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Winburn_51_PA-T1-2024-00223
CITY OF Hww L 11 Lk N E.) February 28, 2024 Notice of Final Decision On February 28, 2024, the Community Development Director approved the request for the following: Planning Action: PA -T1-2024-00223 Subject Property: 51 Winburn Way Applicant: Department of Public Works/City of Ashland Description: A request for Site Design Review approval to replace the `Alice Applegate Peil Walkway' stairs behind the Community Development & Engineering Services Building at 51 Winburn Way. These stairs provide a pedestrian connection from Granite Street to the downtown plaza. COMPREHENSIVE PLAN DESIGNATION: Commercial Downtown and Single Family Residential; ZONING: C -1-D & R-1-7.5; MAP: 39 1E 09 BB; TAX LOT: 14800 & 7100 The Community Development Director's decision becomes final and is effective on the 121' day after the Notice of Final Decision is mailed. Approval is valid for a period of 18 months and all conditions of approval identified on the attached Findings are required to be met prior to project completion. The application, all associated documents and evidence submitted, and the applicable criteria are available for review at the Ashland Community Development Department, located at 51 Winburn Way. Copies of file documents can be requested and are charged based on the City of Ashland copy fee schedule. Prior to the final decision date, anyone who was mailed this Notice of Final Decision may request a reconsideration of the action as set forth in the Ashland Land Use Ordinance (ALUO) 18.5.1.050(F) and/or file an appeal to the Ashland Planning Commission as provided in ALUO 18.5.1.050(G). The ALUO sections covering reconsideration and appeal procedures are attached. The appeal may not be made directly to the Oregon Land Use Board of Appeals. If you have any questions regarding this decision, please contact Derek Severson in the Community Development Department at (541) 488-5305. cc: Parties of record and property owners within 200 ft COMMUNITY DEVELOPMENT DEPARTMENT 51 Winburn Way Tel: 541,488.5305 Ashland, Oregon 97520 Fax: 541.552.2050 csh€gDjgrmus TTY: 800.735.2900 PLANNING ACTION: SUBJECT PROPERTY: OWNERIAPPLICANT: ASHLAND PLANNING DIVISION FINDINGS & ORDERS PA -TI -2024-00223 51 Winburn Way City of Ashland Public Works DESCRIPTION: A request for Site Design Review approval to replace the `Alice Applegate Peil Walkway' stairs behind the Community Development & Engineering Services Building at 51 Winburn Way. These stairs provide a pedestrian connection from Granite Street to the downtown plaza. COMPREHENSIVE PLAN DESIGNATION: Commercial Downtown and Single Family Residential; ZONING: CW1-1) & R-1-7.5 MAP: 39 1E 09 BB; TAX LOT: 14800 & 7100 SUBMITTAL DATE: August 1, 2023 DEEMED COMPLETE DATE: January 30, 2024 STAFF APPROVAL DATE: February 27, 2024 DEADLINE TO APPEAL (4:30 p.m.): March 11, 2024 FINAL DECISION DATE: March 12, 2024 APPROVAL EXPIRATION DATE: September 12, 2025 DECISION The proposal is a request for a Commercial Site Design Review to approve the construction of a replacement stairway at 51 Winburn Way, located behind the Community Development & Engineering Services building. The stairway provides pedestrian access and connection from Granite Street to downtown. The proposed project includes, but is not limited to the following: • Remove existing stairway and replace steel stairway (to be recycled) with steel and fiberglass grating (for tread) materials. • The proposed stairway will have handrails on both sides of the staircase; the current stairway has a handrail on one side and is against a rock retaining wall on the other side. The proposed stairway will have a space (about 12 inches) between the handrail and retaining wall. • Grading is proposed to replace asphalt under the stairway and sections of the concrete sidewalk. • Remove and replace site lighting. • Existing bicycle parking to remain. • Remove existing mature ivy from retaining wall. • Erosion control measure installed and maintained as appropriate to site. PA -T1-2024-00223 51 Winbum Wayljnc Page I Because the proposal involves exterior changes to a structure that is a contributing resource in a historic district, it requires Commercial Site Design Review. The Alice Applegate Peil Walkway and welded steel stairway are listed as an historic contributing structure on the National Register of Historic Places. 492.0 ALICE APPLEGATE PE1L WALKWAY 0 GRANITE ST Not Applicable 1935c 39IE09BB 7000 Historic Contributing This publicly owned flight of stairs between Granite Street and Winburn Way was originally constructed for Emil and Alice Applegate Peil, who lived on Granite and owned and operated a long -successful implement business on the Plaza. "During the mid -1930s, the Peils had a flight of steel stairs built connecting the NE corner of [their residential property] with the lower Plaza area to provide easier access between the Family home and business. The stairs themselves were...were reportedly built by Harry R. Morris, of the company now known as Oak Street Tank and Steel. The convenience that the stairs provided was obvious and other Granite area residents soon began using them as well. The Peils apparently fenced off a narrow path along the northern edge of their property to provide the public access yet preserve their own privacy. In 1948 the Ashland City Council Minutes report that 'Mrs. Alice Peil has no light at the top of the stairs near the Park Garage [located in the former Pell Implement Building]. It was moved and seconded that an additional light be put up and a deed to the city secured.' One month later, Mrs. Pell donated to Ashland the northern -six feet of her lot, formalizing the public use of the walkway and stairs." (Kramer, PeiI House NR, 1991) Known as the Alice Applegate Peil Walkway, the welded steel stairs and hedge lined path still connect Granite Street with the Plaza. Figure 1: Alice Applegate Peil Walkway (Alice Peil Walkway) listing from National Register of Historic Places. Background The stairway is on two tax lots, both owned by the City of Ashland. The lots and surrounding properties are zoned Commercial Downtown (C -1-D) and Single Family Residential (R-1-7.5). The subject properties are irregularly shaped. Tax lot 14800 is .38 acres and is the site for the City's Community Development & Engineering Services building. Tax lot 7100 is .02 acres and it is the location of the retaining wall and walkway that connects the stairway from Winburn Way to Granite Street. The majority of the proposed construction is in the C -1-D zone. The lots are located in the Detail Site Review and Historic District (Skidmore) overlays. Per Ashland Municipal Code (AMC), the proposal complies with all applicable provisions of the underlying zone in Chapter 18.2 and the Historic District overlay in Chapter 18.3. Site Design Review Site Design approval is required for this proposal per AMC Chapter 18.5.2.020.A.4, for any exterior change to an existing structure which is listed on 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. The Land Use Ordinance regulates the placement, orientation, and designs of buildings per AMC Chapter 18.4.2. Per the narrative in the application, the Alice Peil Walkway is an existing structure, and the proposal is to replace the stairway using like material, in the same location, PA -TI -2024-00223 51 Winburn Wayljnc Page 2 height and configuration. Submitted drawings show that the existing and the proposed stairway share the same entrance and exit points, same height, and the same general configuration. The asphalt under the existing stairs and concrete sections will be replaced with like materials. The notable changes proposed as outlined in the application are: • The existing stairway is silver/grey steel color; the design shows an option to provide a black coating to preserve the steel and to match other fences and rails in the surrounding area. The existing stairway has a handrail on one side and the other side is against the retaining wall. The design shows handrails on both sides with a 12 -inch gap between the retaining wall and stairway. Changes in the stairway tread width and materials are proposed to be compliant with modern building codes. o The existing stair tread materials are metal and the proposed stair tread materials are metal and fiberglass to provide better traction and durability. o The stair width will be increased slightly to bring the stairs into compliance with modern design standards and allow for ease of pedestrians travelling in opposite directions the proposed stairway. According to the application, the proposed stairway has been designed with minimal changes and minimal impacts; it has been designed to meet modern building codes while retaining its historical significance. The proposal complies with the applicable overlay zone requirements outlined in AMC Chapter 18.3. A portion of the property is within the detailed site design review overlay. The standards in the detail site design review overlay refer to buildings as opposed to structures such as a stairway. Staff has determined that this stairway structure is replacing an existing structure, and as proposed will retain the orientation and scale of the original stairway. The written application materials and plans show that the height (with elevation drawings), mass, location, configuration, and materials being proposed to replace the existing stairway with a new stairway are being met to retain the historic integrity of the historic contributing structure. The total height of the replacement stairs is shown to be the same as the existing stairway. The existing stairway is constructed of steel. The replacement stairway is Photos is Existing Alice Peil Walkway Stairs, 2024 PA -T1-2024-00223 51 Winburn Way/jnc Page 3 proposed to be constructed of steel with fiberglass for safety and durability. The asphalt under the existing stairway and sections of concrete will be replaced with in kind materials. The mass of the existing and replacement stairway is compatible. The plans show that the base and connection points at each end of the replacement stairway are compatible with the existing stairway. National Register -Listing The Alice Applegate Peil Walkway steel stairway is a listed historic contributing structure on the National Register of Historic Places. Per the application, Public Works Department staff contacted the State Historic Preservation Office (SHPO) by phone in November 2023 and confirmed with Mary Beth Grover that SHPO has no comments on the stairway replacement. Historic District Design Standards The purpose and intent of the Historic District Design Standards are to preserve the historic integrity of Ashland's Historic District. Under the applicability of AMC 18.4.2.050.A.2, a Type I land use action involving restoration, rehabilitation, or modification requires that the design match the standards. The majority of the standards in this chapter relate to buildings, however, staff determined that the following rehabilitation standards in AMC 18.4.2.050.0 should be addressed for the existing and proposed replacement stairway. b. Original architectural features shall be restored as much as possible, when those features can be documented. The submitted plans show that the proposed stairway will be designed and oriented to look similar to the original stairs, using similar materials with more durability. The visual outline from multiple perspectives will be maintained including the landing and truss system design and locations supporting the stairway. 1. The latest version of the Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings shall be used in clarifying and determining whether the above standards are met. The guideline is primarily focused on historic buildings. Per the application, the design for the replacement of the Alice Peil stairway uses similar materials and visual outline of the existing stairway with minor modifications to material and physical dimensions that provide significant improvements in useability and function. The existing stairway was installed to provide pedestrian access from Granite Street to the Ashland Plaza. The appearance suggests that the current stairway design was based primarily on utility and not aesthetics. In restoring the purpose of the existing stairway while bringing the design into compliance with modern design code, the original intent of the stairway is maintained. The proposal was presented to the Historic Preservation Advisory Committee's Review Board multiples times during the design process, most recently on January 4, 2024. Review Board PA -TI -2024-00223 51 Winbum Way/jnc Page 4 members were generally supportive of the proposal as submitted, including the changes for accessibility, durability and the black treatment to match surrounding items. The Ashland Historic Preservation Advisory Committee reviewed the Planning Action on February 7th, 2024. They recommended approval of the design as presented, generally noting that the most important element was that a public walkway be maintained and that minor changes for accessibility and durability were appropriate. Committee members recommended that if possible, some additional lighting be considered in the final designs for safety. The proposed black coating of the stairway to match the surrounding fencing in the area was supported. In subsequent conversations with the applicant, staff noted that the area where lighting seemed most lacking was at the top deck of the stairs where the travel path shifted from the stairs to the walkway. The applicant confirmed that they would explore the possibility of additional lighting. Public Comment In accordance with the Land Use Ordinance public notice was mailed to all surrounding properties within 200 feet of the subject property as well as a physical notice posted along the frontage on Granite Street and at the bottom of the stairway. During the public comment period a few citizens called and visited the Community Development counter to inquire about the project; however no written materials were received either in favor or against the proposal. Burden of Proof The applicant has submitted materials to the Planning Department to demonstrate compliance with the applicable approval standards for the approvals requested and by their reference are incorporated as if set out in full. The criteria for Site Review approval are described in AMC Chapter 18.5.2.050 as follows: 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, 2, or 3, below, are found to exist. 1. There is a demonstrable difficulty meeting the specific requirements of the Site PA -T1-2024-00223 51 Winbuin Wayljnc Page 5 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; or 3. There is no demonstrable difficulty in meeting the specific requirements for a cottage housing development, but granting the exception will result in a design that equally or better achieves the stated purpose of section 18.2.3.090. Conclusion In staff's assessment, the application with the attached conditions complies with applicable ordinances and meets all required criteria. Planning Action PA -T1-2024-00223 is approved with the following conditions. Further, if any one or more of the following conditions are found to be invalid for any reason whatsoever, then Planning Action PA -T1-2024- 00223 is denied. The following are the conditions, and they are attached to the approval: 1) That all proposals of the applicant shall be conditions of approval unless otherwise modified herein. 2) That the plans submitted for the building permit shall be in substantial conformance with those approved as part of this application. If the plans submitted for the building permit are not in substantial conformance with those approved as part of this application, an application to modify this Site Review approval shall be submitted and approved prior to issuance of a building permit. 3) The application states that the existing bike racks are to remain in place. However, if the existing bike racks are replaced, then any new racks installed shall be inverted a -racks and all bicycle parking shall be installed in accordance with design and rack standards in 18.4.3.070.1 and J prior to the issuance of the certificate of occupancy. The building permit submittals shall verify that the bicycle parking spacing and coverage requirements are met in accordance with 18.4.3.070.1. 4) That all exterior lighting shall be directed on the property and shall not directly illuminate adjacent proprieties. _�- Feb-ruqiy 28 2024 Brandon Goldman, Community Development Director Date Department of Community Development PA -TI -2024-00223 51 Winbum Way/jnc Page 6 AFFIDAVIT OF MAILING STATE OF OREGON County of Jackson The undersigned being first duly sworn states that: 1. I am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On February 28, 2024, 1 caused to be mailed, by regular mail, in a sealed envelope with postage fully prepaid, a copy of the attached planning action notice to each person listed on the attached mailing list at such addresses as set forth on this list under each person's name for the Planning Action #PA -T1-2024- 00223 for 51 Winburn Way. MichaeCSuCCivan Signature of Employee GAcommde4lanninglPlanningAcbonsV'AsbySireett441tMnburnlWinburn_511Winburn_51_PA-T1-202400723 Alice Pel Stair ReplacementiNofidng]N004Winburr_51_PA-T1-2024-00223_N0ti_Affidav1tot Mailing.dou 2!2812024 PA -T1-2024-00223 391E09BB70011 15 N MAIN LLC PO BOX 306 ASHLAND, OR 97520 PA -T1-2024-00223 391 E09BB6800 BOH NETT LIVING TRUST ET AL 1214 GREENBRIAR AVE SAN JOSE, CA 95128 PA -T1-2024-00223 391E09BB7000 DEMELLO ANTHONY TRUSTEE ET AL 46 GRANITE ST ASHLAND, OR 97520 PA -T1-2024-00223 391 E09BB50000 KENNEY JEROME TRUSTEE ET AL 707 WESTLAKE AVE N SEATTLE, WA 98109 PA -T1-2024-00223 391 E09BC2700 LYNN JEFFREY KICONSTANCE B 74 GRANITE ST ASHLAND, OR 97520 PA -T1-2024-00223 391 E09BB8200 PECKHAM BARRY TRUSTEE ET AL 40 GRANITE ST APT 5 ASHLAND, OR 97520 PA -T1-2024-00223 391 E09BC8200 SCOGGIN PARVANEH/DAVID 73 GRANITE ST ASHLAND, OR 97520 PA -T1-2024-00223 391E09BB8400 WONG TUNG BALL TRUSTEE ET AL 1147 PARK ST ASHLAND, OR 97520 51 Winburn Way NOD 02/28/24 24 Easy Peel ' Address Labels � Ga to avery.com/templates � Bend along line to expose Pop up Edge Use Avery Template 5ibO 1 PA -T1-2024-00223 391 E09BB70005 ASHLAND HOLDINGS LP PO BOX 306 ASHLAND, OR 97520 PA -T1-2024-00223 391 E09BB6500 BRUCKER ALLEGRA ET AL 41 GRANITE ST ASHLAND, OR 97520 PA -T1-2024-00223 39IE09BB14900 HARRIS NEIL A TRUSTEE ET AL 52 GRANITE ST ASHLAND, OR 97520 PA -T1-2024-00223 391E09BC2501 KENNEY JEROME TRUSTEE ET AL 2839 W KENNEWICK AVE 397 KENNEWICK, WA 99336 PA -T1-2024-00223 39IE09BC2400 MASTAIN JULI ANN TRUSTEE ET A 70 GRANITE ST k ASHLAND, OR 97520 PA -T1-2024-00223 391 E09BB6300 BIBER ELIZABETH A 29 GRANITE ST ASHLAND, OR 97520 PA -T1-202400223 391 E09BB6400 CONNOLLY ALLEN/CHRISTINE L 94 PURDUE AVE KENSINGTON, CA 94708 PA -T1-2024-00223 391 E09BB6900 JOHNSON GRAHAM TRUSTEE ET AL 47 GRANITE ST OR 97520 ASHLAND PA -T1-2024-00223 391E09BB16900 LUVARA ROBERT TRUSTEE ET AL 65 GRANITE ST ASHLAND, OR 97520 PA -T1-2024-00223 391E09BB6700 MOLL G ALAN TRUSTEE ET AL 79 BAUM ST ASHLAND, OR 97520 PA -T1-2024-00223 391 E09BB70000 PA -T1-2024-00223 391 E09BB70002 PLAZA CONDOMINIUM UNIT OWNERS RHANSEN PLAZA CONDO LLC RON ASHLAND HOLDINGS LP HANSEN PO BOX 306 25 N MAIN ST # 2 ASHLAND, OR 97520 ASHLAND, OR 97520 PA -T1-2024-00223 39IE09BC2300 SMITH DOUGLAS R/LINDA DOVE 60 GRANITE ST ASHLAND, OR 97520 PA -T1-2024-00223 ZCS 45 HAWTHORNE ST, SUITE 5 MEDFORD, OR 97504 PA -T1-2024-00223 391 E09BB6600 TAYLOR SUZANNE F TRUSTEE ET A 50 PINE ST ASHLAND, OR 97520 PA -T1-2024-00223 391 E09BB7700 ZEE ASSOCIATES LLC 1690 BUTLER CREEK RD ASHLAND, OR 97520 tiipluettes d'adresse Easy Pee[" Aflez a avery ca/gabarits l Pat: avery.com/Patents I Reoliez a $a hachure afin de reveler Ie re6ord Po❑ -un i I Itilicai is i aharit A�anr 57 Fn 1 ttsr f Y � ed f � a 2e �F�,i f t && Al )3 S �Tr gw ��'wGY 6w i Fy 1 ttsr f Y � ed 1 ttsr Count's or Jackson,. OR, Buie6u of Land Management, Sate of Orecron, State Y � f � Count's or Jackson,. OR, Buie6u of Land Management, Sate of Orecron, State AS 1-i LAN D NOTICE OF APPLICATION PLANNING ACTION: PA -T1-2024-00223 SUBJECT PROPERTY: 51 Winburn Way OWNERIAPPLICANT: Department of Public Works/City of Ashland DESCRIPTION: A request for Site Design Review approval to replace the 'Alice Applegate Pell Walkway' stairs behind the Community Development & Engineering Services Building at 51 Winburn Way. These stairs provide a pedestrian connection from Granite Street to the downtown plaza. COMPREHENSIVE PLAN DESIGNATION: Commercial Downtown and Single Family Residential; ZONING: C -1-D & R-1-7.5; MAP: 391E 09 BB; TAX LOT: 14800 & 7100 NOTE: The Ashland Historic Commission will review this Planning Action on Wednesday, February 7th, 2024, at 5:00 PM at 51 Winburn Way NOTICE OF COMPLETE APPLICATION: January 30, 2024 DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: February 13, 2024 COMMUNITY DEVELOPMENT DEPARTMENT 51 Winburn Way Tel: 541.488.6305 Ashland, Oregon 97520 Fax: 541.552.2050 ash €a nd.or.us TTY: 800,735.2900 The Ashland Planning Division Staff has received a complete application for the property noted on Page 1 of this notice. A copy of the application, including all documents, evidence and applicable criteria are available online at "What's Happening in my City" at https:Hgis.ashland.or.us/developmentproposalsl. Copies of application materials will be provided at reasonable cost, if requested. Application materials may be requested to be reviewed in-person at the Ashland Community Development & Engineering Services Building, 51 Winburn Way, via a pre -arranged appointment by calling (541) 488-5305 or emailing planning(cD-ashland.or.us. Any affected property owner or resident has a right to submit written comments within the 14 -day comment period to planning(d)ashland.or.us or to the City of Ashland Planning Division, 51 Winburn Way, Ashland, Oregon 97520 prior to 4:30 p.m. on the deadline date shown on Page 1. Ashland Planning Division Staff determine if a land use application is complete within 30 days of submittal. Upon determination of completeness, a notice is sent to surrounding properties within 200 feet of the property submitting the application. After the comment period and not more than 45 days from the application being deemed complete, the Planning Division Staff shall make a final decision on the application. A notice of decision is mailed to the same properties within 5 days of decision. An appeal to the Planning Commission of the Planning Division Staff's decision must be made in writing to the Ashland Planning Division within 12 days from the date of the mailing of final decision. (AMC 18.5.1.050.G) The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an objection concerning this application, by letter, or failure to provide sufficient specificity to afford the decision maker an opportunity to respond to the issue, precludes your right of appeal to the Land Use Board of Appeals (LUBA) on that issue. Failure to specify which ordinance criterion the objection is based on also precludes your right of appeal to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with sufficient specificity to allow this Department to respond to the issue precludes an action for damages in circuit court. If you have questions or comments concerning this request, please feel free to contact Derek Severson at derek.seversonC0)ashland. or. us or 541-488-5305. In compliance with the American with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Administrator's office at 541-488-6002 (TTY phone number 1-800-735-2900). Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to the meeting. (28 CFR 35.102.-35.104 ADA Title 1). SITE DESIGN AND USE STANDARDS 18.5.2.050 The following criteria shall be used to approve or deny an application: A. Underlying Zone: The proposal complies with all of the applicable provisions of the underlying zone (part 18,2), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards. B. Overlay Zones: The proposal complies with applicable overlay zone requirements (part 18.3). C. Site Development and Design Standards: The proposal complies with the applicable Site Development and Design Standards of part 18.4, except as provided by subsection E, below. D. City Facilities: The proposal complies with the applicable standards in section 18.4.6 Public Facilities and that adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the property and adequate transportation can and will be provided to the subject property, E. Exception to the Site Development and Design Standards: The approval authority may approve exceptions to the Site Development and Design Standards of part 18.4 if the circumstances in either subsection 1 or 2, below, are found to exist. 1. There is a demonstrable difficulty meeting the specific requirements of the Site Development and Design Standards due to a unique or unusual aspect of an existing structure or the proposed use of a site; and approval of the exception will not substantially negatively impact adjacent properties; and approval of the exception is consistent with the stated purpose of the Site Development and Design; and the exception requested is the minimum which would alleviate the difficulty.; or 2. There is no demonstrable difficulty in meeting the specific requirements, but granting the exception will result in a design that equally or better achieves the stated purpose of the Site Development and Design Standards. �. COMMUNITY DEVELOPMENT DEPARTMENT 51 Winburn Way Tel: 541.488.5305 r Ashland, Oregon 97524 Fax: 541.552.2050 ashland.or.0 s TTY: 800.735,2900 AFFIDAVIT OF MAILING STATE OF OREGON County of Jackson The undersigned being first duly sworn states that: 1. I am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On January 30, 2024,1 caused to be mailed, by regular mail, in a sealed envelope with postage fully prepaid, a copy of the attached planning action notice to each person listed on the attached mailing list at such addresses as set forth on this list under each person's name for the Planning Action #PA -T1-2024- 00223 for 51 Winburn Way. e5eyaA X 7 Signature of Employee G:kcmm-devyianningT1anning Adons4PAs by StreellMWiinburnlWinburn_51lWinbum_51_PA-Tl-2024-G0223_Alice Pe€I Stair Replacemenff4otcingWOCtVJinburn_51_PA-TI-2024-00223_Alfidavit of Mailing.docx 1129/2024 r ! g P d r r y F N b 4�-V1 �� 4 -. •3 � � 1.:� e w r - y - - a Fe .e W w i : N �i 3 x8 a s (7 G t` �Ex' e r ,r d r T 4 P v... T r% �... _ ✓' 4b �.. .; "ate � � 07 { g' s f y e % F t PA -T1-2024-00223 391 E09BB70012 15 N MAIN LLC PO BOX 306 ASHLAND, OR 97520 PA -T1-2024-00223 391 E09B B6800 BOHNETT LIVING TRUST ET AL 1214 GREENBRIAR AVE SAN JOSE, CA 95128 PA -T1-2024-00223 391 E09BB7000 DEMELLO ANTHONY TRUSTEE ET AL 46 GRANITE ST ASHLAND, OR 97520 PA -T1-2024-00223 391 E09BB50001 KENNEY JEROME TRUSTEE ET AL 707 WESTLAKE AVE N SEATTLE, WA 98109 PA -T1-2024-00223 391 E09BC2700 LYNN JEFFREY K/CONSTANCE B 74 GRANITE ST ASHLAND, OR 97520 PA -T1-2024-00223 391 E09BB8200 PECKHAM BARRY TRUSTEE ET AL 40 GRANITE ST APT 5 ASHLAND, OR 97520 PA -T1-2024-00223 391 E09BC8200 SCOGGIN PARVANEH/DAVID 73 GRANITE ST ASHLAND, OR 97520 PA -T1-2024-00223 391 E09BB8400 WONG TUNG BALL TRUSTEE ET AL 1147 PARK ST ASHLAND, OR 97520 Easy Peel' Address Labels i Bend along Brie to expose Poli -up Edge i -2024-OD223 391 E09BB70005 ASHLAND HOLDINGS LP -• BOX 306 OR 97520 PA -T1-2024-00223 391 E09BB6500 BRUCKER ALLEGRA ET AL 41 GRANITE ST ASHLAND, OR 97520 PA -T1-2024-00223 391 E09BB6300 BIBER ELIZABETH A 29 GRANITE ST ASHLAND, OR 97520 PA -T1-202400223 391 E09BB6400 CONNOLLYALLEN/CHRISTINE L 94 PURDUE AVE KENSINGTON, CA 94708 PA -T1-2024-00223 391 E09BB14900 PA -T1-2024-00223 391 E09BB6900 HARRIS NEIL ATRUSTEE ET AL JOHNSON GRAHAM TRUSTEE ETAL 52 GRANITE ST 47 GRANITE ST ASHLAND, OR 97520 ASHLAND, OR 97520 PA -T1-2024-00223 391 E09 B C2501 KENNEY J EROM E TRUSTEE ET AL 2839 W KENNEWICK AVE 397 KENNEWICK, WA 99336 PA -T1-2024-00223 391 E09BC2400 MASTAIN JULI ANN TRUSTEE ETA 70 GRANITE ST ASHLAND, OR 97520 PA -T1-2024-00223 391 E09BB70000 PLAZA CONDOMINIUM UNIT OWNERS PO BOX 306 ASHLAND, OR 97520 PA -T1-2024-00223 391 E09BC2300 SMITH DOUGLAS R/LINDA COVE 60 GRANITE ST ASHLAND, OR 97520 PA -T1-2024-00223 391 E09BB16900 1 LUVARA ROBERT TRUSTEE ET AL j 65 GRANITE ST ASHLAND, OR 97520 PA -T1-2024-00223 391 E09BB6700 MOLL G ALAN TRUSTEE ET AL 79 BAUM ST ASHLAND, OR 97520 PA -T1-2024-00223 391 E09BB70002 RHANSEN PLAZA CONDO LLC 25 N MAIN ST # 2 ASHLAND, OR 97520 PA -T1-2024-00223 391 E09BB6600 TAYLOR SUZANNE FTRUSTEE ETA 50 PINE ST ASHLAND, OR 97520 PA -T1 -2024-00223 391 E09BB7700 PA -T1-2024-00223 ZE ASSOCIATES LLC ZCS ENGINEERING 1690 BUTLER CREEK RD 45 HAWTHORNE Suite 5 ASHLAND, OR 97520 MEDFORD, OR 97504 NOC 1.30.2024 24 Allez a avery.ca/gabarits Utilisez le Gabarit Avery -)160 i' Platining Division 51 Winburn Way, Ashland OR 97520 Phone: 541-488-5305 Fax: 541-438-6006 ZONING PERMIT APPLICATION Email: Planning ci ashland,or.us FIt.P # DESCRIPTION OF PROJECT Alice Pell Stairway Replacement DESCRIPTION OF PROPERTY SlreetAddress 51 Winburn Way Assessor's Map No, 3911: 09BB Zoning &1-D, R-2-7.5 Pursuing LEEN Certification? ❑ YES ❑ NO Tax Lot(s) #7,100 Comp Plan Designation APPLICANT Name Jason Strait Phone 541-552-2419 E -Mail jason.strait@ashland.or.us Address 51 Winburn Way_____ctiyAshland Zip 97520 PROPERTY OWNER Name City of Ashland Phone E -Mail Address City SURVEYOR ENGINEER ARCHITECT LANDSCAPE ARCHITECT OTHER Title Engineer Name ZCS Phone 541-500-8588 Address 45 Hawthorne St, Suite 5 Title Address me E -Mail stephenc@zcsea.com city Medford Phone E -Mail city Zip 97504 Zip I hereby certify that the statements andinformation contained in this application, including the enclosed drawings and the required findings of fact, are in all respects, true and correct. I understand that ell property pins must be shown on the drawings and visible upon the site Inspection. In lite event the pins are not shown or their location found to be incorrect, the owner assumes full responsibility. I further understand that if this request is subsequently contested, the burden will be on me to establish: 1) that I produced sufficlent factual evidence al the hearing to support this request; 2) that the findings of fact furnished justifies the granting of the request; 3) that the findings of fact furnished by me are adequate, and further 4) that all structures or Improvements are properly located on the ground. Failure in this reg d will result most likely in not only the request being set aside, but also possibly in my structures being built in reliance thereon being required to ba removed at my xpense. If/ have any doubts, I am advised to seek competent professional advice and assistance. Applicant's 4gnature bate As oviner of the property involved in this request, I have read and understood the complete application and its consequences to me as a property owner. Property Owner's Signature (required) [robawrr,&� tryQ?saM Date Date Received Zoning Permit Type Filing Fee OVER 0 C `�ommzkdgi�nningtFnnns R J44dou07o"6g NnWl Arriieation. i Site Design Review and Historic District Design Standards 51 Winburn Way Applicant/Owner: City of Ashland Public Works Findings of Fact Project Summary A. Property Description and Location: The stairway is located on tax lot #7,100, Map Number 39 1E 09BB and tax lot 14,800, Map Number 39 1E 09BB, addressed 51 Winburn Way. Both lots are owned by the City of Ashland and serve as public facilities. The properties are zoned C -1-D and R-2-7.5 respectively. Work is proposed to occur primarily within the C -1-D zone. Known locally as the Alice Peil Walkway, the Alice Applegate Peil Walkway, is a Historic Contributing resource in a historic district listed on the National Register of Historic Places. B. Proposed Project Scope and Description: Replace existing steel stairway with new steel and fiberglass stairway. The project scope includes the following: 1. Remove existing metal steel stairway. 2. Remove some existing pavement and concrete footings (to accommodate new stairway). 3. Remove and replace existing lighting. 4. Remove/Reroute existing electrical cable and associated conduit and boxes to accommodate new stairway. 5. Install new foundation footings and pavement. 5. Install new stairway a. New stairway frame and rails to be metal with fiberglass grating (for tread). b. New stairway design to meet updated design requirements for stairs, to include handrails on both sides of stair and appropriate stairway width and handrail design. 7. Existing bicycle rack to remain. 8. Erosion control measures to be installed and maintained as appropriate to site. C. Primary Requirements of this proposal: Meet the City's Commercial Site Design Review Standards in Ashland Municipal Code (AMC) 18.5.2.050 and AMC 18.2.050 for Historic District Design Standards and Approval Criteria. II. Approval Criteria and Standards 185.2.020 Site Design Review Site Design Review is required for this proposal per AMC 18.5.2.020.4, for any exterior change, including installation of Public Art, to a structure which is listed on 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. Site Design Review and Historic District Design Standards 51. Winburn Way Applicant/Owner: City of Ashland Public Works The following addresses the criteria and standards, as applicable, from Ashland Municipal Code (AMC) 18.5.2.050 for Site Design Review approval in a commercial zone. Note, the applicable criteria and standards are largely focused on building design and site planning to create a pedestrian scale streetscape. This proposal is limited to replacement only with slight modifications that are not visible from the street and does not involve utilities. Therefore, the standards will be narrowly focused to its applicability. 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. The property is zoned Commercial Downtown (C -1-D). The Alice Peil Walkway is an existing structure, and the proposal is to replace the stairway using like materials, in the same location, height, and configuration. Overlay Zones. The proposal complies with applicable overlay zone requirements (part 18.3). 1) Detail Site Design Review: A portion of the property is in detailed site design review overlay. The standards in the detail site design review overlay are tailored to buildings. This stairway structure is replacing an existing structure, and as proposed will retain the orientation and scale of the original stairway. 2) Historic District: The property is in the Skidmore Historic District overlay. Any changes to the exterior of existing structures are subject to the Historic District Design Standards in AMC 18.4.2.050. a. Replacement of Existing Stairway: As shown in the drawings, the new and old stairway share the same entrance and exit points, the same height, and the same general configuration (with a landing mid -point). They will also be built primarily of the same material (steel). The Historic Review Board reviewed the proposal on January Wh 2024 and had no substantial comments regarding the color of the coating and supported black as an option. As black matches the color of other handrails and fences in the area it is the proposed color for the stairs. Changes have been made to bring the stairway into compliance with modern building code in regard to tread width and handrail design. In addition, the tread material has been changed from metal to fiberglass to provide better traction and a longer service life. Given the frequent use of the stairs and the demographic of the population using them such changes seem warranted given their minimal impact on the historical significance of the stairs as a conveyance from Granite street to the Ashland plaza and their benefits in use and maintenance. b. Historic District Design Standards AMC 18.4.2.050.B: Items below pertain to the Site Design Review and Historic District Design Standards 51 Winburn Way Applicant/Owner: City of Ashland Public Works applicable Historic District design standards. These standards are based on buildings within the Historic District and all items may not apply to the stairway structure. Height: The height of the new and old stairway is identical with the same entrance and exit locations and corresponding elevations. ii. Scale: The new stairway is wider than the existing stairs to bring the stairs into compliance with modern design and to better allow passage of people travelling in opposite directions. iii. Materials: The existing stairway is constructed of steel. The replacement stairway is to be constructed of steel with fiberglass treads for better traction and durability. The asphalt under the existing stairway and sections of concrete will be replaced with in kind materials. iv. Mass: The masses of the new and existing stairways are similar. The new stair replicates the support structure and path of the existing stairway. The new stairway is however wider and has also been moved away from the retaining wall so that both sides now have handrails. The existing stairway made use of the retaining wall as a barrier on one side which did not provide for a handrail or even surface. It also placed the stairway directly within the growth area for the ivy along the wall which was not ideal from a pedestrian standpoint. V. Base or Platform: The new stairway shares the same entrance and exit points as the existing and while minor modifications will be made to these platforms, physically the aesthetic will be nearly identical. vi. Exterior Materials: The new stair will maintain the metal material of the existing stair while pulling in design element from the existing metal fence material along Ashland Creek. This will include the use of vertical pickets. It is proposed that the stairway be painted black to match other fences and rails in the area rather than the silver/grey color of the existing stairs. c. Historic District Design Standards AMC 18.4.2.050.C.2 (items b and 1): The purpose and intent of the Historic District Design Standards are to preserve the historic integrity of Ashland's Historic District. Under the applicability of AMC 18.4.2.050.A.2, a Type I land use action involving restoration, rehabilitation, or modification requires that the design match the standards. The standards in this chapter mostly relate to buildings, however, staff determined during the Pre -Application Conference that the following rehabilitation standards in AMC 18.4.2.050.0 should be addressed in the application for the existing and proposed replacement stairway: Site Design Review and Historic District Design Standards 51 Winburn Way Applicant/Owner: City of Ashland Public Works (item b). Original architectural features shall be restored as much as possible when those features can be documented. The preliminary site plans show that the proposed stairway will be designed and oriented to look like the original stairs, using similar materials with more durability. The visual outline from multiple perspectives will be maintained including a landing at mid -point, stairway entrance and exit location and direction as well as the truss system design and locations supporting the stairway. (item /). The latest version of the Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings shall be used in clarifying and determining whether the above standards are met. It should be noted that the guideline referenced above is primarily focused on historic buildings. In the instance of the Alice Peil stairway the design has sought to achieve similarity in material and visual outline of the stairway while making minor modifications to material and physical dimensions where such changes could be made with minor impact to the overall look of the stairway while providing significant improvements in useability and function. The existing stairway was installed to serve a purpose, the conveyance of people from Granite Street to the Ashland Plaza (starting with its namesake, Alice Peil). Appearances suggest that the current stairway design was based primarily on utility and not aesthetics. In restoring the purpose of the existing stairway while bringing the design into compliance with modern design code, the original intent of the stairway is maintained. 3) National Listing: The Alice Applegate Peil Walkway steel stairway is a listed historic contributing structure on the National Register of Historic Places. Public Works staff contacted the State Historic Preservation Office (SHPO)by phone in November of 2023 and it was confirmed with Mary Beth Grover that SHPO had no comments on the stairway replacement. 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 4 Site Design Review and Historic District Design Standards 51 Winburn Way Applicant/Owner: City of Ashland Public Works 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. III. Notifications As the Alice Peil stairway is frequently used by both tourists and Ashland residents, additional notifications will be required to mitigate the closure of the stairs during construction. four weeks prior to closure, notification boards will be left at the bottom and top of the stairs providing information on timing and length of the closure and providing directions to alternative routes. In addition, notification will be included within periodic city issued documents and possibly on the City website (if deemed appropriate). IV. Conclusion Based on the findings of fact and conclusions, the application is consistent with the requirements of all of the relevant substantive approval criteria for Site Design Review, AMC 18.5.2.050 and applicable standards outlined in the Historic District Design Standards, AMC 18.4.2.050 which have been addressed above. 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SI 2 L _J is j J Z ^s O r � O I WU h - w J m J a A w U 3 R SI L _J J ^s z O w The comments of this pre -application are preliminary in nature and subject to change based upon the submittal of additional or different information. The Planning Commission or City Council are the final decision-making authority of the City and are not bound by the comments made by the Staff as part of this pre -application. ASHLAND PLANNING DIVISON PRE APPLICATION CONFERENCE COMMENT SHEET December 13, 2023 SITE: 51 Winburn Way APPLICANT: City of Ashland Public Works REQUEST: Commercial Site Design Review Planning Division Comments This pre -application conference is intended to highlight significant issues before the applicant prepares and submits a formal application. Summary: Because the proposal involves exterior changes to a structure that is a contributing resource in a historic district, it will require Commercial Site Design Review for the replacement of the Alice Applegate Peil Walkway, a steel stairway listed as an historic contributing structure on the National Register of Historic Places. 492.0 ALICE APPLEGATE PEI WALKWAY 0 GRANITE S7' Not Applicable 1935c 39IE09BB 7000 Historic Contributing 1 -his publicly awned flight of stairs between Granite Street and Winburn Way was originally constructed for Emil and Alice Applegate Peil, who lived on Granite and owned and operated a long -successful implement business on the Plaza. `17uring the mid- I930s, the Peils had a (light of steel stairs built connecting the NE corner of [their residential property] with the lower Plaza area to protide easier access hetcseen the family borne and business. The stairs themselves were—were reportedly built by Harry R. Morris, of the company now known as Oak Street Tank and steel. The convenience that the stairs provided was obvious and other Granite area residents soon began using them as well. The Peils apparently fenced off a narrow path along the northern edge of their property to provide the public access yet preserve their own privacy. In 1948 the Ashland City Council Minutes report that 'Mrs. Mitts Ps A has no light at the top of the stairs near the Park Garage [located in the former Peil Implement Buildingl. It was moved and seconded that an additional light be put up and a deed to the city secured.' One month later, Mrs, foil donated to Ashland the northern six feet of her lot, formalizing the public, use of the walkway and stairs." (Kramer, Peil House NR. , 1991) known as the Alice Applegate fell Walkway, the welded steel stairs and hedge lined path still connect Granite Street with the Plana. Figure 1: United Stoes Department of the Interior, National Park Service, National Register of Historic Places. Number 492. 0, .slice Applegate Peil Walkway Listing. Historic Contributing. The primary requirement of this proposal is to meet the City's Commercial Site Design Review Standards in Ashland Municipal Code (AMC) 18.5.2.050 as well as the Historic District Design Standards of AMC 18.4.2.050. The proposed project scope includes, but is not limited to the following: • Replace steel stairway (to be recycled) with steel and fiberglass materials. • The proposed stairway will have handrails on both sides of the staircase; the current 51 Winburn Wayljnc December 13, 2023 Page 1 stairway has a handrail on one side and is against a rock retaining wall on the other side. The proposed stairway will have a space (about 12 inches) between the handrail and retaining wall. • Grading is proposed to replace asphalt under the stairway and sections of the concrete sidewalk. • Remove and replace site lighting. • Existing bicycle parking to remain. • Remove existing mature ivy from retaining wall. • Erosion control measure installed and maintained as appropriate to site. Procedure: This proposal is subject to a "Type I" Commercial Site Design Review procedure which includes an administrative decision made following public notice and a public comment period. Type I decisions provide an opportunity for appeal to the Planning Commission. Neighborhood Outreach: Staff recommends that applicants approach the affected neighbors, particularly those who are likely to receive notice of an application, to make them aware of the proposal and to try to address any concerns that may arise as early in the process as possible. Notices are typically sent to neighboring property owners within a 200 -foot radius of the perimeter subject property. Written Findings/Burden of Proof: This pre -application conference is intended to highlight significant issues of concern to staff and bring them to the applicant's attention prior to their preparing a formal application submittal. Applicants should be aware that written findings addressing the ordinance and applicable criteria are required and are heavily depended on when granting approval for a planning action. In addition, the required plans are explained in writing below. The burden of proof is on the applicant(s) to ensure that all applicable criteria are addressed in writing and that all required plans, written findings, and other materials are submitted even if those items were not discussed in specific, itemized detail during this initial pre -application conference. 18.5.2.020 Site Design Review Site Design Review is required for this proposal per AMC 18.5.2.020.4, for any exterior change, including installation of Public Art, to a structure which is listed on the National Register of Historic Places, or to a contributingproperty within an Historic District on the National Register of Historic Places that requires a building permit. The application must address the following criteria and standards, as applicable, from Ashland Municipal Code (AMC) 18.5.2.050 for Site Design Review approval in a commercial zone. The applicable criteria and standards are largely focused on building design and site planning to create a pedestrian scale streetscape, and where the proposal here is limited to replacement with only slight modifications to a single element of the site improvements that is not visible from the street and does not involve utilities, addressing the standards can be fairly narrowly -focused. 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. The property is zoned Commercial Downtown (C -I -D). The Alice Peil Walkway is an 51 Wrnburn Wayfjnc December 13, 2023 Page 2 existing structure, and the proposal is to replace the stairway using like materials, in the same location, height, and configuration. B. Overlay Zones. The proposal complies with applicable overlay zone requirements (part 18.3). o Detail Site Design Review: A portion of the property is in detailed site design review overlay. The standards in the detail site design review overlay are tailored to buildings. This stairway structure is replacing an existing structure, and as proposed will retain the orientation and scale of the original stairway. o Historic District: The property is in the Skidmore Historic District overlay. Any changes to the exterior of existing structures are subject to the Historic District Design Standards in AMC 18.4.2.050. Replacement of Existing Stairway: The written application materials should clearly explain and show how the height (with elevation drawings), mass, location, configuration, and materials being proposed to replace the existing stairway with a new stairway are being met to retain the historic integrity of the historic contributing structure. • Historic District Design Standards AMC 18.4.2.050.B and C: Staff s comments below pertain to the applicable Historic District design standards. These standards are based on buildings within the Historic District and all items may not apply to the stairway structure. • Height: Per submitted plans, the total height of the replacement stairway appears to be the same as the existing stairway. • Scale: The scale of the replacement stairway appears to be the same as the existing stairway. • Materials: The existing stairway is constructed of steel. The replacement stairway is proposed to be constructed of steel with fiberglass for durability. The asphalt under the existing stairway and sections of concrete will be replaced with in kind materials. • Mass: It appears that the mass of the existing and replacement stairway is compatible. • Base or Platform: The plans show that the base and connection points at each end of the replacement stairway are compatible with the existing stairway. • Exterior Materials: In the planning application submittal provide a description of materials for the replacement to demonstrate compliance with rehabilitation standards in AMC 18.4.2.050.C. o National Listing: The Alice Applegate Peil Walkway steel stairway is a listed historic contributing structure on the National Register of Historic Places. 51 Winburn Wayljnc December 13, 2023 Page 3 Public Works staff forwarded the proposal to the Oregon State Historic Preservation Office for comments. No comments were received within 30 days. 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. 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. 18.4.2.050 Historic District Design Standards The purpose and intent of the Historic District Design Standards are to preserve the historic integrity of Ashland's Historic District. Under the applicability of AMC 18.4.2.050.A.2, a Type I land use action involving restoration, rehabilitation, or modification requires that the design match the standards. The standards in this chapter mostly relate to buildings, however, staff determined that the following rehabilitation standards in AMC 18.4.2.050.0 should be addressed in the application for the existing and proposed replacement stairway: b. Original architectural features shall be restored as much as possible, when those features can be documented. The preliminary site plans show that the proposed stairway will be designed and oriented to look similar to the original stairs, using similar materials with more durability. The written summary and final site plans should address the existing architectural features and proposed architectural features of the replacement stairway. 1. The latest version of the Secretary of the Interior's Standards for Rehabilitation and Guidelines, for Rehabilitating Historic .Buildings shall be used in clarifying and determining whether the above standards are met. Although this proposal is not a building the application should address how the structure meets the latest versions of the Secretary of the Interior's Standards for Rehabilitation and Guidelines (https://www.nps. = ov/oWs 1739/upload/sustainabig"- idelines.zrdf}. The written summary should primarily address how the new structure is compatible with the size, materials, and architectural features of the existing structure to protect the historic integrity. 51 W[nburn Way/Inc December 13, 2023 Page 4 Other City of Ashland Department Comments BUILDING: No comments at this time. Please contact the Building Division for any building codes -related questions at 541-488-5305. CONSERVATION: No comments. ENGINEERING: No comments. FIRE: No comments at this time. Please contact Ralph Sartain from the Fire Department for any Fire Department -related information at 541-552-2229 or via e-mail to ralph. sartain@ashland. or.us WATER AND SEWER SERVICE: no comments. ELECTRIC SERVICE: No comments. The applicant stated that electrical lines to replace the proposed lighting are under review by the Public Works Department. Other Agency and Committee Comments OREGON DEPARTMENT OF TRANSPORTATION (ODO ): ODOT replied to the City of Ashland's request for comments in an email dated November 29, 2023, stating that there are no comments on this proposal. CITY OF ASHLAND HISTORIC PRESERVATION REVIEW BOARD: The Historic Preservation Review Board reviewed the preliminary plans during the regular review board meeting and concurred that the plans as shown are compatible with the existing stairs. The final plans will be reviewed by the Historic Preservation Advisory Committee. Application Requirements Submittal information. The application is required to include all of the following information. a. The information requested on the application form at http://www.ashland. or.us/Files/Zoniny,%20Permit%2OApplication.pdf. b. Plans and exhibits required for the specific approvals sought (see below). c. A written statement or letter explaining how the application satisfies each and all of the relevant criteria and standards in sufficient detail (see below). d. Information demonstrating compliance with all prior decision(s) and conditions of approval for the subject site, as applicable. e. The required fee (see below). The Ashland Land Use Ordinance, which is Chapter 18 of the Municipal Code, is available on- line in its entirety at: http://www.ashland.or.us/SIB/files/AMC Chpt 18 current. df. 51 Winburn Wayljnc December 13, 2023 Page 5 Written Statements Please provide written statements explaining how the application meets the approval criteria from the sections of the Ashland Municipal Code listed below. These written statements provide the Staff Advisor or Planning Commission with the basis for approval of the application: o Site Design Review: AMC 18.5.2.050 o Historic District Design Standards: AMC 18.4.2.050.0 (items b and 1) Plans & Exhibits Required Please provide two sets of exhibits (plans or drawings) addressing the submittal requirements from the sections of the Ashland Municipal Code listed below. These exhibits are used to copy the Planning Commission packets and for notices that are mailed to neighbors. Provide electronic plan sets that can be printed to 11 inches by 17 inches are reproducible and drawn to a standard architect's or engineer's scale. o Site Design Review: AMC 18.5.2.040 o Historic District Design Standards: AMC 18.4.2.050.0 (items b and 1) Planning Application Pees: Site Design Review $1,271.25 + $0.5% of value NOTE: Applications are accepted on a first come -first served basis. All applications received are reviewed and must be found to be complete before being processed or scheduled at a Planning Commission meeting. Applications will not be accepted without a complete application form signed by the applicant(s) and property owner(s), all required materials and full payment. Applications are reviewed for completeness in accordance with ORS 227.178. For further information lease contact: December 13, 2023 Jennifer Chenoweth, Associate Planner Date City of Ashland, Department of Community Development Phone: 541-552-2045 or e-mail: jennifer.chenoweth@a ashland.or.us 51 Winburn Way/jnc December 13, 2023 Page 6 From: Sent: To: Cc: Subject: Follow Up Flag: Flag Status: [EXTERNAL SENDER] Hi Regan, HOROWITZ Micah<Micah.HOROWITZ@odot.oregon.gov> on behalf of ODOT Region 3 Development Review <R3DevRev@odot.oregon.gov> Wednesday, November 29, 2023 5:00 PM Regan Trapp SCRUGGS Julee Y; WANG Wei; SCHAUFFLER Lucas D; BROOKS Aaron G RE: Pre -app S1 Winburn Way 1.2/13/23 Flag for follow up Flagged ODOT does not have comments on this proposal based on our evaluation criteria. Thank you for providing the opportunity to review this land use action. Best regards, Micah Micah Horowitz Development Review Planner ODOT Region 3 Southwest Oregon (Coos, Curry, Douglas, Jackson & Josephine Counties) c: 541.603.8431 fie: micah.horowitz@odot.oregon.gov From: Regan Trapp <Regan.Trap (@ashland.or.us> Sent: Wednesday, November 29, 2023 7:49 AM To: Aaron Anderson <aaron.anderson@ashland.or.us>; April Lucas <a ril.lucas ashland.or.us>; Bill Miller <bill.miller@ashland.or.us>; Chuck Schweizer<Chuck.Schweizer@ashland.or.us>; Dan Cunningham <dan.cunnin ham ashland.or.us>; Derek Severson <derek.seversonPashland.or.us>; Emily Matlock <emily.matlock@ashland.or.us>; Gary Blake <GBlake recolo .com>; Heath Myers <heath.meyers@ashland.or.us>; Jason Minica <jason.minica@ashland.or.us>; Jennifer Chenoweth <iennifer.chenoweth@ashland.or.us>; MCDONALD John <John.MCDONALD odot.state.or.us>; SCRUGGS Julee Y<Julee.Y.SCRUGGS@odot.oregon.gov ; Karl Johnson <karIJohnson@ashland.or.us>; Leslie Eldridge<Ieslie.eldridgePashland,or.us>; Mark Shay <mark.sha ashland.or.us>; HOROWITZ Micah <Micah.HOROWITZ odot.ore on. ov>; Michael Morrison <michael.morrison@ashland.or.us>; Michael Sullivan <michael.sullivan@ashiand.or.us>; ODOT Region 3 Development Review <R3DevRev{a)odot.oregon.gov>; .townsend rvtd.or ; Peter Baughman <peter.baughman@ashland.or. us>; Rachel Dials <rachel.dials@ashland.or.us>; Ralph Sartain <ralph.sartain@ashland.pr.us>; Regan Trapp <Regan.Trapp@ashland.or,u_s>; Rick Barton <rick.barton@ash land. or. _us>; Ryan Maclaren *ODOT <Rmaclaren rvco .or >; Sean <seisma@rvtd.org>; Steve Walker <steve.walker@ashland.or.us>; Steven Matiaco <steven.matiaco@ashland.or.us>; Tara Kiewel <tara.kiewel@ashland.or.us>; Thomas McBartlett III <thomas.mcbartlett ashland.or.us>; tid talenti dorp; Veronica Allen <veronica.allen ashland.or.us>; WANG Wei <Wei.WANG@odot.oregon.Bov> Subject: Pre -app S1 Winburn Way 12/13/23 City of Ashland Planning Division 51 Winburn Way • Ashland, OR 97520 Phone (541) 488-5305 • Fax (541) 488-6065 Email: Planningoashland.or. s DESCRIPTION OF PROJECT Project Description APPLICANT Name 1)C-- 5 by-, S �" i, a Phone x 11-1\ Address S 1 k -J City A a � \ 0.' & PROPERTY OWNER Name C �`�� O � N!4 V, \ a r, —Day Time Phone Address DESCRIPTION OF PROPERTY City E -Mail zip e. Zip Street Address Assessors Map No. 391E 0113$ ItouTax Lot(s) 7,w0. Q� SUBMITTAL REQUIREMENTS To request a pre -application conference, submit this form with true scale PDF drawings to Pianning(dashland.or,us. The application will need to include plans addressing the application submission requirements including site and landscaping plans drawn to a standard scale and formatted to print to scale on paper no larger than 11 -inches by 17 -Inches, 1. Completed Application, 2, Narrative — Provide a written description of proposal and request. (If in Historic District, provide pictures of existing structures, elevations of proposed structures and details of planned exterior design features and materials) 3, Site Plan — The site plan should contain all applicable elements in the Site Pian Checklist (see page 2) plus any other information pertinent to this proposal. The site plan will be checked to insure all applicable information is included at the time the pre -application date is set. 4, Additional information - Provide In the narrative or with the site pian: 1) Number of acres in development 2) Total gross square footage of all structures 3) Number of stories on each structure 4) Indicate number of and square footage of: a) Dwelling Units (include the units by the number of bedrooms in each unit -- e.g. 10 1 -bedroom, 25 2 -bedroom, etc) b) office Spaces c) Retail Units d) Other Spaces 5) Percentage of lot coverage by: a) Structures e) Landscaping b) Streets & Roads f) Number of parking spaces c) Parking AreasCDriveways g) Total square footage of landscaped areas, d) Recreation Areas h) Other pertinent information of the proposed development 5. LEED® Certification - Indicate whether project will be pursuing LEEDO certification. 6, Submittal Fee - $200.40 PRE -APPLICATION SITE PLAN CHECKLIST City of Ashland Planning Division NO 61 Winburn Way • Ashland, OR 87520 1. Phone (541) 488-5305 - Fox (541) 488-6066 V Email: Planninc a�d.or.us 5) Percentage of lot coverage by: a) Structures e) Landscaping b) Streets & Roads f) Number of parking spaces c) Parking AreasCDriveways g) Total square footage of landscaped areas, d) Recreation Areas h) Other pertinent information of the proposed development 5. LEED® Certification - Indicate whether project will be pursuing LEEDO certification. 6, Submittal Fee - $200.40 PRE -APPLICATION SITE PLAN CHECKLIST YES NO NIA 1. Project Name V 2. Owner Name 3. Site Address and MaR..& Taxlot Number ✓ 4. Vicinity Map - with street names and locations of all existing and proposed streets within or on the boundary of the proposed development 5. Scale & North Arrow 6. Lot Layout with approximate dimensions for all lot tines 7. Zoning Designations in proposed development and surrounding properties 8. Location & Use of all proposed and existing building, fences and structures J 9, Indicate which buildings are to remain and which are to be removed 10. Location of all landscaped areas. Indicate existing trees, size, species, and approximate drip line outer branch location). ldenli trees to be removed. V/ 11. Location and size of all public utilities in and adjacent to the proposed development including water line and meter size, sewer lines, storm drain lines, nearest fire -...hydrant.. 12. Locations of drainage ways or public utility easements in and adjacent to proposed development. ✓ 13. Location, size and use of all contemplated and existing public areas +� 14. Approximate topography (sto a of the site ✓ 15. Location of all parking areas and individual and handicap parking spaces, ingress and egress on the site and on-site circulation f 16. Use designation for the areas not covered by buildings (e.g. loading, storage, vacant, open sace, etc. 17. Elevations of the building(s) 18, Construction materials -wood frame, masonry, etc. (If project is in a Historic District provide pictures of existing structures and indicate proposed exterior materials for siding, windows, trim and roofs ,f City of Ashland Planning Division 51 Winburn Way • Ashland, OR 97520 Phone (541) 488-5305 - Fax (541) 488-6066 Email: Plnninccrshlancl.or.us PRE -APPLICATION BUILDING INFORMATION Please attempt to Indicate the following (mote; if information is not known please leave blank) 1. Current Building Occupancy Type (select one): Assembl = More than 50 occupants Theaters, Restaurants, Nightclubs, Taverns and Bars, Community Halls, Art Galleries, Places of Worship, Arenas, Bleacher's, etc, Business = Less than 50 occupants Professional Service Office, Barber and Beauty Salons, Training and Skill Development not within a school or academic program, Bank, Print Shop, etc. Educational Schools 1f -12th Grade, Religious Educational Rooms and Auditoriums, Day Care Facilities Factory (F- Occupancy's include, among others, the use of a building or structure or portion thereof, for assembling, disassembling, fabricating, finishing, manufacturing, packaging, repair or processing operations that are not classified as Group H -Hazardous or Group S -Storage Occupancy's High Hazard H -Occupancy's includes, among others, the use of a structure, or a portion thereof, that involves the manufacturing, processing, generation or storage of materials that constitute a physical or health hazard in quantities allowed in control areas complying with section 414 of the Oregon Structural Specialty Code. Institutional I -Occupancy's includes, among others, the use of a bullding or structure or a portion thereof for more than 16 persons, excluding staff, who reside an a 24 hr. basis in a supervised environment and receive custodial care. Detoxification Facilities, Hospitals, Medical Care, Nursing Homes, Congregate Living Facilities, Social Rehabilitation f=acilities, Assisted Living Facilities, Alcohol and Drug Centers, Correction Centers, Jails, Reformatories, Adult and Child Day Care Facilities. Mercantile Department Stores, Drug Stores, Markets, Motor Fuel -Dispensing Facilities, Retail or Wholesale Stores, Sales Rooms. Residential Single Family Residence, Hotels, Motels, Apartment Houses, Vacation Time Shares, Congregate Living Facilities (more than 16 occupants), Assisted Living Facilities (with or without a Memory Care Endorsement), Residential Treatment Facilities, etc. 2. Is a Change of Occupancy being requested? If yes, please indicate the proposed Occupancy Type: p Assembly High Hazard Business Institutional Educational Mercantile Factory Residential 3. If Residential please indicate which type (select one): R-1 Occupancy Hotels (transient), Motels (transient), Boarding houses (transient) with more than 10 occupants. R-2 Occupancy Apartment Houses, Congregate Living Facilities (non -transient) with more than 16 occupants, Dormitories, Hotels (non -transient), Motels (non -transient), Vacation Time Share Properties, Boarding Houses (non- transient) with more than 16 occupants, etc. City of Ashland Planning Division 51 Winburn Way - Ashland, OR 97520 Phone (541) 4885305 - Fax (541) 488-6066 rMail: Plcsr rein cE csshianc�.ar.us R-3 Occupancy Detached One and Two Family Dwellings and Townhouses, Adult Care Facilities (six or fewer persons of any age less than 24 hrs.), Adult Foster Hames as defined in ORS Chapter 443, or Family Child Care Homes located In a private residence as defined in the Oregon Structural Specialty Code section 310.2, Buildings that do not contain more than two dwelling units, Boarding Houses (non -transient), Child Care Facilities that provide accommodations for six or fewer persons of any age for less than 24 hrs., Congregate Living Facilities (non -transient) with 16 or fewer occupants, Lodging Houses, etc.) R-4 Occu ane This occupancy shall include buildings, structures or portions thereof for more than five but not more than 16 persons, excluding staff, who reside on a 24 -hr, basis in a supervised residential environment and receive custodial care, Congregate Living Facilities, Halfway Houses, Social Rehabilitation Facilities, Alcohol and Drug Centers Assisted Living Facilities (with or without a Memory Care Endorsement), Residential Care Facilities (with or without a Memory Care Endorsement), Residential Treatment Facilities, Group Homes and Facilities, etc.) 4. Type of Building Construction: Types I and li construction are those types of construction in which the building elements listed in Table 641 of the Oregon Structural Specialty Code are of noncombustible materials. Type III construction is that type of construction in which the exterior walls are of noncombustible materials and the interior building elements are of any material permitted by the Oregon Structural Specialty Code. Type IV Construction (Heavy Timber) Is that type of Construction in which the exterior walls are of noncombustible materials and the interior building elements are of solid or laminated wood without concealed spaces. Type V Construction is that type of construction in which the structural elements, exterior wails and Interior walls are of any materials permitted by the Oregon YP n Structural Specialty Code. T o iV { ! -v YP Type II Type V Type III 5. Is the building equipped or proposed to be equipped with a Fire Protection System? (e.g., Fire Sprinklers or Fire Alarms) Yes Moi Any questions regarding the pre -application conference or the formai land use application submittal can be directed to the Ashland Planning Division at (541) 488.5305. The City of Ashland Land Use Code can be found online at www,ashtand.onusfcode.asp by clicking on Chapter 18 and selecting the desired section. siwivmooa NoaonalsNoo %00[ h %hh N RIM ¢ Li 1 1 z e�� ale ca�sa's is 9 IE s 9 E a s s U H [A v s U ii a a u` �"ease l� r-f--'-'��•;,..t_�''1 ` _ % I .._ _ 10 I i IN Un au, � W O CL W ��� a �•� X03 � � 3gw -5 a g=:o_ a ARM =�I HQ8MWe LL ¢H oa$ s�p2 o^fig �p HM ^ siasw_ DLA; J — _