HomeMy WebLinkAboutPioneer_309.5_PA-T1-2022-00192•
October 10, 2022
Notice of Final Decision
On October 10, 2022, the Community Development Director approved the request for the
following:
Planning Action: PA -T1-2022-00192
Subject Property: 309'/2 North Pioneer Street
Applicant: Rogue Planning & Development Services, LLC
Description: A request for Site Design Review approval to modify the exterior of the
historic `Hay Warehouse', a contributing historic resource within the Ashland Railroad Addition
historic district, located at 309%2 North Pioneer Street. The proposal would add a `Bottle Drop'
dealer redemption kiosk/bottle bag drop zone. The drop zone is proposed as a painted shipping
container with a locked deposit door that is opened by a customer's keyeard, and would enable
the deposit of pre -bagged bottles and cans into the receptacle rather than customers needing to
wait for them to be counted by hand. COMPREHENSIVE PLAN DESIGNATION:
Employment; ZONING: E-1; MAP: 39 1E 09BA; TAX LOT: 13800
The Community Development Director's decision becomes final and is effective on the 12"' 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 Winburn Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.ol-AIS M, N
SECTION 18.5.1.050 Type 1 Procedure (Administrative Decision with Notice)
C. Effective Date of Decision. Unless tine conditions of approval specify otherwise or tine 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 tine 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. Iteconsideration 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 tine 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. Tine 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 tine following:
1. Who May Appeal. The following persons have standing to appeal a Type 1 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 tine application to the
City by the specified deadline.
2. Appeal Filing Procedure.
a, Notice of Appeal. Any person with standing to appeal, as provided in subsection 18.5.1.050.G.1, above, may
appeal a Type I decision by filing a notice of appeal and paying the appeal fee according to the procedures of this
subsection. 'The fee required"in this section shall not apply to appeals made by neighborhood or community
organizations recognized by the City and whose boundaries include the site. If an appellant prevails at the hearing
or upon subsequent appeal, the fee for the initial hearing shall be refunded.
b. Tine for Filing. A notice of appeal shall be filed with the Staff Advisor within 12 days of the date the notice of
decision is mailed.
c. Content of Notice 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 (late of the decision.
ii. A statement demonstrating the person filing tine notice of appeal has standing to appeal.
iii. A statement explaining the specific issues being raised on appeal.
iv. A statement demonstrating that the appeal issues were raised during the public comment period.
d. The appeal requirements of this section must be fully met or the appeal will be considered by the City as a
jurisdictional defect and will not be heard or considered.
3. Scope of Appeal. Appeal hearings on Type I decisions made by the Staff Advisor shall be de. novo hearings before the
Planning Commission. The appeal shall not be limited to tine application materials, evidence and other documentation,
and specific issues raised in the review leading up to tine 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 l decisions follow the Type 11 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: 541488-5305
51 Winburn Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
wivw.ashland.or.us FAA 11
ASHLAND PLANNING DIVISION
FINDINGS & ORDERS
PLANNING ACTION: PA -T1-2022-00192
SUBJECT PROPERTY: 309'/2 North Pioneer Street
APPLICANT/OWNER: Rogue Planning & Development Services, LLC
Ashland food Cooperative
DESCRIPTION: A request for Site Design Review approval to modify the site of the
historic `Hay Warehouse', a contributing historic resource within the Ashland Railroad Addition
historic district, located at 309%2 North Pioneer Street. The proposal would add a `Bottle Drop'
dealer redemption kiosk/bottle bag drop zone in a re -purposed painted shipping container with a
locked deposit door that is opened by a customer's keyeard, and would enable the deposit of pre -
bagged bottles and cans into the receptacle rather than customers needing to wait for them to be
counted by hand. There would be no physical alterations to the Hay Warehouse itself.
COMPREHENSIVE PLAN DESIGNATION: Employment; ZONING: E -l; MAP: 39 IE
09BA; TAX LOT: 13800
SUBMITTAL DATE:
August 23, 2022
DEEMED COMPLETE DATE:
September 20, 2022
STAFF APPROVAL DATE:
October 10, 2022
APPEAL DEADLINE:
October 24, 2022
FINAL DECISION DATE:
October 25, 2022
APPROVAL EXPIRATION DATE:
April 25, 2024
DECISION:
Site Description
Tax Lot #13800 of Map 39 1E 09BA is a 0.11 -acre parcel that extends from Pioneer Street to A
Street via a flagpole connection. The building currently occupying the site is addressed as 309%2
North Pioneer Street and is an 1,872 square foot warehouse constructed in 1908 and known as
"The Hay Warehouse." The Hay Warehouse is a contributing historic resource within the Ashland
Railroad Addition historic district. The historic district survey document notes that the Hay
Warehouse is one of the oldest remaining industrial buildings in the district, and was likely an
element of the Ashland fruit & Produce Association Warehouse located across A Street. The
building operated as a woodworking shop for a local building contractor, with tool and material
storage, beginning in 1978. Since 2010, the Ashland Food Cooperative has used the Hay
Warehouse building for warehouse purposes, and customer can and bottle returns are processed
on the south side of the structure, where customers sometimes wait up to 30 minutes for their
redeemable containers to be hand -counted. The building is accessible from, and oriented to, A
Street. There is currently a gravel parking area on the north side of the structure which can
accommodate two vehicles. This driveway extends through to Pioneer Street. The application
materials indicate that the structure currently sits approximately three feet from the front property
line. The subject property and the properties to the north, south, cast and west are zoned
Employment (E-1) with a Residential (-R) overlay.
PA -TI -2022-00192
309'/2 N. Pioneer StAds
Page 1
Proposal
The proposal is a request for Site Design Review approval to modify the site of the historic `Hay
Warehouse', a contributing historic resource within the Ashland Railroad Addition historic district,
located at 309%2 North Pioneer Street. The proposal would add a `Bottle Drop' dealer redemption
kiosk/bottle bag drop zone within a painted shipping container with a locked deposit door that is
opened by a customer's keyeard, and would enable the deposit of pre -bagged bottles and cans into
the receptacle rather than requiring customers to wait for staff to count them by hand.
Project Impacts
The application materials include detailed written findings in response to the applicable criteria
for Site Design Review, and to the Site Development and Design Standards for Basic Non -
Residential Site Design Review, Detail Site Review and Historic District Development. In
considering the applicant's written findings, staff would note the following:
• Design & Placement: The BottleDrop redemption center is proposed to be repurposed
from an eight -foot by eight -foot by 20 -foot shipping container. The proposal is to locate
this self-contained, sanitary, and efficient unit on the north side of the Hay Warehouse
building. The container will be setback from the Pioneer Street sidewalk a minimum of 24 -
feet to avoid detracting from the Hay Warehouse's historic facade, and no alterations to the
historic warehouse structure itself are proposed. The BottleDrop redemption center exterior
walls will be painted a dark color to match the warehouse's historic rusty metal siding and
keep the appearance as low key as possible. Two four -foot round or oval planters will be
placed between the Hay Warehouse and the street to prevent parking in that area. A
condition has been included below to require that a landscaping plan for the planters be
provided with the building permit, and that the plantings be maintained.
• Historic Commission Review: The Ashland Historic Commission reviewed the proposal
at its regular monthly meeting on October 5, 2022. At that time, the applicant clarified that
they intended to paint the shipping container a dark brown or black rather than trying to
snatch the existing building's rusty appearance. During the hearing, it was noted that a
color like National Park Brown (`Federal Standard 10233 Cocoa' brown) would be
appropriate. After consideration, the Historic Commission recommended approval as
presented.
• Purring: In terms of required off-street parking, the application explains that per AMC
18.4.3.040, 2,032 square feet of warehouse requires one off-street parking space per 1,000
square feet of gross floor area, or one vehicle space per two employees whichever is less,
plus one space per company vehicle. The application ftirther explains that there are two
employees that hand count the redeemable bottles and cans who work from the existing
warehouse building, and that there is not an associated company vehicle. The application
concludes that only one off-street parking space is required for the warehouse space on the
property based on its two employees.
The application materials detail that there is ample parking provided on the contiguous
properties under the same ownership and easements to these parking areas can be provided
if required. The adjacent office at 309 N Pioneer Street requires 1.2 spaces (600 s.f. of
PA -T 1-2022-00192
309 %N. Pioneer St, /dds
Page 2
office at one space per 500 sE) and the existing parking includes two off-street and one
on -street parking spaces, and the Ashland Hood Co-op grocery store requires 42 off-street
parking spaces and has 42 off-street spaces -- including eight immediately adjacent to and
south of the warehouse building - with an additional 12 on -street spaces along First Street,
immediately adjacent to the co-op.
The application materials assert that the co-op customers are the intended users of the
proposed redemption facility and as such, the Bottle Drop should not generate a significant
number of unique trips or parking demand separate from the co-op. The application also
points out that another BottleDrop facility has recently been installed at Shop `N Kart, and
as such there should not be as much demand at either individual location.
The application notes that the existing site has less than 85 percent lot coverage with
impervious surfaces. The proposal includes paving of the existing gravel parking area,
which does not increase the impervious surface calculation. The new paved driveway is to
be utilized for scheduled weekly pick-ups from the proposed redemption facility. To
prevent the use of this driveway for short-term customer parking -- which could create
conflicts with customers backing out into the A Street vehicular and pedestrian corridor -
safety cones or a chain will be placed to block the driveway for short-term use. This will
allow for the BottleDrop truck driver to remove the cones to back into the site and have
access to a solid surface access area, and will also provide a solid surface area for the
BottleDrop redemption facility to be placed upon.
• Signage: The application explains that there will be a directional sign on the end of the
building indicating "No Parking" and an exempt sign of less than two square feet indicating
that the BottleDrop redemption facility is located around the corner. The application
further asserts that the signage on the BottleDrop redemption facility itself explaining
operations is small in area and will not be readily visible or readable from the A Street
right-of-way. A condition has been included below that a separate sign permit shall be
obtained prior to installation of any new signage, and that all proposed signage shall meet
the requirements of Chapter 18.4.7.
The criteria for Site Design Review approval are described in AMC Section 18.5.2.050 as
follows:
A. Underlying Zane: The proposal complies with all of the applicable provisions of the underlying
zone (part 18.2), including but not limited to: building and yard setbacks, lot area and dimensions,
density and floor area, lot coverage, building height, building orientation, architecture, and other
applicable standards.
B. Overlay Zones: The proposal complies with applicable overlay zone requirements (part 18.3).
C. Site Development and Design Standards: The proposal complies with the applicable Site
Development and Design Standards of part 18.4, except as provided by subsection F, below.
D. City Facilities: The proposal complies with the applicable standards in section 18.4.6 Public
Facilities and that adequate capacity of City facilities for water, sewer, electricity, urban storm
drainage, paved access to and throughout the property and adequate transportation can and will
be provided to the subject property.
PA -11-2022-00192
309 % N. Pioneer StAds
Page 3
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 opinion, the criteria for Site Design Review are satisfied by the proposal with the
conditions attached. Planning Action #PA -T1-2022-00192 is approved with the following
conditions. Further, if any one or more of the following conditions are found to be invalid for any
reason whatsoever, then Planning Action #PA -T1-2022-00192 is denied. The following are the
conditions and they are attached to the approval:
1) That all proposals of the applicant shall be conditions of approval unless otherwise
specifically modified herein.
2) That the plans submitted for the building permit shall be in substantial conformance
with those approved as part of this application. If the plans submitted for the
building permit are not in substantial conformance with those approved as part of
this application, an application to modify the Site Design Review approval shall be
submitted and approved prior to issuance of a building permit.
3) That storm water from all new impervious surfaces and runoff 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. On-site collection systems shall be detailed on the building
permit submittals.
4) That a sign permit shall be obtained prior to installation of any new signage.
Signage shall meet the requirements of Chapter 18.4.7.
5) That the building permit submittals shall include:
a. A final landscaping plan for the round planters to be placed in front of the
Hay Warehouse which details the proposed planting materials and proposed
irrigation Landscaping shall be maintained according to the approved plan.
b. That exterior building materials and paint colors shall be consistent with
those described in the application materials 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.
No very bright of neon paint colors shall not be used in accordance with
AMC 18.4.2.030.E.
C, Details of the specific light fixture selection, placement, direction and/or
PA -TI -2022-00192
309'/2 N. Pioneer StAds
Page 4
shrouding to demonstrate that all exterior lighting shall be directed on the
property to ininin-iize excessive light spillover onto adjacent properties as
required in AMC 18.4.4.050.C.5.
6) That prior to the issuance of a Certificate of Occupancy:
a. All landscaping and hardscaping shall be installed according to the
approved plan, inspected and approved by the Staff Advisor.
b. All exterior lighting shall be inspected to verify that it is placed, directed on
the property and/or shielded to minimize excessive light spillover onto
adjacent properties as required in AMC 18.4.4.050.0.5.
I
Yrandon Goldman, Director
i -- "
C onimunity Development Department
October 7, 2022
Date
PA -TI -2022-00192
3091/2 N. Pioneer StAds
Page 5
STATE OF OREGON
County of Jackson
The undersigned being first duly sworn states that:
1. I am employed by the City of Ashland, 20 East Main Street, Ashland,
Oregon 97520, in the Community Development Department.
2. On October 10, 20221 caused to be mailed, by regular mail, in, a sealed
envelope with postage fully prepaid, a copy of the attached planning action notice
to each person listed on the attached mailing list at such addresses as set forth on
this list under each person's name for Planning Action #PA -TI -2022-00192, 309'/2 N.
Pioneer.
Signature of Employee
DocurnnQ 1011 01202 2
PA -T1-2022-00192 391E09BA13500
ASHLAND FOOD COOPERATIVE
237 N FIRST ST
ASHLAND, OR 97520
PA -T1-2022-00192 391E09BA13900
NCOR GROUP LLC
175 PILOT VIEW RD
ASHLAND, OR 97520
PA -T1-2022-00192 391E09BA14000
BJORKLUND LLC BRENT E THOMPSON
PO BOX 201
ASHLAND, OR 97520
PA -T1-2022-00192 391 E09BA14800
UNION PACIFIC RR CO PROPERTY TAX
DEPARTMENT
1400 DOUGLAS ST 1640
OMAHA, NE 68179
PA -T1-2022-00192 391 E09BA14602
EMARD PROPERTIES LLC
PO BOX 1180
ASHLAND, OR 97520
PA -T1-2022-00192 391 E09BA13400
VALLEY OF THE ROGUE BANK CIO
UMPQUA BANK TAX DEPARTMEN
9285 NE TANASBOURNE DR
HILLSBORO, OR 97124
PA -T1-2022-00192 391E09BA14600 PA -T1-2022-00192 PA -T1-2022-00192
WILLING JORDAN MICHAEL ROGUE PLANNING & DEVELOPMENT DALE SHOSTROM
621 MORTON ST 1314-B CENTER DR, PMB #457 1240 TOLMAN CREEK RD
ASHLAND, OR 97520 MEDFORD, OR 97501 ASHLAND, OR 97520
309'/2 N. Pioneer
NOD 10/10/22
9
' wile" Milo- W
Planning Department, 51 Winburn Way, Ashland, Oregon 97520 CITY OF
541-488-5305 Fax: 541,-552-2050 www.ashland,orms TTY: 1-800-735-2900 -ASHLAND
NOTICE OF APPLICATION
NW -11 01 ILI] I ►Low—ITO I LON1111121119119SMAKITM
SUBJECT PROPERTY: 3179% North Pioneer Street
APPLICANT/OWNER: Rogue Planning & Development Services, LT.0
Ashland Food Cooperative
DESCRIPTION: A request for Site Design Review approval to modify the exterior of the historic 'Hay
'W'arehouse', a contributing historic resource within the Ashland Railroad Addition historic district, located at
309V2 North Pioneer Street, The proposal would add a 'Bottle Drop' de'aler redemption kiosk/bottle bag drop
zone. The drop zone is proposed as a painted shipping container with a locked deposit door, that is opened by a
customer's keyeard, and would enable the deposit of pre -bagged bottles and cans into the receptacle rather than
customers needing to wait for them to be counted by hand. COMPREHENSIVE PLAN DESIGNATION:
Employment; ZONING: E-1; MAP: 3 9 1 E 0913A; TAX LOT: 13 800
NOTE: The Ashland Historic Commission will review this Planning Action at its monthly meeting on Wednesday, October 5 at 6:00 p,m. in the Siskiyou
Room Siskiyou Room of the Community Development & Engineering Services Building, See page 2 of this notice for information about participating
in the electronic public hearing,
NOTICE OF COMPLETE APPLICATION: September 20, 2022
DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: October 6, 2022
3
PO 31014
3106 333
Z
309
PA -Tl -2022-00192
309 % N PIONEER ST
'HAY WAREHOUSE'
SUBJECT PROPERTY
F0100,COOPERATIVE
OVER
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The Ashland Planning Division Staff has received a complete application for the property noted on Page 1 of this notice.
A copy of the application, including all documents, evidence and applicable criteria are available online at "What's
Happening in my City" at http
Ali Iand.or. us/develcMmeotpr Copies of application materials will be provided
_Tgppagla/
at reasonable cost, if requested. 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 by calling
(541) 488-5305 or emailing pip
... L1 @,ashland.or. Lis.
Any affected property owner or resident has a right to submit written comments within the 14 -day comment period to
pLa n 9 Ai
q@ashland.or.us or to the City of Ashland Planning Division, 51 Winburn Way, Ashland, Oregon 97520 prior to 4:30
p.m. on the deadline date shown on Page 1,
Ashland Planning Division, Staff determine if a land use application is complete within 30 days of submittali. Upon
determination of completeness, a notice is sent to surrounding properties within 200 feet of the property submitting the
application. After the comment period and not more than: 45 days from the application being deemed complete, the Planning
Division Staff shall make a final decision on the application. A notice of decision is mailed to the same properties within 5
days of decision. An appeal to the Planning Commission of the Planning Division Staff's decision must be made in writing to
the Ashland Planning Division within 12 days from the date of the mailing of final decision. (AMC 18.5.1.050.0)
The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an
objection concerning this application, by letter, or failure to provide sufficient specificity to afford the decision maker an
opportunity to respond to the issue, precludes your right of appeal to the Land Use Board of Appeals (LUBA) on, that issue.
Failure to specify which ordinance criterion the objection is based on also precludes your right of appeal to LUBA on that
criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with
sufficient specificity to allow this Department to respond to the issue precludes an action for damages in circuit court.
If you have questions or comments concerning this request, please feel free to contact Derek Severson at 541-552-2040 or
de rek. severson(oDash land. or. Lis.
In compliance with the American with Disabilities, Act, if you need special assistance to participate in this meeting, please contact the City
Administrator's office at 541-488-6002 (TTY phone number 1-800-735-2900). Notification 72 hours prior to the meeting will enable the
City to make reasonable arrangements to ensure accessibility to the meeting. (28 CFR 35,102-35.104 ADA Title 1).
SITE DESIGN' AND USE STANDARDS
18.5.2.0150
The following criteria shall be used to approve or deny an application:
A, Underlying Zone: The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited to: building and
yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable
standards.
B. Overlay Zones: The proposal complies with applicable overlay zone requirements (part 18.3).
C. Site Development and Design Standards: The proposal complies with the applicable Site Development and Design Standards of part 18,4, except as
provided by subsection E, below.
D. City Facilities: The proposal complies with the applicable standards in section 18.4.6 Public Facilities and that adequate capacity of City facilities for water,
sewer, electricity, urban storm drainage, paved access to and throughout the property and adequate transportation can and will be provided to, the subject
property.
E, Exception to the Site Development and Design Standards: The approval authority may approve exceptions to the Site Development and Design
Standards of part 18.4 if the circumstances in either subsection 1 or 2, below, are found to exist,
1. There is a demonstrable difficulty meeting the specific requirements of the Site Development and Design Standards due to a unique or unusual aspect
of an existing structure or the proposed use of a site; and approval of the exception will not substantially negatively impact adjacent properties; and
approval of the exception is consistent with the stated purpose of the &te 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.
GAcomi-&Opl an oiogWimming Act ionsMlAs by StrectTTi once rkPionccr_309Ti once rX-309.S.-IIA-I'l-2022-00192V'iooe" 309 PA -T I -2022-0W92\N1ofidnLM1io"er N1_309.5_PAJ I -2022-00192_,NOC docx
AFFIDAVIT OF MAILING
STATE OF OREGON
County of Jackson
The undersigned being first duly sworn states that:
1. I am employed by the City of Ashland, 20 East Main Street, Ashland,
Oregon 97520, in the Community Development Department.
2. On September 20, 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 #PA -T1-2022-00192,
309'/2 Pioneer Street.
MichaeC. uffivan
Signature of Employee
G:lcorno-devpEannngPlannngAcbonsTAsbyStree0P4PioneeANoneer_309iPioneerN_309.5_PA-T1-2022-00192iPioneer 309_PA-T1-2022-001921NobciagTioneer N_309,5_PA-Ti-2022-00192_NOC_AUM
of Me-. g,docx 9/20/2022
PA -T1-2022-00192 39IE09BA13800
ASHLAND FOOD COOPERATIVE
237 N FIRST ST
ASHLAND, OR 97520
PA -T1-2022-00192 391E09BA13900
NCOR GROUP LLC
175 PILOT VIEW RD
ASHLAND, OR 97520
PA -T1-2022-00192 391E09BA14600
WILLING JORDAN MICHAEL
g 621 MORTON ST
ASHLAND„ OR 97520
PA -T1-2022.-00192 391E09BA14000
BJORKLUND LLC BRENT E THOMPSON
PO BOX 201
ASHLAND, OR 97520
PA -T1-2022-00192 391E09BA14800
UNION PACIFIC RR CO PROPERTY TAX.
DEPARTMENT
1400 DOUGLAS ST 1640
OMAHA, NE 68179
PA -T1-2022-00192
I DALE SHOSTROM
1240 TOLMAN CREEK RD
.ASHLAND, OR 97520
w
rJAM1Planning Division
51 Winburn Way, Ashland OR 97520
CITY or
-ASHLAND 541-488-5305 Fax 541-488-6006
DESCRIPTION OF PROJECT Site Design Review
DESCRIPTION OF PROPERTY
Street Address 309 1/2 N Pioneer Street
Assessor's Map No. 391 E 09BA
Zoning E-_1
APPLICANT
ZONING PERMIT APPLICATION
-c")COC,
FILE # '2
Pursuing LEEDOCertification? E]YES NE NO
Tax Lot(s) 13800
Comp Plan Designation Employment
Name Rogue Planning & Development Services Phone 541-951-4020 E -Mail amyguinter.planning@gmail.com
Address 1314-B Center Dr., PMB#457 -city Medford- zip 97501
PROPERTT OURER
Name Ashland Food Cooperative Phone 541-4 —E -Mail 9 M@ashlandfood. coop
Address 247 First Street
city Ashland zip97520
SURVEYOR, ENGINEER, ARCHITECT, LANDSCAPE ARCHITECT, OTHER
Title Designer Name Dale Shostrorn - Shostrorn Bros., LTD Phone 541-621-9761 E -Mail ..s.hobro@jeffnet.org
Address 1240 Tolman Creek Road
MR
Address
ame
— city Ashland
Phone E -Mail
— city
Zip 97520
Zip
I hereby codify that the statements and information contained in this application, including the enclosed drawings and the required findings of fact, are in all respects,
true and correct I understand that all property pins must be shown on the drawings and visible upon the site inspection. In the event the pins are not shown or their
location found to be incorrect, the owner assumes full responsibility, I further understand that if this request is subsequently contested, the burden will be on me to
establish:
1) that I produced sufficient factual evidence at the hearing to support this request;
2) that the findings of fact furnished justifies the granting of the request;
3) that the findings of fact furnished by me are adequate; and further
4) that all structures or improvements are properly located on the ground.
Failure in this regard will result most likely in not only the request being set aside, but also possibly in my structures being built in reliance thereon being required to
be removed at my expense. If I have any doubts, I am advised to seek competent professional advice and assistance.
4LWY� L�� 8/15/2022
Applicant's Siggat6fe Date
As owner of the property involved in this request, I have read and understood the complete application and its consequences to me as a property
owner.
Property Owner's Signature (required) Date
fro be "lated by Ch Staff]
Date Received Zoning Permit Type Filing Fee
OVER 0
CY,Ncomm-deOplanninffoms & HmdouWZoning Permit Appficafim.&C
ZONING PERMIT SUBMITTAL REQUIREMENTS
u 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.
D 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.
Cl TRUE SCALE PDF DRAWINGS — Standard scale and formatted to print no larger than 11x17 inches. Include site
pian, building elevations, parking and landscape details.
o FEE (Check, Charge or Cash)
❑ LEED@ CERTIFICATION (optional) — Applicant's wishing to receive priority planning action processing shall
provide the following documentation with the application demonstrating the completion of the following steps:
• Hiring and retaining a LEED@ Accredited Professional as part of the project team throughout design and
construction of the project; and
• The LEED@ checklist indicating the credits that will be pursued.
NOTE:
• Applications are accepted on a first come, first served basis.
• Applications will not be accepted without a complete application form signed by the applicant(s) AND property
owner(s), all required materials and full payment.
• All applications received are reviewed for completeness by staff within 30 days from application date in accordance
with ORS 227.178.
• The first fifteen COMPLETE applications submitted are processed at the next available Planning Commission
meeting. (Planning Commission meetings include the Hearings Board, which meets at 1:30 pm, or the full Planning Commission, which
meets at 7:00 pm on the second Tuesday of each month. Meetings are held at the City Council Chambers at 1175 East Main St).
• A notice of the project request will be sent to neighboring properties for their comments or concerns.
• If applicable, the application will also be reviewed by the Tree and/or Historic Commissions.
CrAcun tdnAplwninglVon & 14w&utsVi ting Permit Application.doc
Zoning Permit Application
Final Audit Report 2022-08-23
Created: 2022-08-22
By: Amy Gunter (amygunter.planning@gmail.com)
Status: Signed
Transaction ID: CBJCHBCAABAA4YQFtoQBzWoTH1 Mh2pZmenCtuvkgTU18
"Zoning Permit Application" History
Document created by Amy Gunter (amygunter.planning@gmail.com)
2022-08-22 - 4:19:06 PM GMT- IP address: 97.82.121.100
`w Document emailed to Emile Amarotico, General Manager (gm@ashlandfood.coop) for signature
2022-08-22 - 4:19:40 PM GMT
Email viewed by Emile Amarotico, General Manager (gm@ashlandfood. coop)
2022-08-22 - 4:21:29 PM GMT- IP address: 66.249.84.65
Oo Document e -signed by Emile Amarotico, General Manager (gm@ashlandfood.coop)
Signature Date: 2022-08-23 - 4:43:29 PM GMT - Time Source: server- IP address: 205.220.129.18
10 Agreement completed.
2022-08-23 - 4:43:29 PM GMT
Adobe Acrobat Sign
August 18, 2022
Site Design Review
for a new structure
Property Owner: Ashland Food Cooperative
237 N Pioneer Street
Ashland, OR 97520
Applicant: Rogue Planning & Development Services, LLC
1314-B Center Dr., PMB 457
Medford, OR 97501
Design Consultation: Shostrom Brothers LTD
Dale Shostrom
1240 Tolman Creek Road
Ashland, OR 97520
Subject Property
Property Address: 309 %Z Pioneer Street
Map & Tax Lot: 391E 09BA: Tax lot 13800
Comprehensive
Plan Designation: Employment
Zoning: E-1
Residential Overlay
Adjacent Zones: E-1, R-2
Railroad Historic District
Request:
Request for Site Design Review to modify the exterior of the historic, contributing structure at 309 % A
Street through the addition of a Bottle Drop, Dealer Redemption kiosk. This kiosk is intended to facilitate
the transfer of the hand counting of redeemable bottles and cans by an employee of the Ashland Food
Cooperative (AFC), to a 'Dealer Redemption Center' Bottle Bag drop zone. The drop zone is proposed as
a painted shipping container with a locked deposit door that is opened by the customer's account
specific keycard.
By law, Ashland Food Cooperative is required to provide a public place where redeemable beverage
containers are recycled. This is presently occurring outside of the building in the parking area and by the
entry to the building. This proposal will allow for deposit of prebagged bottles and cans into the
receptacle instead of waiting for a hand count.
Page 1 of 14
Subject Property:
The subject property is addressed as 309 % N. Pioneer Street. The property is zoned Employment
(E-1). The .11 -acre parcel that extends from Pioneer Street connected via a flagpole connection with
N Pioneer Street, extending through to A Street. The 1,872 square foot building that occupies the
site was constructed in 1908 and is known as the Hay Warehouse. The Hay Warehouse is a historic
contributing structure and is noted as one of the oldest industrial use buildings that remains within
the Ashland Railroad Historic District. The warehouse building was operated as a woodworking, tool
and material storage building since 1978. The warehouse building on the property is accessible from
the A Street side of the property and is 'oriented' toward A Street. There are two, gravel surfaces
parking spaces on the north side of the structure that are accessed from A Street. The driveway
extends through to Pioneer Street. The structure is setback approximately three -feet from the
property line.
The Hay Warehouse building is to the east of the office building that the Ashland Food Coop utilizes
at 309 N Pioneer Street. The structure at 309 N. Pioneer circa 1900, is a historic primary contributing,
small one-story wood frame structure, known as the "Lucinda Gainard Rental House VI." The building
remained a residence until 1987 when its use was converted to office (Planning Action 87-045). This 649
square foot office space used by the Ashland Food Coop. There are two off street parking spaces at this
property and an on -street parking space.
In 2010, the Ashland Food Coop began using the Hay Warehouse building for warehouse purposes
and it is where can/bottle returns are processed on the Southside of the structure where customers
wait up to 30 minutes for their redeemable containers to be hand counted.
The Ashland Food Coop is located at 237 N First Street. The 17,788 square foot grocery store
requires 38.2 parking spaces. Due to code changes this is a slight reduction from the 2001 Site
Review for the addition to the Ashland Food Coop which required 41 parking spaces (9,539 SF retail
= 27.2; 3,955 SF office = 6.71; 4300 SF storage = 4.3; Total = 38.2). There are 42 spaces within the
parking area of the Ashland Food Coop and there are 12 diagonal parking spaces on First Street. Of
the 42 spaces within the parking area, there are eight immediately adjacent to the Hay Warehouse
structure.
The Ashland Food Coop is also renting the adjacent property at 224 A Street. There are three parking
spaces in the parking area that is immediately to the north of the Hay Warehouse Structure.
The property and the subject property that area to the north, south, east and west are zoned
Employment with a Residential Overlay. The uses of the subject property and the immediately
adjacent properties are all commercial/employment in use and function. The uses include office,
retail, food manufacturing, restaurant, banking, warehousing and automotive repair.
Page 2of14
Detailed Proposal:
The request is to add a shipping container that is retrofitted to be a BottleDrop Dealer Redemption
Center bag drop location. The application seeks Site Design Review approval to modify the exterior of
the historic, contributing structure at 309 % Pioneer Street through the addition of a Bottle Drop, Dealer
Redemption kiosk. This kiosk is intended to facilitate the transfer of the hand counting of redeemable
bottles and cans by an employee of the Ashland f=ood Cooperative (AFC), to a `Dealer Redemption
Center' Bottle Bag drop facility,
Following a site visit, the Oregon Beverage Recycling Cooperative (OBRC) who oversees all of Oregon's
beverage container recycling suggested a new service that is rapidly becoming the favorite recycling
method of consumers around the state. OBRC recommended that AFC become a 'Dealer Redemption
Center' that uses the'BottleDrop' system.
The Bottle Drop redemption center is proposed to be repurposed from a S'x8'x20' shipping container.
The proposal is to locate this self-contained, sanitary, and efficient unit on the north side of the Hay
Warehouse building. The container will be setback from the Pioneer Street sidewalk, a minimum of 24 -
feet. This will allow for the visual preservation of the Hay Warehouse historic facade. There will be no
alterations to the warehouse structure itself. The BottleDrop redemption center exterior walls will be
painted a dark color, matching the warehouse historic'rusty' metal siding to keep the appearance as low
key as possible.
As with current refundable bottle and can returns the trips to drop bags or have redeemable containers
hand counted are anticipated to be consolidated. According to the OBRC representatives that is how the
redemption centers presently are utilized.
Parking: The warehouse building is 1,872 square feet and the bottle redemption container adds 160
square feet of area. According to AMC 18.4.3.040, the 2,032 square foot warehouse structure requires
1 space per 1,000 sq. ft. of gross floor area, or one vehicle space per two employees whichever is less,
plus 1 space per company vehicle. There are two employees that hand count the redeemable bottles
and cans and are 'assigned' to the warehouse building. Based on the "whichever is less" statement, there
is one space required for the warehouse building required per the two employees, and there is not an
associated company vehicle. One parking space is required.
There are eight spaces immediately to the south of the warehouse property on the Coop Site, there and
additional 41 parking spaces in the other areas of the CoOp
There is a driveway access from A Street that presently provides for two parking spaces for employees.
These spaces will be retained but will have a physical barrier (construction cones) to prevent use of the
spaces as drop off parking. These spaces will be resurfaced with asphalt or concrete. The driveway
parking space is the loading zone for the OBRC BottleDrop Bag collection truck. The bag collection truck
will schedule pick up of the redeemed bags on a weekly, or as needed basis. The collection truck
transports the bags to a redemption facility located at the OBRC White City plant.
Page 3 of 14
The use of the driveway is an existing use. Vehicles backing into the driveway from A Street to load or
off-load is a use that has been occurring on the site since the 1900s. Indurstruail related trucks use of
the driveway will continue and the other backup conflict space will be paved area for access to
Bottlebrop eliminating the backing out by employee parking and increasing safety at the intersection.
Findings of fact addressing the criteria from the Ashland Municipal Code for the Conditional Use Permit
request are found on the following pages.
Criteria from the Ashland Land Use Ordinance
Site Development Design Standards Approval Criteria:
18.5.2.054 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.
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.
Finding:
The 4,781 square foot property is Employment zoned and is occupied by a 1,872 square foot, historic
contributing structure. The existing site improvements could be considered non -conforming
development. The E-1 zone does not have setbacks requirements excepting landscape areas, parking,
buffering, or building code requirements. The existing structure as a warehouse building lacks distinctive
orientation to the street, lacks a formal landscape area and there are no buffers between the surface
parking spaces and the adjacent parking area. The proposed small addition to the north side of the
historic structure is setback substantially from the front property line where no setback is required. The
structure is more than 10 feet from the north, side property line and more than 10 feet from the rear
property line, adjacent to N Pioneer Street.
The property is in the detailed site review zone and developments are subject to a Floor Area Ratio
standard of .5. The structure on the property and the increased area brings the property closer to the
required FAR of 2,395.8 square feet in area.
There is less than 85 percent of the site covered with impervious surfaces. The proposal proposes
surfacing of the existing parking area which does not reduce or increase the existing impervious areas.
There are two off-street parking spaces present in the driveway access from A Street. According to AMC
18.4.3.040, the 2,032 square foot warehouse structure requires 1 space per 1,000 sq. ft. of gross floor
area, or one vehicle space per two employees whichever is less, plus 1 space per company vehicle. There
are two employees that hand count the redeemable bottles and cans and are `assigned' to the warehouse
Page 4 of 14
building. There is not a company vehicle. Based on the "whichever is less" statement, there is one space
required for the warehouse building required per the two employees.
The paved driveway will be utilized by the scheduled OBRC box truck. These pick-ups will be scheduled
and like most delivery and pickup drivers, they are familiar with their route and the complexities of each
site they attend too.
In addition to the single parking space required for the warehouse structure, there is ample parking
provided on the adjacent properties owned by the same property owner and easement to the parking
areas can be provided. The adjacent office at 309 N Pioneer Street requires 1.2 spaces (600SF office /
500') with three (3) spaces provided (two off-street and one on -street) and the Ashland Food Coop
building requires 42 spaces (see pg. 5) and has 42 on-site with an additional 12 diagonal spaces on 'A' St.
According to the OBRC representatives, the customers of the coop properties are the ones using the drop
box and unique trips are not generated by the redemption facility. Additionally, other facilities are
proposed in Ashland so there is not pressure of this facility being the only one.
Signage: Directional Signage exists on the end of the building that states, "No Parking". An exempt sign
of less than two square feet in area indicating the BottleDrop redemption facility is located around the
corner. The signage on the BottleDrop redemption facility explaining operation is small in area and not
readable or readily visible from the A Street right-of-way.
Hours of Operation: The BottleDrop redemption facility hours will correspond with the Ashland Food Coop
hours of operation which at this time are 7:00 AM to 8:00 PM
B. Overlay Zones. The proposal complies with applicable overlay zone requirements (part 18.3).
Finding:
The property is subject to the Historic District Standards for exterior additions. As evidenced in the
findings below it can be found that the proposed s converted shipping container to create the BottleDrop
redemption facility complies with the Site Design Standards for Employment zoned property with a
historic industrial use, and is consistent with the standards for expansion of a non -conforming site.
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.
18.4.2.040 Non -Residential Development
Finding:
The use of the site is non-residential in the Employment zone.
B. Basic Site Review Standards.
1. Orientation and Scale.
Page 5 of 14
Finding:
The existing Hay Warehouse building is oriented towards A Street with a large sliding warehouse
door. There are two smaller doors on the north side of the structure. There are no openings for
customers or pedestrian entrance to the historic warehouse building. The building is setback only
a few feet from the A Street facade. The proposal is to install a completely utilitarian facility that
does not provide interior access to the warehouse or the converted shipping container.
The converted shipping container is proposed on the north side of the structure and the container
will be placed between these doors. The refurbished container is setback substantially from A
Street and will not impact the orientation of the building to the public street. A solid surface
walkway will be provided from the sidewalk to the door of the container to allow easier access to
the key card activated door.
The driveway accessing the warehouse building is to the side of the structure. Vehicle orientation
remains the same.
2. Streetscape.
Finding:
The streetscape is not proposed to be altered. The curbside sidewalk and the driveway are existing
elements that will not be relocated or removed. The large setback of the additional area will not
alter the streetscape.
3. Landscaping.
Finding:
The site `landscaping' is pre-existing and is not proposed to be altered. There is no irrigation
source at the site and due to the door at the end of the building for the warehouse, the only
location for landscaping would be as far from the existing improved landscape areas and in an
area that would provide to benefit to the site.
The use of the structure remains warehouse use, the driveway access, and the parking pad exist
onsite. Except paving to provide a solid surface for the container, truck access, and an accessible
route, there are no physical alterations to the site proposed.
A planter area of approximately 25 square feet in two four foot round painted stock tanks or
similar is proposed to provide landscape area and to prevent parking within the area at the front
of the Hays Warehouse building.
4. Designated Creek Protection.
Page 6of14
Finding:
Not applicable
5. Noise and Glare.
Finding:
Additional light and glare beyond what is standard in the employment zone are not anticipated.
There are existing exterior yard lights and cameras on the warehouse structure that are directed
downward and focus on the property. The hours of operation of the BottleDrop are timed with
the hours of the Ashland Food Cooperative and will not generate more noise than the existing
hand count customers awaiting the employee. This may reduce the noise level as it's a drop and
go system versus an at times, 30 min. wait for the line to be worked through.
A gooseneck light standard over the BottleDrop access door is necessary, it would be directed
downwards to the door of the BottleDrop and only during the hours of operation or motion
activated.
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.
Finding:
The existing site is non -conforming in that it does not have any landscaping (AMC 18.4.4.030.F),
or parking space buffer to the property line perAMC 18.4.4.030.F.2.a.
The site location, lot size, structure location, setbacks, coverage, landscape areas, vehicle parking
buffer are non -conforming and through the approval of the small shipping container 'addition' on
the side of the structure will not increase the non -conformity. There is not additional lot area to
lot install additional parking, landscape areas or vegetated buffers.
The site is coming into closer compliance with the standards for vehicle maneuvering area in
commercial zones to be paved and with the proposed landscape improvements.
Two, raised landscape planters are proposed that will provide for required landscape
improvements and prevent parking in front of the Hay Warehouse building. These are proposed
as painted galvanized stock tank in either the oval or round shape to prevent vehicular access
area behind sidewalk placed upon the existing surface. The area of the planters is 25.12 square
feet.
Page 7 of 14
The paving of the driveway is a required standard in AMC 18.4.3.080.E.1 and the addition of
asphalt or concrete area is substantially more than the 8.5 percent of the site that is being
expanded. Paving or concrete surfacing brings the site closer to conformance with the Site Design
Standards.
The existing lot coverage is retained and not to be enlarged leaving the site development area
and impacts the some as they have been since at least the early 1900s.
C. Detailed Site Review Standards.
Finding: The property is located within the Detail Site Review Zone. The proposed BottleDrop
redemption facility increases the Floor Area Ratio of the structure slightly, by 8.5 percent thus
increasing conformity with required FAR.
The existing historic structures orientation towards A Steet is not impacted by the proposal. The
existing Hay Warehouse building is oriented towards A Street with a large sliding warehouse door.
There are two smaller doors on the north side of the structure. There are no window or door
openings for customers or pedestrian entrance to the historic warehouse building. The structure
does not have, nor would it be appropriate to install 20 percent of the wall area facing the street
in display areas, windows, or doorways for view into the warehouse structure. The proposal does
not provide windows that allow view into working areas, lobbies, pedestrian entrances, or display
areas as they do not exist on the historic warehouse structure and the BottleDrop redemption
facility is utilitarian in nature like the warehouse and the secure key card/fab activated door is
utilized to prevent theft of the redeemable beverage containers within.
The existing warehouse building is setback three feet from the A Street sidewalk. The proposal is
to install a completely utilitarian facility that does not provide interior access to the warehouse
or the converted shipping container. The shipping container is setback 24 feet from the fagade of
the historic structure, this diminishes the visual impacts to the historic building.
The converted shipping container is setback substantially more than 20 feet from the street and
does not have a pedestrian entrance/ exist but is a walkup door for dropping redeemable bottles
and cans. The pedestrian orientation is provided by the paving of the parking area to provide
access to the electronically operated drop door.
The shipping container will be painted a dark color to minimize its visual impacts and upon the
historic Hay Warehouse structure. The shipping containeris substantially shorter than the existing
structure, setback substantially from the street and painted in a manner that will camouflage
with the exterior colors and materials of the Hay Warehouse.
D. Additional Standards for Large Scale Projects.
Page 8 of 14
Finding:
Not applicable.
18.4.2.050 Historic District Development
B. Historic District Design Standards.
Finding:
The property is in the employment zone and is an industrial use type of structure. The proposal is
consistent with the historic use and architecture of the Hays Warehouse. According to the
National Register of Historic Places Registration Documents, "Given its proximity to the railroad
and access to shipping, traditional developments within the Ashland Railroad District included
numerous industrial and related uses. Livery stables, transfer warehouses and similar uses were
once common. Today, only a few of these simple industrial structures remain with the most
notable being the Ashland Fruit and Produce Association Warehouse (Site 149.0, built 1912) and
its related though separately inventoried Hay Warehouse (42.0, built .1908).
It can be found that proposal is historically consistent as a transfer warehouse serving a modern
purpose. The proposal does not substantially impact the historic district design standard
objectives such as a sense of entry, a rhythm of openings, and compatible materials.
2. Height.
Finding:
The eight -foot -tall structure is substantially less than the existing Hay Warehouse structure and
will not affect the height of the historic structure. The proposal does not vary in height from the
heights of the historic buildings in the vicinity.
3. Scale.
Finding:
The scale of the property is not impacted by the proposed BottleDrop redemption facility. The
eight -foot -tall shipping container is substantially less tall than then the existing 16 foot adjacent
wall height and is proportionally scaled to the scale of historic warehouse building.
4. Massing.
Finding:
The massing of the historic structure is not altered with the proposal. The proposed modified
shipping container is a smaller mass that is as varied as the historic warehouse structure.
Page 9 of 14
The existing exterior treatments provides a vertical fagade on a low horizontal form consistent
with historical, industrial building and shipping oriented rectangular and boxy rhythms.
5. Setback.
Finding:
The proposed BottleDrop redemption facitiliy at the side of the building is setback 24 feet from
the front fagade of the building.
6. Roof.
Finding:
Not applicable.
7. Rhythm of Openings.
Finding:
Not applicable. No discernable change.
8. Base or Platforms.
Finding:
The existing structure locks a base or platform. The structure is raised off the ground with a rock
and concrete pier block. The proposal is to set the converted shipping container, BottleDrop
redemption facility upon the asphalt surface. This is a compatible base in the Employment zone.
9. Form.
Finding:
The form of the structure is industrial in shape, setback, coverage, consistent with the historic use
of the property.
10. Entrances.
Finding:
The BottleDrop redemption facility is not an entrance to the structure and the sense of entry of
the historic structure is not modified.
Page 10 of 14
11. Imitation of Historic Features.
Finding:
The material of the exterior of the modified shipping container is vertically oriented metal sides
with a 3 X 4 opening that is key card or QR code activated locking system. The 'structure' is
industrial in nature similar to the historic warehouse structure that the BottleDrop facility is
adjacent to. The proposed exterior material of metal is consistent with this standard.
12, Additions:
Finding:
The proposal is not for an addition it is a standalone facility that is not structurally connected.
13. Garage:
Finding:
The Hay Warehouse is a garage type building with a large door on the A Street facing fagade. The
proposed BottleDrop redemption container is setback substantially from the fagade. The
industrial nature of the container is an appropriate addition to a warehouse structure that
provides a legally required service that is not visual distraction with a compatible historically
appropriate exterior.
Site Design Review Standards Continued
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.
Finding:
There are adequate public facilities that service the property. There is an existing driveway apron serving
the Hay Warehouse historic structure that will remain.
Adequate transportation is provided to the Ashland Food Coop on the public streets that abut the
property. There are two surface parking spaces adjacent to the warehouse building that are proposed to
be paved. Though those parking spaces are legally allowed and necessary to retain the functionality of
the historic warehouse structure, the driveway location at the curve in A Street creates a potential conflict
point for automobiles, other vehicles, pedestrians, and bicycles.
Page 11 of 14
The paving of these parking spaces is proposed to allow better access for the scheduled OBRC pickup
truck and to provide a more direct route from the sidewalk and parking areas of the associated Coop.
To prevent the use of the driveway, there will be safety cones blocking the driveway. This allows for the
BottleDrop pickup truck to back into the site and have access to a solid surface access area and allows
for a solid surface area for the BottleDrop redemption facility to be placed and access to the BottleDrop
redemption facility door.
There are ample parking spaces on the immediately adjacent Coop properties and on street parking
spaces publicly available in the immediate vicinity.
According to the representative of the OBRC, the benefit of the BottleDrop redemption centers similar to
the proposal, the customers of these facilities are using them when they go to the facility where the
BottleDrop is conveniently located, and they do not create individual trips. They are ancillary to the store
where the facility is located. With additional facilities being approved in Ashland at the various grocery
stores, the convenience of the BottleDrop will allow for consolidated trips as expressed by the OBRC
representative.
There are public sidewalks along both sides of A Street, Pioneer Street and First Streets. On street parking
will continue to be utilized as it presently is. There are on street parking spaces presently along A Street
just to the east of the Hay Warehouse building on the north side of the Coop. There are 12, on -street
parking spaces on First Street adjacent to the Coop. There are six on -street spaces on A Street, north of
the adjacent property. Additionally, there are other on street parking spaces across A Street.
It is anticipated that as presently the pattern of use is that vehicles park on -street and the occupants exist
the vehicle and then walks to their destination in one of the numerous commercial businesses in the
vicinity. There are crosswalks provided at the intersections of A and Pioneer Street and A First Street. It
is not anticipated that the use of the on -street parking will be altered by the creation of the BottleDrop
redemption facility.
The proposed BottleDrop container will not have any impact on water, sewer, or electricity more than a
typical employment/commercial type of use. As required by building codes the structure and the new
paved surfaces will be connected to the urban storm drain facilities to prevent site run-off.
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, 2, or 3, below, are found to exist.
Finding:
No exceptions are requested.
Page 12 of 14
Photo 1:
Door to redeemable container drop. Similar in type to proposed shipping container.
Photo 2: Example of signage at the drop access door.
Hours of operation are the same as the Ashland Food Coop vs. those noted here
Page 13 of 14
From: Eric Chambers <echambers@obrc.com>
Date: July 22, 2022 at 4:29:36 PM PDT
To: Gretchen Bell <gbell@obrc.com>
Subject: Ashland Food Coop
Hi Gretchen,
Thanks for passing along the question from Ashland Food Co-op about the volume of customers/bags that we
tend to see at Dealer Redemption Center bag drop locations. To get some perspective about the number of daily
visits/bags they might see at the Ashland Food Co-op site, I pulled data for a comparable store (New Seasons 7 -
Corners in Portland). That store has an average of 20 door scans per day at their drop facility (door scans
correlate strongly with individual customers). No two stores are the same, so I just provide that as
background/reference for comparative purposes. While the daily limit for bags dropped at Dealer Redemption
Centers is 15 bags per day, realistically the typical customer drops the number of bags they can fit in the trunk of
a car, so between 1 and 3 bags. The higher limit is intended to prevent somebody from showing up with a trailer
full of bags, blocking access, and clogging the drop door. With the 15 bag limit, if the retailer sees somebody
abusing the program, they can just take a photo of the bags/bag tags and share them with us, and we have the
ability to take account action against individuals violating our terms and conditions.
Another important factor is that, typically, these are not unique vehicle trips to the sites. Customers couple their
bag drop off trips with their already existing shopping trips, which is a big advantage of this program, and
dramatically reduces unique vehicle trips to the facilities.
Finally, work is underway to create a BottleDrop Express site at the Shop -n -Cart, which will also help spread out
the bag volume/demand over multiple sites, easing any issues around volume or congestion at either site. It's a
big advantage to be able to deploy two similar bag drop facilities/options in the same community at the same
time.
I hope that information helps!
Thanks,
EC
Eric Chambers
External Relations Director
Oregon Beverage Recycling Cooperative
17300 SE 120th Ave. Clackamas, OR 97015
0: (503) 542-2928 1 M: (971) 930.5163
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City of Ashland
Community Development Department
51 Winburn Way
Ashland, OR 97520
Telephone: 541-488-5305
Inspection Line: 541-552-2080
Plan Type: Type I Planning Action
Work Class: Type I Planning Action
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PA -T1-2022-00192
Apply Date: 8/19/2022
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Owner: Ashland Food Co -Op
Applicant: Rogue Planning and Development
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309 112 Pioneer
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Owner: Ashland Food Co -Op
Applicant: Rogue Planning and Development
Owner 237 N First St
Applicant 1314-B Center Dr PMB 457
Address: Ashland, OR 97520
Address: Medford, OR 97501
Phone: (541) 482-2237
Phone: (541) 951-4020
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site review for driveway paving and install shipping container for Bottle Drop area.
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Fee Description: Amount:
Commercial Site Review (Type 1) $1,158.75
Applicant: Date:
7`rtat Fees $1,158.75
Tile comments of this pre -app are preliminary in nature and subject to change based upon the
submittal of additional or different information. The Planning Commission or City Council are
the final decision making authority of the City, and are not bound by the comments "lade by the
Staff as part of this pre -application.
ASHLAND PLANNING DEPARTMENT
PRE -APPLICATION CONFERENCE
COMMENT SHEET
March 9, 2022
SITE: 309'/2 North Pioneer Street
APPLICANT: Shostrom
Ashland Food Coop
REQUEST: Site Review
PLANNING STAFF COMMENTS
This pre -application conference is intended to highlight significant issues and bring them to the
applicants' attention prior to their preparing a formal application submittal.
General: Additions within the E-1 zoning district are subject to Site Design Review. Because the
addition here would be less than 10,000 square feet in a Detail Site Review Zone, the application
can be reviewed administratively with a staff decision (subject to appeal to the Planning
Commission). In staff's view, the key issues here are likely to be:
Site Development & Design Standards and Historic District Development Standards: The
property is located in an area subject to a high level of urban design review and is a historic
contributing resource within the Ashland Railroad Addition historic district. The applicable
design standards generally seek architectural design to include a strong sense of entry,
fenestration, architectural relief on the facade and design that is in keeping with the historic
development in the immediate area, and do not generally provide for structures such as the
proposed re -purposed shipping containers. In the rare instances where similar structures
have been allowed, they have not been permitted to have signage and have been required to
be screened which is likely counter to the intent of having the structure be visible to
encourage its use. The application would need to make a strong case for compatibility with
the district and may need to includes exceptions.
Signage: The nature of the proposed structure poses some unique challenges with regard to
the Ashland Sign Ordinance (AMC 18.4.7), which limits the placement of signs to "business
frontages" which are defined as having a pedestrian entrance/exit that is open to the public
with a pedestrian connection to the sidewalk. The number (two per business frontage) and
type of signs is limited, as is sign area (one square foot per linea! foot of street frontage). Wall
graphics (i.e. applied directly to the wall) are prohibited, as are signs using plastic for exterior
visual effects within a historic district and the use of bright or neon colors. Sign regulations
for the E-1 zone are found in AMC 18.4.7.080. The ordinance is explicit that Variances and
Exceptions to the sign regulations are not permitted. [The Sign Ordinance exempts "Small
incidental signs provided said signs do not exceed two square feet in area per sign, not more
than two in number on any parcel or two per business frontage, whichever is greater" from
the sign regulations.]
309% N. Pioneer St.
March 9, 2022
Page 1
Parking: An 1,872 square foot warehouse and the 160 square foot bottle drop addition
require three off-street parking spaces be available for customer use. The application would
need to make clear how the off-street parking requirement is to be addressed (i.e. is there
available parking within 200 feet on the Co -Op site which isn't required for the current uses).
Circulation/impacts to Streetscape: Concerns over impacts to A Street circulation are likely
to be raised (i.e. customers may try to stop in the A Street right-of-way or across the sidewalk
to quickly use the bottle drop, and a truck will need to pick-up recycling and circulate in and
out to quickly use the bottle drop). It would be advisable to consider and address these
potential concerns in the application (i.e. in terms of the Site Design Review criterion "D" for
adequate transportation.)
In staff's view, the application would need to paint the container to be compatible with the existing
Hay Warehouse, signage would need to be limited to the exempt signage allowance, and parking
requirements and circulation impacts addressed. The application process would likely be simpler
in some ways if it were installed within the old Hay Warehouse as was previously discussed.
SITE DESIGN REVIEW
Because of the building size and location, development of the property is subject to Basic Site
Review, Detail Site Review and the Historic District Development Standards.
Approval Criteria
A. Underlying Zone. The proposal complies with all of the applicable provisions of the underlying
zone (part8 b, 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 (partal
C. Site Development and Design Standards. The proposal complies with the applicable Site
Development and Design Standards of partal 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.
F. 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, 2, or 3, 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;
309 Pioneer St/dds
March 9, 2022
Page 2
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; or
3. There is no demonstrable difficulty in meeting the specific requirements for a cottage
housing development, but granting the exception will result in a design that equally or better
achieves the stated purpose of section 18.2.3.09
Design Standards - Basic Site Design Review
• Orientation to the Street — Generally, buildings must establish a primary orientation to the
higher order street or to a corner, which typically means a pedestrian entry oriented to the
street and open to the public with no parking or circulation between the building and the street.
• Sense of Entry — Generally, buildings are to use lighting and changes in mass, surface and
finish to give emphasis to entries. Historic District Development Standards call for buildings
to articulate the main entrances to the building with covered porches, porticoes, and other
pronounced architectural forms and to provide coverings to protect pedestrians from the
elements.
• Streetscape - A building shall be setback 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. Any wall that is within 30 feet of the street, plaza, or other
public open space shall contain at least 20 percent of the wall area facing the street in display
areas, windows, or doorways.
• Proportionally Address Non -Conformities: For sites that do not conform to the Building
Placement, Orientation and Design Standards in AMC 18.4.2.040, 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 8.5 percent, then 8.5 percent of the site must be
brought into compliance with the design standards. Typically, the "low -hanging fruit" in
addressing this requirement is site landscaping.
Section Drawings (AMC 18.4.2.040.B.4.d): For non-residential developments proposed on
properties located in a Historic District, section drawings including exterior walls, windows,
projections, and other features, as applicable, and drawings of architectural details (e.g., column
width, cornice and base, relief and projection, etc.) drawn to a scale three-quarters of an inch
equals one foot or larger are required to facilitate Historic Commission review.
Design Standards - Detail Site Review
Fenestration: Typically, 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.
309 Pioneer St/dds
March 9, 2022
Page 3
• Emphasis to Entrances: Buildings shall incorporate lighting and changes in mass, surface
or finish to give emphasis to entrances.
• Pedestrian Protection — Generally, within the Detail Site Review Zones the standards
seek building designs which incorporate arcades, roofs, alcoves, porticoes, and awnings
(typically of a depth of at least seven feet) to provide pedestrians with protection from rain
and sun.
Changes in Relief: Buildings shall include changes in relief such as cornices, bases,
fenestration, and fluted masonry, for at least 15 percent of the exterior wall area. The
application should include color and material details, cross-sections of the fagade, and
lighting spec's as part of the final submittals.
Design Standards - Historic Distric Development Standards HDDS - AMC 18.4.2.050
Historic Status: The existing building is designated the "Hay Warehouse" and is considered to be
a Historic Contributing Resource in the Ashland Railroad Addition Historic District.
Historic Commission Review: Site Design Review approvals rely heavily on the Historic
Commission recommendations and upon compliance with the Historic District Design Standards.
Prior to submitting a formal application, applicants are required to present their proposals to the
full Historic Commission at a monthly meeting for informal review, and the applicants would be
well -served in addressing any Historic Commission concerns prior to making a formal application.
To request time on the full Commission agenda, please call Regan at (541) 488-5305. The Historic
Commission meets the Wednesday before the Planning Commission each month at 6:00 p.m. (At
this time, the Historic Commission's weekly Review Board is not meeting.)
•
Height— The HDDS seek new buildings constructed to a height within the range of historic
building heights on and across the street.
Bulb & Scale — The HDDS call for buildings to relate to the scale of buildings within the
neighborhood and the district in terms of height, width, massing, etc.
MassingNolume/Bulk — The HDDS call for buildings to break up larger forms into
309 Pioneer Stldds
March 9, 2022
Page 4
smaller, varied masses which were more common on historic buildings.
• Roof Forms — The HDDS call for buildings to relate to the historic roof forms of buildings
in the area.
• Rhythm of Openings — The HDDS call for buildings to respect the alternation of wall
areas with door and window elements in the facade and to consider the width to height ratio
of bays in the facade, and to avoid introducing incompatible fagade patterns that upset the
established rhythms of the area.
• Base — The HDDS generally seek a clearly defined base, or platform characteristic of
historic buildings in the immediate vicinity, rather than walls that rise directly out of the
ground or sit below the adjacent streetscape.
• Form — The HDDS seek to have a vertical/horizontal emphasis of a building that is
consistent with that of adjacent historic buildings.
• Entrances — The HDDS seek well-defined primary entrances with covered porches,
porticos, and other architectural features compatible but not imitative of historic
counterparts.
Secretary of the Interior's Standards: Where dealing with existing buildings and additions, the
latest version of the Secretary of the Interior's Standards for Rehabilitation and Guidelines for
Rehabilitating Historic Buildings is to be used for clarification in determining whether the Historic
District Development Standards are met. (See
https://www.nps.gov/tps/standards/rehabilitation.htm )
Tree Inventory, Tree Preservation & Protection & Tree Removal: The final application will
need to include a tree inventory identifying all trees greater than six -inches DBH on the subject
property, and on adjacent properties within 15 feet of the property line including street trees or
parking lot trees. Protection measures shall be identified for those trees to be preserved, and Tree
Removal Permits requested where trees are to be removed. Tree removal would be considered in
terms of Tree Removal Permit requirements found in AMC 18.5.7, which regulates the removal
of any trees greater than six -inches DBH from E-1 property. A report from an arborist should be
provided to address any tree removal permit request and should respond to the applicable criteria.
Tree removal permits require mitigation on a one-for-one basis.
Building Code Requirements: Applicants will want to consult the Building Department prior to
submitting the planning application to determine if there will be additional building code
requirements. Building Official Steven Matiaco can be reached at (541) 488-5305 or via e-mail
to steven.matiaco@ashland.or.us. In particular, it may be worthwhile to discuss how accessibility
requirements would apply here.
Written Findings/Burden of Proof: This pre -application conference is intended to highlight
significant issues of concern to staff and bring them to the applicant(s)' attention prior to their
preparing a formal application. Applicants are advised that written findings addressing the
ordinance criteria are required, and the applicable criteria and required plans are explained in
writing below. The burden of proof is on the applicant(s) to ensure that all applicable criteria are
addressed in writing and that all required maps, written findings, and other materials are submitted
even if those items were not discussed in specific, itemized detail during this initial pre -application
conference.
309 Pioneer St/dds
March 9, 2022
Page 5
Neighborhood Outreach: Planning staff strongly encourage applicants or their agents to approach
affected neighbors, make there aware of the proposal, and try to address any concerns as early in
the process as possible. When a complete application is received, notices will be sent to
surrounding property owners within 200 feet of the property perimeter and signs posted on the
property. Proposals are often better received if the impacted neighbors are aware of the proposal
prior to receiving formal notice from the city.
OTHER DEPARTMENTS' COMMENTS
BUILDING: No comments provided. Please contact the Building Division for any building code
or permit -related information at 541-488-5305.
CONSERVATION: No comments provided. For more information on current Conservation
Programs, please contact Larry Giardina in the Conservation Division at 541-552-2065 or e-mail
to: tarry. giardina(r�r�,ashland. or. us .
PUBLIC WORKS & ENGINEERING: No comments provided. Please contact Karl Johnson
of the Engineering Division for any further information about public facility improvements
including streets, sidewalks, utilities or storm drainage, or permitting of work within the right-of-
way or temporary right-of-way closures at 541-552-2415.
FIRE DEPARTMENT: See corrmmenO at the end of :the document.Please contact Chief Ralph
Sartain of the Fire Department for information on applicable Fire Department requirements at 541-
552-2229 or via e-mail to ralph.sartain a,ashland.or.us.
WATER AND SEWER SERVICE: If the project requires additional water services or upgrades to
existing services the Ashland Water Department will excavate and install in the city right of way all water
services up to and including the meter on domestic and commercial water lines. if afire line is required the
water department will only install a stub out to the location where the double check detector assembly or
reduced pressure detector assembly complete with a Badger brand cubic foot bypass meter should be
placed in a vault external to the building. The vault and the DCDA or RPDA device housed in it are the
responsibility of the property owner and should be placed at the property line. lees for these installations
are paid to the water department and are based on a time and materials quote to the developer or
contractor. Meter sizes and fire line diameters will need to be provided to the Water Department at the
time of a quote being requested. The Ashland Water Department is also requiring new projects to comply
with all current cross connection rules and regulations, this may require backflow prevention devices to be
placed at the potential hazard or just behind the meter or connection for premises isolation depending on
the degree of hazard, type of intended use of the facility or even the geographical location of the building
or facility. Please Contact Steve Walker at 541-552-2325 or ( walkers@ashland.or.us ) to discuss the
intended use of the facility or property and any potential cross connection hazards associated with it or for
any questions regarding water connections.
309 Pioneer St/dds
March 9, 2022
Page 6
ELECTRIC SERVICE: IF changes to the electric service for the property/building are
planned... Prior to submitting a land use application, the applicants will need to arrange an on-
site meeting with Rick Batton of the Electric Department to develop an electric service plan. Rick
will provide a plan detailing the Electric Department -required facilities to serve the project; this
approved plan will need to be incorporated into the final submittals for the project, and submittals
will not be deemed complete without an Electric Department -approved plan. Please allow the
necessary extra time for scheduling an on-site meeting and the subsequent preparation of a service
plan. Please contact Rick with any questions about electrical service needs and requirements, fee
information, or to arrange an on-site meeting at 541-552-2082. (Please note that the placement of
all electrical facilities should be planned to minimize visibility from the right-of-way while
considering the access needs of the Electric Department. Transformers, vaults and meters are not
to be placed within the pedestrian corridor or between the building and street.)
HISTORIC COMMISSION: No project specific comments provided. Prior to submitting a
formal application, applicants are required to present their proposals to the full Historic
Commission at a monthly meeting for informal review. To request time on the full Commission
agenda, please call (541) 488-5305. The Historic Commission meets the Wednesday before the
Planning Commission each month at 6;00 p.m. (At this time, the Historic Commission's weekly
Review Board is not meeting.)
OREGON DEPARTMENT OF TRANSPORTATION (ODOT): "This proposal should not
significantly affect ODOT facilities. Thank you for keeping us in the loop!" For any additional
ODOT-related information, please contact: Micah Horowitz, AICD; ODOT Region 3 1 Senior
Transportation Planner; 100 Antelope Road, White City, OR 97503; p: 541.774.6331 1 c,
541.603.8431; e: micah.horowitz(c,odot.state.or.us
ZONING DISTRICT REQUIREMENTS
ZONING: E-] (Employment) within the Detail Site Review, Residential &
Historic District Overlay Zones
NOTE: In the E-1 zone, retail uses are limited to 20,000 sq ft of gross leasable floor space per lot.
LANDSCAPING REQUIREMENTS: A minimum of 15 percent of the site must be landscaped.
Seven percent of parking areas, including the driveway aisles and other vehicular circulation areas,
must be landscaped and a site-, size-, and species- specific landscaping plan is required at time of
formal application. The landscape plan must address required screening, and include street trees,
one per 30 feet of street frontage where applicable. Also include "shade" trees in the parking area
— one tree per seven parking spaces. Trees within parking area should be located in landscape
fingers or islands. Avoid using lawn. Provide irrigation system for all landscaped areas. Tree
requirements for parking areas shall consist of a mixture of deciduous trees and shall shade the
parking stalls. Landscaping shall be designed so that 50 percent coverage occurs after one year
and 90 percent after 5 years.
309 Pioneer St/dds
March 9, 2022
Page 7
PARKING, ACCESS, AND CIRCULATION: As per the requirements of LUO 1.8.4.3.
SETBACKS: There are no setback requirements, except where abutting a residential district in
which case a minimum ten -foot side yard and/or a ten -foot -per -story rear yard requirement applies.
Solar access requirements (`Standard B') are also applicable within the E-1 district.
LOT COVERAGE: A maximum of 85 percent of the site may be covered. Landscape and
screening requirements must be met. Please identify on site plan and in text all areas of
landscaping, and all impervious surfaces and other lot coverage.
SIGNS: As per LUO 18.4.7,080. All existing and proposed signage must be identified in the Site
Review application submittals; a separate sign permit will be required prior to installation.
PROCEDURE: Within the E-1 zoning district, Site Review for new buildings or additions
less than 10,400 square feet is subject to a "Type I" application procedure which allows for a staff
decision subject to de novo appeal to the Planning Commission.
Application Requirements.
1. Application Form and Fee. Applications for Type 1 review shall be made on forms
provided by the Staff Advisor. One or more properly owners of the property for which the
planning action is requested, and their authorized agent, as applicable, must sign the
application. The required application fee must accompany the application for it to be
considered complete.
2. Submittal Information. The application shall include all of the following information.
The information requested on the application form. (See
htti)s://www.ashiand.or.us/Sl B/files/Comm%2ODev/Forms%2C%2OBrochures%2C%
20Handouts/Zoning Permit Application_FY2.1-22.pdfj
b. Plans and exhibits required for the specific approvals sought.
c. A written statement or letter explaining how the application satisfies each and all of the
relevant criteria and standards in sufficient detail.
d. Information demonstrating compliance with all prior decision(s) and conditions of
approval for the subject site, as applicable.
e. The required fee. (See below and
htt s:/Iwww.ashiand.or.us/SIB/files/Comm%2ODev/Forms%2C%206rochures%2C%
20Handouts/2021-07-01 Planning Fees.Pdf)
APPLICATION MATERIALS: The application is required to include drawings of the
proposed improvements (i.e. the plan requirements) as well as written findings addressing the
applicable approval criteria in narrative form in accordance with the Ashland Land Use Ordinance
(i.e. the narrative submittal requirements). The following section includes the requirements for
309 Pioneer SO&
March 9, 2022
Page 8
plans and written submittals which are applicable to the proposal as described in the pre -
application submittals. When more than one planning approval is required for the proposal,
multiple sections of the ALUO may apply.
PLAN & EXHIBIT REQUIREMENTS: The plans below, formatted to print to scale on paper
no larger than 11"x 17. Note: The 11 x 17 copies may be used for the Planning Commission
packets and for the notices mailed to neighbors -please submit clear, readable, reproducible plans
formatted to print to a standard architect's or engineer's scale. If larger copies are needed for
the Planning Commission, the applicants would need to provide 12 sets for distribution to
Commissioners and Staff.
o Plans required for Site Review as required in AMC 18.5.2.040.
o A Tree Inventory, Preservation & Protection Plan as required in AMC 18.45.030.
NARRATIVE ADDRESSING RELEVANT CRITERIA AND STANDARDS: Applicants are
advised that in addition to required plans, written findings addressing how the ordinance criteria
are satisfied in narrative format are required. The applicable criteria are included below. The
Ashland .Land Use Ordinance in its entirety may be accessed on-line at:
https://ash land. municipal. codes/LandUse
o Written findings addressing the criteria from AMC 18.5.2.050 for Site Design Review and
applicable design standards.
o Basic Site Review (AMC 18.4.2.040.B)
o Detailed Site Review (AMC 18.4.2.040.C)
a Historic District Development Standards (AMC 18.4.2.050.13)
o Landscaping, Lighting & Screening (AMC 18.4.4)
NEXT PC APPLICATION DEADLINE:
PLANNING COMMISSION (PC) HEARING:
HISTORIC COMMISSION MEETING:
TREE COMMISSION MEETING:
FEES:
Site Design Review, Type I
Exceptions
NOTES:
First Friday of each month for following month's PC
Second Tuesday of each month (7:00 p.m.)
Wednesday before Planning Commission (6:00 p.m.)
Thursday before Planning Commission (6:00 p.m.)
$1,120.25 + 1/2 percent of project valuation
$0
■ APPLICATIONS ARE ACCEPTED ON A FIRST COME -FIRST SERVED BASIS.
■ APPLICATIONS WILL NOT BE ACCEPTED WITHOUTA COMPLETE APPLICATION FORM SIGNED BY THE APPLICANT(S) AND
PROPERTY OWNER(S), ALL REQUIRED MATERIALS AND FULL PAYMENT.
• ALL APPLICATIONS RECEIVED ARE REVIEWED BY STAFF, AND MUST BE FOUND TO BE COMPLETE BEFORE BEING
PROCESSED OR SCHEDULED AT A PLANNING COMMISSION MEETING.
309 Pioneer St/dds
March 9, 2022
Page 9
■ APPLICATIONS ARE REVIEWED FOR COMPLETENESS WITHIN 30 DAYS FROM APPLICATION DATE IN ACCORDANCE WITH
ORS 227.178.
' THE FIRST 15 COMPLETE APPLICATIONS SUBMITTED ARE PROCESSED AT THE NEXT AVAILABLE PLANNING
COMMISSION MEETING.
For further information, lease contact:
Derek Severson, Senior Planner•
Phone: (541) 552-2040 or e-mail: derek.severson@ashland.or.us
309 Pioneer Sddds
March 9, 2022
Page 10
Ashland Fire & Rescue (AF&R)
455 Siskiyou Boulevard
Ashland, OR 97520
541.482.2770
Pre -Application Comments
Date: 12/23/2021
Project Address: 309.5 N Pioneer Street
Permit Number: PreApp-2021-00319
Project Description: 8'x8' x 20' prefab recycling center (repurposed shipping container)
placed on north side of barn.
AF&R Contact: Chief & Fire Marshal Ralph Sartain
541-552-2229
ralph.sartain@ashland.or.us
Fire department comments are based upon the 2019 Oregon Fire Code as adopted by the
Ashland Municipal Code, and Ashland Land Use Laws,
• Provide minimum 3 feet clearance between barn and container.
• An approved footpath around the structure is required so that all exterior portions of the
structure can be reached with the fire hose. Any changes in elevation greater than two
feet in height (such as retaining walls) require stairs. The stairs shall be an all-weather
surface, and meet the requirements as specified in the Oregon Structural Specialty Code.
OFC 503.1.1.
• Development shall comply with access and water supply requirements in accordance with
the Oregon Fire Code in affect at the time of development submittal. Fire apparatus
access roads are required to be installed prior to the time of construction.
• The approved water supply for fire protection (fire hydrants) is required to be installed
prior to construction when combustible material arrives at the site.
• Specific fire protection systems may be required in accordance with the Oregon Fire Code.
This plan review shall not prevent the correction of errors or violations that are found to
exist during construction. This plan review is based on information provided only. This
plan review shall not prevent the correction of errors or violations that are found to exist
during construction. This plan review is based on information provided only.
309 Pioneer Stldds
March 9, 2022
Page 11
• Design and installation shall meet the Oregon requirements of the International Fire,
Building, Mechanical Codes and applicable NFPA Standards.
Final determination of fire hydrant distance, fire flow, and fire apparatus access requirements
will be based upon plans submitted for Building Permit review. Changes from plans submitted
with this application can result in further requirements. Any future construction must meet fire
code requirements in effect at that time. The fire department contact for this project is Fire
Marshal Ralph Sartain. He may be contacted at (541) 552-2229 or raloh.sartain@ashiand.or.us.
If work will be completed during fire season, check fire season fire prevention requirements
found at www.ashiand.or.us/fireseason.
309 Pioneer St/dds
March 9, 2022
Page 12
JH0JTK0M bPOs LTD.
DESIGNERS . B€EILOERS
December 20, 2021
Derek Severson
Community Development, City of Ashland
20 East Main Street
Ashland, Oregon 97520
Request: Pre- Application Conference
Site: 309% North Pioneer Street
(Storage Barn facing 'A' Street)
Zoning: E-1, Employment District -W/
R, Residential Overlay
Applicant: Dale Shostrom, Shostrom ,Bros., Ltd.
Owners: Ashland Food Cooperative
237 North First Street,
Ashland, Oregon 97520
Emile Amarotico, Manager
Attachments: Pages:
Narrative...........................................................
2-3
VicinityMap ......................................................
4
SitePlan.............................................................
5
Elevations..........................................................
6
Photos................................................................
7-9
BottleDrop Highlights ......................................
10
3 q, pv,2,�) 3 Wu
124D TOLMAN CREEK ROAD. ASHLAND. OREGON 075OR
541-621-9761 ---- GHgHROGJEFFNET.ORG
sHosTP�OM bPos LTD.
DESIGNERS . BUILDERS
<Pxe-Application Narrative
The.Ashland Food Cooperative (AFC) is required to provide the public a place to
m.deem beverage bottle and can deposits. Space constraints at AFC require most
of this volume to be processed outside at the AFC Storage Barn entrance that
fronts 'A' Street. There, the customer rings a buzzer that calls employees to the
Barn who then count the containers and issues a credit slip that is then brought to
the in-store registers for cash. This process is time consuming for the patron, as
they may wait up to 30 minutes for service and up to 15 minutes for processing
large volumes.
AFC was contacted by the Oregon Beverage Recycling Cooperative (ORBC) who
oversees all of Oregon's beverage container recycling. After a site visit, they
suggested a new service that is rapidly becoming the favorite recycling method of
consumers around the state. OBRC recommended that AFC become a 'Dealer
Redemption Center' that uses the 'BottleDrop' system and become the first for
the Ashland/Talent communities. Fred Meyer South in Medford has one, and
their customers love this clean, low maintenance, hassle -free recycling option.
New Seasons Markets has 18 Oregon stores they are converting to the same
system, with 5 completed to date.
AFC has limited space, but we are eager to make the substantial investment and
provide this service. The Bottle Drop unit is repurposed from a 8'x8'x20' shipping
container. We propose to locate this self-contained, sanitary and efficient unit am
the north side of our Barn, set back away from the street, that will still
showcase much of the Barn's historic facade qualities. There will be no
alterations to the Storage Barn structure. The BottleDrop exterior walls can be
painted any color to draw attention to it, or could be painted to blend -in,
matching the Barn's historic 'rusty' metal siding to keep the appearance as low
key as possible (our preference).
2
1240 TOLMAN CREEK ROAD, ASHLAND, OREGON 57502
541-521-9751 - HHOBnO0.jErFNET.ORG
The benefits of this proposed BottieDrop redemption center are numerous:
1. This will improve traffic congestion by eliminating the existing 2 employee
parking spaces which now have to back out into A Street negotiating cars
coming from the two blind curves there. These space in front of the
proposed location for the Bottle Drop will provide redemption patrons with
clear access to the Bottle Drop and space for the occasional 20 -foot truck to
back -in and remove the collected recycling.
2. It would eliminate the current gathering and congestion of customers
waiting for beverage container counting, that sometimes now spills -out
onto the.A Street sidewalk and public right -of way. The new Bottle Drop will
replace this tedious and time-consuming method. The BottleDrop does not
require that AFC employees go outside to process this recycling, which is a
major safety concern.
3. The customer will still use the same parking spaces along A St. or in the Co-
op lots, as they do now, but they will simply drop their sealed bag in the
secure BottieDrop and go. Since this only takes a couple of minutes, the
street parking will only be tied up for 5 or fewer minutes, instead of up to
45 minutes. This is yet another way in which the 'A' Street traffic
congestion and parking will be relieved. This service is quick, clean, and
hassle free for both the consumers and the Ashland Food Cooperative.
3
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What is a DRC?
A "Dealer Redemption Center" is a drop off ,tock
at a retail store that complies with the rgqujrer
a BottleDrop Express). Under this law, there is
holder for processing bags, and instead, tt a re'
fee to OBRC based on the number of bags,drol
toward the BottleDrop 15 bag per 90`day ihn'
of bags dropped to two per day. All other Bottle
is a Dealer RedempiianYC"e'nter^mUst also acce"
either a hand cauntor through a set-. service b
144 contajner5 per person per d`ay currently re
Benefits ,
•Dealers art only requtretl to accept 24 deposit contain
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t�ieDrop Plus opt
Ito
Oregon Redemption
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Bags located
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Contact
Retailers interested in the Dealer Redemption
Gretchen Bell at gbet[(@obrc.com.
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