOT. 39 1E 09 BA TAX LOT: 14900 AND 114500.. ACERAGE: 6.94 ACRES {40954 SF7 REQUIRED SETBACK: NONE REQUIRED. MAXIMUM BUILDING 4Afi HEIGHT: Y a j�4 0 10. tlr / r r l4 Sl j�tll r � If F f ✓f NORTH DEMOLITION SITE {ALAN a II�fLII—� I / rh Y� 4 ' $ �q N 11:0010111 13 01 IE) LIGHTPOLE LOCATION, TO REMAIN I,,.{12. AEI LANDSCAPE AREA, TO REMA.IN'.. '.03 (E) BICYCLE PARKING, TO REMAIN 94 IEI SIDEWALK, TO REMAIN 6S (E) TREE To REiMAIN. TYP 0B IE) PARKING AREA TO REMAIN 67 (E)TRASH ENCLOSURE. aB (E} ACCESSIBLE PARKING SPACE TO REMAIN 0g jE} VAN ACCESSIBLE. PARKING SPACE, TO REMAIN 1p REMOVE(E..;I TREE. 11 DEMOLISH E), PLANTER i2 ELECTRIC BOX #T5093525 TO BE. RELOCATED 13 DEMOLISH (Ey CONCRETE SIDEWALK a DEMOLISH (E) BIKE RACKS i5 DEMOLISH (E) HVAC UNIT 'IB RELOCATE IE) ELECTRICAL. EQUIPMENT 'V7 SELECTIVE DEMOLITION OF ASPHALT FOR (N) PLAZA 18 SELECTIVE DEMOLITION OF PLANTER FOR (N) TRAFFIC GATE' 6of t � aq / jj '1rA t t i l —tet arkiitIk: design and architecture, tic 4,14 i Lot$ e. street ashland, or 91529 tel. 541-.591.9986 Stamp CP D9asu Revrwn Na. Dascnpfoon. Dale Cate 101ON21„ Jszb. Np. 21-06 Drawn By AJJ Checked By Phecker Type I Site Design Revile Date 11119121 Prq)e t[,Hmber 21-06 Drawing Tft DEMOLITION SITE PLAN Shael Nu w W. �p w. D CD t® uj 1 Lu x uj 4W 4� .-�1 J', J 0 mm J�.ry J 4( D9asu Revrwn Na. Dascnpfoon. Dale Cate 101ON21„ Jszb. Np. 21-06 Drawn By AJJ Checked By Phecker Type I Site Design Revile Date 11119121 Prq)e t[,Hmber 21-06 Drawing Tft DEMOLITION SITE PLAN Shael Nu a K t0 e.. �-N EXISTING BLDG PROPOSED IMPROVEMENTS 11 (7814 SF) r CONSTRUCTION:' TYPE III -B IJCCUPANCY: F -I /. LAND USE: INDUSTRIAL Di �-..,, -•-rte .. PROJECT INFORMATION PERMIT APPLICANT: BLUE MARBLE "-•., r JORDAN WILLING 191 A STREET ASHLAND OR 417520 PROJECT ADDRESS: tat ASTREET ASHLAND) OR 97529 JACKSON COUNTY BUILDING OWNER:: BLUE MARBLE. 191 ASTREET ASHLAND, OR 87520 PROJECT ARCHITECT: z,kltek . d.,gm, & rchilec1:ure, lic 426 A STREET, SUITE 101 ASHLAND, OR 87520 JACKSON COUNTY PROJECT NARRATIVE: THE PROJECT INCLUDES INTERIOR REMODEL)E.XPANSION AND ROOFTOP ADDITION OF THE EXISTING "OAK ST REE'r TANK AND STEEL BUILDING AT 101 A STREET. ROOFTOP SCOPE INCLUDES A RE -ROOF OF THE. EXISTING STRUCTURES, INSTALLATION CME A NEW .SOLAR ARRAY, REPLACEMENr OF MECHANICALUNIT5,. AND A NEW DORMER ON THE NORTHWEST BUILDING IAREA A) NEW EXTERIOR WINDOWS AND A NEW AWNING COVER ARE PROPOSED ON.'rHE SOUTHEAST BUILDING {AREA'C j MINOR LANDSCAPING 15 PROPOSED. INCLUDING �IHE REMOVAURC'PLACEMENT OP AN EXISTING TREE. SITE 1NQRK INCLUDES THE'. CONSTRUCTION OF A NEW EXTERIOR STAIR RELOCATION OF BICYCLE PARKING NEW PARKING HOT SIDEWALK (ADJACENT' TO EXTERIOR 5TAIR)A NEW PARKING LOT TRAFFIC BARRIER GATE, AND NEW PUBLIC BENCHES. RELOCATION OF AN EXISTING ELECTRIC BOX WILL BE REQUIRED TO SUPPORT SITE WORK PROPOSED ZONINGINFORMATION BASE ZONE: C 1 OVERLAY ZONES: RESIDENTIAL. NATIONAL HISTORIIC CRI RICT IRAILROAC} DETAIL SITE REVIEW ADJACENT ZONES: E-1 TO EAST M-1 & R3 TO WEST R-1-6 TO NORTH R-2 TO SOUTH MAP & TAX. LOT: 39 11: 09 BA TAX LOT'; 14900 AND 14600 ACERAGE:. 0 94 ACRES 140,954 SF) REQUIRED SETBACK: NONE REQUIRED.. MAXIMUM BUILDING 40r:T HEIGHT: PROPOSED BUILDING 39PT HEIGHT: BUILDING AREA SUMMARY EX&STNS BUILCING;A: AREA 1? 411 SF AREA!N FIRST FLOOR 7 814 SF AREA N MEZZANINES 2..153 SF AREA B FIRST FLOOR. 9,333 SF AREA C FIRST FLOOR 4,111 SF NEW BUIRINAREA. &1595F; ANSA A SECOND FLOOR 2,453 5P AREA C SECOND FLOOR 9,970 SF AREA C" ROOFTOP ADDITION 1,736 SF TOTAL PROPOSED BUILDING A,1REA 27 579 SF LOT COVERAGE SUMMARY - LOT AREA 464635E It 00I COVERAGEEXISTII 3G PROPOSED BUILDING FOOTPRINT --'17298 SP 1421%) ,_ 17258 SF (4215hy - _ HAROSCAPF 17 561 SF I IS 7%) j!282_8 SF )43.7%). . .x44142%N .._W6756 SP LIL,j_ LANDSCAPE & 835 5, „.-_..-,- LAND USE SUMMARY USE CATEGORY TYPIC AL ACTIVITIES AREA "A INDUSTRIAL PRODLNCT TESTINGIASSEMBLY, SHIPPPd G, STORAGE AREA°B CNFFICE....,_ OFFICE CONFERENCE PROflUe7 SHOWROOM AREA-C" OFwFICE -...... OFFICES CONFERENCE VEHICLE PARKING AVERAGE GRADE CALCULATION POINT ELEVATION SIDE AVERAGEIPT.I+PT. 2112. AVERAGE: 1664,,9„3^ A 1867.963. AS 1660.305' B 1968.640” BC 1867.1TV C. 1855.4:71" CD 1867554' 196869" iJ ...... AREA'S' EXISTING BLD,`, vR / V W7 PROPOSED IMPRO"VEMENT9" , ' , �^,°s, 15,393 SF) Z "/ �`` ' CONSTRUOTIUIN TYPE: III -B OCCUPANCY: B LAND USE OFFICE a.��•� 7`7>< PER CITY OF ASHLAND LAND USE ORDINANCE -SECTION 10.4 3 MINIMUM PARKING STANDARD _ LAND USE CATEGORY MINIMUM REQUIRED TOTAL GENERAL OFFICE 1 SPACE41500 SF 15,15W DO BE 31 SPACES y INDU'�STRIAL t. SPACES11019 SF 11 420f1000 OF = 13 SPACES .. ..-_. 44 SPACES REQUIRED ACCESSIBLE PARKING SPACES IPER OSSC ti106..21: 44 STALLS x.04 = 1.9 - 2 ACCESSIBLE SPACES {1 VAN ACCESSIBLE} - ACCESSIBLE SPACES: IG'LONG 9 WIDE ?'HIGH. E'AGCESS AISLE (Ossa 1101.3.2.7) -VAN ACCESSIBLE SPACES: 18' GONG, 9 WL E, 8' HUGH, 8' ACCESS AISLE (OSSC 1012.2 0) - VEHICLE PARKING PROVIDED PARKING STALL TYPE E%ISTrNG PROPOSED -- OFFSTREET ,43 42 ON STREET CREDIT 2 TOTAL'.e.._.....__ ,(ry^=[�]}z9��a+.N2u2^ TECTU L SITE PLAN iifl'tir 6 I I� BICYCLE PARKING PER CITY OF ASHLAND LAND USE ORDINANCE: -SECTION 18.C9 .--- MINIMUM BICYCLE. PARKING STANDARD CATEGORY MINIMUM REQUIRED TOTAL NON-RESIDENTIAL 1 BICYCLE SPACE'! S 44 VEHICLE SPACES f s=9' VEHICLE SPACE BICYCLE SPACES 4 BICYCLE SPACES. ...__... '69%OF BICYCLE SPACES MU'3 BE COVERED BICYCLE PARKING PROVIDED BICYCLE PARKING TYPEG PROPOSE© COVERED 5 5 UNCOVERED TaTAL ...ID '... s NORTH �N a t¢1 xr aa.' )RE"'w'11*3 "I 12,E i'A VE D1 (E) LIGHT POLE: LOCATION 22 (E) LANDSCAPE AREA U3 IE)L BICYCLE PARKING C4 IES CONCRETE SIDEWALK 69 ON -STREET PARKING CREEP 00 IE) PARKING AREA, 07 IS) TRASH ENCLOSURE p8 (E) ACCESSIBI.E PARKING SPACE pg )E) ACCESSIBLE PARKING SPACE (VAN ACCESSIBLE) 117 (Nj CURB 1 (N) BARRIER GATE FOR PARKING AREA ACCESS CONTROL 12 (N) EXTERIOR STAIR 16 IN) BICYCLE PARKING AREA 14 SPACES) t0. IN) CONCRETE SIDEWALK 15, IIN) LANDSCAPE AREA 16 IN) TREE TO REPLACE REMOVED (Ey FREE 17 IN) EATING AREA PROPOSED ( PiA2A arm arkitek: design and architecture, - f 426 a.. street ashtand, 6r 9752D rel 541.541.9986 SIamP DC7' �4- w .:14 Lu U6 a.. rL D n LID ry 92 L le Ij uj .q.,a 0 I ,r� arm arkitek: design and architecture, - f 426 a.. street ashtand, 6r 9752D rel 541.541.9986 SIamP DC7' �4- C.—Itut Rewisiuns ... Ngo- D—ripti.. Date Gate NP17EW JOtl ND 21717••6 Drawn By Author Checked By Checker l i1 RBV1B Date 11119/21 Pralecl N—b., 21-06 D-1.9 Tree ,ARCHITECTURAL SITE PLAN 5hee:l NJ w Lu D cy CD LID L 1 I.( Ij uj .q.,a 0 m ED ln� 0 If f,Lr( LuLu m,. ,'•• m m' , lisp m - Q C.—Itut Rewisiuns ... Ngo- D—ripti.. Date Gate NP17EW JOtl ND 21717••6 Drawn By Author Checked By Checker l i1 RBV1B Date 11119/21 Pralecl N—b., 21-06 D-1.9 Tree ,ARCHITECTURAL SITE PLAN 5hee:l NJ (Np METAL PANEL ROOFING MATCH EMSTING -- - — —, ", -........._._..,""\ —\ pNY METAL PANEL ROOFING — — — — — — MATCH EXMTINQ --- -------- IN} METALPANEL FXSR IG IE)- STRUCTURE. (E) EXOSKELETON STRUCTURE . . . . . ... �O_NEW BUILDING HEIGETT 1 39' kING METAL COLUMNS METAL SIDING 2 PARTIAL NORTH ELEVATION 1-10'-U AVERAGE GRADE, 1.98'8' 3 EAST ELEVATION T = 10'-0” AU70MA7GC ECOM ARM 4 PARKING LOT GATE 1- 1p-0" _LEVEL 2 13 *IEVEL 1 AVG. GRADE 0' (1868) r k i t e k design and architecture„c 42.6 a Street a s h I an d , ter 9 7 S 2 0 t e I : 5 4 1 5 9 '1 9 98 8 St—p eat C—dt-t Na. D—Opfi.. pate Date 10108121 lbNo, 21-06 Dimn-mv Author Checked Py Type I Site Design Review 0.1. 10/08/21 Piojed N..ber 21-06 Q� D—ir,q TO. w EXTERIOR v 10r ELEVATIONS D SlrereE Ne Gt ,� ,,, 1 11 "Ll . . . ... . . LU -5 Uj -J UJ 0 ED W < 0 W - (69"a =) W < ns "l w D m co C—dt-t Na. D—Opfi.. pate Date 10108121 lbNo, 21-06 Dimn-mv Author Checked Py Type I Site Design Review 0.1. 10/08/21 Piojed N..ber 21-06 D—ir,q TO. EXTERIOR v 10r ELEVATIONS f, L SlrereE Ne ,� ,,, 1 11 "Ll . . . ... . . LU -5 p9m tlwmiw� � — N) MET L PANEL ROOFING '— al".— 2 PAR JAL NORTH E 3 WEST ELEVATIO 17--- 10 -- LEVEL 2LVVE8T) 9.4. — - —,-ILEVI-all 'J.� J'V' f" 2 11, a r k i f e k design and archit"fu". Ilc 4 2 6 a , E . ashland, Or 97520, t 5 4 1 5,9 0. q 9 Ba St—p Al rtevsdoris Mo. pgscrl!pRiean D.N, Date— ye I Side Design Review , 1'0/08/21 21-06 7r-1119 T410 EXTERIOR ELEVATIONS CY kLi LU —1 C 0 IX < 47 0 uj 0 Im ca rtevsdoris Mo. pgscrl!pRiean D.N, Date— ye I Side Design Review , 1'0/08/21 21-06 7r-1119 T410 EXTERIOR ELEVATIONS c7 S �7 m GENE RAL OFFICE OVERALL FLOOR FLAN - LEVEL 3 r -he r e c desag,a and arehitetture., lPc. 426 a street a'5hland, or 91520 tel: 541.591.9988 Stamp G� 4#1 ul NORTHERN LOT LINES NORTH I SOUTH LOT MMENSION: 249 1 193 e 43 = 01 f 3 t I60.33' AVERAGE si-OPI5 cALcUI-ATP0NS: (WEST)1862 - 1652 t 10 f 150 -0 D67 (NORTH SLOPE) (EA57) IM - 1864 - 41150 - 4427 (NORI HI SLOPE) (-D,W+ I-DD77) - -0 094 f2 % -0,047 SOLAR SETBACK CAXULED9MjEj&UaEMM 39 -16 1,445 - (4 047) - SSS 23 C D.398 m E7.79' a r k i f e k des i g n ain d architecture, VRc 4 2 6 a street a h t a in d , c - 9 7 5 2 0 t I : 5 4 1 5 9 1 , 9 9 a 8 stamp C ZIP " ac LL1 N.. D..Irlpfi- IN. rbe uj LU Data job Np� —J Dunn By Author ChockeI By Checks E LU LU < J9 ca m 6, (39') N.. D..Irlpfi- IN. rbe Data job Np� Dunn By Author ChockeI By Checks E . .. . . N Type I Site Design Revie . .. HIGHPST POINIT I'gor (39') [)are 10108121 21-06 Drawing Title "I "IV ED SOLAR SETBACK CALCULATIONS % NORTH 'io rf i J'�"' v N. LU.8 mSh-t SOLAR SETBACK STUDY DECEMBER 21st, 12 pm . . ..... . . - - - ----- . .............. . . .... . . . . ... . . .. ... . . . ............. ............. . ........ . - ---- ----------- . ........ . . ........ .. - - PROPOSED PLAZA 879 SF ov/ 1 � 1� 06 • 1. /_ .1172 F706 06 < 31 02 6.4 2 Z zl� NORTH -a PROPOSED PLAZA W 9 1 -01 C N 2211 X 347 "hill y BY., -,- ..4tlt N 15 14 ..... 1:011 OUTDOOR EATING AREA 072 (N) TREE 03 (N) (N) PLANTER F04 (E) PLANTER DO5 (N) BENCH E06:] (N) BICYCLE PARKING a F K I T e K design and archVtecfure, 11L A, 4 2 6 a s fr r e c t a s h a n d , u r 9 7 5 2 0 t e 1 5 4 1 5 9 1 . 9 9 8 B C­Mnt R-W.nl No. DescOpfion D.t. Date 101051.21. Job No. 2106 Crauvn am utdlor Checked By Checker T w D.W 11/19121 Pn,y..t N..b., 21-06 D—m9i Tide PROPOSED PLAZA w Lu Ci p- ui 0 Q) ui X Lu 0c . Lu Lu � 0 ui LLJ 0 a ca m C­Mnt R-W.nl No. DescOpfion D.t. Date 101051.21. Job No. 2106 Crauvn am utdlor Checked By Checker T w D.W 11/19121 Pn,y..t N..b., 21-06 D—m9i Tide PROPOSED PLAZA 1 Oak Street Tank and Steel (19,90's?) Plexis (2021) 2' Street Market Place (2002) Plexis (2021)Fli�, . . . ......... . ... a r k i t e k design and architecture,c 4 2 6 a sfreet a sh I I I d o r 97520 t e I : 5 4 1 , 5 9 1 , 9 9 8 8 Stamp OR - eat Cel Revisions N.. D.scriplion Date Job No. 21-0 Drawn By Author Checked By Checker Type I Site Design Reviv 0.1. 10/08/21 Projpd Number 21 -l}6 Wewimg 7111. HISTORIC REVIEW - PHOTOS Sheet Na w LU CY CD 04 Ul) w w w 0. 0 5, w Lu r 0 C—A-t CO M Revisions N.. D.scriplion Date Job No. 21-0 Drawn By Author Checked By Checker Type I Site Design Reviv 0.1. 10/08/21 Projpd Number 21 -l}6 Wewimg 7111. HISTORIC REVIEW - PHOTOS Sheet Na a r k i t e k d e n a n d a r c h i t f U r e 4 2 6 a street h t a n d, or 9 7 5 2 0 t e l : 5 4 1 5 9 1 . 9 9 8 8 1 Perspective 1 Perspective 3 2 Perspective 2 The anticipated:, development located at 101 A Street, proposed by Blue Marble, includes renovations and additions to the existingi facility. The purpose is to establish a new headquarters for the Blue Marble Company and to revitalize the existing historic building. Blue Marble is an award-winning creator of inspiring, educational children's toys. Their mission is to "create purposeful products that inspire a love of learning in children and empower parents to raise thoughtful, confident kids." As this local company has grown, so too has their need for larger a space in which to create new designs. With their acquisition of the "Oak Street Tank and Steel" building, Blue Marble aims to revitalize this historic building while providing a novel and organic creative space that empowers their employees. The building is listed on the National Registry of Historic Places as the 'Ashland Fruit and W 'Ashland Railroad Addition, Historic District,' It has been home to the Ashland Fruit and Produce Association, Oak Street Tank and Steel, the 'A' Street Marketplace, and Plexis Healthcare. This building has undergone many transitions in its lifetime. Nearby is the historic the 'Hay Warehouse' R-i.iom No. D.scripfi— Date LU the National Register of Historic Places. Date 10108,121 The proposed design constructs a rooftop addition, new exterior windows, a new exterior egress Job Ng� 21-0 stair, re -roofs the existing structures, installs a rooftop solar array, and installs a large dormer Down 15V Authgr Checked By Checker window (on the northwest building, facing the railroad tracks), T These proposed changes reflect the industrial character of the existing building and its history.It utilizes existing materials, with an emphasis on sheet metal roofing, The rooftop addition stands Date 10/08/21 apart from the existing building, but compliments the existing character. The addition is setback from the facade and utilizes glass to reduce its visual prominence. P�oject N�fte, 21-06 CraofngTifle HISTORIC REVIEW - The proposed dormer on the northwest building provides natural light to the space, and maintains a visual correlation to the clocktower. DESIGN NARRATIVE 4 Design Narrative wt "I"'AD sh.0 N LO LLJ 0) LijLij r. 0 -i-j M ca 'a) W W —0 iC LL! w80 as The building is listed on the National Registry of Historic Places as the 'Ashland Fruit and Produce Association Warehouse,' and is designated a primary/contributing resource to the 'Ashland Railroad Addition, Historic District,' It has been home to the Ashland Fruit and Produce Association, Oak Street Tank and Steel, the 'A' Street Marketplace, and Plexis Healthcare. This building has undergone many transitions in its lifetime. Nearby is the historic the 'Hay Warehouse' R-i.iom No. D.scripfi— Date (as seen in the foreground of Perspective 3), which is listed as primary/contributing resource on the National Register of Historic Places. Date 10108,121 The proposed design constructs a rooftop addition, new exterior windows, a new exterior egress Job Ng� 21-0 stair, re -roofs the existing structures, installs a rooftop solar array, and installs a large dormer Down 15V Authgr Checked By Checker window (on the northwest building, facing the railroad tracks), T These proposed changes reflect the industrial character of the existing building and its history.It utilizes existing materials, with an emphasis on sheet metal roofing, The rooftop addition stands Date 10/08/21 apart from the existing building, but compliments the existing character. The addition is setback from the facade and utilizes glass to reduce its visual prominence. P�oject N�fte, 21-06 CraofngTifle HISTORIC REVIEW - The proposed dormer on the northwest building provides natural light to the space, and maintains a visual correlation to the clocktower. DESIGN NARRATIVE 4 Design Narrative wt "I"'AD sh.0 N TYY �n 1 PARTIAL SOUTH ELEVATION - EXISTING V�10'-D' AVERAGE GRADE: I,9S4' {Np METAL PANEL HOOFING MATCH EXISTING — iN) METAL PANEL ROOFING MATCH EXISTING r-11IM412:41 "Am WINDOWS GEMENT OCARD STRUCTURE New Maximum Z 0 W5 .......... (N) ALUMINUM STOREFRONT GLAZING (N), SHEET METAL FASCIA (N) METAL EXTERPOR STAIRS (N) STEEL STRUCTURE I N} 60 LAR AR RAV8 (N) ALUMINUM STORErRONTOLADNQ (N) potDETEU RiEF6Ri- -, LEVEL I AVG. GRADE 0, (1 Su&) VEVV BUILDING HEIGHT 3S LEVEL} �a. __,$I�EVEL I AVG. GRADE 0'Q1 859r) (N) EXTERIOR STAIR rl g -v IN It AVERAG %//s// E GRADE: 1, IN --- .... ...... . — , . ... ....... . . . . . ..... . ... . .. . ....... ... EAST ELEVATION -PROPOSED a r k i t e k des I do and a r c th �t e c t u re , 11C 4 4 2 6 aa r a ta t R S h I a n d , o , 9 7 S 2 0 1eV 5 4 1 S 9 1 . 9 9 8 8 Stamp 01, ( CP e Rewsiory IN r. Description Date Data .......... . . 10108121 Job No. 21-06 Drawn Bv Author Chocked By Checker Type I Site D ign Review Date 10/08/21 P,.p,"urnbei 21-06 HISTORIC REVIEW - EXTERIOR ELEVATIONS Sheet No HC.3 W LLJ WI LIJ —J LU —j 0 km W ID C) Uj Uj td 3 JI —j —J W) Rewsiory IN r. Description Date Data .......... . . 10108121 Job No. 21-06 Drawn Bv Author Chocked By Checker Type I Site D ign Review Date 10/08/21 P,.p,"urnbei 21-06 HISTORIC REVIEW - EXTERIOR ELEVATIONS Sheet No HC.3 g METAL SIDING GDLUMNS UANG PARTIAL NORTH ELEVATION - EXISTING *j 3132` - 1'-0" 5 PARTIAL SOUTH ELEVATION - EXISTING 2 PARTIAL NORTH ELEVATION - PROPOSED 6NMrpmFR Rnnplmr 4 PARTIAL NORTH ELEVATION - PROPOSED P I ARTIAL SOUTH, ELEVATION - PROPOSED 'V 'f4' 6`1 v 9i i""" a r k i f e k design and architecture,a I c 426 a street a s h I a n d , o r 9 7 5 2 0 t p I : 5 4 1 5 9 1 . 9 9 8 8 Stamp OR - Consultant R-bi... No, ChascriptIon Date Job Na. Qrg.wo..a t puthar Chocked By_ Checker Type I Site Design Review Date 10/08121 Pmpd N—ber 21-06 EXTERIOR ELEVATIONS Sheet Na HCA ua tC UJ co w w Consultant R-bi... No, ChascriptIon Date Job Na. Qrg.wo..a t puthar Chocked By_ Checker Type I Site Design Review Date 10/08121 Pmpd N—ber 21-06 EXTERIOR ELEVATIONS Sheet Na HCA (D EXISTING MATERIAL PALETTE (N) METAL PANEL ROOFING MATCH EXISTING (N) ALUMINUM YVINDOn, TYP (E) CORRUGATED METAL SIDING — (D SOLAR PHOTDVAL7A1C PANELS ON METAL ROOFING III (N) STOREFRONT (E) F' BER VVINOQVVS CEMENT BOARD 31,E 1 PARTIAL SOUTH ELEVATION - MATERIAL PALETTE (DELACK ALUMINIUM STOREFRONT GLAZING (E) STOREFRONT DOORS INI SOLAR ARRAYS INry ALUMINUM STOREFRONT GLAZING IN1 PREFCRATED METAL GUARDRAILS — IS) EXOSKELETDN STRUCTURE (D PERFO'RATEOMETAL GUARDRAILS IN,), EXTERIOR STAIR a r k i f e k d e s i 9 In and architecture, 14c 4 2 6fr street t a s h I a r Dr 9 7 52 0 1 p I : S 4 1 5 9 1 9 9 8 a Stamp 01, cp Rvisims No. Description Date date 1 JQb Wo. kAwn BY ----------- Auftll- Chocked By Checker Type I Site Design Review Date 10/08121 P'.j.dW.b., 21-06 D—I00 TAW HISTORIC REVIEW - MATERIALS Sheet I M. HC.5 W LLJ M Cy Lu —J UJ 0 m 2 cn r C Lu Lu Lu Rvisims No. Description Date date 1 JQb Wo. kAwn BY ----------- Auftll- Chocked By Checker Type I Site Design Review Date 10/08121 P'.j.dW.b., 21-06 D—I00 TAW HISTORIC REVIEW - MATERIALS Sheet I M. HC.5 4 2 6 a e..! t ashy a n d ,r 9 7 5 2 0 t e r i» 1 5 9 1 .998E Cons.lt..t R.,.i— No. Description Data -kb MR. 21-06 l2lawn By ...................... . . . . CheckedBv Checker Type |S Design Rewe Date 10/08121 2 .1 PmjectNumber 21 6 I ---igi 10, 1111 Z, V 1A I y FWMA3L Planning Division c r _r x o r 51 Winburn Way, Ashland OR 97520 ASHLAND 541-488-5305 Fax 541-488-6006 DESCRIPTION OF PROPERTY Street Addre$$ 101 A Street, Ashiand, OR 97520 APPLICANT PLANNING ACTION FEES Name Chris Brown, arkitek:desigMarchitecture Phone 5415919988 E -Mail arkitekn@arkitek.us Address 426 A street, suite 101 City Ashland State OR Zip 97520 FEE SCHEDUL Phase Mark All T"hatAppl� ADMINISTRATIVE ACTIONS: Total Zoning Permit - FENCE $31.25 Zoning Permit - HOME OCCUPATION $31,25 Zoning Permit - ACCESSORY STRUCTURE $31,25 Street Tree Removal $100.00 Land Use Approval Extension $370.50 Lot Line Adjustment $370.50 Any Other Administrative Action $370.50 Base Fee # of Lots Total Final Plat Review - PARnrIONS $145.75 + x $11.50 per lot $ Final Plat Review - S13RDIVISIONS $370.50 + x $31,25 per lot $ Base Fee Per Sq. Ft. Sign Permit - NEW $145.75 + x $2.75 per sq.ft. $ Sign Permit - REPLACEMENT $31.25 + x $2,75 per sq.$. Is TYPE `:I,REVIE'WS. . Total Tree Removal Permit (not associated with another action) $100.00 Solar Setback Variance $1,120.25 Amendments to Conditions $1,120.25 Physical & Environmental Constraints $1,120,25 Conditional Use Permit $1,120.25 Variance $1,120.25 Any other Type I Review $1,120.25 Independent Review of Wireless Communications Facilities $5,000.00 Base Fee # of Units Total Residential Site Review $1,120.25 + x $74.50 per unit $ Final Plan/Performance Standards Subdivision $1,120.25 + x $74.50 per unit $ Land Partition $1,120.25 + x $74.50 per unit $ Base Fee Valuation Total ill Commercial Site Review $1,120.25 + $1,x00,000 x0.5% $9,120,25 TYPE 11: REVIEWS Total Conditional Use Permit $2,247.50 Valiance $2,247.50 Any other Type 11 Review $2,247.50 independent Review of Wireless Communications Facilities $5,000.00 Base Fee # of Lots Total Outline or Preliminary Plat for Subdivision $2,247.50 + x $150 per lot $ Final Plan with Outline/Performance Standards Subdivision $2,993.00 + x $150 per lot $ Base Fee Valuation Commercial Site Review $2,247.54 + TYPE III REVIEWS Total Zone/Comprehensive Plan Map Change $2,993.40 Comprehensive Plan Change $2,993.00 Annexation $4,502.25 Urban Growth Boundary Amendment $4,502.25 Any other Type III Review $3,749.00 LEGISLATIVE AMENDMENTS Total Comprehensive Plan Map/Large Zoning Map Amendment $5,254.25 Land Use Ordinance Amendment $5,254.25 Comprehensive Plan Amendment $5,254.25 APPEALS Total Appeal for Initial Public Hearing (Planning CommissionlBuilding Appeals Board/Demolition Review Board) $150.00 Appeal for Final Decision of the City (Planning Commission or City Council) $325.00 SOLAR ACCESS Base Fee # of Lots Total Solar Access Permit (not a Solar Variance) $53.50 + x $12.50 per lot TOTAL FEES: 1$9,12025 r- V// � b) ?'1'7-) Applicant's Signature ® Date Property Owner's Signature Date AMC 18.5.1.050.A.1 & AMC 18.5.2.060.A.1 Application Form and Fee. Applications for Type 1 review shall be made on forms provided by the Staff Advisor. One or more property owners of the property for which the planning action is requested, and their authorized agent, as applicable, must sign: the application. The application shall not be considered complete unless the appropriate application fee accompanies it_ P614ill Planning Division ZONING PERMIT APPLICATION S 1 Winbum Way, Ashland OR 97520 CIVY OF FILE # a$S14LAND DESCRIPTION OF PROJECT Remodel and addition of existing 'Oak Street Wank and Steel' building at 101 A Street DESCRIPTION OF PROPERTY Street Address 101 A Street, Ashland OR 97520 Assessor's Map No. 391E 09 BA Zoning E-1 APPLICANT Name Christopher Brown Pursuing LEEK Certification? ❑ YES ® NO Tax Lot(s) 14900,14600i Comp Plan Designation Employment Phone 541-591-9988 E -Mail Address 426 A Street, Suite 101 city Ashland PROPERTY OWNER Name Bide Marble c/o Jordan Willing Address -_ 101 A Street us Zip 97520 Phone 541-625-2443xi12 E -Mail jordan@thinkbiuemarbie.com city Ashland Zip 9'7520 SURVEYOR ENGINEER ARCHITECT LANDSCAPE ARCHITECT OTHER Title Name Christopher Brown Phone 541-591-9988 E -Mall arkitek@arkitek.us Address 426 A Street, Suite 101 Title Name Address Phone city Ashland Zip 97520 E -Mail city Zip I hereby certify that the statements and information contained in this application, including the enclosed drawings and the required ftndipgs of fact, aro in all respects, true and correct. 1 understand that all property pins must be shown an the drawings and visible upon the site inspection. In the event the pins are not shown or their location found to be incorrect, the owner assumes full responsibility. I further understand that if this request is subsequently contested, the burden will be on me to establish: 1) that 1 produced sufficient factual evidence at the hearing to support this request, 2) that the findings of fact furnished justifies the granting of the request, 3) that the findings of fact furnished by me are adequate, and further 4) that all structures or improvements are properly located on the ground. Failure In this regard will result most likely in not only the request being set aside, but also possibly in my structures being built in reliance thereon being required to be removed a xpense. if 1 ve a do bts, l am advised to seek competent professional advice and assistance. Applicant' Signature Date As owner of the prop94 inyolW in this request, l have read and understood the complete application and Its consequences tome as a property owner. (required) Date 7a he completed by City 8tA Date Received Zoning Permit Type Filing Fee OVER N Wcomm-devlpWmiag%Fomts &HmdoulsVoning Pemrit ApplicadmAm ZONING PERMIT SUBMITTAL_REQUIREMENTS ❑ APPLICATION FORM must be completed and signed by both applicant and property owner. u PLANNING FEES FORM must be completed and signed by both applicant and property owner. ❑ FINDINGS OF FACT— Respond to the appropriate zoning requirements in the form of factual statements or findings of fact and supported by evidence. List the findings criteria and the evidence that supports it. Include information necessary to address all issues detailed in the Pre -Application Comment document. ❑ TRUE SCALE PDF DRAWINGS —Standard scale and formatted to point no larger than 11x17 inches. Include site plan, building elevations, parking and landscape details, ❑ FEE (Check, Charge or Cash) ❑ LEED& CERTIFICATION (optional) —Applicant's wishing to receive priority planning action processing shall provide the following documentation with the application demonstrating the completion of the following steps: • Hiring and retaining a LEED® Accredited Professional as part of the project team throughout design and construction of the project; and • The LEED® checklist indicating the credits that will be pursued. NOTE: • Applications are accepted on a first come, first served basis. • Applications will not be accepted without a complete application form signed by the applicant(P) AND property owner(s), all required materials and full payment. • All applications received are reviewed for completeness by staff within 30 days from application date in accordance with ORS 227.178. • The first fifteen COMPLETE applications submitted are processed at the next available Planning Commission meeting. (Planning Commission meetings include the bearings Board, which meets at 1:30 pm, or the full Planning Commission, which meets at 7.00 pm an the second Tuesday of each month. Meetings are held at the City Council Chambers at 1'475 Bast Main 60. • A notice of the project request will be sent to neighboring properties for their comments or concerns. • If applicable, the application will also be reviewed by the Tree andlor Historic Commissions. C,:4comnrdcvlpla�winglPnrme &,14mdout3\Zoning Pe ail Application.doc Blue Marble HQ 101 A Street Ashland, OR 97520 Site Design Review Application Narrative August 31, 2021 arkitek �t��ign&�rthetethu�! 1 a r k i t e k design&archi#ec lure Blue Marble HQ Type I Site Design Review 10.08.2021 426 a street, ashiand or 97520 (541) 5919988 arldtek@arldtek.us wtvw.arkitek.us SITE DESIGN REVIEW: Blue Marble HQ 1. Project Information Date: Subject Site: Map & Tax Lot #: Zoning: Property Owner: Total Acreage: 11. Project Scope 10/08/2021 101 A Street Ashland, OR 97520 391E 09 BA; 14900 and 14600 E-1(Employment) Historic District Overlay Jordan Willing; Blue Marble Detail Site Review Overlay Residential Overlay 0.94 Acres (40,954 square feet) The anticipated development located at 101 A Street, proposed by Blue Marble, includes renovations and additions to the existing facility. The purpose of the project is to establish the new headquarters for the Blue Marble Company and revitalize the existing "Oak Street Tank and Steel" building. A new rooftop addition on top of the southeast building is proposed. Further rooftop work includes a re -roof of the existing structures, installation of a rooftop solar array, and replacement of the existing rooftop mechanical units. To allow egress from the building, a new exterior stair is proposed in the northwest corner of the parking area. On the southeast building, new exterior windows, and a new awning cover are proposed. On the northwest building a new dormer, facing the railroad tracks, is proposed. The Interior work scope includes the construction of second floor spaces in the southeast and northwest buildings. The proposed site work includes minor landscaping, new sidewalk paving around the proposed exterior stair, relocation of existing bicycle parking, and the removal and replacement of a parking area tree (less than 6" DBH). The installation of a parking area barrier gate (boom arm) is proposed to regulate access. New benches and plaza space are proposed to improve the pedestrian experience. An electric box will need to relocated as a part of the proposed site work. The proposed improvements will not create any new uses or activities on site, will not increase the number of users, and will not intensify or expand the current uses and activities of the site. III. Attachments - Evidence of Record Documgot Ng, Document Name:, LU.0 Site Topographical Survey Document No. Document Name,, LU.5 Proposed Exterior Elevations LUA Tree Protection Plan LU.6 Proposed Exterior Elevations LU.2 Landscape and Irrigation Plans LU.7 Proposed Floor Plans LU.3 Existing / Demolition Site Plan LU.8 Solar Setback Calculations LUA Architectural Site Plan HC Historic Commision Review 2 Typel Site Design Review Blue Marble HQ IV. Site Description The Blue Marble Headquarter site consists of one building with a total building footprint of 17,258 square feet. There is one point of access to the site from A Street for vehicles and vehicular parking is at this location, with handicap parking located directly next to the East side of the building. Bicycle parking is also located at that location, with bicycle and pedestrian access from all sides and partial fencing along the north side of the property. There is well established landscaping along the perimeter of the 0.94 acre site, including shade trees adjacent to parking areas. Located on site is an existing chain-link enclosed trash enclosure to the far Southeast corner of the site and the railroad tracks border the North side of the property line. Underground City water, sewer, storm sewer, and electricity currently supply the site and the Blue Marble Headquarter building. The approximate overall site coverage is currently 42.2% buildings, 14.2% landscaping, and 85.8% impervious surfacing such as driveways, parking areas, and trash enclosure. Subject Parcel: Assessor's Map 39 lE 09 BA City of Ashland zoning map (E-1) 3 Type I Site Design Review Blue Marble HQ V. Overview Chapter 18.5.2 Compliance !Narrative SITE. DES.I.GN REVIEW 18.5.2.020 The proposed work is an expansion of an existing Applicability building in the E-1 zone. It is subject to a site design Site Design Review is required for the following types of review. project proposals. A. Commercial, Industrial, !Von -Residential, and Mixed Uses. Site Design Review applies to the following types of non-residential uses and project proposals, including proposals for commercial, industrial, and mixed-use projects, pursuant to section 18.5.2.030, Review Procedures. 1. New structures, additions, or expansions in C-1, E-1, HC, CM, and M-1 zones. 18.5.2.030 The proposed work is in the Detail Site review Overlay. Review Procedures The building footprint is not expanded, but the gross A. Type I Review. Except as provided by 18.5.2.030, floor area is expanded by 8,159 square feet. Since the subsections B - G, below, applications for Site Design expansion is less than 10,00 square feet, it is subject to Review are subject to the Type I procedure, pursuant to a Type I review. section 18.5.1.050. D. Detail Site Review Overlay. In the Detail Site Review overlay, new structures or additions greater than 10,000 square feet in gross floor area, or longer than 100 feet in length or width are subject to Type II review. 18.5.2.040 The application contains all required information within Application Submission Requirements this application narrative and the attached Exhibits The following information is required for site design listed insertion `III. Attachments: review application submittal, except where the Staff Advisor determines that some information is not pertinent and therefore is not required: B. Site Design Review Information. In addition to the general information required for site design review, the applicant shall provide the following information: Type I Site Design Review Blue Marble HQ 18.5.2.050 This application narrative and the attached Exhibits Approval Criteria listed insection `III. Attachments` demonstrate that this An application for Site Design Review shall be approved proposal meets the approval criteria. 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. A. Underlying Zone. B. Overlay Zones. C. Site Development and Design Standards. D. City Facilities. E. Exception to the Site Development and Design Standards. 5 Type i Site Design Review Blue Marble HQ VI. Findings of Fact AMC Part 18.2 . . Chapter 18:2.2 . BASE ZONES AND ALLOWED USES .. Compliance Narrative .: 18.2.2.030 Per Table 18.2.2.30 permitted Commercial Uses for zone Allowed Uses E-1 include "Office." Permitted Industrial and A. Uses Allowed in Base Zones. Allowed uses include Employment Uses include "Manufacture, Light." those that are permitted, permitted subject to special use standards, and allowed subject to approval of a The proposed development will include 15,150 square conditional use permit. Where Table 18.2.2.030 does feet of office space (including individual offices, shared not list a specific use and part 18.6 does not define the offices, conference rooms, a photo studio, and product use or include it as an example of an allowed use, the displays). This is a permitted use. City may find that use is allowed, or is not allowed, B. following the procedures of section 18.1.5.040. The proposed development will also include 12,420 principal use, except where specifically modified by this square feet of industrial space (including product ordinance. testing, product development, soldering, 3d printing, light manufacturing, packaging, storage, shipping and B. Mechanical Equipment. Mechanical equipment shall returns) This is a permitted use. not be located between the main structure on the site Seethe attached exhibit LUA Architectural Site Plan for locations of each use. Chapter 18.2 4 EGES GENERAL RULATIONS l OR BASE ZONES. Compliance Narrative 18.2.4.010 The existing lot abuts 'A' street for a width of 600 ft. Access and Minimum Street Frontage This exceeds the minimum frontage of 40 ft. Each lot shall abut a public street other than an alley for a width of not less than 40 feet; except, where a lot is part of an approved flag partition or abuts a cul-de-sac vehicle turn -around area, the minimum width is 25 feet. 18.2.4.020 A. Accessory Structures and Mechanical Equipment There are no accessory structures. A. Accessory Structures. Accessory buildings and B. structures shall comply with all requirements for the Existing electrical equipment is located on 'A' street principal use, except where specifically modified by this between the existing building and the street. Existing ordinance. mechanical equipment is located on the building roofs and on the railroad facing side of the building. The B. Mechanical Equipment. Mechanical equipment shall rooftop mechanical equipment will be replaced with not be located between the main structure on the site I new units. A new rooftop solar array is proposed. Type I Site Design Review Blue Marble HO and any street adjacent to a front or side yard, and Compliance Narrative every attempt shall be made to place such equipment Chapter 18.2.6 applies. The property is in the E-1 zone. so that it is not visible from adjacent public streets. Mechanical equipment and associated enclosures, not taller than allowed fence heights, may be located within required interior side or rear yards, provided such installation and operation is consistent with other provisions of this ordinance or the Ashland Municipal Code, including but not limited to noise attenuation. Any installation of mechanical equipment shall require a building permit. 18.2.4.030 The existing structure has a setback the width of the Arterial Street Setback existing sidewalk. See the attached exhibit LU.4 The setback from an arterial street shall be not less Architectural Site Plan & Zoning Summary for details. than 20 feet, or the width required to install sidewalk and park row improvements, consistent with the street standards in chapter 18.4.6, whichever is less. 18.2.4.050 A. Yard Requirements and General Exceptions The solar access standards of chapter 18.4.8 apply. See A. In addition to the requirements of chapters 18.2.5 attached exhibit LU.8 Solar Setback Calculations for and 18.2.6, yard requirements shall conform to the details. Solar Access standards of chapter 18.4.8. B. B. Eaves and awnings may encroach three feet into Not applicable, there are no setback requirements for required yards; all other architectural projections may zone E-1. See narrative for 18.2.6. Also, within the encroach 18 inches into required yards. Detail Site Review Overlay, awnings are required to provide pedestrian protection from sun/rain. See C. The following general exceptions are allowed for narrative for 18.4.2.40.8. structures that are 30 inches in height or less, including entry stairs, uncovered porches, patios, and similar C. structures: Not applicable, there are no setback requirements for zone E-1. 1. The structures are exempt from the side and rear yard setback requirements. 2. The front and side yards abutting a public street may be reduced by half. Chapter 18,2 6 STANDARDS FOR NON-RESIDENTIAL ZONES Compliance Narrative 18.2.6.020 Chapter 18.2.6 applies. The property is in the E-1 zone. Type I Site Design Review Blue Marble HQ Applicability The standards contained in this chapter apply to all uses and development in the city's employment zones. Property owners are responsible for verifying whether a proposed use or development meets the applicable standards of this ordinance, and for obtaining Zoning Permits. Lot Area, Width, Depth, Lot Coverage No requirements. Special districts, overlay zones, and site and design standards are addressed later in this There is no minimum lot area, width or depth, or narrative. maximum lot coverage; or minimum front, side or rear yard, except as required to comply with the special district and overlay zone provisions of part 18.3 or the site development and design standards of part 18.4. Setback Yards (feet) No minimum front, side, or rear yard is required. The exception does not apply. Although the property is There is no minimum front, side, or rear yard required, adjacent to residential zone (R-2) across Oak Street, the except where buildings on the subject site abut a property does not directly abut any residential property residential zone, in which case a side of not less than 10 on the front, side or rear yards. ft and a rear yard of not less than 10 ft per story is required. The site is in the E-1 zone, therefore the solar setback standards of chapter 18.4.8 apply. See attached exhibit The solar setback standards of chapter 18.4.8 do not LU.B Solar Setback Calculations for details. apply to structures in the C -1-D zone. The exception to the solar setback requirement does Except for buildings within 100 feet of a residential not apply. zone, the solar setback standards of chapter 18.4.8 do not apply to structures in the C-1 zone. The site is located on an arterial street, therefore section 18.2.4.030 applies. See compliance narrative for See also section 18.2.4.030 Arterial Street Setback. section 18.2.4.030 above. Building Height 2 & 3 -- Maximum (feet) The building height is 39 feet. This meets the building 2. See definition of "height of building" in section height requirements. 18.6.1.030. 3. Parapets may be erected up to five feet above the maximum building height; see also, The average of the finished ground level at the center of 18.4.4.030.6.4 for mechanical equipment screening all walls of the building is 1868' above sea level. Refer to requirements, and 18.5.2.020 for Site Design Review for LUA Architectural Site Alan & Zoning Summary for this mechanical equipment review process. calculation 40 ft, except: Seethe demonstration of building height on exhibit - Buildings greater than 40 ft and less than 55 ft are LU.5 Proposed Exterior Elevations. The building height permitted in C -1-D zone with approval of a Conditional was conservatively taken as the highest projecting Use Permit. point, the solar panels on top of the rooftop addition. -Where located more than 100 feet from a residential zone, buildings greater than 40 ft and less than 55 ft are permitted in C-1 zone with approval of a Conditional Type I Site Design Review Blue Marble HQ Use Permit. Landscape Area — Minimum (% of developed lot area), The existing landscaped area is 14.2%. With the proposed site work, the new landscaped area is 14.2%. 15% Limited landscaping exists on property. The existing historic building occupies a significant amount of tax lot 14900. On tax lot 14600, the parking area occupies the entire lot. There are limited opportunities to create new landscaping without impacting the existing features of the property. Minimal site work is proposed, and has little impact on the existing landscape area. It is not feasible to meet this requirement. Type I Site Design Review Blue Marble HQ AMC Part 18.3 Chapter 18.3.12 .. SITE DEVELOPMENT AND DESIGN OVERLAYS Compliance Narrative .... 18.3.12.030 B. Detail Site Review Overlay The development is located in the Detail Site Review B. Development in the Detail Site Review Overlay is Overlay. Subsection 18.4.2.040.0 applies. subject to subsection 18.4.2.040.0 in addition to all other applicable sections of this ordinance. C. C. Any development in the Detail Site Review Overlay Does not apply. The addition is less than 10,000 square which exceeds 10,000 square feet or is longer than 100 feet. feet in length or width shall be reviewed according to the Type II procedure in section 18.5.1.060. 18.3.12.050 B. Historic District Overlay The development is located in the Historic District B. Development in the Historic District Overlay is Overlay. Section 18.4.2.050 applies. subject to section 18.4.2.050 Historic District Standards in addition to all other applicable sections of this ordinance. Chapter 18.3.13 Compliance Narrative . RESIDENTIAL OVERLAY 18.3.13.010 Residential Overlay Regulations C. Requirements. The Residential overlay requirements are as follows, except that dwellings developed under the Transit Triangle (TT) overlay option are not subject to this subsection. See section 18.3.14.040 for the allowed uses in the TT overlay. C. 101'A' Street lies within the Residential Overlay, however the proposed development will not be Mixed -Use Residential. This section is not applicable. 10 Type I Site Design Review Blue Marble HQ AMC Part 18.4 Chapter 1.8 4.2 BUILDING PLACEMENT, ;ORIENTATION, AND DESIGN SITE DEVELOPMENT AND DESIGNOVERLAYS' :Compliance Narrative' 18.4.2.040 Rion -Residential Development B. Basic Site Review Standards. 1. Orientation and Scale. 1.a. The building is oriented towards 'A' street. Off Street parking is located beside the building. The a. Buildings shall have their primary orientation standard is met. toward the street and not a parking area. Automobile circulation or off-street parking is not 1.b. The building's street facade features prominently allowed between the building and the street. along'A' street and Oak street. There are no gaps Parking areas shall be located behind buildings, or between the building fagades. The widest part of the to one side. See f=igure 18.4.2.040.6.1. building is oriented along the street frontage. The standard is met. b. A building facade or multiple building facades shall occupy a large majority of a project's street 1.c. Multiple building entrances are located along'A' frontage as illustrated in Figure 18.4.2.040.6.6, and Street, directly accessible from the public sidewalk. avoid site design that incorporates extensive gaps Another entrance is located on Oak Street, which is between building frontages created through a directly accessible from the public sidewalk. The combination of driveway aprons, parking areas, or entrances are clearly visible. The standard is met. vehicle aisles. This can be addressed by, but not limited to, positioning the wider side of the building 1.d. All building entrances are within 20 feet of the rather than the narrow side of the building toward public right of way. The standard is met. the street. In the case of a corner lot, this standard applies to both street frontages. Spaces between 1.e. The building is on a corner lot. The building is buildings shall consist of landscaping and hard existing and located at the intersection of 'A' street and durable surface materials to highlight pedestrian Oak street. The building has multiple existing entrances areas. on both Wand Oak streets. c. Building entrances shall be oriented toward the 11 Public sidewalks are present on the Wand Oak street and shall be accessed from a public sidewalk, street frontages. The entrance shall be designed to be clearly visible, functional, and shall be open to the public during all 1.g. Not applicable. business hours. See Figure 18.4.2.040.5.1. d. Building entrances shall be located within 20 feet of the public right-of-way to which they are required to be oriented. Exceptions may be granted for topographic constraints, lot configuration, designs where a greater setback results in an improved 11 Type i Site Design Review Blue Marble HQ access or for sites with multiple buildings, such as shopping centers, where other buildings meet this standard. e. Where a building is located on a corner lot, its entrance shall be oriented toward the higher order street or to the lot corner at the intersection of the streets. The building shall be located as close to the intersection corner as practicable. f Public sidewalks shall be provided adjacent to a public street along the street frontage. g. The standards in subsections 18.4.2.040.B.1.a through d, above, may be waived if the building is not accessed by pedestrians, such as warehouses and industrial buildings without attached offices, and automotive service stations. 2. Streetsca=e. 2. There are existing street trees along the street frontage. Along Oak Street the property has 90 feet of One street tree chosen from the street tree list shall frontage, requiring 3 street trees. Currently there are 2 be placed for each 30 feet of frontage for that street trees. Given the utility pole and light post in the portion of the development fronting the street vicinity, as well as the historic nature of the sidewalk pursuant to subsection 18.4.4.030. E. streetscape, it is not feasible to add another tree adherent to this standard. Along `A' Street, there is 600 feet of frontage, requiring 20 street trees. Currently there are 12 trees. These trees are located on the private side of the property line, and not in the public right of way. The proposed site work removes one tree to accommodate a new walkway. This tree will be replaced at a nearby location. Due to the historic condition of the sidewalk design, the majority of the existing building sits on a narrow sidewalk/streetscape. It is not feasible to place any new street trees in this area. There is limited space between the building and the street. 3. Landscaping. 3.a. Does not apply. The proposed development is in the Detail Site Review and Historic District Overlays. a. Landscape areas at least ten feet in width shall buffer buildings adjacent to streets, except the 3.b. Existing trash and recycling facilities are located in buffer is not required in the Detail Site Review, the corner of the parking area. No alterations are Historic District, and Pedestrian Place overlays. proposed. b. Landscaping and recycle/refuse disposal areas shall be provided pursuant to chapter 18.4.4. 12 Type I Site Design Review Blue Marble HQ 4. Designated Creek Protection. 4. Not applicable. The proposed development is not in a designated creek protection area. Where a project is proposed adjacent to a designated creek protection area, the project shall incorporate the creek into the design while maintaining required setbacks and buffering, and complying with water quality protection standards. The developer shall plant native riparian plants in and adjacent to the creek protection zone. 5. Noise and Glare. 5. No modification to the existing street lights, and parking area lights, are proposed. Artificial lighting shall meet the requirements of section 18.4.4.050. Compliance with AMC 9.08.170.0 related to noise is required. 6. Expansion of Existing Sites and Buildings. 6. Due to the existing and historic characteristics of the site, the total building may not be in keeping with For sites that do not conform to the standards of some of the standards of 18.4.2.040. section 18.4.2.040 (i.e., nonconforming developments), an equal percentage of the site The existing building floor area is being expanded by must be made to comply with the standards of this 8,159 square feet. section as the percentage of building expansion. For example, if a building area is expanded by 25 The "Oak Street Tank and Steel" building (Area 'C' on percent, then 25 percent of the site must be exhibit LU.4) is brought up to the standards of brought up to the standards required by this 18.4.2.040. It has a proposed gross floor area of 9,817 document. square feet. 18.4.2.040 Non -Residential Development C. Detailed Site Review Standards. Development that is within the Detail Site Review overlay shall, in addition to complying with the standards for Basic Site Review in subsection 18.4.2.040.B, above, conform to the following standards. See conceptual site plan of detail site review development in Figure 18.4.2.040.C.1 and maps of the Detail Site Review overlay in Figures 18.4.2.040.C.2 through 5. 1. Orientation and Scale. 1.a. The proposed development has a Floor Area Ratio of 0.67, which meets the standard. a. Developments shall have a minimum Floor Area Ratio (FAR) of 0.50. Where a site is one-half an acre or Gross floor area with proposed renovation: 27,570 SF greater in size, the FAR requirement may be met Lot area: 40,954 SF through a phased development plan or a shadow plan FAR = 27,570 SF/ 40,954 SF= 0.67 that demonstrates how development may be intensified over time to meet the minimum FAR. See shadow plan 1.b. The existing building frontage is greater than 100 13 Type I Site Design Review Blue Marble HQ example in Figure 18.4.2040.C.1.a. Plazas and pedestrian areas shall count as floor area for the purposes of meeting the minimum FAR. b. Building frontages greater than 100 feet in length shall have offsets, jogs, or have other distinctive changes in the building facade. c. Any wall that is within 30 feet of the street, plaza, or other public or common open space shall contain at least 20 percent of the wall area facing the street in display areas, windows, or doorways. Windows must allow view into working areas, lobbies, pedestrian entrances, or display areas. Blank walls within 30 feet of the street are prohibited. Up to 40 percent of the length of the building perimeter can be exempted for this standard if oriented toward loading or service areas. d. Buildings shall incorporate lighting and changes in mass, surface or finish to give emphasis to entrances. e. Infill or buildings, adjacent to public sidewalks, in existing parking lots is encouraged and desirable. I Buildings shall incorporate arcades, roofs, alcoves, porticoes, and awnings that protect pedestrians from the rain and sun. 2. Streetscaoe. a. Hardscape (paving material) shall be utilized to designate "people" areas. Sample materials could be unit masonry, scored and colored concrete, grasscrete, or combinations of the above. b. A building shall be set back not more than five feet from a public sidewalk unless the area is used for pedestrian activities such as plazas or outside eating areas, or for a required public utility easement. This standard shall apply to both street frontages on corner lots. If more than one structure is proposed for a site, at least 65 percent of the aggregate building frontage shall be within five feet of the sidewalk. 3. Buffering and Screenine, a. Landscape buffers and screening shall be located between incompatible uses on an adjacent lot. Those feet in length. The existing building is broken into three distinct forms, which are marked by offsets in the facade and changes in roof height. The standard is met. 1.c. The "Oak Street Tank and Steel" building (Area 'C on exhibit LU.4) is }wrought up to the standard. The approximate wall area along'A' street (including the rooftop addition) is 3,500 square feet. There are approximately 1,240 square feet of windows and doorways proposed. This is 35% of the wall area, which meets the standard of 20% minimum. 1.d. Existing building entrances are emphasized with recesses, and changes in material (concrete wall vs. glass entry). No new ground floor entries are proposed. 1.e. Parking area is existing. 11 Existing awnings protect pedestrians from the rain and sun. One canvas awning will be recovered with new fabric. 2.a. The proposed hardscape is thereto provide accessibility to parking area, exterior stair, and bicycle parking. No other paving is proposed. The proposed plaza space utilizes existing hardscape. 2.b. The building is not setback from the sidewalk. See attached exhibit LU.4 Architectural Site Plan for details. 3.a. The railroad right of way, the existing parking area, and 'A' Street buffer the rooftop addition from adjacent lots. 14 Type i Site Design Review Blue Marble HQ buffers can consist of either plant material or building materials and must be compatible with proposed buildings. b. Parking lots shall be buffered from the main street, cross streets, and screened from residentially zoned land. 4. Building Materials. a. Buildings shall include changes in relief such as cornices, bases, fenestration, and fluted masonry, for at least 15 percent of the exterior wall area. b. Bright or neon paint colors used extensively to attract attention to the building or use are prohibited. Buildings may not incorporate glass as a majority of the building skin. 18.4.2.040 Non -Residential Development D. Additional Standards for Large Scale Projects. 1. Orientation and Scale. a. Developments shall divide large building masses into heights and sizes that relate to human scale by incorporating changes in building masses or direction, sheltering roofs, a distinct pattern of divisions on surfaces, windows, trees, and small scale lighting. b. Outside of the Downtown Design Standards overlay, new buildings or expansions of existing buildings in the Detail Site Review overlay shall conform to the following standards: L Buildings sharing a common wall or having walls touching at or above grade shall be considered as one building. ii. Buildings shall not exceed a building footprint area of 45,000 square feet as measured outside of the exterior walls and including all interior courtyards. For the purpose of this section an interior courtyard means a space bounded on three or more sides by walls but not 3.b Existing parking area is buffered from'A' street by existing landscaping. 4.a. At least 50% of the exterior wall area has changes in relief. The facade is broken into bays by the use of structural members with diagonal bracing that stand proud of the exterior wall behind. The awning projection, the recessed entry, and rooftop addition setback all provide for changes in relief. This is difficult to quantify, but well exceeds the 15% requirement. 41. No bright or neon colors are proposed. The proposed rooftop addition incorporates a significant amount of glass, however it does not constitute the majority of the whole building's skin. 1.a. The existing building incorporates recessed entries, sheltering awnings, and varied masses. The proposed rooftop addition is inset from the existing building, creating a varied mass. Pedestrians may view people in the rooftop addition to get a sense of its scale. 1.b.i. The historic site has three distinct building masses that share common walls. Therefore, for the purposes of 18.4.2.040.D., they shall be considered as one building. 1.b.ii. The building footprint is 17,258 SF, which is less than the maximum of 45,000 SF. The standard is met. 1.b.iii. The proposed gross floor area is 27,570 SF, which is less than the maximum of 45,000 SF. The standard is met. The exception is not applicable. 1.b.iv. The existing, historical, building is approximately 380 feet in length as measured parallel to 'A' street. This length exceeds the maximum of 300 feet. The proposed work does not expand the footprint of the existing 15 Type I Site Design Review Blue Marble HQ a roof. building. It is not feasible to meet this standard because of the historic nature of the building. iii. Buildings shall not exceed a gross floor area of 45,000 square feet, including all interior floor space, l.c. Does not apply. The proposed development is not roof top parking, and outdoor retail and storage areas, in the Downtown Design Standards overlay. with the following exception: Automobile parking areas located within the building footprint and in the basement shall not count toward the total gross floor area. For the purpose of this section, "basement" means any floor level below the first story in a building. "First story" shall have the same meaning as provided in the building code. iv. Buildings shall not exceed a combined contiguous building length of 300 feet. c. Inside the Downtown Design Standards overlay, new buildings or expansions of existing buildings shall not exceed a building footprint area of 45,000 square feet or a gross floor area of 45,000 square feet, including roof top parking, with the following exception: Automobile parking areas located within the building footprint and in the basement shall not count toward the total gross floor area. For the purpose of this section, "basement" means any floor level below the first story in a building. "First story" shall have the same meaning as provided in the building code. 2.__Detail _Site Review Plaza Space Standards. 2.a One square foot of plaza is required for every 10 square feet of gross floor area. The existing floor area is a. One square foot of plaza space shall be required for being expanded by 8,159 square feet, so 816 square every ten square feet of gross floor area, except for the feet of plaza is required. fourth gross floor area. Due to the existing/historic condition of the site, limited b. Within the G1-1) zone, or Downtown Design space is available to create new plaza space. The Standards overlay, no plaza space shall be required. proposed plaza space converts existing street frontage along 'A' street (from the corner of Oak and 'A' street, c. A plaza space shall incorporate at least four of the to the clocktower) into plaza space. This proposed plaza following elements: is greater than 816 square feet and includes the following elements: i. Sitting Space — at least one sitting space for each 500 square feet shall be included in the plaza. Seating shall i. Sitting space. 2 benches are proposed. be a minimum of 16 inches in height and 30 inches in ii. A mixture of areas that provide bath sunlight and width. Ledge benches shall have a minimum depth of shade. The street frontage along 'A'street provides 30 inches. both. 16 Type I Site Design Review Blue Marble HQ 17 iii. Protection from wind by screens and buildings. The ii. A mixture of areas that provide both sunlight and combination of awning and the exterior walls provides shade. protection from wind. Iv. Trees. There are 4 existing trees in the proposed iii. Protection from wind by screens and buildings. plaza. iv. Trees — provided in proportion to the space at a 2.b. Does not apply. The proposed development is not minimum of one tree per 500 square feet, at least two in the Downtown Design Standards overlay. inches in diameter at breast height. 2.c. See 18.4.2.040.D.2.a. above. v. Water features or public art. vi. Outdoor eating areas or food vendors. 3. Transit Amenities. 3. Not applicable, the city has not requested any Transit amenities, bus shelters, pullouts, and designated upgrades on preapp. bike lanes shall be required in accordance with the Ashland Transportation Plan and guidelines established by the Rogue Valley Transportation District. 18.4.2.050 Historic District Development B. Historic District Design Standards. 1. Transitional Areas. The proposed rooftop addition is adjacent to the For projects located at the boundary between zones or railroad tracks (and Ashland Lumber) to the north, a overlays, appropriate adjustments to building form, parking lot (and Ashland Hardware) to the east, and massing, height, scale, placement, or architectural and several commercial buildings (including the Ashland material treatment may be considered to address Co-op) to the south. To the west of the proposed compatibility with the transitional area while not losing addition is the Ashland Fruit and Produce Association sight of the underlying standards or requirements Warehouse portion of the existing building. applicable to the subject property. In the immediate vicinity of the proposed rooftop addition there are only two non-residential, historic buildings (listed as primary or contributing on the National Register of Historic Places). First, is the 'Ashland Fruit and Produce Association Warehouse' portion of the existing building. Second, is the'Hay Warehouse' located across the street (behind 309 Pioneer Street). The Proposed awning faces the railroad track and is a modification to the'Ashland Fruit and Produce Association Warehouse.` 2. Heieht The proposed rooftop addition is most comparable to the'A' street marketplace clocktower. Traveling from RECOMMENDED Oak street towards Ashland Hardware, there is a 17 Type I Site Design Review Blue Marble HQ Construct new buildings to a height within the range of progressive stepping of building heights up to the historic building heights on and across the street. proposed rooftop addition. For zone E-1 the maximum height is 40 ft, which the design meets. AVO I D New construction that varies in height (i.e., too high or The proposed dormer does not project above the too low) from historic buildings in the vicinity. existing Oak Street facade 3. Scale. The proposed rooftop addition modulates the scale of the existing building, and is setback from the facade of RECOMMENDED the existing building below. Height, width, and massing of new buildings conform to historic buildings in the immediate vicinity. The proposed dormer breaks up the existing building form in a similar way to the clock tower. AVOID Height, width, or massing of new buildings that is out of scale with historic buildings in the vicinity. 4. Massing. The proposed rooftop addition is setback from the facade of the existing building below. This design RECOMMENDED choice, along with the use of glass, intended to Small, varied masses consistent with historic buildings minimize the overall mass and impact of the building. in the immediate vicinity. The proposed dormer breaks up the existing building AVOID form. Single, monolithic forms that are not relieved by variations in massing. 5. Setback. Given the limited number of historic buildings adjacent, there is no established facade setback. See RECOMMENDED 18.4.2.050.B.4. above. Front walls of new buildings are in the same plane as facades of adjacent historic buildings. AVOID Front walls that are constructed forward of or behind setback line of adjacent historic buildings. 6. Roof. The proposed rooftop addition has a metal gable roof that retains the slope and material of the existing roof RECOMMENDED below. Roof shape, pitches, and materials consistent with historic buildings in the immediate vicinity. The proposed dormer matches the existing metal roofing. AVOID Roof shapes, pitches, or materials not historically used in the immediate vicinity. 7. Rhythm of Openings. The'Ashland Fruit and Produce Association Warehouse' W] Type I Site Design Review Blue Marble HQ 19 portion of the building has an irregular rhythm to its RECOMMENDED window and door openings. Across the street, the'Hay Pattern or rhythm of wall to door/window openings on Warehouse' has few openings along its'A' street facade. the primary facade or other visually prominent elevation is maintained. Maintain compatible The placement and rhythm of new windows on the'Oak width -to -height ratio of bays in the facade. street tank and Steel' facade was informed by the existing metal structure. AVOID A pattern or rhythm of window/door openings that is The proposed dormer size is informed by the spacing of inconsistent with adjacent historic buildings. the existing trusses. 8. Base or Platforms. The historic buildings in the immediate vicinity have no base. The'Hay Warehouse' has metal siding running RECOMMENDED down to its foundation without any breaks. The A clearly defined base, or platform characteristic of 'Ashland Fruit and Produce Association Warehouse' historic buildings in the immediate vicinity. portion of the existing building has concrete walls that rise out of the sidewalk with no break. AVO I D Walls that appear to rise straight out of the ground The proposed exterior changes to the'Oak street tank without a distinct platform or base at the ground level. and Steel' facade do not alter the existing platform/base of the building. 9. FoEffl, The proposed rooftop addition mimics the form of a clerestory light/lantern, as seen on the adjacent RECOMMENDED 'Ashland Fruit and Produce Association Warehouse' Form (i.e., vertical/horizontal emphasis of building) that roof. is consistent with that of adjacent historic buildings. AVOID Form that varies from that of existing adjacent historic buildings. 10, Entrances. The existing entries into the building are well defined. On 'A' street, the clock tower marks the main entrance RECOMMENDED to the building, while recesses mark secondary Well-defined primary entrances with covered porches, entrances. porticos, and other architectural features compatible but not imitative of historic counterparts. AVOID Fagades with minimally defined primary entrances. 11. Imitation of Historic Features. The rooftop addition distinguishes itself from the existing'Oak street tank and Steel' building by the use RECOMMENDED of glass and its placement on the roof. Its setback Accurate restoration of original architectural features reduces the visual prominence. on historic buildings. New construction, including additions, that is clearly contemporary in design, which The proposed dormer distinguishes itself while not 19 Type I Site Design Review Blue Marble HQ enhances but does not compete visually with adjacent competing with the existing. There is a corollary to the historic buildings. Oak Street entrance to the building. AVOID Replicating or imitating the styles, motifs, or details of historic buildings. 12. Additions. The proposed rooftop addition is set back from the existing facade, and does not obscure the view of the RECOMMENDED existing building. Additions that are visually unobtrusive from a public right-of-way, and do not obscure or eliminate character The proposed dormer faces the railroad. defining features of historic buildings. AVOID Additions on the primary facade or any elevation that is visually prominent from a public right-of-way, and additions that obscure or destroy character defining features. ............................ . . .. Chapter Cha 18.4.3 p Compliance Narrative PARKING, ACCESS, AND.CIRCUL.ATiON .RESIDENTIAL OVERLAY 18.4.3.040 Parking Ratios Offices General Office: 1 space per 500 sq. ft. floor area. Industrial: 1 space per 100 sq. ft. floor area The total proposed floor area is 27,570 square feet. There are 15,150 square feet of offices, and 12,420 square feet of industrial activity. For "General Office" uses, 31 spaces are required (15,150 square feet / 500 square feet per space = 30.3) For "Industrial" uses, 13 spaces are required (12,420 square feet / 1000 square feet per space = 12.4) 44 total spaces are required. The number of off-street parking spaces provided is 42. The number of On -Street Parking Credits requested is 2. The total number of parking spaces provided is 44. The proposed development meets the required minimum number of parking spaces, conditional to the requested On -Street Parking Credit. Per 18.4.3.030.B. the maximum number of off-street 20 Type i Site Design Review Blue ]Marble HQ 21 parking spaces is 48 (110% x 44 required = 48.4). 42 off-street parking spaces are proposed, which is less than the maximum of 48. 18.4.3.050 Per OSSC 1106 two parking spaces are required to be Accessible Parking Spaces accessible, with at least one being van accessible. Accessible parking shall be provided consistent with the requirements of the building code, including but not There are two existing accessible spaces, one of which limited to the minimum number of spaces for is van accessible. This fulfills the requirement. automobiles, van -accessible spaces, location of spaces relative to building entrances, accessible routes See attached exhibit LUA Architectural Site Plan for between parking areas and building entrances, details. identification signs, lighting, and other design and construction requirements. Accessible parking shall be included and indentified on the planning application submittals. 18.4.3.060 Approximately 13 public parking spaces exist along'A' Parking Management Strategies street in front of the existing building and the existing Except for single-family dwellings, the off-street parking parking area, spaces may be reduced through the application of the following credits. The total maximum reduction in Two on -street parking credits are requested along 'A' off-street parking spaces is 50 percent, except as street adjacent to the clocktower. See attached exhibit allowed for off-site shared parking credits in subsection LU.4 Architectural Site Plan for details. 18.4.3.060.E, below. The approval authority small have the discretion to adjust the proposed off-street parking reduction based upon site specific evidence and testimony, and may require a parking analysis prepared by a qualified professional. See subsection 18.4.3.030.A.3 for parking analysis requirements. A. On -Street Parking Credit. Credit for on -street parking spaces may reduce the required off-street parking spaces up to 50 percent, as follows. 18.4.3.070 One bicycle parking space is required for every 5 Bicycle Parking automobile parking spaces provided. Fifty percent of D. Bicycle Parking for Non -Residential Uses. bicycle spaces must be covered. Uses required to provide off street parking, except as specifically noted, shall provide two spaces per primary There 44 required automobile parking spaces. use, or one bicycle parking space for every five required automobile parking spaces, whichever is greater. Fifty 9 bicycle parking spaces are required (44 15 =8.8) percent of the bicycle parking spaces required shall be sheltered from the weather. All spaces shall be located 5 bicycle parking spaces must be covered (9 / 2 = 4.5) in proximity to the uses they are intended to serve. 9 bicycle parking spaces are provided. 5 bicycle spaces are existing and already covered (5 existing uncovered bicycle spaces are displaced by the new exterior stair). 4 21 Type I Site Design Review Blue Marble HQ Chapter 18,4.4 LANDSCAPING, LIGHTING,`AND SCREENING new bicycle spaces are proposed next to the new exterior stair. See attached exhibit LU.4 Architectural Site Plan for details. 18.4.3.080 The parking lot is existing. One automobile space is Vehicle Area Design replaced with bicycle parking, to make room for the B. Minimum Landscape Area and Coverage. new exterior stair. A new sidewalk is proposed, to provide an accessible path to the parking area and C. Landscape Design and Plant Selection. exterior stair from the public sidewalk. No other changes to the existing parking lot are proposed. D. Tree Preservation, Protection, and Removal. Proposed changes do not affect the existing vehicle area design. 18.4.3.090 The building may be accessed from numerous Pedestrian Access and Circulation entrances along'A' street. Each is traversable by a G. Other Screening Requirements. public sidewalk. 4. Mechanical Equipment. Mechanical equipment shall A new sidewalk is proposed to provide a new accessible be screened by placement of features at least equal in path, the new exterior stair, and the parking area to the height to the equipment to limit view from public public sidewalk. rights-of-way, except alleys, and adjacent residentially No other changes to existing pedestrian access are proposed. Chapter 18,4.4 LANDSCAPING, LIGHTING,`AND SCREENING 18.4.4.030 B. See compliance narrative for 18.2.6.020. See exhibit Landscaping and Screening LU.2 Landscape and Irrigation Plans for details. B. Minimum Landscape Area and Coverage. C. See exhibit LU.2 Landscape and Irrigation Plans for details. C. Landscape Design and Plant Selection. D. See exhibit LU.2 Landscape and Irrigation Plans and D. Tree Preservation, Protection, and Removal. LU.1 Tree Protection Plan for details. One tree is proposed to be removed (tree 2021 on exhibit LU.0 Site F. Parking Lot Landscaping and Screening. Topographical Survey). It is a 5" diameter hawthorne. Per 18.5.7.020.0., trees less than 6" in diameter are G. Other Screening Requirements. exempt from a tree removal permit. 4. Mechanical Equipment. Mechanical equipment shall be screened by placement of features at least equal in F. Parking area is existing. Proposed changes do not height to the equipment to limit view from public affect the existing screening. rights-of-way, except alleys, and adjacent residentially 22 ly e I Site Design Review Blue Marble HQ zoned property. Mechanical equipment meeting the requirements of this section satisfy the screening requirements in subsection 18.5.2.020.C.4. a. Roof -Mounted Equipment. Screening for roof -mounted equipment shall be constructed of materials used in the building's exterior construction and include features such as a parapet, wall, or other sight -blocking features. Roof -mounted solar collection devices are exempt from this requirement pursuant to subsection 18.5.2.020.C.4. Chapter 18.4.5 TREE PRESERVATION A1VD PROTECTION.', 18.4.5.030 Tree Protection A. Tree Protection Plan. A tree protection plan shall be approved by the Staff Advisor concurrent with applications for Type 1, Type 11, and Type 111 planning actions. If tree removal is proposed, a Tree Removal Permit pursuant to chapter 38.5.7 may be required. Chapter 18.4.8 SOLAR ACCESS 18.4.8.030 Solar Setbacks B. Setback Standard B. This setback is designed to ensure that shadows are no greater than 16 feet at the north property line. Buildings for lots which are classified as standard B, pursuant to subsection 18.4.8.020.A.2, shall be set back from the northern lot line as set forth in the following formula: SSB T (H - 16')/(0.445 + S) G.4.a. New rooftop solar arrays are proposed and are exempt from screening requirements. Existing rooftop mechanical units will be removed and replaced with new units. New rooftop mechanical units will be positioned on the railroad side as much as possible and screened pursuant to 18.4.4.030. See exhibit LU.2 Landscape and Irrigation Plans and LU.1 Tree Protection Plan for details. One tree is proposed to be removed. 1t is a 5" diameter hawthorne. Per 18.5.7.020.C., trees less than 6" in diameter are exempt from a tree removal permit. The tree protection plan also provides a detailed inventory of existing trees. Refer to LU.8 Solar Setback Calculation. The north side of the property borders the railroad. The north property line is taken as the north side of the railroad right of way for the purposes of the solar setback determination. The proposed rooftop addition does not cast a shadow over the north side of the railroad right of way greater than that of a 16 ft fence. 23 ............................ CONCEPTUAL REN€]ERING arki tek: BLUE MARBLE HQ 101 A Street .'s b14rola Ashland, Oregon 97520 S ✓ s. Seri �tl. �L TYPE I SITE DESIGN REVIEW 1010812021 I 1 E.A SITE TOPOGRAPHICAL SURVEY TOPOGRAPHIC MAP FOR SORr)AN WILLING a ARKITECIC DESIGN & ARCHITECTURE EITE: 101 'A' STREET ASHLAND, OREGON 97520 LEGEND .0. ..ul mss uµ,ue II 6 � � m R m f s�o,rwu� R TERRASURVEY, INC. pp�`E �NIy PHOFE211 FOU, H SMEET'EYOPrS 2aa FOl3ATC STREET D Y ASHLA,t�0.0REfAN 97iN I�Illti}MU�' EXISTING TREES TREES TO BE REMOVED: � —I.— 0-� tg TREE PROTECTION PLAN Is, 0 LEGEND: 00 IV- k i t e k SA9FhAA EY 2144 TREE PROTECTION PLAN -A LU.1 PRELIMINARY PLANT LIST 4 LANDSCAPE O.n ype 15Me De¢ign„Revdew 10!08121 21-08 LAN DSCAPEPLAN NIM, ZONING INFORMATION a DEMOLITION SITE PLAN KEYNOTES: a.9isD ,Re x n Iu, mx.uurno•mwvw lis a a e.r �q�vie�mE a,,i rnE. ori 93534 Sai-S9i-99.8 ® m uiwo W,[Emxww Q owD�fx� O•'2� Q t�:aiw M�ucurt r©i xaoc.re� rx9c,�umwren Q agae m.unulor neva r�i sect reicNwervwrr.n Po.Jn nurx I..V.V r. -'�� � � a-�- TYPe (Site llesign Review .., wwavee. r OEM OLMON ` I ? vfh!h t ¢ j' SITE PLAN I..V.V Sx PROJECT INFORMATION ZCNING WFORMATION A STREe'". .vwmn�' c' rxawraaaw 4a�� ���• W..:aaa�r. n awA»�o W.ra VEHICLE PARKING BICYCLE PARKING BUILDING AREA SUMMARY LOTCOVERAGES€IMMARY AVERAGE GRACE CALCULATION �rfi A k. l, 10 LAND USE SUMMARY u�u s ARCHITECTURAL SITE PLAN KEYNOTES arki tek: sign a ar cn�lac [ura. [�a rtra915 xo I�r�iaia 1.59 �.99tG m �t Type i SM Design R -i a' 40!0872? 24-0s ARCHITECTURAL SITE PLAN LUA J i 1941. WA u - �1 �-�uE� iiw����iiir"�i'i�in���:`i�`� �i�: ��i lifil�flrilii i �• �. 4111 _ f SEEM ml s � s PARTIAL NORTH ELEVATION WEST ELEVATION w C c�a Type F SKA M.ign RW.. 10108121 21-08 EXTERIOR ELEVATIONS IWP - - -- - - - T _.............. ........ ...... .. ._..... .............. _ r a a i A 1k,�oa Ana r' �++ , i i i � ,w[an nn vv unw as�l an6, os 9raea r : M i h v� \ ��u Osund Iure. i .amaYa w,=r• �''"r `,,., : '+-. `':,. �.Tyf.l site O.,s n ke+lkw - - - l SOLAR SFTBACK IR SETBACK STUDY -0ECEMBER21st 12 ��Yo S 8 I 1 Oak Street Tank and Steet (i990`s7) '3 PleAs (2021) 2 `N Street Market Placa {20021 4 Ple's (2021) arkitak: Eaa�gn ae6 ae an[�e •Sd a an0. a •aaq}0 4� Flne Tye 1 S1te resign Review 10108f27 21-05 HIsTORiC REVIEW - PHOTOS I a rkiteh: cr chl�rc iur cn. tic Irl `�59 t.59 X99968 K I Perspective 1 3 Perspective 3 2 Perspective 2 The anticipated development located at 101 A Street, proposed by Blue Martie, includes renovations and additions to the existing facility, The purpose is to establish a new headquarters for the Blue Marble Company and to revitalize the existing historic building. Blue Marble is an award-winning creator of inspiring, educational children's toys. Their mission is to "create purposeful products that inspire a love of teaming in children and empowet parents to raise thoughtful, confident kids:' As this local company has grown, so too has their need for larger a space in which to create new designs. With their acquisition of the "Oak Street Tank and Sleal" building, Blue Marcie aims to revitalize this historic building while providing a novel and organic creative space that empowers their employees. The building is listed on the National Registry of Historic Places as the'Ashland Fruit and Produce Association Warehouse; and is designated a primaryicontributing resource to the 'Ashland Railroad Addition Historic District' II has been home to the Ashland Fruit and Produce Association, Oak Street Tank and Steel, lha W Street Marketplace, and Plexis Healthcare. This building has undergone many transitions in its lifetime. Nearby is the historic the'Hay Warehouse' (as seen in the foreground of Perspective 3), which is listed as primary/contributing resource an the National Register of Historic Places, The proposed design constructs a rooftop addition, new exterior windows, a new exterior egress stair, re-mofs the existing structures, installs a rooftop solar array, and installs a large dormer window (on the northwest building, facing the railroad tracks), These proposed changes reflect the industrial character of the existing building and its history.lt utilizes existing materials, with an emphasis on sheet metal roofing. The rooftop addition stands apart from the existing building, but compliments the existing character, The additlon is setback from the facade and utilizes glass to reduce its visual prominence. The proposed dormer on the northwest building provides natural light to the space, and maintains a visual correlation to the clocktowar. 4 Design Narralive F✓11 esn�ng cnaFx<e s. Type I Site Design Review 10Po6121 21-06 HISTORIC REVIEW- DESIoN NARRAME H^.2 PARTIAL SOUTH ELEVATION - EXISTING M arki tek: e39n � psi s:o Ln�sn,scr,seee s� 2 PARTIAL SOUTH ELEVATION - PROPOSED � I � 140offi9R81 ✓affi®ffia 4" ImffiLI� ��i�IIW►e[ 4;,;.I ffi®ffiIgm Ii1�9Wffi!m .: �%",q 0 0®®ffi *.cam:. .. EAST ELEVATION - EXISTING EAST ELEVATION -PROPOSED Type I Site Design Rav6. 70708!21 21-05 HISTORIC REVIEW - EXTERIOR ELEVATIONS HC,3 PARTIAL NORTH ELEVATION - PROPOSED I A „ am mr Will Ml MES i ., ....A. q PARTIAL NORTH ELEVATION - EXISTING PARTIAL SOUTH ELEVATION - EXISTING PARTIAL NORTH ELEVATION - PROPOSED g PARTIAL SOUTH ELEVATION - PROPOSED ■ arl<itek: rrr ��r }�I; r59 i.59 X959 ¢¢ x rc yy�� rc m E a Q 9 nn si rarsM v.... ET tSile N is an Raufew tUN6121 21fiA ivy HISTORIC REVIEW - EXTERIOR ELEVATIONS HCA . . . ........ . . ................... . . . ............ . . . . . . . . — — — — — — . . . . ............... . .... . . a e ID ) \ / z % { } } \ ) ) / ( \ ) : ) § 166121, | \ \( / § G SECTION : _ H C.B n. - . .. —