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HomeMy WebLinkAbout2017-04-05 Historic PACKET HISTORIC COMMISSION MEETING AGENDA April 5, 2017 at 6:00 P.M. I. REGULAR MEETING - CALL TO ORDER: 6:00 p.m. SISKIYOU ROOM in the Community Development/Engineering Services Building, located at 51 Winburn Way II. APPROVAL OF MINUTES: Historic Commission regular meeting of March 8, 2017. III. PUBLIC FORUM: Business from the audience not included on the agenda. (Total time allowed for Public Forum is 15 minutes. Speakers are limited to 5 minutes or less, depending on the number of individuals wishing to speak.) IV. COUNCIL LIAISON REPORT: V. PLANNING ACTION REVIEW PLANNING ACTION: PA-2017-00325 (Continued) SUBJECT PROPERTY: 746 C Street OWNER / APPLICANT: Philip and Micaila Gahr DESCRIPTION: A request for Site Design Review and a Conditional Use Permit (CUP) to allow for the conversion (and expansion) of an existing garaged into habitable living space to be used as an Accessory the future conversion of the newly created living space into a formal second dwelling unit upon the discontinuation of the conditional use. COMPREHENSIVE PLAN DESIGNATION: Multi-family Residential; ZONING: R-2; 391E09AC; TAX LOT: 8700. PLANNING ACTION: PA-2017-00200 SUBJECT PROPERTY: 165 Water Street (corner of Van Ness & Water Streets) OWNER/APPLICANT: Magnolia Investment Group, LLC/Gil Livni DESCRIPTION: A request for Site Design Review approval to construct a 42,841 square foot, three-story, mixed-use building consisting of commercial tenant space on the ground floor, 26 hotel units on the second floor, and ten residential condominiums on the third floor for the vacant property located at 165 Water Street, at the corner of Van Ness and Water Streets, in the Skidmore Academy Historic District. The application includes requests for a Conditional Use Permit to allow hotel/motel use; an Exception to Street Standards; a Physical & Environmental Constraints Review Permit for the development of floodplain and severe constraints lands; and a Tree Removal Permit to remove seven trees. COMPREHENSIVE PLAN DESIGNATION: Employment; ZONING: E-1; 39 1E 04CC; TAX LOT #: 2000 VI. DISCUSSION ITEMS: VII. COMMISSION ITEMS NOT ON AGENDA: VIII. NEW ITEMS: Review board schedule. Project assignments for planning actions. Presentation to the City Council in April - Need a Commissioner to volunteer for this. HPW Winner selections & description blurb assignments (assign who will write these). IX. OLD BUSINESS: X. ADJOURNMENT: ASHLAND HISTORIC COMMISSION DRAFT Meeting Minutes March 8, 2017 Community Development/Engineering Services Building 51 Winburn Way Siskiyou Room CALL TO ORDER: Commission Chair, Shostrom called the meeting to order at 6:02pm in the Siskiyou Room at the Community Development and Engineering Offices located at 51 Winburn Way, Ashland OR 97520. Commissioners Present: Council Liaison: Shostrom Skibby Whitford Staff Present: Giordano Mark Schexnayder; Staff Liaison Swink Regan Trapp; Secretary Von Chamier Leonard Commissioners Absent: Emery (E) APPROVAL OF MINUTES: Whitford motioned to approve minutes from February 8, 2017. Swink seconded. Voice vote; All AYES. Motion passed PUBLIC FORUM: There was no one in the audience wishing to speak. COUNCIL LIAISON REPORT: There has not been a Council Liaison appointed to the Commission as of yet. PLANNING ACTION REVIEW PLANNING ACTION: PA-2017-00235 SUBJECT PROPERTY: 114 Granite Street APPLICANT/OWNER: Mardi Mastain DESCRIPTION: A request for a Site Design Review to allow for the onsite relocation of the existing historic dwelling unit and the addition of an accessory residential unit (ARU) to the subject property. The proposal is to relocate the existing dwelling unit to the rear of the property and convert it to a 998 square foot ARU. In addition, the applicant proposes to construct a new 2,462 square foot primary dwelling unit as part of the Site Design Review. A Physical & Environmental Constraints Review permit is also requested for Hillside Lands affected by the proposed primary dwelling unit. In addition, the applicant is requesting a Solar Setback Exception for a Standard B lot to allow a larger shadow to be cast on the property to the north by the new primary dwelling unit/garage. There are 12 trees located on or adjacent to the site and two of these trees are proposed to be removed as part of this application. A Variance to the maximum allowed lot coverage is requested, going from 45 percent to 48 percent, a three percent increase. An Exception to the Site Design and Standards is requested to allow for a reduced landscaping buffer for vehicle parking spaces from eight to six feet from the ARU and from five to three feet to the property line. COMPREHENSIVE PLAN DESIGNATION: Single-Family Residential; ZONING: R-1-7.5; 39 1E 09 BC; TAX LOT: 3401. Giordano, Von Chamier, Shostrom, and Skibby stated that they have had dealings with the applicant over the years but it would not affect their decision making on this project. Schexnayder gave the staff report for PA-2017-00235. Shostrom opened the public hearing to the applicants. Amy Gunter, Rogue Planning and Development, 1424 S. Ivy Street, Medford and Mardi Mastain, applicant, residing at 114 Granite Street in Ashland presented their project to the Commission. The project is a Physical and Environmental Constraints Review for the construction of a new single family residential home. The existing bungalow on site will be relocated to an area on the lower portion of the parcel, to the east of its present location. The bungalow will become an Accessory Residential Unit to the new residence. Shostrom closed the public hearing and opened to the Commission for comments. Whitford motioned to approve PA-2017-00235 with below recommendations. Leonard seconded. Voice vote; All AYES. Motion passed. 1. Siding should be 9/16 with a 4 inch exposure (Smooth Hardiplank) 2. Vinyl windows should be off-white in color (divided lights should be true or none used). PLANNING ACTION: PA-2017-00267 SUBJECT PROPERTY: 15-35 South Pioneer Street OWNER/APPLICANT: City of Ashland/Oregon Shakespeare Festival DESCRIPTION: A request for Site Design Review approval to construct a trellis structure to provide shade and shelter for the Green Show stage on the Bricks area of the Oregon Sha campus at 15-35 South Pioneer Street. COMPREHENSIVE PLAN DESIGNATION: Commercial Downtown; ZONING: C-1-D; 39 1E 09 Tax Lot #100; 39 1E 09BB Tax Lots #14200 and #14300; There was no conflict of interest or ex-parte contact indicated by the Commission. Schexnayder gave the staff report for PA-2017-00267. Shostrom opened the public hearing to the applicants. Applicants present were: Ted Delong, General Manager of Oregon Shakespeare Festival, 15 S. Pioneer, Ashland OR. Joe Swank, Hacker Architects, 733 SW Oak St. Portland OR. Chelsea McCann, Walker Macy, 111 SW Oak Suite 200 Portland OR. The applicants presented their project to the Commission. The project is the construction of a garden trellis over the Green Show Stage in order to provide shade and shelter in the existing Bricks courtyard. The modifications are associated with the broader on-going accessibility improvements to the Angus Bowmer Theatre and surrounding courtyard. Shostrom closed the public hearing and opened to the Commission for comments. Giordano motioned to approve PA-2017-00267 as presented. Skibby seconded. Voice vote; All AYES. Motion passed. PLANNING ACTION: PA-2017-00325 SUBJECT PROPERTY: 746 C Street OWNER / APPLICANT: Philip and Micaila Gahr DESCRIPTION: A request for Site Design Review and a Conditional Use Permit (CUP) to allow for the conversion (and expansion) of an existing garaged into habitable living space to be used as an nversion of the newly created living space into a formal second dwelling unit upon the discontinuation of the conditional use. COMPREHENSIVE PLAN DESIGNATION: Multi-family Residential; ZONING: R-2; 391E09AC; TAX LOT: 8700. There was no conflict of interest or ex-parte contact indicated by the Commission. Schexnayder gave the staff report for PA-2017-00325. There was no applicant present. Both Leonard and Skibby indicated that the plans were completely different than what the review board had seen prior to submitting for the Planning Action. Shostrom closed the public hearing and opened to the Commission for comments. Shostrom motioned to continue PA-2017-00325 with recommendations. Von Chamier seconded. Voice vote; All AYES. Motion passed. 1. Include more historic details and information regarding color, dimension, and type of windows, siding, paint, trim. 2. More specifically, Exterior elevations of all proposed buildings, drawn to scale of one inch equals ten feet or greater; such plans shall indicate the material, color, texture, shape, and design features of the building, and include mechanical devices not fully enclosed in the building (AMC 18.5.2.040.B.4.a). DISCUSSION ITEMS: A woman who had been visiting the planning department and asking some questions regarding a property on Dewey Street approached the table. She stated that she was looking at this property to buy and wanted to know some information regarding financial feasibility before she buys it. She was curious what it would take to save it and wanted some advice. Sc of advice and encouraged her to come to a Historic Review Board meeting on a Thursday. She went on to say that Thursdays are not convenient for her schedule. Shostrom agreed to meet with her on site the following day. COMMISSION ITEMS NOT ON AGENDA: There were no items to discuss. NEW ITEMS: Review board schedule. Project assignments for planning actions. Presentation to the City Council in April. o Schexnayder gave an overview of the presentation to be given to the Council and went on to say that he still needs someone to speak. The Commissioners will think on this and make a decision at the April meeting. HPW Event schedule & Nominations list review. o The Commissioners discussed the nominations and divided amongst one another to do site visits at each property. During the April meeting they will decide the finalists. OLD BUSINESS: Skibby stated that in the past he has received a $100.00 per year allowance from the Historic Commission for the printing of his photos. All Commissioners were in agreement that Skibby should receive the allowance this year. Schexnayder and Trapp will look into this and get back to Skibby. Review Board Schedule th March 9 Terry, Keith, Tom th March 16 Terry, Sam, Taylor rd March 23 Terry, Taylor, Bill th March 30 Terry, Piper, Bill th April 6 Terry, Keith, Dale Project Assignments for Planning Actions PA-2014-00710 143 Nutley Swink & Whitford PA-2014-02206 485 A Street Whitford PA-2015-00878 35 S. Pioneer Leonard PA-2015-01695 399 Beach Skibby PA-2015-01517 209 Oak Shostrom PA-2016-00387 95 N. Main Shostrom PA-2016-00209 25 N. Main Giordano PA-2016-00818 175 Pioneer Shostrom & Skibby PA-2016-00847 252 B Street Whitford PA-2016-01027 276 B Street Shostrom & Leonard PA-2016-01641 221 Oak Street Shostrom PA-2016-01947 549 Fairview Emery PA-2016-02103 133 Alida Swink PA-2016-02095 563 Rock St. Whitford PA-2016-02114 556 B Von Chamier PA-2017-00013 15, 35, 44 & 51 S. Pioneer Street ALL PA-2017-00235 114 Granite Leonard PA-2017-00267 15 35 S. Pioneer ALL ANNOUNCEMENTS & INFORMATIONAL ITEMS: Next meeting is scheduled April 5, 2017 at 6:00 pm There being no other items to discuss, the meeting adjourned at 8:00pm Respectfully submitted by Regan Trapp Planning Department, 51 Winburn Way, Ashland, Oregon 97520 541-488-5305 Fax: 541-552-2050 www.ashland.or.us TTY: 1-800-735-2900 NOTICE OF APPLICATION PLANNING ACTION: PA-2017-00325 SUBJECT PROPERTY: 746 C Street OWNER/APPLICANT: Philip and Micaila Gahr DESCRIPTION: A request for Site Design Review and a Conditional Use Permit (CUP) to allow for the conversion Accommodation. This request includes Site Design Review for the future conversion of the newly created living space into a formal second dwelling unit upon the discontinuation of the COMPREHENSIVE PLAN DESIGNATION: Multi-family Residential; ZONING: R-2; 391E09AC; TAX LOT: 8700. NOTE: The Ashland Historic Commission will also review this Planning Action on Wednesday March 8, 2017 at 6:00 PM in the Community Development and Engineering Services building (Siskiyou Room), located at 51 Winburn Way. NOTICE OF COMPLETE APPLICATION: March 2, 2017 DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: March 16, 2017 The Ashland Planning Division Staff has received a complete application for the property noted above. Any affected property owner or resident has a right to submit written comments to the City of Ashland Planning Division, 51 Winburn Way, Ashland, Oregon 97520 prior to 4:30 p.m. on the deadline date shown above. Ashland Planning Division Staff determine if a Land Use application is complete within 30 days of submittal. Upon determination of completeness, a notice is sent to surrounding properties within 200 feet of the property submitting application which allows for a 14 day comment period. After the comment period and not more than 45 days from the application being deemed complete, the Planning Division Staff shall make a final decision on the application. A notice of decision is mailed to the same properties within 5 days of decision. An appeal to the Planning Commission of the Planning g 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. A copy of the application, all documents and evidence relied upon by the applicant and applicable criteria are available for inspection at no cost and will be provided at reasonable cost, if requested. All materials are available at the Ashland Planning Division, Community Development & Engineering Services Building, 51 Winburn Way, Ashland, Oregon 97520. If you have questions or comments concerning this request, please feel free to contact the Ashland Planning Division at 541-488-5305. G:\\comm-dev\\planning\\Planning Actions\\Noticing Folder\\Mailed Notices & Signs\\2017\\PA-2017-00325.docx SITE DESIGN AND USE STANDARDS 18.5.2.050 The following criteria shall be used to approve or deny an application: A. Underlying Zone: The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards. B. Overlay Zones: The proposal complies with applicable overlay zone requirements (part 18.3). C. Site Development and Design Standards: The proposal complies with the applicable Site Development and Design Standards of part 18.4, except as provided by subsection E, below. D. City Facilities: The proposal complies with the applicable standards in section 18.4.6 Public Facilities and that adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the property and adequate transportation can and will be provided to the subject property. E. Exception to the Site Development and Design Standards. The approval authority may approve exceptions to the Site Development and Design Standards of part 18.4 if the circumstances in either subsection 1 or 2, below, are found to exist. 1. There is a demonstrable difficulty meeting the specific requirements of the Site Development and Design Standards due to a unique or unusual aspect of an existing structure or the proposed use of a site; and approval of the exception will not substantially negatively impact adjacent properties; and approval of the exception is consistent with the stated purpose of the Site Development and Design; and the exception requested is the minimum which would alleviate the difficulty.; or 2. There is no demonstrable difficulty in meeting the specific requirements, but granting the exception will result in a design that equally or better achieves the stated purpose of the Site Development and Design Standards. CONDITIONAL USE PERMITS 18.5.4.050.A 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. 4. 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 purposes of reviewing conditional use permit applications for conformity with the approval criteria of this subsection, the target uses of each zone are as follows. 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. c. 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-C1. 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. G:\\comm-dev\\planning\\Planning Actions\\Noticing Folder\\Mailed Notices & Signs\\2017\\PA-2017-00325.docx 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. l.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. 18.2.3.220 onditional Permit under chapter 18.5.4, are subject to Site Design Review under chapter 18.5.2, and shall meet the following requirements -6. A. dations shall meet all of the following requirements. 1. An accommodation must meet all applicable building, fire, and related safety codes at all times and must be inspected by the Fire Department before occupancy following approval of a Conditional Use Permit and periodically thereafter pursuant to AMC 15.28. 2. The business- license and pay all transient occupancy tax in accordance with AMC 4.24 and AMC 6.04 as required. 3. Advertising for an accommodation must include the City planning action number assigned to the land use approval. 4. Offering the availability of residential property for use as an accommodation without a valid Conditional Use Permit approval, current business license and transient occupancy tax registration is prohibited and shall be subject to enforcement procedures. B. ll meet all of the following requirements. 1. The property is located within 200 feet of a boulevard, avenue, or neighborhood collector as identified on the Street Dedication Map in the Comprehensive Plan. Distances to the property from a boulevard, avenue, or neighborhood collector shall be measured via a public street or public alley to a lot line. 2. ry residence of the business-owner. "Business-owner" shall be defined as a person or persons who own the property and accommodation outright; or who have entered into a lease agreement with the property owner(s) allowing for the operation of the accommodation. Such lease agreement must specifically state that the property owner is not involved in the day-to-day operation or financial management of the accommodation and that the business-owner has actual ownership of the business and is wholly responsible for all operations associated with the accommodation, and has actual ownership of the business. 3. The primary residence use, including expansion of floor area. Additional structures may be allowed to accommodate additional units, but must be in conformance with all setback and lot coverage standards of the underlying zone. a. The total number of units, including the business-owner's unit, shall be determined by dividing the total square footage of the lot by 1,800 square feet. Contiguous lots under the same ownership may be combined to increase lot area and the number of units, but not in excess of the maximum established by this ordinance. The maximum nu designated boulevard, but within 200 feet of a boulevard, avenue, or neighborhood collector street, the maximum number of units shall be seven. Street designations shall be as determined by the Street Dedication Map in the Comprehensive Plan. Distances to the property from a boulevard, avenue, or neighborhood collector shall be measured via a public street or public alley to a lot line. b. Excluding the business-owner's unit and the area of the structure it will occupy, there must be at least 400 square feet of gross interior floor space remaining per unit. 5. Each accommodation must have one off-street parking space and the business- be in conformance with chapter 18.4.3. 6. Only one ground or wall sign, constructed of a non-plastic material, non-interior illuminated, and a maximum of six square feet total surface area is allowed. Any exterior illumination of signage shall be installed such that it does not directly illuminate any residential structures adjacent or nearby odation in accordance with subsection 18.4.4.050.C.1. 7. An annual inspection by the Jackson County Health Department shall be conducted as required by the laws of Jackson County or the State of Oregon. 8. Transfer of business- accommodation shall be subject to all requirements of this section and conform with the criteria of this section. Any further modifications beyond the existing approval shall be in conformance with all requirements of this section. C. Accessory Travelers the following requirements. 1. mary residence. The 2. The property is limit with the exception of kitchen cooking facilities for the primary residence. 3. 4. The property must have two off-street parking spaces. The tot must not exceed one. 5. G:\\comm-dev\\planning\\Planning Actions\\Noticing Folder\\Mailed Notices & Signs\\2017\\PA-2017-00325.docx CONDITIONAL USE PERMIT-NONCONFORMING STRUCTURES (CHAPTER 18.1.4.030) 2. Restoration, rehabilitation, repair, and maintenance of a nonconforming structure (e.g., roof repair, upgrading electrical systems, and similar work) are permitted where all of the following standards are met: a. The structure is not changed in size or shape (i.e., three-dimensional building envelope must not change including but not limited to building footprint, mass, volume, roof shape, and height). The applicant is proposing to replace the existing roof with new trusses and a change of roof-type from gable to hip, in conformance with neighboring properties on the alley. The proposed roof --- and the slope of roof from 5/12 to 6/12. This will not have an adverse effect on solar setback or views, as the proposed alteration occurs at the alley property line to the south of the subject parcel. existing west elevation(alley/parking entrance) proposed west elevation(alley/parking entrance) 12 b. Not more than 40 percent of any exterior building wall and not more than 50 percent of the building floor area is permanently removed; where a larger alteration is proposed, approval of a Conditional Use Permit is required. 5.7% demolished of original footprint 2.5% demo of original 8.2% of original floor area removed 22% of original linear perimeter wall -- c. Where temporary or permanent removal of a building wall or floor area is proposed, the owner shall submit with a building permit application a construction management plan that documents existing building conditions, proposed methods of construction, and proposed building plans. The applicant intends to submit a construction management plan with the building permit application that complies with the documentation of existing building condition along with proposed methods of construction and building plans. 13 SIDING/COLOR/WINDOW FINISH EXAMPLES TO MATCH PRIMARY RESIDENCE AT 746 C STREET VIEW OF MAIN ENTRANCE(FACING C STREET): SIDING: HARDIPLANK: 4 EXPOSURE COLOR: SAND BEIGE(BODY), TAUPE(TRIM) WINDOWS: VINYL(WHITE) DOORS: RED 14 SIDING/COLOR/WINDOW FINISH EXAMPLES TO MATCH PRIMARY RESIDENCE AT 746 C STREET VIEW FROM REAR YARD OF PROPOSED UNIT(FACING MAIN RESIDENCE): SIDING: HARDIPLANK: 4 EXPOSURE COLOR: SAND BEIGE(BODY), TAUPE(TRIM) WINDOWS: VINYL(WHITE) SLIDING DOORS: TOUPE 15 DETAIL AT WINDOW/DOOR TRIM, TYPICAL: 16 PROPOSED ELEVATIONS: SIDING: HARDIPLANK: 4 EXPOSURE COLOR: SAND BEIGE(BODY), TAUPE(TRIM) WINDOWS: VINYL(WHITE) SLIDING DOORS: TOUPE ENTRY DOOR(S): RED proposed west elevation proposed east elevation 17 18 02579 ,ro ,dna lhsa ,.ts c 647 2 arkitek 3_24_17 . 16_037 ecnediser rhag 8 REVISIONS ikhc^\\m3blln^Ð\]Zm^3 sheet:A christopherbrown426 a streetashland, or97520tel.:541.591.9988 Planning Department, 51 Winburn Way, Ashland, Oregon 97520 541-488-5305 Fax: 541-552-2050 www.ashland.or.us TTY: 1-800-735-2900 PLANNING ACTION: PA-2017-00200 SUBJECT PROPERTY: 165 Water Street (corner of Van Ness & Water Streets) OWNER/APPLICANT: Magnolia Investment Group, LLC/Gil Livni DESCRIPTION: A request for Site Design Review approval to construct a 42,841 square foot, three-story, mixed-use building consisting of commercial tenant space on the ground floor, 26 hotel units on the second floor, and ten residential condominiums on the third floor for the vacant property located at 165 Water Street, at the corner of Van Ness and Water Streets, in the Skidmore Academy Historic District. The application includes requests for a Conditional Use Permit to allow hotel/motel use; an Exception to Street Standards; a Physical & Environmental Constraints Review Permit for the development of floodplain and severe constraints lands; and a Tree Removal Permit to remove seven trees. COMPREHENSIVE PLAN DESIGNATION: Employment; ZONING: E-1; . NOTE: The Ashland Historic Commission will also review this Planning Action on Wednesday April 5, 2017 at 6:00 PM in the Community Development and Engineering Services building (Siskiyou Room), located at 51 Winburn Way. NOTE: The Ashland Tree Commission will also review this Planning Action on Thursday, April 6, 2017 at 6:00 PM in the Community Development and Engineering Services building (Siskiyou Room), located at 51 Winburn Way. ASHLAND PLANNING COMMISSION MEETING: Tuesday, April 11, 2017 at 7:00 PM, Ashland Civic Center, 1175 East Main Street Notice is hereby given that a PUBLIC HEARING on the following request with respect to the ASHLAND LAND USE ORDINANCE will be held before the ASHLAND PLANNING COMMISSION on meeting date shown above. The meeting will be at the ASHLAND CIVIC CENTER, 1175 East Main Street, Ashland, Oregon. The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an objection concerning this application, either in person or 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 Commission to respond to the issue precludes an action for damages in circuit court. A copy of the application, all documents and evidence relied upon by the applicant and applicable criteria are available for inspection at no cost and will be provided at reasonable cost, if requested. A copy of the Staff Report will be available for inspection seven days prior to the hearing and will be provided at reasonable cost, if requested. All materials are available at the Ashland Planning Department, Community Development and Engineering Services, 51 Winburn Way, Ashland, Oregon 97520. During the Public Hearing, the Chair shall allow testimony from the applicant and those in attendance concerning this request. The Chair shall have the right to limit the length of testimony and require that comments be restricted to the applicable criteria. Unless there is a continuance, if a participant so requests before the conclusion of the hearing, the record shall remain open for at least seven days after the hearing. In compliance with the American with Disabilities Act, if y at 541-488-6002 (TTY phone number 1-800-735-2900). Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to the meeting. (28 CFR 35.102.-35.104 ADA Title I). If you have questions or comments concerning this request, please feel free to contact the Ashland Planning Division, 541-488-5305. G:\\comm-dev\\Commissions & Committees\\Historic Commission\\Packets\\2017 Packets\\4-5-2017\\Water_165\\PA-2017-00200.docx SITE DESIGN AND USE STANDARDS 18.5.2.050 The following criteria shall be used to approve or deny an application: A. Underlying Zone: The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards. B. Overlay Zones: The proposal complies with applicable overlay zone requirements (part 18.3). C. Site Development and Design Standards: The proposal complies with the applicable Site Development and Design Standards of part 18.4, except as provided by subsection E, below. D. City Facilities: The proposal complies with the applicable standards in section 18.4.6 Public Facilities and that adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the property and adequate transportation can and will be provided to the subject property. E. Exception to the Site Development and Design Standards. The approval authority may approve exceptions to the Site Development and Design Standards of part 18.4 if the circumstances in either subsection 1 or 2, below, are found to exist. 1. There is a demonstrable difficulty meeting the specific requirements of the Site Development and Design Standards due to a unique or unusual aspect of an existing structure or the proposed use of a site; and approval of the exception will not substantially negatively impact adjacent properties; and approval of the exception is consistent with the stated purpose of the Site Development and Design; and the exception requested is the minimum which would alleviate the difficulty.; or 2. There is no demonstrable difficulty in meeting the specific requirements, but granting the exception will result in a design that equally or better achieves the stated purpose of the Site Development and Design Standards. EXCEPTION TO STREET STANDARDS 18.4.6.020.B.1 Exception to the Street Design Standards. The approval authority may approve exceptions to the standards section in 18.4.6.040 Street Design Standards if all of the following circumstances are found to exist. a. There is demonstrable difficulty in meeting the specific requirements of this chapter due to a unique or unusual aspect of the site or proposed use of the site. b. The exception will result in equal or superior transportation facilities and connectivity considering the following factors where applicable. i. For transit facilities and related improvements, access, wait time, and ride experience. ii. For bicycle facilities, feeling of safety, quality of experience (i.e., comfort level of bicycling along the roadway), and frequency of conflicts with vehicle cross traffic. iii. For pedestrian facilities, feeling of safety, quality of experience (i.e., comfort level of walking along roadway), and ability to safety and efficiency crossing roadway. c. The exception is the minimum necessary to alleviate the difficulty. d. The exception is consistent with the Purpose and Intent of the Street Standards in subsection 18.4.6.040.A. CONDITIONAL USE PERMITS 18.5.4.050.A 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. 4. 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 purposes of reviewing conditional use permit applications for conformity with the approval criteria of this subsection, the target uses of each zone are as follows. 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. c. 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-C1. 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. l. 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 G:\\comm-dev\\Commissions & Committees\\Historic Commission\\Packets\\2017 Packets\\4-5-2017\\Water_165\\PA-2017-00200.docx Oregon University District, respectively, complying with all ordinance requirements. PHYSICAL & ENVIRONMENTAL CONSTRAINTS 18.3.10.050 An application for a Physical Constraints Review Permit is subject to the Type I procedure in section 18.5.1.050 and shall be approved if the proposal meets all of the following criteria. A. Through the application of the development standards of this chapter, the potential impacts to the property and nearby areas have been considered, and adverse impacts have been minimized. B. That the applicant has considered the potential hazards that the development may create and implemented measures to mitigate the potential hazards caused by the development. C. That the applicant has taken all reasonable steps to reduce the adverse impact on the environment. Irreversible actions shall be considered more seriously than reversible actions. The Staff Advisor or Planning Commission shall consider the existing development of the surrounding area, and the maximum development permitted by this ordinance. TREE REMOVAL PERMIT 18.5.7.040.B 1. Hazard Tree. A Hazard Tree Removal 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. a. The applicant must demonstrate that the condition or location of the tree presents a clear public safety hazard (i.e., likely to fall and injure persons or property) or a foreseeable danger of property damage to an existing structure or facility, and such hazard or danger cannot reasonably be alleviated by treatment, relocation, or pruning. See definition of hazard tree in part 18.6. b. The City may require the applicant to mitigate for the removal of each hazard tree pursuant to section 18.5.7.050. Such mitigation requirements shall be a condition of approval of the permit. 2. Tree That is Not a Hazard. A Tree Removal Permit for a tree that is not a hazard 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. a. The tree is proposed for removal in order to permit the application to be consistent with other applicable Land Use Ordinance requirements and standards, including but not limited to applicable Site Development and Design Standards in part 18.4 and Physical and Environmental Constraints in part 18.10. b. Removal of the tree will not have a significant negative impact on erosion, soil stability, flow of surface waters, protection of adjacent trees, or existing windbreaks. c. Removal of the tree will not have a significant negative impact on the tree densities, sizes, canopies, and species diversity within 200 feet of the subject property. The City shall grant an exception to this criterion when alternatives to the tree removal have been considered and no reasonable alternative exists to allow the property to be used as permitted in the zone. d. Nothing in this section shall require that the residential density to be reduced below the permitted density allowed by the zone. In making this determination, the City may consider alternative site plans or placement of structures of alternate landscaping designs that would lessen the impact on trees, so long as the alternatives continue to comply with the other provisions of this ordinance. e. The City shall require the applicant to mitigate for the removal of each tree granted approval pursuant to section 18.5.7.050. Such mitigation requirements shall be a condition of approval of the permit. G:\\comm-dev\\Commissions & Committees\\Historic Commission\\Packets\\2017 Packets\\4-5-2017\\Water_165\\PA-2017-00200.docx April 2017 Ashland Historic Review Board Schedule Meet at 3:00pm, Lithia Room* Terry April 6th April 13th Terry, Sam April 20th Terry April 27th Terry, Sam May 4th Terry *Call 541-488-5305 to verify there are items on the agenda to review PROJECT ASSIGNMENTS FOR PLANNING ACTIONS PA-2014-00710 143 Nutley Swink & Whitford PA-2014-02206 485 A Street Whitford PA-2015-00878 35 S. Pioneer Leonard PA-2015-01695 399 Beach Skibby PA-2015-01517 209 Oak Shostrom PA-2016-00387 95 N. Main Shostrom PA-2016-00209 25 N. Main Giordano PA-2016-00818 175 Pioneer Shostrom & Skibby PA-2016-00847 252 B Street Whitford PA-2016-01027 276 B Street Shostrom & Leonard PA-2016-01641 221 Oak Street Shostrom PA-2016-01947 549 Fairview Emery PA-2016-02103 133 Alida Swink PA-2016-02095 563 Rock St. Whitford PA-2016-02114 556 B Von Chamier PA-2017-00013 15, 35, 44 & 51 S. Pioneer Street ALL PA-2017-00235 114 Granite Leonard PA-2017-00267 Trellis - OSF ALL 12/20/2016 Historic Commission Membership_Web.doc \\ @ashland.or.us Packets \\ Historic Commission \\ Mail - EAddress shobro@jeffnet.org kswink@mind.net skwhippet@mind.net terryskibby321@msn.com tomarch@charter.netbill@ashlandhome.nettttaylord1@yahoo.compiper@kencairnlandscape.com mark.schexnayder@ashland.o r.usregan.trapp Commissions & Committees \\ dev - comm 20442233 \\ -- G: WorkPhone 552552 HomePhone Membership List ASHLAND HISTORIC COMMISSION Mailing Address City of AshlandPlanning Dept.City of AshlandPlanning Dept. 88887 201201201201201201720192019 -------- 3030303030303030 -------- TermExpiration44444444 hitford NameDale ShostromChairmanKeith SwinkSam WTerry SkibbyTom GiordanoBill EmeryTaylor LeonardPiper Von Chamier Mark SchexnayderRegan TrappAdmin. Staff