HomeMy WebLinkAbout2022-03-02 Historic PACKET
HISTORIC COMMISSIONELECTRONICMEETING
AGENDA
March 2, 20226PM
I.6:00PM -REGULAR MEETING –CALL TO ORDER
II.APPROVAL OF MINUTES
Historic Commission electronic meeting ofJanuary 5, 2022
III.PUBLIC FORUM
IV.COUNCIL LIAISON REPORT
Councilor Moran
V.PLANNING ACTION REVIEW
PLANNING ACTION: PA-T1-2022-00175
SUBJECT PROPERTY: 37 North Main Street
APPLICANTS/OWNERS: Victor & Evye Szanto
DESCRIPTION: A request for Site Design Review to permit a tenant improvement of the property located at 37
North Main Street to include an interior remodel to create two tenant spaces, associated accessibility
improvements, and changes to the façade including alteration to the entry and the addition of new awnings.
COMPREHENSIVE PLAN DESIGNATION:Commercial Downtown;ZONING: C-1D; ASSESSOR’S MAP: 39
1E 09BB; TAX LOTS:8600
PLANNING ACTION:PA-T1-2022-00176
SUBJECT PROPERTY: 131 Helman Street
OWNER/APPLICANT: Peter Cipes for Chappell
DESCRIPTION:A request for a Conditional Use Permit to restore and add a small addition to an existing home.
Because of the extent of the restoration a demolition permit is also being processed concurrently with the
building department. The existing home has a non-conforming front yard setback, and because the structure is
being added ontorather than being reconstructed in its existing 3d envelope a CUP is required.
COMPREHENSIVE PLAN DESIGNATION: Multi-Family Residential; ZONING: R-3; MAP: 39 1E 04 CC, TAX
LOT: 4800
PLANNING ACTION:PA-T2-2022-00037
SUBJECT PROPERTY:165 Water Street, 160 Helman Street and 95 Van Ness
(corner of Van Ness & Water Streets)
APPLICANT: Rogue Planning & Development Services, LLC,agent forowner
OWNERS: Magnolia Investment Group, LLC and Gil Livni
DESCRIPTION:A request for an eight-lot commercial subdivisionto construct a phased mixed-use
developmentfor the three properties at the corner of Van Ness and Water Streets including 95 Van Ness Street,
165 Water Street and 160 Helman Street.The applicant’s Phase I requests Site Design Review approval for
five mixed-use buildings consisting of two ground floor commercial spaces with two residential units above in
“In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please
contact the Community Development office at 541-488-5305 (TTY phone is 1-800-735-9200), or by email at
planning@ashland.or.us. 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).”
each building, as well as associated surface parking, utility infrastructure and street improvements.The
remaining three building sites would be developed in a later phase.The application alsoincludes a request for
a Physical & Environmental (P&E) Constraints Review Permit because the proposal includes development on
severe constraints lands with slopes greater than 35 percent and on floodplain corridor lands; a request for an
Exception to theDevelopment Standards for Hillside Lands; a request for a Tree Removal Permit to remove all
of the trees on the property and within adjacent rights of way; a request for an Exception to the Site Development
and Design Standards to allow 3,087 square feet of plaza space where the standards require 5,624 square feet;
and a request for an Exception to Street Standards to allow parking bays with street trees in bump-outs along
Van Ness Avenue rather than standard park row planting strips.
COMPREHENSIVE PLAN DESIGNATION:Employment;ZONING:E-1;ASSESSOR’S MAP:39 1E
04CC;TAX LOTS #:2000, 2100 & 7100
VI.DISCUSSION ITEMS
Memo –Ordinance Change for Historic Commission Membership & quorum number
Historic Preservation Week –PastForward
th
o Historic Preservation Awards scheduled for Tues, May 17@12:30
2022 nominations–Commissioners to review list
VII.ADJOURNMENT
ASHLAND HISTORIC COMMISSION
ELECTRONIC MEETING
DRAFT Meeting Minutes
January 5, 2022
Community Development/Engineering Services Building – Electronic Meeting
CALL TO ORDER:
Hovenkamp called the electronic meeting to order at6:01pm.
CommissionersPresent:Council Liaison:
ShostromShaun Moran
WhitfordStaff Present:
Von ChamierBrandon Goldman;PlanningManager
HovenkampRegan Trapp; Permit Technician II
Swink
Emery
Skibby (Late)
Commissioners Absent:ALL PRESENT
APPROVAL OF MINUTES:
Shostrom/Swink m/sto approve minutesforDecember 8, 2021.Voice vote. ALL AYES.Motion passed.
PUBLIC FORUM:
There was no one wishing to speak.
COUNCIL LIAISON REPORT:
Councilor Moran was present but there were no updatesto give.
DISCUSSION ITEMS
Marking Ashland Places Update- Jennifer Longshore
The MAPS project is in its final stages and has been worked on for several years by a myriad
of Commissioners from the Public Arts Commission and the Historic Commission. Fivebronze
medallions will be placed around town at different historical sites within the next few months.
Jennifer has extended an invitation to the Commission to work together with the Public Arts
Commission in the next phase. She went over the historyofthe projectand gave an overview
of the work done by the artist.
Seated member quorum discussion
Goldman gave the staff report regarding the quorum requirement. The quorum requirement is
half of the seated members plus oneand would decrease based onseated members. Any
change to Chapter 2.24 would require an ordinance amending the code and would need to be
approved by Council. Only the City Manager can direct an ordinance amendment andit would
need to be written by staff and approved by the Council.
The Commission will continue to recruit people but would like to make the change of quorum
requirements to no fewer than 7 and no more than 9.
Von Chamier/Whitford m/s todirect staff to write an amendment to chapter 2.24 of the
MunicipalCodeonquorum requirements(to match Tree Commission)o be submitted to
the City Manager. ie;Half the number of seated Commissioners plus one but no less than
four. Voice vote. ALL AYES. Motion passed.
Community Center
Chair Hovenkamp addressed Councilor Moran regarding an update on the Community Center.
Councilor Moran gave the latest updates and encouraged the Commission to reach out to
George Kramer, who is the chair of the Ad-Hoc Committee for the Community Center.
Goldman gave an update onwhat the Ad-Hoc recommendation was regarding the “moment
frame” on the interior of the building. This building is individually listed and SHPO would need
to be notified if there were changes to the interioror exterior.If the Commission chooses to
draft a letter, it willneed to be forwarded to the City Manager for review,as this item is not
listed on any upcoming Council meetings.
The group discussed the following:
TheCity Council has worked 2-3yearsto try and bring these buildings back up to codeand
these buildings need a lot of work as they have not been updated since the 80’s.
Theyemphasized that if this project moves forward in this way, it will ruin the aesthetic of the
buildingand was disappointed that there was no public input taken by Council on this subject.
Because the building is on the national register of historic places, the Commission stressed the
importance of letting the Council know their recommendations. They remarked thatthe effort
should be put into saving the building both inside and outside so that visually, it maintains its
historic integrity. The group stressed that this is a public building and should be maintained as
such.
Skibby/Swink m/s for Hovenkampwilldraft a letter to Council regarding Commission
recommendations for the renovation (both interior and exterior) of the Community Center. This
letter will be brought back(for review) to the full Commission at a future meeting. Voice vote.
ALL AYES. Motion passed.
Historic Preservation Week –PastForward
th
Historic Preservation Awards scheduled for Tues, May 17@12:30
Pioneer Hall has been reserved(with indoor or outdoor option)
Historic Preservation month discussion was postponed until February’s meeting.
ADJOURNMENT
Next meeting is scheduled forFebruary 2, 2022at6:00pmvia Zoom.
Shostrom/Whitford m/s to adjournmeeting of January 5, 2022
There being no other items to discuss, the meeting adjournedat8.12pm
Respectfully submitted by Regan Trapp
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165 Water-PA-T2-2022-00037
AmyGunter–Applicant
GilLivni–Owner/Applicant
January 7, 2022
Property Owner: Magnolia Investment LLC
Magnolia Fine Homes LLC
441 Talent Avenue
Talent, OR 97535
Landscape Architecture/ Terrain Landscape Architecture
Site Planning:
Planning Consultant: Rogue Planning and Development Services, LLC
1314-B Center Dr., PMB #457
Medford, OR 97501
Civil Engineer: Rhine-Cross Group
PO BOX 909
Klamath Falls, OR 97601
Transportation Engineer: Sandow Engineering
160 Madison Street, Suite A
Eugene, OR 97402
Geotechnical Expert: Marquess and Associates
Rick Swanson
PO Box 490
Medford, OR 97504
Structural Engineer: Snyder Engineers
415 E Pine St
Central Point, OR 97502
Surveyor: Polaris Land Survey
PO BOX 459
Ashland, OR 97501
Page 1 of 39
Subject Property
Property Addresses: 160 Helman Street, 95 Van Ness and165 Water Street
Map & Tax Lot: 39 1E 04CC; Tax lots 2000 & 2100 and 7100
Comprehensive Plan Designation: Employment
Zoning: E-1
Overlays: Residential Overlay
Skidmore Academy Historic District
Detail Site Review Zone
Floodplain
Severe Constraints
Request:
This request is for the approval of an eight lot, Commercial Subdivision,and a phased, mixed-use
development.
Phase One is proposed the Subdivision of the property and includes arequest for Site Design Review
for the development of five, mixed-use commercial buildings with residential units above. The required
parking area for the first phase of proposed development will be provided in Phase One. Phase One is
also proposed to install the required public street frontage improvements, subdivision infrastructure.
The request included a Physical and Environmental Constraints Review Permit for encroachment onto
to lands that have more than 35 percent slope, and development within the Ashland’s FloodProtection
Zone, and a Tree Removal Permit.
Property Description:
The area of the proposed subdivision encompasses a one-
half block area south of the Water Street, Van Ness and
Helman Street intersections. The property extends to the
south to a partially improved public alley that extends
between Water Street and Helman Street.
The property appears on the earliest City of Ashland Maps
(1883 AD) as a part of Lots 4 & 5 of Block 29 at the
intersection of Mechanic (Van Ness) and Water Streets
(prior to railroad) created from Abel D. Helman’s Donation
Land Claim Act. The property to the north across the street
was the site of Daley & Co.’s Planing Mill. This mill was run
using water from a flume that diverted water from Ashland
Creek to the south of the subject property, and run through
a turbine. (http://wrightarchives.blogspot.com/
2011/07/ashland-oregon-early-history.html)
1883
Page 2 of 39
In 1887, the “Golden Spike” was driven, finishing the trans-continental route for the railroad. The area
to the north of the subject property (Block 18, Lots 1, 2 & 3) where the Daley & Co. Planing Mill had
been located, became railroad right-of-way. Historically, a steel trestle was constructed crossing
Ashland Creek (Mill Creek at the time) and Water Street. On the 1898 Sanborn map (clip of July 1898
#4 below (full sheet attached)), an irrigation ditch traverses the property to from the south to the
northwest. Another flume carried the tail race waters from Ashland Woolen Mill that had been located
at the property now occupied by the Plaza Inn and Suites, to the south of the property, to the Oregon
Mining and Stamp Co. which was located on the north side of the railroad tracks. The tunnel for Water
Street that passes under the railroad was constructed in 1907.
By
1911, according to the Sanborn Fire Insurance Map, the site still had the tail race flume but the former
irrigation route had been converted to a spur rail line for the Southern Pacific Railroad that went into
town to serve the various mills, including Ashland Cold Storage that had taken over the Woolen Mill
site.
Following the closure of the mills and the subsequent removal of the flumes, the Water Street portion
of the property held commercial structures (shops, sheds, etc.). Above ground fuel storage tanks were
placed along Van Ness Street. In about the mid-1950s, a service station was constructed on the site.
That service station then served as auto repair for many years. In the 1980s, SOS Plumbing began
operations on the property. SOS operated at the site until 2007. The site has been most recently used
Page 3 of 39
as an auto repair shop, then as a storage area for the property owners construction business
equipment and for a local landscape contractors equipment.
Due to the presence of the above ground fuel storage tanks, the fueling station and the auto repair
shop, the site was considered a Brownfield. The sturcutres removed, the site was cleaned up and the
case has been closed by the Department of Environmental Quality
http://www.deq.state.or.us/Webdocs/Forms/Output/FPController.ashx?SourceId=4951&SourceIdType
=11
The subject properties now consists of three parcels of record; Parcel 1 is at165 Water Street is a
38,515 square foot, vacant parcel at the southwest intersection of Water Street. The parcel extends
south along Water Street to a public alley that extends from Water Street, east to Helman Street.
There is an access and parking access easement on this for a separate parcel of property across the
alley to the south. It is known that a private irrigation line transects the property. The Ashland
Modified flood protection zone for Ashland Creek extends along the Water Street frontage,
approximately 20-30-feet into the property.
Parcel 2 is at the southeast intersection of Van Ness
and Helman Streets. Parcel 2 is a 5,824 square foot,
vacant parcel. This parcel has 52.74-feet of frontage
on Van Ness Avenue and 80-feet of frontage
adjacent Helman Street.
Parcel 3 is a 7,302 square foot parcel has 90 feet of
frontage along Helman Street, north of the public
alley. The property is occupied by a 3,300 square
foot commercial structure that is in very poor
condition. It was the location of Pyramid Juice
processing, warehouse, and distribution for many
years. Upon the redevelopment of the properties,
these structures will be removed.
The subject properties are zoned Employment (E-1) with Residential Overlay, the property is also
covered by t the Detail Site Review overlay. The adjacent properties are zoned E-1, and Low-Density
Multi-Family Residential (R-2). The properties to the north, across the railroad tracks are zoned
Employment with Residential Overlay. There are also industrially zonedproperties to the northwest.
The properties areat the boundary of the Skidmore Academy Historic District. The properties to the
west are within the Skidmore Academy. The properties across the railroad tracks are outside the
Historic Districts. The properties across Water Street are within the Railroad Historic District.
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Across Helman Street from the subject property, the uses are primarily residential and their associated
accessory structures. The residences are primarily single story and one-and-one-half story residences.
The lot areas range from 3500 – 10,000 SF.
The property across Water Street is a single-family residential use with outbuildings. The property to
the south across the alley is a commercial manufacturing use, a mixed-use office building and a
residential structure that has been used commercially in the past as a vacation rental and daycare use.
According to the Transportation System Plan, Functional Classification Map, Helman Street is an
Avenue. Helman Street has a 60-foot-wide public right-of-way. Helman Street is improved with paving,
curb, gutter, a six-foot landscape park row, and a five- and one-half-foot wide sidewalk. There are two
driveway aprons serving the property from Helman Street.
Van Ness is classified as a neighborhood street. Van Ness has a 60-foot-wide public right-of-way. Van
Ness is improved with paved travel lanes, curb and gutter, and a five-foot wide, curbside sidewalk.
There are approximately 27-feet of improvements including a five-foot wide curb side sidewalk. There
are three driveway aprons on the Van Ness frontage of the properties. North of the Van Ness right of
way are the railroad tracks.
Water Street has a 40-foot-wide right-of-way and is improved with 38-feet of street improvements
that consist of curb, gutter and asphalt. There are two driveway curbcuts on Water Street. There are
street trees in very poor condition which will be removed and replaced.
Detailed Description of the Proposal:
The proposal is for an eight lot, Commercial Subdivision for the future construction of eight, three
story, mixed use commercial buildings. The proposed subdivision will provide for a shared parking area,
utility infrastructure and subdivision infrastructure.
This application provides for the phased subdivision which demonstrates the lot coverage area, access,
parking areas, common trash/recycle facility areas, pedestrian connectivity and frontage
improvements for complete buildout are provided for. Due to the site’s topographical constraints and
large area, a phased Site Review for five of the buildings is proposed in conjunction with the
subdivision request. The remaining three building sites will be developed following construction of the
five buildings on the upper level of the site adjacent to Helman Street (see Phasing Plan sheet L0.1).
The eight lots range in size from 3,696 square feet to 9,651 square feet. The Subdivision is proposed as
a planned unit development type of subdivision with an association to address the maintenance and
perpetual maintenance of the common areas including the parking, walkways, retaining walls,
landscape areas including the public street trees.
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Easements for utilities, public pedestrian, vehicular uses are delineated on the proposed preliminary
plat (see Preliminary Subdivision Map sheet SV-2). Association agreementsand covenantspertaining to
the long-term maintenance and use of the common use areas of the property will be provided with the
application construction documents. These documents will provide for the maintenance of, use of and
necessary organization structure to provide long term maintenance of not only the areas for common
use and utility, but also the landscaping including park row trees.
Public Infrastructure Improvements:
Substantial public infrastructure improvements are necessary to accomplish the development of this
commercial block. These include installing substantial public street improvements, electrical, and
private irrigation system relocation, and irrigation pipe quality improvement (it is presently leaking).
The proposed preliminary grading and drainage plan, the public utilities, and erosion control plans are
provided on sheets C 1.0, 2.0 and 3.0.
The proposed subdivision infrastructure includes installation of a complete public electrical system
upgrade which provides for the electric infrastructure to levels capable of commercial / employment
use. Frontage improvements are proposed along all the street frontages and within the unimproved
public alley.
The alley will provide access to parking area accessed from the Water Street side of the development
and to the garages on the Helman Street side of the development. The driveway access from Helman
Street complies with the spacing standards.
The Helman Street frontage has an existing parkrow and sidewalk which are to remain. The street trees
within the parkrow are in generally poor condition and are proposed to be removed and replaced.
The existing sidewalk on Van ness is a five-foot curbside sidewalk. The proposal includes an eight-foot
sidewalk on Van Ness. Parking bays with shade tree bump outs are proposed. The street tree bump
outs allow for street trees to be provided with the street improvements while keeping the sidewalk
clear for pedestrians. This requires an exceptionto the street standards.
Water Street is proposed to have an eight-foot sidewalk and a hardscape park row. The material of the
hardscape park row on both Van Ness and Water are proposed to be pervious surface treatments.
Commercial ‘Sternberg’ streetlightswill be installed at the intersection of the streets and again at the
intersection of the alley. The existing Sternberg pedestrian streetlight on Van Ness may need to be
relocated but will remain on the frontage.
The proposed street improvements will create a pedestrian friendly environment in an area where
there is presently very little pedestrian activity due to the lack of development and pedestrian
infrastructure. The increased floor elevations and the creation of the terraced sidewalk system does
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not diminish the dramatic improvement to the pedestrian environment along Water Street and Van
Ness Avenue.
Ashland Modified Flood Hazards Overlay Development Standards:
According to the adopted maps there the Ashland Modified Flood Zone which requires that the
buildings comply with the standards of AMC 15.10 for floodproofing in the flood plains. The buildings
and parking area improvements within the flood zone are proposed to comply with the standards of
AMC 15.10 and AMC 18.3.10.080.
Phase one improvements to the public street frontage including tree removal, public infrastructure
including utilities and sidewalkare within the Ashland Flood zone
The parking area improvements will be to the rear of the future buildings in the flood zoneand will not
include improvements subject to the forces of potential floodwaters.
The finished floor elevations of the concept subdivision site plan demonstrate adequate finished floor
heights to comply with the minimum flood zone elevations. The buildings within the flood zone will
have individual Site Review approvals.
The Ashland Modified Floodplain Corridor map depicts the flood level as 1845.5-feet at the
intersection of Water and Van Ness to 1849-feet near the alley (south property line). The finished floor
of the future buildings 7 and 8 will be raised to a finished floor elevation of 1846-feet. This allows for
the finished floor of the non-residential structure to be above the flood elevation.
Access and Site Circulation:
Pedestrian access to the property is via the public sidewalks on the three street frontages and from the
public alley. There are pedestrian pathways connecting each building to the street with direct access
from the sidewalk. Pedestrian pathways lead through the development, connecting the upper and
lower areas and are connected to the sidewalks along each street.
The vehicular and bicycle access to the property is provided from a driveway apron from Helman and
from the public alley on both the Helman side of the property and from the public alley on the Water
Street side of the property. Due to the topography of the alley, only pedestrian access is provided in
the walkway and stairway leading from Helman to Water Street.
Water Street is proposed to be improved with new curb, gutter, eight-foot hardscape park row with
street tree grates within the sidewalk. Van Ness is proposed to be improved along the majority of the
frontage with the required eight-foot sidewalk, as the property and Van Ness slope uphill, to the west
towards Helman Street, the proposed sidewalk is reduced in width to achieve the necessary transition
Page 7 of 39
between the subject property and the property to the west at 160 Helman Street. With the modified
finished floor elevation, there is a five-foot-wide (minimum width) raised sidewalk that transitions from
sidewalk ramps on either end of the building and to the stair from the intersection.
The alley is proposed to be improved with 16-feet of paving from Water Street to the base of the stair
for the pedestrian connection up to the grade of the alley as it continues to Helman Street. From the
top of the stair, the alley will be paved to the required width to its intersection with Helman Street.
Due to the topography of the site and the grade difference between the subject property and the
properties to the west, the alley cannot be improved to have vehicular traffic, to provide a pedestrian
connection, a stairway is proposed.
Parking:
The subdivision proposal includes a surface parking area that accommodates 19 vehicles including two
ADA accessible parking spaces with off-loading zones. The uses of the ground floor are anticipated as
general office space at this time though. The upper parking area associated with Phase One
development includes five (5) surface parking spaces and the lower parking area of five (5) surface
parking spaces north of the alley. The parking area will be used in-common and will have recorded joint
access, use and parking agreements. Due to phasing requirements, staging and parking for
construction vehicles, the lower level which has more of the parking area is in Phase Two. To remedy
this, the lower level of commercial spaces will remain unoccupied and no occupancy approvals for
finished spaces until the lower parking area is completed.
There are two parking spaces per residential unit required. These are provided within the garages on
the ground floor of each building.
Phase One accommodates for all required residential parking within the buildings.
There are 12 bicycle parking spaces provided for in Phase One. These are within the plaza area,
adjacent to the vehicle parking area and in front of proposed building #2.
The proposed development requires 16 bicycle parking spaces for commercial uses and 16 bicycle
parking spaces for the residences. The residential parking is provided for within the garages. ,
The request included a Parking Management proposal as permitted in AMC 18.4.3.060 and the
approved application reduced the off-street parking spaces through use of credits for on-street
parking.
The proposed parking lot design and construction for the new surface parking area will comply with
the standards from AMC 18.4.3.080.B.
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Site Design Review:
There are eight total building lots proposed. Each of the lots is proposed to have a commercial building
with residential units on the second and third story. Each building is proposed as shared wall, two-unit,
ground floor commercial office, with two-unit, three bedroom, residences above. There are 16
residential units above ground floor commercial spaces.
Seven of the eight buildings are directly adjacent to the public streets and direct connections from the
public sidewalks to the entrance of the commercial spaces is provided. One building is behind a street
facing building. This building is accessed from the pedestrian walkways that connect to the public
sidewalk.
As proposed, the 65 percent of the ground floor of each proposed building is commercial with between
1500 – 1700 square feet of commercial space, 35 percent of the ground floor is solely residential use.
All proposed parking is to the side and rear of the buildings. The residential parking is within the
footprints of the buildings in enclosed garages.
Bicycle parking is provided throughout the property and racks are shown in specific locations on the
site plans.
Trees and Landscaping:
The development of the site required a comprehensive review of the sites trees, their conditions and
their suitability for conservation in the project. Due the factors, specifically types of trees, location of
trees in proximity to development, the proposal seeks to removal all of the site’streesand the trees in
the public right-of-way.
The landscape plan uses a variety of deciduous shade trees, shrubs, and ground covers. Using water
conserving landscape and irrigation design, the proposed landscape plan and the future irrigation plan
can demonstrate compliance with the standards.
Findings of Fact:
The following information addressing the findings of fact for the applicable criteria from the Ashland
Municipal Code are provided on the following pages.
Respectfully Submitted,
Amy Gunter
Rogue Planning & Development Services, LLC
Page 9 of 39
Off-street parking for the residences has been provided for each of the dwellings within the
enclosed ground floor garage space.
B. Overlay Zones. The proposal complies with applicable overlay zone requirements (part 18.3).
Finding:
The property is subject to the Physical and Environmental Constraints Review, Basic and Detail Site
Design Review and Historic District Standards. As evidenced in the findings approved in 2017, and in
the supplemental information from the Geo-Tech, preliminary Civil Engineering and Structural
Engineering it can be found that the proposed development complies with the development of a
commercial building within the Ashland Modified Floodplain, but outside of the FEMA floodplain and
complies with the development standards for Severe Constraints due to the slope of the property. The
findings from the subdivision criteria address the physical constraints.
The proposeddevelopment complies with the Site Development and Design Overlays including Detail
Site Review and Historic District Development standards.
C. Site Development and Design Standards. The proposal complies with the applicable Site
Development and Design Standards of part 18.4, except as provided by subsection E, below.
18.4.2.040 Non-Residential Development
Finding:
The proposed development of the Employment zoned land with a mixed-use commercial
subdivision will have a positive impact upon the streetscapes of Helman Street, Water Street
and Van Ness Streets.
Each of the five proposedbuildingsareproposed to have a minimal setback, only to achieve
door swing and alcove to provide pedestrian cover.
Outdoor spaces for pedestrian activity and outdoor seating areas for guests, customers and
tenants of the building are proposed that will improve the projects appearance and site
amenities. Landscaping is proposed to enhance the site and provide screening of the parking lot
and trees to provide cooling of the surface parking areas.
The proposed public infrastructure improvements will enhance the pedestrian environment
and will improve bicycle transit by providing an abundance of bicycle parking facilities.
The proposed buildings are each designed to be consistent with the highest standards for
compliance with the Detail Site Review, Large Scale Building and Historic District Design
Standards even though the site is on lower order, less traveled City streets adjacent to the
railroad tracks.
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B. Basic Site Review Standards.
1. Orientation and Scale.
Finding:
The proposed buildingsare clearly oriented towards the public streets excepting Building 5
which does not front upon a public street.Buildings 1 – 4, 6 –8 all have primary orientation
towards the street upon which the building fronts.
No parking is proposed between the buildings and the streets, all on-site parking is behind the
façade of the structures. The ADA offloading zone is adjacent to the sidewalk on the Water
Street side of the property where the parking spaces are nearest the public right-of-way.
The proposed buildings occupy the majority of the three street frontages. Thereare gaps
created between the buildings that are limited to the minimum setback to have openings in
proximity to the property line. The other separation is where the driveway access to the site
from Helman Street is proposed.
The building entrances on each structure are within 20-feet of the right of way. Each building
has a public pedestrian business entrances that are clearly visible, include lighting, pedestrian
covering and changes in materials to emphasize the entrances.
Lot 1 is a corner lot. The building in this site review, building 1 on proposed Lot 1 is oriented
towards the intersection with an entrance from each street frontage.
Public sidewalks are proposed along the public street frontages, pedestrian walkways are
provided for each business entrance from the public pedestrian sidewalks.
2. Streetscape.
Finding:
One street tree for every 30-feet of frontage in compliance with the spacing standards for
street trees have been provided. See preliminary landscape plan sheet L.1.
3. Landscaping.
Finding:
The proposed landscaping complies with the minimum standards, and slightly more than 15
percent of the site has been provided as landscape area. A recycle and refuse area that will be
screened in accordance with the standards from AMC 18.4.4 is proposed adjacent to the
dedicated easement for the adjacent property to the south. This is accessible from the alley.
Another screened trash/recycle enclosure area is proposed within the parking area of Phase 2.
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More than seven percent of the parking lot area has landscaped areas. There are parking lot
shade trees provided for every seven parking spaces.
4. Designated Creek Protection.
Finding:
Not applicable
5. Noise and Glare.
Finding:
All artificial lighting will comply with the standards of 18.4.4.050. New Sternberg Commercial
streetlightsare proposed at the intersectionsof the public streets and on Water Street at the
intersection of the alley.
6. Expansion of Existing Sites and Buildings.
Finding:
Not applicable
C. Detailed Site Review Standards.
Finding:
The subject property is within the Detailed Site Review Standards.
1. Orientation and Scale.
a. Floor Area Ratio (FAR) of 0.50.
Finding:
The proposed Floor Area Ratio (FAR) exceeds .50. The proposed total area of the first five
buildings is 34,173 square feet which is more than the minimum FAR 25,948.5 square feet.
Though not designed, it is assumed that the Phase 2 buildings will be roughly the same
dimensions and area as the buildings in Phase 1.
b. Building frontages greater than 100 feet in length shall have offsets, jogs, or have other
distinctive changes in the building façade.
Finding:
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The frontage of each individual building is less than 100-feet in length. The building frontages
include distinctive changes in the buildings façade relief.
c. Any wall that is within 30 feet of the street, plaza, or other public or common open space shall
contain at least 20 percent of the wall area facing the street in display areas, windows, or
doorways. Windows must allow view into working areas, lobbies, pedestrian entrances, or
display areas. Blank walls within 30 feet of the street are prohibited. Up to 40 percent of the
length of the building perimeter can be exempted for this standard if oriented toward loading or
service areas.
Finding:
Excepting Building 5, buildings 1 –4 are within 30-feet of the street. Each building includes
more than 20-percent of the walls facing public street as having windows and doorways which
allow view into the working areas of the commercial buildings.
The building plan sets provide detailed summaries of each building façade and the areas of
glazing, and façade treatment variations.
Building 5 is accessible from the upper plaza area and the front of that building exceeds 20-
percent of the wall area will have windows that allow view into the working area.
d. Buildings shall incorporate lighting and changes in mass, surface or finish to give emphasis to
entrances.
Finding:
The architectural plan sheets provide the areas of the changes in mass, surface materials and
finishes to provide emphasis on the entrances. All buildings have substantial pedestrain cover
over the entrances.
e. Infill or buildings, adjacent to public sidewalks, in existing parking lots is encouraged and
desirable.
Finding:
The proposed buildings are directly adjacent to the public sidewalk. Where building 5 does not
have direct connection to the public street, there is pedestrian access through the subdivision
and the entrance to the commercial space is from the plaza area.
f. Buildings shall incorporate arcades, roofs, alcoves, porticoes, and awnings that protect
pedestrians from the rain and sun.
Finding:
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The proposed buildings incorporate a substantial overhang that is created by the deck above
and a steel overhang to provide a seven foot cover for pedestrians from rain and sun.
2. Streetscape.
a. Hardscape (paving material) shall be utilized to designate “people” areas. Sample materials
could be unit masonry, scored and colored concrete, grasscrete, or combinations of the above.
Finding:
Colored and scored concrete are proposed to designate people areas for both the sidewalks
and the plaza area in Phase One and the walkway and future plaza area in Phase 2.
b. A building shall be set back not more than five feet from a public sidewalk unless the area is
used for pedestrian activities such as plazas or outside eating areas, or for a required public
utility easement. This standard shall apply to both street frontages on corner lots. If more than
one structure is proposed for a site, at least 65 percent of the aggregate building frontage shall be
within five feet of the sidewalk.
Finding:
The buildings proposed in the subdivision, except Building 5 are not setback more than five feet
from the public sidewalk. More than 65 percent of the building frontages are within five-feet of
the sidewalk.
3. Buffering and Screening.
a. Landscape buffers and screening shall be located between incompatible uses on an adjacent
lot. Those buffers can consist of either plant material or building materials and must be
compatible with proposed buildings.
Finding:
There are no incompatible uses on the adjacent properties that need to be buffered.
b. Parking lots shall be buffered from the main street, cross streets, and screened from
residentially zoned land.
Finding:
The parking area in the lower portion of the property adjacent to the alley has a five-foot
landscape buffer between the parking space and the sidewalk.
4. Building Materials.
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a. Buildings shall include changes in relief such as cornices, bases, fenestration, and fluted
masonry, for at least 15 percent of the exterior wall area.
Finding:
See the detailed architectural plans for the exact numbers relating to the changes in relief on
the facades, but each building is designed with changes in relief that exceed 15 percent of the
exterior wall area.
b. Bright or neon paint colors used extensively to attract attention to the building or use are
prohibited. Buildings may not incorporate glass as a majority of the building skin.
Finding:
Notapplicable. There are no bright or neon colors. Though there is a substantial area of glazing,
the glazing does not occupy most of the building façade.
D. Additional Standards for Large Scale Projects.
1. Orientation and Scale.
a. Developments shall divide large building masses into heights and sizes that relate to human
scale by incorporating changes in building masses or direction, sheltering roofs, a distinct pattern
of divisions on surfaces, windows, trees, and small scale lighting.
Finding:
There are eight total buildings within the Magnolia Heights Subdivision. This application
proposed Site Design Review approval for five of the buildings.
Each building has a façade length of substantially less than 100-feet. Each buildings façade is
divided into two distinct masses with changes in relief at the lower level to develop a human
scale design. There are changes in materials, directions of materials, clearly commercial types of
windows and doors and each building has signage area and lighting to provide emphasis on the
entrance the commercial development.
The building massing is divided vertically with changes in relief and massing to minimize the
bulk of the second and third floors.
b. Outside of the Downtown Design Standards overlay, new buildings or expansions of existing
buildings in the Detail Site Review overlay shall conform to the following standards:
i.Buildings sharing a common wall or having walls touching at or above grade shall be
considered as one building.
Finding:
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Not applicable.
ii. Buildings shall not exceed a building footprint area of 45,000 square feet as measured outside
of the exterior walls and including all interior courtyards. For the purpose of this section an
interior courtyard means a space bounded on three or more sides by walls but not a roof.
Finding:
There are no buildings that exceed 45,000 square feet. There are five separate buildings
proposed with this application. Building 1 –7,156 SF, Building 2 –5,749 SF, Building 3 and 4
7,156 SF and Building 5 is 6,959 SF. The buildings are not touching and the interior plaza area is
not bound on three or more sides.
iii. Buildings shall not exceed a gross floor area of 45,000 square feet, including all interior floor
space, roof top parking, and outdoor retail and storage areas, with the following exception:
Automobile parking areas located within the building footprint and in the basement shall not
count toward the total gross floor area. For the purpose of this section, “basement” means any
floor level below the first story in a building. “First story” shall have the same meaning as
provided in the building code.
Finding:
Not applicable
iv. Buildings shall not exceed a combined contiguous building length of 300 feet.
Finding:
At no point is the property 300-feet in length, thus there are no contiguous building lengths of
300-feet proposed.
2. Detail Site Review Plaza Space Standards.
a. One square foot of plaza space shall be required for every ten square feet of gross floor area,
except for the fourth gross floor area.
Finding:
Building 1 –7,156 SF, Building 2 –5,749 SF, Building 3 and 4 7,156 SF and Building 5 is 6,959 SF.
Buildings 6 – 8 are conceptually 7,156 square feet in area. The total gross floor area is 56,241
square feet. This required outdoor plaza space is required to be 5,624 square feet. There is
3,087 square feet proposed and exception to provide less plaza area is proposed.
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b. Within the C-1-D zone, or Downtown Design Standards overlay, no plaza space shall be
required.
Finding:
Not applicable.
c. A plaza space shall incorporate at least four of the following elements:
i.Sitting Space –at least one sitting space for each 500 square feet shall be included in the
plaza. Seating shall be a minimum of 16 inches in height and 30 inches in width. Ledge benches
shall have a minimum depth of 30 inches.
Finding:
There are sitting areas within the plaza area in the form of poured in place concrete setwalls,
dining tables and chairs.
ii. A mixture of areas that provide both sunlight and shade.
Finding:
The plaza areas are on the north side of Building 5 which will have afternoon shade and
morning sun. The plaza area in front of building
iii. Protection from wind by screens and buildings.
Finding:
The locations of the plaza areas are all protected from wind by the buildings.
iv. Trees – provided in proportion to the space at a minimum of one tree per 500 square feet, at
least two inches in diameter at breast height.
Finding:
Trees meeting this standard are provided on the landscape plan.
v. Water features or public art.
Finding:
Not applicable.
vi. Outdoor eating areas or food vendors.
Finding:
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No dining areas are proposed, but outdoor seating area for residents and tenants of the
commercial space is provided.
3. Transit Amenities. Transit amenities, bus shelters, pullouts, and designated bike lanes shall be
required in accordance with the Ashland Transportation Plan and guidelines established by the
Rogue Valley Transportation District.
Finding:
Not applicable.
18.4.2.050 Historic District Development
The subject property is at the northeast corner of the Skidmore Academy Historic District. The
property across Water Street is the northwest corner of the Railroad Historic District. The
proposed buildingsincorporate the main architectural themes found in Ashland’s historic
districts but arenot an imitation of a specific architectural style. The standards speak to a
comparison of historic buildings in the vicinity.
B. Historic District Design Standards.
1. Transitional Areas.
Finding:
The property is located that the boundary of the Skidmore Academy Historic District, and the
Detail Site Review zone. The proposed building has numerous traditional, architectural
elements and materials, the scale, form, massing and some of the material elements are more
industrial / modern styling. It can be found that the proposed buildingsarea architecturally
compatible with the historic district design standards when considering the property location at
the boundary of the district.
The Historic District Design Standards are primarily a contrast and comparison of the proposed
site development and the development on immediately adjacent properties. The adjacent
properties, and those within the 200-foot impact area, are underdeveloped, partially vacant or
utilized as a non-conforming use such as, residences in the E-1 zone. Additionally, the graphics
provided within the Historic District Design Standards are of residential properties and do not
translate easily to commercial development. This complicates that comparisons necessary by
code.
It can be found that the each proposed building incorporates a number of the historic district
design standard objectives such as sense of entry, provision of a base, fenestrations, a rhythm
of openings, smaller masses to reduce bulk and scale.
2. Height.
Finding:
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The buildings propose each have three stories and an average height less than 40-feet with 38.5
feet from the peak of the ridge to grade. The proposed buildings are below the maximum
allowed building height in the Employment zone.
3. Scale.
Finding:
The scale of the development is appropriate for an Employment zoned property that has three
street frontages and more than one acre in area.
The buildings are divided into smaller façade widths with a 12-foot separation between the
structures.
The nearest commercial developments can be found on Central Avenue. The Ashland Creek
Condominiums and the Plaza Inn and Suites on the south side of Central, are just over 200-feet
away, too far to adequately judge scale. (Plaza Inn and Suites is 58,578 square feet in area and
Ashland Creek Condominiums is 42,224 square feet in area).
A graphical representation is provided on page A0.3 and A0.4 the Architectural renderings that
depicts the proposed development with the referenced commercial structures and properties.
4. Massing.
Finding:
The proposed buildings are each a smaller width structure with varied massing. The proposed
architecture is similar to the residentially inspired Plaza Inn and Suites yet as evidenced in the
submittal’s materials; the proposed structures aremore consistent with historically contextual
commercial architecture. The recessed entrancescovered pedestrian areas, wide sidewalks,
street trees all provide visual relief and reduce the massing.
The proposed vertical and horizontal rhythmsof each buildingare symmetrical.
5. Setback.
Finding:
The proposed buildings are each setback the maximum allowed by the municipal code.
Buildings 1, 2 and 4 are setback the minimum distance to allow for door swing. Building 3 is
proposed to be setback approximately eight-feet to provide a pedestrian plaza area.
The maximum setback from the public sidewalk in the Detail Site Review overlay is five feet, the
proposed setbacks are only more than five feet when a pedestrain plaza area is provided
between the building and the street.
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6. Roof.
Finding:
The roof shape, pitch and materials of the five buildings proposed for construction are
consistent with the buildings in the vicinity. There are no commercial buildings immediately
adjacent, but the material (metal) is found on the existing roof of the Pyramid Juice building
and on the industrial buildings across the railroad tracks.
7. Rhythm of Openings.
Finding:
The proposed pattern of wall to door and window openings on the street frontages is clearly
defined. Each building has a rhythm of openings and each building is divided into two separate
masses.
The proposed window and door patterns are compatiblewith a width to height ratio
maintained across the façade of each proposed building.
8.Base or Platforms.
Finding:
The proposed buildings have different types of windows and door openings and in some
instances the windows extend to the floor level and some of the buildings have more
pronounce four-foot base with siding or stucco materials to differentiate the base fromthe
reminder of the structure.
9. Form.
Finding:
The each of the proposed buildings has a form that is consistent with commercial development
and the design add visual interest. Each of the proposed buildings incorporates changes in mass
on the exterior with columns, framed bays, transoms, and windows to create multiple surface
levels. There is a clear visual division shall be maintained between ground level floor and upper
floors.
10. Entrances.
Finding:
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Each building has a well-defined, covered, recessed, primary entrances are provided into each
commercial tenant spaces that abut the street frontages. Awnings and marquees are proposed
to emphasize the entrances.
11. Imitation of Historic Features.
Finding:
The proposed building designof each structure is consistent with this standard. The proposed
buildings are clearly contemporary in design while providing historical context withthe
incorporation of materials and architectural elements found on commercial buildings in
Ashland’s historic districts.
18.4.3 Parking Access and Circulation:
The proposed development requires 15.72 vehicle parking spacesfor commercial uses in Phase
One and an additional 9.198 parking spaces for commercial office use in Phase Two. There are
24.91 parking spaces required for commercial office use.
There are 32 parking spaces required for the two/three bedroom residences. These are
provided for in the garages.
The proposed parking area provide for a total of 17 or the 25 commercial automobile parking
spaces on-site.
Commercial requires 16 bicycle parking spaces. Thre is a 10 space rack near the plaza area and
additional racks provided near the fronts of the buildings.
The residential uses require 16 bicycle parking sapces. They are within the garages.
18.4.3.060 Parking Management Strategies
A. On-Street Parking Credit. Credit for on-street parking spaces may reduce the required off-
street parking spaces up to 50 percent, as follows.
1. Credit. One off-street parking space credit for one on-street parking space
Finding:
The proposal seeks to reduce parking by 32 percent through the use of on-street parking
credits. The property owner is making substantial improvements to three public street
frontages including relocating the curb on Van Ness to provide on-street parking.
There is usually an abundance of parking available in the neighborhood. With the proposed Van
Ness Street improvements, seven on-street parking spaces will be created. This is in addition to
the five on-street spaces on Water Street and the seven present on Helman Street. The
requested reduction in the on-site parking spaces will not have a substantial impact as
development in the immediate vicinity is very low and on-street parking is not in demand along
Page 32 of 39
Tree Protection & Removal PlanTree Planting PlanStormwater DiagramArchitectural Site PlanStreet ViewsTypical Section (Bldg 1-8 Similar)Site HistorySite Context / Historical Building
Comparison
Boundary and Topographic SurveyPreliminary Subdivision MapDevelopment Phasing DiagramLandscape Site PlanPhase 1 Landscape Materials BoardPhase 1 Planting PlanPreliminary Grading and
Drainage PlanPreliminary Utility PlanPreliminary Erosion Control PlanComment ResponsesPhase 1 Building Materials BoardBuilding 1 PlansBuilding 1 PlansBuilding 1 ElevationsBuilding 2
PlansBuilding 2 PlansBuilding 2 ElevationsBuilding 3 PlansBuilding 3 PlansBuilding 3 ElevationsBuilding 4 PlansBuilding 4 PlansBuilding 4 ElevationsBuilding 5 PlansBuilding 5 PlansBuilding
5 Elevations
RESIDENTIAL / HISTORIC2100 391E04CC, 2000 391E04CC, 7100 391E04CC
1.19 ACRE (51,897 SF)
PLANNING REVIEW SET
PROPOSED MIXED USE DEVELOPMENT
SV-1SV-2A0.0A0.1A0.2A0.3Street ElevationsA0.4Street ElevationsA0.5A0.6A1.1A1.2A1.3A2.1A2.2A2.3A3.1A3.2A3.3A4.1A4.2A4.3A5.1A5.2A5.3
SHEET INDEX L0.1L0.2L1.0L1.1L2.0L2.1L3.0C1.0C2.0C3.0H1.0H2.0 OVERLAY ZONES:MAP & TAX LOTS:
BASE ZONE:E-1LOT AREA:
MAGNOLIA TERRACE
TERRAIN LANDSCAPE ARCHITECTURE
415 E. PINE ST.
ROGUE PLANNING ANDDEVELOPMENT SERVICES, LLC
112 N. 5TH ST. SUITE 20033 N. CENTRAL AVE STE. 2101314-B Center Dr., PMB#457
STRUCTURAL ENGINEER:SNYDER ENGINEERS
95 VAN NESS AVEGIL LIVNICIVIL ENGINEER:MARC CROSSLANDSCAPE ARCHITECT:PIPER VON CHAMIERMAGNOLIA FINE HOMES, LLCRHINE CROSS GROUP, LLC441 TALENT AVETALENT, OR 97540KLAMATH FALLS, OR 97601MEDFORD,
OR 97501MAGNOLIA FINE HOMES, LLC441 TALENT AVETALENT, OR 97540CENTRAL POINT, OR 97502ASHLAND, OR 97501MEDFORD, OR 97501
POLARIS LAND SURVEYING, LLCPO BOX 459
165 WATER ST / 160 HELMAN ST /
SURVEYOR:SHAWN KAMPMANNLAND USE PLANNER:AMY GUNTER
PROJECT ADDRESS:OWNER/PERMIT APPLICANT:
BUILDING DESIGNER:
N.T.S.
Concept Render: Van Ness Avenue & Helman Street Scale:
1
ASHLAND, OREGON 97520
2117
165 WATER ST / 160 HELMAN ST / 95 VAN NESS AVE
541.500.4776
PvC, CG, EG
REVISIONS
REVIEW
TERRAINARCH.COM
MAGNOLIA TERRACE
PLANNING
33 N Central Ave - MedfordOregon TEAM:
174 Hidden Lane - Ashland#DATEDESCRIPTIONPROJECT NO.12.31.2021
" = 1'-0"
16
1
SCALE:
0'8'16'32'48'
PHASE 1
PHASE 1
1
E
S
A
H
P
PHASE 2
PHASE 1
NOTE: SEE LANDSCAPE AND CIVIL PLANS FOR SITE DESIGNINCLUDING PATHS, HARDSCAPE, LANDSCAPE, LIGHTING,DESIGNATED TRASH AREAS, TURNING SPACE, ETC.
ASHLAND, OREGON 97520
2117
165 WATER ST / 160 HELMAN ST / 95 VAN NESS AVE
541.500.4776
PvC, CG, EG
REVISIONS
REVIEW
TERRAINARCH.COM
MAGNOLIA TERRACE
PLANNING
74 Hidden Lane - Ashland
33 N Central Ave - MedfordOregon TEAM:
1#DATEDESCRIPTIONPROJECT NO.12.31.2021
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STANDING SEAM METAL ROOFING MATERIAL PRECEDENT CABLE RAIL MATERIAL PRECEDENT P MATERIAL PRECEDENT BUILDING SCONCE MATERIAL PRECEDENT PENDANT LIGHT MATERIAL PRECEDENT
357
1216
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SMOOTH HARDIE BOARD MATERIAL PRECEDENT VERTICAL SIDING MATERIAL PRECEDENT H MATERIAL PRECEDENT SMOOTH STUCCO MATERIAL PRECEDENT HORIZONTAL / VERTICAL WOOD GRAINED PANELS MATERIAL PRECEDENT
246
1115
PRECAST CONCRETE SILL MATERIAL PRECEDENT CONCRETE BASE WALL MATERIAL PRECEDENT
1014
RIGHT ELEVATION
LEFT ELEVATION
ALUMINUM STOREFRONT DOORS MATERIAL PRECEDENT BLACK FRAMED WINDOWS AND DOORS MATERIAL PRECEDENT
9
13
SHARE THE SAME MATERIALS PALETTE. SEE ARCH DWGS FOR FURTHER MATERIALS INFORMATION
NOTE: ELEVATIONS OF BUILDING 1 ARE SHOWN FOR REFERENCE; REMAINING BUILDINGS WILL
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ALUMINUM AND GLASS GARAGE DOORS MATERIAL PRECEDENT
B Scale:
8
1
The proposed facades include a rhythm of openings adjacent to the sidewalk with aThe classic materials combined with modern styling and variations in the facadeswill be prominent similar
to downtown developments. Others will have less of a
pedestrian scale width-to-height ratio. The array of facade treatments and materialsbreaks up the forms of the buildings. The design of the business entrances providesclear, visible,
and functional openings with direct access to the public sidewalk. Roofoverhangs and awnings emphasize public entrances to the buildings. Upper storyfloors provide pedestrians shelter
from the rain and sun, while the recesses in thefacade provide arcades.Wood, metal, concrete, and stucco comprise the material palette since thesetextures draw on the historical context
of the commercial/industrial neighborhood.bring multiplicity to the site. The site will include an assortment of building bases. Somepresence, consistent with historical examples near
the site and more significantcommercial/industrial buildings in the area.
Ashland, OR 97520
1/7/22
165 WATER ST. - 160 HELMAN ST - 95 VAN NESS
MAGNOLIA TERRACE
Gil Livni
441 Talent Ave
(510) 913-5110
Talent, OR 97540
A1.3
BUILDING 1
ELEVATIONS
MARKDATEDESCRIPTION
MAGNOLIA FINE HOMES LLC DATE:SHEET TITLE
KN-15
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04'8'12'04'8'12'
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SCALE: 3/16" = 1'-0"
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2
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RIGHT ELEVATION
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TRIMSCONCE FIXTURES (TBD)HORIZONTAL HARDIE SIDINGCOMMERCIAL SPACE SIGNSTEEL BALCONYOVERHANGLIGHTING IN SOFFITABOVE ENTRYSOFFIT FIXTURES (TBD)VERTICAL LONG BOARD OR SIMALUMINUM STORE
FRONTCAST CONCRETE BASE
04'8'12'
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Ashland, OR 97520
1/7/22
165 WATER ST. - 160 HELMAN ST - 95 VAN NESS
MAGNOLIA TERRACE
Gil Livni
441 Talent Ave
(510) 913-5110
Talent, OR 97540
A2.3
BUILDING 2
ELEVATIONS
MARKDATEDESCRIPTION
MAGNOLIA FINE HOMES LLC DATE:SHEET TITLE
KN-15
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Ashland, OR 97520
1/7/22
165 WATER ST. - 160 HELMAN ST - 95 VAN NESS
MAGNOLIA TERRACE
Gil Livni
441 Talent Ave
(510) 913-5110
Talent, OR 97540
A3.3
BUILDING 3
ELEVATIONS
MARKDATEDESCRIPTION
MAGNOLIA FINE HOMES LLC DATE:SHEET TITLE
KN-12KN-13KN-14KN-16KN-15
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1/7/22
165 WATER ST. - 160 HELMAN ST - 95 VAN NESS
MAGNOLIA TERRACE
Gil Livni
441 Talent Ave
(510) 913-5110
Talent, OR 97540
A4.3
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1/7/22
165 WATER ST. - 160 HELMAN ST - 95 VAN NESS
MAGNOLIA TERRACE
Gil Livni
441 Talent Ave
(510) 913-5110
Talent, OR 97540
A5.3
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ELEVATIONS
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ASHLAND, OREGON 97520
2117
165 WATER ST / 160 HELMAN ST / 95 VAN NESS AVE
541.500.4776
PvC, CG, EG
REVISIONS
REVIEW
TERRAINARCH.COM
MAGNOLIA TERRACE
PLANNING
74 Hidden Lane - Ashland
33 N Central Ave - MedfordOregon TEAM:
1#DATEDESCRIPTIONPROJECT NO.12.31.2021
he material
ic district design
al uses on a
he 2nd and 3rd floors.
WOOD MILL HISTORICAL CONTEXT
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Situated at the intersection of three preservation districts, this mixed used development will provide commerical and residentistandards and provide a solid neighborhood anchor for the
future redevelopment of the adjacent employment zoned properties.
historically significant but vacant site. Eight buildings are proposed with 1st floor commerical uses and residental units on tEach proposed building has numerous traditional architectural
elements and materials. The scale, form, and massing of some of telements are more modern in styling. It can be found that the proposed buildings are architecturally compatible with
the histor
AERIAL OF SITE HISTORICAL CONTEXT
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ASHLAND WOOLEN MILLS HISTORICAL CONTEXT
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ASHLAND IRON WORKS HISTORICAL CONTEXT
RAIL BRIDGE HISTORICAL CONTEXT
1
3
ASHLAND, OREGON 97520
2117
165 WATER ST / 160 HELMAN ST / 95 VAN NESS AVE
541.500.4776
PvC, CG, EG
REVISIONS
REVIEW
TERRAINARCH.COM
MAGNOLIA TERRACE
PLANNING
74 Hidden Lane - Ashland
33 N Central Ave - MedfordOregon TEAM:
1#DATEDESCRIPTIONPROJECT NO.12.31.2021
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A SCALE: LARGEMATERIAL: VERTICAL WOOD, GABLE ROOFUSE: COMMERCIAL 16 Van Ness Ave SCALE: MEDIUMMATERIAL: VERTICAL AND HORIZONTAL WOODUSE: AGRICULTURE
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T SCALE: MEDIUMMATERIAL: CONCRETE, STEELUSE: INDUSTRIAL Pyramid Juice SCALE: MEDIUMMATERIAL: VERTICAL WOOD SIDING, GABLE ROOFUSE: INDUSTRIAL
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SCALE: LARGEMATERIAL: VERTICAL METAL SIDING, STUCCOUSE: COMMERCIALSCALE: LARGEMATERIAL: VERTICAL METAL SIDING, STUCCO, STEEL, GABLE ROOFUSE: COMMERCIAL AND RESIDENTIAL
2Proposed Mixed Use Development
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Memo
To:City Manager Joe Lessard
Title:OrdinanceChange-Historic Commission Membershipand Quorum number
Date:January 6, 2022
Submitted By:Brandon Goldman, Planning Manager
At the December 8, 2021, and the January 5,2022regular meetingsof the Historic Commission,
commissioners discussed the Commission’s membership number and quorum requirements.
Under Ashland Municipal Code (AMC) chapter 2.24, the number of voting members on the Historic
Commission is set at nine (9). Over the course of the last two yearsthe HistoricCommission has
experienced resignations and unfilled vacancies. During this period of reduced membership, the
Commission has found that the smaller commission size resulted in cases where,due to absences of
seated members, aquorum was not metand regular meetings were thus canceled. Efforts to recruit
additional members to fill vacantseats have been unsuccessful over the last two years.
The uniform policies and operating procedures for advisory commissions in AMC 2.10.040state that a
meeting quorum shall consist of more than one-half of the total number of authorized members of the
body, including any vacant positions.
Due tolimited number of seated members on the HistoricCommissionpresentlyit is anticipated the
Commission will continue to have difficulties in obtaining aquorum necessary for carrying out their
functions unless the number of authorized members is reduced, the two vacant positions are filled, or an
adjustment to the quorum requirements is authorized by the City Council through an ordinance
amendment.
Given these circumstances the Historic Commission has requested the City Council consider initiating a
code amendment which would allow the Historic Commission membership to consist of no fewer than
seven (7) and no more than nine(9) voting members. And further, that a quorumof the Historic
Commission be defined as being more than one-half (½) of the total number of its current Council-
confirmed voting members, but in no case fewer than four (4).
This approachof allowing for flexibility in a commission’s membership number, and correlating the
quorum number requirement to relate toseated members exclusive of unfilled vacancies, has been
implemented for both theTree Commission, and the recently formed Social Justice and Equity
Commission.
Should the City Council be amenable to a change in the Historic Commissions membership and quorum
requirements, Community Development Staff would work with the Legal Department staff to draft an
ordinance amending AMC Ch. 2.24 to reflect the proposed changes, and to present the draft ordinance to
the City Council for consideration.
4/30/2018
Membership_Print.doc
Commission
Historic
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E-revbev549@gmail.combill@ashlandhome.netshobro@jeffnet.orgkswink@mind.netpiper@terrainarch.comskwhippet@charter.netterryskibby@gmail.comregan.trapp@ashland.or.us
shaun.moran@council.ashland.or.us
Brandon
Commission
Historic
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