The URL can be used to link to this page

Home My WebLink AboutFirstN_145_PA-T1-2022-00195CITY OF ASHLAND October 13, 2022 Notice of Final Decision On October 13, 2022, the Community Development Director approved the request for the following: Planning Action: PA -T1-2022-00195 Subject Property: 145 North First Street (Units #201-203 & 4301) Applicant: First Place Partners, LLC Description: A request for a Conditional Use Permit to convert four upper floor apartments to short-term rental (hotel/motel) use for the `Plaza North' property at 145 North First Street. COMPREHENSIVE PLAN DESIGNATION: Commercial; ZONING: C-1; MAP: 39 1 E 09BA; TAX LOT: 10104 & 10105 The Community Development Director's decision becomes final and is effective on the 12th day after the Notice of Final Decision is mailed. Approval is valid for a period of 18 months and all conditions of approval identified on the attached Findings are required to be met prior to project completion. The application, all associated documents and evidence submitted, and the applicable criteria are available for review at the Ashland Community Development Department, located at 51 Winburn Way. Copies of file documents can be requested and are charged based on the City of Ashland copy fee schedule. Prior to the final decision date, anyone who was mailed this Notice of Final Decision may request a reconsideration of the action as set forth in the Ashland Land Use Ordinance (ALUO) 18.5.1.050(F) and/or file an appeal to the Ashland Planning Commission as provided in ALUO 18.5.1,050(0). 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: 541-1488-5305 51 Winburn Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 mmash4and.orms �r SECTION 18.5.1.050 Type I Procedure (Administrative Decision with Notice) E. Effective Date of Decision. Unless the conditions of approval specify otherwise or the decision is appealed pursuant to subsection 18.5.1.050.G, a Type I decision becomes effective 12 days after the City mails the notice of decision. F. Reconsideration. The Staff Advisor may reconsider a Type I decision as set forth below. 1. Any party entitled to notice of the planning action, or any City department may request reconsideration of the action after the decision has been made by providing evidence to the Staff Advisor that a factual error occurred through no fault of the party asking for reconsideration, which in the opinion of the Staff Advisor, might affect the decision. Reconsideration requests are limited to factual errors and not the failure of an issue to be raised by letter or evidence during the opportunity to provide public input on the application sufficient to afford the Staff Advisor an opportunity to respond to the issue prior to making a decision. 2. Reconsideration requests shall be received within five days of mailing the notice of decision. The Staff Advisor shall decide within three days whether to reconsider the matter. 3. If the Staff Advisor is satisfied that an error occurred crucial to the decision, the Staff Advisor shall withdraw the decision for purposes of reconsideration. The Staff Advisor shall decide within ten days to affirm, modify, or reverse the original decision. The City shall send notice of the reconsideration decision to affirm, modify, or reverse to any party entitled to notice of the planning action. 4. If the ,Staff Advisor is not satisfied that an error occurred crucial to the decision, the Staff Advisor shall deny the reconsideration request. Notice of denial shall be sent to those parties that requested reconsideration, G. Appeal of Type I Decision. A Type I decision may be appealed to the Planning Commission, pursuant to the following: I. Who May Appeal. The following persons have standing to appeal a Type I decision, a. The applicant or owner of the subject property. b. Any person who is entitled to written notice of the Type I decision pursuant to subsection 18.5.1.050.13. c. Any other person who participated in the proceeding by submitting written comments on the application to the City by the specified deadline. 2. Appeal filing Procedure, a. Notice of Appeal. Any person with standing to appeal, as provided in subsection 18.5.1.050.G.1, above, may appeal a Type I decision by filing a notice of appeal and paying the appeal fee according to the procedures of this subsection. The fee required in this section shall not apply to appeals made by neighborhood or community organizations recognized by the City and whose boundaries include the site. If an appellant prevails at the hearing or upon subsequent appeal, the fee for the initial hearing shall be refunded. b. Time for Filing. A notice of appeal shall be filed with the Staff Advisor within 12 days of the date the notice of decision is mailed, c. Content of Notice ofAppeal. The notice of appeal shall be accompanied by the required filing fee and shall contain. i. An identification of the decision being appealed, including the date of the decision. ii. A statement demonstrating the person filing the notice of appeal has standing to appeal. iii. A statement explaining the specific issues being raised on appeal. iv. A statement demonstrating that the appeal issues were raised during the public comment period. d. The appeal requirements of this section must be fully met or the appeal will be considered by the City as a jurisdictional defect and will not be heard or considered. 3. Scope of Appeal. Appeal hearings on Type I decisions made by the Staff Advisor shall be de novo hearings before the Planning Commission. The appeal shall not be limited to the application materials, evidence and other documentation, and specific issues raised in the review leading up to the Type I decision, but may include other relevant evidence and arguments. The Commission may allow additional evidence, testimony, or argument concerning any relevant ordinance provision. 4. Appeal Hearing Procedure. Hearings on appeals of Type I decisions follow the Type 1I public hearing procedures, pursuant to section 18.5.1.060, subsections A --- E, except that the decision of the Planning Commission is the final decision of the City on an appeal of a Type I decision. A decision on an appeal is final the date the City mails the adopted and signed decision. Appeals of Commission decisions must be filed with the State Land Use Board of Appeals, pursuant to ORS 197.805 - 197.860. COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305 51 Winhum Way Fax: 541-552.2050 Ashland, Oregon 97520 TTY: 800-735-2900 , «"xw.ashland.onus IVA& ASHLAND PLANNING DIVISION FINDINGS & ORDERS PLANNING ACTION: PA -T1-2022-00195 SUBJECT PROPERTY: 145 North First Street (Units #201-203 & #301) APPLICANT/OWNER: First Place Partners, LLC DESCRIPTION: A request for a Conditional Use Permit to convert four upper floor apartments to short-term rental (hole]/motel) use for the `Plaza North' property at 145 North First Street, COMPREHENSIVE PLAN DESIGNATION: Conunercial; ZONING: C-1; MAP: 39 IF 09BA; TAX LOT: 10104 & 10105 SUBMITTAL DATE: DEEMED COMPLETE DATE: STAFF APPROVAL DATE: APPEAL DEADLINE: FINAL DECISION DATE: APPROVAL EXPIRATION DATE: DECISION: September 12, 2022 September 21, 2022 October 12, 2022 October 24, 2022 October 25, 2022 April 25, 2024 Site Description Tax lots 10104 and 10105 of Map 391E 09 BA are located on First Street across from: the U.S. Post Office, and are Lots 44 and #5 within the First Place Subdivision. Both lots are zoned Commercial (C-1). As part of PA -T2-2020-00019, First Place Subdivision Lots #4 and 45 were approved to be consolidated in order to construct a new 10,547 square foot, three-story mixed use building as the third and final phase of the First Place subdivision. The building's ground floor was approved as pyiniarily commercial space, while the second floor was to include three one -bedroom residential units and the third floor was to have one two-bedroom residential unit. The approved building and associated sitework are now nearing completion. Proposal Tlie proposal here is a request for a Conditional Use Permit to convert the four upper floor apartments in the recently constructed building to short-term rentals (i.e. hotel/motel use) which would be available year-round. Project Impacts The building placement, orientation and design and associated site improvements received Site Design Review approval with PA -T2-2020-00019 and will not be altered here. The request here is limited solely to the change in use to allow short-term rental use of the upper floor residential units. The application materials provided include written findings in response to the Conditional Use Permit criteria, which focus on the adverse material impacts of the proposed use in comparison PA -TI -2022-00195 145 First St N,ldds Page 1 to those which would be expected with development of the subject property according to the target use of the G-1 zone, which here is general retail built -out to a 0.50 floor area ratio (FAR). Because the building is existing and would not be changed, these impacts are limited largely to changes in parking impacts with the proposed conversion, Four -and -one-half off-street parking ,spaces were required for the three one -bedroom units on the second floor (3 units x 1.5 spaces per unit = 4.5 spaces) and one and tliree-quarters off-street spaces were required for the third -floor two-bedroom apartment. This equates to six -and -one-quarter off- street spaces, which rounds up to a total of seven required off-street parking spaces, for residential use of the property. Conversion to hotel/motel use requires one space per guest room, phis one space for the owner manager. With the conversion of four units to hotelh- otel, only five off-street spaces are required. The application materials further suggest that hotel occupancy rates in Ashland are much lower than long-term rental as apartments. While apartnients are typically occupied most days in any givers month or year, hotels in Ashland are typically occupied for extended weekend stays but remain vacant for a nxajority of the work week and are also impacted by the seasonal nature of the tourism industry. As such, the applicant asserts that both the number of required parking spaces and the associated impacts to parking in the downtown would be reduced with the proposed conversion. The criteria for Conditional Use Permit approval are described in AMC Section 18.5.1.050 as follows, A Conditional Use Permit shall be granted if the crpproilcd awhoritjl finds that the application meets all of the fol7mving criteria, or cern be made to conform through the imposition of conditions. 1. That the use would be in conformance udth all standards within the zoning district in which the use is proposed to be located, and in conformance i.vith relevant Comprehensive plana policies that erre not implemented by any City, State, or Federal lal•v or, program. 2. That adequate capacit)� of Cite facilities for water, server, electricity, urban storm drainage, paved access to and throughout the development, and adequate transportation can and ivill be provided to the subject property, 3. That the conditional use will have no greater adverse material effect on the Iivability of the brnpact area when compared to the development of the subject lot i.Wth the target use of the zone, pursuant with subseclion 18.5,4.0.50.A.5, below. When evaluating the effect of the proposed use on the impact area, the folloiWng fcnctors of livability, of the impact area shall be considered in relation to the target use of the zone. a. Sirnllaj-16� in scale, balk., and coverage. b. Generation of traffic and effects on surrounding streets. Increases in pedestrian, bicycle, and rrrriss transit arse are considered beneficial regardless of capacit3� of facilities. C. Architectural cornpatibilioj with the impact area. d Air quality, including the generation of dust, odors, or other environmental pollutants. e. Generation of noise, light, and glare. f. The deiWopment of adjacentproperties cis envisioned in the Comprehensive Plan. PA -TI -2022-00195 145 First St IIIA& Page 2 g. Other factors found to be relewint by the approval authority= for revieri= of the praposed use. d. A conditional use permit shall not allow a use that is prohibited or one that is not permitted pursuant to this ordinance. 5. For the pwywses of reWeii,ing conditional use permit applications for car forrnity ii,ith the approval criteria of this subsection, the target arses of each zone are as follou=s. d C-1. The general retail conrnrercial uses listed in chapter 18.2.2 Base Zones and Allowed Uses, developed at an intensity of 0.35 floor to area ratio, complying with all ordinance requirements; and riaithin the Detailed Site Revieza= overlay, of an intensity of 0.50 floor to area ratio, conrpll=ing with all ordinance requirenrents. In staff's opinion, the criteria for a Conditional Use Permit are satisfied by the proposal with the conditions attached. Planning Action #PA -T1-2022-00195 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 Plaruung Action #PA -TI -2022-00195 is denied. The following are the conditions and they are attached to the approval: 1) That all proposals of the applicant shall be conditions of approval unless otherwise specifically modified herein. 2) That all requirements and conditions of PA -T2-2020-00019 shall remain in effect except as specifically modified herein. 3) That the applicants shall provide contact information for a responsible party to be contacted in the event of complaints and maintain updated contact information on file with the city. 4) That the four proposed hotel units shall meet all applicable building, fire, and related safety codes at all times which may include but are not limited to fire suppression and alarm, occupancy separation and accessibility requirements, and shall be inspected by the Fire Department before commencing operations and periodically thereafter pursuant to AMC 15.28. 5) That the applicants shall obtain any necessary building permit approvals and associated inspections through the Building Division for the change from an R-2 to an R I occupancy for these four hotellmotel units. 6) That the applicants shall obtain and maintain a city business Iicense and register for and pay all transient occupancy tax as required in AMC 4.24 and AMC 6.04 prior to operation of the hotel/motel business. 7) That any advertisement for these hotel/motel units must include the City of Ashland Planning Action number assigned to this city land use approval (i.e. PA #22-195). 8) That a sign permit shall be obtained prior to installation of any new signage. All signage shall meet the requirements of Chapter 18.4.7. :11 -�z randon Goldman,1 erirn Director Community Development Department October 12, 2022 Date PA -T1-2022-00195 145 First St NAds Page 3 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 October 13, 2022 1 caused to be mailed, by regular mail, in a sealed envelope with postage fully prepaid, a copy of the attached planning action notice to each person listed on the attached mailing list at such addresses as set forth on this list under each person's name for Planning Action #PA -T1-2022- 00195, 145 North First Street. �ichaeBuCCivan Signature of Employee GAcomrrAe,Ap1anrkgW1anrfhg ActonOk by Steeff*irst Sirae9l=hL 145_Wiirst_145_N_PA-T1-2022-00195No0cing4NODIFiTaLI45_N_PA-Ti -2022-00195_N0D14fidavit of MallingAocz 1011312022 PA -T1-2022-00195 391 E09BA9400 FINNEY ERICIERIN 159 N SECOND ST ASHLAND, OR 97520 PA -T1-2022-00195 391E09BA12300 HUFF JAYNE ELISABETH DUTRA TR 14665 SW REDBUD WAY BEAAVERTON, OR 97007 PA -T1 -2022-00195 391 E09BA5800 LOCKLIN KIMBERLYNNIAGAKHANOV 262 B ST ASHLAND, OR 97520 PA -T1-2022-00195 POLARIS LAND SURVEYING 151 CLEAR CREEK DR ASHLAND, OR 97520 PA -T1-2022-00195 391E09BA9700 SCHULTZ & ASSOCIATES INC PO BOX 863 ASHLAND, OR 97520 145 N. First St 10/13/22 NOC 15 PA -T! -2022-00195 391 E09BA40002 FIRST PLACE PARTNERS LLC 815 ALDER CREEK DR MEDFORD, OR 97504 PA -T1-2022-00195 JEROME WHITE 545 A St ASHLAND, OR 97520 PA -T1-2022-00195 391E09BA5700 MURPHY ANNA ET AL 254 B ST ASHLAND, OR 97520 PA -T1-2022-00195 391 E09BA12500 ROGERS MICHAEL TRUSTEE ET AL 184 B ST ASHLAND, OR 97520 PA -T1-2022-00195 391 E09BAl 2400 SPIERINGS K A TRUSTEE FBO PO BOX 1315 PHOENIX, OR 97535 Etiquettes �!' adresse Easy Peel , Req;iez a is lzac4wre afin de Feveier le rel�ord Pop <<p Go to avery.coEj)templates 1 UsrAvcEyT�u�plr�h 51c;E1 PA -T1-2022-00195 391E09BA9600 GINSBURG JUDITH R TRUSTEE ET 139N2ND ST ASHLAND, OR 97520 PA -T1-2022-00195 391 E09BA9500 JORDAN CLAUDINE W TRUSTEE ET 153 N SECOND ST ASHLAND, OR 97520 PA -T1-2022-00195 391 E09BAl0102 PLAZA EAST LLC MAHAR MICHAEL T 815 ALDER CREEK DR MEDFORD, OR 97504 PA -T1-2022-00195 391 E09BA5600 ROWLEY LONDA RAE TRUSTEE ET A 228 B ST ASHLAND, OR 97520 PA -T1-2022-00195 39IE09BA9900 UNITED STATES POSTAL SERV 8055 E TUFTS AVE 400 DENVER, CO 80237 PPlanning Department, 51 Winburn Way, Ashland, Oregon 97520 CITY OF ,r 541-488-5305 Fax: 541-552-2050 www.ashland.onus TTY: 1-800-735-2900 -ASHLAND NOTICE OF APPLICATION PLANNING ACTION: PA -T1-2022-00195 SUBJECT PROPERTY: 145 North First Street (Units #201-203 & #301) APPLICANTIOWNER: First Place Partners, LLC DESCRIPTION: A request for a Conditional Use Permit to convert four upper floor apartments to short-term rental (hotel/motel) use for the `Plaza North' property at 145 North First Street. COMPREHENSIVE PLAN DESIGNATION: Commercial; ZONING: C-1; MAP: 39 1 E 09BA; TAX LOT: 10104 & 10105 SUBJECT PROPERTY 1145 OVER GAcomm-dev\planningTianning ActionsWAs by Street5F4 irst Street\Rrst_145—MFirst 145 N_PA-Tt-2022-00195UNoUcing\First_I45_ N_ PA-TI-2022-00195_NOC.dac The Ashland Planning Division Staff has .-ceived a complete application for the prop 1 noted on Page 1 of this notice Because of the COVID-19 pandemic, application materials are provided online and comments will be accepted by email. Alternative arrangements for reviewing the application or submitting comments can be made by contacting (541) 488-5305 or plan ning(a�ashland.or.us. A copy of the application, including all documents, evidence and applicable criteria are available online at "What's Happening in my City" at https:!Lgis. ash Iand.or.usldeve lopmentproposalsl. Copies of application materials will be provided at reasonable cost, if requested. Under extenuating circumstances, application materials may be requested to be reviewed in-person at the Ashland Community Development & Engineering Services Building, 51 Winburn Way, via a pre -arranged appointment by calling (541) 488-5305 or emailing planning(g�ashland.or.us. Any affected property owner or resident has a right to submit written comments to planninq(cDashland.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 submittal. Upon determination of completeness, a notice is sent to surrounding properties within 200 feet of the property submitting application which allows for a 14 day comment period. After the comment period and not more than 45 days from the application being deemed complete, the Planning Division Staff shall make a final decision on the application. A notice of decision is mailed to the same properties within 5 days of decision. An appeal to the Planning Commission of the Planning Division Staff's decision must be made in writing to the Ashland Planning Division within 12 days from the date of the mailing of final decision. (AMC 18.5.1.050.G) The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an objection concerning this application, by letter, or failure to provide sufficient specificity to afford the decision maker an opportunity to respond to the issue, precludes your right of appeal to the Land Use Board of Appeals (LUBA) on that issue. Failure to specify which ordinance criterion the objection is based on also precludes your right of appeal to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with sufficient specificity to allow this Department to respond to the issue precludes an action for damages in circuit court. If you have questions or comments concerning this request, please feel free to contact Derek Severson at 541-552-2040 or derek.severson ashland.or.us. CONDITIONAL USE PERMITS (See https:llashland.municipal.codes/LandUse/18.5.4.050) A Conditional Use Permit shall be granted if the approval authority finds that the application meets all of the following criteria, or can be made to conform through the imposition of conditions. 1. That the use would be in conformance with all standards within the zoning district in which the use is proposed to be located, and in conformance with relevant Comprehensive plan policies that are not implemented by any City, State, or Federal law or program. 2. That adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the development, and adequate transportation can and will be provided to the subject property. 3. That the conditional use will have no greater adverse material effect on the livability of the impact area when compared to the development of the subject lot with the target use of the zone, pursuant with subsection 18.5.4.050.A.5, below. When evaluating the effect of the proposed use on the impact area, the following factors of livability of the impact area shall be considered in relation to the target use of the zone. a. Similarity in scale, bulk, and coverage. b. Generation of traffic and effects on surrounding streets. Increases in pedestrian, bicycle, and mass transit use are considered beneficial regardless of capacity of facilities. C. Architectural compatibility with the impact area. d. Air quality, including the generation of dust, odors, or other environmental pollutants. e. Generation of noise, light, and glare. f. The development of adjacent properties as envisioned in the Comprehensive Plan. g. Other factors found to be relevant by the approval authority for review of the proposed use. A conditional use permit shall not allow a use that is prohibited or one that is not permitted pursuant to this ordinance. For the purposes of reviewing conditional use permit applications for conformity with the approval criteria of this subsection, the G-1comm-dev5p€anningTlanning AclionslPAs by StreetWirst StreeAFirst_145 Wirst_145_N PA-T1-2022-001951NolicingVirst_145_ M_ PA-T1-2022-00195_N0C.docs target uses of each zone are as follow. a. WR and RR, Residential use complying with all ordinance requirements, developed at the density permitted by chapter 18.2.5 Standards for Residential Zones. b. R-1. Residential use complying with all ordinance requirements, developed at the density permitted by chapter 18.2.5 Standards for Residential Zones. G. R-2 and R-3. Residential use complying with all ordinance requirements, developed at the density permitted by chapter 18.2.5 Standards for Residential Zones. d. C-1. The general retail commercial uses listed in chapter 18.2.2 Base Zones and Allowed Uses, developed at an intensity of 0.35 floor to area ratio, complying with all ordinance requirements, and within the Detailed Site Review overlay, at an intensity of 0.50 floor to area ratio, complying with all ordinance requirements. e. C -1-D. The general retail commercial uses listed in chapter 18.2.2 Base Zones and Allowed Uses, developed at an intensity of 1.00 gross floor to area ratio, complying with all ordinance requirements. f. E-1. The general office uses listed in chapter 18.2.2 Base Zones and Allowed Uses, developed at an intensity of 0.35 floor to area ratio, complying with all ordinance requirements; and within the Detailed Site Review overlay, at an intensity of 0,50 floor to area ratio, complying with all ordinance requirements. g. M-1. The general light industrial uses listed in chapter 18.2.2 Base Zones and Allowed Uses, complying with all ordinance requirements. h. CM -C7. The general light industrial uses listed in chapter 18.3.2 Croman Mill District, developed at an intensity of 0.50 gross floor to area ratio, complying with all ordinance requirements. i. CM -OE and CM -MU. The general office uses listed in chapter 18.3.2 Croman Mill District, developed at an intensity of 0.60 gross floor to area, complying with all ordinance requirements. k. CM -NC. The retail commercial uses listed in chapter 18.3.2 Croman Mill District, developed at an intensity of 0.60 gross floor to area ratio, complying with all ordinance requirements. I. HC, NM, and SOU. The permitted uses listed in chapters 18.3.3 Health Care Services, 18.3.5 North Mountain Neighborhood, and 18.3.6 Southern Oregon University District, respectively, complying with all ordinance requirements. Wcomm-dev\planningWIRnning ActionAPAs by Street\F\First Street\Fir5t_145 NWirst_145_N_PA-T1-2022-00195\Nodeing\First_145_N_PA-1'1-2022-00195_NOCAd K 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 21, 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- 00195, 145 North First Street. MichaeCSuffivan Signature of Employee G:lcomm devYplanning4Pianning Adonsfts by Stredg-A irsl Stree(Tirs#_i45_Wirst145 N_PA-T1-2622-001954No6cingtFirst_145_N_PA-T1-2022 00195_NOC_Affidavilof MaIng.docx 9)2112022 PA -T1-2022-00195 391 E09BA9400 FINNEY ERIC/ERIN 159 N SECOND ST ASHLAND, OR 97520 PA -T1-2022-00195 391E09BA12300 HUFF JAYNE ELISABETH DUTRA TR 14665 SW REDBUD WAY BEAVERTON, OR 97007 PA -T1-2022-00195 391E09BA10102 PLAZA EAST LLC MAHAR MICHAEL T 815 ALDER CREEK DR MEDFORD, OR 97504 PA -T1-2022-00195 391 E09BA5600 ROWLEY LONDA RAE TRUSTEE ET A 228 B ST ASHLAND, OR 97520 PA -T1-2022-00195 391E09BA9900 UNITED STATES POSTAL SERV 8055 E TUFTS AVE 400 DENVER, CO 80237 PA -T1-2022-00195 391E09BA40001 FIRST PLACE PARTNERS LLC WASHINGTON FEDERAL #294RE 425 PIKE ST SEATTLE, WA 98101 PA -T1-2022-00195 391E09BA9500 JORDAN CLAUDINE W TRUSTEE ET 153 N SECOND ST ASHLAND, OR 97520 PA -TI -2022-00195 391E09BA40000 PLAZA WEST AT FIRST PLACE CON 815 ALDER CREEK DR MEDFORD, OR 97504 PA -T1-2022-00195 391 E09BA9700 SCHULTZ &ASSOCIATES INC PO BOX 863 ASHLAND, OR 97520 145 N First St 09/21/22 NOC 13 PA -T1-2022-00195 391E09BA9600 GINSBURG JUDITH R TRUSTEE ET 139 N 2ND ST ASHLAND, OR 97520 PA -T1-2022-00195 391E09BA5700 MURPHY ANNA ET AL 254 B ST ASHLAND, OR 97520 PA -T1-2022-00195 391E09BA12500 ROGERS MICHAEL TRUSTEE ET AL 184 B ST ASHLAND, OR 97520 PA -T1-2022-00195 391E09BA12400 SPIERINGS K A TRUSTEE FBO PO BOX 1315 PHOENIX, OR 97535 PLAZA NORTH FIRST PLACE SUBDIVISION C.U.P. CONVERSION TO HOTEL USE PRE -APPLICATION SUBMITTAL NARRATIVE FOR CONVERSION OF RESIDENTIAL UNITS TO HOTEL USE SUBMITTED TO CITY OF ASHLAND SEPTEMBER 7T", 2022 PROJECT INFORMATION: PROJECT NAME: "First Place Subdivision —Plaza North" ADDRESS & LEGAL DESCRIPTION: First Street; Map #391E 09BA, Tax Lots 10104 & 10105. APPLICANTS & OWNERS: First Place Partners, LLC 815 Alder Creek Drive Medford, OR 97504 COMPREHENSIVE PIAN DESIGNATION: Commercial ZONING DESIGNATION: C-1 (Retail Commercial District) LOT AREA: Lots #4 & 5; 5,273 sq. ft. APPLICABLE ORDINANCES: Site Development and Design Standards AMC 18.4.2 Non -Residential Development (Basic & Detail) AMC 18,4.2,040.E&C Historic District Development Standards AMC 18.4.2.050 Downtown Ashland Standards AMC 18.4.2.060 Landscaping, Lighting & Screening Standards AMC 18.4.4 Site Design Approval Criteria AMC 18.5.1050 PROPOSED USE CHANGE: Residential Apartments to Commercial Hotel Use The Owners of the building propose to convert the (4) residential units on the second and third floors of the building from residential use to a conditionally permitted Hotel use. All four residential units, three 1 -bedroom units (>500 sf) and one 2. --bedroom unit, are proposed for conversion to year round Hotel use. OWNERSHIP: All of the units in the building, including the ground floor commercial spaces, are currently and for the foreseeable future, under single ownership. IMPACT ON C-1 TARGET USE: The impact on the commercial target use of the C-1 district is believed by the applicant to be negligible if not reduced. Given the currently approved residential use, and the fact that hotel residencies are very similar in nature and use to longer term residential occupancies, the applicant suggests that there will be no increased impact to the target commercial use. Hotel occupancy rates in Ashland are much lower than long-term rental (i.e. apartment) uses that are typically occupied daily and throughout most days in any given month or year. Hotels in Ashland are typically occupied for extended three-day weekends, are vacant for a majority of the work week, and are also impacted by the seasonal nature of our tourism industry. Therefor, the applicant suggests that the impact on parking in the downtown would be lessoned by this proposed use change. FAR: Phase 1, 2, & 3 Combined — Lot Area 63,058 sf Total Building Area (all floors) 79,360 sf FAR 79.45 % > 50 % Complies Phase 3 (Plaza North Lots 4 & 5) Lot Area 5,273 sf Total Building Area (all floors) 10,547 sf FAR 200.0 % > 50 % Complies PARKING REQUIREMENTS: The number of parking spaces required for the conversion of (4) residential apartments to Hotel use will result in a reduced requirement in parking of 2.9 spaces. Three (3) spaces were required for the (3) 1 -bedroom residential units on the second floor and (3.5) spaces for the third floor 2 -bedroom apartment. Conversion to a Hotel use requires "1 space per guest room, plus 1 space for the owner or manager" per AMC 18.4.3.040 Parking Ratios. With the conversion of the (4) apartments to Hotel use, the parking requirement is now (5.0) spaces. With (6.5) spaces currently allocated an site to the apartments, the change to a Hotel use reduces the parking requirement down and provides for a credit of 1,5 spaces. The offset of the additionally required manager's parking space could also come with the current change of 1608 sq. ft. of ground floor area from the original retail designation to an office designation on the ground level. Original Retail Use: 2951 sf / 350 = 8.4 spaces Proposed Retail Use: 1343 sf / 350 = 3.8 spaces (Unoccupied Unit 101) Proposed General Office Use: 1508 sf / 500 = 3.2 spaces (Current Office use - Ticor Title Unit 102) Required Ground Level Parking: 7.0 spaces; 1.4 spaces less than original requirement. The combined reduction in the parking requirement for both the commercial and residential (now commercial) rises amounts to 2.9 fewer parking spaces being required. Respectfully submitted, Randall Jones Mahar Homes PLAZA NORTH - FIRSTPLACE SUBDIVISION PHASE 3 09/06/2022 TOTAL BICYCLE SPACES REQ'D. 53.0 BICYCLE PARKING REQ'D. COMMERCIAL UNSHELTERED LOT 1 LOT 2-3 LOT 4-5 COMMON TOTALS AUTO PARKING ALLOCATIONS 4.0 COMMERCIAL SHELTERED 1.2 1.6 0.7 - PROPOSED PARKING: ROUND UP 4.0 RESIDENTIAL SHELTERED ON-SITE 15 sp 26 sp 14 sp 0 sp 55 sp 35.6 ON STREET 49.0 ROUNDUP 2 sp 2 sp 49.0 BASEMENT/GARAGES 12 sp 14 sp 1 sp 0 sp 27 sp (1.2) TOTAL ALLOCATED 27 sp 40 sp 15 sp 2 sp 84 sp REQUIRED PARKING: COMMERCIAL - HOTEL 0.0 0 0 &G. n.a. 3 sp Was 0 0 COMMERCIAL- HOTEL MANAGER 0.0 0.0 to. n.a. 1 sp Was 0;13 COMMERCIAL- GEN. OFFICE 0.0 4.0 3.2. n.a. 7 sp Was00 COMMERCIAL -RETAIL 5.0 12.0 3.8.; n,a. 21 sp MIV dZ COMMERCIAL - CAFE 7.0 OA 0.0 n.a. 7 sp STUDIO < 500 s.f. (1.0/unit) 0.0 18.2 0.0 n.a, 18 sp STUDIO > 500 s.f. (1.5/unit) 1.0 3.9 0.0 n.a. 5 sp 1 BEDROOM < 500 s.f. (1/unit) 0.0 0.0 0.0 n.a. 0 sp 1 BEDROOM > 500 s,f. (1.5/unit) 10.5 1.9 0,0 n.a. 12 sp Was 30 2 BEDROOM (1.75/unit) 3.5 0.0 1.a` n.a. 5 sp Was 35 3 BEDROOM (2.0lunit) 0.0 0.0 0.0 n.a. 0 sp TOTAL REQUIRED 27 sp 40 sp:12 sp' 79 sp Was'J.5,0 DIFFERENCE 0 sp 0 sp 3 sp 2 sp s sp BICYCLE PARKING ALLOCATIONS COMMERCIAL PARKING REQ'D. 12.0 16.0 7.1 - 35.0 BICYCLE SPACES REQ'D. 2.4 3.2 1.4 - 7.0 ROUND UP 8.0 RESIDENTIAL BICYCLE REQ'D. STUDIO & 1 BEDROOM 8.0 34.0 0.0' 42.0 Was 20 2 BEDROOM (1.5/Unit) 3.0 0.0 0.0 3.0 Was30 11.0 34.0 0.0' - 45.0 Was 53 TOTAL BICYCLE SPACES REQ'D. 53.0 BICYCLE PARKING REQ'D. COMMERCIAL UNSHELTERED 1.2 1.6 0.7 - 3.5 ROUNDUP 4.0 COMMERCIAL SHELTERED 1.2 1.6 0.7 - 3.5 ROUND UP 4.0 RESIDENTIAL SHELTERED 11.0 34.0 0.0 - 45.0 TOTAL SHELTER REQ'D. 12.2 35.6 0.7 - 49.0 ROUNDUP 49.0 TOTAL SHELTER PROVIDED 11.0 42.0 2.0 - 55.0 DEFICIT OR SURPLUS (1.2) 6.4 1.3 - 6.5 FEEAPFtICkMfl PLAZA NORTH - FIRST PLACE SUBDIVISION RRST FLOOR PLAN f. Ll UNIT�2 964 � SF ❑ � -T-r :.d a.m Eul ❑ V •--- 3-w, ..-.�.- i d — UNO 1,M9 SF wmr a.Mr •�I ......... Y . . FO1} 3 PNEAFPUCAl Wi - - PLAZA NORTH - FIRST PLACE SUBDIVISION SrcCOND FLOOR PLAN U *0100 ❑❑ q..» ueaaol mass 0 .� ...,, -..e, 10 �o „AE AFFLKATM PLAZA NORTH - FIRST PLACE SUBDIVISION THIRD FLOOR PLAN P414 . .� Planning Division 51 Winburn Way, Ashland OR 97520 C E T Y O F ASHLAND 541-488-5305 Fax 541-488-6006 DESCRIPTION OF PROJECT ZONING PERMIT APPLICATION DESCRIPTION OF PROPERTY Pursuing LEED® Certification? ❑ YES ❑ NO Street Address t°" ` tit ' 0 6 f 7 2 1 ` 3; 2 0 j Assessor's Map No. 391 E 01� BA Tax Lot(s) 113 10 Lf t 0 I b 5 T Zoning C_ ( Comp Plan Designation C �5 f`4IA F, C I-^ APPLICANT Name 'FL;SST Pe, A69 fkKr, L t --Phone E -Mail r,brr-, Address __ sf �L-V, CP�Ieg_V, __. City �AeoyrbRy Zip i L3!F PROPERTY OWNER Name I �� TI -ACC ' " Phone" `g E -Mail rr' 1 � �M , ca Address f L.'S EVC < P6 • City A Zip !an 5® �E SURVEYOR, ENGINEER, ARCHITECT, LANDSCAPE ARCHITECT, OTHER Title-AI_r6C'r NameJEPOME eif-TE- Pho 4t_ 1`114*_q0t E -Mail Address � City p4 t_.,4.t4P Zip 5-7.5 2 0 TitleSuRyC`Vt'';r_ Name raLAP-IS Phone -S%41 Mast � r ey . Address I S ( (, S v c°4 t i D I City AC IA .,A,1- iV mm Zip cl% -157-0 I hereby certify that the statements and information contained in this application, including the enclosed drawings and the required findings of fact, are in all respects, true and correct. I understand that all property pins must be shown on the drawings and visible upon the site inspection. In the event the pins are not shown or their location found to be incorrect, the owner assumes full responsibility. I further understand that if this request is subsequently contested, the burden will be on me to establish: 1) that f produced sufficient factual evidence at the hearing to support this request; C, 1-% e�e_, k- 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. q tzj 2-x� Z. --- Applicant's Signatur Date As owner of the property involved in this request, 1 have read and understood the complete application and its consequences to me as a property owner. M t r. A A C_ , 't'. AA A El,' b y .fRI Property Owner's Signa ure (required) Date [To be completed by City Slaff] Date Received "��i ` Zoning Permit Type Filing Fee OVER // Gammen-du0plannhigWoms & Handouls\Zoning Pennil Appliealion.dao ZONING PERMIT SUBMITTAL REQUIREMENTS E4` APPLICATION FORM must be completed and signed by both applicant and property owner. Iq' PLANNING FEES FORM must be completed and signed by both applicant and property owner. R 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. 19-' TRUE SCALE PDF DRAWINGS — Standard scale and formatted to print no larger than 1 1x1 7 inches. Include site plan, building elevations, parking and landscape details. C?" FEE (Check, Charge or Cash) ❑ LEEDO 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 LEEDO Accredited Professional as part of the project team throughout design and construction of the project; and • The LEEDO 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. QAcm1n11rdcv%P13nniagTomss & IlandoutsVZoning Permit AppticationAm