HomeMy WebLinkAbout2020-01-14 Planning PACKET
Note: Anyone wishing to speak at any Planning Commission meeting is encouraged to do so. If you wish to speak,
please fill out a Speaker Request Form and place it in the Speaker Request Box by staff. You will then be allowed to
speak. Please note that the public testimony may be limited by the Chair and normally is not allowed after the Public
Hearing is closed.
ASHLAND PLANNING COMMISSION
REGULAR MEETING
January 14, 2020
AGENDA
I. CALL TO ORDER:
7:00 PM, Civic Center Council Chambers, 1175 E. Main Street
II. ANNOUNCEMENTS
III. AD-HOC COMMITTEE UPDATES
IV.CONSENT AGENDA
A. Approval of Minutes
1. December 10, 2020 Regular Meeting
V. PUBLIC FORUM
VI.UNFINISHED BUSINESS
A. Approval of Findings for PA-T2-2019-00015, 459 Russell Street.
VII. TYPE I PUBLIC HEARINGS
A. PLANNING ACTION: PA-APPEAL-2019-00010 appealing PA-T1-2019-00080
SUBJECT PROPERTY: 145 North Main Street
OWNER/APPLICANT: BC Partners IV, LLC/Donn Comte
APPELLANT: Donn Comte
DESCRIPTION: The Planning Commission will consider an appeal by the applicant of the
request for Site Design Review approval for proposed
exterior changes including new doors, windows and siding to a contributing property
within a Historic District for the property located at 145 North Main Street. The subject
property is located in the Skidmore Academy Historic District, and is designated the
- a historic
Ashland Tire Shop
contributing resource within the district. No changes are proposed to the site
development, layout, orientation or use. COMPREHENSIVE PLAN DESIGNATION: Low-
Density, Multi-Family Residential; ZONING: R-209BB; TAX
LOT: 3503.
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 1-800-735-2900). Notification 48 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).
Note: Anyone wishing to speak at any Planning Commission meeting is encouraged to do so. If you wish to speak,
please fill out a Speaker Request Form and place it in the Speaker Request Box by staff. You will then be allowed to
speak. Please note that the public testimony may be limited by the Chair and normally is not allowed after the Public
Hearing is closed.
VIII. TYPE II PUBLIC HEARINGS
A. PLANNING ACTION: PA-T2-2019-00012
SUBJECT PROPERTY: 945 Tolman Creek Road
OWNER/APPLICANT: Sean Darrell / Rogue Planning & Development
DESCRIPTION: The application is request for a three-unit/four-lot Outline and Final
Plan subdivision approval and Site Design Review permit to allow the construction of a
three-unit Cottage Housing Development for the property at 945 Tolman Creek Road. The
existing structure is proposed to be divided into two units, and a third 400 square foot cottage
unit is to be constructed at the rear of the property.
COMPREHENSIVE PLAN DESIGNATION: Single Family Residential; ZONING: R-1-5;
.
IX.ADJOURNMENT
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 1-800-735-2900). Notification 48 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).
ASHLAND PLANNING COMMISSION
REGULAR MEETING
MINUTES - Draft
December 10, 2019
I. CALL TO ORDER:
Chair Roger Pearce called the meeting to order at 7:00 p.m. in the Civic Center Council Chambers, 1175 East Main
Street.
Commissioners Present: Staff Present:
Troy Brown, Jr. Bill Molnar, Director
Michael Dawkins Brandon Goldman, Senior Planner
Alan Harper Derek Severson, Senior Planner
Haywood Norton Dana Smith, Executive Assistant
Roger Pearce
Lynn Thompson
Absent Members: Council Liaison:
Melanie Mindlin Stefani Seffinger, absent
II. ANNOUNCEMENTS
Community Development Director Bill Molnar the City Council was
rescheduled to December 17, 2019 at 6:00 p.m.
III. AD-HOC COMMITTEE UPDATES - None
IV. CONSENT AGENDA
A.Approval of Minutes
1.November 12, 2019 Regular Meeting
Commissioner Thompson/Dawkins m/s to approve the minutes of November 12, 2019. Voice Vote: all AYES.
Motion passed.
V. PUBLIC FORUM
Huelz Gutcheon/Ashland/Spoke on electric vehicles and solar panels.
VI. TYPE II PUBLIC HEARINGS
PLANNING ACTION: PA-T2-2019-00015
SUBJECT PROPERTY: 459 Russell Street
OWNER/APPLICANT: KDA Homes, LLC/Laz Ayala
DESCRIPTION: A request for Site Design Review approval to construct a 13,816 square foot, two-
story mixed-use building on the property located at 459 Russell Street (Lot 2 of the Falcon Heights
subdivision). The proposed building will include a 4,837 square feet of ground floor commercial
space, and a total of 13 residential studio units (497 s.f.) on the ground and second floors. The
application includes a Property Line Adjustment between Lots 1 and 2, and an Exception to the Site
Development and Design Standards in order to utilize existing parking installed with the subdivision
which does not comply with more recent parking lot treatment standards in AMC 18.4.3.080.B.5. \[The
current application would supersede the previously approved PA-T2-2018-00001 which granted
approval to consolidate Lots 1 and 2 of the subdivision to develop a single 22,469 square foot building.
The current proposal also illustrates conceptual development of Lot 1 with floor plans, elevations and
Ashland Planning Commission
December 10, 2019
Page 1 of 3
landscape details, but these are conceptual and not being reviewed or approved here.\]
COMPREHENSIVE PLAN DESIGNATION: Employment; ZONING: E-1, Detail Site Review Overlay;
Chair Pearce read the rules of the Public Hearing.
Ex Parte Contact
Commission Harper and Chair Pearce declared no ex parte. Commissioner Norton, Brown and Thompson
had no ex parte and one site visit. Commissioner Dawkins had no ex parte but had run past the site.
Staff Report
Senior Planner Derek Severson provided a presentation (see attached):
Proposal. Proposed Landscape Plan.
Vicinity Map. Elevation Drawings.
Falcon Heights Subdivision. Proposed Floor Plans.
2006 Aerial photo. Standard A Solar Shadow Study.
Lot illustrations and photos. Parking Calculation.
Elevation Drawings. Key Points for Staff.
Site Plan. Clear Creek Drive plaza space
illustration.
Proposed Utility & Drainage Plan.
Staff recommended approved with the Conditions in the draft findings.
Questions of Staff - None
Mark Knox/Ashland/Spoke to the proposal and provided background on why they went back to their original plan of
phased building. They had no issues with the Conditions. The proposal would build thirteen units under 500 square
feet (sq. ft.).
Laz Ayala/Ashland/Spoke to housing trends getting smaller. The proposal would build housing the city lacked.
Questions of the Applicant
Mr. Knox confirmed there were two separate lots with most of the density on one. They would have a deed
restriction specifying density as well as commercial and plaza space. Commissioner Harper suggested
making the condition for the deed restriction clear. Mr. Ayala clarified the intent was having two one-story
buildings. The second building would have 30% residential and 70% commercial on the ground level. Building
would occur in phases.
Public Testimony - None
Rebuttal by Applicant - None
Deliberations & Decision
Commissioner Harper/Norton m/s to approve PA-T2-2019-00015, as presented by staff with the
Conditions. Roll Call Vote: Commissioner Pearce, Norton, Brown, Dawkins, Harper and Thompson,
YES. Motion passed.
Ashland Planning Commission
December 10, 2019
Page 2 of 3
VII. DISCUSSION ITEMS
A. Requirements for plaza space in the Downtown Detail Site Review (DSR) overlay and C-1-D
zone
Senior Planner Brandon Goldman provided a presentation (see attached):
Detail Site Review Overlay Plaza Space Requirements Downtown.
Existing Plaza Space Standards.
Detail Site Review Overlay Applicability.
Downtown Applicability.
Downtown Applicability C-1-D Zone.
Discussion Items; Public-Private Use, Ground Floor Area, Historic Development Pattern, Multi Story
Development, Design Implications.
Option 1: 18.4.2.040.D.b would eliminate the requirement for any private plaza space in the downtown area
for new or redeveloped buildings.
Option 2: 18.4.2.040.D.b would require one square foot of plaza space in the downtown area to apply to the
area of the ground floor only, for a building 10,000 square feet or greater.
Timeline for Public Hearings (2020).
Mr. Molnar provided legislative history on the large-scale development standards. Commissioner Thompson voiced
concern it would increase density and parking challenges. She suggested having a downtown parking analysis done
or establishing an LID to resolve potential parking issues. Staff would include the suggestion in the recommendation
to City Council. Parking was not required on the north side of Lithia Way. On the south side of Lithia Way in the C-1-
D zone it was not required
Commissioner Brown explained why Option 1 was more viable. Current plaza areas in the downtown were under used
or over used depending on the time of the day or year. He supported having the building facades flush with the street.
Overhangs would change the vertical sense of the city.
Public Testimony
Barry Thalden/Ashland/Submitted a document into the record (see attached). He explained why he supported
eliminating the plaza space requirement.
Mark Knox/Ashland/Agreed with Mr. Thalden Option 1.
Laz Ayala/Ashland/Supported changing the plaza requirements. He addressed parking concerns. Transportation
needs would rely more on shared transportation in the future eliminating the need for more parking.
The Commission discussed their support of Option 1.
Commissioner Harper/Brown m/s to recommend to City Council Option 1 as outlined by staff including
Commission comments. Voice Vote: ALL AYES. Motion passed.
Commissioner Norton suggested a future study session that would look at improvements to existing parking, then
address future parking needs.
VIII. ADJOURNMENT
Meeting adjourned at 8:09 p.m.
Submitted by,
Dana Smith, Executive Assistant
Ashland Planning Commission
December 10, 2019
Page 3 of 3
ThecurrentapplicationsupersedesPA-T2-2018-00001whichgrantedapproval
toconsolidateLots1and2todevelopasingle22,469squarefootbuilding.
ThecurrentproposalillustratesconceptualdevelopmentofLot1butthecurrent
requestislimitedtotheproposedbuildingforLot2.
(photo by Fred Stockwell)
(Approved May 2008)
pproved May 2018
First built & occupied
Built & Occupied
ConceptualProposed
ConceptualProposed
including two ADA-accessible
subject to future Site Review
(*no credit requested)
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12/10/2019
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11
BEFORE THE PLANNING COMMISSION
January 14, 2020
IN THE MATTER OF PLANNING ACTION PA-T2-2019-00015, A REQUEST FOR )
SITE DESIGN REVIEW APPROVAL TO CONSTRUCT A NEW 13,816 SQUARE )
FOOT, TWO-STORY MIXED-USE BUILDING ON LOT 2 OF THE FALCON )
HEIGHTS SUBDIVISION AT 459 RUSSELL STREET. THE PROPOSED BUILDING )
WILL INCLUDE 4,837 SQUARE FEET OF GROUND FLOOR COMMERCIAL )
SPACE, AND A TOTAL OF 13 RESIDENTIAL STUDIO UNITS (497 SQ. FT.) ON )
THE GROUND AND SECOND FLOORS. THE APPLICATION INCLUDES A PROP- )
ERTY LINE ADJUSTMENT BETWEEN LOTS 1 AND 2, AND AN EXCEPTION TO )
THE SITE DEVELOPMENT AND DESIGN STANDARDS IN ORDER TO UTILIZE )
FINDINGS,
EXISTING PARKING INSTALLED WITH THE SUBDIVISION WHICH DOES NOT )
CONCLUSIONS
COMPLY WITH MORE RECENT PARKING LOT TREATMENT STANDARDS IN )
& ORDERS
AMC 18.4.3.080.B.5. THE CURRENT APPLICATION WOULD SUPERSEDE THE. )
THE PREVIOUSLY APPROVED PA-T2-2018-00001 WHICH GRANTED APPROV- )
AL TO CONSOLIDATE LOTS 1 AND 2 OF THE SUBDIVISION TO DEVELOP A )
SINGLE 22,649 SQUARE FOOT BUILDING. THE CURRENT PROPOSAL ILLUS- )
STRATES CONCEPTUAL DEVELOPMENT FOR LOT 1 WITH FLOOR PLANS, )
ELEVATIONS, AND LANDSCAPE DETAILS, BUT THESE ARE CONCEPTUAL. )
AND ARE NOT BEING REVIEWED OR APPROVED HERE. )
)
OWNER/APPLICANT:
Laz Ayala/KDA Homes, LLC )
)
--------------------------------------------------------------------------------------------------------------
RECITALS:
1) Tax lots #2800 and #2801 of Map 39 1E 09 AA are located at 449 and 459 Russell Street within the
E-
2) The applicants are requesting Site Design Review approval to construct a 13,816 square foot, two-
story mixed-use building on the property located at 459 Russell Street (Lot 2 of the Falcon Heights
subdivision). The proposed building will include 4,837 square feet of ground floor commercial space,
and a total of 13 residential studio units (497 s.f.) on the ground and second floors. The application
includes a Property Line Adjustment between Lots 1 and 2, and an Exception to the Site Development
and Design Standards in order to utilize existing parking installed with the subdivision which does not
comply with more recent parking lot treatment standards in AMC 18.4.3.080.B.5. The current application
would supersede the previously approved PA-T2-2018-00001 which granted approval to consolidate Lots
1 and 2 of the subdivision to develop a single 22,469 square foot building. The current proposal illustrates
conceptual development of Lot 1 with floor plans, elevations and landscape details, but these are
conceptual and not being reviewed or approved here the current request is limited to the proposed
building and site improvements for Lot 2. The proposal is outlined on plans on file at the Department of
Community Development.
PA-T2-2019-00015
January 14, 2020
Page 1
AMC 18.5.2.050
3) The criteria for Site Design Review approval are described in as follows:
Underlying Zone:
A.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.
Overlay Zones:
B. The proposal complies with applicable overlay zone requirements (part
18.3).
Site Development and Design Standards:
C. The proposal complies with the applicable Site
Development and Design Standards of part 18.4, except as provided by subsection E,
below.
City Facilities:
D. 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.
Exception to the Site Development and Design Standards.
E.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.
AMC 18.5.3.120.B
4) The criteria for Property Line Adjustment approval are described in as follows:
Parcel Creation.
1. No additional parcel or lot is created by the lot line adjustment.
Lot Standards.
2. Except as allowed for nonconforming lots, pursuant to chapter 18.1.4, or
as required by an overlay zone in part 18.3, all lots and parcels conform to the lot
standards of the applicable zoning district, including lot area, dimensions, setbacks, and
coverage, per part 18.2. If a lot does not conform to the lots standards of the applicable
zoning district, it shall not be made less conforming by the property line adjustment. As
applicable, all lots and parcels shall identify a buildable area free of building restrictions
for physical constraints (i.e., flood plain, greater than 35 percent slope, water resource
protection zones).
PA-T2-2019-00015
January 14, 2020
Page 2
Access Standards.
3. All lots and parcels conform to the standards in section 18.4.3.080
Vehicle Area Design. Lots and parcels that do not conform to the access standards shall
not be made less conforming by the property line adjustment.
5) The Planning Commission, following proper public notice, held a public hearing on December 10,
2019 at which time testimony was received and exhibits were presented. Subsequent to the closing of the
hearing, the Planning Commission approved the application subject to conditions pertaining to the appropriate
development of the site.
Now, therefore, the Planning Commission of the City of Ashland finds, concludes and recommends as
follows:
SECTION 1. EXHIBITS
For the purposes of reference to these Findings, the attached index of exhibits, data, and testimony
will be used.
Staff Exhibits lettered with an "S"
Proponent's Exhibits, lettered with a "P"
Opponent's Exhibits, lettered with an "O"
Hearing Minutes, Notices, Miscellaneous Exhibits lettered with an "M"
SECTION 2. CONCLUSORY FINDINGS
2.1
The Planning Commission finds that it has received all information necessary to make a decision
based on the Staff Report, public hearing testimony and the exhibits received.
2.2
The Planning Commission finds that the proposal for Site Design Review approval meets all
applicable criteria for Site Design Review approval described in AMC Chapter 18.5.2.050 and that the
proposal for a Property Line Adjustment meets all applicable criteria for Property Line Adjustment
approved described in AMC Chapter 18.5.3.120.B.
2.3
The Planning Commission notes that the first approval criterion for Site Design Review iThe
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.
The Commission further notes that the application materials provided indicate that all of the applicable
-1 zoning from AMC 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 are being complied with.
PA-T2-2019-00015
January 14, 2020
Page 3
The Planning Commission finds that t-1 (Employment) and that
within this zone, there is no minimum lot area, width, or depth; no minimum front, side or rear yard area
except where abutting a residential zone to the side or rear; no maximum lot coverage; and no minimum
residential density. The subject property partly abuts residential zones to the rear along the north property
line and as such AMC 18.2.6.030 requires that a ten-foot per story rear yard be provided. In addition, as
part of the creatio
between the subdivision and the residential properties to the north. The application indicates that the
building has been designed with a Standard A setback in mind. Russell Street is not classified as an
arterial street, and as such no arterial setback requirements come into play. The maximum building height
is limited to 40 feet, and the proposed 26-foot 10-inch height here complies with the applicable E-1 height
limit.
2.4
The Planning Commission notes that tThe
proposal complies with applicable overlay zone requirements (part 18.3).Planning Commission
further notes that the application materials explain that the proposal complies with the Residential Overlay
regulations found in AMC 18.3.13.010, including but not limited to commercial and residential ground
floor ratios as well as permissible residential densities.
project is for an attractive and well thought-out mixed use development
that will not only provide the City with needed small-unit housing and new office space close to the
contextually compatible with the existing building on Lot #4, the two new buildings across the street on
Lot #6, and the recently approved building on Lot #3.explains that they have tried
to provide conceptual information on the likely development for Lot #1 to aid in considering the proposal
in context, and the plans include building footprints, parking and the shared circulation pattern through
the shared plaza.
For properties within the E-
a density of 15 dwelling units per acre. The application proposes to adjust the property line between the
two lots so that Lot #1 would be reduced in area from its current 19,278 square feet to 17,478 square feet,
and Lot #2 would be increased from its current 18,377 square feet to 20,177 square feet. At the same
time, the applicant proposes to consider the density for the combined area of Lots #1 and #2 to allow the
building proposed here for Lot #2 to have 13 dwelling units less than 500 square feet in area (¾ units for
density purposes), and to place a deed restriction on Lot #1 to limit its future residential development to
no more than 3.2 dwelling units.
Lot Adj. Area Density
449 Russell Street 17,478 6.019 d.u. density by adjusted lot area
3.2 d.u. limit proposed
(Lot #1) 0.401 acres (-)
459 Russell Street 20,177 6.948 d.u. density by adjusted lot area
9.75 d.u. proposed
(Lot #2) 0.463 acres (-)
37, 655 s.f. 12.96 dwelling units
PA-T2-2019-00015
January 14, 2020
Page 4
Total 0.864 acres At E-1 density of 15 d.u./acre
The Commission finds that the two lots are contiguous units of land under a single ownership and as such
are to be considered a single lot for planning purposes. As proposed, the effect of this density allocation
is to allow 2.8 additional dwelling units on Lot #2 while limiting the future development of Lot #1 to three
dwelling units (or four ¾-dwelling units. This remains within the allowable density based on the
combined area of the two contiguous lots. A condition has been included below to require that
the deed restriction proposed by the applicant be signed and recorded prior to the issuance of a building
permit for either lot.
The Commission further notes that both AMC 18.2.3.130.B.1 Dwelling in a Non-Residential Zone
AMC 1Residential Overlay RegulationsIf there is one building on a site,
ground floor residential uses shall occupy not more than 35 percent of the gross floor area of the ground
floor. Where more than one building is located on a site, not more than 50 percent of the total lot area
shall be designated for residential uses. At least 65 percent of the gross floor area of the ground floor
shall be designated for permitted uses and uses permitted with special use standards, not including
residential uses.For Lot #2, the ground floor will be 6,840 square feet with 2,003 square feet, or 29.28
percent, dedicated to residential use. The Commission therefore finds that the ground floor
commercial/residential split complies with the applicable standard for the ground floor. However, because
single ownership representing a single lot for planning purposes, and this combined lot will ultimately
involve more than one building, the Commission has included a condition below to require that the
building permit submittals include a demonstration that not more than 50 percent of the total combined
lot area shall be designated for residential uses.
2.5
The Planning Commission notes that the The proposal complies
with the applicable Site Development and Design Standards of part 18.4, except as provided by subsection
E, below.
appearance; to create a positive, human scale relationship between proposed buildings and the streetscape
which encourages bicycle and pedestrian travel; to lessen the visual and climatic impacts of parking; and
to screen adjacent uses from adverse impacts of development. To these ends, buildings are to have their
primary orientation to the street rather than to parking areas, with visible, functional and attractive
entrances oriented to the street, placed within 20 feet of the street, and accessed directly from the public
automobile parking and circulation areas are not to be placed between buildings and the street. The
Commission notes that the application materials here assert that the proposal complies with all applicable
Site Development and Design Standards of AMC Chapter 18.4 but for a single Exception discussed later
in this document - because the proposal would continue to utilize the parking lot installed with the
subdivision, which does not comply with the parking lot treatment standards in AMC 18.4.3.080.B.5 that
were adopted subsequent to the subdivision approval.
Basic Site Review
The Planning Commission notes that with regard to the Basic Site Review standards, t
areas sit behind the proposed building and will be screened from the front of the property by the building,
PA-T2-2019-00015
January 14, 2020
Page 5
and the proposed building occupies the majority of the streetscape.
The s primary commercial entrance has been designed to face the primary street (Russell Street)
and its public sidewalk, and the entrance is designed to be clearly visible, functional and open to the public
during typical business hours. The residential entrances have been placed on secondary elevations. The
applicant explains that the design will accommodate an array of uses including commercial offices and
service businesses that will benefit from the building design and accessible public sidewalks. The proposal
includes a public sidewalk built to current city street standards, and street trees selected from the approved
street tree list are to be installed at one per 30 feet of frontage.
All site and building lighting is to meet requirements not to directly illuminate adjacent properties and to
comply with the noise ordinance requirements as well. The applicant emphasizes that they have an interest
in minimizing any typical nuisance issues related to lighting or noise in order to provide the expected
, and to that end all lighting is to be down-directed to minimize
any potential glare. The application materials provided include landscaping and site plans identifying a
screened trash and recycling area.
The Planning Commission finds that the application satisfies the standards for Basic Site Review.
Detail Site Review
With regard to the Detail Site Review Overlay standards, the application materials identify Lot #2 as
adjusted herein to be 20,177 square feet in area, and the proposed building for Lot #2 is to be 13,816
square feet. This equates to a Floor Area Ratio (F.A.R.) of 0.68, not including the plaza space or any
pedestrian areas, for Lot #2. The Planning Commission finds that this exceeds the minimum requirement
for a 0.50 F.A.R., however because the two contiguous lots under a single ownership are being considered
together with regard to density and shared plaza space, the Planning Commission finds that the combined
lots also need to be considered together for planning purposes with regard to Floor Area Ratio (F.A.R.).
As such, the combined Floor Area Ratio (F.A.R.) of the two buildings will need to meet the minimum
0.50 F.A.R. when considered in terms of the combined lot area. This means that 0.50 F.A.R. x the 37,655
square foot combined lot area would equal 18,828 square feet, less the 13,816 square foot building area
proposed here would require at least a 5,012 square foot area for the future building on Lot #1. The
Planning Commission finds that the conceptual building design illustrated here exceeds 13,000 square feet
and as such the F.A.R. requirement can and will be addressed with the future building on Lot #1. A
condition has been included below to require that compliance with the F.A.R. on this basis be provided
with the Site Design Review application for Lot #1.
The proposed building frontage has a variety of jogs and other distinctive changes in the façade for the
purpose of creating an attractive street façade, and that the walls facing the street and plaza space will
areas, pedestrian entrances and display areas are to be transparent while also addressing current building
code and conservation standards relating to energy efficiency. The applicant explains that the building
incorporates lighting and changes in mass, surface and finish to give emphasis to the entrances, and that
PA-T2-2019-00015
January 14, 2020
Page 6
the bwindows and vertical forms of the building that not
, and will provide
a minimum seven-foot covered area (awning and recessed entry) at the doorway entrance for pedestrians
to assemble. The applicant further notes that the buildings will front onto a 13-foot sidewalk with street
trees planted in irrigated five-foot by five-foot tree wells that, along with the building awnings, provide
design of the plaza space will
visitors and residents.
The landscape plan includes landscaping between the existing driveway and the neighboring residences
to the north. The applicant explains that the landscaping and irrigation in these areas were installed with
the subdivision infrastructure in 2003-2004 and have since matured, but that in some areas the landscaping
has been vandalized or has died, and that any missing landscaping materials will be replaced prior to
occupancy to ensure that required sight-obscuring screening is maintained. A condition to this effect has
been added below. The application materials point out that the building materials include changes in
relief for at least 15 percent of the exterior wall area, and that bright paint colors or significant amounts of
The Planning Commission finds that the application satisfies the standards for Detail Site Review.
Large Scale Development
The Commission notes that in terms of the Additional Standards for Large Scale Developments in AMC
18.4.2.040.D., the proposed building has been designed to divide large building masses into heights and
sizes that relate to human scale, and that the design incorporates changes in building masses, has sheltering
awnings and recessed entrances, and includes a distinct pattern of divisions on surfaces. In addition, the
design includes
The subject property is outside the Downtown Design Standards Overlay, and as such is subject to
standards which limit the building area and length. The application explains that the total square footage
of the proposed building is 13,816 square feet, and the frontage is 67 lineal feet, and as such the buildings
comply with the standards limiting their footprints and areas to less than 45,000 square feet and their
lengths to no more than 300 feet.
The Commission notes that the project proposes to provide an approximately 2,889 square foot shared
central plaza space to address a combined building area of up to 28,890 square feet between the two parcels
to satisfy the minimum ten percent plaza space requirement. The applicant emphasizes that the plaza was
designed to serve multiple purposes ranging from a view corridor, a break in the building mass, a place
for gathering and recreation, a wind break, and an area for seating, dining and general relaxation for both
the commercial and residential tenants. The applicant emphasizes that the design here generally seeks to
mimic the space on Parcel #6 across the street which is noted as functioning well and being used often.
The plaza incorporates five of the required elements for plaza space sitting spaces, a mixture of sunlight
PA-T2-2019-00015
January 14, 2020
Page 7
and shade, outdoor eating areas, protection from wind, and trees. The general layout accommodates
seating in various locations (benches, seating wall, planter seats) while retaining an open, central plaza to
accommodate assembly.
Given that the proposal involves shared plaza space between the two buildings to meet the combined plaza
space requirement, and that the applicant recognizes the importance of coordinating the building elevation,
material treatment, and pedestrian circulation so this space will cohesively function with the eventual
development of a building on Lot #1, even if developed by a different party, a condition has been included
Prior to the issuance of a building permit for Lot #2, the applicant shall provide a
revised plan for the shared plaza space which shall serve as the approved plan for the coordinated
development of a cohesive plaza space for the two lots and which includes improvement details with
consistent material treatment
elevations and plaza elevation are generally consistent. While the conceptual building design for Lot #1
is not approved here, the shared plaza space plan shall be considered the guiding document for the plaza
space with the development of the two buildings. In addition to this plan, the applicant shall provide
easements and agreements necessary to address the shared use of the plaza space between the two lots.
Automobile Parking
The Planning Commission finds that the applicants have provided the following parking calculations to
address the which are detailed in AMC 18.4.3.040:
459 Russell Street Mixed-Use Lot #2
13.0spaces
13 One-bedroom units < 500 s.f. @ 1.0 space per unit =
9.674 spaces
4,837 s.f. of general office @ 1 space per 500 sq. ft. =
Total Parking Required Lot #2 = 22.674 spaces
Surface Parking Provided (Off-Street): 43 spaces (including two ADA-accessible)
Parking Required for Lot #2 23 spaces
Remaining Off-Street Parking for Lot #1: 20 spaces ()
subject to future Site Review
On-Street* Parking Available: 9 spaces
(*no credit requested)
The Planning Commission finds that a total of 30 off-street parking spaces were installed as part of the
at the applicant proposes to construct 13 additional
off-street parking spaces here to provide a total of 43 off-street parking spaces. The Commission notes
here that all parking spaces originally provided as part of the subdivision are required to remain open and
available to tenants and customers from all lots within the subdivision. The Commission finds that, as
detailed above, the total parking required for the proposed development of Lot #2 is 23 spaces, which will
leave 20 spaces to accommodate the future development of Lot #1. At the time of development of Lot #1,
a Site Design Review application would need to demonstrate that the available parking remaining will
PA-T2-2019-00015
January 14, 2020
Page 8
accommodate the proposed uses. No on-street parking credits are requested with the current application,
but credits could be requested at a future date should the proposed uses ever be intensified.
Bicycle Parking
The Planning Commission also finds that the required bicycle parking for the proposal includes 13
required covered bicycle parking spaces for the 13 proposed one-bedroom residential units, and at least
two additional covered bicycle parking spaces for the proposed 4,837 square feet of office space. The
applicants have proposed to provide 15 covered bicycle parking spaces between two locations, with 12
spaces to be placed on the north side of the building and three spaces to be placed in the common hallway
All proposed bicycle parking spaces are to be designed in compliance with
the Bicycle Parking Design Standards noted in AMC 18.4.3.070.
Vehicle Area Design
The Planning Commission finds that the -existing, and was constructed
in 2003-2004 in conjunction with the other subdivision improvements. The curbing, drainage,
landscaping areas, irrigation conduit, asphalt thickness, etc. met the Building and Planning standards at
the time, and the applicant intends to utilize the parking lot as originally constructed, completing the
necessary landscaping and irrigation improvements shown in the landscape plans, and has not proposed
to bring the parking lot into compliance with the more recently adopted parking area design requirements
from AMC 18.4.3.080.B.5, which would require substantial modifications to surfacing
and stormwater drainage provisions. An Exception to these standards is therefore required, and is
discussed under section 2.7 below.
2.6
The Planning Commission notes that the fourth criterion for Site Design Review approval is that,
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. The Commission further notes that the application materials indicate that all key facilities are
in 2003-2004. The application further explains that all utilities to service the buildings are available within
the adjacent Russell Street right-of-way or are already stubbed to the property, but that if necessary,
services will be installed at the time of construction in accordance with Ashland Public Work Standards.
The applicant indicates that in meetings with the various city utilities, it has been indicated that adequate
City facilities are available to serve the subject property.
The Commission further finds that Planning staff has noted that in discussing the available public facilities
with the Public Works, Fire and individual utility departments they have determined the following:
Water
There are eight-inch water mains in place in the adjacent rights-of-way for Russell Street
and Rogue Place, and another eight-inch water main is in place along the northern property line.
PA-T2-2019-00015
January 14, 2020
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The applicant will need to extend services and pay any applicable service and connection fees
required for any new water services installed as part of this project. The Fire Department has also
indicated that because the project is mixed-use, monitored fire sprinklers will be required.
anitary Sewer
SThere is an eight-inch sanitary sewer main in Russell Street and an eight-inch
main in Rogue Place.
Electricity
The Electric Department has indicated that capacity was sufficient at the time of the
subdivision although anticipated loads may have changed based on the level of development
proposed here. The applicants will need to work with the Electric Department to arrive at a final
service plan addressing the service needs of the proposed building and its tenants.
Urban Storm Drainage
The Public Works Department noted that stormwater issues were
considered in the subdivision infrastructure installation, and there is an 18-inch storm sewer main
in Russell Street, along with 12-inch mains in Rogue Place and along the northern property line.
Paved Access & Adequate Transportation
Russell Street is a commercial neighborhood
collector street, and was improved to city street standards as part of the subdivision infrastructure
installation, with the exception of sidewalks and street trees which were to be installed as each lot
develops. The Engineering Division has noted that with sidewalk installation along the frontage
of Lots #1 and #2, an ADA-accessible ramp will be required at the corner of Russell Street and
Rogue Place. The street standards call for a five-foot hardscape parkrow with tree wells, five-foot
by five-foot city-standard tree grates, and irrigated street trees and an eight- to ten-foot sidewalk.
The applicant has proposed to meet these standards with the installation of a 13-foot sidewalk
corridor.
With the construction of subdivision infrastructure, a pedestrian bridge over Mountain Creek was
constructed to provide a link for pedestrian connectivity to the adjacent residential subdivision
(Mountain Creek Estates) and down through the subdivision via Thimbleberry Lane to the North
Mountain Park area. A future street connection will extend Russell Street to connect with Clear
developer was required to sign in favor of a Local Improvement District (L.I.D.) to participate in
the cost of constructing a future railroad crossing at Fourth Street.
The application materials further indicate that a Traffic Engineer enlisted to review traffic-related
issues concluded that based on the low volume of vehicle trips and proximity to multi-modal
facilities and service, a traffic impact analysis (T.I.A.) was not required. In the TIA review
prepared by Alex Georgevitch Consulting based on the previous proposal for the site (PA-T1-
2018-00001) which involved 11,241 square feet of commercial space and ten condominiums rather
than the 4,837 square feet of commercial space and 13 studios proposed here , Alex Georgevitch,
P.E. concluded that the site was estimated to generate approximately 21 trips during both the A.M.
and P.M. peak hours, and further noted that there would be a less than 2.6 percent increase in PM
PA-T2-2019-00015
January 14, 2020
Page 10
Peak Hour traffic on East Hersey Street in 2034 and a 0.9 percent increase in PM Peak Hour traffic
along North Mountain Avenue in the same period. Georgevitch indicated that these volumes were
very low and would not in his opinion warrant analysis of any signalized or stop controlled
intersections or turn lanes. As such, he found that a traffic impact analysis was not merited.
Based on the above information, the Planning Commission finds that existing public facilities and utilities
are in place and available to serve the project, and have been preliminarily identified on the Site Plan
provided and discussed in the narrative. Utilities and street improvements were largely installed with the
subdivision: water service, sanitary sewer and storm drainage are available in Russell Street, and the
applicant has indicated that services will be extended as necessary to connect to the proposed buildings.
Conditions have been included below requiring that final electrical distribution, utility, storm drainage,
and street improvement plans be provided for review and approval prior to building permit submittal, and
that any fees for necessary service upgrades or connection to address specific service requirements for the
proposed buildings be paid for prior to permit issuance.
2.7
The Planning Commission finds that the final criterion for Site Design Review approval provides
that the Planning Commission may approve Exceptions to the Site Development and Design Standards of
part 18.4 if certain circumstances are found to exist. In this instance, an Exception to the Site
Development and Design Standards is necessary for the applicant to utilize existing parking and parking
lot improvements which were installed with the subdivision but do not comply with more recent parking
lot treatment standards in AMC 18.4.3.080.B.5.
In considering an identical request for the adjacent Lot #3 at 469 Russell Street in 2018, the Planning
Commission noted that AMC s
PA-T2-2019-00015
January 14, 2020
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2.8
In considering the requested property line adjustment, the Planning Commission finds that no
additional lots are being created with the proposal, and that the resultant lot configuration will conform to
the standards of the E-1 zoning district which does not have minimum lot area or dimensional
requirements. The Commission further finds that development of the resultant lots will be required to
comply with applicable setback and lot coverage standards, which will not change with the adjustment.
Neither the current configuration nor the proposed adjustment involve physical constraints as both lots are
free of floodplain corridor lands, severe constraints slopes and water resource protection zones. In terms
of the vehicle area design standards of AMC 18.4.3.080, neither lot shall be made less conforming with
the requested adjustment and the Commission has considered and approved an Exception, discussed
above, to allow the applicant to utilize the parking lot originally designed, approved and installed with the
subdivision rather than requiring compliance with the more recent standards in AMC 18.4.3.080.B.5
addressing the adverse environmental and microclimatic impacts of surface parking.
2.9
The Planning Commission finds that utilities and street improvements were largely installed with
the subdivision creating the lot, and that the applicant proposes to complete these by extending services
to the building proposed and installing city standard frontage improvements. The proposed new building
has been designed with city standards in mind, with the primary orientation to the street rather than to
parking areas; visible, functional and attractive entrances oriented to and placed along Russell Street with
a shared plaza space between the proposed building and the building to be built on Lot #1. Parking is
located behind the building and surface parking will be visible from the second-story windows. The
Commission finds that with the conditions attached below, the proposal seems well-suited to the standards,
the site and the vicinity.
SECTION 3. DECISION
3.1 The Planning Commission concludes that based on the record of the Public Hearing on this matter,
the proposals for Site Design Review approval for a new two-story mixed-use building at 459 Russell
Street and Property Line Adjustment are supported by evidence contained within the whole record.
Therefore, based on our overall conclusions, and upon the proposal being subject to each of the following
conditions, the Planning Commission approves Planning Action #T2-2019-00015. Further, if any one or
more of the conditions below are found to be invalid, for any reason whatsoever, then Planning Action #2019-
T2-00015 is denied. The following are the conditions attached to the approval:
1)That all proposals of the applicant shall be conditions of approval unless otherwise specifically
modified herein, including but not limited to that, as proposed by the applicant, prior to the
issuance of a building permit for either lot, the applicant shall provide a signed deed restriction
agreement which limits the density of Lot #1 to 3.2 dwelling units and allows 9.75 dwelling units
for Lot #2. This would allow three standard units, or four ¾-units that were less than 500 square
feet in gross habitable floor area, for the future building on Lot #1 and thirteen ¾ units on Lot #2.
2)That the plans submitted for the building permit shall be in conformance with those approved as
part of this application. If the plans submitted for the building permit are not in conformance with
those approved as part of this application, an application to modify this approval shall be submitted
and approved prior to the issuance of a building permit.
PA-T2-2019-00015
January 14, 2020
Page 12
3)That prior to the installation of any signage, a sign permit shall be obtained. All signage shall meet
the requirements of the Sign Ordinance (AMC 18.4.7).
4)That all requirements of the Fire Department shall be satisfactorily addressed, including approved
addressing; commercial fire apparatus access including angle of approach and any necessary
easements; provisions for firefighter access pathways; fire flow; fire hydrant clearance; fire
department connection (FDC); fire extinguishers; a Knox key box; and monitored fire sprinklers
for mixed-use buildings.
5)That mechanical equipment shall be screened from view from Russell Street, and the location and
screening of all mechanical equipment shall be detailed on the building permit submittals.
6)That the front business entrance(s) adjacent to Russell Street shall remain functional and open to
the public during all business hours, and the windows on the ground floor shall not be tinted so as
to prevent views from outside of the building into the interior of the building.
7)The Site Design Review application for the future development of Lot #1 shall include calculations
demonstrating compliance with the standards for mixed-use developments in AMC 18.3.13.010.C.1
and for Floor Area Ratio (F.A.R.) based on multiple buildings on the combined lot area of Lots #1
and #2 which are, at the time of this approval, contiguous lots under a single ownership being
considered as one for planning purposes. Similarly, the traffic impacts considered in reviewing Lot
#1 shall consider the combined impacts of Lot #2.
8)That building permit submittals for Lot #2 shall include:
a)The identification of all easements, including but not limited to public or private utility or
drainage easements, mutual access easements, fire apparatus access easements, and public
pedestrian access easements.
b)The identification of exterior building materials and paint colors for the review and
approval of the Staff Advisor. Colors and materials shall be consistent with those described
in the application and very bright or neon paint colors shall not be used.
c)Specifications for all exterior lighting fixtures. Exterior lighting shall be directed on the
property and shall not directly illuminate adjacent proprieties.
d)Revised Landscape and Irrigation Plans shall be provided for the review and approval of
the Staff Advisor with the building permit submittals. These revised plans shall address:
1) required size and species specific replacement planting details and associated irrigation
plan details, including the requirements for programmable automatic timer controllers and
a maintenance watering schedule with seasonal modifications. Street trees should be
watered regularly for two to three years to ensure they can fully establish themselves; 2)
lot coverage and required landscaped area calculations, including all building footprints,
driveways, parking, and circulation areas, and landscaped areas. Lot coverage shall be
limited to no more than 85 percent, and the calculations shall demonstrate that the requisite
15 percent landscaping and seven percent parking lot landscaping are provided.
e)Final stormwater drainage, grading and erosion control plans for the review and approval
of the Engineering, Building and Planning Departments. The stormwater plan shall address
Public Works/Engineering standards requiring that post-development peak flows do not
exceed pre-development levels. Any necessary drainage improvements to address the
torm water from all new
impervious surfaces and run-off associated with peak rainfall events must be collected on
PA-T2-2019-00015
January 14, 2020
Page 13
site and channeled to the city storm water collection system (i.e., curb gutter at public
street, public storm pipe or public drainage way) or through an approved alternative in
accordance with Ashland Building Division policy BD-PP-0029. On-site collection
systems shall be detailed on the building permit submittals.
f)A final utility plan for the project for the review and approval of the Engineering, Planning
and Building Divisions. The utility plan shall include the location of any necessary
connections to public facilities in and adjacent to the development, including the locations
of water lines and meter sizes, sewer mains and services, manholes and clean-outs, storm
drainage pipes and catch basins. Meters, cabinets, vaults and Fire Department Connections
shall be located outside of pedestrian corridors and in areas least visible from streets,
sidewalks and pedestrian areas, while considering access needs. Any necessary service
e.
g)A final electric design and distribution plan including load calculations and locations of all
primary and secondary services including any transformers, cabinets and all other
necessary equipment. This plan must be reviewed and approved by the Electric,
Engineering, Building and Planning Departments prior to the issuance of excavation or
building permits. Transformers, cabinets and vaults shall be located outside the pedestrian
corridor in areas least visible from streets, sidewalks and pedestrian areas, while
considering the access needs of the Electric Department. Any necessary service extensions
h)That the applicants shall provide engineered plans for the installation of city-standard street
frontage improvements for the full frontage of the subject property, including five-foot
width hardscape parkrows with irrigated street trees with city standard five-foot by five-
foot square metal tree grates, eight-foot sidewalks, and city-standard pedestrian scale street
lighting for the review of the Planning and Public Works/Engineering Departments. If
necessary to accommodate city standard street frontage improvements, the applicant shall
dedicate additional right-of-way or provide public pedestrian access easements. Any
necessary easements or right-of-way dedications shall be submitted for the review and
i)Identification or required bicycle parking, which includes 15 covered bicycle parking
spaces as proposed by the applicants. Inverted u-racks shall be used for the outdoor bicycle
parking, and bicycle parking within a building shall be a minimum of six feet long by three
feet wide by four feet high and clearly marked and reserved for bicycle parking only. The
building permit submittals shall verify that the bicycle parking spacing and coverage
requirements are met.
j)That the building permit drawings shall clearly demonstrate that an area of at least seven
feet in depth is provided at the front entries to provide pedestrians with protection from
rain and sun as required in AMC 18.4.2.040.C. This depth may be met by a combination
of any entry recess and the depth of an awning or other covering.
k)Final solar setback calculations demonstrating that all new construction complies with
Solar Setback Standard A as proposed by the applicants. Calculations shall be in the
\[(Height 6)/(0.445 + Slope) = Required Solar Setback\]
formula and elevations or cross
section drawings shall be provided clearly identifying the highest shadow producing
point(s) and the height(s) from natural grade.
PA-T2-2019-00015
January 14, 2020
Page 14
l)A revised plan for the shared plaza space which shall serve as the approved plan for the
coordinated development of a cohesive plaza space for the two lots and which includes
improvement details with consistent material treatment and grading details which ensure
enerally consistent.
While the conceptual building design for Lot #1 is not approved here, the shared plaza
space plan shall be considered the guiding document for the plaza space with the
development of the two buildings. In addition to this plan, the applicant shall provide
easements and agreements necessary to address the shared use of the plaza space between
the two lots.
m)Demonstration that with the ultimate development of the two contiguous lots (Lot #1 and
Lot #2), not more than 50 percent of the total combined lot area shall be designated for
residential uses as required in AMC 18.3.13.010.C.1.
9)That prior to the issuance of the building permit or commencement of site work including staging
or the storage of materials, all necessary building permits fees and associated charges, including
permits and connections fees for new, separate, underground electrical services to each proposed
unit, and system development charges for water, sewer, storm water, parks, and transportation
shall be paid.
10)That prior to the final approval of the project, signature of the final plat or issuance of a
certificate of occupancy:
a) All hardscaping including the sidewalk corridor, parking lot and driveway; landscaping;
required buffers between zones, and the irrigation system shall be installed according to
the approved plan, inspected, and approved by the Staff Advisor. Any irrigation,
landscaping or other screening required on the subject property in the subdivision
landscaping plan which has died or been removed shall be replaced to insure that the
required sight-obscuring screening and buffer between zones is provided and maintained.
b) All utility service and equipment installations shall be completed according to Electric,
Engineering, Planning, and Buil
by the Staff Advisor.
c) Sanitary sewer laterals, water services including connection with meters at the street, and
underground electric services shall be installed according to the approved plans to serve all
units prior to signature of the final survey plat or issuance of a certificate of occupancy.
d) That all exterior lighting shall be directed on the property and shall not directly illuminate
adjacent residential proprieties.
e) All required street frontage improvements, including but not limited to the sidewalk,
parkrow with irrigated street trees spaced at one tree per 30 feet of frontage, and street
lighting, shall be installed under permit from the Public Works Department and in
accordance with the approved plans, inspected and approved by the Staff Advisor.
f) The CC&Rs for the Homeowner's Association or similar maintenance agreement shall be
provided for the review and approval of the Staff Advisor prior to signature of the final
survey plat. This agreement shall describe the responsibility for the maintenance of all
common use-improvements including landscaping, driveways, planting strips and street
trees. The CC&Rs must state that deviations from the approved plan shall be considered a
PA-T2-2019-00015
January 14, 2020
Page 15
violation of the Planning Application approval and therefore subject to penalties described
in the Ashland Municipal Code.
g) Screening for the trash and recycling enclosure shall be installed in accordance with the
Site Design and Use Standards, and an opportunity to recycle site of equal or greater size
than the solid waste receptacle shall be included in the trash enclosure as required in AMC
18.4.4.040.
h) 15 required covered bicycle parking spaces shall be installed according to approved plan,
inspected and approved by the Staff Advisor.
January 14, 2020
Planning Commission Approval Date
PA-T2-2019-00015
January 14, 2020
Page 16
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-APPEAL-2019-00010 appealing PA-T1-2019-00080
SUBJECT PROPERTY: 145 North Main Street
OWNER/APPLICANT: BC Partners IV, LLC/Donn Comte
AGENT: Rogue Planning & Development Services, LLC
APPELLANT: Donn Comte
DESCRIPTION: The Planning Commission will consider an appeal by the applicant
a request for Site Design Review approval for proposed exterior changes including new doors, windows and siding to a
contributing property within a Historic District for the property located at 145 North Main Street. The subject property is located
Ashland Tire Shop
Automotive- a historic contributing resource within the district. No changes are proposed to the site development, layout,
orientation or use. COMPREHENSIVE PLAN DESIGNATION: Low-Density, Multi-Family Residential; ZONING: R-2;
391E09BB; TAX LOT: 3503.
ASHLAND PLANNING COMMISSION MEETING: Tuesday January 14, 2020 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-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 Senior Planner Derek Severson in the Ashland Planning Division, 541-488-5305 or via
e-mail to derek.severson@ashland.or.us .
G:\\comm-dev\\planning\\Planning Actions\\Noticing Folder\\Mailed Notices & Signs\\2020\\PA-APPEAL-2019-00010.docx
SITE DESIGN REVIEW APPROVAL CRITERIA (AMC 18.5.2.050)
An application for Site Design Review shall be approved if the proposal meets the criteria in subsections A, B, C, and D below. The approval
authority may, in approving the application, impose conditions of approval, consistent with the applicable criteria.
A. Underlying Zone: 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.
G:\\comm-dev\\planning\\Planning Actions\\Noticing Folder\\Mailed Notices & Signs\\2020\\PA-APPEAL-2019-00010.docx
ASHLAND PLANNING DEPARTMENT
STAFF REPORT
January 14, 2020
PLANNING ACTION:
PA-APPEAL-2019-00010
Appealing PA-T1-2019-00080
OWNER/APPLICANT:
BC Partners IV, LLC/Donn Comte
APPELLANTS:
BC Partners IV, LLC/Donn Comte
LOCATION:
145 North Main Street
ZONE DESIGNATION:
R-2
COMP. PLAN DESIGNATION:
Low Density Multi-Family Residential
ORDINANCE REFERENCES:
Ashland Land Use Ordinance: https://ashland.municipal.codes/LandUse
18.1.4 Nonconforming Situations
18.2.2 Base Zones and Allowed Uses
18.2.3 Special Use Standards
18.2.4 General Regulations for Base Zones
18.2.5 Standards for Residential Zones
18.3.12 Site Development and Design Overlays
18.3.12.050 Historic District Overlay
18.4 Site Development and Design Standards
18.4.2 Building Placement, Orientation & Design
18.4.2.050 Historic District Development
18.4.3 Parking, Access, and Circulation
18.4.4 Landscaping, Lighting & Screening
18.4.6 Public Facilities
18.4.7 Signs
18.5 Application Review Procedures and Approval Criteria
18.5.1 General Review Procedures
18.5.2 Site Design Review
18.5.4 Conditional Use Permits
18.5.6 Modifications to Approved Planning Applications
18.6.1 Definitions
APPLICATION DEEMED COMPLETE ON:
October 29, 2019
-
February 26, 2020
Planning Action #PA-T1-2019-00080/PA-APPEAL-2019-00010 Ashland Planning Department Staff Report / dds
Applicant: BC Partners IV LLC/Appellant: BC Partners IV LLC Page 1 of 12
REQUEST:
The original application was arequest for Site Design Review approval for proposed
exterior changes including new doors, windows and siding to a contributing property within a
Historic District for the property located at 145 North Main Street. The subject property is located
in the Skidmore Academy HAshland Tire Shop
- a historic contributing resource within the district.
No changes were proposed to the site development, layout, orientation or use. Planning staff initially
approved the application administratively subject to a number of conditions, and subsequent to the
mailing of a Notice of Decision, applicant Donn Comte filed an appeal request.
I. Relevant Facts
1) Background - History of Application
Conditional Use Permit #001 for the Reconstruction and Enlargement of a
Nonconforming Use was approved in April of 1966 to allow the modernization of an
existing service station (which had been owned by applicant Fred Taylor since
August 22, 1927) to bring the property standard of
present day image and advertisingincluding the placement of a new 10-foot by 6-
foot electrical advertising display on a pole mount, with the intent to modernize the
business and make it even more presentable.
Conditional Use Permit #002 for a Nonconforming Use was approved in June of
1967 to allow a retail outlet for an automobile filling station and allied products. The
applicant at the time (Humble Oil Company, which acquired the property in April of
1967) wished to substitute an internally illuminated plexi-Enco
for the previously approved Signal Oil Company display. The new sign was to be an
11-foot by 8-foot oval mounted on the existing pole.
Planning Action #79-144 was approved by the Planning Commission in December
of 1979 granting Conditional Use and Site Review permits for the expansion of a
non-conforming use and structure. At the time, the subject residentially-zoned
property was the location of a pre-existing service station/major auto repair shop,
with the findings at the time noting that the auto repair use had been in place since
prior to 1947 and the service station use pre-dating that. The Conditional Use Permit
was to allow the discontinuation of the service station use in favor of the auto repair
shop with the expansion of the building to include an additional 666 square foot
service bay. At the time, the applicant proposed to:
Close all curb openings and driveway aprons along the North Main Street
frontage, restricting egress and ingress movements to the property to be only
from Bush Street with the installation of brick planters along the North Main
Street frontage.
Remove the gas statio
Remove much of the outdoor storage and landscape the site in such a way as
existing unsightly and incompatible activities and storage being
conducted outside the enclosure of the building
Renovate both the north and east facades of the building.
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While elevation drawings of the proposed renovations are discussed in the minutes,
none are present in the file. The Planning Commission minutes from December 12,
1979 however do include the following: Dale Bohannan, designer, reviewed the
drawings with the Commission. He stated they had tried to integrate the addition
into the existing building, that siding would be vertical of some kind because they
wanted to avoid the bowling alley type appearance of the building.
Subsequent to the December 1979 approval, the applicant requested to modify this
approval to allow a single egress point (i.e. an exit-only driveway) at the
southernmost portion of the property onto North Main Street. The Planning
Commission approved this modification in June of 1980.
There are no other planning actions of record for this property. Code Compliance
records note difficulty with the applicant complying with the promised site
landscaping in 1980, and more recently in 2014 and 2015 there has been
compliance outreach as the site appeared to be serving as a storage lot rather than
an auto repair business, and was also accumulating trash, debris and weeds.
2) Detailed Description of the Site and Proposal
Site Description
The subject property is located at 145 North Main Street, at the corner of North Main
and Bush Streets, and is zoned Low Density Multi-Family Residential (R-2).
The property is in the Skidmore Academy Historic District, and is designated the
Ashland Tire Shop in the
district survey document.
constructed in about 1936, and was most likely built as a gas station. The survey
document suggests that it shares design similarities with the General Petroleum
Station that was erected at the corner of Gresham and North Main Street in the same
period. The structure was leased to a variety of automobile-related uses including
the Ashland Tire Shop in 1948, Har
,
1979. The property is considered to be a historic contributing resource within the
district, and is noted as representing a
rare remaining example of the form in the area and, as such,
accurately reflects both the growing influence of the automobile
during the historic period and the attempts to integrate those uses into
previously residential settings as Main Street developed into first the
Pacific Highway and then U.S. Highway 99. While modernized, most
notably in the use of metal roll-up doors, the Ashland Tire Shop
retains high integrity for a resource of its type and accurately reflects
the limited commercial uses \[that\] developed within the Skidmore-
Academy District during the period of significance.
The subject property has a number of non-conformities including that the
commercial/automotive use is not a permitted use in the residential zoning district;
and that where controlled access standards call for a 100-foot separation between
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curb cuts and/or intersections on North Main Street, a 50-foot separation between
driveways on Bush Street, and a 35-foot separation between driveways and
intersections along Bush Street, the site has a continuous curb cut around the corner
on both sides of the intersection only partly blocked by a planter, and a second curb
cut a short distance down Main Street. Street standards also require that access be
taken solely from Bush Street as the lesser order street.
Current Proposal
With the application under consideration here, no changes were proposed to the site
development, layout, orientation or use. The proposal is limited to a request for Site
Design Review approval to allow exterior changes including new doors, windows
and siding to a contributing property within a Historic District.
The applicant had initially obtained a building permit to replace damaged plywood
sheeting and framing studs in order to ensure at least minimal structural integrity for
residential uses for the residentially-zoned property, but when it was determined by
the Building Division that the scope of work involved went beyond that which had
been permitted (i.e. to include changes to the use and occupancy classification;
removal of plumbing, electrical, and mechanical systems; and changes to siding,
doors and windows of a historic contributing resource subject to a previous
Conditional Use permit and Site Review approvals), a stop work order was issued for
all work other than necessary bracing and support, and the applicant was advised that
land use approval would first need to be obtained because the work included exterior
changes to a contributing non-residential building in a Historic District. Subsequent
to the stop work order, the applicant submitted the current land use application to
consider the proposed exterior modifications.
II. Project Impact
As detailed in AMC 18.Commercial, Industrial,
Non-Re
the National Register of Historic Places or to a contributing property within an Historic
District on the National Register of Historic Places that requires a building permit.
Similarly, as detailed in AMC 18.5.6.030.A.6 & A.7, a change to a building elevation that
the Staff Advisor determines is not in substantial conformance with the original approval, or
a change to a change to a condition of approval is considered a modification subject to review
under the approval criteria for the original project or plan approval.
The current application was approved by staff on December 18, 2019 with a 12-day appeal
period which extended through the end of business on December 30, 2019. On December
30, 2019 prior to the end of the appeal period, Donn Comte timely filed a notice of land use
appeal. Mr. Comte is the applicant, and a member and registered agent for BC Partners IV,
LLC which owns the subject property and thus has standing to appeal. The notice of appeal
identified the following grounds for which the decision should be reversed or modified: 1)
The Historic Commission did not effectively review the plans nor the evidence submitted
which illustrated that the original siding is a combination of vertical metal siding and vertical
T1-11 siding; 2) The Historic Commission also improperly applied residential standards to
a building which is commercial; and 3) Lastly, the gable detail does not denote what is the
actual historical siding for the building being vertical T1-11 and the vertical metal siding.
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AMC 18.5.1.050.G. explains that appeal hearings on Type I decisions made by the Staff
de novo and follow the standard
Type II public hearing procedure except that the decision of the Planning Commission is the
final decision of the City. Consideration of the appeal is not limited to the application
materials, evidence and other documentation, and specific issues raised in the review leading
up to the Type I decision, but may include other relevant evidence and arguments. The
Commission may allow additional evidence, testimony, or argument concerning any relevant
ordinance provision.
Site Design Review Decision
Given that the building size, footprint, associated site improvements and use are not proposed
Design Review is in addressing the Historic District Development standards in AMC
18.4.2.050 in any exterior modifications and, once land use approval is in place, obtaining
required building permits for the full scope of the work proposed. The Building Official
has requested that a special inspection be obtained prior to building permit application to
verify what work has been completed to date and to identify potential building code issues
prior to the applicant preparing a permit submittal, and a condition to that effect was included
in the original staff approval.
Here, staff would first note that AMC 18.4.2.050.A.2.b provides that:
If a development requires a Type I, II, or III review procedure (e.g., Site
Design Review or Conditional Use Permit) and involves new construction, or
restoration and rehabilitation, or any use greater than a single-family use,
the authority exists in the law for the Staff Advisor and the Planning
Commission to require modifications in the design to match these (historic
district development) standards. In this case the Historic Commission advises
both the applicant and the Staff Advisor or other City decision maker.
The full Historic Commission reviewed the application at their regular monthly meeting on
November 6, 2019 and recommended approval of the application. Their recommendations
are attached as an exhibit hereto.
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Photo 1. Viewed from North Main Street
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Photo 2. Viewed from the corner of North Main Street and Bush Street
additional materials which asserted that the only evidence of original siding on the building
is corrugated metal and T1-11, and indicating their desire to utilize T1-11 siding or a vertical
board and batten treatment. The applicant further indicated that the entire building was re-
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sided with an expansion in 1980, which is consistent with the minutes of the 1979 Planning
Commission meeting discussing the service bay assessment. In reaching the original
decision, it was that T1-11 would not have been an original siding material
T1-11
and while it was likely used in the 1979-1980 re-siding mentioned, it has now been removed
and the Historic District Development standards are explicit that vertical siding is not to be
used except where it was the original siding. The Historic Commission, which is charged
by code with advising the Staff Advisor and Planning Commission with regard to the
application of the Historic District development standards, has indicated that the gable ends
of the original portion of the building include 1 x 8 tongue and groove siding which the
Commissioners believe is the best indication of original external materials. On that basis,
the original staff decision incorporated the recommendations of the Historic Commission as
conditions of approval.
III. Appeal Request
On December 30, 2019 prior to the end of the appeal period, Donn Comte timely filed a
notice of land use appeal. Mr. Comte is the applicant, and a member and registered agent
for BC Partners IV, LLC which owns the subject property and thus has standing to appeal.
The notice of appeal identified the following grounds for which the decision should be
reversed or modified:
1)The Historic Commission did not effectively review the plans nor the
evidence submitted which illustrated that the original siding is a combination
of vertical metal siding and vertical T1-11 siding.
2)The Historic Commission also improperly applied residential standards to a
building which is commercial.
3) Lastly, the gable detail does not denote what is the actual historical siding
for the building being vertical T1-11 and the vertical metal siding.
IV. Staff Response
The Historic Commission did not effectively review the plans nor the evidence
submitted which illustrated that the original siding is a combination of vertical
metal siding and vertical T1-11 siding.
The Rehabilitation Standard addressing siding is in AMC 18.4.2.050.C.2.d and reads,
Diagonal and vertical siding shall be avoided on new additions or on historic buildings
except in those instances where it was used as the original siding.he applicant provided
only evidence of original siding on the building is corrugated metal and T1-11, and indicating
their desire to utilize T1-11 siding or a vertical board and batten treatment. The applicant
further indicated that the entire building was re-sided with an expansion in 1980, which is
consistent with the minutes of the 1979 Planning Commission meeting discussing the service
bay . The additional materials did not include a request to extend the
120-day clock to allow another month for additional Historic Commission Review. In
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T1-11 would not have been an
T1-11 did not gain
-1980 re-siding
mentioned, it has now been removed and the currently applicable Historic District
Development standards are explicit that vertical siding is not to be used except where it was
the original siding. The Historic Commission, which is charged by code with advising the
Staff Advisor and Planning Commission with regard to the application of the Historic
District development standards, had indicated that the gable ends of the original portion of
the building include 1 x 8 tongue and groove siding which the Commissioners believed was
the best indication of original external materials. On that basis, the original staff decision
incorporated the original recommendations of the Historic Commission as a condition of
approval that the applicant utilize 1x8 tongue and groove siding or, as an alternate, stucco
- with the modification that staff also believed another compatible horizontal siding
treatment would be appropriate.
The Historic Commission also improperly applied residential standards to a building
which is commercial; and
ith each recommendation
tied to a specific standard therein. These standards apply
primarily to residential historic districts, residential buildings in the Downtown Historic
District, and National Register-listed historic buildings not located within the Historic
District Overlay. The purpose of the following standards is to prevent incompatible treatment
of buildings in the Historic District Overlay and to ensure that new additions and materials
maintain the historic and architectural character of the district.
property is located in the Skidmore Academy Historic District which is noted in the National
Primarily residential in character
subject property is residentially zoned, and the existing non-conforming use is a commercial
automotive use operating under a Conditional Use Permit within a primarily residential
Architectural compatibility with the impact areaconsideration.
e primarily to residential historic
districts are not exclusively residential and were appropriately used here given the location
(within a residential historic district) and the context (seeking architectural compatibility
therein).
Lastly, the gable detail does not denote what is the actual historical siding for the
building being vertical T1-11 and the vertical metal siding.
As detailed above, the Historic Commission, which is charged by code with advising the
Staff Advisor and Planning Commission with regard to the application of the Historic District
development standards, had indicated based on available photos of the building prior to the
removal of existing exterior materials and features, that the treatment of the gable ends of the
original portion of the building include 1 x 8 tongue and groove siding gave the best
indication of original external materials. In accepting this determination, staff also noted that
the applicant had further indicated that the entire building was re-sided with an expansion in
1980, which is consistent with the minutes of the 1979 Planning Commission meeting
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discussing the exterior treatment with the service bay addition at the time. In reaching the
T1-11 would not have been an original siding
T1-11 did not gain popularity until
seems to have been used in the 1979-1980 re-siding mentioned, it
has now been removed and the currently applicable Historic District Development standards
are explicit that vertical siding is not to be used except where it was the original historic
siding.
V. Procedural - Required Burden of Proof
The criteria for Site Review approval from the Site Design Review Chapter
are detailed in AMC 18.5.2.050 as follows:
A. Underlying Zone: The proposal complies with all of the applicable provisions of the
underlying zone (part 18.2), including but not limited to: building and yard setbacks,
lot area and dimensions, density and floor area, lot coverage, building height,
building orientation, architecture, and other applicable standards.
B. Overlay Zones: The proposal complies with applicable overlay zone requirements
(part 18.3).
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.
VI. Conclusions and Recommendations
After staff initially approved the application, applicant Donn Comte filed a timely notice of
land use appeal which identified three grounds for the appeal focused on what historic district
development standards are applicable to the proposal and what the original material
treatment for the historic building was in order to determine the appropriate treatment today.
The administrative decision applied the
found in AMC 18.4.2.050.C which are noted as applying primarily to residential
is correct the subject property is residentially zoned and
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located in the Skidmore Academy Historic District, a primarily residential historic district
and the non-conforming commercial automotive use is subject to a Conditional Use Permit
within this district. Architectural compatibility with the impact area is a primary
consideration for a Conditional UseRehabilitation Standards which
speak to new additions, material treatments and historic and architectural character of the
district (rather than more general massing, scale, etc. addressed in AMC 18.4.2.050.B) are
the most appropriate for the proposal here to address the removal of exterior materials from
a historic building.
The Historic Commission is charged by code with advising the Staff Advisor and Planning
Commission with regard to the application of the Historic District development standards,
and here indicated based on available photos of the building prior to the removal of existing
exterior materials and features, that the treatment of the gable ends of the original portion of
the building with 1 x 8 tongue and groove siding gave the best indication of original external
materials. In accepting this determination, staff also noted that the applicant had further
indicated that the entire building was re-sided with an expansion in 1980, which is consistent
with the minutes of the 1979 Planning Commission meeting discussing the exterior treatment
with the service bay addition at the time. In re
assessment that T1-11
original construction as T1-11 was used
in the 1979-1980 re-siding mentioned, it has now been removed and the currently applicable
Historic District Development standards are explicit that vertical siding is not to be used
except where it was the original historic siding.
On this basis, staff recommends that the Planning Commission deny the appeal request on
all counts and uphold the staff approval with the original conditions which are detailed
below:
1) That all proposals of the applicant shall be conditions of approval unless otherwise specifically
modified herein.
2) That the plans submitted for the building permit shall be in conformance with those approved as
part of this application. If the plans submitted for the building permit are not in substantial
conformance with those approved as part of this application, an application to modify the Site
Review approval would need to be submitted and approved prior to issuance of a building permit.
3) That prior to submittal of a building permit application, the applicant shall obtain a special
inspection from the Building Division in order to determine the extent of work completed to date
and identify any specific building code issues which will need to be addressed in the building
permit application.
4) The following conditions are required for conformance with the applicable Historic District
Development standards, and shall be incorporated into the building permit application as follows,
subject to final review and approval by the Staff Advisor:
a. The applicant shall restore or duplicate the entablature (horizontal architectural details under
the eave line of the roof), including the enclosed soffit, along the entire North Main Street
façade of the building and along the original office structure (i.e. brick entry feature) on the
Rehabilitation Standard AMC 18.4.2.050.C.2.b. & c. See Photos 1
Bush Street façade. (
and 2 above
).
b. Smooth 1x8 tongue and groove siding, or another compatible horizontal siding to be
reviewed by the Review Board and approved by the Staff Advisor, shall be used in place of
the existing T1-11 siding on all sides of the building. The gable ends of the building include
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tongue and groove siding which the Historic Commission determined to be indicative of the
original external building materials. In lieu of horizontal siding, stucco would also be an
acceptable alternative, as it was a common exterior building material for commercial
(Rehabilitation Standard
buildings and gas stations during the period of significance.
AMC 18.4.2.050.C.2.d.)
c. That the exterior building colors shall be similar to the existing exterior colors including
white and gray, along with the brick on the original office structure, as proposed by the
(Rehabilitation Standard AMC 18.4.2.050.C.2.e.)
applicant
d. The windows on the original office structure (i.e., the brick entry feature) shall be true
divided lights (i.e. with the glass divided into small panes) on the North Main Street and
(Rehabilitation Standard AMC
Bush Street facades to match the original windows.
18.4.2.050.C.2.g. See Bush Street side of the building in Photo 2, above).
AMC 18.5.2.040.4.d
e. The applicant shall submit architectural drawings as specified in (e.g.
section drawings and drawings of architectural details) with the building permit submittals.
Building permits shall be reviewed for compliance with the above recommendations by the
Historic Commission Review Board, with final review and approval by the Staff Advisor, prior
to issuance of a building permit.
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ASHLAND HISTORIC COMMISSION
Planning Application Review
November 6, 2019
PLANNING ACTION:PA-T1-2019-00080
SUBJECT PROPERTY:146 N. Main St.
APPLICANT/OWNER:BC Partners IV, LLC/Don Comte, Rogue Planning and Development as Agent
DESCRIPTION:A request for Site Design Review approval for proposed exterior changes including new doors,
windows and siding to a contributing property within a Historic District for the property located at 145 North Main Street.
The subject property is located in the Skidmore Academy Historic District, and is designated the “Ashland Tire Shop”
building –more recently “Hank’s Foreign Automotive”-a historic contributing resource within the district. No changes are
proposed to the site development, layout, orientation or use.
COMPREHENSIVE PLAN DESIGNATION:Low Density Multiple Family ZONING:R-2 ASSESSOR’S
;;
MAP:39 1E 09BB TAX LOT:3503
;
Recommendation:
The Historic Commission recommends approving the application as proposed with the following recommendations.
Rehabilitation Standards for Existing Buildings and Additions(AMC 18.4.2.050.C.2)
b. Original architectural features shall be restored as much as possible, when those features can be
documented.
c. Replacement finishes on exterior walls of historic buildings shall match the original finish. Exterior finishes on
new additions to historic buildings shall be compatible with but not replicate, the finish of the historic building.
The Historic Commission recommends restoration or duplication of the entablature (horizontal architectural details under the eave
lineof the roof), including the enclosed soffit, along the entire N. Main St. façadeof the buildingand along the original office
structure (i.e., brick entry feature) onthe Bust St. façade. See Photos 1 and 2.
d. Diagonal and vertical siding shall be avoided on new additions or on historic buildings except in those
instances where it was used as the original siding.
The Historic Commission recommendssmooth 1 x 8 tongue and groove siding in place of the exiting T-111 siding on all sides of
the building. The gable ends of the building include tongue and groove siding, which the Commission believes is indicative of the
original external building materials. The Commission recommends stucco as an alternative to tongue and groove siding, which is
common exterior building material for commercial buildings and gas stations in the 1930’s.
g. Replacement widows in historic buildings shall match the original windows. Windows in new additions shall
be compatible in proportion, shape and size, but not replicate original windows in the historic building.
The Historic Commission recommends the windows on the original office structure (i.e., brick entry feature) are true dividedlight
(i.e., with the glass divided into small panes) on the N. Main St. and Bush St. facades to match original windows –see Bush St.
side of building in Photo 2.
e. Exterior wall colors on new additions shall match those of the historic building.
The applicant’s representative indicated the exterior building colors will be similar to the existing exterior colors including white and
gray, along with the brick on the original office structure.
1
Other:
Please submit architectural drawings as specified in AMC 18.5.2.040.4.d (e.g., section drawings and drawings of architectural
details) with building permit submittals.If possible, the Historic Commission requests the opportunity for the Historic Review
Board to review the architectural drawings prior to submitting the building permit.
The Historic Commission recommends historically compatible garage doors and requests a sample profile at the time of the
building permit submittals.
Photo 1
Photo 2
2